Skyway West Hill Neighborhoods: Three Pockets on the Record

Skyway West Hill neighborhoods are not one market, even though every house on the hill shares the same Seattle 98178 mailing address and the same county government. The King County Assessor splits the hill into separate appraisal areas, and when we ran its records for each one, three distinct pockets came out: a lake-view slope on the east side, a larger-lot hill around Campbell Hill and the Renton Ave S business strip, and a small corner of 1950s and 1960s homes against the Seattle line. They differ in views, lot size, elementary school and price.

The Rache Team has guided families on the West Hill and across Renton for more than 26 years. Our Skyway West Hill neighborhood guide covers daily life on the hill as a whole. This guide breaks it into its parts, using the Assessor’s own sub-areas, plat names and recorded sales, so you can tell which part of Skyway a listing actually sits in.

How We Mapped Skyway West Hill Neighborhoods

Skyway-West Hill is unincorporated King County, so there is no city map of its neighborhoods. Names like Bryn Mawr, Lakeridge, Campbell Hill, Skycrest and Skyway get used loosely, and the same name can mean different streets to different people. We used the King County Assessor’s structure instead. The Assessor values homes by area and sub-area, and nearly all of the hill’s 4,307 single-family homes fall into three sub-areas: 25/2, 25/1 and 22/5. A fourth sub-area holds one 22-home plat, Lakeridge Park Estates, built in 1987 and 1988, too small to profile on its own.

We then checked what is inside each sub-area from the record itself: the plat names, the street addresses and each parcel’s location. We did not name a pocket from memory. Two limits to keep in mind:

• Lakefront homes are not in these figures. The 81 waterfront homes along Rainier Ave S are appraised in a separate county waterfront area. Our guide to Renton and Skyway view homes covers views from the hill.
• Sales are clean, arm’s-length sales only. We count each home’s most recent qualifying sale in the window and leave out land sales recorded before a house was built.

Skyway West Hill Neighborhoods, Pocket by Pocket

The Lake Slope: Bryn Mawr and Lakeridge

Sub-area 25/2 is the east face of the hill, running roughly from 74th to 87th Ave S between S 112th and S 126th Streets, down toward Rainier Ave S and the lake. It is the largest pocket, with 2,645 homes. Its biggest plats are the ones that gave the area its names: the Bryn Mawr Addition with 627 homes and the two Lake Ridge divisions with 681. Named streets like S Lakeridge Dr, Dixon Dr S and S Sunnycrest Rd run through it alongside the numbered grid.

The stock is mid-century. The median home was built in 1952, and 67% were built between 1940 and 1969. The median lot is 7,189 square feet and the median home is 1,850 square feet, with 63% of homes recording a basement. Newer infill is scattered through it: Otani Gardens (32 homes, 2017 and 2018) and Lakeridge Highlands (15 homes, 2014) are the largest recent plats.

What sets this pocket apart is the view. Of its 2,645 homes, 967 carry a Lake Washington view rating in the Assessor’s file, and 340 of those are rated good or excellent. Across the other two pockets combined, two homes do.

Campbell Hill and the Skyway Core

Sub-area 25/1 covers the south and west side of the hill, roughly 59th to 78th Ave S between S 120th and S 135th Streets. It takes in the Renton Ave S business strip, S Langston Rd, and the streets around Campbell Hill Elementary at 6418 S 124th St. Its 1,351 homes sit in plats like the Seelye Addition, the East Riverton Garden Tracts, the Earlington Acre Tracts and part of the Skyway Park Addition.

This is the large-lot side of the hill. The median lot is 8,255 square feet, and 34% of lots are 10,000 square feet or more, compared with 15% on the lake slope. The homes are smaller, with a median of 1,740 square feet, and 74% were built between 1940 and 1969. Almost none have a lake view.

It is also where the hill’s newest large plat sits. Skyway Village, off 75th Pl S and S 130th Pl, added 56 homes in 2023 and 2024, with a median of 3,000 square feet on lots of about 3,500 square feet. That one plat changes the pocket’s sale prices, as the next section shows. A smaller plat, Gardens at Skyway on 66th Ave S, added 10 homes of about 1,370 square feet in 2025.

The Panorama View Corner

Sub-area 22/5 is the northwest corner of the hill, roughly 59th to 64th Ave S between S 112th and S 120th Streets, against the Seattle city line. It has 289 homes. Its main plats are the two Balch Panorama View additions with 116 homes, the Leslie Park Addition with 40, Sky Meadows with 22, and the Cho Subdivision, 22 homes built in 2012.

It has the smallest lots on the hill, with a median of 6,423 square feet and 17% under 5,000 square feet. The median home was built in 1961 and has 1,830 square feet. Despite the plat name, the Assessor records no lake view on all but one of these homes. The county’s zoning here is a mix of R-6 (204 homes) and R-8 (85 homes).

Skyway West Hill Neighborhoods by Sale Price

Across the whole hill, leaving out the lakefront, the county recorded 107 clean single-family sales from October 2025 through September 2026, at a median of $705,000. The prior 12 months had 122 sales at $730,000. Inside those totals, the three pockets run on different numbers.

• Lake slope: 46 sales, median $780,000. The prior 12 months: 72 sales, median $750,000. Over 24 months: 118 sales, median $755,000.
• Campbell Hill and the Skyway core: 51 sales, median $685,000. The prior 12 months: 38 sales, median $646,000. Over 24 months: 89 sales, median $664,880.
• Panorama View corner: 9 sales in 12 months is too few for a fair median, so we use 24 months: 19 sales, median $625,000, from $495,000 to $840,000.

What the View Is Worth on the Lake Slope

On the lake slope, the view does most of the work. Comparing homes of the same size, 1,500 to 2,299 square feet, sold over the last 24 months, the 12 homes with a Lake Washington view rating of average or better had a median of $934,500. The 22 homes with no view rating had a median of $715,000. The samples are small, so read that as a direction, not a precise premium, but the gap is wide enough to matter when you compare listings on the slope.

How One Plat Moves the Campbell Hill Median

Campbell Hill’s 12-month median rose to $685,000, but that is not older homes gaining value. Skyway Village accounted for 26 sales over the last 24 months, at a median of $1,061,900, ranging from $949,900 to $1,229,900. Take those out and the rest of the pocket had 63 sales over 24 months at a median of $590,000, and 34 sales in the last 12 months at $600,000.

For an older home, the size-matched figures are the more useful guide. Pre-2000 homes of 1,500 to 2,299 square feet sold for a median of $655,000 in this pocket over 24 months (27 sales), compared with $715,000 for same-size homes with no view on the lake slope. Our explainer on why Renton neighborhood price data is often wrong walks through how a single new plat can move a median like this.

A Correction to Our Earlier Skyway Figures

Our Skyway vs Rainier Beach comparison reported 89 Skyway sales and a $665,000 median for the same 12 months. That count selected homes by the zip code on the county building record, and newer plats such as Skyway Village carry no zip code there, so their sales were left out. Counting homes by parcel location instead gives the 107 sales and $705,000 median above. The headline Skyway count and median in that article were low.

Schools Across Skyway West Hill Neighborhoods

Every pocket is in the Renton School District, and the elementary school depends on the block. We tested each home’s location against the district’s published elementary boundary map:

• Lake slope: split almost evenly. 1,382 homes fall in the Bryn Mawr Elementary area and 1,263 in the Lakeridge Elementary area.
• Campbell Hill and the Skyway core: 1,143 homes in the Campbell Hill Elementary area and 208 in the Lakeridge area.
• Panorama View corner: all 289 homes in the Campbell Hill Elementary area.

Middle and high school are the same for the whole hill. Our guide to how Skyway West Hill school assignment works covers the full picture, including why Lakeridge’s area is not a single block of the map. The district’s map is not an official address locator, so confirm a specific address with Renton School District Student Information Services at (425) 204-2333 before you rely on it.

What Stays the Same Across Skyway West Hill Neighborhoods

Some things do not change from pocket to pocket. All three are unincorporated King County with the same county government and services, as our guide to whether Skyway West Hill is part of Renton explains. The 2026 property tax rate is $11.47540 per $1,000 of assessed value on all five of the hill’s unincorporated levy codes, so moving from the slope to Campbell Hill does not change your rate, only your assessed value.

Zoning is King County’s, mostly R-6, with R-8 on parts of Campbell Hill and the Panorama View corner. Our guide to Skyway ADU rules covers what county code allows on a lot here. Check the zone on a specific parcel in King County’s parcel viewer before you plan around it.

Which Skyway West Hill Pocket Fits Your Search

• If a lake view is the priority, the search is almost entirely on the lake slope, and the view rating on the county record is worth checking against the listing photos.
• If you want land, Campbell Hill has the largest lots on the hill and a third of them are 10,000 square feet or more. Our Renton lot sizes guide compares them with the rest of Renton.
• If you want a newer home, Skyway Village is the hill’s one large new plat. Elsewhere, newer homes are small infill plats scattered among mid-century streets.
• If the budget is the limit, older homes in Campbell Hill and the Panorama View corner have sold for less than same-size homes on the slope.

If you already own on the hill, our guide to selling a Skyway West Hill home explains how to price against the right pocket rather than the whole zip code. For a wider view, see how the hill compares in Earlington vs Skyway.