If you have ever stood at Kerry Park on a clear evening and thought, "I could live up here," you are not alone. Queen Anne is one of the Seattle neighborhoods buyers ask me about most, and it is also one of the most misunderstood when it comes to price.

People tend to picture the postcard view and assume the whole hill is out of reach. The reality is more layered. What your budget gets you on Queen Anne depends on which part of the hill you are looking at, what type of home you want, and how comfortable you are negotiating in a market that has shifted toward buyers this fall.

Where Queen Anne Home Prices Sit Right Now

Here are the latest numbers I trust. In October 2026, the median sale price on Queen Anne was about $1,227,500 across 32 closed sales, according to a Janus Group analysis of Northwest MLS data. A year earlier, 57 homes sold in the same month. That is a 44 percent drop in sales.

Supply tells the bigger story. Queen Anne sat at roughly 6.7 months of supply in October, and anything above about six months is generally considered a buyer's market. Across Queen Anne and Magnolia combined (NWMLS Area 700), there were 184 homes for sale in September, 46 percent more than a year earlier. The median home took 21 days to sell, compared with 9 days in September 2021.

One caution I always give: Queen Anne is a small market. With only a few dozen sales a month, one or two big view homes can swing the median noticeably. I look at the trend over several months rather than reacting to any single number.

What Your Budget Gets You on Queen Anne

Queen Anne is really a few neighborhoods sharing a name. Lower Queen Anne, often called Uptown, sits at the base of the hill near Seattle Center and Climate Pledge Arena. Upper Queen Anne sits on top, centered on the shops and restaurants along Queen Anne Avenue North. Then there are the north, east, and west slopes, each with its own feel.

Here is roughly how budgets break down, based on what I see when I walk buyers through the neighborhood:

1. Under $700,000: Mostly condo territory, much of it in Lower Queen Anne. Citywide, the median Seattle condo sold for $515,000 in October and took a median of 45 days to sell, so buyers in this range have real negotiating room.
2. $700,000 to $1,000,000: Larger condos, townhomes, and the occasional smaller or older house that needs work. Townhomes across Seattle had a median sale price of $779,975 in October.
3. $1,000,000 to $1,500,000: This is where many Queen Anne single-family homes trade. Expect early 1900s houses, craftsmans, and remodeled homes on standard city lots, sometimes with partial views.
4. $1,500,000 and up: Full view homes along the south and west edges of the hill, larger lots, and extensively renovated properties.

These are general ranges, not rules. The right home in any tier comes down to condition, lot, and how motivated the seller is.

Why Queen Anne Holds Its Appeal

The neighborhood takes its name from the Queen Anne style houses that once dominated the hill, though only a handful of true examples remain. What has lasted is the character: tree-lined streets, older homes with real craftsmanship, and a walkable village feel up top.

Queen Anne also has location going for it. You are minutes from downtown, South Lake Union, and Fremont, and Seattle Center sits right at the foot of the hill. For a lot of my clients who work in the city, that short commute is worth as much as any kitchen finish.

The tradeoff is the hill itself. Some streets are steep, parking can be tight near the business districts, and many homes are close to or over 100 years old. That brings us to what to check before you buy.

What to Check Before You Make an Offer on Queen Anne

Older homes on a hill come with a specific set of questions. Here is what I make sure every Queen Anne buyer covers:

• Sewer scope: Older side sewers are common here, and a repair can easily run into the thousands.
• Electrical and plumbing: Look for knob and tube wiring and galvanized pipe in homes that have not been fully updated.
• Slope and drainage: Parts of the hill fall within Seattle's mapped steep slope areas. Check the city's GIS maps and ask about retaining walls and drainage.
• Condo health: For condos, review the reserve study, master insurance, and any planned special assessments before you fall for the view.
• The view itself: If you are paying for a view, find out what zoning allows on the neighboring lots.

None of these are deal breakers on their own. They are simply what separates a good purchase from an expensive surprise.

How to Make This Fall's Market Work for You

For the first time in years, Queen Anne buyers have room to negotiate. With more homes for sale and fewer buyers competing, you can ask for things that would have been unthinkable in 2021: a full inspection contingency, seller credits toward closing costs, or a rate buydown.

Rates matter here. Freddie Mac's 30-year average was 7.24 percent as of October 29, 2026. On a purchase around $1.2 million, a seller-paid buydown can lower your monthly payment more than a modest price cut would.

What I tell buyers is this: the best Queen Anne homes still move quickly. The median home on the hill sold in 12 days in October. Well-priced, well-kept houses do not sit. The negotiating room shows up most on homes that have been listed for a few weeks, need some work, or were priced too high to start.

Is Queen Anne Right for You?

Queen Anne is not for everyone, and that is okay. But if you want character, a short commute, and a neighborhood with real staying power, this fall may be one of the better windows to buy here in a long time.

I would love to walk the hill with you, talk through what your budget actually gets you, and help you figure out whether Queen Anne fits the life you are building. Reach out anytime. My team at Emerald Group and I are happy to help you think it through, with no pressure.

Ready to buy in Seattle? Brennen Clouse at Emerald Group is here to help. Call or text 206-899-9101 or visit emeraldgroupre.com.