Looking for an EastSide Home (Redmond, Sammamish: for sale, lease, how much)

[mani11]

Hello,

I work at MS Main Campus at Redmond and am looking for a home in the east side - the ones that I found the most interesting were

1) Harbor homes woodinville
- worst commute of the three (redmond woodinville road takes forever, even willow road only mitigates a bit)
- best relative prices
- not much of a community or neighborhood or walkability

2) Redmond Ridge east
- bad commute but probably least worst of the three (I live at Bear Creek, so Avondale traffic is a "known devil")
- little bit of a neighborhood/community
- nice homes; but since new homes will continue to be built for the next few years, if i wanted to sell, will be up against a builder

3) Issaquah highlands
- long commute but Connector mitigates this
- homes are smallest with no yard, very close to each other
- very nice community and neighborhood..everything including malls and theaters to be built soon.


I am having a hard time deciding between the three and would value opinions or suggestions very much...my budget is around 500K and am looking for something new or built within the last few years.

Thanks so much!

Mani

[Ira500]

I'm pretty familiar with both Redmond Ridge and Issaquah Highlands, and don't know Harbor Homes in Woodinville. Redmond Ridge has a couple of strikes against it. One is the reputation of the builder, Quadrant Homes ( not so good). And although the prices there are lower per square foot, they appear to be built with less expensive materials. There was a thread here a while back about Quadrant being sued by multiple homeowners for building wet, moldy, and cold houses. I don't remember if those were Redmond Ridge homes or not, Quadrant has built a ton of homes. Between more of their homes being built nearby and the builder's reputation,I might not pursue it too enthusiastically unless I saw something priced really low.
The lot sizes are too small in Issaquah Highlands, but both it's expanding retail area and it's proximity to downtown Issaquah make it appealing. There was more than one builder involved in Issaquah Highlands. Some of the homes I've been in had kind of odd designs, but I never noticed the apparent lack of quality building materials I thought I saw in Redmond Ridge.
I'm pretty sure I saw some homes for sale recently not in but near Issaquah Highlands that were newish and had larger lot sizes.
A lot of it will depend on what feels best to you, and it seems like there are always going to be some trade offs.

[VeronikaW]

Don't let the mall and theater in Issaquah Highlands help decide you on it. I live in Issaquah Highlands, and I've lived here almost 3 years. I was told when I moved in that the shopping would be built within a year. Apparently they've been telling people that for over 5 years. I did read recently that a movie theater actually did sign some sort of lease or something, and is supposed to happen this year, but I'll believe it when I see it.

Other than the shopping, though, I do love this neighborhood. And if they ever do build that retail, the home prices will climb even higher!

[mani11]

Thanks Veronika and Ira for your replies - appreciate it.

On the Redmond Ridge East homes, some of the homes are by Quadrant, but the more expensive houses are built by Murray Franklyn and those are the ones I am looking at - they seemed of pretty good quality, and are about $210 per square foot in the sizes I am looking at.

Thanks for the heads up on the mall and the theater ; though fortunately, we (my wife, my four month old and myself) consider them as nice to haves and not essential..

[sonach]

mani, did you finally settle on the murray franklin home ? We're a first time home buyer n were wondering if the price range of the homes in redmond ridge east is negotiable on the new construction by murray franklin. how much were you able to negotiate the price?

[purple20]

There are three roads into Redmond Ridge.

1. Up Novelty Hill.
2. Up Union Hill, then turn onto Redmond Ridge Drive.
3. Down 202 past Sahalee Way (Sammamish turn), turn left at the Albertsons store onto 238th Ave / Redmond Ridge Drive.

Of these, the second and third ones are never backed up at rush hour.

Buy a Quadrant in the older community if you are okay with entry level trim levels or don't mind adding things like recessed lights ($80 a pop if not DIY). If you want better trim levels and new construction, go for the East development.