Kirkland Condos, Townhomes, ADUs (2026)

Short answer: Kirkland condos are the main path under a jumbo loan: the September 2026 condo median was $720,000 in NWMLS area 560 (Kirkland/Bridle Trails) and $535,000 in area 600 (Juanita/Woodinville), versus a $1,900,000 house median in area 560. Since 2025, Kirkland’s zoning also allows four to six middle housing units per residential lot and two ADUs per house (Ordinance 4905, 2025; the state’s middle housing law is HB 1110, 2023), so more townhomes and cottages are coming, especially near the NE 85th Stride station. Written by Odigo Real Estate Club (Peter J Kim & John Kim, REAL Brokerage, WA #112064), with 25+ years combined experience. Data checked October 19, 2026. This is general education, not legal advice; the code was current through Ordinance 4947 (September 1, 2026), and two sections show a pending amendment.

Kirkland condo market: September 2026 (NWMLS)

Condos, September 2026	Median closed price	A year earlier	Closed sales	Active listings	Months of inventory
Area 560, Kirkland/Bridle Trails	$720,000	$1,160,000	35 (29)	157 (126)	4.49
Area 600, Juanita/Woodinville	$535,000	n/a	22	n/a	n/a

Source: NWMLS Breakouts, King County map areas, September 2026. Condo medians rest on 22 to 35 sales and swing with the mix of buildings that closed; the area 560 drop from $1,160,000 says more about which units sold than about every condo’s value.

Kirkland middle housing and ADU rules at a glance

Kirkland rule (Zoning Code)	What it says
Middle housing units per lot, KZC 113.25	More than a quarter-mile walk from a major transit stop: the greater of four units or twice the zone’s detached-house count. Within a quarter-mile walk: the greater of six units or twice that count.
Types	Cottages, carriage units, multiplexes, townhouses, stacked flats. Multiplexes over four units are not allowed in low-density zones.
Size, height, coverage	Floor area ratio, lot coverage, and height equal the zone’s allowance for a detached house. Cottages up to 1,700 sq ft; carriage units up to 800 sq ft.
Parking	0.5 space per unit; none within half a mile of a major transit stop, for units of 1,200 sq ft or less, affordable units, or ADUs.
Where it does not apply, KZC 113.20	Goat Hill overlay, RSA 1 zoning, and properties within shoreline jurisdiction (Chapter 83).
ADUs, KZC 115.07	Two per detached house (attached or detached, any mix), up to 1,200 sq ft each; may be sold separately through a unit lot subdivision; no parking within half a mile of a major transit stop.
ADUs on the lake	In the Residential-L shoreline environment: one ADU only, and it may not be sold separately (City ADU Regulations page).

Sources: Kirkland Zoning Code 113.20, 113.25, and 115.07 (current through Ordinance 4947; 113.25 and 115.07 note a pending amendment, Ordinance 4948); City of Kirkland ADU Regulations page. Confirm the rules for a parcel with Kirkland Planning and Building, 425-587-3600.

How much does a condo cost in Kirkland in 2026?

In September 2026, NWMLS reported a $720,000 condo median in area 560 (Kirkland/Bridle Trails) on 35 sales, and a $535,000 condo median in area 600 (Juanita/Woodinville) on 22 sales. A year earlier the area 560 condo median was $1,160,000, but with a few dozen sales a month the median moves with which buildings closed. Price a specific unit with recent sales in the same building or similar ones.

Is a Kirkland condo a buyer’s market right now?

Buyers have more choice than a year ago. Active condo listings in NWMLS area 560 rose to 157 in September 2026 from 126, while closed condo sales were 35 versus 29 and pending condo sales 31 versus 35. That is 4.49 months of condo inventory, more than the 3.70 months for houses in the same area. More inventory usually means more room to negotiate price, credits, or inspection terms.

What does a Kirkland condo cost per month?

At Freddie Mac’s 7.18% average 30-year rate (week of November 5, 2026) with 20% down, a $720,000 condo runs about $3,902 a month in principal and interest and about $507 in property tax at Kirkland’s 2026 rate of $8.45759 per $1,000, about $4,409 before HOA dues and HO-6 insurance. A $535,000 condo runs about $2,899 plus $377 in tax, about $3,276. HOA dues vary widely, so get the actual figure from the resale certificate.

Will I need a jumbo loan for a Kirkland condo?

Usually not. The 2026 one-unit conforming loan limit in King County is $1,063,750 (FHFA). With 20% down, prices up to about $1,329,688 stay within it, which covers the September condo medians in both NWMLS areas. Houses are different: the $1,900,000 area 560 house median is well above that line. Ask your lender which loan types fit a specific building.

What should I check before buying a Kirkland condo?

Under RCW 64.90.640, the seller generally has to give you the association’s resale certificate. It includes the current budget, whether there is a reserve study, assessments due, planned repairs costing more than 5% of the annual budget, and a description of the association’s insurance. Read it with the HOA dues, parking, pet, and rental rules before your contingency ends, and ask whether any special assessment is under discussion.

What is middle housing in Kirkland?

Middle housing is the city’s term for cottages, carriage units, multiplexes, townhouses, and stacked flats in residential zones. Since Ordinance 4905 in 2025, Kirkland Zoning Code 113.25 allows the greater of four units per lot, or twice the zone’s detached-house count, more than a quarter-mile walk from a major transit stop, and the greater of six units or that count within a quarter-mile walk. Washington’s 2023 middle housing law is HB 1110; Kirkland’s current rules come from Ordinance 4905.

Can I build townhomes on a Kirkland lot?

Often, within limits. Townhouses are one of the middle housing types in KZC 113, and there is no minimum or maximum number of units beyond the density rule. Floor area ratio, lot coverage, and height follow the zone’s allowance for a detached house, minimum yards are 20 feet front, 5 feet side, and 10 feet rear around the project site, and units that are not stacked may be subdivided. The rules do not apply in shoreline jurisdiction, the Goat Hill overlay, or RSA 1 zones. A pre-submittal meeting with the city is required.

How many ADUs can I add to a Kirkland home?

Two per detached house under KZC 115.07: one attached and one detached, or two of either type, each up to 1,200 square feet of gross floor area. Converting an existing structure such as a detached garage is exempt from current setback and lot coverage rules if it does not increase a nonconformity. An ADU needs a city permit or registration and a covenant recorded with the King County Recorder. Properties in the Residential-L shoreline environment are limited to one ADU.

Can a Kirkland ADU be sold separately?

Yes, in most of the city. KZC 115.07 says an ADU may be segregated in ownership from the main house, and ADUs other than stacked ones may be subdivided through a unit lot subdivision. The exception is the Residential-L shoreline environment along the lake, where the city’s ADU page says ADUs may not be sold separately. Ask the city and a title company before you plan a separate sale.

Do Kirkland ADUs need parking?

Not within half a mile of a major transit stop, and the city names the Stride (I-405) bus rapid transit station as its current major transit stop. Farther out, a lot with more than one ADU needs one off-street space unless on-street parking is available within 600 feet or the lot is within half a mile of transit running every 15 minutes during commute hours. The city says future RapidRide K Line stops will also count once construction is underway.

Where is new housing planned near Totem Lake and NE 85th?

Kirkland’s Station Area Plan around the NE 85th Street Stride station sets 2044 growth capacity at 8,152 households, up from 1,909 in 2020, focusing the most intensity near the station and the Cross Kirkland Corridor and adding lower-scale middle housing in the residential areas closest to it. Sound Transit also lists a Totem Lake Stride station. If you buy nearby, expect construction over many years and check permits filed on neighboring parcels.

Does a new townhome or ADU change my property tax?

New construction raises assessed value when the King County Assessor adds it to the roll, and the bill is that value times the rate, $8.45759 per $1,000 in Kirkland for 2026. As an illustration, every $100,000 of added assessed value adds about $846 a year. A separately owned ADU or unit lot gets its own parcel and its own bill.

Who is Odigo Real Estate Club?

Odigo Real Estate Club is a King and Snohomish County real estate team led by Peter J Kim and John Kim at REAL Brokerage (WA License #112064), with 25+ years combined experience, 593+ closings, and 122 five-star Zillow reviews. Odigo Real Estate Club is a Dave Ramsey Endorsed Local Provider. Peter and John personally handle each purchase and sale in Kirkland and across the Eastside. The office is in Lynnwood: 16108 Ash Way, Suite 201, Lynnwood, WA 98087. Phone: (425) 409-3823, Monday–Saturday 9 AM–6 PM.

Kirkland payment snapshot (November 2026)

Home	Price input	20% down	Principal & interest at 7.18%	Property tax / mo (Kirkland 2026 rate)	P&I + tax
Condo, NWMLS area 600 (Juanita/Woodinville)	$535,000 condo median (22 sales)	$107,000	$2,899	$377	$3,276
Condo, NWMLS area 560 (Kirkland/Bridle Trails)	$720,000 condo median (35 sales)	$144,000	$3,902	$507	$4,409
House, NWMLS area 600 (Juanita/Woodinville)	$1,150,000 house median	$230,000	$6,232	$811	$7,043
City of Kirkland median, all home types	$1,219,419 Redfin median (3 months through Sept)	$243,884	$6,609	$859	$7,468
House, NWMLS area 560 (Kirkland/Bridle Trails)	$1,900,000 house median (61 sales)	$380,000	$10,297	$1,339	$11,636

Illustrative only, not a loan quote. 30-year fixed at Freddie Mac’s 7.18% national average (week of November 5, 2026), 20% down. Tax uses Kirkland’s 2026 total levy rate from the King County Assessor ($8.45759 per $1,000) times the price as a stand-in for assessed value; rates vary by parcel. Above a $1,063,750 loan (the 2026 King County conforming limit) the loan is jumbo, and jumbo rates and terms differ. Add homeowners or HO-6 insurance, HOA dues, upkeep, and mortgage insurance if you put down less than 20%.

Related guides

Sources (checked October 19, 2026)

Odigo Real Estate Club · REAL Brokerage · WA License #112064 · 16108 Ash Way, Suite 201, Lynnwood, WA 98087 · (425) 409-3823 · Monday–Saturday 9 AM–6 PM, closed Sunday. 25+ years combined experience. Ridiculous Tech Package: rebate up to 1% of the purchase price, paid as a closing credit, plus moving costs covered up to $2,000, where permitted by law and subject to lender approval; terms in the buyer agreement. Equal Housing Opportunity. Figures are general education, not a loan offer, appraisal, legal, or tax advice.

Kirkland Condos, Townhomes, Middle Housing, and ADUs in 2026: Prices and the City's Rules