Ravenna-Bryant Seattle home prices are supposed to carry a family premium. That is the story buyers hear on their first tour: flat streets, the elementary school, the walk to University Village, and a price that reflects all of it. The numbers tell a more useful story. For the three months ending August 2026, the Bryant median sale price was $1,049,493, down 10.8 percent from a year earlier, at $488 per square foot. That median sits just under Ravenna's and about $70,000 under Wedgwood's. The premium is real, but it is not where people look for it, and the rest of this piece is about where it actually shows up.

Our Ravenna-Bryant neighborhood guide covers the streets, the housing styles and daily life east of the ravine, and gives a working price range. It does not publish a market read. Bryant was the last neighborhood we cover without one, after the Ravenna housing market piece and the View Ridge home prices piece. This is that read: what closed this summer, by what kind of home, how fast, and where Bryant sits against the neighborhoods on either side of it.

Ravenna-Bryant Seattle Home Prices in Five Lines

All five figures come from Redfin's Bryant neighborhood read for the three months ending August 2026, pulled September 22, 2026.

Bryant at a glance

• Median sale price: $1,049,493, down 10.8 percent year over year

• Median price per square foot: $488, down 16.4 percent year over year

• Median days on market: 6, up from 5 in the same window a year ago

• Closed sales, August: 20, up from 17 a year earlier

• Sale-to-list: 98.3 percent on average, down 5.9 points, with 36.7 percent of homes selling over asking, down 22.1 points

Read those lines together and they look contradictory. Homes are going pending in six days, more than a third sell over asking, and yet the average sale closes under list and the median is down double digits. They are not contradictory. They describe two groups of listings in one small neighborhood, and telling those two groups apart is the whole job of pricing a Bryant house.

Where the Bryant Line Actually Runs

Before the numbers mean anything you need to know what ground they cover, because Bryant is one of the most loosely labeled neighborhoods in northeast Seattle.

The City of Seattle's neighborhood map atlas draws Bryant from 35th Avenue NE on the west to 45th Avenue NE on the east, and from NE 75th Street on the north down to about NE 45th Street and Sand Point Way NE on the south. There is one notch. North of NE 65th Street the eastern edge pulls in to 40th Avenue NE, so the blocks between 40th and 45th Avenue NE above NE 65th belong to View Ridge. Redfin's Bryant figures follow that same line, and we checked every address in this piece against the city's map.

Two things follow from that. First, the listings rarely say Bryant. This summer a 1951 house on 38th Avenue NE at NE 70th was marketed as "the heart of Wedgwood," a 1948 Cape Cod on NE 58th Street and a 1955 mid-century on 43rd Avenue NE were both sold as "Hawthorne Hills," and a condo on 40th Avenue NE was pitched as "the heart of University Village." Every one of them sits inside the city's Bryant boundary and counts in the Bryant median. If you are pricing a house near NE 70th against Wedgwood comps, or a house near NE 55th against Laurelhurst comps, you may be borrowing another neighborhood's numbers without knowing it.

Second, the school that gives the neighborhood its name is not inside it. Bryant Elementary sits at 33rd Avenue NE and NE 60th Street, two blocks west of the city's line, on the Ravenna side. The atlas is a map of neighborhoods, not of attendance areas, and the two have never matched. Our neighborhood guide describes the Bryant blocks more broadly than the city does, running from Ravenna Park east, and that broader description is how most residents talk about the area. For market figures, though, the narrower city line is what the data follows.

Why Ravenna-Bryant Seattle Home Prices Read Down 10.8 Percent

A double-digit drop in a neighborhood median deserves a hard look before anyone repeats it, and in Bryant the honest answer is: partly real, mostly mix.

Start with the count. Bryant closed 20 homes in August. On a stack that small, the median moves whenever the mix of what sells moves, and this summer's mix ran small. Of the 14 detached houses we verified inside the city's line, six closed at or under $1.05 million and two condos closed under $520,000. Add a 4,170 square foot house that sold at $397 a foot, the lowest per-foot figure in the group, and both headline numbers come down without any individual house getting cheaper.

Then look for a clean resale, because one house selling twice is the only way to see a price change with the mix held still. There is one. A 1946 four-bedroom on 39th Avenue NE, 2,200 square feet on a corner lot, sold for $1,275,000 in July 2024 with a full-price offer in ten days. It came back on the market in June 2026 at $1,145,000, cut to $1,099,000 two weeks later, went pending after seven weeks and closed at $1,050,000 on August 17. That is $225,000 less than two years earlier, about 18 percent, on the same house. So the softness is not imaginary. But one resale is one resale, and the rest of the summer's closings do not look like an 18 percent market. Several sold over asking in under a week.

The per-foot drop of 16.4 percent is the same story in a different unit. The large houses that closed this summer were priced like large houses, at $397 to $565 a foot, and the small ones like small houses, at $604 to $711 a foot. Shift the mix a little and the neighborhood figure shifts a lot. Read the band list below instead.

Ravenna-Bryant Seattle Home Prices by Housing Type

Here is what closed inside the city's Bryant boundary from June through mid-September 2026, grouped by what kind of home it was. We checked every sale against its individual listing record for property type, year built, lot size and dates, and checked every address against the city's map, because the recently sold search on these sites lists Ravenna, Wedgwood, View Ridge and Laurelhurst addresses under a Bryant heading. About half of the 36 sold cards we pulled were outside the line.

• Condos, $210,000 to $510,000: a 490 square foot 1949 one-bedroom in a converted building on 40th Avenue NE near University Village listed at $235,000 in June and closed at $210,000 on July 24, with dues of $364 a month. A 950 square foot top-floor 1966 two-bedroom on 40th Avenue NE listed at $539,000 in late May, went pending in August, came back on the market, went pending again and closed at $510,000 on September 15, with dues of $697 a month

• Small or original houses, $825,000 to $990,000: a 1925 house on 35th Avenue NE, the arterial on the neighborhood's west edge, listed at $795,000 on July 21, was pending the same day and closed at $825,000 on August 5. It was listed for rent five weeks later, so an investor bought it. A 1,230 square foot 1951 four-bedroom with one bath on 38th Avenue NE near NE 70th closed at $875,000 on August 27, at $711 a foot, with its listing and sale recorded on the same day, which usually means it sold without open marketing. A 1,590 square foot 1926 three-bedroom on 38th Avenue NE listed at $975,000 on June 24, was pending the next day and closed at $990,000 on July 15

• Three- and four-bedroom houses of 1,800 to 2,700 square feet, roughly $1.05 million to $1.25 million: this is the core of the Bryant market. A 2,570 square foot 1947 house on 40th Avenue NE, across the street from the PCC at NE 65th, listed at $1,050,000 and closed at that price on July 17 after five days on market. A 1,560 square foot 1949 two-bedroom on a 6,750 square foot lot on 43rd Avenue NE closed at $1,050,000 on September 15, at $673 a foot. The 2,200 square foot 1946 house on 39th Avenue NE closed at $1,050,000 after two cuts. A 1,820 square foot 1953 four-bedroom with central air on 39th Avenue NE listed at $1,185,000 and closed at $1,100,000 on August 13. A 2,300 square foot 1928 four-bedroom on a corner of NE 52nd Street listed at $1,098,000, was pending in five days and closed at $1,210,000 on July 15, 10 percent over asking. A 1,840 square foot 1950 house on 38th Avenue NE, updated and pre-inspected, listed at $1,235,000 and closed at $1,250,000 on July 24 after five days. A 2,720 square foot 1955 custom mid-century on a 7,749 square foot lot on 43rd Avenue NE, offered for the first time since it was built, listed and closed at $1,250,000 on July 24

• Expanded or newer houses, $1.19 million to $1.32 million: a 1,740 square foot 1987 contemporary on 37th Avenue NE listed at $1,249,500 in late May, was pending in eight days and closed at $1,190,000 on July 1. A 2,429 square foot 1955 house on NE 70th Street, reimagined and expanded with a main-floor suite, listed at $1,410,000 in mid-May, cut to $1,398,000, and closed at $1,320,000 on July 17

• The two largest houses, $1.66 million and $1.9 million: a 3,360 square foot 1948 Cape Cod with six bedrooms on a 6,880 square foot lot on NE 58th Street listed at $1,849,900 on June 10, was pending in two days and closed at $1,900,000 on July 9. It had sold for $1,775,000 in July 2022. A 4,170 square foot 1999 five-bedroom on 37th Avenue NE with territorial views listed at $1,900,000 on March 4, cut to $1,750,000 in April, went pending in June and closed at $1,657,000 on August 20, five and a half months after it listed

Two things about that list. No townhome closed inside the city's Bryant line in this window, which fits a neighborhood where the attached stock sits mostly along 35th Avenue NE and the University District edge. For that stock, our piece on what NE Seattle condos and townhomes actually cost is the better guide. And the neighborhood guide's working range for a Bryant house, high $900,000s into the $1.2 million to $1.4 million range, held up this summer. The floor was lower than that, because two small houses and an arterial house sold in the $800,000s, and the ceiling was higher, because of the two large houses.

The quickest way to see these bands in real time is to watch them in listings. Run an advanced search across Bryant, sort by square footage, and compare asking prices on homes of similar size and era. The gap between a 1,200 square foot original on 38th Avenue NE and a 2,400 square foot expanded house on NE 70th is the whole Bryant market in one screen.

The Family Premium in Ravenna-Bryant Seattle Home Prices, and Where It Actually Shows

Put Bryant next to its neighbors for the same window, the three months ending August 2026, and the premium disappears from the median. Bryant ran $1,049,493. Ravenna ran $1,058,239. Wedgwood ran $1,119,460. View Ridge ran $1,261,891. Bryant is not the expensive one. On the median it is the least expensive of the four neighborhoods that surround Ravenna Park and the View Ridge bluff.

The premium shows up in three other places.

It shows up in speed. Bryant's median of 6 days on market is the fastest of any neighborhood we cover. Ravenna and Wedgwood ran 8, View Ridge 15, Seattle citywide 15. A well-priced Bryant house this summer was pending inside a week almost without exception: two days on NE 58th Street, one day on 38th Avenue NE, five days on NE 52nd Street, five days on 40th Avenue NE, five days for the pre-inspected house on 38th, eight days for the contemporary on 37th.

It shows up in what a house costs, as opposed to what the neighborhood median says. Across the 14 detached houses we verified, the middle sale was about $1.145 million, roughly $95,000 above the neighborhood median, because the two condos and the small houses pull the median down. Nine of the 14 closed between $1.05 million and $1.32 million. That band, not the median, is what a family buying a three- or four-bedroom Bryant house should plan around.

And it shows up in the share of homes selling over asking, 36.7 percent, which is above Roosevelt's 33.2 percent and Ravenna's 29.9 percent, even though it fell 22.1 points from last year's unusually high figure. Redfin's own summary is that the average Bryant home sells for around list price and goes pending in about 18 days, and that a hot home goes in about 6.

What the school cluster does and does not explain is worth stating plainly, because it is the reason most people assume the premium. The blocks around Bryant Elementary, Eckstein Middle School and the Roosevelt and Nathan Hale attendance areas draw a steady stream of families, and that steady demand is why Bryant houses go pending in days. It does not set a higher price per house than Ravenna or Wedgwood, where the same families are also looking. And no address carries a school assignment as a fixed feature. Seattle Public Schools assigns by address and moves lines, so check any specific house with our guide to Seattle school boundaries by address and our Eckstein Middle School boundary guide before a school line goes into your offer math.

One number cuts the other way. Redfin's Compete Score, which is calculated over six months rather than three, rates Bryant 80 of 100. That is below Roosevelt's 93, Wedgwood's 89 and View Ridge's 83, and just under the city's 82. Bryant sells fast, but it is not the most contested ground in northeast Seattle right now, and the price cuts on the larger houses this summer are the reason.

What Sells Fast in Ravenna-Bryant, and What Sits

The same Redfin window, through August 2026:

• Sale-to-list ratio: 98.3 percent, down 5.9 points year over year

• Sold above list: 36.7 percent of homes, down 22.1 points

• Median days on market: 6, up from 5

• Listings with a price cut: Redfin does not publish this figure for Bryant, so we counted by hand below

• Redfin Compete Score: 80 of 100, rated very competitive

A sale-to-list ratio under 100 percent in a neighborhood where 36.7 percent of homes sold over asking means the homes that missed their price missed it by a lot. The closings show it house by house.

The houses that went over asking were priced at or slightly below their band and drew a crowd. The 1928 house on NE 52nd Street listed at $1,098,000 and closed at $1,210,000, 10 percent over, in under four weeks start to finish. The Cape Cod on NE 58th Street listed at $1,849,900 and closed at $1,900,000, pending in two days. The updated house on 38th Avenue NE listed at $1,235,000 and closed at $1,250,000. The 1926 house on 38th Avenue NE listed at $975,000 and closed at $990,000, pending the next day. The house on 35th Avenue NE listed at $795,000 and closed at $825,000, pending the day it listed.

The houses that cut were priced for a better house than they were, or for a better market than this one. Of the 14 detached sales, three took a published price cut and two more closed meaningfully under list without one. The 4,170 square foot house on 37th Avenue NE opened at $1.9 million, cut $150,000 after a month, then negotiated another $93,000 off and closed at $1,657,000 after five and a half months, a $243,000 discount in all. The 1946 house on 39th Avenue NE cut once and closed $95,000 under its original ask. The expanded house on NE 70th Street cut $12,000 and closed $90,000 under. The 1953 house on 39th Avenue NE never cut but closed $85,000 under its $1,185,000 list. The contemporary on 37th closed $59,500 under.

The pattern is the opening number, not the house. Every sale that closed under asking opened at the top of its band or above it, and every sale that closed over asking opened at the low end of its band. Size did not decide it: the largest house of the summer gave back $243,000, and the second largest, the Cape Cod on NE 58th Street, listed below its own 2022 sale price and drew $50,000 over in two days. Bryant buyers paid up when the first number was honest and made the seller earn every dollar when it was not.

The condo market moved on its own terms. The two-bedroom on 40th Avenue NE went pending in August, fell through, relisted and closed at $29,000 under its original ask on the second try. The one-bedroom closed $25,000 under. Condos near University Village are priced by the building and its dues, not by the neighborhood, and the neighborhood's 6-day median does not describe them.

A Thin-Count Warning About Ravenna-Bryant Seattle Home Prices

Bryant closed 20 homes in August and Redfin's read covers about 60 sales over three months. On a stack that small, the figures above are a description of what happened to sell, not a measurement of what Bryant houses are worth. Redfin does not even publish a price-drop share for Bryant, because the sample is too thin for it.

Our Ravenna market piece made the same point about the neighborhood next door, where two Redfin windows reported the median up more than 11 percent and down nearly 14 percent for the same streets. Bryant is the same kind of neighborhood: built out, mostly pre-1960, held for decades, and producing a few dozen sales a quarter. One large house closing in a given window moves the median, and so does one large house not closing.

So treat any Bryant figure with a percent sign as a description of the last 90 days, not a trend. The band list above is more useful than the headline number, and the actual closings on your block are more useful than either.

Where Ravenna-Bryant Sits Among NE Seattle Neighborhoods

Here is the northeast Seattle ladder for the three months ending August 2026, from Redfin neighborhood reads pulled September 10 through September 22:

• Pinehurst: about $616,000 median, $410 per square foot, 27 days on market

• Northgate: $704,610 median, $456 per square foot, 20 days on market

• Maple Leaf: $919,556 median, $411 per square foot, 14 days on market

• Bryant: $1,049,493 median, $488 per square foot, 6 days on market

• Ravenna: $1,058,239 median, $614 per square foot, 8 days on market

• Roosevelt: $1,071,983 median, $640 per square foot, 8 days on market

• Wedgwood: $1,119,460 median, $535 per square foot, 8 days on market

• View Ridge: $1,261,891 median, $500 per square foot, 15 days on market

• Seattle citywide: $874,421 median, $533 per square foot, 15 days on market

Three things stand out.

Bryant, Ravenna and Roosevelt are priced within about $22,000 of each other on the median, and Bryant is the low end of that trio. What separates them is what the money buys and how fast you have to move. Bryant buys flat streets, a house with a yard and the fastest market in the group. Ravenna buys the ravine and the boulevard, covered in our Ravenna buyer's guide. Roosevelt buys the station and a denser mix of housing. They are close substitutes on price and not on daily life.

Bryant's per-foot figure, $488, is far below Ravenna's $614 and Roosevelt's $640, and that is a housing-stock difference, not a discount. Bryant sells larger houses on larger lots than Ravenna's boulevard-and-ravine blocks or Roosevelt's station-area townhomes. A Bryant buyer gets more house per dollar than a Ravenna buyer, and pays about the same for it.

The step up to Wedgwood, about $70,000 on the median, is smaller than the difference in feel. Wedgwood's 35th Avenue NE strip, larger lots and later housing stock are covered in our Wedgwood family neighborhood guide. The step up to View Ridge, about $212,000, is mostly the view and the bluff lots, and View Ridge's 15-day median tells you those houses take longer to find their buyer.

What Ravenna-Bryant Seattle Home Prices Mean for Buyers

Plan around the band, not the median. If you are shopping for a three- or four-bedroom Bryant house, the number to carry is about $1.05 million to $1.32 million, and the middle of what closed this summer was about $1.145 million. The $1,049,493 median includes condos and small houses you are probably not buying.

Be ready in week one. Bryant's 6-day median is the fastest we cover, and the houses that went over asking this summer were pending in one to five days. A buyer who needs a weekend to think it over will lose the right-priced houses and will only get to negotiate on the ones that sat, which is not a bad outcome, but it should be a choice rather than an accident.

Use the cut. Every large Bryant house that came down this summer kept negotiating after the cut, and the biggest one closed $93,000 below its already reduced price. A Bryant listing that has been on the market for a month has already told you its first number was wrong.

Map the address. If a listing says Wedgwood, Hawthorne Hills or University Village and it sits between 35th and 45th Avenue NE, south of NE 75th, Bryant's figures may be the right comparison and the label is marketing. Check the city's map, and then check the schools separately, because the neighborhood line and the attendance lines are different maps.

Walk the old ones. Most of what closed this summer was built between 1925 and 1955, and the two small houses that sold in the $800,000s were sold for their location and their lot, not their systems. Our guide to inspecting older Ravenna homes applies block for block on the Bryant side of the park.

What Ravenna-Bryant Seattle Home Prices Mean for Sellers

Price to your band, and price to the low side of it. The sellers who did that this summer got over asking in days. The 1928 house on NE 52nd Street listed at $1,098,000 and closed at $1,210,000. The Cape Cod on NE 58th listed under its 2022 sale price and closed $125,000 above it. Listing low in Bryant works because the buyer pool is deep and fast, and it only works if the house is honestly worth more than the list. A house listed low that is worth its list price just sells at its list price.

Do not open at the top of your band. Five of the 14 houses closed under their original asking price, by $59,500 to $243,000, and every one of them opened at the top of its band or above it. The 4,170 square foot house on 37th Avenue NE, the largest sale of the summer, gave back $243,000 over five and a half months. The 3,360 square foot Cape Cod, the second largest, listed under its 2022 price and got $50,000 over in two days. Size was not the problem. The opening number was. If you own a large house, the comparables that matter are those two, and they point in opposite directions depending on where you start.

Do not price to the median, either. If you own a 2,000 square foot mid-century in original condition, the $1,049,493 neighborhood figure is about right for you and the $1.145 million detached middle is a stretch. If you own a 2,300 square foot house with the systems done, the 1950 house on 38th Avenue NE, pre-inspected and closed at $1,250,000 in fifteen days, is the comparable that matters.

Pre-inspect. That house is the clearest example this summer of what an inspection report in the listing does for a Bryant sale. Buyers who are moving in five days want the unknowns removed before they write, and in a neighborhood of 70- to 100-year-old houses the unknowns are what slow an offer down.

Want this worked out for one address instead of a neighborhood? Reach out through our contact page and tell us the block, the era and the condition. We will pull the actual closings inside your band and inside the city's Bryant line, show you where the per-foot figures sit above and below you, and give you a straight read, including the version where the answer is not the one you were hoping for.

Frequently Asked Questions About Ravenna-Bryant Seattle Home Prices

What is the median home price in Ravenna-Bryant, Seattle?

Redfin put the Bryant median sale price at $1,049,493 for the three months ending August 2026, down 10.8 percent from the same window a year earlier, at $488 per square foot. That blends two condos that closed at $210,000 and $510,000 with houses that closed as high as $1.9 million. Bryant closed 20 homes in August, so the median describes a small stack of sales. Across the 14 detached houses we checked inside the city's Bryant line this summer, the middle sale was about $1.145 million, which is the more useful number if you are shopping for a house.

Why are Ravenna-Bryant Seattle home prices down 10.8 percent?

Mostly because of what closed, not because Bryant houses lost a tenth of their value. On 20 closings a month, a few large houses in one window and a few small ones in the next swing the median by six figures. The one clean resale we found does show a real decline: a 1946 four-bedroom on 39th Avenue NE sold for $1,275,000 in July 2024 and $1,050,000 in August 2026 after a price cut and a further discount at the table. So the direction is soft, but the size of the drop in the headline figure is mostly mix and a thin count. Treat it as a description of one summer, not a trend line.

Is there a family premium in Ravenna-Bryant Seattle home prices?

Not in the median. For the three months ending August 2026, Bryant's $1,049,493 sat just under Ravenna's $1,058,239 and about $70,000 under Wedgwood's $1,119,460. The premium shows up in speed and in what a house costs. Bryant homes went pending in a median of 6 days against 8 in Ravenna and Wedgwood, 36.7 percent of them sold over asking, and the typical detached house we checked closed around $1.145 million. Buyers pay for Bryant in competition and in the price of a specific house, not in a higher neighborhood median.

Where does Bryant end and Ravenna, Wedgwood or View Ridge begin?

The City of Seattle's neighborhood map atlas draws Bryant from 35th Avenue NE east to 45th Avenue NE, and from NE 75th Street south to about NE 45th Street and Sand Point Way NE. There is one notch: north of NE 65th Street, the eastern edge pulls in to 40th Avenue NE, so the blocks between 40th and 45th above NE 65th belong to View Ridge. Redfin's Bryant figures follow that line. Listings on these blocks are often marketed as Wedgwood, Hawthorne Hills or University Village, and Bryant Elementary itself sits at 33rd Avenue NE, two blocks west of the city's Bryant line, inside Ravenna.

What can I actually buy in Ravenna-Bryant, Seattle at each price?

Based on closings from June through mid-September 2026 inside the city's Bryant boundary: condos closed at $210,000 for a 490 square foot one-bedroom and $510,000 for a 950 square foot top-floor two-bedroom; small or original houses of 1,200 to 1,600 square feet closed between $825,000 and $990,000; three- and four-bedroom mid-century and pre-war houses of 1,800 to 2,700 square feet closed between $1.05 million and $1.25 million; expanded or updated houses closed between $1.19 million and $1.32 million; and the two largest houses, 3,360 and 4,170 square feet, closed at $1.9 million and $1,657,000. Those are observed ranges from one summer, not appraisals.

How fast do homes sell in Ravenna-Bryant, Seattle right now?

Faster than any neighborhood we cover when the price is right. The median was 6 days on market for the three months ending August 2026, up from 5 a year earlier, and 36.7 percent of homes sold over asking. Homes closed at 98.3 percent of list on average, down 5.9 points, because the homes that missed their price came down a lot. This summer the houses priced to their band were pending inside a week, several of them over asking, while a 4,170 square foot house that opened at $1.9 million took five and a half months and a $243,000 discount to close.

A note on the figures. Neighborhood-level numbers come from Redfin's Bryant housing market page, pulled September 22, 2026, and its equivalents for the other neighborhoods listed, all for the three months ending August 2026 and pulled between September 10 and September 22, 2026. Individual closings are from Redfin's recently sold listings for Bryant on September 22, 2026, each checked against its NWMLS-sourced listing record for property type, year built, lot size, list price and dates, and each address checked against the City of Seattle's neighborhood map atlas; closings the atlas places outside Bryant were excluded, and all of these will roll off that page. Square footage is as reported in the listing and can differ from county records. Everything above is current as of September 2026. Market data changes monthly, small-neighborhood medians change faster than that, and nothing here is a prediction of where prices go next. School assignments are set by Seattle Public Schools by address and change; confirm any address with the district. We are brokers, not appraisers or school district staff. Mortgage questions belong with a licensed mortgage advisor.

More Ravenna-Bryant and northeast Seattle coverage: Ravenna-Bryant, Seattle Homes: The Family Side of the Park · Ravenna Seattle Housing Market: Prices, Inventory, What Sells · View Ridge Seattle Home Prices: The View Premium · Northgate Seattle Home Prices: The Light Rail Premium · NE Seattle Condos, Townhomes Near Light Rail: What They Cost