Everything You Need To Know About Buying a Home On Capitol Hill

Curious about buying a home on Capitol Hill here in Seattle? Luckily for you I’ve spent over 25 years working on Capitol Hill in Seattle real estate. My wife Chavi M. Hohm and I founded Team Diva real estate on Olive and Belmont over 15 years ago. Before real estate both Chavi and I worked at the Northwest AIDS Foundation (now AIDS Alliance) and other LGBTQ+ organizations here on Capitol Hill.

Over my very long career I have listed and sold over 120 homes on Capitol Hill (as of December 2025) and helped over 100 buyers in this amazing neighborhood.

And yes! I have watched the neighborhood shift from a gritty, creative, deeply queer enclave into the Capitol Hill you see today. Right now we still have a mix of beloved old houses, sleek new townhomes, community activism, and yes, a whole lot of tech folks walking to work down Olive Way.

Once again if you are curious about buying a home on Capitol and do not know where to start. You ended up in the right spot. I guess you can say I’m sort of an expert for all things Capitol Hill Seattle real estate.

Buying on Capitol Hill is choosing to be part of a vibrant and diverse community. This guide is going to give you

Why Are We Creating a Guide To Buying a Home On Capitol Hill?

Our nephew started searching for his first home and he wants to live on Capitol Hill. Hence we wanted to create a guide that would help him answer very specific questions of what he needs to know about living and buying a home in Capitol Hilll. I want people to understand its quirks, its history, its micro-hoods, its home styles, and the reality of owning property here.

But First, Start Here – How To Buy a Home In Seattle

Overall buying a townhome or detached home on Capitol Hill follows the standard Seattle homebuying process. But there are different quirks you need to understand. As many of our Seattle homebuyers know and have grown to expect we educate all of our clients to really understand the homebuying process. Hence – we would love it if you started here before moving on.

Where to Start?

Let’s get into the details.

Average Prices of Single-Family Homes On Capitol Hill

Capitol Hill home prices vary dramatically because the housing stock ranges from compact modern townhomes to sprawling 1900s estates. Last year Capitol Hill was one of our top neighborhoods that we saw first time homebuyers purchase their respective homes. Here is what we learned by helping so many people last year about the average prices for various types of homes on Capitol Hill.

Below is a quick breakdown of the average costs for buying a home in Capitol Hill based on the style*.

Condos: Check out our longer blog for all things blog related in Capitol Hill >
Craftsman Homes/Seattle Box Homes: $2 Million
1920s Tudors: $1.6 Million
Historic Mansions: $3-6 Million
Mid-Century Modern Homes: $900k-1.2 Million
Multi-Family Homes: $1-2 Million and as high as $7 Million for 10+ Units
Custom Modern Homes: $2 Million
Classic Styled Townhouses: $850,000
Modern Townhouses: $1-2 Million

It is extremely important to note that there were a few home sales as low as $500,000 last year and as high as almost $7 Million. Each home is going to be different based on which part of Capitol Hill the home is located.

*Data was gathered from the NWMLS December 2025 for the previous year of sold homes.

What Are The Style Of Homes In Capitol Hill?

Capitol Hill has some of the richest residential architecture in the entire city. It is one of the few neighborhoods that has a mix of custom modern homes right next to a classic 1920s tudor that shares a driveway with a multi-family duplex. Knowing the different styles of homes will help you when buying a home in Capitol Hill.

These are a few of the home styles I love showing my home buyers in Capitol Hill:

Condos – Check out our longer blog for all things blog related in Capitol Hill
Craftsman Homes – Gorgeous millwork, front porches, big windows, and decades of history.
Seattle Box Homes – Roomy, traditional, and iconic on the Hill.
1920s Tudors – Brick details, high-pitched roofs, cozy charm.
Spanish Style Bungalows – Stucco California bungalow styled home (very rare).
Colonial Homes – Larger colonial style homes found in and around Holy Names in Capitol Hill.
Anhalt Homes – Majority of these homes have been converted into apartments or condos. Absolutely stunning and unique.
Historic Mansions – Larger estates found mainly in North Capitol Hill and around Volunteer Park.
Mid-Century Modern Homes – These homes are rarer in this neighborhood but you do find important architects from the 1960s creating custom homes in Capitol Hill.
Multi-Family Homes – Duplexes and triplexes that have housed queer communities for generations.
Custom Modern Homes – Sleek newly designed homes and custom built homes with open concepts.
Classic Styled Townhouses – These are the original townhomes in the neighborhood and are a bit larger than their newer cousins.
Modern Townhouses – The super modern townhomes with rooftop decks and sleek designs are a newer addition to the neighborhood.

Trust that in my over 25+ years of working in Capitol Hill in real estate I have personally seen all of these styles of homes in person. What I have learned over the years is that the right home style for you depends on how you want to live and where you want to live in Capitol Hill here in Seattle. I’m here to help!

The Micro-Neighborhoods of Capitol Hill

Buying a home in Capitol Hill is really about buying a home in a specific micro-neighborhood. Capitol Hill functions like a patchwork of mini-neighborhoods. Each one feels different, and each attracts different types of homeowners and renters.

Here is a quick list of the microneighborhoods in Capitol Hill

Broadway – Busy, transit-heavy, always something happening.
Pike/Pine Corridor – Nightlife, restaurants, crowds.
15th Ave – Village feel with shops and great food.
19th Ave – Quieter, leafy, long-established residential streets.
Bellevue/Bellevue/Bellevue – Dense, quirky, charming.
Summit Slope – Tight-knit blocks, cozy cafes.
Volunteer Park + North Capitol Hill – Historic estates, old trees, architectural gems.

Spend time in these micro-neighborhoods to get a feel for how these areas are.

What Are The Transit Options For Getting Around Capitol Hill?

Capitol Hill street car in Seattle. Transit in Seattle.

The number one reason people buy a home in Capitol Hill is because we have one of the best transportation options in the city. You can get from Capitol Hill to the Airport to South Lake Union and to the University of Washington.

Here are all of your transportation options on Capitol Hill.

Link Light Rail

Broadway & John → Downtown, UW, Airport, etc…

Rapid G Line

Madison St → Downtown + Madison Park.

Frequent Buses

8, 9, 10, 11, 12, 43, 48, 49, 60, 988

Streetcar

Connects Capitol Hill → First Hill → International District.

Driving

Parking is scarce. Anyone who loves their car should target homes with off-street parking.

How Far Is Capitol Hill from South Lake Union’s Tech Hub?

Capitol Hill sits about one mile east of South Lake Union (SLU) and Downtown Seattle. Typically most people either walk down the hill to SLU or take transit. Very few people drive an actual car to work. Every morning and late afternoon you will see crowds of folks walking down Olive Way to South Lake Union and back up the hill later in the day.

What Are the Transportation Options From Capitol Hill to South Lake Union?

Commuting options include Route 8, Link to Westlake, the streetcar, or biking straight down the hill.

Many people buy on Capitol Hill because they can work in SLU and still live in a neighborhood with culture, nightlife, and community.

How to Research Zoning, Permits, and Property Records In Capitol Hill?

The next few years there will be big changes coming to Capitol Hill to increase density and provide more public housing. Check back in with the city and county to find out how your specific project or idea fits into the growing evolution of urban affordability. Make sure you review the zoning, permits, and property records when you are buying a home in Capitol Hill.

Go to these website to research zoning, permits, and more while buying a home on Capitol Hill:

SDCI Zoning Map
SDCI “Research a Project”
King County Parcel Viewer
Sewer capacity maps (for future additions)
Permit history
Neighborhood overlays

Understanding zoning matters if you ever want to add a DADU, finish a basement, or convert a small multi-unit home.

Typical Inspection Issues That Come Up When Buying A Home In Capitol Hill

I have been in business since 1998 and have worked the majority of that time on Capitol Hill. Let’s just say I have seen almost everything that can possible happen in a home based on the style. Below is a breakdown of typical items that are found in a Capitol Hill home during an inspection.

Typical Findings In A Home Inspection For Condos on Capitol Hill

Inspections are fairly clear when you are buying a condo in Capitol Hill. Common items that are found usually have to do with wear and tear of the space. And for some reason hot water heater tanks are always near the end of their useful life. Check out our longer blog for all things blog related in Capitol Hill.

Typical Findings In A Home Inspection For Craftsman Homes in Capitol Hill

The gorgeous huge Craftsman style home in Capitol Hill are some of the oldest homes in the city of Seattle. For the most part they have been lovingly cared for and well maintained. The typical things to look for when inspecting a Craftsman style home in Capitol Hill are sewer lines, age of the roof, heating/cooling systems, and the plumbing. Generally the majority of these homes are structurally sound.

Typical Findings In A Home Inspection For Seattle Box Homes In Capitol Hill

The grand dames of Capitol Hill real estate are Seattle Box Homes and once again they have been very well loved and taken care of over the years. The Seattle Box Homes are also some of the oldest in Seattle. The typical inspection issues you will find with a Seattle Box Homes are older sewer lines, older roofs, heating/cooling systems, and sometimes the plumbing. The bigger issue is that many of these homes will stay with one owner for generations. As a result they are rarely updated to modern amenities that include open kitchen living concepts or primary suites.

Typical Findings In A Home Inspection For 1920s Tudors In Capitol Hill Inspection Findings

Tudors style homes in Capitol Hill in Seattle have similar inspection issues as the Seattle Box Homes and Craftsman style homes. This includes issues with sewer lines, age of the roof, heating/cooling systems, and the plumbing. The one item that you might find when inspecting a tudor that is specific to these types of homes is the need to do work on the brickwork on the home. It is not uncommon for the mortar in between the bricks needs to be repaired and or replaced. This process is called tuck pointing the brick.

Typical Findings In A Home Inspection For Spanish Style Bungalows In Capitol

California is more known for Spanish style homes but you do occasionally find a few in Capitol Hill. The biggest issue with these style homes is that they are not built for our type of constant rain and other weather conditions. The exterior can be porous and have water intrusion issues. Our biggest recommendation is to make sure you have an exterior inspection in addition to the normal inspection to make sure you do not have these type of issues with your Capitol Hill Spanish Style Bungalow.

Typical Findings In A Home Inspection Found In Colonial Homes In Capitol Hill

Colonial style homes are also known as Dutch Colonial Revivals in Capitol Hill here in Seattle. The typical inspection issues you will find in these types of homes are older sewer lines, older roofs, heating/cooling systems, and sometimes the plumbing. Overall these homes are very well maintained and well cared for over the years. You might also find that these homes were last updated in the 1990s and have not been touched since.

Typical Findings In A Home Inspection Found In Anhalt Homes and Condos In Capitol Hill

Fred Anhalt was a developer and designer of homes in the 1920s here in Seattle. The majority of his projects were luxury brick apartment buildings that are mostly condos as of now. They are absolutely stunning and one of our favorite buildings in Seattle. Fred Anhalt also worked on a couple of Dutch Colonial Revivals in and around Capitol Hill. The majority of inspection issues you will find in an Anhalt condo typically falls within the condo inspection process. The buildings are brick and have to be maintained accordingly over the years.

Anhalt History: Did you know that Fred Anhalt always made his favorite apartment “#5” in his buildings? So if you are lucky enough to live in a #5 unit in an Anhalt condo or apartment building consider yourself lucky.

Typical Findings In A Home Inspection In Historic Mansions In Capitol Hill

You will find many of these historic grand homes in and around Volunteer Park. They RARELY come onto the market. And when they do you will notice that the kitchens and bathrooms were updated decades ago. Inspections on larger estates and mansions are very involved and require additional teams than a standard single inspector and someone doing a sewer scope inspection. In addition, the negotiations are homes a historic mansion on Capitol Hill will involve reduced purchase price versus having the seller do work.

Typical Findings In A Home Inspection In Mid-Century Modern Homes In Capitol Hill

The number of mid-century modern homes in Capitol Hill area are very low. Those who find a mid-century home are often very lucky and know they have a gem on their hands. The common issues that you will find when inspecting a mid-century modern home on Capitol Hill are Galvanized Pipes, Old Roof, Undersized Downspouts, Hand Railing Out of Code, Under Insulated Attics and occasionally Rodent Issues.

Pro-Tip: You know Team Diva loves mid-century modern homes. Here is a very detailed blog that goes into detail about inspecting mid-century modern homes >

Typical Findings In A Home Inspection Found In Duplexes, Triplexes, and Fourplexes, and Multi-Family Homes In Capitol Hill

The worst inspections on Capitol Hill will be found in the very neglected multi-family homes found around town. Why? Majority of owners of these types of homes as money generators and did not invest a lot of that money back into the units. The inspections you will find in homes like these can vary between plumbing, electrical, foundations, illegal studios, roofs, and other details.

Pro-Tip: Negotiations on inspection findings from multi-family homes will be in the form of price reductions. Rarely will sellers do repairs.

Typical Findings In A Home Inspection For Capitol Hill Custom Modern Homes

The inspection items you will find in newer custom modern homes on Capitol Hill typically have to do with the quality of the builder. Last week we toured two new projects. One was done to perfection and you can tell how much care was spent developing the project. The other home still had construction debris in various parts of the home and the rooftop deck railing was glued together versus bolted properly. It was such a contrast with two seemingly brand new homes.

The typical issues you will find for custom modern homes in Capitol Hill include construction debris in the sewer line, faulty construction practices, drywall nail issues, cabinet doors misaligned, fixtures not installed properly and a few other issues.

Pro-Tip: Do an inspection on any new construction projects. I find more issues in these types of homes than those that are five or ten years old.

Typical Findings In A Home Inspection In Classic Styled Townhouses In Capitol Hill

The inspection issues you will find in older traditional styled townhouses are typically wear and tear issues with the cabinets, fixtures, etc… In addition, you will also find tile work that needs to be resealed, washing machines not properly installed, hot water heaters installed without a pan, and the occasional deck issues. The other issue we find often is that townhouse owners rarely band together to take care of the exterior of their home. Seattle has a lot of wet weather and we need to paint the hardiplank every 10 or so years.

Typical Findings In A Home Inspection Found In Modern Townhouses In Capitol Hill

Modern Townhouses in Capitol Hill have similar issues to Modern Custom Homes and Traditional Townhouses. Meaning they will have tile work that needs to be resealed, washing machines not properly installed, hot water heaters installed without a pan, exterior hardiplank that needs to be painted, etc… In addition, we have found with our clients that there is often construction debris in the sewer lines of Modern Townhouses in Capitol Hill.

Last Pro-Tip About Inspecting A Home in Capitol Hill

We HIGHLY advise and recommend that ALL of our clients get their own inspection when they are buying a home in Capitol Hill here in Seattle. Each home is different and it is important that you understand fully what you are buying.

Here is a very detailed blog and video we wrote about doing a home inspection in Capitol Hill and Seattle.

Typical Title Report Issues That Come Up When Buying A Home In Capitol Hill

The title report is the least reviewed document during the home buying process and it is one of the MOST important items that you should go into detail about when buying a home in Capitol Hill.

Start Here: Check out our blog about reviewing your title report and talk to your title rep to get ALL questions answered.

Typical Title Issues You Might Find When Buying A Condo In Capitol Hill

Rarely will you find title issues on a condo. But you might find more issues with the seller. For instance, do they have a lien on the property, do they owe back HOA dues, is there another owner on the property not listed in the listing, is the seller getting a divorce, does the seller owe money to the IRS, or do they have other financial obligations to the HOA?

Check out our longer blog for all things blog related in Capitol Hill

Typical Title Issues You Might Find When Buying A Craftsman Home In Capitol Hill

The typical title issue you might find on a Craftsman home in Capitol Hill might be related to the seller or related to the boundary of the property. For example, sellers rarely do surveys of their property and as a result there are lot line issues with fences or garages being on neighbors’ properties. In general, it is a known fact that this is the situation between neighbors in Capitol Hill who have these older homes.

Other title issues include with the seller. Is there a financial lien on the property from a divorce, taxes, etc…

Do your research and you might need to get a survey on the property to verify what the property’s proper boundaries are.

Typical Title Issues You Might Find When Buying A Seattle Box Home In Capitol Hill

With classic Seattle Box homes on Capitol Hill, title concerns often stem from long ownership histories and informal property boundary assumptions. It’s common to see fences, driveways, or detached garages that were installed decades ago without a formal survey, sometimes crossing lot lines. In some cases, older estates or inherited properties may also carry unresolved liens or ownership questions that need to be cleared before closing.

Typical Title Issues You Might Find When Buying A 1920s Style Tudor Home On Capitol Hill

For 1920s Tudors, title issues frequently relate to aging boundary markers and shared features like retaining walls or brick driveways built close to neighboring properties. Because many of these homes have changed hands multiple times, it’s not unusual to uncover old easements or utility agreements that were never fully documented. Occasionally, financial encumbrances from past refinancing or estate settlements can also surface.

Typical Title Issues You Might Find When Buying A Spanish Style Bungalow In Capitol Hill

Spanish Style Bungalows are rare on Capitol Hill, and their uniqueness sometimes comes with quirks in the title history. Additions or detached studios may have been added years ago without updated legal descriptions reflecting the improvements. As with many older homes, unrecorded agreements between neighbors or overlooked liens can create complications that need review.

Typical Title Issues You Might Find When Buying A Colonial Home In Capitol Hill

Larger Colonial homes near Holy Names often sit on expansive lots where boundary lines may not align perfectly with long-standing landscaping or fencing. Over time, shared driveways or access agreements with neighboring properties may have been created informally and never properly recorded. Title work can also reveal older trust arrangements or estate-related filings tied to prior ownership.

Typical Title Issues You Might Find When Buying An Anhalt Home In Capitol Hill

Anhalt Homes, many of which have been converted into condos or apartments, can carry more complex title histories. When buildings are divided into multiple units, issues sometimes arise around common areas, limited common elements, or properly recorded condominium declarations. Buyers should also pay close attention to homeowners association documents and any outstanding assessments tied to the unit.

Typical Title Issues You Might Find When Buying A Historic Mansion In Capitol Hill

Historic mansions near Volunteer Park often have some of the most intricate title histories in Capitol Hill, with ownership stretching back a century or more. It’s common to uncover recorded covenants, view protections, or legacy easements for shared driveways and garden access that still run with the land. Because many of these estates have passed through trusts or multiple generations, title work may also reveal unresolved estate filings, tax matters, or old liens that need to be formally cleared before closing.

Typical Title Issues You Might Find When Buying A Mid-Century Modern Home In Capitol Hill

Mid-Century Modern homes in Capitol Hill are fewer in number but sometimes feature custom lot configurations designed by notable architects. Because of their unique siting, issues may arise around setback lines, shared access points, or view-related easements. As with many properties from the 1960s, refinancing over the decades can leave behind old deeds of trust that require careful review.

For more detailed information about buying a mid-century modern home in Capitol Hill and Seattle check out our very detailed blog here >

Typical Title Issues You Might Find When Buying A Multi-Family Home In Capitol Hill Home

Duplexes and triplexes that have long served Capitol Hill’s queer community may come with layered rental histories and shared utility arrangements. Title concerns often involve confirming legal unit status, verifying that conversions were properly permitted, and reviewing any recorded rental agreements tied to the property. Additionally, liens related to unpaid taxes or contractor work occasionally surface in multi-unit properties.

Typical Title Issues You Might Find When Buying A Custom Modern Home In Capitol Hill

Newer custom modern homes tend to have cleaner title histories, but issues can still arise around short plat approvals or recently adjusted lot lines. Because many of these homes maximize their buildable envelope, recorded easements for utilities, drainage, or shared driveways are common. It’s also important to confirm that any construction loans have been fully satisfied and reconveyed.

Typical Title Issues You Might Find When Buying A Classic Styled Townhouse In Capitol Hill

Original Capitol Hill townhouses are typically part of early planned developments where shared walls and access easements were established decades ago. Title work may reveal party wall agreements or maintenance obligations between adjoining owners. As with other older properties, refinances or ownership transfers can leave behind documentation that needs to be formally cleared.

Typical Title Issues You Might Find When Buying A Modern Townhouse In Capitol Hill

The newer modern townhomes with rooftop decks often sit on small, subdivided lots created through recent development. Title reviews frequently focus on verifying recorded easements for utilities, access paths, and shared infrastructure. Because these properties are part of newer projects, it’s also essential to confirm that all builder liens have been released and that the final short plat was properly recorded.

A Few Favorite Local Restaurants and Small Businesses In Capitol Hill

Our Favorite Restaurants and Coffee Shops In Capitol Hill

Single Shot
Harry’s
Kedai Makan
Tavolàta
Ba Bar
Donna’s
Nue
Due Cucina
Herb & Bitter
Analog Coffee
Porchlight
a/stir

Our Favorite LGBTQ+ Spots To Go Out In Capitol Hill

The Pony
Crescent Lounge
Diesel
CC’s

Our Favorite Small Businesses and Shops In Capitol Hill

Retail Therapy
Twice Sold Tales
Elliott Bay Book Co
Quest Bookshop

This is the Hill. One night you’re at a gallery opening. Another night you stumble into dodgeball game at Cal Anderson.

Schools Options In Capitol Hill

Many people consider schools when buying a home on Capitol Hill. Capitol Hill offers several well-established public and private schools. Many households choose to live on Capitol Hill because of the proximity to some of the City’s best schools.

Public School Options In Capitol Hill

Seattle Public Schools assign by address, and boundaries change occasionally, so always confirm. As I am writing this right now here are the public school options in Capitol Hill

Lowell Elementary School: Serves grades PK–5; neighborhood elementary school on the east side of Capitol Hill.
Stevens Elementary School: Elementary school in North Capitol Hill.

Edmond S Meany Middle School: Middle school located in Capitol Hill serving grades 6–8.
Garfield High School – High School in the Central District that is feeder school for young people residing in Capitol Hill.

Private School Options In Capitol Hill

Preschool & Early Childhood

International Montessori Academy: Montessori preschool program on Capitol Hill.
Spruce Street School: Elementary-focused private school (close by).

Elementary / K–8

Bertschi School: Private elementary (PK–5) school in the neighborhood.
Seattle Amistad School: Private school serving younger grades (PK–8).
Seattle Classical Christian School: Christian private school (Pre-K–6).
Epiphany School: Private elementary program (Pre-K to 5th).
Bright Water Waldorf School: Waldorf-style school serving elementary and middle.

Middle & High Schools

Seattle Academy: Contemporary private 6–12 school in Capitol Hill proper.
Seattle Preparatory School: Jesuit high school in Capitol Hill.
Holy Names Academy: Catholic all-girls high school on the east slope of Capitol Hill.
The Northwest School: Independent middle/high school

Parks, Trails, And Getting Outside In Capitol Hill

Seattle loves parks. Capitol Hill has some of the city’s best parks. We specifically love the many micro parks like Broadway Hill Park and the Summit Slope. And a Seattle summer is not a summer without attending at least one event at Volunteer Park.

Volunteer Park – Huge lawns, views of the Space Needle, Seattle Asian Art Museum, Conservatory, annual Pride events, theater, and more.
Cal Anderson Park – Central park next to the Light Rail station. Dodge ball, tennis, soccer, dog meet ups, and community gathering places.
Summit Slope Park – A beautiful micro park with a community garden.
Roanoke Park – Currently being revitalized thanks to the Parks Levy.
Interlaken Park – Extensive wooded park and trail area forming a green buffer along the north edge of the neighborhood.
Tashkent Park – Small neighborhood park with lawn and seating. It is perfect for a meet up with a friend.
Broadway Hill Park – Newly updated micro park near Broadway north of John St and south of Volunteer Park.
Plymouth Pillars Park – The park with the views of Downtown Seattle.

And an honorable mention…

Denny Blaine Beach – Not technically the Hill, but it is a nude LGBTQ+ beach in a wealthy neighborhood. It has always been a queer friendly beach and the community has rallied to make sure it remains so.

Cost of Living In Capitol Hill

First off – all of Seattle is expensive compared to other areas of the country. It is really important to think about the cost of living when buying a home on Capitol Hill.

Capitol Hill is not the most affordable neighborhood in Seattle. But the costs to live on the Hill are often offset by being able to live without a car due to the transit and close proximity to services.

Here is a general list of what it costs to live in Capitol Hill:

Dining Out:

Espresso Drink: $5 – 7
Brunch: $18 – 25
Dinner for two: $70 – 150

Groceries: $80 – 120/week

Utilities: $100 – 150/month

Transportation:

Orca Card: $50/month
Parking: $200 – 300/month

Entertainment:

Art Walk: Free
Drag Show: $15-35
Local theater: $35-50
Live Music: $50-75
Making fun of the bridge and tunnel crowd: Priceless!!!

Is Capitol Hill Seattle’s Gayborhood?

Capitol Hill is Seattle’s main Gayborhood. It is the center of the LGBTQ+ nightlife, shops, services, and general vibe. Capitol Hill is the core neighborhood for Pride and for other LGBTQ+ events throughout the year.

The original Seattle Gayborhood was in Pioneer Square but around the 1970s Capitol Hill started to become the core Gayborhood for the city.

Capitol Hill became Seattle’s Gayborhood in the late 1970s as Pioneer Square became gentrified and unaffordable for queer dance spaces. At the time the local authorities deemed Pioneer Square as historic which greatly impacted the prices and usage of the spaces.

The Seattle Pride website has an incredible history of our local LGBTQ+ history. Check it out here. It goes into the history of Seattle’s Gayborhood.

What Did The Gayborhood In Capitol Hill Looked Like When I Moved Here in the 1980s?

I moved here in the late 1980s and lived in an apartment in the center of Capitol Hill. On Broadway there were some of the oldest LGBTQ+ bookstores in the nation next to the hottest spot to go and enjoy the original Drag brunch. Capitol Hill was the center of LGBTQ+ life in Seattle. We had Chicken Soup Brigade’s thrift shop, queer-owned bookstores, late-night drag shows at Neighbors, and a community that showed up to protect itself.

In many ways the neighborhood has been gentrified by big tech money but you can still find remnants of the old neighborhood in bars like the Crescent and at the Pony.

LGBTQ+ Resources In Capitol Hill

Capitol Hill’s LGBTQ+ community had to build services for itself during the AIDS crisis. Hence many people buy a home on Capitol Hill because of it’s access to LGBTQ+ resources.

Here is a quick list of the few of the many LGBTQ+ resources on Capitol Hill

GSBA (Greater Seattle Business Association) | LGBTQ+ Business and Advocacy Group

Team Diva is a proud member of the GSBA. The GSBA has been key to making sure there are LGBTQ+ services provided to the larger community.

Seattle’s LGBTQ+ Center

Major LGBTQ+ community center on Capitol Hill offering wellness support, health resources, HIV/STI testing, peer groups, referrals, and social programming for all ages.

Gay City

Health services, testing, peer support, library, and community programs. Here is more info >

Lambert House

A drop-in youth center (ages 10–22) offering support groups, activities, and queer community. Here is more info >

PFLAG Seattle (Capitol Hill Meetings)

Support for LGBTQ+ people and their families/allies. Here is more info >

Peer Seattle

Peer-led emotional support and addiction recovery services for LGBTQ+ community members. Here is more info >

Pride Place (LGBTQIA+ Senior Housing)

Washington’s first LGBTQ+ senior housing development, located on Broadway. Here is more info >

Washington State LGBTQ Commission

Fair housing, legal protections, and statewide resources. Here is more info >

Ingersoll Gender Center

Trans and gender-diverse community support with peer groups, advocacy, education, and resource navigation (based in the Capitol Hill area). Here is more info >

Entre Hermanos

Latinx LGBTQ+ organization offering culturally grounded support, advocacy, and community building for queer Latinx folks in Seattle. Here is more info >

Is Capitol Hill Seattle Safe?

People use “safe” in coded ways that often reinforce discrimination. We ask a better question: What does safety mean to you? Many people see an unhoused person and might say “I do not feel safe” but really what they mean is “I am uncomfortable.”

Yes – Seattle does have a large unhoused population because there are services on the Hill that does outreach, feed, and work to housing the full community.

I was just in a meeting with the new person in charge of the East Precinct. Overall crime is down in 2025 in Capitol Hill. There are property crimes that do happen. The City of Seattle has been partnering with the GSBA and their Neighborhood Safety Coordinator to support local businesses and residents.

Do I Feel Safe In Capitol Hill?

Yes! I feel comfortable walking around Capitol Hill at all hours. That comes from decades of living, loving, working, and organizing here. Others may experience the neighborhood differently.

My Advice To You

Capitol Hill remains deeply LGBTQ+ accepting. Use the Seattle Police Department crime dashboard. Walk the blocks at different times. Gather both data and lived experience. Also check out our very detailed blog here for more specific information >

FAQs for Living and Buying a Home On Capitol Hill

Are single-family homes expensive on Capitol Hill?

Yes. Townhomes, detached homes, and multi-family properties all carry central-Seattle pricing.

Is parking hard to find?

Yes. Look for off-street options if parking matters to you.

Are the homes older?

Most detached homes date from 1900–1930. Townhomes tend to be newer.

Is transit reliable?

Extremely. Many homeowners choose Capitol Hill to avoid driving.

Are there good schools?

Check Seattle Public Schools’ assignment tool and assess community fit.

Hope Our Guide To Buying a Home On Capitol Hill Was Helpful

Now you know what it takes to buy a single-family home — townhome or detached — on Capitol Hill. You know the home styles, the micro-hoods, the queer history, the parks, the transit, the vibe, the costs, and the practical steps for making a smart decision.

Capitol Hill is not just a neighborhood. It’s a community that thrives on creativity, advocacy, queerness, and connection. Buying here means joining that story.

More Information To Help You Become a Smart Diva Dweller aka Capitol Hill Home Buyer

Everything you need to know about living on Capitol Hill:

Kim has a very unique perspective in the Capitol Hill real estate market. She has lived, worked, and played on Capitol Hill for over 25 years. She has also been recognized nationally for her innovation and activism. Are you looking for a Diva’s perspective on Capitol Hill Seattle’s real estate?

Call Kim directly at 206-850-3102 or send her an email at kim@teamdivarealestate.com to chat!

Chavi Hohm

Chat With A Diva

206 271 0264

or schedule time with Kim and start your home selling journey!