Washington's Best-Kept Secret in Plain Sight
When people think of expensive real estate on the Eastside, Bellevue usually comes to mind first, and no doubt it's one of the priciest cities in the state. But the four small cities just outside Bellevue's borders are in a category of their own. Hunts Point, Yarrow Point, Clyde Hill, and Medina are each incorporated cities in their own right, not neighborhoods within Bellevue, and they collectively represent the most exclusive residential enclave in Washington State.
They sit along the western shore of Lake Washington, minutes from Downtown Bellevue, and have been home to some of the most prominent names in tech and business. If you're drawn to privacy, prestige, and the kind of address that requires no explanation, this is where you look.
The Four Cities, Up Close
More inland than the others but offering some of the most dramatic views in the region, panoramic sightlines of Downtown Seattle, the Olympic Mountains, and Mount Rainier. Clyde Hill is purely residential, densely forested, and home to Bellevue Christian School's junior and high school campus.
The largest of the four and the most famous, known as Washington's Gold Coast and sometimes the "Billionaires' Bunker." Bill Gates and Jeff Bezos have both called Medina home. It has the most amenities of the four, including the members-only Overlake Golf Club, Medina Beach Park, and the beloved Kitchen & Market grocery.
A small, tight-knit community with genuine small-town charm, community parades, road-end beach parks, and a warmth that's rare at this price point. Yarrow Point shares the Wetherill Nature Preserve with Hunts Point and has its own swim dock and protected swimming area at Road End Beach Park.
The smallest and most expensive of the four, the majority of homes here are waterfront, directly on Lake Washington, with private docks and sweeping views. Active listings start at $11.9M. This is where Washington's most expensive home sale ever occurred: the Bezos estate, sold in April 2025 for $63 million.
Market Overview
All four cities fall within NWMLS Area 520, which also includes West Bellevue, Northwest Bellevue, Downtown Bellevue, and Enatai. The Area 520 median closed sales price last year was $4,298,000, up 6% year-over-year, and the graph shows consistent, strong appreciation over time. This is not a speculative market. It is one of the most durably appreciating segments of real estate in the Pacific Northwest.
West Bellevue deserves a mention here too, it almost feels like it belongs with this group, given how close it is to Clyde Hill and how many incredible view properties exist there at a similar price point. Bella has listed multiple luxury new construction homes in West Bellevue and knows the area well. View her West Bellevue listing →
Active Listings
To give you a general sense of pricing across these four cities. These are approximate ranges, contact Bella for current inventory and accurate pricing.
The entry point is a small older home on 7,000 sq ft, likely a teardown. The top of the market is a stunning 7,737 sq ft European-inspired estate on nearly 1.5 acres, listed at $26,500,000.
The most inventory of the four cities. The standout property, a Tom Kundig-designed 14,204 sq ft estate on 3+ acres with 434 feet of flat waterfront, was originally listed at $79M before a significant price reduction, now asking $65M.
One of the smallest and most exclusive communities on the Eastside. Listings range from view properties to direct waterfront estates. These are approximate ranges, contact Bella for current inventory.
Every home in Hunts Point is an estate-level purchase. Entry starts around $2M. The ceiling has reached $55M+. Most are directly on the water with private dock access on Lake Washington.
Record-Breaking Sales
Washington State Record
$63,000,000,
The Bezos Estate
In April 2025, Jeff Bezos sold his Hunts Point estate for $63 million, the highest residential sale ever recorded in Washington State. Bezos originally purchased the property in 2019 for $37.5 million. Before Bezos bought it, Bella attended a brokers open at the home. What she remembers most: the pristine waterfront, a dog wash station in the laundry room, and how the architecture was built entirely around the artwork. The home was designed by renowned Seattle architect Jim Olson for art collector Barney Ebsworth, whose personal collection was valued at approximately $323 million. At that figure, the home price almost starts to make sense.
There was also a Medina listing in 2022 that did not sell but was asking $85 million, the highest list price ever seen in the state. The Tom Kundig-designed Medina estate was originally listed at $79 million, later reduced to $65 million, and would break Washington State sale records when it sells. Annual property taxes on that home alone are approximately $435,000 - more than many people's homes are worth.
Worth noting: a Seattle property was listed at $75 million - a figure that speaks to the broader level of activity Washington has seen at the very top of the market.
Things to Do & Local Gems
Medina
Medina is light on retail by design but what's there is exceptional. Kitchen & Market is a must, a curated grocery with ready-to-eat food, meal kits, and beautifully sourced staples. Walking through it feels like being on vacation. Pair it with a stroll to Medina Beach Park afterwards and you'll understand the lifestyle immediately. Medina Park has a playground, tennis court, bocce ball court, two ponds, and an on- and off-leash dog area. The Overlake Golf Club is member-only with an extensive waitlist, one of the most prestigious clubs in the Pacific Northwest, with a great restaurant and a youth swim team that's been a rite of passage for local kids for generations.
Clyde Hill
Queen Bee Cafe took over the longtime Tully's spot a few years back and it's fantastic, great coffee, excellent light bites, and genuinely delicious food. All profits are donated to a local charity. The cafe is owned by Dwayne Clark, who also founded Aegis Living, one of the most recognized senior living brands in the region.
Yarrow Point & Hunts Point
Both cities share the Wetherill Nature Preserve, 16 acres of walking trails, ideal for birdwatching and a quiet contrast to the rest of the area. Yarrow Point also has Road End Beach Park, a charming little spot with a dock and protected swimming area right where the road ends. Morningside Park has a sports court and a grass area where town hall is located, and if you're there in late summer, keep an eye out for blackberries along the trail. Bella used to pick them there as a kid.
Safety, By the Numbers
On a scale of 1 (low crime) to 100 (high crime), these four cities are among the safest communities in the country.
It doesn't get much safer than this. These are essentially private residential enclaves, low density, extremely low crime, and a community character that self-selects for quiet.
Schools, Top Tier Across the Board
All four cities feed into the Bellevue School District, ranked #1 in Washington State. School assignments vary slightly by city:
Clyde Hill residents typically attend Clyde Hill Elementary, Chinook Middle, and Bellevue High. Medina residents attend Medina Elementary, which offers advanced learning services starting in second grade and consistently ranks among the top elementary schools in Washington. Yarrow Point students generally attend Clyde Hill Elementary; Hunts Point students typically attend Medina Elementary.
Private options include Bellevue Christian School, where Bella herself went to school, with a junior and high school campus in Clyde Hill and an elementary in Medina. Also worth noting: Sacred Heart School just outside Clyde Hill in Bellevue, and Saint Thomas School in Medina (preschool through 8th grade).