About Realtie
Welcome to Bellevue's New Real Estate Landscape
Explore the new era of residential development in Bellevue driven by the HB-1110 state-wide upzone.
The Essence of HB-1110: Redefining Middle Housing
Middle Housing Types
Duplexes, triplexes, townhouses, stacked flats, and cottage housing
Removed Restrictions
Long-standing limitations on development in single-family zones lifted
Goals
Promote housing diversity, support mixed-income communities, increase housing supply
At the heart of HB-1110 is the concept of middle housing. Middle housing fills the gap between traditional single-family homes and larger multifamily developments. This category includes duplexes, triplexes, townhouses, stacked flats, and even cottage housing. The new code removes long-standing restrictions that have historically limited development in Bellevue's single-family zones. With middle housing now permitted, properties can be redeveloped or reconfigured to allow more dwelling units, making them a more attractive investment. The goal is to promote diversity in housing types and support communities with a mix of income levels and family sizes. This change not only increases housing supply but also responds to regional growth needs and transit accessibility.
From Single-Family to Multi-Unit: The New Baseline
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Past
Most residential lots in Bellevue's single-family zones were allowed only one dwelling unit.
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Present
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July 2025
Under HB-1110, every eligible lot can now support up to four dwelling units without any special approval.
Historically, most residential lots in Bellevue's single-family zones were allowed only one dwelling unit. Now, under HB-1110, the baseline by-right density is shifting. Every eligible lot can now support up to four dwelling units without any special approval. This is a game changer for property owners and brokers alike—properties that once were limited in their development potential can now be reimagined as multi-unit investments. The change is designed to be incremental, ensuring that even traditional neighborhoods can gradually accommodate more housing. By shifting the baseline density, Bellevue is providing a framework that helps address the regional housing shortage while giving property owners new creative ways to maximize their land's potential.
Bellevue HB-1110 by the Numbers
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Baseline Units
New baseline density in single-family zones
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Near Transit
Units allowed near transit stops or neighborhood centers
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Premium Transit
Maximum units in premium transit areas
300%
Capacity Increase
Potential increase in housing capacity on a single lot
Here's a snapshot of the dramatic figures under HB-1110 that every broker should know. Under the new code, the baseline density in single-family zones is raised to four units per lot. If your property is near a transit stop or neighborhood center, you could be looking at six units—and for premium transit areas, up to nine units per lot. That represents a potential increase of 300% or more in housing capacity on a single lot. Additionally, the new code ties density bonuses to affordability, meaning a portion of those extra units must be designated as affordable. These figures not only signal the potential for higher property valuations but also highlight Bellevue's commitment to sustainable, inclusive growth.
Enhanced Floor Area Ratios: Building More Without Overcrowding
Another critical component of the new code is the recalibration of floor area ratios (FAR). Traditionally, single-family development in Bellevue was capped at a FAR of 0.5. Under the new provisions, larger lots—typically those over 10,000 square feet—will have a reduced FAR of 0.3 for standard single-family projects. However, when a project qualifies as a middle housing development with increased unit yields, developers can access progressively higher FAR allowances. This means more usable building area is permitted, allowing for a better balance between building mass and open space. For brokers, this translates into a clearer picture of how much additional square footage a property might support when reconfigured for multiple units, ensuring that design remains efficient and attractive.
What It Means for Your Clients: Increased Value and Opportunity
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Multi-Unit Transformation
Single-family properties can become multi-unit developments
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Increased Property Value
Substantial rise in property value due to development potential
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Multiple Income Streams
Opportunities for rental income or unit sales
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Market-Attractive Features
Integration of transit accessibility and affordable housing
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Growth and Innovation
Regulatory environment supports sustainable development
HB-1110 upzone is a significant opportunity. Suddenly, a client's property that was once restricted to a single-family home can be transformed into a multi-unit development with several options. This increased potential can lead to a substantial rise in property value and provide multiple streams of income through rentals or sales. The new code not only unlocks the possibility of adding more dwelling units but also encourages projects that integrate transit accessibility and affordable housing—features that are highly attractive in today's market. Brokers will be able to advise clients with a more confident perspective, knowing that the regulatory environment is shifting to support growth, innovation, and sustainable development. This is a time to re-evaluate property portfolios and seize new opportunities for redevelopment.
Flexibility in Design: Setbacks, Lot Coverage, and Height
Relaxed Setbacks
Structures can come closer to property lines for middle housing projects
Increased Lot Coverage
More of the lot can be built upon, especially for higher unit yields
Flexible Height
Middle housing projects can potentially build up to 40 feet
Bellevue's new code introduces greater design flexibility to accommodate the increased densities. Traditional setback rules are relaxed for middle housing projects, allowing structures to come closer to property lines without compromising safety or aesthetics. Developers are now permitted increased lot coverage percentages—meaning more of the lot can be built upon—especially if the project achieves a higher unit yield. Building height standards also see some flexibility: while single-family homes remain capped at around 30 to 35 feet, middle housing projects can potentially build up to 40 feet, provided design criteria such as basement parking requirements are met. This flexibility allows for creative and efficient building designs that maximize unit yield while still maintaining neighborhood scale and ensuring that new developments harmonize with their surroundings.
Accessory Dwelling Units: More Than Just Additions
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Two 1,200 SqFt ADUs Permitted
Two ADUs are now allowed on every lot zoned for single-family residential use
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No Owner-Occupancy Requirement
Property owners have more freedom to add rental units or guest accommodations
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Relaxed Regulations
Size and height requirements for ADUs are relaxed, with reduced fees and site improvement requirements
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Income Generation
ADUs can significantly boost rental income and overall property value
Under the new code, accessory dwelling units (ADUs) are receiving a significant boost. ADUs have long been a popular option for adding extra housing on a property, and now they're easier to build than ever. The revised regulations mandate that at least two ADUs are permitted on every lot zoned for single-family residential use, with no owner-occupancy requirement imposed. This means that property owners have more freedom to add rental units or guest accommodations without the previous restrictions. The size and height requirements for ADUs are relaxed, and many of the standard fees and site improvement requirements have been reduced or eliminated. For brokers, this change opens up new opportunities to market properties as income-generating assets, as ADUs can significantly boost rental income and overall property value.
Cottage and Courtyard Developments: New Options for Unique Designs
Cottage Developments
Tailored for smaller, more intimate living spaces while still offering high density. Cottages may be limited in size (for example, capped at around 1,750 square feet) to maintain a quaint and attractive character, while still allowing developers to maximize unit yield.
Courtyard Developments
Require specific U- or L-shaped designs that create shared open spaces, fostering a sense of community among residents. This approach provides a unique selling point for developers looking to differentiate their projects with design elements that are both practical and visually appealing.
In addition to traditional multi-unit developments, the new code embraces innovative housing forms such as cottage and courtyard developments. These types of projects are tailored for smaller, more intimate living spaces while still offering high density. For instance, cottages may be limited in size (for example, capped at around 1,750 square feet) to maintain a quaint and attractive character, while still allowing developers to maximize unit yield. Courtyard developments require specific U- or L-shaped designs that create shared open spaces, fostering a sense of community among residents. This approach provides a unique selling point for developers looking to differentiate their projects with design elements that are both practical and visually appealing. It also caters to buyers seeking a lifestyle that balances modern urban convenience with the charm of traditional neighborhood settings.
Transit and Affordability: Driving Bonus Density
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Within 1/4 mile of transit
Properties can now earn bonus density—allowing for six dwelling units per lot.
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Within 1/2 mile of light rail
Unit yield can go as high as nine units per lot with affordable housing components.
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Sustainable Development
Promotes transit-oriented development and boosts property values near transportation hubs.
A key driver behind the upzone is the recognition that proximity to transit and community centers boosts property value and livability. In Bellevue's new code, properties located within a quarter-mile of major transit stops or neighborhood centers can now earn bonus density—allowing for six dwelling units per lot. In even more transit-rich areas, like those within a half-mile of light rail stations or RapidRide stops, the unit yield can go as high as nine units per lot, provided that projects include affordable housing components. These incentives are designed not only to boost density where infrastructure supports it but also to promote sustainable, transit-oriented development. This means that as Bellevue continues to invest in its public transportation network, properties near these hubs will enjoy a significant upgrade in development potential.
Parking and Impact Fees: A Shift Towards Transit-Oriented Development
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Reduced Parking Requirements
Parking requirements are being reduced in transit-rich areas, particularly within a quarter-mile of frequent transit stops
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Recalibrated Impact Fees
Fees related to parks, fire, schools, and transportation are adjusted to reflect the intensity of development
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Lower Development Costs
Reduced fees and parking requirements translate into faster approvals and lower upfront costs for developers
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Transit-Oriented Growth
Changes support more economically viable higher density projects in transit-rich areas
One of the more practical elements of the new code focuses on parking and impact fees, areas that have traditionally been significant hurdles for development. Under HB-1110, parking requirements are being reduced in transit-rich areas—particularly those within a quarter-mile of frequent transit stops like RapidRide B Line routes. This means that properties in these zones could see a reduction or even a waiver of parking requirements for both main units and accessory dwelling units. Additionally, impact fees related to parks, fire, schools, and transportation are recalibrated to better reflect the intensity of development. These changes are designed to lower the upfront cost for developers, making it more economically viable to pursue higher density projects. For brokers, the reduced fees and parking requirements can translate into faster approvals and lower development costs, which are key selling points when advising clients on the potential of their property.
Next Steps: Navigating the New Code with Confidence
Stay Informed
Attend public sessions and review updates from the Planning Commission
Consult Experts
Engage with zoning experts when necessary to understand complex provisions
Advise Clients
Guide clients on potential redevelopment projects and investment opportunities
Embrace Change
Use HB-1110 as a tool to unlock additional value in existing properties
Expand Services
Develop new client services tailored to the evolving Bellevue market
As Bellevue continues to refine its new residential code, real estate brokers should stay informed and engaged with the process. It's important to attend public sessions, review updates from the Planning Commission, and even consult with zoning experts when necessary. While the draft code sets forth clear guidelines for increased density and flexible design standards, some provisions may still be refined before final adoption. By staying ahead of these changes, brokers can better advise their clients on potential redevelopment projects and investment opportunities. Embrace the potential of HB-1110 as a tool to unlock additional value in existing properties, and use this moment as an opportunity to expand your client services in the dynamic Bellevue market. The future of residential development in Bellevue is evolving—make sure you're ready to lead your clients into this new era.
Embracing Bellevue's Real Estate Revolution
The HB-1110 upzone is transforming Bellevue's residential landscape, offering unprecedented opportunities for property owners and developers. By embracing these changes and staying informed, we can all play a part in shaping a more inclusive and sustainable future for Bellevue.
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