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South Beacon Hill

NeighborhoodThe kind of area this report covers. Neighborhood areas nest inside each other, from broad districts down to small pockets.WashingtonBuyer's market
Market temperatureA 0 to 100 score comparing this area with every similar area nationwide each month. 0 is the strongest buyer's market, 100 the strongest seller's market.Buyer's market · 22
Buyer's marketBalancedSeller's market
$478K
Median sale priceThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.
-24.3%
1-yr changeHow much prices and sales counts changed since the same time last year, using a 3-month average to smooth out noise. Above the dashed line means growth.
52
Sales (12 mo)How many homes sold here in the last 12 months. More sales make the other numbers more reliable.
$659K
Median valueThe middle estimated value of all homes here, not just the ones that recently sold.

Deed records through Oct 2026 · Quarterly intervals (lower sales volume)Counties take time to publish deeds, so the newest months can be incomplete and may shift as more records arrive.

Market Trends

Market temperature (0–100)How the 0 to 100 market score moved over time. It blends price growth, sales pace, how often homes change hands, and seller profits.Temperature
20172018201920212022202420252026
Sale pricesThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.MedianSales
20172018201920212022202420252026
Growth (year over year)How much prices and sales counts changed since the same time last year, using a 3-month average to smooth out noise. Above the dashed line means growth.PriceSales
20172018201920212022202420252026
Price per square footThe middle price per square foot, for sales where the size is known. It adjusts for homes being different sizes.$/ft²
20172018201920212022202420252026
Sale premium vs estimated valueHow sale prices compare with our estimated values at the time of sale. Above the dashed line, homes sold for more than the models expected — a sign of competitive bidding. Below it, buyers paid under model value.Premium
20172018201920212022202420252026
Annual turnover (share of homes sold)The share of all homes here that sold in the trailing 12 months. Higher turnover means a more liquid market where homes trade hands more often.Turnover
20172018201920212022202420252026
Buyer mixWho is buying. Cash means no mortgage was recorded, investor means the buyer looked like an investor, and flip means the home resold within a year.CashInvestorFlip resale
20172018201920212022202420252026
Financing (share of purchase price)For buyers who borrowed: the middle share of the price they financed, and the middle share they paid up front.Loan (LTV)Down payment
20172018201920212022202420252026
Sellers who sold at a gainThe share of sellers each month who sold for more than they originally paid.Sold at gain
20172018201920212022202420252026
Typical hold before sellingThe middle number of years sellers owned their home before selling.Median hold
20172018201920212022202420252026
Median annualized return at resaleThe middle yearly gain sellers earned, spread across the years they owned the home. Only counts homes held at least a year.Annualized gain
20172018201920212022202420252026
Preforeclosure filingsForeclosure notices filed each month. A rise can be an early sign that more owners are struggling. Auction stage counts the filings that reached a scheduled foreclosure auction.FilingsAuction stage
2016201820192021202320242026

Housing Stock

HomesHow many homes we have records for in this area.1,768
Median value (AVM)The middle estimated value of all homes here, not just the ones that recently sold.$659K
Median sizeThe middle home size here, measured in square feet.1,710 ft²
Median bedroomsThe middle bedroom count for homes here.3
Median year builtThe middle build year for homes here. A recent year means most housing is newer.1961
Single familyThe share of homes here that are single-family houses.85%
CondosThe share of homes here that are condos.7.9%

Equity & Ownership

Equity rich (LTV ≤ 50%)The share of owners who owe half or less of what their home is worth, meaning they hold a lot of equity.51%
Underwater (LTV ≥ 125%)The share of owners who owe at least 25% more than their home is worth.2.7%
Owner occupiedThe share of homes lived in by their owner rather than rented out or left empty.69%
Company ownedThe share of homes owned by a company or trust instead of a person.9.0%
Median loan-to-valueThe middle share of home value still owed on loans across all owners here.49%
Typical ownership tenureHow long the typical owner here has held their home.19.6 yrs

CommunityThese are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.97
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.112
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.308

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.19%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.20%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.6,891
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.5,037 / mi²
Median household incomeThe middle household income here — half of households earn more, half earn less.$76K
Average household incomeThe average household income. It runs higher than the median when a few high earners pull it up.$103K
Average tempThe average temperature here across a full year.52°F
Annual precipHow much rain and melted snow falls here in a typical year.36 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.43%

Market metrics are derived from recorded arms-length deeds and refreshed nightly. Temperature blends price momentum, sales velocity, turnover and resale outcomes, ranked against all neighborhoods nationally.

How South Beacon Hill compares

By median home value, South Beacon Hill is the 254th most expensive of 340 neighborhoods in King County, and its typical home is worth more than 31% of all homes in King County.

Home values in South Beacon Hill

Share of homes at each estimated value.

Median
$424K$949K
neighborhoods in King County ranked by median home value
#King CountyMedian valueHomes
1The Highlands$5.2M106
2Broadmoor$3.7M452
3Market$3.2M857
4Island Point$3M786
5Lakeview Highlands$3M117
6Fruitland / El Dorado$2.9M189
7Groveland$2.9M136
8East Mercer$2.7M182
9Denny-Blaine$2.6M417
10North Mercer$2.6M439
11Forest Avenue$2.5M448
12Tarywood$2.4M484
13Appleton$2.4M237
14Madison Park$2.4M1,376
15East Seattle$2.4M468
16Parkwood / Mercer Firs$2.3M434
17Innis Arden$2.3M533
18First Hill$2.2M292
19Parkwest$2.2M306
20Scalzo Scar$2.1M289
21Norkirk$2.1M1,532
22Mercer Island Estates$2.1M277
23Central Houghton$2.1M1,297
24Northwest Bellevue$2M3,974
254South Beacon Hill$659K1,768

340 neighborhoods in King County are ranked; the most valuable are listed here.

About the South Beacon Hill market

What is the median home price in South Beacon Hill, WA?

The median sale price in South Beacon Hill, WA is $477,859 (data through October 2026), based on deeds recorded with the county. That is down 24.3% from a year earlier.

How many homes sell in South Beacon Hill, WA each year?

52 homes sold in South Beacon Hill, WA over the last 12 months (data through October 2026). TopHap counts recorded arm's-length deeds, not listings, so the figure is not affected by which brokerage handled the sale.

Is South Beacon Hill, WA a buyer's or seller's market?

South Beacon Hill, WA is currently a buyer's market, scoring 22 out of 100 on TopHap's market temperature index (data through October 2026). The score weighs sales velocity and price direction; above 60 favours sellers, below 40 favours buyers.

How many homes are there in South Beacon Hill, WA?

South Beacon Hill, WA contains 1,768 residential properties, with a median of 1,710 square feet, 3 bedrooms, built around 1961. The median TopHap Estimate is $659K.

How does South Beacon Hill, WA compare to the rest of King County?

By median home value, South Beacon Hill, WA is the 254th most expensive of 340 neighborhoods in King County. Its typical home is worth more than 31% of all homes in King County. The ranking is rebuilt nightly from the county assessor record of every home in each area.

Do people own or rent in South Beacon Hill, WA?

69% of homes in South Beacon Hill, WA are owner-occupied. 9% are held by a company rather than an individual.

How much equity do owners in South Beacon Hill, WA hold?

51% of mortgaged homes in South Beacon Hill, WA are equity-rich, meaning the loan balance is under half the home's value. 2.7% owe more than the home is worth.

Nearby markets

Browse addresses

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Explore South Beacon Hill on the map

See every recorded sale, price heat map, school zone and flood overlay across South Beacon Hill in TopHap’s interactive 3D map.

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A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
Search any address, city, zip, or county…3D$1.9M$6.25MOpen in map