Google street view image for 8169 Watkins Rd, Sumas, WA 98295

OFF MARKET

$480,189

•

1 ba

•

1,328

sq ft

8169 Watkins Rd, Sumas, WA 98295

About this home

8169 Watkins Rd is a 1,328 square foot house on a 5.35 acre lot with 2 bedrooms and 1 bathroom. Based on Redfin's Sumas data, we estimate the home's value is $480,189.

Single-familyProperty Type

1928Year Built

5.35 acresLot Size

$362Est. Price/Sq.Ft.

Source:Public Records

Redfin Estimate

$480,189

$8,000 since August

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 14.8% higher than the average sale price ($418K) of 6 comparable homes.

SOLD MAY 13, 2026
$625,000
A
3 beds2 baths1,402 sq ft
3257 E Badger Rd, Everson, WA 98247
SOLD APR 28, 2026
$450,000
B
3 beds1 bath1,472 sq ft
209 Nooksack Ave, Nooksack, WA 98276
SOLD AUG 24, 2026
$285,000
C
2 beds1 bath744 sq ft
504 W 1st St, Nooksack, WA 98276
SOLD AUG 21, 2026
$325,000
D
3 beds1 bath1,137 sq ft
812 Nooksack Ave, Nooksack, WA 98276
SOLD OCT 29, 2025
$365,000
E
3 beds1 bath1,230 sq ft
812 Sumas Ave, Sumas, WA 98295
SOLD APR 2, 2026
$460,000
F
3 beds1 bath1,312 sq ft
5947 Lawrence Rd, Everson, WA 98247

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Earn from this home

Sell

$444,910

Est. take-home

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Rent

$2,261/mo

Redfin rental estimate

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Market trends in 98295, WA

Last updated August 2026

Buyer's Market

Seller's Market

Seller's market

Sale-to-List Price

98.3%

0.0% MoM

Median sale price

$410K

$91 MoM

Avg. days on market

19d

0 days MoM

Recently sold homes

0 MoM

New listings for sale

OPEN SAT, 11AM TO 1PM
$499,000
2 beds2 baths1,737 sq ft
1080 Victoria St, Sumas, WA 98295
Alison Moon • Keller Williams Western Realty
See all

Provided by Redfin

Sale history for 8169 Watkins Rd

As the MLS and public records start to fill up, we'll list the details here.

Year

Property tax

Land + Additions

Assessment*

2026

$4,566 (+1.5%)

$267,803 + $217,040

$484,843

2025

$4,499 (+89.0%)

$267,803 + $217,040

$484,843

2024

$2,381 (+1.1%)

$195,647 + $65,942

$261,589

2023

$2,354 (+12.5%)

$195,647 + $65,942

$261,589

2022

$2,094 (+4.3%)

$176,262 + $59,408

$235,670

2021

$2,006 (+14.4%)

$137,701 + $46,412

$184,113

2020

$1,754 (+17.7%)

$116,696 + $39,332

$156,028

2019

$1,490 (+12.6%)

$100,600 + $33,907

$134,507

2017

$1,323 (+0.3%)

$81,294 + $22,321

$103,615

2016

$1,319 (+19.4%)

$72,428 + $19,887

$92,315

2015

$1,105 (+5.1%)

$68,268 + $18,745

$87,013

2014

$1,051 (−3.9%)

$67,177 + $18,445

$85,622

2013

$1,094 (−19.5%)

$67,177 + $18,445

$85,622

2011

$1,359 (−4.3%)

$89,534 + $18,428

$107,962

2010

$1,419 (+0.4%)

$100,600 + $20,140

$120,740

2009

$1,414

$100,600 + $20,140

$120,740

Tax history for 8169 Watkins Rd

Year

Property tax

Land + Additions

Assessment*

2026

$4,566 (+1.5%)

$267,803 + $217,040

$484,843

2025

$4,499 (+89.0%)

$267,803 + $217,040

$484,843

2024

$2,381 (+1.1%)

$195,647 + $65,942

$261,589

2023

$2,354 (+12.5%)

$195,647 + $65,942

$261,589

2022

$2,094 (+4.3%)

$176,262 + $59,408

$235,670

2021

$2,006 (+14.4%)

$137,701 + $46,412

$184,113

2020

$1,754 (+17.7%)

$116,696 + $39,332

$156,028

2019

$1,490 (+12.6%)

$100,600 + $33,907

$134,507

2017

$1,323 (+0.3%)

$81,294 + $22,321

$103,615

2016

$1,319 (+19.4%)

$72,428 + $19,887

$92,315

2015

$1,105 (+5.1%)

$68,268 + $18,745

$87,013

2014

$1,051 (−3.9%)

$67,177 + $18,445

$85,622

2013

$1,094 (−19.5%)

$67,177 + $18,445

$85,622

2011

$1,359 (−4.3%)

$89,534 + $18,428

$107,962

2010

$1,419 (+0.4%)

$100,600 + $20,140

$120,740

2009

$1,414

$100,600 + $20,140

$120,740

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

Zoning

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

Interior

Bathroom Information
# of Full Baths: 1
# of Bathroom Fixtures: 5

Heating & Cooling
Heating Type: Wood

Fireplace Information
# of Fireplaces: 1
Fireplace Type: Wood Stove
Has Fireplace

Exterior

Exterior Information
Physical Condition: Average
Foundation Type: Block
Exterior Wall: Stucco

Property Information
Living Sq. Ft: 1,328
Ground Floor Sq. Ft: 1,328
Building Sq. Ft: 1,328
# of Stories: 1
Stories Type: 1
Legal Description: TR IN W 1/2 SW LY W OF LI PAR WI-700 FT E OF W SEC LI-N OF CTR OF COLLINS CREEK-S OF A LI DRAWN 50 FT N OF N LI OF SW SW-EXC S 50 FT OF E 350 FT OF W 700 FT OF NW SW WI N 25 FT OF E 350 FT OF W 700 FT OF SW SW

Lot Information
# of Buildings: 1
Land Sq. Ft: 233,046
Municipality Name: 506 F1 C9
Acres: 5.35
Zoning Code: R5A
County Use Description: RESIDENTIAL 2 BEDROOM

Financial

Assessor Information
Assessment Year: 2025
Tax District County: 506 F1 C9

Public facts

Beds: 2
Baths: 1.0
Sq. Ft.: 1,328
Stories: 1.0
Lot Size: 5.35 acres
Style: Single Family Residential
Year Built: 1928
Year Renovated: —
County: Whatcom County
APN: 4004240351150000

Home facts updated by county records on Jul 13, 2026

Around this home

Schools

Sumas Elementary School

Public PreK-5 • Assigned • 3.9mi

6/10

Nooksack Valley High School

Public 7-12 • Assigned • 3.5mi

6/10

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

2/10 Fire Factor

0.00% chance of being in a wildfire in next 30 years

2/10 Heat Factor

7 days above 82° expected this year, 17 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

7/10 Air Factor

12 unhealthy days expected this year, 12 days in 30 years

Provided by First Street

Historical weather

Sumas, WA • 98295

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

In this area, properties receive around 7 hours in June and 1.6 hours in December, placing it below the U.S. average for solar exposure.

7 hrs

1.6 hrs

JuneDecember

Provided by Shadowmap

Estimated sale price

$457,000 – $553,000

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New listings for sale in 98295

OPEN SAT, 11AM TO 1PM

$499,000

2 beds2 baths1,737 sq ft

1080 Victoria St, Sumas, WA 98295

Alison Moon • Keller Williams Western Realty

Home values near 8169 Watkins Rd

Data from public records.

Address	Redfin Estimate
8163 Watkins Road, Sumas, WA - Beds \| 1 Baths \| 588 Sq. Ft.	$277,855
8158 Watkins Road, Sumas, WA 2 Beds \| 1 Baths \| 960 Sq. Ft.	$383,091

Address	Redfin Estimate
8169 Watkins Road, Sumas, WA 4 Beds \| 3 Baths \| 1200 Sq. Ft.	$280,118
8150 Watkins Road, Sumas, WA 3 Beds \| 1 Baths \| 672 Sq. Ft.	$309,724

Address	Redfin Estimate
8138 Watkins Road, Sumas, WA 3 Beds \| 2 Baths \| 1336 Sq. Ft.	—
8157 Watkins Road, Sumas, WA 2 Beds \| 2 Baths \| 1944 Sq. Ft.	$654,025

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