7506 18th Ave NW — Property Report

🏠 Zillow 🔴 Redfin 🗺 Maps 🏗 TJH Builder

Property Details

List Price

$2,249,000 ↑ $49K above B ceiling

Price / Sqft

$678 / sqft

Bedrooms

5 bd

Bathrooms

4.5 ba

Living Area

3,315 sqft

Lot Size

3,840 sqft Below 4,500 min

Year Built

2025 New Construction

Days on Market

5 DOM

Garage

2-car (alley-loaded)

Property Type

Single Family

Listing Agent

John Cowan

Brokerage

Windermere / TJH

Builder

Thomas James Homes

Architect

McCullough Architects

MLS #

2507853

Buyer's Commission

2.5%

Criteria Checklist

✅

Target ZIP — 98117 (Ballard/Loyal Heights)

In the core target area; Loyal Heights is the #1 ideal neighborhood

✅

Not on an excluded arterial — 18th Ave NW

18th Ave NW is not on the arterial exclusion list

✅

Not in Olympic Manor exclusion zone

Lat 47.683 < 47.693 threshold — passes

✅

Property type — Single Family Residential

Not a condo, townhome, duplex, or multi-family

✅

Listing status — Active

Not pending or contingent; 5 days on market

✅

Bedrooms — 5 (minimum: 3; target: 4+)

Exceeds Scenario A requirement of 4+ bedrooms

✅

Bathrooms — 4.5 (minimum: 2; target: 2.5+)

Well exceeds Scenario A requirement of 2.5+ baths

✅

Living area — 3,315 sqft (minimum: 2,200; target: 2,800+)

Exceeds Scenario A requirement of 2,800+ sqft

⚠️

Lot size — 3,840 sqft (minimum: 4,500 sqft)

660 sqft below the 4,500 sqft minimum — the primary structural miss; prevents Scenario A classification

✅

Garage — 2-car alley-loaded

Meets the 2-car ideal; alley-loaded keeps the front facade clean

⚠️

Price — $2,249,000 (Scenario B range: $1.7M–$2.2M)

$49K above the Scenario B ceiling; within range for Scenario A ($1.95M–$2.2M) if lot weren't the issue

Preference Signals

✓

Open main floor — listing describes open-concept living, dining, and kitchen; cook and watch kids simultaneously

✓

Primary suite upstairs — "luxurious primary suite" on upper floor per listing

✓

In-law suite / ADU — lower-level ADU with kitchenette; ideal for Eastern WA family visits

✓

2-car garage — alley-loaded, meets the 2-car ideal

✓

Main floor guest bedroom + en-suite — guest room with private bath on main level; also functions as flex office or accessible room

✓

Covered outdoor deck — mentioned in listing; expands usable living space

✓

Loyal Heights location — your #1 ideal target neighborhood; near parks, top schools (Ballard HS feeder), and shops

⚠

Yard is front-facing — "large, fenced front yard" per listing; verify whether there's also a rear yard for privacy and kid play

⚠

Thomas James Homes build quality — TJH is a volume new-construction builder (Pacific Northwest market); McCullough Architects adds design quality, but verify fit and finish in person

⚠

Small lot overall — 3,840 sqft is urban-tight; the fenced front yard may be the primary outdoor space; check depth of usable yard

Bottom-Line Assessment

This is a compelling Scenario B — it's essentially a Scenario A home with one structural miss: the lot at 3,840 sqft falls 660 sqft short of the 4,500 minimum. Every other Scenario A box is checked and then some: 5 beds, 4.5 baths, 3,315 sqft of living space, open-concept main floor, 2-car alley-loaded garage, lower-level ADU, and primary suite upstairs. It's also a brand-new 2025 build by McCullough Architects in Loyal Heights — your single highest-priority target neighborhood.

The lot constraint is real: at 3,840 sqft, this is an urban-tight footprint. The listing references a "large, fenced front yard," which may mean the primary outdoor space is front-of-house — not ideal for private kid play or backyard entertaining. Worth touring specifically to walk the yard and understand how it actually feels. The $2,249,000 ask is also $49K above the Scenario B ceiling, though the location and new-construction quality arguably justify a premium.

Verdict: Tour this one. Loyal Heights location, open floor plan, ADU, and full Scenario A spec (minus the lot) is a hard combination to beat at this price point. The lot is the one real concern — let the yard tell the story in person.

Neighborhood Map

📍 View on Google Maps — 7506 18th Ave NW, Loyal Heights (zoom 16)

Drive Times

🚗 Drive time enrichment pending — will be computed by listing-enrichment skill

Biking Times

🚲 Biking time enrichment pending

Walkability

🚶 Walkability enrichment pending

Open Houses This Weekend

No confirmed open house dates found across Redfin, Zillow, and web sources as of 2026-04-22. Check the Redfin listing or contact John Cowan at Windermere for open house availability.