What is the rental yield in Sammamish Heights, Bellevue, Washington?

The gross yield in Sammamish Heights, Bellevue, Washington is 3.3. That is paired with pricing about 92% above Washington and a price trend down 5.3% over the past year. The yield is modest relative to the elevated price position.

How does Sammamish Heights compare with Bellevue and Washington?

Sammamish Heights, Bellevue, Washington is priced about 92% above Washington and is in line with Bellevue. Its gross yield of 3.3 is modest, while education is in the 97th percentile and the Red Flag score is 53, giving it a differentiated profile.

What are the main risks in Sammamish Heights, Bellevue, Washington?

Sammamish Heights, Bellevue, Washington has a Red Flag score of 53, with a gross yield of 3.3 and prices down 5.3% over the past year. The main caution is the combination of a relatively low yield and a price level about 92% above Washington.

How has pricing changed in Sammamish Heights, Bellevue, Washington over the past year?

Pricing in Sammamish Heights, Bellevue, Washington was down 5.3% over the past year. Even with that decline, prices remain about 92% above Washington and in line with Bellevue, while the gross yield stands at 3.3.

Neighborhood

Sammamish Heights

Bellevue, Washington US

Sammamish Heights, Bellevue, Washington has an investment profile shaped by pricing about 92% above Washington, a gross yield of 3.3, and prices down 5.3% over the past year. The neighborhood posts a Red Flag score of 53, walkability of 46, and education in the 97th percentile. The education percentile is a clear strength, while the low yield and recent price decline temper the profile.

AI Summary•Updated May 2026

Area

4.49 mi²

ZIP Code

98008

County

King County

State

Washington

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$1,469,064

YoY-5.3%

Gross Rental Yield

3.3%

Listed rent · ZORI annualized

Red Flag Index

Moderate

53 / 100

Walkability Score

Car-Dependent

OpenStreetMap POI density · national percentile

Education Score

97 / 100

Excellent · better than 97% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Sammamish Heights Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Sammamish Heights, Bellevue.

Unlock the Sammamish Heights 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$1,469,064	-5.3%
Price / Sq Ft (Verified)	$675/sqft	-6.6%
Asking Rent (Median)	$4,025/mo	+4.5%
Gross Rental Yield	3.3%	—
Liquidity Score	29 / 100	Low
Homes Sold (Period)	82	-15.5%

Is Sammamish Heights Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Washington crime context.

Red Flag Breakdown

53 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Earthquake100Very High

Flood60High

Wildfire60High

Heat40Moderate

Tornado20Low

Strong Wind20Low

Hail20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Washington averaged 27.9 crimes and 3.3 violent per 1,000 residents (-13.0% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Active transaction volume — 82 homes sold last period

Earthquake risk is Very High (100/100)

Insights are generated from Sammamish Heights's live DistrictScore metrics.

Sammamish Heights Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Washington-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Washington Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	27.9	3.3	-13.0%
2023	32.5	3.6	-12.5%
2022	37.5	3.8	+11.9%
2021	33.7	3.4	+12.1%
2020	30.3	2.9	+0.9%
2019	30.3	3.0	—

Reported at the state level — the finest official US crime aggregation; Sammamish Heights inherits the Washington figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Sammamish Heights

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor3 nearbyVery High

Point-source screening near Sammamish Heights: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Sammamish Heights

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

46

Car-Dependent

Walkability Score

7

Grocery

17

Dining

9

Schools

0

Universities

1

Hospitals

2

Pharmacies

37

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Sammamish Heights's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Sammamish Heights vs Bellevue vs Washington

How Sammamish Heights benchmarks against its city and state medians.

Benchmark vs City & State

In Sammamish Heights, the median sale price sits in line with the median for Bellevue neighborhoods and about 92% above the statewide median. Gross rental yield is 3.3%, against 2.6% for Bellevue neighborhoods and 4.0% statewide. Over the past 12 months, prices fell 5.3%. Transaction liquidity sits in line with the median for Bellevue neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Sammamish Heights	$675/sqft	3.3%	29
Bellevue	$674/sqft	2.6%	29
Washington	$352/sqft	4.0%	32

Unlock the Sammamish Heights benchmark

Compare Sammamish Heights against Bellevue and Washington medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Washington tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.74% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No general income tax; the 7% capital gains tax exempts real estate.

Transfer Tax

Real estate transfer tax: REET graduated 1.1-3% (mansion-style).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

Statewide rent control caps rent increases (HB 1217; 9.683% max for 2026); transfer tax is mansion-style.

US citizens & tax residents6

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Washington property-tax guidance for foreign buyers

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Sammamish Heights Real Estate FAQ

Sammamish Heights, Bellevue, Washington has a mixed investment profile with a gross yield of 3.3 and prices about 92% above Washington. Over the past year, prices were down 5.3%. The education score is in the 97th percentile, while the Red Flag score is 53.

Neighborhoods near Sammamish Heights

Compare Sammamish Heights with nearby neighborhoods in Bellevue.

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