7342 20th Ave NW
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ZIP Code98117 — Ballard/Crown Hill target zip ✓
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Not on Arterial Street20th Ave NW — not on excluded arterials list ✓
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Not in Olympic Manor ZoneLat 47.6826 < 47.693 threshold — outside exclusion zone ✓
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Property TypeSingle Family Residential ✓
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Listing StatusActive ✓
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Bedrooms5 beds — exceeds 3-bed minimum ✓
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Bathrooms3.5 baths — exceeds 2-bath minimum ✓
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Living Area3,552 sqft — well above 2,800 sqft target ✓
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Lot Size Dealbreaker3,570 sqft — 930 sqft below 4,500 sqft minimum. Criteria: "Skip any listing that misses one of these." Minimal outdoor space; no real yard for kids/dog.
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Price Range$2,183,000 — within Scenario A expected range ($1.95–2.2M) if lot weren't the issue ✓
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Garage1-car garage ✓
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Days on Market42 DOM — notable for a new 2025 build at this price point; suggests some buyer resistance, likely the lot size
- ✅ Vaulted ceilings — "Soaring vaulted ceilings" per listing description. Major hit on ceiling height preference.
- ✅ White oak hardwood floors — Throughout main level per description.
- ✅ Gourmet kitchen — Designer appliances, granite counters, professional gas stove; likely island given the open-concept new build.
- ✅ Open main floor — 2025 new construction strongly implies open-concept; description calls out expansive spaces.
- ✅ Primary suite — Listed as luxurious suite with spa bath and radiant heat; 2025 build almost certainly on upper floor with proper layout.
- ✅ ADU / in-law suite — Private ADU with separate entry explicitly described; strong hit for Eastern WA family visits.
- ✅ Garage — 1-car garage confirmed.
- ✅ Deck with views — "Secluded deck with peaceful territorial views." Sunset-facing per listing.
- ✅ WFH space — "Generous work from home space designed for deep focus" per description. Likely the 5th bed.
- ❌ Lot / yard — Only 3,570 sqft total lot. Brand-new construction typically occupies most of the footprint; outdoor space will be minimal. Not suitable for kids + dog use case.
- ⚠️ New construction character — 2025 build hits all preference check boxes on finishes, but lacks the architectural character of an older home. Cookie-cutter risk is real even for luxury new builds.
This is one of the most preference-aligned listings to come up — vaulted ceilings, white oak floors, open main floor, gourmet kitchen, primary suite, ADU, garage, and sunset views, all in a 2025 build at $2.18M. On paper it reads like a Scenario A dream. But the lot is 3,570 sqft — 20% below the 4,500 sqft hard minimum — and that's disqualifying.
The 42 DOM on a brand-new Ballard build tells the story: buyers are seeing the same thing. At this price point, a 3,570 sqft lot means a very small outdoor footprint once the house, garage, and ADU footprint are accounted for. No real yard for kids or a dog. This is the classic Ballard "big house, tiny lot" developer formula.
Verdict: Hard pass on lot alone. Worth keeping a mental note of the preference signals — if a nearly identical new build comes up with a 4,500+ sqft lot in Loyal Heights or Whittier Heights, that would be the unicorn.