Top Things to Know If You're Thinking of Moving to Edmonds

Edmonds is one of the most desirable waterfront towns in Snohomish County, and it is also one of the most expensive. The waterfront here is a daily amenity, not a weekend trip: the ferry terminal, the marina, and the beaches sit minutes from a walkable downtown. Here is what to know if you are thinking of moving here.

Commute

Edmonds has genuine commuter options, which is rare for a waterfront town. Sounder commuter rail runs from the Edmonds station to Seattle in about 25 to 35 minutes. I-5 is a short drive, about 20 minutes to Seattle at good hours, though the drive backs up at peak. And when you work across the water, the Kingston ferry is a working part of the commute, about 30 minutes each way.

Market and housing

Be direct with yourself about pricing: Edmonds is one of the county's most expensive markets. Median sale prices run well above the county-wide number, and waterfront and Bowl-view homes go far higher. Much of the city was built out decades ago, so expect mid-century ramblers and craftsman bungalows on compact lots, and plan to look closely at roofs, systems, and foundations, especially in the Bowl.

Neighborhoods

The Edmonds Bowl is the historic downtown core that slopes to the waterfront, where George Brackett settled in the 1870s. It holds most of the city's pre-1940 buildings and the highest prices in town, with craftsman bungalows, updated colonials, and condos and townhomes near the water. Seaview, south of downtown, is a quiet residential area with mature trees, mid-century homes, and Puget Sound outlooks. Westgate and Five Corners, the eastern corner near Highway 99 and I-5, offer more attainable prices with trail access to Yost Park. Meadowdale, in north Edmonds, is anchored by Meadowdale Beach Park, with more attainable price points and trail access to the Interurban Trail.

Schools

The Edmonds School District serves Edmonds, Lynnwood, Mountlake Terrace, Woodway, and Brier, and assigns students by home address. Match a specific property to its assigned schools before you buy.

Parks and outdoor access

Brackett's Landing North and South are the beaches beside the ferry terminal, with a sandy shore, a rock jetty, and public art. Edmonds Underwater Park is a 27-acre marine sanctuary that roughly 25,000 divers visit each year. Marina Beach Park has a sandy beach and one of the few off-leash dog areas on Puget Sound where dogs can swim. Civic Center Playfield was rebuilt downtown with Mika's all-abilities playground, a skate park, and a petanque grove.

Downtown and dining

The Bowl packs shops, cafes, restaurants, galleries, and a museum into a few blocks around Main Street. Walnut Street Coffee and Red Twig Cafe handle the coffee and bakery side, Salt and Iron does Pacific Northwest seafood, and The Loft Kitchen + Bar and Leftcraft anchor the evening scene. The calendar fills with art walks, the Edmonds Arts Festival on Father's Day weekend, PorchFest in July, and the August Block Party.

Community feel

The trade-offs: parking is tight in the Bowl, and the draw of the waterfront, the ferry, and the event calendar brings real crowds on summer weekends. Kingston ferry sailings fill up in summer, so the weekend getaway needs planning. But the city is fully built out and settled, with mature trees, established neighborhoods, and a deep sense of community.

Edmonds is a real waterfront town with commuter rail, a downtown you can live in, and an address-based school assignment system in the Edmonds School District. It carries premium prices and summer crowds that come with the territory.