Home · Communities · Redmond
Community guide · 04 of 08
Living in
Redmond.
A river valley city with two centers, one built around employers and one around a new downtown, and a light rail line joining them.
Photo: Zac Gudakov on Unsplash. Playing fields in Redmond.
- County
- King County
- Public schools
- Lake Washington School District
- Link light rail
- Yes. 2 Line stations at Redmond Technology, Overlake Village, Marymoor Village and Downtown Redmond (opened May 2025).
- Main roads
- SR 520, SR 202
- Water
- Lake Sammamish at Idylwood Park; the Sammamish River
- Trails and open space
- Sammamish River Trail, Redmond Central Connector, Marymoor Park
- Housing, broadly
- New apartments and condos in Downtown and Overlake; 1970s to 2000s homes; master-planned areas outside city limits
- Official city site
- redmond.gov
Facts from official city, school district, transit and park sources, checked November 2026. Confirm school assignment by address.
The place
Landscape and character
Redmond follows the Sammamish River valley at the north end of Lake Sammamish. It has two centers: Overlake in the southwest, home to large employer campuses, and Downtown Redmond in the valley, rebuilt over the past two decades with apartments, shops and parks. Residential neighborhoods climb the hills on either side.
Marymoor Park, King County’s large park at the south end of the valley, is the city’s back yard, with fields, an off-leash area, a velodrome and concerts.
Homes
What you find here
Downtown and Overlake have added many apartments and condos. Education Hill, Grass Lawn and the western neighborhoods are mostly houses from the 1970s to the 2000s, with townhomes in between. Some well-known communities with Redmond mailing addresses, including Redmond Ridge, are in unincorporated King County, outside city limits.
Daily life
A normal week
- ParksMarymoor Park, Idylwood Park on Lake Sammamish, Grass Lawn Park, the Watershed Preserve and Farrel-McWhirter Farm Park.
- ErrandsDowntown Redmond and Redmond Town Center, Overlake and neighborhood centers on Education Hill.
- TrailsThe Sammamish River Trail through the valley and the Redmond Central Connector downtown, part of the Eastrail network.
Getting around
Connections and limits
The 2 Line serves both centers, with four stations from Overlake to Downtown Redmond, and continues through Bellevue to Seattle. SR 520 begins in Redmond and connects west to I-405 and Seattle; it is tolled across the lake. SR 202 runs east toward Sammamish and Woodinville.
Downtown is walkable and connected to the trail network. Most hillside neighborhoods depend on cars and buses.
Inside the city
Neighborhoods are not the city
A few of the areas inside Redmond, and what each one trades. Not a complete list; ask us about any street.
| Area | Character | Housing | The trade-off |
|---|---|---|---|
| Downtown Redmond | Apartments, shops, Downtown Park and the newest light rail station. | Apartments, condos and townhomes. | Walk to trails and rail; ongoing construction. |
| Overlake | Large employer campuses, Overlake Village and two stations. | Apartments and condos, some older houses nearby. | Short trips to work; busy corridors. |
| Education Hill | Residential hill north of downtown. | Houses from the 1970s to the 1990s. | Quiet streets; hill driving to the valley. |
| Grass Lawn and Idylwood | West Redmond near Kirkland and Bellevue, with lake access at Idylwood Park. | Houses and townhomes. | Close to Overlake and the lake; traffic toward SR 520. |
| Redmond Ridge and Trilogy | Master-planned communities northeast of the city, in unincorporated King County. | Houses built since the late 1990s, with HOAs. | Planned amenities; county services and longer drives. |
Trade-offs
What you gain, what you give
What you gain
- Light rail in both centers
- Marymoor Park and the river trail
- Newer housing stock overall
- Lake Washington School District
What you may give up
- Construction around station areas
- Busy corridors near employers
- Hillside neighborhoods are car-dependent
- A Redmond address may not be in Redmond
Before you buy here
What we check on a property
The items that come up most often in Redmond, in addition to a standard inspection.
- City or county. Confirm whether the address is inside city limits. Unincorporated areas follow King County rules and services.
- HOA. Master-planned communities have HOAs with design rules and dues. Read them.
- Floodplain. Areas near the Sammamish River and Bear Creek: check flood maps and insurance cost.
- Septic on the edges. Some rural-edge properties use septic systems; inspect them.
- Construction nearby. Around stations, ask what is permitted next door.
Official sources
- City of RedmondServices, permits, parks
- Lake Washington School DistrictBoundary lookup by address
- Sound Transit2 Line stations and service
- King County MetroBus routes
- King County AssessorProperty records and tax values
Next step
Is Redmond right for your week?
- 01Tell us your routine and what you are hoping for.
- 02We will tell you honestly which parts of Redmond fit, which do not, and what to compare it with.
- 03Then a tour day, in person or by live video.
- Phone425.974.9985
- Emaillydie@casaliv.co
- BrokerageKelly Right RE of Seattle LLC