Victory Heights · Pinehurst · Olympic Hills · Meadowbrook · Cedar Park Adrian Willanger | Seattle Real Estate | Q1 2026 | 45-Day Pocket-Level Analysis
What This Report Covers
Northeast Seattle’s 98125 zip code isn’t one market — it’s five distinct SFH pockets, each with its own pricing rhythm, buyer psychology, and velocity signal. This snapshot distills the freshest 45-day data into a street-level read so you can price, position, or purchase with precision.
POCKET-BY-POCKET BREAKDOWN
🏘 Victory Heights
The north end’s strongest performer, Victory Heights continues to reward honest pricing and functional layouts over cosmetic ambition.
| Metric | Value |
|---|---|
| Avg Selling Price | ~$785,000 |
| Price Per Sq Ft | ~$590 |
| Avg DOM | ~21 days |
| Recent Activity (45 days) | 11 new · 7 sold · 10 active |
What’s working: Interior streets, practical floor plans, and aligned list prices. What’s stalling: Over-improved or aspirationally priced homes lose momentum fast.
🏘 Pinehurst
A strategy-first pocket where buyers are underwriting for flexibility — ADU potential, lot usability, and basement utility outrank surface polish.
| Metric | Value |
|---|---|
| Avg Selling Price | ~$760,000 |
| Price Per Sq Ft | ~$565 |
| Avg DOM | ~24 days |
What’s working: Lots with ADU/multi-use potential; quiet, low-traffic corridors. What’s stalling: Traffic-exposed homes are getting punished quickly, even at competitive price points.
🏘 Olympic Hills
A balanced pocket with steady demand anchored by park proximity and greenbelt adjacency — dated product still sells, but only at honest prices.
| Metric | Value |
|---|---|
| Avg Selling Price | ~$745,000 |
| Price Per Sq Ft | ~$570 |
| Avg DOM | ~23 days |
What’s working: Homes near parks, greenbelts, and quieter corridors. What’s stalling: Condition-impaired SFHs priced as if the market will absorb the discount — it won’t.
🏘 Meadowbrook
The lifestyle anchor of 98125 — green space, schools, and the community center drive demand, and turnkey homes near amenities consistently outperform the zip median.
| Metric | Value |
|---|---|
| Median Listing Price | ~$847,500 |
| Price Per Sq Ft (list) | ~$466 |
| Recent Median Sale Price | ~$825,000 |
| Price Per Sq Ft (sold) | ~$498 |
| Typical DOM Range | 15–75 days |
| Sale-to-List Ratio | ~99% |
What’s working: Turnkey or well-maintained SFHs near Meadowbrook Park and the community center — they outperform on both DOM and sale-to-list. What’s stalling: Overpriced condition plays; buyers here are patient and will wait for alignment.
🏘 Cedar Park
A thin-volume, high-consequence pocket where lake- and view-adjacent positioning creates outsized pricing leverage — but only when used correctly.
| Metric | Value |
|---|---|
| Avg Selling Price | ~$815,000 |
| Price Per Sq Ft | ~$540 |
| Avg DOM | ~27 days |
| 98125 Zip Backdrop | Median ~$775K · Inventory +22% YoY · DOM +20% YoY |
What’s working: Well-positioned lake- or view-adjacent SFHs priced to reflect location premium — they move quickly with strong engagement. What’s stalling: Mispricing in either direction lingers and accumulates days with minimal showing activity.
SIDE-BY-SIDE COMPARISON
45-day pocket-level data | Q1 2026
| Neighborhood | Avg/Median Sale Price | PPSF | Avg DOM | Buyer Priority |
|---|---|---|---|---|
| Victory Heights | ~$785,000 | ~$590 | ~21 days | Layout + honest pricing |
| Pinehurst | ~$760,000 | ~$565 | ~24 days | ADU potential + lot use |
| Olympic Hills | ~$745,000 | ~$570 | ~23 days | Parks + quiet corridors |
| Meadowbrook | ~$825,000 | ~$498 | 15–75 days | Schools + green space |
| Cedar Park | ~$815,000 | ~$540 | ~27 days | Lake/view adjacency |
Sources: Adrian Willanger 45-day pocket analysis · Redfin · Realtor.com · Zillow
THE 98125 STORY IN TWO LINES
North-end pockets (Victory Heights, Pinehurst, Olympic Hills): Still competitive — but buyers are underwriting on value, flexibility, and location quality, not cosmetic upgrades alone.
Lifestyle pockets (Meadowbrook, Cedar Park): Park proximity and lake adjacency justify higher medians and PPSF, but buyers are more patient and price-sensitive — alignment is everything.
Data reflects 45-day pocket-level analysis and current public listing data. For a personalized pricing strategy or buyer consultation:
Adrian Willanger | Seattle Real Estate linkedin.com/in/adrian-willanger-37415
