Bellevue vs Kirkland vs Redmond vs Sammamish vs Bothell
Bellevue, Kirkland, Redmond, Sammamish and Bothell side by side: commutes to five employers, schools, prices, transit and character.
The short version: Bellevue if your office is in downtown Bellevue or Overlake and you want an urban core. Kirkland if you want a lakefront downtown and a central commute to Bellevue, Redmond and EvergreenHealth. Redmond if you work at Microsoft or want light rail. Sammamish for the most house per dollar on larger lots if you can absorb a longer commute. Bothell for value, Northshore schools and the north end. None of these is the universal answer. Your office address decides it.
Start with your office
- Microsoft, Redmond campus: Redmond first (5 to 15 minutes), then Kirkland or Sammamish. The 2 Line light rail stops at Redmond Technology station.
- Amazon Bellevue or downtown Bellevue: Bellevue first (5 to 15 minutes), then Kirkland. Bothell gets easier once Stride bus rapid transit opens on 405 (under construction).
- Downtown Seattle: Bellevue near I-90 or 520 (20 to 35 minutes by car), then Kirkland. Any 2 Line station also works: Bellevue Downtown to Chinatown-International District is about 20 minutes by train. Also read Seattle vs. the Eastside below.
- EvergreenHealth, Kirkland: Kirkland first (5 to 15 minutes), then Bothell or Redmond.
- Overlake Medical, Bellevue: Bellevue first, then Kirkland or Redmond.
- Hybrid or remote: Sammamish or Bothell, where the commute penalty matters less and you get more house per dollar.
Commute
Typical weekday morning drive by destination
Ranges are for a typical AM departure from the central part of each city. Rush hour on 405 and 520 can push any of these to the top of the range or beyond.
| To | Bellevue | Kirkland | Redmond | Sammamish | Bothell |
|---|---|---|---|---|---|
| Microsoft (Redmond) | 20 to 35 | 15 to 25 | 5 to 15 | 25 to 40 | 30 to 45 |
| Amazon (Bellevue) | 5 to 15 | 15 to 25 | 20 to 30 | 25 to 40 | 30 to 45 |
| Downtown Seattle | 20 to 35 | 25 to 45 | 35 to 50 | 40 to 60 | 30 to 45 |
| EvergreenHealth (Kirkland) | 20 to 30 | 5 to 15 | 15 to 25 | 30 to 45 | 15 to 25 |
| Overlake Medical (Bellevue) | 5 to 15 | 15 to 25 | 20 to 30 | 25 to 40 | 30 to 45 |
| Light rail | 2 Line: Downtown, Wilburton, Spring District, South Bellevue | None; Stride BRT at Totem Lake | 2 Line: Downtown, Marymoor, Redmond Technology | None | None; Stride BRT at Canyon Park and Bothell |
Schools
School districts and ratings
| District(s) | Niche rating | High schools | |
|---|---|---|---|
| Bellevue | Bellevue SD | A+, ranked #1 in WA | Bellevue, Interlake, Newport, Sammamish HS |
| Kirkland | Lake Washington SD | A, top 5 in WA | Lake Washington, Juanita; parts to Redmond |
| Redmond | Lake Washington SD | A, top 5 in WA | Redmond; parts to Lake Washington and Eastlake |
| Sammamish | Lake Washington SD (north) and Issaquah SD (south) | A / A, both top 10 | Eastlake (LWSD), Skyline (ISD) |
| Bothell | Northshore SD | A+, top 3 in WA | Bothell, Inglemoor, North Creek |
Ratings are from Niche, 2026. District boundaries do not follow city limits and change over time. We confirm the assigned schools for any specific address.
Prices
What homes cost, 2026
| Median sale, all types | Condo median | Typical 4-bed single-family | Housing stock | |
|---|---|---|---|---|
| Bellevue | about $1.5M | about $690K | $1.5M to $2.5M+ | Towers downtown, 1960s to new construction, lakefront estates |
| Kirkland | about $1.35M | about $590K | $1.3M to $2M | Waterfront condos, mid-century, rebuilds, large lots in Bridle Trails |
| Redmond | about $1.3M | about $625K | $1.2M to $1.8M | 1960s to 90s family homes, newer townhomes, master-planned east side |
| Sammamish | about $1.7M | limited | $1.4M to $2.2M | 1980s to 2000s single-family on larger lots, very few condos |
| Bothell | about $1.0M | about $560K | $900K to $1.4M | 1980s to 2000s single-family, new downtown condos, two counties |
Medians are NWMLS trailing twelve-month sale figures, 2026 trailing 12 months; four-bedroom ranges are typical asking prices for good-condition homes in desirable neighborhoods.
Character
Who each city tends to fit
| Feels like | Strongest for | Weakest for | |
|---|---|---|---|
| Bellevue | Urban center with suburban neighborhoods around it | Amazon and Overlake commutes, top-ranked schools, walkable downtown living | Budget buyers wanting single-family; anyone allergic to towers |
| Kirkland | Lakefront town with a real downtown | Central commutes, EvergreenHealth, waterfront lifestyle, renting first | Newer construction on big lots |
| Redmond | Tech town with a growing downtown and trails | Microsoft commute, light rail, neighborhoods within walking distance of schools | Seattle commuters |
| Sammamish | Plateau of newer family homes | Most house per dollar in a top district, quiet, outdoors | Daily in-office commutes to Bellevue or Seattle |
| Bothell | Rebuilt downtown, two counties, river trail | Value, Northshore schools, EvergreenHealth and north-end commutes | Microsoft and Bellevue commutes without Stride |
Every city page goes deeper on neighborhoods, move-in resources and local life: Bellevue, Kirkland, Redmond, Sammamish, Bothell.
Seattle vs. the Eastside
Should you cross the lake?
Seattle wins on walkability, nightlife, waterfront neighborhoods and a car-light life, and it is the right answer for many households with Seattle employers who prioritize walkability. The Eastside wins on school district consistency, newer housing and commute times to Microsoft, Amazon Bellevue and the medical centers. Cross-lake commuting works best when the office is near a 520 or I-90 transit corridor or a light rail station.
Prices are broadly similar for comparable single-family homes; Seattle has a deeper condo and townhome market. We work both sides of the lake and will tell you which one your specific situation favors.
Living near the 2 Line light rail
Since March 28, 2026 the 2 Line runs from Downtown Redmond through Bellevue, across the I-90 floating bridge into Seattle and north to Lynnwood. Downtown Bellevue to Chinatown-International District is about 20 minutes, with trains every eight minutes at peak. Only two of the five cities have stations.
- Bellevue (6 stations): South Bellevue, East Main, Bellevue Downtown, Wilburton, Spring District and BelRed. Walkable options: downtown and Wilburton condos, Spring District and BelRed townhomes, and the Enatai and Surrey Downs single-family streets near South Bellevue.
- Redmond (4 stations): Overlake Village, Redmond Technology, Marymoor Village and Downtown Redmond. Walkable options: Overlake and downtown Redmond condos and townhomes, plus Marymoor Village new construction.
- Kirkland, Sammamish and Bothell: no station. The nearest are Bellevue Downtown or Redmond Technology, a 10 to 20 minute drive or bus ride. Stride bus rapid transit on 405 and 522 is under construction.
If you want to drop a car for a Seattle or Microsoft commute, search within a 15-minute walk of one of these ten stations. Condos and townhomes dominate that radius; single-family homes within a short walk of a station are scarce and go fast.
More Eastside relocation guides
- Cost of living and taxes: no income tax, 2026 property tax rates, capital gains on RSU sales
- Renting first: free rental search for relocating households
- Homes with a mother-in-law suite or ADU
- Walkable neighborhoods on the Eastside
- School districts, boundaries and choice schools
- RSU income and work-visa mortgages
- Moving to Washington checklist
- Employer relocation guides: Microsoft, Amazon, Meta, Google, T-Mobile, Nintendo and more
City comparison FAQ
Which Eastside city has the shortest commute to Microsoft?
Redmond. The main campus is in Redmond, so a typical weekday morning drive is 5 to 15 minutes from most Redmond neighborhoods. Bellevue and Kirkland are 15 to 25 minutes, Sammamish 25 to 40 and Bothell 30 to 45. Redmond also has the 2 Line light rail with a stop at Redmond Technology station next to campus.
Which Eastside city is the most affordable?
Bothell has the lowest median sale price of the five at about $1.0M (NWMLS, 2026 trailing 12 months), followed by Redmond at about $1.3M and Kirkland at about $1.35M. Bellevue is the highest at about $1.5M. Sammamish has a higher median, about $1.7M, but delivers the most house and land per dollar because the stock is larger single-family homes on bigger lots.
Which Eastside city has the best schools?
All five are served by A-rated districts on Niche for 2026: Bellevue SD (A+, ranked #1 in Washington), Northshore SD in Bothell (A+, top 3), Lake Washington SD in Kirkland, Redmond and north Sammamish (A, top 5) and Issaquah SD in south Sammamish (A). The differences between them are small. District boundaries do not follow city limits, so confirm the assigned schools for any specific address before you make an offer.
Bellevue vs Kirkland: which one should I pick?
Pick Bellevue for an urban core, high-rise condo options and the shortest commutes to Amazon Bellevue and Overlake. Pick Kirkland for a walkable lakefront downtown, central commutes in every direction including EvergreenHealth, and an easier place to rent first. Median sale prices are about $1.5M in Bellevue and about $1.35M in Kirkland (NWMLS, 2026 trailing 12 months).
Should I live in Seattle or on the Eastside?
Seattle wins on walkability, nightlife and a car-light life, and it is the right answer for many households with Seattle employers who prioritize walkability. The Eastside wins on school district consistency, newer housing and commute times to Microsoft, Amazon Bellevue and the medical centers. Prices for comparable single-family homes are broadly similar; Seattle has a deeper condo and townhome market. Your employer address and whether you want a yard usually settle it.
Redmond vs Sammamish for a Microsoft commute?
Redmond. The drive is 5 to 15 minutes and the 2 Line stops at Redmond Technology station, so you can skip the car. Sammamish is 25 to 40 minutes with no transit. The trade is house size: Redmond’s median is about $1.3M with plenty of townhomes and condos, while Sammamish runs about $1.7M for larger single-family homes on bigger lots (four-bedrooms $1.4M to $2.2M). Pick Redmond for the commute and the lower entry price, Sammamish for the lot if you can absorb the drive.
Bellevue vs Redmond: which is better?
Bellevue if your office is Amazon Bellevue, Overlake Medical or downtown Seattle (5 to 15, 5 to 15 and 20 to 35 minutes). Redmond if it is Microsoft (5 to 15 minutes). Both have 2 Line light rail. Bellevue is the urban core with a median of about $1.5M and condos around $690K; Redmond is smaller-scale with a median of about $1.3M and condos around $625K. Bellevue SD is rated A+ on Niche and Lake Washington SD, which serves Redmond, is rated A.
Kirkland vs Redmond: which should I choose?
They share the Lake Washington School District and similar prices (about $1.35M vs $1.3M median), so the decision is commute and lifestyle. Redmond wins for Microsoft (5 to 15 minutes) and has four light rail stations. Kirkland wins for EvergreenHealth (5 to 15 minutes), a lakefront walkable downtown, and central drives to Bellevue and Redmond (15 to 25 minutes each). Kirkland has no light rail.
Kirkland vs Bothell: is Bothell worth the longer commute?
Bothell’s median is about $1.0M versus about $1.35M in Kirkland, and a four-bedroom runs $900K to $1.4M versus $1.3M to $2M. In exchange you add roughly 15 minutes each way to Microsoft and Bellevue (30 to 45 minutes from Bothell versus 15 to 25 from Kirkland). Bothell is also in the Northshore School District, rated A+ on Niche. For EvergreenHealth the gap is small: 15 to 25 minutes from Bothell, 5 to 15 from Kirkland.
Bellevue vs Sammamish: urban or space?
Bellevue is the urban choice: towers, condos, the shortest commutes to Amazon Bellevue and Overlake, 2 Line light rail, median about $1.5M. Sammamish is the space choice: larger single-family homes on bigger lots, quiet streets, trails, no transit, 25 to 40 minutes to Bellevue, median about $1.7M. For a four-bedroom, Sammamish ($1.4M to $2.2M) usually delivers more house than Bellevue ($1.5M to $2.5M+).
Redmond vs Bothell for a Microsoft commute?
Redmond is 5 to 15 minutes with light rail at the campus. Bothell is 30 to 45 minutes on 405 or 522 with no rail yet. Bothell’s advantage is price: a median of about $1.0M versus about $1.3M in Redmond, and Northshore SD is rated A+ versus A for Lake Washington SD. If you are on campus most days, the Redmond premium buys back a lot of hours.
Which Eastside city is best for remote or hybrid workers?
Sammamish for the most house and lot per dollar, Bothell for the lowest entry price, if you only go in one or two days a week. Kirkland if you want a walkable lakefront downtown and are rarely in an office. The commute tables above matter less when the drive happens twice a week, so weight schools, housing type and lifestyle instead.
Which Eastside cities have light rail?
Bellevue and Redmond. Bellevue has six 2 Line stations (South Bellevue, East Main, Bellevue Downtown, Wilburton, Spring District, BelRed) and Redmond has four (Overlake Village, Redmond Technology, Marymoor Village, Downtown Redmond). Since March 28, 2026 the line runs across I-90 into Seattle. Kirkland, Sammamish and Bothell have no station; Stride bus rapid transit on 405 and 522 is under construction.
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