Bellevue Housing Market: Under $1.149M

Residential resale data only

I always start with this price point in Bellevue because this is where most buyers have to begin if they are looking for a starter home. Even here, it is not easy. Bellevue is expensive, and once you limit the data to residential resale only, the options shrink quickly.

This range is neutral, but buyers are more selective than aggressive. Sellers still have a path to success, but pricing and condition matter more here than in higher ranges.

In this range, buyers may still find some older single-family homes or a handful of townhomes, but most of what is available tends to be outdated or requires compromise. That reality plays directly into how buyers are behaving right now.

What this market actually feels like for sellers is cautious. Buyers are negotiating and accepted prices are landing well below original list. Sellers who price realistically and understand buyer expectations are still getting results. Sellers who aim high and hope for a win are sitting longer and often end up adjusting later.

For buyers, this range feels selective. You are not competing with a dozen offers, but you do need to be ready when the right home shows up. The good ones still get attention quickly. Buyers are paying close attention to condition, layout, and long-term livability. Anything that feels like too much of a compromise gets passed over fast.

Decision guidance

If you are a seller in this range, conservative pricing upfront usually works better than testing the market. Buyers are informed and patient and will wait you out if the price feels off.
If you are a buyer, waiting can give you leverage, but waiting too long can mean missing one of the few homes that actually works. This range rewards clarity more than timing.

Live market transparency

If you want to see what buyers are actively comparing, here are real time searches you can use.

Buyer view
Homes currently for sale under 1.149M in Bellevue

Seller view
Current competition under 1.149M in Bellevue

Why this price breakdown matters

Most buyers search by price first, not by neighborhood or home style. Breaking the market down this way shows how behavior changes as budgets shift. Trends at this level matter more than any single listing because they show how buyers are actually acting right now, not what one home happened to sell for.

You do not need to time the market. You need to understand it.

View the full Bellevue Report here: Full Bellevue Washington Housing Market Series – December 2025

If you want to talk through how this range applies to your situation, I am happy to help.

Brandice Raybourn
Coldwell Banker Danforth Everett
brandice@snohomesbybrandice.com
425-367-3881

Relocating to Bellevue or want a deeper look at the area?
Check out my Bellevue community page here: Moving to Bellevue, WA? Real Estate Insights with Brandice Raybourn

Data sourced from NWMLS and updated monthly.