What Is Living in Edmonds, Washington Like?
Edmonds is one of the Pacific Northwest's most beloved small cities — a genuinely charming waterfront community of 42,000 with a walkable downtown, an extraordinary arts scene relative to its size, and views across Puget Sound to the Olympic Mountains that define the meaning of million-dollar view.
The Edmonds Arts Festival is one of Washington's premier outdoor arts events. The waterfront creates a downtown that functions as a community living room year-round. The Edmonds-Kingston ferry provides a car-free connection to the Kitsap Peninsula.
Edmonds Underwater Park is among the finest shore diving sites in the Pacific Northwest — artificial reef structures supporting extraordinary marine life visible year-round. Sounder commuter rail connects Edmonds to Seattle in 35 minutes without touching the freeway.
Thinking about buying a home in Edmonds?
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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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Ready to see what you qualify for in Edmonds?
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.
🏙️ Downtown
The heart of Edmonds with local dining and shops.
🏡 North Side
Established residential area with local parks.
🌳 West End
Quiet streets with mature landscaping.
🏘️ East Side
Growing community with newer construction.
🏔️ Hilltop
Elevated area with potential territorial views.
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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
- Ask locals about the best spots — every Washington city has hidden culinary gems waiting to be discovered
- Check the downtown core for independently owned restaurants that have been feeding locals for decades
- Look for farm-to-table spots sourcing from nearby agricultural areas — Washington's growing regions are exceptional
- Explore ethnic restaurants reflecting the community's diversity — often the best food in town
🥾 Best Local Hikes & Outdoor Spots
- Washington State Parks system offers outstanding options near most cities — discover your nearest
- The Mountains-to-Sound Greenway connects hundreds of miles of trail across the central Cascades
- Every Washington city has a river, lake, or Puget Sound access point within short driving distance
- Check local hiking groups for the trails locals actually use — not just the ones on tourist maps
🎉 Local Events Worth Knowing
- Check local neighborhood association calendars for community events that don't make tourism sites
- Most Washington cities host summer farmers markets with music, food, and local culture
- Look for First Friday art walks in the downtown core — a Pacific Northwest tradition
- Local sports teams — baseball, hockey, soccer — provide affordable family entertainment
☕ Best Coffee Shops
- Washington has an outstanding independent coffee scene — skip chains and ask locals for their favorite
- Look for roasters who source directly from farms — Washington's coffee culture demands quality
- Every neighborhood has its beloved morning spot — finding it is part of becoming a local
- Farmers markets often feature excellent local roasters you won't find anywhere else
🌿 Farmers Markets
- Washington's agricultural heritage means exceptional farmers markets in nearly every community
- Look for year-round indoor markets — Washington's market culture extends beyond summer
- Farm stands along rural routes near most WA cities offer direct-from-grower produce and U-pick experiences
- WSDA's Washington State Farmers Market Association lists every certified market in the state
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’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 Puget Sound / Snohomish 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.