Living in Clyde Hill, Washington: homes, schools and costs

The book's checklist

Lower cost of livingEveryday prices run 11.1% above the U.S. average in the Seattle-Tacoma-Bellevue metro area.
More house for the moneyThe Census survey didn't reach enough homes in Clyde Hill to say.
A safer neighborhood0 violent crimes were reported in 2025, about 0 per 1,000 people (U.S.: 3.3). Property crime: 4.7 per 1,000 (U.S.: 15.3).
Schools in town3 public schools: 2 elementary and 1 middle. No public high school in town: the nearest is Bellevue High School, about 2 miles away.
A hospital close byOverlake Hospital Medical Center & Clinics in Bellevue, about 2 miles away, has the nearest emergency room.
Within reach of a big citySeattle is about 6 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Clyde Hill meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

What kind of town

A suburb, not a stand-alone small town

Clyde Hill runs into the built-up area around Seattle (Census Bureau, 2020 urban areas). We include suburbs under 20,000 people because some still feel like small towns, but daily life here is closer to the suburbs than to the towns Frank and Dave's book describes. Weigh it against towns farther out.

The book sorts small towns into six types. These labels come only from the numbers; take the quiz to see which type fits your family.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024: $2,000,000 or moreU.S.: $332,700
Home prices since then: Up 6%King County, 2022 to 2025
Typical rent, with utilities: $3,500 or more a monthU.S.: $1,413
Typical household income: $250,000 or moreU.S.: $80,734
Homes owned by the people living in them: 91%U.S.: 65%
Typical property tax bill: $10,000 or more a yearWashington: $4,556
Homes built before 1940: 0%U.S.: 12%
Homes built since 2010: 10%U.S.: 11%
Vacation and seasonal homes: 0%U.S.: 3%
Everyday prices: 111.1U.S. average = 100 (the Seattle-Tacoma-Bellevue metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 6% since 2022. Everyday prices are the government's average for the Seattle-Tacoma-Bellevue metro area, not Clyde Hill alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate: 3,1612020: 3,128
Median age: 48.6 yearsU.S.: 38.9
Age 65 and older: 23%U.S.: 17%
Under 18: 22%U.S.: 22%
Adults with a bachelor's degree or more: 80%U.S.: 36%
Moved here from another county or state in the past year: 2%U.S.: 6%
College students: 6%share of all residents

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work: Professional and business services (27%); finance, insurance and real estate (19%); schools, health care and social services (18%)
Unemployment rate: 5%U.S.: 5%
Average commute: 18 minutesU.S.: 26 minutes
Work from home: 47%U.S.: 15%
Below the poverty line: 3%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Overlake Hospital Medical Center & Clinics, Bellevue, WA, about 2 miles away. It's a general hospital. Medicare gives it 2 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

3 public schools in Clyde Hill, run by Bellevue School District. The nearest public high school is Bellevue High School, about 2 miles away.

See each school on the federal school search, then check test scores and graduation rates on Washington's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet: 84%U.S.: 76%
Homes with any internet subscription: 99%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low: 37°F
July average high: 76°F
Days 90°F or hotter: 2 a year
Nights at or below freezing: 25 a year
Rain and melted snow: 37.8 inches a year
Snow: 4 inches a year
Elevation: 308 feet

Weather station: Seattle Sand Pt Wsfo (4 miles away). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Overlake Hospital Medical Center & ClinicsEmergency room2

Bellevue, WACity of 154,0004

Seattle, WAMetro of 4.2 million6

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Overlake Hospital Medical Center & Clinics, Bellevue, Seattle.

King County is in a metro area of 1 million people or more (USDA rural-urban code 1, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

National Park Service sites within about an hour:

Ebey's Landing National Historical Reserve42 miles
Olympic National Park43 miles
Mount Rainier National Park45 miles

Read about Clyde Hill's history on Wikipedia.

Know Clyde Hill?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Yarrow Point, WA1,100 people, 1 miles
Medina, WA3,000 people, 1 miles
Newcastle, WA13,100 people, 7 miles
Boulevard Park, WA4,600 people, 9 miles
Woodinville, WA14,500 people, 9 miles
Bryn Mawr-Skyway, WA17,600 people, 9 miles

Smaller places

Hunts Point, WA461 people, 1 mile
Beaux Arts Village, WA315 people, 3 miles
Ames Lake, WA (unincorporated)1,245 people, 12 miles
Lake Marcel-Stillwater, WA (unincorporated)1,549 people, 15 miles
Fall City, WA (unincorporated)1,618 people, 15 miles

Sources

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.