What Is Living in Edmonds, Washington Like?
Edmonds, Washington sits on a bluff above Puget Sound in southern Snohomish County, about 15 miles north of Seattle and accessible via Interstate 5 and State Route 104, which descends from the freeway to the waterfront and connects west via ferry to the Kitsap Peninsula. The Sounder commuter rail station in downtown Edmonds provides a direct connection to Seattle's King Street Station on weekday mornings — roughly 35 minutes without touching the freeway — making it one of the more useful transit assets on the north Snohomish County coastline. The Edmonds-Kingston ferry adds a car-free connection to the Kitsap Peninsula for residents with ties to that side of the sound. For those moving to Edmonds, the combination of rail, ferry, and highway access gives the city more transportation options than most communities its size along the I-5 corridor.
The cost of living in Edmonds sits firmly at the premium end of Snohomish County, with home prices that reflect the city's waterfront setting, walkable downtown, and strong demand from Seattle-area professionals seeking a smaller-city alternative with transit access. Prices run above most of south Snohomish County and approach the lower end of the Seattle market, though they remain below comparable waterfront communities in King County. The local economy is primarily residential and commercial in character — most working residents commute to Seattle or Eastside employment centers — with the downtown retail and restaurant district, healthcare, and small businesses providing the main local employment base. Washington's lack of a state income tax is a relevant consideration, particularly for households comparing Edmonds against similarly priced communities in Oregon.
Living in Edmonds is oriented around the waterfront and the downtown in a way that feels genuinely integrated rather than incidental. The walkable commercial district along Fifth Avenue and Main Street has independent restaurants, galleries, and shops that reflect a community that has invested consistently in its local culture, and the Edmonds Arts Festival each June draws regional attention to what is already an active local arts scene. Edmonds Underwater Park, located at Brackett's Landing just north of the ferry dock, supports one of the more accessible shore diving sites in the Puget Sound region. Olympic Beach and the waterfront promenade provide everyday access to sound views and shoreline walking that define the texture of daily life here.
Edmonds schools are served by the Edmonds School District, which is a major draw for families seeking highly rated public education. Edmonds neighborhoods range from the flat walkable blocks near the waterfront to hillside residential areas above the bluff with views across the sound toward the Olympic Mountains.
Whether you're considering a move or just researching the area, the sections below break down Edmonds's neighborhoods, cost of living, schools, local favorites, and what daily life here is really like.
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Todd Davidson
Executive Loan Officer · Rocket Mortgage · NMLS #2003696
- Specializes in Washington home buyers & relocators
- Lender-paid 1% rate reduction in Year 1 on purchase loans
- Some buyers starting with first-year rates under 5% — up to $500/mo savings
- FHA, VA, Conventional & Jumbo loans available
- Fast pre-approvals — often same day
Equal Housing Opportunity Lender. Rocket Mortgage NMLS #3030. Rate offers subject to qualification.
Edmonds at a Glance
How Much Do You Need to Live in Edmonds?
Use this calculator to find out exactly how much income your family needs to live comfortably in Edmonds, Washington — whether renting or buying. Then compare with nearby cities.
Cost of Living Calculator — Edmonds, Washington
Select your family size and whether you plan to rent or buy.
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Talk to Todd — free, no obligation.Edmonds Neighborhoods
Edmonds has several distinct neighborhoods — each with its own character, price range, and appeal. Here's a breakdown to help you narrow down where to focus your home search.
🌊 The Bowl / Downtown Edmonds
The heart of Edmonds in a valley with stunning Puget Sound and Olympic Mountain views - charming boutiques, award-winning restaurants, the Edmonds Center for the Arts, Cascadia Art Museum, weekly Saturday Farmers Market, and the Edmonds-Kingston Ferry terminal.
🏡 Seaview / Meadowdale
Seaview is a quiet residential neighborhood with well-maintained mid-century homes and Sound views from its western edge. Meadowdale in north Edmonds offers family-friendly streets, Meadowdale Beach Park shoreline access, and a mix of established and newer homes.
🌳 Perrinville / Sherwood Forest
Perrinville blends small-town charm with tree-lined streets, boutiques, and artisan businesses in historic-style buildings at Perrinville Village. Sherwood Forest is a serene pocket known for mature trees, large lots, and outstanding privacy.
🏘️ Westgate / Five Corners
Westgate is a family-friendly residential area with wide streets, excellent Yost Park trail access, and a quiet suburban feel. Five Corners provides strong SR-99 and I-5 highway access with growing retail and dining options.
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Pros & Cons of Living in Edmonds
Every city has trade-offs. Here's an honest look at what residents love — and what they'd warn you about — before moving to Edmonds.
✅ Pros of Living in Edmonds
- Beautiful waterfront downtown — one of WA's most charming
- Outstanding arts scene — Edmonds Arts Festival, galleries
- Sounder rail to Seattle
- Edmonds-Kingston ferry
- World-class diving at Edmonds Underwater Park
- Olympic Mountain views across Puget Sound
⚠️ Cons of Living in Edmonds
- Expensive — premium paid for waterfront character
- Small city — limited employment locally
- Commute-dependent for most professional employment
- Traffic on SR-99 and I-5 access corridors
Thinking About Buying in Edmonds?
Todd Davidson has helped buyers across Washington and Oregon navigate the mortgage process — from first-time buyers to retirees relocating to the Pacific Northwest. A quick conversation can save you thousands.
Schools in Edmonds, Washington
Edmonds School District serves with Edmonds-Woodway, Meadowdale, and Lynnwood High Schools. The district is solid with good programs. Edmonds College is an excellent community college with strong transfer programs.
🎓 School District
Washington voters consistently support school levies, funding programs and facilities beyond state minimums. The no-income-tax environment frees more local budget for education investment.
🏆 Niche District Ranking
#20 Best School District in Washington (Niche 2026) · Niche Grade: A
4-year graduation rate: 92% compared to Washington state average of ~88%.
View full profile on Niche →
📚 Higher Education
Washington flagship schools: University of Washington (Seattle, top 55 nationally), WSU (Pullman), Western Washington University (Bellingham), and Gonzaga University (Spokane) — all with competitive in-state tuition.
💼 Running Start
Washington Running Start lets high school juniors and seniors take community college classes tuition-free, earning college credit simultaneously — an extraordinary statewide opportunity.
Job Market in Edmonds, Washington
Edmonds has limited local professional employment — most residents commute to Lynnwood, Everett, or Seattle. Healthcare through Swedish Edmonds. Retail along SR-99 supports service employment. Sounder rail makes Seattle employment practical.
Retiring in Edmonds, Washington
Edmonds retirees enjoy one of Puget Sound's most charming waterfront downtowns — ferry access to Kingston, scuba diving at Underwater Park, and a vibrant arts community — with Sounder train service to Seattle whenever city access is desired.
🏥 Healthcare
Swedish Edmonds campus is right in the city. EvergreenHealth Medical Center in Kirkland (25 min) provides additional specialty coverage. UW Medicine and Swedish's main Seattle campuses are accessible via Sounder train for complex care.
🌤️ Climate
Classic Puget Sound maritime — mild wet winters (lows 34–40°F), beautiful dry summers (highs 72–78°F). The waterfront location provides Sound breezes. Annual rainfall ~37 inches. Among the better western Washington climates for year-round livability.
🎭 Lifestyle
Edmonds Underwater Park diving, the Washington State Ferry to Kingston, Brackett's Landing Beach Park, the Saturday Farmers Market, an active gallery and arts scene, excellent independent restaurants on 5th Ave, and the Sounder train for effortless Seattle day trips.
🏘️ 55+ Communities
The Edmonds Senior Center on Caspers St is exceptionally active with programs, fitness, travel groups, and social events. Edmonds has a large and engaged retirement community drawn by the waterfront character. Multiple 55+ condo communities exist near downtown.
✈️ Airport Access
Seattle-Tacoma International (SEA) is approximately 35–45 minutes south via I-5 or Aurora Ave. Paine Field in Everett (15 min north) offers Alaska Airlines commuter service with far easier parking.
💰 Retirement Budget
Edmonds commands a premium for its waterfront character and arts community. Median home price ~$800,000. Monthly retirement budget of $5,000–$7,000+ reflects the desirability. The walkable downtown and ferry access are significant lifestyle assets.
🏛️ Washington Taxes for Retirees — What You Need to Know
- No personal state income tax — Washington is one of only 9 states with zero personal income tax. Social Security, pension distributions, IRA/401(k) withdrawals, and investment income are all free from state income tax.
- Sales tax: 6.5% state + local — Washington relies on sales tax instead of income tax. Combined state and local rates typically range from 8%–10.5% depending on city. Oregon border residents can shop tax-free in Oregon for large purchases.
- Property taxes — Washington's property taxes are moderate. The Senior Citizen/Disabled Persons exemption allows qualifying homeowners 61+ to receive a reduction or freeze on their property tax based on income.
- No estate or inheritance tax under $2.193M — Washington has an estate tax, but only on estates exceeding $2.193 million (2024 threshold). No inheritance tax is assessed on beneficiaries. For most retirees, this is not a concern.
- Capital gains tax (7% above $250K) — NEW — Washington enacted a 7% capital gains tax on gains exceeding $250,000 per year. Retirement accounts, real estate, and most ordinary investment rebalancing are exempt, but large stock sales may be affected.
- No tax on Social Security — As with all income, Social Security is completely free from Washington state tax.
- Long-Term Care Trust Act — Washington requires most workers to contribute 0.58% of wages to the WA Cares Fund (state long-term care insurance). Retirees not working are not affected. Private LTC insurance holders may opt out.
Tax laws change frequently. Always consult a qualified Washington tax professional or CPA for personalized retirement tax planning. This information is general in nature and not tax or legal advice.
Distances from Edmonds
Here's how far Edmonds is from key destinations — helpful context whether you're commuting for work or planning weekend trips.
Things to Do in Edmonds, Washington
Edmonds offers a variety of activities and attractions for residents and visitors alike. Here's a taste of what you'll find:
- Explore local parks
- Visit the farmers market
- Hike nearby trails
- Enjoy waterfront dining
Hidden Gems of Edmonds
Every city has spots that only locals know. Here's the insider guide to Edmonds's best-kept secrets — from underrated restaurants to lesser-known trails, local events, and the coffee shops worth waking up early for.
🍽️ Underrated Restaurants
- Arnie's — iconic waterfront dining with views of the Olympic Mountains and Puget Sound ferry
- Chanterelle Specialty Foods — acclaimed Northwest cuisine, Edmonds' finest dining experience
- Noodle Ranch — beloved local bowl restaurant with strong vegetarian and healthy options
- Waterfront Coffee House — casual café right on the Puget Sound with stunning views
🥾 Best Local Hikes & Outdoor Spots
- Edmonds Underwater Park — unique scuba diving park with artificial reef structures
- Edmonds Marsh Wildlife Preserve — 23-acre wetland with excellent bird-watching
- Yost Memorial Park — forested trails with a swimming pool and local park facilities
- Pine Ridge Park — forested trails with second-growth forest and excellent walking
🎉 Local Events Worth Knowing
- Edmonds Art Festival (June) — acclaimed Pacific Northwest art show, 200+ juried artists
- Edmonds Waterfront Farmers Market (Saturday, May–October) — beautiful setting at the ferry landing
- Taste Edmonds (August) — food, wine, and community gathering
- Waterfront Film Festival — outdoor film screenings on the Sound in summer
☕ Best Coffee Shops
- Waterfront Coffee House — the go-to for locals enjoying the ferry landing views
- Café Ladro Edmonds — quality local espresso chain with excellent pastries
- Salt and Iron coffee bar — great espresso alongside one of the area's best restaurant menus
- Starbucks Edmonds — multiple locations, including waterfront
🌿 Farmers Markets
- Edmonds Waterfront Farmers Market (Saturday, May–October) — weekly market with Sound views
- The Store — beloved locally-owned grocery and specialty food store
- Swanson's Nursery (Seattle, 12 mi) — legendary PNW garden center for plant lovers
- Edmonds Bookshop — independent bookstore and community anchor
Top Things Locals Say About Edmonds
The best intel about a city comes from the people who actually live there. Here's what Edmonds residents say when asked the questions every newcomer is thinking.
"What surprised us was how fast the good houses go. We had to have our pre-approval ready before we even stepped foot in a Edmonds open house."
— Recent Edmonds home buyer
📅 Set Up Pre-Approval Call with Todd💡 “What’s the most surprising thing about living in Edmonds?”
The ferry to Kingston — Edmonds is a ferry terminal city, and there's something genuinely magical about living where you can spontaneously hop on a boat to the Kitsap Peninsula. The downtown has excellent independent restaurants and an active arts community.
❤️ “What do locals love most about Edmonds?”
The walkable waterfront and charming historic downtown. Edmonds has resisted the strip-mall sprawl better than many comparable cities — the old town core has bookstores, wine bars, and independent shops around a working ferry dock. The views of Puget Sound and the Olympics are exceptional.
🧳 “What should newcomers to Edmonds know?”
Traffic on SR-99/Aurora Ave through Mountlake Terrace and Lynnwood can be genuinely brutal during commute hours heading south. The Link Light Rail's Lynnwood extension changes this calculation for Seattle commuters — it's worth knowing where the Mountlake Terrace and Lynnwood stations are relative to your potential neighborhood.
🚶 “Can you live in Edmonds without a car?”
Edmonds Station connects to Sound Transit commuter rail (Sounder) and there's Link light rail access via a short drive or ride to Mountlake Terrace or Lynnwood. Walkable for errands near downtown. Still car-dependent for most households.
FAQs About Moving to Edmonds, Washington
What is Edmonds, Washington known for?
Edmonds is known for its charming historic downtown on the Puget Sound, the Washington State Ferry terminal to Kingston, Underwater Park (a protected marine sanctuary popular with scuba divers), and its vibrant arts community. The city is consistently ranked among the most livable in Snohomish County and has an active waterfront with excellent views of the Olympics.
What are home prices in Edmonds?
Edmonds home prices typically range from $650,000–$1.0M+, reflecting the waterfront character and desirable school options. It's priced below Kirkland or Bellevue but commands a premium over inland Snohomish County communities. Todd Davidson can help navigate the north Sound market — call 971-275-2465.
Is Edmonds a good commuter city for Seattle?
Edmonds has Sounder commuter rail at Edmonds Station, which provides fast Seattle service on a weekday schedule. The Mountlake Terrace Link Light Rail station is accessible for a more all-day transit option. Ferry to Kingston opens the Kitsap Peninsula. By car, the I-5 commute south can be heavy — the train is worth evaluating for schedules that work.
What are the best things to do in Edmonds?
The Marina Beach waterfront, Olympic Beach, and the Underwater Park for diving top the list. The Edmonds Waterfront Center hosts events, and the summer Waterfront Festival is beloved. The downtown has excellent independent restaurants, wine bars, and boutiques. The ferry ride to Kingston is itself an enjoyable activity — foot passengers can ride for the view.
How do I get a mortgage for a home in Edmonds, Washington?
The first step is always getting pre-approved. Todd Davidson (Executive Loan Officer, Rocket Mortgage, NMLS #2003696) specializes in Washington home buyers with a current offer of lender-paid 1% rate reduction in Year 1 on purchase loans — potentially saving up to $500/month.
Cities Near Edmonds, Washington
Exploring other Washington cities? Here are communities near Edmonds — each with its own character and lifestyle. Click to explore any of them.
🗺️ More North King / Snohomish Counties City Guides
Helpful Links for Moving to Edmonds
Ready to Make Edmonds Home?
Whether you're buying your first home, relocating from out of state, or retiring to Washington — Todd Davidson will walk you through every step of the mortgage process and make it easy.