Medina, lakefront and estate homes
Architect in Medina, WA
Lakefront estates, new houses and major renovations in Medina, where large lots, the waterfront and 2026 interim setback rules shape what can be built. Confidential first conversations.
The first feasibility check is free. You speak to the architect, not a salesperson.
Why local matters
A small city that reviews carefully
Medina sits on the western shore of Lake Washington and holds some of the finest lakefront estates in the Pacific Northwest. Many of its most significant properties are being renovated or replaced as new owners invest.
The City of Medina runs its own permitting through its Development Services department and reviews carefully, above all on large lots and the waterfront.
Lots commonly carry tree retention and critical area obligations as well, so the timeline and the design both need to be planned around review from the start.
What gets designed here
Work in Medina
Medina work tends to fall into three kinds.
- Lakefront estate renovation and expansion. The most common Medina project, on properties ranging from mid century waterfront houses to contemporary homes.
- New homes and replacements. Where an existing house comes down and the new one goes through permit review, on very large lots site plan review, and on the water a shoreline exemption or permit.
- Interior renovation. Many Medina homes were built in the 1980s and 1990s and need updated floor plans, kitchens, bathrooms and energy performance.
On the water
Shoreline projects in Medina
Shoreline properties need either a written exemption from the Shoreline Substantial Development Permit, decided by city staff, or the full permit, which goes to the hearing examiner with a 170 day processing deadline.
That is the single biggest scheduling fact on a Medina waterfront project, and it is the reason the permit strategy should be settled before the design is.
Permits
Medina permit timelines
Medina permits go through the city’s Development Services department. There is no general design review for houses; site plan review applies only to very large lots, set out in the Medina permit and zoning guide.
| Project | Typical review |
|---|---|
| Residential addition | 8 to 14 weeks |
| New single family home | 14 to 22 weeks |
| Shoreline project | separate exemption or permit |
Planning ranges, not city figures. The city says it does not give out permit timelines; the code sets processing deadlines of 65, 100 or 170 days depending on the permit type.
Budget
What projects cost, in round numbers
These are the same figures used everywhere on this site. The estimators on the linked pages turn them into a number for your size and scope.
| Project | Typical range | Estimator |
|---|---|---|
| Architect led custom home | $500 to $800 per sq ft | cost to build page |
| High end custom or waterfront | $800 to $1,200 and up per sq ft | cost to build page |
| Whole house remodel | $300 to $550 per sq ft | whole house remodel page |
| Home addition | $350 to $650 per sq ft | home addition cost page |
| Detached ADU | $200,000 to $400,000 | ADU cost guide |
| Architecture fee | Fixed fee, most $10,000 to $200,000 | architect fees page |
Swipe the table sideways to see every column
Eastside figures from the cost pages on this site, each of which has an estimator that gives you your own number. Land, site work and permits sit on top of construction.
Where
Medina neighborhoods
Medina work often connects with neighboring Clyde Hill, Hunts Point and Yarrow Point, and with West Bellevue across the city line.
Questions
Building in Medina, answered
Do you work in Medina?
Yes. Piper Cole Architects is based in Kirkland and Medina is part of the regular work. Medina estate and lakefront work is part of the practice, discussed in confidence.
How long does a permit take in Medina?
As planning ranges, allow 8 to 14 weeks for an addition and 14 to 22 weeks for a new house; the city itself does not publish timelines. A shoreline project needs either a written exemption or the full shoreline permit, which goes to the hearing examiner.
What does an architect cost in Medina?
I quote a fixed fee for design and permit, set by the project budget and location; most fall between $10,000 and $200,000 depending on scope. The architect fees page has a calculator for your own budget.
Do I need an architect for a house in Washington?
Not by law. RCW 18.08.410 exempts single family homes and buildings of four units or fewer from the stamp requirement. You will need permitted drawings and usually structural engineering. People hire an architect because the lot, the code or the design is complicated, not because the law requires one.
What happens on the first call?
You describe the property and what you want to do. David Meade tells you what the site and the code are likely to allow, what it tends to cost and what to check first. The first feasibility check is free and usually takes about a day.
Does Medina have design review?
Not as a general rule. Medina has no general design review for houses. Site plan review, before the hearing examiner, applies only to very large lots or lots much larger than their neighbors, and the code says it is not meant to regulate architectural style.
Plan the project
Cost and service pages
- Cost to build a house in SeattleNew build cost by tier, with an estimator
- Architect feesWhat the design work costs, with a calculator
- Home addition costEvery addition type, with an estimator
- Whole house remodel costCost by depth, and the code trigger that moves budgets
- Custom home designNew houses on the lakes and on difficult lots
- Home additionsOut or up, and what it costs
- ADU and DADU designGarage conversions to backyard cottages
- Waterfront and lakefront homesShoreline lots and teardown rebuilds on the lakes
Nearby
Nearby cities
- Architect in Bellevue, WALocal permits, costs and the kind of work done there
- Architect in Kirkland, WALocal permits, costs and the kind of work done there
- Architect in Mercer Island, WALocal permits, costs and the kind of work done there
- Architect in Seattle, WALocal permits, costs and the kind of work done there
- Architect in Redmond, WALocal permits, costs and the kind of work done there
- Architect in Newcastle, WALocal permits, costs and the kind of work done there
Next step
Talk about your Medina property
Describe the lot and what you want to do with it. You speak to David Meade directly, not a salesperson, and the first feasibility check is free and usually takes about a day.
Our Architecture Services
Full-service architecture for Medina Architect: Lakefront and Estate Homes and the greater Seattle area: