Pinehurst Seattle home prices are the quietest argument in northeast Seattle. Redfin put the neighborhood median at $745,000 for the three months ending June 2026, which is the lowest of any area we work in up here, and about $155,000 under Maple Leaf a mile and a half south. The houses are not $155,000 worse.

Our Pinehurst neighborhood guide covers the streets, the boundaries, and the feel of the place. This piece is the price slice: where the neighborhood actually sits against Northgate, Maple Leaf, and Wedgwood, what the discount is buying and what it is costing, and why the year-over-year number on the chart is less alarming than it looks.

Pinehurst Seattle Home Prices in Five Lines

The short version, current as of August 2026 and sourced below.

• Median: $745,000 for the three months ending June 2026, down 8.2 percent year over year, per Redfin

• Per square foot: about $421, down 15.5 percent from a year earlier

• Position: the lowest median in our northeast Seattle coverage, roughly level with Northgate per foot, under Maple Leaf, well under Wedgwood

• Speed: a median of 10 days on market, against 7 days last year, with homes selling at about 101.4 percent of list and nearly 30 percent going above asking

• Volume: 18 homes sold in June, down from 23, which is a small enough base that the median moves for reasons that have nothing to do with values

What Pinehurst Seattle Home Prices Look Like by Home Type

One number for a whole neighborhood is close to useless, so here is the stock broken out. These are working bands we adjust from closed sales rather than quotes.

• Mid-century ramblers and split-levels, unrenovated: generally the high $600s into the low $800s. This is the core of the neighborhood, mostly 1950s and 1960s, on lots that are usually larger than what the same money buys closer in

• Mid-century homes, updated: commonly the mid $800s into the high $900s. Kitchens and baths move the needle, and so does a finished lower level, since a daylight basement here is genuinely usable space rather than a crawl

• Interior quiet blocks versus the Lake City Way edge: the same house can carry a real spread depending on which side of the neighborhood it sits on. Buyers pay to get away from the arterial and they know exactly what they are paying for

• Townhomes and newer infill: concentrated toward the Northgate edge and the arterials, often in the $500s to $700s depending on size and finish. The realistic entry point into the area

• Condos: the lowest entry into a Pinehurst address, and the slice where the building's health and its reserves drive the outcome more than the neighborhood does

The Per-Square-Foot Discount Is the Real Value Play

Medians compare neighborhoods badly, because they are really comparing whatever happened to sell. Price per square foot is the cleaner read, and it is where Pinehurst makes its case.

For the three months ending June 2026, Redfin had Pinehurst at roughly $421 per square foot. Maple Leaf ran $499. Wedgwood ran $585. That puts Pinehurst about 16 percent under Maple Leaf and about 28 percent under Wedgwood on the same measure, in the same window, in neighborhoods that are a short drive apart and share the same middle school.

Northgate sat at $427 per foot, so per foot the two are effectively the same neighborhood. The difference is what fills the number. Northgate closed 109 homes in June against Pinehurst's 18, because the Northgate figure carries all the new condo and townhome density around the station. Pinehurst is the detached, low-rise version of the same corner of the city.

What the discount is not buying you is a worse house. The mid-century stock here is the same generation of construction that trades for meaningfully more in Wedgwood and on the western blocks of Maple Leaf, often on a bigger lot.

The fastest way to test any of this is to watch it for a few weeks. Run a search filtered to Pinehurst, save it, and track what goes pending inside the first week against what is still sitting in week three. That will teach you more about this neighborhood's pricing than any median will.

Why Pinehurst Seattle Home Prices Fell While the Neighbors Rose

Here is the uncomfortable line in the data. In the same June 2026 window, Maple Leaf was up 4.1 percent year over year and Wedgwood was up 4.8 percent, while Pinehurst was down 8.2 percent, with price per foot down 15.5 percent. If you only read that, you would think something broke here.

We are not going to tell you it is all noise, because a 15 percent move in price per foot is a real move and it deserves respect. But look at what sits next to it. Homes sold at about 101.4 percent of list. Nearly 30 percent sold above asking. The median time on market was 10 days. Sellers getting paid above list inside two weeks is not the signature of a neighborhood in trouble.

The likelier explanation is the one that follows every thinly traded neighborhood. Eighteen sales in a month is not a sample, it is an anecdote with a decimal point. Which particular houses closed, how big they were, and what condition they were in swings both the median and the per-foot figure by double digits without a single owner's home being worth less. Pinehurst produces swings like this in normal years, in both directions.

What we do with it: use the county trend for direction, the bands above for budgeting, and actual closed comps on your specific blocks for anything involving money. The wider frame is in our 2026 mid-year NE Seattle market report, which puts every neighborhood next to each other on the same window.

What the Discount Actually Costs You

An honest value piece has to say what you give up, so here it is.

You give up a commercial core. Pinehurst has no village, no walkable main street, no cluster of coffee shops that belongs to the neighborhood. You drive or ride to Northgate, or south to the NE 85th Street strip. If walking out your door to a coffee shop is on your list, this is the wrong neighborhood and the discount is exactly why.

You give up the arterial buffer on the eastern edge. Lake City Way is a real road with real traffic and the blocks near it feel it.

And you give up name recognition, which matters more than it should on resale. Buyers search by neighborhood name, and Pinehurst has less of one than its neighbors. That works for you going in and works against you coming out, which is a genuine argument for buying here on a long horizon rather than a three-year one.

Pinehurst Price Snapshot, August 2026

• Pinehurst median: $745,000, three months ending June 2026, down 8.2 percent year over year

• Pinehurst per square foot: about $421, down 15.5 percent

• Northgate: $790,000 median, $427 per square foot, 109 sales in June

• Maple Leaf: $900,000 median, $499 per square foot, up 4.1 percent

• Wedgwood: $1.1M median, $585 per square foot, up 4.8 percent

• King County: $889,000 median in June 2026, down 2.7 percent year over year, per NWMLS

• Competition: Pinehurst homes sold at about 101.4 percent of list, with nearly 30 percent above asking, in a median of 10 days

• Reality check: 18 sales in June. Use bands and comps, not the median

The Olympic View Argument

The single strongest thing going for Pinehurst on price is a school assignment most buyers do not know about until we tell them.

Most Pinehurst addresses feed Olympic View Elementary, which is the same elementary that serves some western blocks of Maple Leaf. From there it is Eckstein Middle, and for most addresses Roosevelt High School. So a family can land in largely the same school orbit as neighbors a few blocks south while paying a lower entry price on a comparable house.

Two honest caveats. Seattle Public Schools redraws boundaries periodically, so any assignment is a starting point and not a guarantee, and some northern blocks fall toward Nathan Hale rather than Roosevelt. We run the specific address through the district's school finder before anyone writes an offer, every time. The full comparison across the area lives in our NE Seattle schools guide, and it is worth reading before you narrow to a neighborhood.

Buy Near the Change, Not Inside It

Pinehurst's west boundary is I-5, with Northgate directly across the freeway. That matters more now than it did five years ago, because the Northgate redevelopment has been rebuilding that side of the neighborhood into an actual district with light rail at the center of it.

There are two ways to buy that. You can buy inside it, which usually means a newer condo or townhome, and you get the walkability and the station and the construction. Or you can buy a detached house on a larger lot a few blocks east, keep the quiet, and drive or ride ten minutes to use all of it.

Pinehurst is the second option, and it is the reason we keep pointing value-focused buyers here. We are not going to promise you that proximity to the station lifts your value, because nobody can promise that. What we will say is that the access is already built and the price has not caught up to it, and that is a more interesting position than paying for the access up front.

What Pinehurst Seattle Home Prices Mean If You Are Buying

Budget from the band, not the headline. If you are looking at detached mid-century houses on interior blocks, plan around the high $600s to the high $900s and let the specific house move you inside that.

Move quickly when the right one shows up. Ten days to pending and nearly a third of homes selling above list means the good ones are still competitive, whatever the year-over-year number says. The extra inventory across King County this year, up 16.9 percent from a year earlier per NWMLS, is real, and it has not made this neighborhood slow.

Spend your inspection attention on the era. Mid-century houses here commonly have original sewer lines, aging electrical panels, and lower levels that were finished at some point by somebody. A sewer scope is worth every dollar. So is asking hard questions about how a basement got finished and whether anyone pulled a permit for it.

Compare against Wedgwood and Maple Leaf before you decide, honestly. Sometimes the answer is that you wanted the village and should stretch. Our Wedgwood buyer's guide makes that case, and we would rather you buy the right neighborhood than the cheaper one.

One thing this article will not do is talk about loans. Rates, programs, and what you qualify for belong with a mortgage advisor, and we are glad to point you to a few we trust.

Want this translated to one address instead of a neighborhood? Reach out through our contact page and tell us which blocks you are watching. We will pull the actual closed comps and give you a straight read, including the version where the answer is that Pinehurst is not the right fit and you should be looking somewhere else.

Frequently Asked Questions About Pinehurst Seattle Home Prices

What is the median home price in Pinehurst, Seattle?

Redfin put the Pinehurst median at $745,000 for the three months ending June 2026, down 8.2 percent from the same period a year earlier, at about $421 per square foot. That is the lowest median of the northeast Seattle neighborhoods we work in. For comparison, the same June 2026 window showed Northgate at $790,000, Maple Leaf at $900,000, and Wedgwood at $1.1M. Treat the Pinehurst figure as a marker rather than a budget. Only 18 homes sold here in June, and a neighborhood that small cannot produce a median stable enough to plan around.

Why are Pinehurst Seattle home prices lower than Maple Leaf or Wedgwood?

Three reasons, and none of them are about the houses. Pinehurst has no commercial village or main street of its own, so there is no walkable core to price a premium against. It has no neighborhood brand, which sounds like marketing but shows up in real dollars when buyers search by name. And its eastern edge carries the traffic of Lake City Way, which pushes buyers toward the quieter interior blocks and holds the overall number down. The mid-century housing stock itself is comparable to what sells for meaningfully more a mile or two south and east.

Is Pinehurst a good value compared to the rest of NE Seattle?

On the numbers, yes, and the per-square-foot figure makes the case better than the median does. At roughly $421 per square foot for the three months ending June 2026, Pinehurst ran about 16 percent under Maple Leaf's $499 and about 28 percent under Wedgwood's $585. Since most Pinehurst addresses feed Olympic View Elementary and Eckstein Middle, and most feed Roosevelt High School, a family can land in largely the same school orbit as western Maple Leaf while paying a lower entry price. That is the whole value argument. Whether it is a good value for you depends on how much you wanted a walkable commercial street.

Did Pinehurst Seattle home prices actually go down in 2026?

The reported figures went down, and we would be careful about calling that a price drop. The median was off 8.2 percent year over year and price per square foot was off 15.5 percent for the three months ending June 2026, which is a real move. At the same time, Pinehurst homes sold at about 101.4 percent of list, nearly 30 percent sold above asking, and the median time on market was 10 days. Sellers being paid above list in ten days is not what a falling market looks like. On 18 sales a month, a double-digit swing is inside the noise this neighborhood generates in a normal year, and the mix of what happened to sell moves the number as much as values do.

What does an entry-level home cost in Pinehurst, Seattle?

The detached working band for most non-luxury Pinehurst houses runs from the high $600s into the high $900s, with the mid-century ramblers and split-levels on interior blocks sitting in the middle of that. Below the detached band, townhomes and condos toward the Northgate edge and along the arterials can come in lower, sometimes in the $500s to $700s depending on size and finish. Those are working ranges we adjust from closed sales, not quotes. Two houses on the same street can sit $200,000 apart on condition alone.

How does Pinehurst compare to Northgate on price?

They are close on the headline and different underneath. The June 2026 window put Northgate at a $790,000 median and $427 per square foot against Pinehurst at $745,000 and $421, so per foot they are effectively level. What separates them is what is selling. Northgate closed 109 homes in that month against Pinehurst's 18, because Northgate's number includes the new condo and townhome density around the light rail station. Pinehurst is the detached, quieter version of the same access, which is why we tend to frame it as buying near the redevelopment rather than inside it.

A note on the figures. Neighborhood medians, price per square foot, days on market, sale-to-list ratios, and monthly sales counts come from Redfin's neighborhood reads for the three months ending June 2026. County figures come from the Northwest Multiple Listing Service June 2026 snapshot. All figures are current as of August 2026. Market data changes monthly, small-neighborhood figures change faster than that, and nothing above is a prediction of where prices go next.

More Pinehurst and northeast Seattle coverage: Pinehurst, Seattle: A Quiet NE Seattle Neighborhood Guide · Northgate Seattle Redevelopment: Inside the New District · NE Seattle Housing Market: A 2026 Mid-Year Report · NE Seattle Schools Compared by Neighborhood