The South Hill, properly.

326 homes on the Hill 67 at $750K+ luxury median $949K as of October 19, 2026

Active $750K+ listings on the Hill right now · October 19, 2026

Live from the MLS · October 19, 2026

The Hill by the numbers.

Computed from the live listing feed at every site refresh — not last quarter's report.

• 326Active listings
• $515KMedian asking
• 67Listed at $750K+
• $949KLuxury median
• $251Luxury $ / sq ft
• 54Median days on market

Street by street

Six Hills, one zip code.

Nobody buys "the South Hill" — they buy Rockwood, or the bluff, or the blocks off Manito. The ladder, from marquee to entry:

Rockwood

typically $900K – $2M+

Curving boulevard streets platted in 1907 under the Olmsted brothers' influence, now a National Register historic district. Brick Tudors, grand Craftsman, and the Hill's most protected streetscape — homes here trade on provenance as much as square footage.

Manito / Cannon Hill

typically $650K – $1.4M

The blocks around Manito Park's 90 acres — Duncan Garden, the conservatory, the Japanese garden — and Cannon Hill's pond. Storybook Craftsman streets where walkability does real work in the price.

High Drive / the bluff

$1M – $2.5M when the view is real

The basalt rim above Latah Creek: sunset-facing view lots, the bluff trail system out the back door, and a mix of mid-century originals and contemporary rebuilds. The Hill's view premium lives here — and it appraises unevenly.

Comstock

typically $600K – $1.2M

Postwar brick ranches and mid-century homes on generous lots around Comstock Park and Spokane's oldest public pool. Quietly one of the Hill's strongest school-and-parks positions.

Lincoln Heights

typically $450K – $750K

The Hill's approachable entry: solid mid-century stock near the Lincoln Heights shopping district, an easy grade to downtown, and the value runway that makes a first South Hill address possible.

Moran Prairie / 57th corridor

typically $650K – $1.3M, estates past $4M

Where the Hill opens up: newer construction south of 57th, acreage parcels toward Regal, and the estate outliers that top Spokane's market. If you want new-build luxury with Hill schools, it's here.

The buyer's playbook

These houses are a craft.

What a century-old housing stock actually asks of a buyer — and what twelve years on this hill has taught us to check.

01

Basalt and boilers

A 1912 Rockwood Tudor is a different purchase than a 2019 build: basalt foundations, steam boilers, knob-and-tube remnants behind plaster. None are dealbreakers — all are negotiation points if your inspector knows pre-war construction. Ours do.

02

The sewer scope is non-negotiable

Much of the Hill still drains through original clay laterals. A $350 camera scope has saved our buyers five-figure surprises more than once. On any pre-1960 home, we write it into the offer.

03

Historic-district homework

Rockwood's National Register listing is mostly honorific — but local overlay rules, easements, and lender quirks around historic properties are not. Know what you can and can't change before you fall for the leaded glass.

04

Views appraise unevenly

Two High Drive homes with the same floor plan can be $400K apart on the strength of the rimrock sightline. Comps mislead here; you price the view corridor itself — protected, partial, or borrowed.

05

School boundaries move markets

Hutton, Wilson, and Sacajawea feed Lewis & Clark; the Ferris line runs the southeast Hill. Boundary streets carry measurable premiums, and they're redrawn more often than buyers expect. We check the current map, not the listing's claim.

06

The best homes trade quietly

A meaningful share of the Hill's finest sales never hit the open MLS — estate transitions, neighbor-to-neighbor deals, quiet pre-lists. That market moves through relationships. It's the reason to have your agent before you have your house.

Straight answers

South Hill questions, answered.

How much does a luxury home on the South Hill cost?

As of October 19, 2026, 67 South Hill homes are listed at $750K or above, with a median asking price of $949K (about $251/sq ft). The Hill's overall median sits near $515K — luxury here starts where the view lots, estate parcels, and historic streets begin.

Which South Hill neighborhoods are the most prestigious?

Rockwood — the Olmsted-influenced National Register district — and the High Drive bluff carry the Hill's marquee addresses. Manito Park's surrounding blocks trade on walkable park frontage, while Moran Prairie holds the newer estates. Each commands its premium differently: provenance, view, park, or land.

Is the South Hill a good place to live?

It's Spokane's most established address: tree-lined streets a century in the making, Manito and Comstock parks, the bluff trail network, strong public schools (Hutton, Wilson, Sacajawea, Lewis & Clark, Ferris), and a ten-minute drive to downtown. The trade-off is inventory — the best streets turn over slowly.

How competitive is the South Hill market right now?

As of October 19, 2026: 326 active listings on the Hill, 25 new in the last week, median 54 days on market. Well-priced homes on the signature streets still draw multiple offers; the estate tier moves more deliberately.

The Hill, from I-90 to Moran Prairie · Latah Creek to Glenrose

On the market now

On the Hill right now.

Every active $750K+ listing inside the Hill's boundaries — live from the MLS, October 19, 2026.

$3,250,000

4 bd 11,084 sqft built 1909

615 E 16th Ave $3,200,000 5600 S Hatch St $2,500,000

4 bd 3,961 sqft built 2026

1536 S Upper Terrace Rd $2,495,000

6 bd 5,900 sqft built 2001

3223 S HIGH Dr $2,495,000

6 bd 6,078 sqft built 1974

1912 E SOUTHEAST Blvd $1,998,000

5 bd 6,800 sqft built 1915

1122 E 20th Ave Search every South Hill home →

Beyond the Hill

Luxury elsewhere in the market.

$2,800,000 57xx S Thomas Mallen Rd

Cheney, WA

$1,250,000 6645 Blue Ridge Way

Deer Park, WA

$11,250,000 26120 E Appleway Ave

Liberty Lake, WA

The quiet market

The best of the Hill never hits the portal.

Estate transitions, pre-lists, neighbor-to-neighbor sales — a real share of South Hill luxury trades before it's public. Tell Jeff what you're looking for and you'll hear about those homes when he does, plus every new $750K+ Hill listing the day it drops.