Seattle's Eastside,
for buyers from anywhere.
Bellevue, Medina, Clyde Hill, Mercer Island. The waterfront, the schools, the country's most stable luxury market on the Pacific Rim. Discreet, and represented by a fourth-generation Seattleite who knows it block by block.
Why here
Four reasons the world is looking west.
The Seattle region is the rare US market that combines durable employer demand, a low-tax structure, a wide range of public and independent schools, and a Pacific Rim lifestyle that's hard to find at any price.
01
No state income tax
Washington is one of nine US states without an income tax. That math changes the calculus on second homes and relocations alike.
02
A tech economy that compounds
Microsoft, Amazon, Boeing, Costco, plus the cluster of biotech and cloud companies — durable demand and durable value.
03
Public and independent schools
Bellevue, Mercer Island, and Seattle public districts, plus independent schools like Lakeside, Bush, and Overlake. We help you compare the state's own report cards rather than a ranking.
04
PNW lifestyle, year-round
Saltwater, mountains, and a slower pace than the California coast. Ferries to islands and a downtown thirty minutes from a trailhead.
Brian Griffin and Windermere Real Estate are not affiliated with, sponsored by, or endorsed by any company named on this page. Companies are named as regional economic context only.
Eastside
Six addresses to know.
01
Medina
$5M – $50M+
Lake Washington frontage, mature gardens, and the country's quietest billionaires.
02
Clyde Hill
$3M – $15M
Hilltop estates with city and water views — the Eastside's most discreet address.
03
West Bellevue
$2M – $8M
Walkable to downtown Bellevue, modern Northwest architecture, minutes to the 520 bridge.
04
Mercer Island
$2M – $20M
An island in the middle of the lake. Schools, water access, and one zip code.
05
Yarrow Point
$3M – $12M
Old-Eastside character on the waterfront — small footprint, tightly held.
06
Redmond
$1.5M – $5M
Microsoft's home city. Modern construction, parks and trails, and a fifteen-minute commute to the largest employer in the state.
Relocating with a U.S. employer? Brian runs a dedicated relocation program for transferees →
Schools
Education shapes the search.
The schools you're zoned for — or admit into — often narrow the search before anything else. Brian works with buyers weighing public, independent, and international school options across the region.
Bellevue School District
Serves Bellevue, Medina, Clyde Hill, and Yarrow Point.
Mercer Island School District
Serves the whole island — most neighborhoods are within walking distance of a school.
Lakeside School
Independent K–12 in north Seattle.
The Bush School
Capitol Hill K–12, deep arts and outdoor programs.
Overlake School
Independent 5–12 in Redmond, technology-forward curriculum.
We don't rate schools. Washington's Office of Superintendent of Public Instruction publishes a report card for every public school and district — the numbers there are the ones to compare. OSPI Washington State Report Card
Buying as a non-resident
The process, in five conversations.
- 01
Orientation
We start with what you're hoping for — a primary residence, a second home, a larger estate, or an investment. Then we map your priorities to the neighborhoods that actually fit.
- 02
Structure & advisors
I'll introduce trusted attorneys, tax advisors, and lenders familiar with foreign-buyer purchases — including LLC, trust, and individual ownership structures.
- 03
Tour
Private showings — in person or via concierge video for buyers across time zones. Off-market homes when discretion matters.
- 04
Offer & negotiation
Most Eastside luxury transactions don't play out in public. We structure the offer, the contingencies, and the timeline to fit a buyer who may not be standing on US soil.
- 05
Closing & after
Title, escrow, and FIRPTA-related considerations are handled with your attorney. After close, Brian stays involved.
FIRPTA, briefly
What foreign sellers need to know.
FIRPTA — the Foreign Investment in Real Property Tax Act — is the US rule that requires withholding on the sale of US real estate by non-US persons. For most luxury sales, 15% of the gross sale price is withheld at closing and held against the seller's eventual US tax liability.
There are well-established ways to reduce withholding, certify ownership structures, or apply for a withholding certificate in advance. We coordinate that work with your tax advisor early — not at closing.
This summary is informational only and not legal or tax advice. Brian works alongside your attorney and CPA — and can introduce trusted ones if you don't have them yet.
Reach Brian
Use whichever feels most natural.
A confidential introduction
Tell Brian a little about your search.
Everything you share stays between you and Brian. He'll respond personally within 24 hours.
The Pacific Northwest has been waiting.