For Landowners
Your Property May Be Worth More Than You Think
Whether you own a single-family lot in a neighborhood affected by Washington’s new density laws, a waterfront parcel on the Eastside, a luxury view lot, or a commercially zoned property — understanding the full range of what your land is worth is the first step toward making a confident decision.
Elev8 Realty Group specializes in connecting landowners with qualified buyers and builders across Seattle and King County. We represent over 20 local builders — from infill developers building townhomes under HB 1110 (read more) to custom home builders seeking exceptional single-family lots for luxury residences. That depth of builder relationships means we can often identify value in your property that a traditional listing approach would miss.
If selling is something you’ve considered, we can typically have a written offer in hand within days. And if you’re not ready to sell, we’re happy to share what we’re seeing in the market so you have the information when the time is right. Every conversation is confidential and no-pressure.
What Makes Us Different
→ We represent our builder clients directly, with zero commissions paid by the seller in an off-market sale→ Active relationships with 20+ local builders across Seattle and the Eastside→ We work with terms and timelines tailored to your situation→ We help landowners understand both traditional resale value and potential development value→ From luxury single-family lots to multi-unit infill sites — we cover the full spectrum
20+Combined Years Experience
$700M+Career Sales Representation
20+Local Builder Partners
Flexible TermsTraditional Listing or Direct Sale
Understanding the Opportunity
Washington’s HB 1110 & the Rise of Middle Housing
Middle housing sits between a traditional single-family home and a large apartment building — in scale, cost, and neighborhood character. It includes duplexes, triplexes, fourplexes, townhomes, cottage housing, stacked flats, and courtyard apartments. These homes are designed to look and feel like the neighborhoods they join.
In 2023, Governor Inslee signed House Bill 1110 — Washington’s statewide Middle Housing Bill — into law. The legislation requires cities across Washington to allow increased housing density on residential lots that were previously zoned exclusively for single-family homes. Seattle and King County cities adopted their implementing ordinances in 2025, and new zoning rules are now actively in effect — with Phase 2 zoning changes along transit corridors and in neighborhood centers currently being finalized in 2026.
For Tier 1 cities like Seattle and Bellevue (population 75,000+), HB 1110 requires that at least four housing units be permitted on all residential lots, and up to six units on lots within a quarter mile of a major transit stop or when affordable housing is included. For many homeowners, this means the development value of their land now significantly exceeds the value of the existing structure — particularly on larger lots with older homes.
HB 1110 applies statewide on a tiered timeline. Cities in King, Pierce, Snohomish, and Kitsap counties were in the first wave, with compliance required by mid-2025. Other jurisdictions across Washington are following on a staggered schedule through 2027. The law also streamlines design review to administrative standards only and prohibits cities from imposing stricter regulations on middle housing than on traditional single-family construction.
S C A L ELow-Rise Only
Designed to match the height and mass of nearby single-family homes.
D E S I G NContextual
HB 1110 requires design review to align with neighborhood character and local standards.
C O M M U N I T YAttainable Homes
More housing options create vibrant streets, stronger businesses, and diverse communities.
For Buyers & Builders
Looking for Land or Off-Market Properties in Seattle?
We work with builders, developers, and investors who need access to land before it reaches the MLS. If you’re looking for developable parcels, teardown opportunities, or off-market residential properties in King County, we’d like to hear what you’re looking for.
If you’re a builder or developer looking for an ongoing land sourcing and sales partnership, learn about our Builder & Developer Services.
FAQs
Land Acquisition & Off-Market Questions
What is land acquisition in real estate?
Land acquisition is the process of identifying, evaluating, and purchasing land for development or investment — before it reaches the open market. In Seattle and King County, this often involves finding residential parcels where zoning changes under HB 1110 have created development potential that exceeds the value of the existing structure, or sourcing exceptional lots for custom single-family builds. Elev8 Realty Group works with both landowners looking to understand their options and builders actively seeking sites for their next project.
How do I sell my Seattle property off-market?
An off-market sale allows you to sell your property privately, without listing it on the MLS or holding public showings. We facilitate direct transactions between property owners and qualified buyers or builders — often resulting in faster closings, fewer contingencies, and a more private process. If you’re considering selling but prefer not to go through the traditional listing process, contact us for a confidential conversation about your options.
What is HB 1110 and how has it affected property values in Washington?
HB 1110 is Washington State’s Middle Housing Bill, signed into law in 2023 and implemented by cities across the Puget Sound region in 2025. The law requires cities to allow duplexes, triplexes, fourplexes, townhomes, and other middle housing types on lots previously zoned for single-family homes only — up to four units on all residential lots, and six units near major transit stops. For many property owners in Seattle, Bellevue, Kirkland, and throughout King County, this has substantially increased the development value of their land, often making it worth significantly more than the home sitting on it. The law applies statewide on a tiered timeline, with additional jurisdictions adopting their implementing ordinances through 2027.
What is the difference between selling to a developer and listing on the MLS?
Selling to a developer through a direct or off-market transaction typically means a faster closing timeline, fewer contingencies, and in many cases no commission paid by the seller — because the buyer’s agent represents the builder directly. A traditional MLS listing casts a wider net but involves public showings, longer timelines, and standard commission structures. We help landowners evaluate both paths and choose the one that best fits their situation, timeline, and financial goals.
What is middle housing and why does it matter for property owners?
Middle housing refers to a range of home types — duplexes, triplexes, fourplexes, townhomes, cottage clusters, and stacked flats — that sit between a single-family home and a large apartment building in scale, cost, and character. Under Washington’s HB 1110, cities are now required to allow these housing types on residential lots that were previously limited to one home per lot. For property owners, this matters because land that can support multiple units is worth more to builders and developers than land limited to a single residence. If your property is in an area affected by HB 1110, its development value may be significantly higher than its current assessed or resale value.
Can I subdivide my property in Seattle?
Subdivision rules in Seattle are evolving alongside the city’s implementation of HB 1110 and the One Seattle Comprehensive Plan. Unit lot subdivisions — which allow a parent lot to be divided into smaller, individually owned parcels — are now permitted for middle housing types such as townhomes and cottage housing. The state legislature also passed additional legislation in 2025 related to lot splitting, with Seattle expected to adopt implementing rules in 2026. Whether subdivision makes sense for your property depends on lot size, zoning, and your goals. We can help you evaluate your specific situation — contact us for a confidential assessment.
Do you work with land acquisition outside of Seattle?
Yes. While much of our middle housing and infill work focuses on Seattle neighborhoods affected by HB 1110, we actively source land and off-market properties across the greater King County area — including Bellevue, Kirkland, Shoreline, Lake Forest Park, Mercer Island, and Redmond. HB 1110 applies statewide, and many Eastside cities have adopted or are adopting their own implementing ordinances. We also work with builders seeking luxury single-family lots, view properties, and waterfront parcels throughout the region.
How do I know if my property qualifies for redevelopment?
The primary factors are your property’s zoning designation, lot size, land-to-improvement value ratio, and the age and condition of existing structures. Properties in Seattle’s Neighborhood Residential zones (NR1 through NR3) and those newly eligible for middle housing under HB 1110 often carry significantly more development value than their current assessed value reflects. However, redevelopment potential isn’t limited to density — luxury lots, view properties, waterfront parcels, and commercially zoned land can also represent significant opportunities. We assess properties of all types confidentially and at no cost — reach out and we’ll walk you through what we’re seeing for your specific property.
Considering new construction? Explore our comprehensive FAQ covering builder warranties, pricing, timelines, and more.
