Thinking about selling your Kenmore home and wondering what it could sell for today? Pricing a home can feel overwhelming, especially when the market moves fast and every house is a little different. In this guide, you’ll learn how value is estimated in Kenmore, what data matters most, and how to go from an instant estimate to a confident list price. Let’s dive in.
How Kenmore home values are set
You have three common ways to estimate value. Each has a place in your pricing journey.
Instant AVM estimate
An automated valuation model gives you a quick ballpark based on public records and recent sales. It is fast and helpful for a starting point. The tradeoff is that it cannot see interior condition, upgrades, precise views, or micro‑market shifts. Use it to orient your expectations, then follow up with a local pricing consult to refine.
CMA by a local agent
A Comparative Market Analysis uses MLS data, local comps, and on‑the‑ground context. A strong CMA evaluates sold, pending, and active listings, then makes adjustments for size, lot, condition, view, and other features. It is the most practical tool for setting a listing strategy because it reflects both closed sale evidence and current buyer behavior.
Licensed appraisal
An appraisal is a formal opinion of value used in financing. Appraisers follow professional standards and rely on comparable sales, similar to a CMA. Appraisals cost time and money and can lag a fast‑moving market, but they provide a standardized approach. You can learn more about professional standards through the Appraisal Institute’s guidance.
The data that moves price in Kenmore
Kenmore pricing depends on current market momentum and the right comps. Before you list, review a fresh snapshot for the city.
- Median sold price and number of sales by time window
- Median days on market
- Inventory and months of inventory
- Average sale‑to‑list price ratio
- Price per finished square foot by property type
Here is how to read those metrics:
- Days on market: Shorter days suggest stronger demand and support a tighter pricing range.
- Months of inventory: Under roughly 3 months often favors sellers. Four to six is more balanced. Above 6 often favors buyers.
- Sale‑to‑list ratio: Over 100% hints at multiple offers. Below the high‑90% range can signal downward pressure.
- Price per square foot: Useful for near‑identical homes, but very sensitive to view, lot, and condition.
You or your agent can source current figures from the Northwest Multiple Listing Service and cross‑check parcel details through the King County Assessor. Planning updates and neighborhood changes are available on the City of Kenmore’s site.
Choosing the right comps in Kenmore
Good comps make or break your valuation. In a typical Kenmore CMA, your agent will:
- Define the subject property: type, beds, baths, finished square feet, lot size, year built, condition, view, parking, and unique features.
- Set the right map radius: Often 0.5 to 1 mile for standard single‑family homes. Waterfront or unique properties may require a broader shoreline search.
- Pick the time window: 90 days if there are enough sales, expanding to 180 or 365 days if activity is light. The faster the market changes, the more recent the comps should be.
- Match criteria: Similar property type, within about 15 to 20% of the finished square footage, and within plus or minus one bed and bath when possible.
- Prioritize statuses: Start with closed sales for proof, then pending for near‑term signals, then active listings to understand current price positioning.
How adjustments work
After selecting 3 to 6 solid sold comps, the CMA applies objective adjustments for differences:
- Size and layout: Adjust using local price per finished square foot derived from the sold set.
- Beds and baths: Value differences should come from nearby paired sales when possible.
- Lot size and topography: Usable outdoor space, slopes, and privacy matter.
- Condition and updates: Renovations and major systems can shift value.
- Garage count and parking: Important for everyday function and storage.
- View and waterfront: Lake Washington frontage or panoramic views require waterfront or view‑comparable sales.
Adjustments are local and data‑driven. A good CMA shows the comps, explains why they were chosen, and summarizes how differences were handled.
Kenmore micro‑markets that change value
Small location details can move price by a wide margin. In Kenmore, pay attention to:
- Lake Washington waterfront and views: Direct shoreline access and broad views draw a different buyer pool and often carry a premium. Compare to true waterfront or strong‑view comps.
- Town center proximity: Walkable access to the Kenmore waterfront, parks, dining, and transit tends to increase demand.
- Western Kenmore: Close to Bothell and certain commuter corridors. Evaluate buyer pools and pricing against nearby pockets with similar access.
- Interior neighborhoods: Mostly single‑family streets with varied lot sizes and home ages. Match comps carefully by age, condition, and lot.
- Newer infill and small‑lot subdivisions: New construction may command premiums for energy efficiency and modern floor plans.
- School boundaries: Attendance areas can affect buyer interest. Boundaries can change, so review current maps before final pricing.
- Lot topography and privacy: Steep slopes or dense tree coverage can impact usability and maintenance.
- Commute access: Proximity to routes toward Seattle, Bellevue, and Redmond influences buyer demand.
- Zoning or redevelopment: City planning updates may change demand patterns. Check the City of Kenmore planning pages for current projects.
Valuing different property types in Kenmore
Different property types ask for different lenses.
- Single‑family detached: Focus on finished square feet, lot size and usability, age and condition, garage, and any view elements.
- Waterfront on Lake Washington: Consider shoreline access, dock rights, bulkhead condition, and usable outdoor space. Compare only with similar shoreline or high‑quality view properties.
- Condos and townhomes: Review HOA dues and reserves, community rules, parking, and amenities. Sample sizes can be small, so widen the time window if needed.
- New infill homes: Weigh newer construction premiums, energy features, and low‑maintenance appeal against nearby resale comparables.
From estimate to list price
Once comps and adjustments are set, translate value into a clear pricing plan. A simple three‑tier framework helps you weigh time and risk.
- Quick sale: A sharper price aimed at high visibility and faster offers. Often best if your timeline is tight.
- Market value: A balanced list price aligned with recent solds and current buyer activity. Strong option for most sellers.
- Aspirational: A premium price that may require standout marketing, preparation, and patience. Suitable when uniqueness supports a higher ask.
Factor in market momentum. If days on market are trending shorter and multiple offers are common, your range may tilt higher. If inventory is rising and sale‑to‑list ratios are slipping, consider a more conservative approach. Pendings and new listings can reveal where buyers are moving quickly versus where homes sit.
Seller costs and smart prep
Budget for the typical costs of selling in Washington. Common items include brokerage commissions, Washington’s Real Estate Excise Tax, title and escrow fees, and any agreed repairs. For current guidance on taxes and closing cost impacts, review the Washington State Department of Revenue. Small, high‑ROI updates like fresh paint, landscaping, lighting, or minor repairs can help you capture attention without over‑investing. Ask your agent which items will matter most for your expected buyers.
Illustrative Kenmore examples
These examples are simplified and for illustration only. Prices change quickly, so always rely on a fresh CMA and current MLS data.
- Sample 1: 3‑bed, 2‑bath single‑family, about 1,750 finished sqft, mid‑size lot, built late 1970s, lightly updated. Sold 03/2025 for $X (closed). Comps included three nearby sales within 0.7 miles and 120 days. Adjustments: +$X for finished lower level, −$X for smaller lot than Comp B. Resulting value range: $Y–$Z before setting list price.
- Sample 2: Townhome, 3‑bed, 2.5‑bath, about 1,400 sqft, 2‑car garage, built mid‑2000s. Sold 02/2025 for $X (closed). Comps were within the same community plus one adjacent development. Adjustments focused on HOA dues, parking, and interior condition. Range narrowed after reviewing pendings.
- Sample 3: Lake‑view single‑family, 4‑bed, 3‑bath, about 2,600 sqft, updated kitchen, partial Lake Washington views. Sold 01/2025 for $X (closed). Comps required a wider radius for true view matches. Adjustments emphasized view quality and outdoor usability.
Get your Kenmore home valuation
Ready to see a number? Start with an instant estimate to get a quick baseline, then schedule a free pricing consult for a walk‑through CMA and a tailored list‑price strategy. Your consult will include recent MLS comps, a clear value range, and a plan for prep and timing.
- Get Your Instant Home Valuation
- Schedule a Free Pricing Consult
If you want a data‑driven price and a smooth sale, reach out to Wanis Nadir. Let’s make your next move simple.
FAQs
How accurate is an instant online estimate for Kenmore?
- It is a useful starting point, but it cannot see interior condition, upgrades, views, or micro‑market shifts. Follow it with a CMA and walk‑through for accuracy.
How many comps should a Kenmore CMA include?
- Most CMAs use 3 to 6 recent closed sales plus a couple of pendings and actives for context. Unique properties may require a wider search.
What does days on market mean for my price?
- Shorter days on market signal stronger demand and support a higher or tighter range. Longer days suggest pricing conservatively or improving presentation.
Where can I verify my property details?
- Use the King County Assessor property resources to confirm lot size, tax history, and basic records before your CMA.
What is Washington’s Real Estate Excise Tax?
- It is a state tax typically paid by the seller at closing. For current information and thresholds, check the Washington Department of Revenue.
Do I need an appraisal before listing my Kenmore home?
- No. An appraisal is not required to list. A strong agent CMA is typically sufficient to set a list price. An appraisal may come later if a buyer’s lender requires it.
