Neighborhood Intelligence
The Crown Jewel. The most exclusive gated residential community on the Eastside, where fewer than 65 parcels command the highest price per waterfront foot in the Pacific Northwest.
Hunts Point is not a neighborhood in the conventional sense. It is an extraordinarily exclusive gated community consisting of approximately 65 residential parcels, nearly all with direct waterfront or water-adjacent access to Lake Washington. It is the smallest, most private, and most expensive residential community on the Seattle Eastside—operating with a level of discretion and insularity that sets it apart even among high-end markets.
The Hunts Point market operates in a different universe from conventional real estate. In a typical year, 3–8 properties change hands in the entire community. Against a total residential inventory of approximately 65 parcels, this represents an effective turnover rate of roughly 5–12% annually—meaning the average Hunts Point home stays in family hands for more than a decade.
The median sale price in Hunts Point currently sits at approximately $18M, with significant properties trading well above $30M. In early 2026, available waterfront inventory rarely exceeds two to three properties simultaneously across the entire community.
What this means in practical terms is that Hunts Point is not a market you shop in the way you would Medina or Clyde Hill. Hunts Point sales are driven by access, relationships, and timing. If you know the right person who knows the right seller and both parties are ready to transact, a deal happens. If you do not have that access, you will not even know the property exists.
We estimate that 40–50% of Hunts Point sales never appear on the MLS or any public system. These transactions are structured through personal networks—often between principals who already know each other, or through trusted advisors who maintain relationships across multiple high-net-worth families.
For a buyer, this creates a fundamental challenge: the houses you need to see do not advertise themselves. For anyone serious about entering the Hunts Point market, you must have an advisor with legitimate relationships in the community. Online search, MLS monitoring, and cold calling will not work.
Hunts Point sales are entirely relationship-driven. We maintain active connections with Hunts Point homeowners, their advisors, and the community brokers. Let us discuss your specific criteria.
Schedule a Confidential DiscussionHunts Point Road is the sole vehicular entry and exit point for the entire community. The gate is staffed and maintains a record of all vehicle entry and exit. For residents, this is the entire point. The gate ensures that the only people accessing the community are those who have explicit permission to be there.
The gated structure addresses a critical concern: in a community where nearly every lot has Lake Washington waterfront, without controlled entrance, properties would face continuous through-traffic from people seeking lake access. The gate eliminates this entirely.
The community is governed by a homeowners association that manages common areas, gate operations, road maintenance, and community standards. The approach is pragmatic: maintain the properties and the experience, enforce basic standards around land use, and otherwise stay out of residents business.
Hunts Point occupies a distinct peninsula that projects into Lake Washington, creating exceptional waterfront characteristics. The community contains approximately 65 residential parcels, of which virtually all have either direct waterfront or immediate water-adjacent access. This is not typical even for exclusive Eastside neighborhoods. In Medina, approximately 25% of parcels are direct waterfront. In Hunts Point, that percentage approaches 100%.
Lot sizes in Hunts Point range from 0.5 acres on smaller parcels to three or more acres on larger estates. Most homes sit on 1–2.5 acre lots, providing extraordinary privacy and freedom in site planning. The topography varies from water-level properties with direct dock access to elevated lots with dramatic overlook positions. In Hunts Point, the question is not Can I get waterfront? but rather What type of waterfront do I prefer?
The difference between a compliant dock and a non-compliant one can exceed $500,000 in remediation costs. We help you understand every waterfront detail before you commit.
Request a Waterfront AssessmentHunts Point architectural inventory spans many decades. The oldest homes—several dating to the 1920s and 1930s—reflect the Arts and Crafts and early Contemporary Craftsman aesthetic that defined luxury residential architecture. These original estates remain among the most significant in the community.
The mid-century cohort, primarily homes built between 1950 and 1970, represents another substantial portion of Hunts Point inventory. Many retain significant architectural integrity and have been gently updated rather than demolished. In recent years, some of these mid-century estates have become objects of preservation interest.
The contemporary trend in Hunts Point is the complete custom build—often involving demolition of mid-century originals and replacement with newly designed estates. These new homes tend to be substantially larger (8,000–15,000+ square feet), with sophisticated site grading and waterfront amenities that integrate pools, spas, boat slips, and entertainment areas into a cohesive whole.
If Medina defining characteristic is quiet, Hunts Point defining characteristic is privacy. The gated perimeter is the structural guarantee of privacy. No one passes through Hunts Point by accident. No one drives through to access other neighborhoods.
This structure attracts a specific resident profile: ultra-high-net-worth individuals and families who value security and discretion. Tech founders in their 40s and 50s. Successful investors. Multi-generational family wealth. International executives. These residents typically employ security staff, maintain complex financial structures, and have reasons to prefer that their residences remain out of the public eye.
Hunts Point does not have a community culture in the conventional sense. You will not find neighborhood gatherings, local restaurants, or community events. The community cohesion comes from the mutual understanding that everyone here has selected this place precisely because it offers something rare: exclusion from scrutiny.
A Hunts Point purchase at the $18M median implies ongoing financial responsibilities that extend well beyond the purchase price.
King County property tax rates are approximately 0.8–1.0% of assessed value. For a $20M Hunts Point home, annual property taxes typically range from $100,000 to $150,000. For a $30M estate, property taxes can exceed $250,000 annually.
A Hunts Point estate typically requires ongoing professional management. Most homes of this scale employ groundskeeping staff (2–4 people year-round), marine dock maintenance specialists, property management services, and security personnel. The annual operational cost typically ranges from $150,000 to $400,000+, depending on lot size, home size, and improvement ambitions.
Beyond routine maintenance, Hunts Point properties often require significant capital work. Dock replacement ($100,000–$500,000+), bulkhead reconstruction ($200,000–$800,000+), and exterior refinishing can accumulate rapidly. A comprehensive upgrade on a $20M property is not uncommon.
Buying in Hunts Point is fundamentally different from buying in any other market. Before you begin looking at properties, you must have either proof of funds or a pre-approval letter from a lender specializing in jumbo mortgages. At this price point, sellers do not accept contingencies.
Your real estate advisor in Hunts Point must have established relationships within the community. This is not optional. An advisor without existing connections to Hunts Point principals, their legal counsel, and their financial advisors cannot provide meaningful access.
Successful Hunts Point buyers define their priorities precisely: waterfront vs. interior, home age preference, lot size, specific location within the peninsula, and price range. But they also recognize that Hunts Point is not a market where you can wait for the right property. The right property might not exist for three years. The most successful purchases happen when alignment occurs between a buyer criteria and a seller readiness.
Access to off-market Hunts Point properties requires relationships earned through years of engagement in the ultra-high-net-worth community. We can guide you through both acquisition and market intelligence.
Start a Confidential ConversationA snapshot of why Hunts Point commands the highest price per waterfront foot in the Pacific Northwest: scarcity, privacy, and estate-scale properties.
Hunts Point is not for everyone. It is specifically for those who have concluded that waterfront on Lake Washington is essential, that privacy is paramount, and that an estate-scale property is the right framework for their life.
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