Sammamish, WA — Momentum Score, Home Values & Best-For

All states·Washington·Sammamish

King County · Seattle-Tacoma-Bellevue · population 66,474

Sammamish, WA
Image: Wikipedia · Sammamish, Washington
OverviewCost of livingMoving guide
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49
Stable
Momentum score · 0–100

Where Sammamish stands

Home values down 5.1% in the last year.

Median home $1,638,223
1-year -5.1%
5-yr CAGR +6.6%
vs 5-yr peak -10.1%
Population -0.4%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-06$1638k$682k$1087k$1491k$1896k201620182020202220242026

Lifestyle scores

🚶
Walkability
52/100
Somewhat walkable
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
65/100
Strong remote-work fit
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$3,300/mo$2,407$2,989$3,570202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent138129100120140202220242026

Rent vs buy

Price-to-rent ratio: 41.4
Rent

At a 41.4 price-to-rent ratio, renting beats buying in Sammamish for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
25 · w22%
Home 5-yr CAGR
72 · w22%
Distance from peak
45 · w18%
Population growth
40 · w16%
Rent YoY
45 · w12%
Home 10-yr CAGR
83 · w10%
Long thesis

Sammamish has held up across the cycle: home values at $1,638,223 with +6.6% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Sammamish is down 5.1% over the last 12 months and the trend isn't flattening. Falling knife rule applies: you don't catch one with your hands, you wait for it to hit the floor and stop moving.

About Sammamish

Sammamish is a city in King County, Washington, with an estimated population of 66,474. It anchors the Seattle-Tacoma-Bellevue metro area. The median home value in Sammamish is $1,638,223 as of 2026-04, down 5.1% over the last 12 months. Over the last five years, home values have averaged +6.6% annual growth, and the market currently sits about 10% below its 5-year peak. Rents in Sammamish average $3,300 per month, roughly flat year-over-year (+0.1%). The composite momentum score is 49 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●Healthy 5-year run: +6.6% annualized over 5 years, outpacing US inflation.
○The data is the data: Sammamish has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

●Prices actively falling: down 5.1% in the last 12 months — buyer sentiment has flipped. Sellers competing on price.
●Expensive AND not growing: median home $1,638,223 with only -5.1% YoY. You’re paying premium pricing for a flat trend.
●10% off recent peak — buyers are getting through-the-cycle pricing, not the peak.
●Flat or shrinking population: -0.4% per year. Housing demand has to come from somewhere — verify the source.

About Sammamish (Wikipedia)

Sammamish is a city in King County, Washington, United States. The population was 67,455 at the 2020 census. Located on a plateau, the city is bordered by Lake Sammamish to the west and the Snoqualmie Valley to the east. Sammamish is situated 20 miles east of Seattle, is a member of the Eastside, and is a part of the Seattle metropolitan area.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorKaren Howecite press release
Area24.04 sq mi
Elevation397 ft
EstablishedAugust 31, 1999
Density3302.9/sq mi

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for King County right now.

NWS active alerts (WA)Washington Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. King County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of Sammamish

5 tracked · ranked by median home value
1Adelaide$2,252,925-9.0%
2Pine Lake$1,918,649-4.3%
3Monohan$1,652,877-3.3%
4Inglewood$1,366,262-5.6%
5Klahanie$1,308,561-5.3%

Cities like Sammamish

Kirkland, WA56 · StableKenmore, WA55 · StableBellevue, WA55 · StableBothell, WA59 · Stable

Run the numbers for Sammamish

ToolCan I afford Sammamish?Income → city shortlistToolROI on a Sammamish rentalCap rate, cash-on-cash, DSCRToolCompare Sammamish to anywhereSide-by-side up to 3 citiesToolSammamish cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
45° / 35°
avg high / low
Summer (Jul)
77° / 56°
avg high / low
Sunny days/yr
152
~42% of year
Annual precip
38″ rain
10″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
High
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Seattle-Tacoma-Bellevue area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Sammamish listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
75%
Very humid climate
Median household income
$90,400
Washington state median
Top industries (state-level)
Tech (Amazon/MS)Aerospace (Boeing)Agriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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