ZIP 98112 vs ZIP 98199

98112 is one of 86 ZIP codes that lie mostly in King County, WA.

Shaded by typical home value, it ranks 6 of the 36 nearby ZIPs shown.

4 school locations in 98112: 3 elementary, 1 middle.

In alphabetical order: Edmonds S. Meany Middle School, McGilvra Elementary School, Montlake Elementary School, Stevens Elementary School. Locations only — no ratings are shown here.

98199 is one of 86 ZIP codes that lie mostly in King County, WA.

Shaded by typical home value, it ranks 5 of the 36 nearby ZIPs shown.

3 school locations in 98199: 2 elementary, 1 middle.

In alphabetical order: Catharine Blaine K-8 School, Lawton Elementary School, Magnolia Elementary School. Locations only — no ratings are shown here.

In January 2000 the typical home in 98112 was worth $466,633.

Values peaked at $1,498,136 in June 2022. The latest reading is −10.7% from that peak.

As of August 2026: $1,338,232, −1.0% over twelve months.

Start with the typical home: $1,338,232. Put 20% down and borrow $1,070,586 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $7,413 a month in principal and interest.

The median household here earns $162,073 a year, $13,506 a month. So the payment takes 54.9% of income — rated “severe” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 19.1% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $2,794.

In December 2020, with rates at 2.68%, it was $3,929.

By August 2026, at 6.67%, it was $6,885 — +75% since December 2020, while the home's value moved +10%.

Reported values rose +187% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $920,948. So the real change is +45%, not +187%.

98112: +187% since January 2000.

King County: +235% since January 2000.

Washington: +236% since January 2000 — 98112 ran behind it by 49 points.

Against 581 Washington ZIP codes, 98112 sits at the 10th percentile for affordability (price vs local income).

26th for appreciation (recent value growth); 7th for rental yield (rent vs price).

Owning the typical home costs about $8,751 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,373 a month.

Price divided by a year's rent: 47.0. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 98199 was worth $368,433.

Values peaked at $1,337,048 in June 2022. The latest reading is −8.5% from that peak.

As of August 2026: $1,223,551, +0.1% over twelve months.

Start with the typical home: $1,223,551. Put 20% down and borrow $978,841 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $6,777 a month in principal and interest.

The median household here earns $176,729 a year, $14,727 a month. So the payment takes 46.0% of income — rated “severe” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 13.9% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $2,206.

In December 2020, with rates at 2.68%, it was $3,378.

By August 2026, at 6.67%, it was $6,295 — +86% since December 2020, while the home's value moved +17%.

Reported values rose +232% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $727,141. So the real change is +68%, not +232%.

98199: +232% since January 2000.

King County: +235% since January 2000.

Washington: +236% since January 2000 — 98199 ran behind it by 4 points.

Against 581 Washington ZIP codes, 98199 sits at the 26th percentile for affordability (price vs local income).

47th for appreciation (recent value growth); 18th for rental yield (rent vs price).

Owning the typical home costs about $8,001 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,807 a month.

Price divided by a year's rent: 36.3. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 36 a month (Redfin, 3-month rolling data through August 2026). That is 94% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 65.

Going out — closed sales: about 30 a month. That is 72% of the 2015–2019 level for the same months. The drain is drawn 55% narrower: the share of homes for sale that sell each month is 45% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 2.2 months of supply — below the 4–6 month range Lotvox treats as balanced. In the basin, that is the water level against the shaded balanced band.

The net reading: about 6 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 30 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 30 — so sales ran at 100% of it, and below it in 13 of the last 24 months.

Across King County, builders pulled permits for 8,505 new homes in 2025.

Of those, 30% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 34 a month (Redfin, 3-month rolling data through August 2026). That is 75% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 77.

Going out — closed sales: about 24 a month. That is 53% of the 2015–2019 level for the same months. The drain is drawn 67% narrower: the share of homes for sale that sell each month is 33% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 3.3 months of supply — below the 4–6 month range Lotvox treats as balanced. In the basin, that is the water level against the shaded balanced band.

The net reading: about 11 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 24 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 40 — so sales ran at 60% of it, and below it in 19 of the last 24 months.

Across King County, builders pulled permits for 8,505 new homes in 2025.

Of those, 30% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in King County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 23,473 moved in. Among the ten receiving the most, 29,819 moved out.

Net across those counties: −6,346 households. Beside it, homes for sale in this ZIP: 65 in June 2026.

Most arrivals came from Snohomish, WA (7,334 households); most departures went to Snohomish, WA (10,534).

County assessor records list 317 properties with a market value here. Their average assessed market value is $2,852,000; the typical home value is $1,338,232.

The assessor average sits +113.1% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

This ZIP sits in King County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 23,473 moved in. Among the ten receiving the most, 29,819 moved out.

Net across those counties: −6,346 households. Beside it, homes for sale in this ZIP: 77 in June 2026.

Most arrivals came from Snohomish, WA (7,334 households); most departures went to Snohomish, WA (10,534).

County assessor records list 302 properties with a market value here. Their average assessed market value is $2,252,000; the typical home value is $1,223,551.

The assessor average sits +84.1% from the market figure — an average against a typical value, so treat it as a check, not a verdict.