SOLD SEP 9, 2025

Listed by Mimi Osterdahl • eXp Realty. Bought with NextHome Northwest Living.

Off Market Sep 2025 for $585K

$642,330

Est. refi paymentEst. refi $3,650/mo

•

1,560

sq ft

8654 Valley View Rd, Custer, WA 98240

About this home

Experience peaceful country living on 4.65 sunny acres. This 2004 manufactured home offers 3-bedrooms, 2-baths and a bright and open floor plan, perfect for both everyday living and entertaining. A versatile fourth room provides flexible space for a home office, craft room, or nursery. The property includes a spacious 600sqft shop/garage with a heated and insulated bonus room currently set up as a music studio. Plenty of room for hobbies, storage, or small livestock. Enjoy peace and privacy while being just minutes from I-5, groceries, and the Dakota Creek Golf Course. A rare opportunity to enjoy space, sunshine, and convenience all in one!

ManufacturedProperty Type

2004Year Built

4.66 acresLot Size

$412Est. Price/Sq.Ft.

2 car garageParking

Listed by Mimi Osterdahl • eXp Realty

Bought with Staci Ryan • NextHome Northwest Living

Redfin checked: 2 minutes ago

•Source:NWMLS as Distributed by MLS Grid #2403543

Redfin Estimate

$642,330

$57K since sold in September 2025$6,000 since July

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 12.6% higher than the average sale price ($570K) of 6 comparable homes.

SOLD JUL 6, 2026
$495,000
A
3 beds2 baths1,398 sq ft
4844 Oakridge Dr, Blaine, WA 98230
SOLD JUL 9, 2026
$590,000
B
3 beds2 baths1,620 sq ft
3070 Loomis Trail Rd, Custer, WA 98240
SOLD FEB 3, 2026
$635,000
C
3 beds2 baths1,620 sq ft
3063 Birch Bay Lynden Rd, Custer, WA 98240
SOLD NOV 20, 2025
$564,900
D
3 beds2 baths1,755 sq ft
8484 Kickerville Rd, Blaine, WA 98230
SOLD JUN 1, 2026
$653,000
E
3 beds2 baths1,512 sq ft
4702 Anderson Rd, Blaine, WA 98230
SOLD FEB 13, 2026
$485,000
F
3 beds2 baths1,611 sq ft
3191 Creasey, Custer, WA 98240

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Earn from this home

Refinance

Est. cash available

Get cash now or lower your monthly rate

Market trends in 98240, WA

Last updated July 2026

Buyer's Market

Seller's Market

Seller's market

Sale-to-List Price

97.8%

1.2% MoM

Median sale price

$890K

$253K MoM

Avg. days on market

12d

3 days MoM

Recently sold homes

3 MoM

New listings for sale

$440,000
3 beds2 baths1,344 sq ft
3233 Loomis Trail Rd, Custer, WA 98240
Lindsey Graham Elenbaas • Coastal Realty
$775,000
3 beds3 baths2,160 sq ft
2880 Creasey Rd, Custer, WA 98240
Taylor Assink • van der Velde and Company
See all

Provided by Redfin

Sale history for 8654 Valley View Rd

Year

Property tax

Land + Additions

Assessment*

2026

$4,149 (+4.4%)

$337,506 + $175,076

$512,582

2025

$3,975 (+7.5%)

$337,506 + $175,076

$512,582

2024

$3,698 (+0.7%)

$378,200 + $140,398

$518,598

2023

$3,671 (+5.5%)

$378,200 + $140,398

$518,598

2022

$3,480 (+12.8%)

$240,171 + $204,315

$444,486

2021

$3,085 (−1.2%)

$205,276 + $174,630

$379,906

2020

$3,123 (+32.8%)

$165,434 + $140,736

$306,170

2019

$2,352 (−16.7%)

$129,150 + $109,869

$239,019

2017

$2,823 (+7.0%)

$121,840 + $103,650

$225,490

2016

$2,637 (+2.3%)

$120,396 + $111,763

$232,159

2015

$2,578 (−2.2%)

$109,144 + $97,603

$206,747

2014

$2,637 (−2.4%)

$109,144 + $98,109

$207,253

2013

$2,701 (+3.3%)

$109,144 + $98,109

$207,253

2011

$2,614 (+3.2%)

$112,520 + $101,143

$213,663

2010

$2,532 (+0.5%)

$140,480 + $97,625

$238,105

2009

$2,521

$140,480 + $97,625

$238,105

Tax history for 8654 Valley View Rd

Year

Property tax

Land + Additions

Assessment*

2026

$4,149 (+4.4%)

$337,506 + $175,076

$512,582

2025

$3,975 (+7.5%)

$337,506 + $175,076

$512,582

2024

$3,698 (+0.7%)

$378,200 + $140,398

$518,598

2023

$3,671 (+5.5%)

$378,200 + $140,398

$518,598

2022

$3,480 (+12.8%)

$240,171 + $204,315

$444,486

2021

$3,085 (−1.2%)

$205,276 + $174,630

$379,906

2020

$3,123 (+32.8%)

$165,434 + $140,736

$306,170

2019

$2,352 (−16.7%)

$129,150 + $109,869

$239,019

2017

$2,823 (+7.0%)

$121,840 + $103,650

$225,490

2016

$2,637 (+2.3%)

$120,396 + $111,763

$232,159

2015

$2,578 (−2.2%)

$109,144 + $97,603

$206,747

2014

$2,637 (−2.4%)

$109,144 + $98,109

$207,253

2013

$2,701 (+3.3%)

$109,144 + $98,109

$207,253

2011

$2,614 (+3.2%)

$112,520 + $101,143

$213,663

2010

$2,532 (+0.5%)

$140,480 + $97,625

$238,105

2009

$2,521

$140,480 + $97,625

$238,105

*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.

Public record

Public record
Zoning

Beds

Baths

Stories

Lot width

—

Lot depth

—

Lot size

202,990

Year renovated

—

Sq. Ft.

1,560

Year built

2004

Style

Mobile/Manufactured Home

County

Whatcom County

APN

4001140251910000

Parking Spaces

Basement

Accessible

HOA Dues

—

Garage

Yes

Features

Views

Last updated by owner on Dec 28, 2025.

R5A

Rural District

The purpose of the Rural District is to maintain the low density rural residential character of the areas designated as rural and rural neighborhood on the Comprehensive Plan map and implement the Comprehensive Plan policies that define the rural character in Whatcom County in accordance with RCW 36.70A.070(5). In addition, it is the intent of this district to allow a variety of low intensity uses that are compatible and complementary with the conservation of agricultural, forestry and related uses.

Permitted uses

Include but are not limited to:

Agriculture
Housing-Single unit
Housing-Student
Public service
Recreation
Park & open space

Property details

Parking

Parking Information
Covered Spaces: 2
Parking Features: Driveway, Detached Garage, Off Street, RV Parking
Garage Spaces: 2
Has Garage
Garage Square Feet: 600

Interior

Bedroom Information
# of Bedrooms: 3
# of Bedrooms Main: 3
Bedrooms Possible: 4

Bathroom Information
# of Full Baths (Total): 2
# of Main Level Bathrooms (Total): 2
# of Full Baths (Main): 2
# of Bathtubs: 2
# of Showers: 2

Room 1 Information
Room Type: Den/Office
Room Level: Main

Room 2 Information
Room Type: Dining Room
Room Level: Main

Room 3 Information
Room Type: Entry Hall
Room Level: Main

Room 4 Information
Room Type: Kitchen With Eating Space
Room Level: Main

Room 5 Information
Room Type: Living Room
Room Level: Main

Room 6 Information
Room Type: Primary Bedroom
Room Level: Main

Room 7 Information
Room Type: Utility Room
Room Level: Main

Room 8 Information
Room Type: Bedroom
Room Level: Main

Room 9 Information
Room Type: Bedroom
Room Level: Main

Room 10 Information
Room Type: Bathroom Full
Room Level: Main

Room 11 Information
Room Type: Bathroom Full
Room Level: Main

Basement Information
Basement Features: None

Heating & Cooling
Has Heating
Heating Information: Forced Air
Has Cooling
Cooling Information: Window Unit(s)

Interior Features
Interior Features: Ceiling Fan(s), Dining Room, Vaulted Ceiling(s), Walk-in Closet(s), Water Heater
Appliances: Dishwasher(s), Dryer(s), Microwave(s), Refrigerator(s), See Remarks, Stove(s)/Range(s), Washer(s)
Flooring: Vinyl, Carpet
Appliances Included: Dishwasher(s),Dryer(s),Microwave(s),Refrigerator(s),See Remarks,Stove(s)/Range(s),Washer(s)

Exterior

Building Information
Building Information: Manufactured Home
Construction Materials: Cement Plank, Wood
Roof: Composition

Exterior Features
Exterior Features: Cement Planked, Wood Products

Property Information
Energy Source: Electric,Propane
Sq. Ft. Finished: 1,560
Style Code: 21 - Manuf-Double Wide
Property Type: Residential
Property Sub Type: Manufactured On Land
Property Condition: Good
Has View
Body Type: Double Wide

Land Information
Vegetation: Fruit Trees, Garden Space, Pasture

Lot Information
MLS Lot Size Source: Assessor
Site Features: Cabana/Gazebo,Cable TV,Fenced-Partially,High Speed Internet,Outbuildings,Patio,Propane,RV Parking,Shop
Zoning Jurisdiction: County
Lot Features: Paved
Lot Size Units: Square Feet
Lot Size Acres: 4.66
Lot Size Dimensions: 502x416x500x409
Elevation Units: Feet

Financial

Tax Information
Tax Annual Amount: $3,974
Tax Year: 2025

Financial Information
Listing Terms: Cash Out, Conventional
Buyer Financing: Conventional

Utilities

Utility Information
Water Source: Public
Water Company: City of Blaine
Power Company: Puget Sound Energy
Sewer: Septic Tank
Sewer Company: On Site Sewage
Water Heater Location: Laundry Room
Water Heater Type: Propane
Cable Connected: Direct TV
Internet Connected: Zipley

Location

School Information
Elementary School: Custer Elem
Middle Or Junior High School: Horizon Mid
High School: Ferndale High
High School District: Ferndale

Location Information
Directions: Exit 270, then north on Valley View Road. The driveway is on the right.
Topography: Level,Partial Slope

Community Information
Senior Exemption: false

Public facts

Beds: 3
Baths: 2.0
Sq. Ft.: 1,560
Stories: —
Parking Spaces: 2
Basement: No
Accessible: No
Lot Size: 4.66 acres
Style: Mobile/Manufactured Home
Year Built: 2004
Year Renovated: —
County: Whatcom County
APN: 4001140251910000
HOA Dues: —
Garage: Yes
Features: Views

Home facts updated by owner on Dec 28, 2025

Other

Listing Information
Buyer Brokerage Compensation: 2.5
Buyer Brokerage Compensation Type: %
Mls Status: Sold

Listing Date Information
On Market Date: Thursday, July 10, 2025

Green Information
Direction Faces: West
Power Production Type: Electric, Propane

Home Information
Living Area: 1,560
Calculated Square Footage: 1560
MLS Square Footage Source: Assessor
Building Area Total: 1560
Building Area Units: Square Feet
Foundation Details: Poured Concrete, Slab, Tie Down
Structure Type: Manufactured House
Levels: One
Entry Location: Main

Around this home

Schools

Custer Elementary School

Public K-5 • Assigned • 2.7mi

4/10

Horizon Middle School

Public 6-8 • Assigned • 6.6mi

6/10

Ferndale High School

Public 9-12 • Assigned • 7.8mi

5/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

1/10 Fire Factor

Unlikely to be in a wildfire in next 30 years

3/10 Heat Factor

7 days above 82° expected this year, 18 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

7/10 Air Factor

11 unhealthy days expected this year, 11 days in 30 years

Provided by First Street

Historical weather

Custer, WA • 98240

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

Try the sun simulator tool to see how light moves across the property at different times of day and year.

Provided by Shadowmap

Is this your home?

Track this home’s value and nearby sales activity

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New listings for sale in 98240

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3233 Loomis Trail Rd, Custer, WA 98240

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Taylor Assink • van der Velde and Company

Home values near 8654 Valley View Rd

Data from public records.

Address	Redfin Estimate
8607 Valley View Rd, Custer, WA 4 Beds \| 2 Baths \| 1782 Sq. Ft.	$600,717
8722 Valley View Rd, Custer, WA 3 Beds \| 2 Baths \| 2112 Sq. Ft.	$726,984

Address	Redfin Estimate
8731 Valley View Rd, Custer, WA 3 Beds \| 2 Baths \| 2253 Sq. Ft.	$847,310
8587 Valley View Rd, Custer, WA 3 Beds \| 2 Baths \| 1242 Sq. Ft.	$484,668

Address	Redfin Estimate
8552 Valley View Rd, Custer, WA 4 Beds \| 4 Baths \| 3731 Sq. Ft.	$1,011,236
8713 Valley View Rd, Custer, WA 3 Beds \| 2 Baths \| 3354 Sq. Ft.	$926,563

Property information provided by NWMLS as Distributed by MLS Grid when last listed in 2025. This data may not show owner updates. Learn more.

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About this home

Redfin Estimate

Earn from this home

Market trends in 98240, WA

Sale history for 8654 Valley View Rd

Tax history for 8654 Valley View Rd

Public record

Property details

Around this home

Schools

Lifestyle

Climate risks

Historical weather

Sun exposure

Is this your home?

Nearby similar homes

New listings for sale in 98240

Home values near 8654 Valley View Rd

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