Buyer brief - evaluated June 12, 2026
8762 Paisley Drive NE, Seattle
Promising at the $2.0M list price, with real diligence needed around condition, title/seller authority, square footage, drainage, permits, and offer timing.
Current Status
Evaluated on 2026-06-12 using the home-evaluation rubric.
- Address: 8762 Paisley Dr NE, Seattle, WA 98115
- Redfin URL: https://www.redfin.com/WA/Seattle/8762-Paisley-Dr-NE-98115/home/321740
- Status: active Redfin listing / for sale, per logged-in Redfin screenshot
- List price: $2,000,000
- Listing snapshot: 5 bed / 3.5 bath / 3,950 sq ft
- Price per sq ft at list: about $506/sq ft
- Open house: Friday 4:30 PM to 6:30 PM, per screenshot
- Listing agent / brokerage: Clinton Fink, Windermere Bellevue Commons, per screenshot
- Parcel ID: 360750-0580
- Legal / plat: Inverness Park
- Jurisdiction: Seattle
- Likely area: Inverness / Sand Point / Matthews Beach pocket
- Owner of record: Swanberg Estate c/o US Bank, per King County Assessor
- Source date: Redfin screenshot, Redfin public record, and King County records checked 2026-06-12
Overall Take
Promising, with real diligence needed.
At the live $2.0M list price, this moved from "worth watching" to "seriously worth touring." The price is below King County's 2025/2026 taxable value of $2.2M, below the earlier Redfin public-record estimate I saw around $2.14M, and roughly in line with the lower end of nearby large-home comps. It is not automatically a bargain, but the pricing is interesting enough to act quickly.
Reasons to like it
- Large 5 bed / 3.5 bath home in a desirable northeast Seattle pocket with Lake Washington and Mount Rainier view signals.
- Strong elementary and middle school signals from Redfin/GreatSchools, with View Ridge / Thornton Creek and Eckstein appearing in the school data.
- King County shows excellent building grade, public sewer/water, 1990 construction, and a 2025/2026 taxable value of $2.2M.
- Live list price is $2.0M, or about $506/sq ft using the listing's 3,950 sq ft.
- The listing media shows meaningful interior updates/staging, 40 photos, 3D tour, floor plans, and an open house.
- The listing/photo set suggests a practical layout: main-level primary, finished lower level, rec room, additional bedroom/bath, and entertaining space.
Main risks
- The listing is live, so competition and offer timing matter immediately.
- Square footage needs reconciliation: active listing shows 3,950 sq ft, earlier Redfin public facts showed 3,750 sq ft, and King County shows 4,360 total sq ft.
- King County shows condition as average despite excellent grade, so assume deferred-maintenance risk until inspected.
- Built in 1990 means roof, siding, windows, HVAC, water heater, deck, drainage, and sewer line need real diligence.
- The daylight-basement/view setup makes drainage, slope, retaining wall, basement moisture, and sewer scope more important than a flat-lot home.
- Owner-of-record is an estate c/o US Bank, so title and seller authority could be more complex than a normal individual-owner resale.
Negotiation posture
- Treat $2.0M as a credible asking price, not a fishing price.
- If the open house is busy or there is an offer review date, expect competition; if traffic is light, there may still be room for inspection/title protections.
- The right posture is tour fast, request disclosures/pre-inspection/offer timeline, and decide whether to offer at or near list based on condition and activity.
- Preserve inspection, title, permit, and financing/appraisal protections.
Next concrete action
Tour or attend the Friday open house, ask the buyer agent for the offer-review timeline and showing traffic, and request the disclosure packet/title/permit history immediately.
Property Snapshot
- Type: single-family residence
- Beds/baths: 5 beds / 3.5 baths by both Redfin and King County
- Size: active listing screenshot shows 3,950 sq ft; earlier Redfin public facts showed 3,750 sq ft; King County shows 4,360 total sq ft
- Lot: 8,283 sq ft
- Year built: 1990
- Building grade / condition: King County grade 11 Excellent; condition Average
- Parking: attached garage, 2 garage spaces, about 780 garage sq ft by Redfin public facts
- Basement: Redfin public facts show 1,880 sq ft finished basement
- Heating: gas forced air by Redfin public facts
- Fireplaces: 3 by Redfin public facts
- Utilities: public sewer and public water by Redfin public facts
- Zoning: NR2 by Redfin public facts
- HOA: no HOA dues shown in Redfin public-record data, but confirm CC&Rs/title
- List price: $2,000,000
- Redfin public-record estimate seen in first pass: $2,135,584
- King County 2025 value for 2026 tax year: $1,047,000 land + $1,153,000 improvements = $2,200,000 total
- Redfin 2025 property tax history: $20,514
- Last sale shown by Redfin: 1999-09-20 for $1,350,000
Important data issue
- Live list / listing sq ft: $2.0M / 3,950 sq ft = about $506 per sq ft.
- Live list / county total sq ft: $2.0M / 4,360 sq ft = about $459 per sq ft.
- County taxable value / county total sq ft: $2.2M / 4,360 sq ft = about $505 per sq ft.
Ask the agent which square-footage basis MLS, appraisal, and lender would use.
Schools
Redfin school signals
- Thornton Creek Elementary School: GreatSchools 8/10, shown by Redfin as assigned
- View Ridge Elementary School: GreatSchools 9/10, shown by Redfin as assigned
- Eckstein Middle School: GreatSchools 8/10, shown by Redfin as assigned
- Nathan Hale High School: GreatSchools 5/10, shown by Redfin as assigned
Fit read
- Elementary and middle-school signals are strong and likely support resale demand.
- The high-school signal is more mixed than the elementary/middle story, so confirm whether Nathan Hale is a fit rather than treating the school package as uniformly premium.
- Redfin showing two elementary schools is a boundary/option-program flag. Verify the official assignment directly with Seattle Public Schools before relying on it.
Safety
Practical concern is property crime rather than violent crime. Use SPD's map or a buyer-agent local incident pull before offer because the official dataset queries below are beat/neighborhood level, not parcel-level.
Official-data signals
- SPD crime dataset query for likely local beat U3 from 2025-06-12 through 2026-06-12 returned 1,324 property-crime records, 73 violent-crime records, and 768 all-other records.
- A neighborhood-label query in that same beat showed Sand Point as the dominant label, but the beat is wider than the immediate Inverness/Paisley residential pocket.
Practical buyer concerns
- Vehicle prowls, package theft, garage security, and residential burglary are the main things to check.
- Also check road noise and cut-through traffic from Sand Point Way / NE 95th / Lake City Way corridors during a tour.
Area Value Trend
Longer-term official value signal
- King County taxable total rose from $1,415,000 for the 2020 value / 2021 tax year to $2,200,000 for the 2025 value / 2026 tax year, about +55%.
- It rose from $2,128,000 for the 2024 value / 2025 tax year to $2,200,000 for the 2025 value / 2026 tax year, about +3.4%.
- This is assessed/taxable value, not a precise market-value index, but it is a useful official anchor.
Current 98115 market color
- Redfin reports the 98115 market as very competitive in May 2026.
- Redfin reports 98115 median sale price at about $1.1M, down 12.9% year over year, with homes receiving about 4 offers and selling in about 6 days.
- Redfin reports 98115 homes selling for about 104.8% of list in May 2026.
Practical read
- Northeast Seattle still moves quickly when properties are priced right.
- The year-over-year median decline says buyers are price-sensitive and mix matters.
- This property's value will depend more on condition, views, usable square footage, and exact comps than on the ZIP median.
Property Value And Comps
Reference value
- Live list price: $2,000,000, or about $506/sq ft using the screenshot's 3,950 sq ft.
- Redfin public-record estimate seen in first pass: about $2.136M.
- County 2025/2026 taxable total: $2.2M.
- Given the square-footage discrepancy, I would treat the first-pass fair-value band as roughly $2.0M-$2.25M before tour/condition data.
Nearby Redfin comparable signals
| Property | Sale / estimate | Sq ft | Price/sq ft | Notes |
|---|---|---|---|---|
| 8762 Paisley Dr NE | $2.0M list | 3,950 | $506 | Subject, built 1990, views, active listing |
| 3815 NE 89th St | $1.95M sold 2025-08-01 | 3,848 | $507 | Built 2016, nearby large-home comp |
| 9120 38th Ave NE | $1.789M sold 2025-09-12 | 3,201 | $559 | Built 1957, smaller and older |
| 3036 NE 90th St | $2.45M sold 2025-07-30 | 3,804 | $644 | Built 1998 |
| 3229 NE 94th St | $2.675M sold 2025-01-10 | 3,883 | $689 | Built 2024 |
| 4215 NE 82nd St | $2.5M sold 2025-07-30 | 3,480 | $718 | Built 2013 |
| 4304 NE 82nd St | $2.45M sold 2025-05-30 | 3,384 | $724 | Built 2024 |
Value read
- A $2.0M list price is defensible and potentially attractive if the home is in solid condition and the views/layout are meaningful.
- The $2.45M-$2.7M comps appear to involve newer construction or stronger renovation/condition stories. Do not use those as direct support without adjustments.
- The 3815 NE 89th sale at $1.95M is an important cautionary comp because it is nearby, large, and much newer; however, the subject's views, lot feel, and interior presentation may justify a premium if condition is clean.
- If the real usable/living area is closer to 4,360 sq ft, the value story improves; if lender/appraisal uses 3,950 sq ft and condition is only average, the margin is thinner but still not obviously overpriced.
Negotiation Leverage
Leverage in buyer's favor
- The $2.0M list price is below county taxable value and below the earlier public-record Redfin estimate, which may create buyer interest but also supports a value argument.
- County condition is average, which gives room to push for inspection and system-risk discounts.
- Estate / trustee ownership can sometimes create a practical seller, though it can also create process friction.
- Redfin's 98115 median price is down year over year even while the market remains fast for well-priced homes.
Leverage against buyer
- Northeast Seattle inventory can still be very competitive.
- Views, Inverness/Sand Point location, and large bedroom/bath count are scarce.
- The listing is now public, staged/photographed, and has an open house, so multiple buyers may discover it quickly.
- Emotional bidding can outrun the comp math if buyers fixate on views and the $2.0M headline.
Recommended posture
- Ask immediately: "Is there an offer-review date, how many disclosure packets are out, and has the open house generated serious buyer traffic?"
- Request a tour, disclosure packet, title, permit history, and utility/system ages before deciding whether to escalate above list.
- If condition looks clean and traffic is strong, list price or modestly above list may be rational; if condition/system issues appear, stay disciplined and preserve inspection/title/appraisal protections.
- Do not waive inspection or title due to age, basement/drainage risk, and estate/title complexity.
Condition And Inspection Risk
Known / visible from public records
- 1990 construction.
- King County grade 11 Excellent, condition Average.
- Redfin public facts show finished basement, gas forced-air heat, 3 fireplaces, attached garage, public sewer/water, wood exterior, and built-up roof.
Inspection priorities
- General inspection.
- Sewer scope.
- Roof inspection, especially because Redfin public facts show built-up roof and the home is 36 years old.
- HVAC age and service history.
- Water heater age and plumbing review.
- Electrical panel and any remodel/subpanel work.
- Drainage, grading, basement moisture, retaining walls, foundation, and any slope movement.
- Decks, balconies, patios, exterior stairs, and railings.
- Fireplace/chimney inspection.
- Wood siding/exterior envelope and pest inspection.
- Window condition and failed seals.
Key condition question
Is this a well-maintained 1990 premium home, or a premium shell with a large deferred-maintenance bill? The county "Average" condition label makes that distinction essential.
Title, HOA, Permits, And Legal
Title / seller authority
- King County shows owner name as Swanberg Estate c/o US Bank.
- Before any offer, confirm who can sign, whether this is probate/trust/estate administration, whether court approval is needed, and whether the seller can deliver clear title on a normal timeline.
- Ask the title officer to review recorded documents, easements, plat restrictions, encumbrances, and any estate/trust authority documents.
HOA / covenants
Redfin does not show HOA dues, but title should verify any Inverness Park CC&Rs, architectural restrictions, view covenants, private drainage/stormwater obligations, shared maintenance obligations, and easements.
Permits
Because jurisdiction is Seattle, use Seattle SDCI permit records rather than King County unincorporated permit records. Request permit history for original construction, basement finish, any deck/exterior work, roof replacement, HVAC, electrical, plumbing, and any structural work.
Financial Fit
Illustrative monthly cost only, using a 6.52% 30-year fixed benchmark, 20% down, Redfin's 2025 property tax amount of $20,514/year, a $350/month insurance placeholder, and 1% annual maintenance reserve:
| Purchase price | P&I est. | Tax est. | Maintenance reserve | Total before utilities |
|---|---|---|---|---|
| $2.0M | $10.1K/mo | $1.7K/mo | $1.7K/mo | about $13.9K/mo |
| $2.2M | $11.1K/mo | $1.7K/mo | $1.8K/mo | about $15.0K/mo |
| $2.4M | $12.2K/mo | $1.7K/mo | $2.0K/mo | about $16.2K/mo |
Financial read
- Carrying cost is very high even before utilities and any capital repairs.
- A 1990 home with average condition needs a real capital reserve, not just a cosmetic budget.
- Lender quote, jumbo pricing, property insurance, and actual tax estimate should replace this rough model before any offer.
Lifestyle Fit
Likely strengths
- View-oriented home with Lake Washington / Mount Rainier signals.
- Large layout with main-level primary and finished basement flexibility.
- Good fit for hosting, guests, remote work, and separated living zones.
- Close to northeast Seattle amenities: Magnuson Park, Lake Washington, Sand Point, View Ridge, Wedgwood, and University Village-area shopping by car.
Likely tradeoffs
- Car-oriented pocket; do not assume daily walkability or light-rail convenience.
- Commutes to downtown, SLU, Bellevue, or the Eastside will vary heavily by bridge/freeway timing.
- Touring should include morning/evening traffic feel and noise from nearby corridors.
- Yard usability should be checked carefully because view lots and daylight-basement lots can be steep or segmented.
Climate And Physical Site Risks
Official parcel/GIS signals from King County Districts and Development Conditions report
- Drainage basin: Thornton Creek.
- 100-year floodplain: none mapped.
- Sea level rise risk area: does not apply.
- Critical aquifer recharge area: none mapped.
- Shoreline management designation: none mapped.
- Wildland Urban Interface: does not apply.
- Tacoma Smelter Plume: under 20 ppm.
- Erosion, landslide, seismic, and wetland hazards: "Check with Jurisdiction," because the parcel is in Seattle.
Redfin climate signal
Redfin labels the property as having major heat risk, with about 10 hot days expected in 2026 and about 18 in 30 years.
Physical-site read
- Flood and wildfire do not look like the headline risks.
- Drainage, slope, basement water, retaining walls, and Seattle ECA mapping are the priority site-risk checks.
- Ask the inspector specifically to evaluate water movement from uphill/side yards and any evidence of prior basement moisture.
Open Questions
- What is the offer-review timeline?
- How much showing/open-house traffic is the listing getting?
- Are there any offers already in hand?
- Who has legal authority to sell for the estate / US Bank relationship?
- Which square footage would MLS, appraiser, and lender use: 3,950, 3,750, or 4,360?
- What are the exact Seattle Public Schools assignments for this address?
- What does Seattle SDCI show for permits?
- What are roof, HVAC, water heater, sewer, electrical, deck, and exterior maintenance ages?
- Are there any CC&Rs, easements, view covenants, private drainage obligations, or title exceptions?
- Any history of basement moisture, sewer backups, slope movement, or retaining-wall repair?
- What does a current jumbo lender quote look like for the buyer's actual down payment and credit profile?
Next Actions
- Attend the Friday open house or schedule a private tour as soon as possible.
- Ask the buyer agent for offer-review date, disclosure packet, pre-inspection if any, showing traffic, and whether offers are expected.
- Ask buyer agent to pull MLS comps for 98115 / northeast Seattle homes with 3,500-4,500 sq ft, 4-6 beds, views if possible, and 1990-2024 construction.
- Confirm official Seattle Public Schools assignment directly with SPS.
- Pull Seattle SDCI permit history, King County recorded documents, and preliminary title.
- If the home still looks good after tour, decide whether list price is enough or whether competition justifies a modest escalation.
Sources
- Redfin property public record, checked 2026-06-12: https://www.redfin.com/WA/Seattle/8762-Paisley-Dr-NE-98115/home/321740
- Logged-in Redfin screenshot, provided 2026-06-11 Pacific time, showing active listing at $2,000,000, 5 bed / 3.5 bath / 3,950 sq ft, open house Friday 4:30 PM to 6:30 PM, and listing agent Clinton Fink / Windermere Bellevue Commons.
- Redfin 98115 housing market, May 2026 market data: https://www.redfin.com/zipcode/98115/housing-market
- King County Assessor eReal Property, parcel 360750-0580: https://blue.kingcounty.com/Assessor/eRealProperty/Dashboard.aspx?ParcelNbr=3607500580
- King County Districts and Development Conditions report, parcel 3607500580: https://district-conditions-report.kingcounty.gov/?PIN=3607500580
- Seattle Police Department Crime Dashboard and official crime dataset: https://www.seattle.gov/police/information-and-data/data/crime-dashboard and https://data.seattle.gov/resource/tazs-3rd5.json
- AP / Freddie Mac mortgage-rate report for 2026-06-11 30-year fixed benchmark: https://apnews.com/article/cc2ec9f251f2862662c60dadf9dfeab1