// Ferry terminal · Puget Sound waterfront · Edmonds Bowl
Edmonds
A bluff-top waterfront town: a walkable downtown, a working ferry to Kingston, and Olympic Mountain views from Sunset Avenue.
Edmonds sits on Puget Sound about 15 miles north of Seattle, a compact waterfront city built around a working ferry terminal and a walkable downtown in the historic Edmonds Bowl. The U.S. Census Bureau estimated about 42,748 residents as of July 1, 2025, essentially flat since 2020. Census QuickFacts It is south Snohomish County's most established water-adjacent market, with a mile of shoreline, an arts town's calendar, and address-based school assignment in the Edmonds School District. This guide covers Edmonds' neighborhoods, parks and recreation, downtown and waterfront, local information, and the real estate picture for anyone considering a move here.
Washington State Ferry at the Edmonds ferry terminal
Twilight on Puget Sound · Edmonds, WA
Population
About 42,700 people (2020 Census: 42,853; U.S. Census July 1, 2025 estimate: 42,748); ZIPs 98020 and 98026
Typical commute
About 20 minutes to Seattle by car at good hours; Sounder rail 25 to 35 minutes; ferry to Kingston in about 30 minutes
Schools
Edmonds School District, serving Edmonds, Lynnwood, Mountlake Terrace, Woodway, and Brier with address-based assignment
Where it sits
Puget Sound waterfront about 15 miles north of Seattle, where the SR 104 ferry crosses to Kingston
// The honest trade-offs
Relocating to Edmonds: The Quick View
Edmonds packs a lot into a small waterfront city: a working ferry, a walkable downtown, an address-based school assignment system in the Edmonds School District, and a real commuter rail line. It is also a premium, largely built-out market on the water, and the trade-offs are real. Here is the quick view, straight, so you can decide whether it fits.
Why people move here
A public waterfront you live in daily
The ferry terminal, marina, and Brackett's Landing beaches put Puget Sound, the Edmonds-Kingston ferry, and Olympic Mountain views minutes from downtown. The waterfront is an everyday amenity here, not a weekend trip.
A walkable downtown with real character
The Edmonds Bowl packs shops, cafes, restaurants, galleries, and a museum into a few blocks around Main Street, with art walks, festivals, and a summer market filling the calendar.
Genuine commuter options
Sounder commuter rail runs from the Edmonds station to Seattle, I-5 is a short drive, and when you work across the water, the Kingston ferry is a working part of the commute rather than a novelty.
An established, built-out community
The city is fully built out and settled, with mature trees, established neighborhoods, and a deep sense of community. The Edmonds School District assigns students by home address.
The honest trade-offs
Premium waterfront pricing
Edmonds is one of the county’s most expensive markets. Median sale prices run well above the county-wide number, waterfront and Bowl-view homes go far higher, and small lots are the norm.
Older housing stock on compact lots
Much of the city was built out decades ago. Expect mid-century ramblers and craftsman bungalows on small lots, and plan to look closely at roofs, systems, and foundations, especially in the Bowl.
Parking and crowds in the Bowl
The downtown core is small and parking is tight. The draw of the waterfront, the ferry, and the event calendar brings real crowds on summer weekends.
Southbound traffic and ferry lines
The drive to Seattle backs up at peak hours, and Kingston ferry sailings fill up in summer, so both the weekday commute and the weekend getaway need planning.
// The commute, honestly
Commuting from Edmonds: the honest picture
Edmonds has the rare luxury of real options: Sounder rail to Seattle, the Kingston ferry across the water, and I-5 a short drive away. The ranges below are approximate weekday figures that swing with departure time, weather, ferry schedules, and incidents, so treat them as planning numbers, not promises.
| Destination | Main route | Off-peak | Rush hour |
|---|---|---|---|
| Seattle (downtown) | I-5 south, or Sounder rail from Edmonds Station | About 20 to 25 minutes by car; about 25 to 35 minutes by rail | About 35 to 60 minutes or more by car; Sounder is the predictable choice on weekdays |
| Bellevue | SR 104 / I-405 via Lynnwood | About 30 to 35 minutes | About 50 to 70 minutes or more at peak |
| Redmond | I-405 to SR-520 | About 35 to 45 minutes | About 60 to 80 minutes or more |
| Boeing / Paine Field | I-5 north | About 15 to 20 minutes | About 25 to 40 minutes; add shift-change queues near the plant |
| Kingston (ferry) | Washington State Ferries, SR 104 | About 30 minutes across Puget Sound | Sailings can fill in summer; check the schedule before you leave |
Approximate ranges drawn from WSDOT travel-time data, Sound Transit schedules, and local commuter reports; I-5 and I-405 peak times are notoriously variable. WSDOT I-5 travel time
Sounder commuter rail
The Sounder N Line stops at Edmonds Station and runs weekday morning and evening trips to downtown Seattle’s King Street Station in about 25 to 35 minutes. It is ORCA-payable and the most predictable way to get to Seattle for a 9-to-5 on weekdays.
Sounder N LineEdmonds-Kingston ferry
Washington State Ferries crosses from the Edmonds waterfront to Kingston on the Kitsap Peninsula in about 30 minutes as part of State Route 104. For people who work across the water it is a working commute, not a novelty, though summer sailings can fill up.
Edmonds-Kingston ferryCommunity Transit & Link
Community Transit runs local and express buses through Edmonds and connects riders to the Link light rail at Lynnwood City Center, the northern terminus of the 1 Line. By car, I-5 is a few minutes from most of town. Read the Lynnwood guide for the rail-side picture.
Edmonds transit guide// Prices, dated and sourced
What homes cost in Edmonds
Edmonds is the premium market at the south end of the county, and the figures below are dated, sourced snapshots. Your exact costs depend on the neighborhood, the property, and the market on the day you buy, with waterfront and Bowl-view homes commanding the most.
City median home value
$855,381
Zillow Home Values, June 2026
City medians are a monthly snapshot, refreshed monthly, and they differ from the countywide NWMLS median.
| Measure | Edmonds | Comparison | Source |
|---|---|---|---|
| Median sale price, all homes | About $920,000 (NWMLS, Q4 2025) | County-wide median about $720,000 (September 2026, NWMLS) | NWMLS |
| Median single-family home | Well above the county figure; waterfront and Bowl-view homes command far more | Among the county’s highest | Qualitative, MLS sales data |
| Condos & townhomes | Condo towers near the marina and downtown carry premiums but land below single-family pricing | Below the single-family range | MLS data, qualitative |
| Typical housing types & lots | Mid-century ramblers and craftsman bungalows on compact lots in the Bowl and Seaview; condos and townhomes near the water and downtown; a mostly built-out city with mature trees | Older stock, smaller lots than the north county | MLS & city data, qualitative |
| HOA prevalence | Condos and newer townhome buildings nearly always carry HOAs with dues and reserves; most single-family neighborhoods do not | Disclosed per property | Disclosed per property |
County-wide median of about $720,000 for September 2026 is per the NWMLS market snapshot published October 6, 2026. NWMLS market snapshot
What the dollar buys
The premium is the point: the Sound, the ferry, the walkable Bowl, and the settled neighborhoods are the daily reality, and homes tend to sell within one to three weeks with a meaningful share still going over asking. The trade-off is a mostly built-out city where the inventory is older and lots are small, so condition, not square footage, is where the value shows up.
How buying works here
This is a condition-and-location market: a mid-century rambler in the Bowl or Seaview needs a builder\u2019s eye on systems and structure, bluff properties need geotechnical review, and waterfront parcels carry flood and shoreline questions. That is exactly where Curt\u2019s construction background earns its keep, and where knowing which streets hold value separates a good buy from a costly one.
// Before you make an offer
Edmonds-specific things to check before you buy
A bluff-top waterfront town with a historic downtown and older housing stock gives Edmonds its own set of checks. These are the ones that come up most often. Requirements vary by property and address, so treat this list as a starting point, not an answer for a specific lot.
Bluff erosion & landslide
Steep slopes and unstable bluffs, including along Sunset Avenue and the Bowl edges, are treated as geologically hazardous critical areas. Hillside work needs geotechnical review, and bluff properties should come with a current geotechnical report and a clear permit history for retaining walls and grading.
City development servicesFlood zones & shoreline
FEMA flood maps apply along the waterfront, with the main risk west of the railroad tracks from the city’s southern edge up to Brackett’s Landing and around Harbor Square. Waterfront and low-lying parcels may need flood insurance, so check the exact address.
FEMA flood mapsADU rules
Edmonds allows up to two accessory dwelling units per lot since its June 2024 code update, with no owner-occupancy requirement and no added parking required, and units can be sold as condominiums. Size and height caps apply, so confirm the current rules for the specific lot.
Edmonds ADU rulesHistoric character & design review
Edmonds has no single historic district, but a Historic Preservation Commission and the Edmonds Register of Historic Places cover heritage buildings, and the downtown is Washington’s first Certified Creative District. Properties on the register or near heritage buildings can carry design review expectations.
Register of Historic PlacesOlder housing stock
Much of the city was built out decades ago, and the best-value homes are often the oldest. Budget for an inspection that covers foundation, roof, electrical, and plumbing, and a builder’s eye to separate character from a costly fixer.
Ask about the specific lot
Bluff, flood, HOA, and building rules all come down to the exact parcel. Curt runs these checks for every buyer and can tell you what applies to a property before you spend money on it.
Ask Curt about a property// Where you would actually live
Neighborhoods in and around Edmonds
Edmonds' housing story runs from the walkable, historic Edmonds Bowl down at the water to quiet mid-century neighborhoods on the hilltops and established areas to the north. Downtown is the most expensive and walkable segment, Seaview offers quiet streets with views, Westgate brings wide streets and Highway 99 access, and Meadowdale is the north end's beach-adjacent pick.
The Edmonds Bowl
The historic downtown core that slopes to the waterfront, where George Brackett settled in the 1870s. Craftsman bungalows, updated colonials, and condos and townhomes near the water, with most of the city's pre-1940 buildings and the highest prices in town.
Seaview
A quiet residential area south of downtown with mature trees, mid-century homes, parks, and Puget Sound outlooks. A settled area a short walk or drive from the waterfront and its schools.
Westgate and Five Corners
The eastern corner of the city near Highway 99 and I-5, with wide streets, trail access to Yost Park, and more attainable prices than the water side of town.
Meadowdale
North Edmonds' established neighborhood, anchored by Meadowdale Beach Park on the shoreline. Established single-family homes with more accessible price points, close to the Interurban Trail.
// From sandy beaches to forest trails
Parks, beaches, and the Sound at the doorstep
Edmonds has a mile of Puget Sound shoreline and a string of beach parks and marine sanctuaries, plus an island of native forest just inland. Brackett's Landing sits beside the ferry terminal, the underwater park draws divers from across the region, Marina Beach is the family beach with an off-leash dog spot, and Civic Center Playfield anchors downtown play. Yost Park, a 48-acre native forest with hiking trails, is a short drive from all of it.
Brackett's Landing North and South
The beaches beside the ferry terminal, named for founder George Brackett, with a sandy shore, a rock jetty, waterfront pathways, and public art. Part of the marine sanctuary and the front door to the Kingston ferry.
Edmonds Underwater Park
A 27-acre marine sanctuary just north of the ferry landing, one of the first underwater parks on the West Coast, with sunken structures, dive trails, and dense marine life. Roughly 25,000 divers visit it each year.
Marina Beach Park
A sandy beach and marine sanctuary with a playground, picnic tables, a hand-carried boat launch, and one of the few off-leash dog areas on Puget Sound where dogs can swim.
Civic Center Playfield
Downtown's rebuilt community park with Mika's all-abilities playground, a skate park, tennis and pickleball courts, a petanque grove, sports fields, and a walking track. It hosts the Taste of Edmonds and July 4th fireworks.
// Ferry, marina, and main street
Downtown and the Edmonds waterfront
Edmonds' downtown is the Bowl, the lowland between the hilltop neighborhoods and the water, where George Brackett beached his canoe in 1870 and later built the sawmill the town grew around. The ferry terminal anchors the foot of Main Street, the Port of Edmonds marina lines the waterfront a few blocks south, and the shops and restaurants of Main Street and 5th Avenue hold the Bowl together. Hazel Miller Plaza, in the heart of downtown, hosts the summer concert series and nearby events through the season.
Sunset Avenue runs along the bluff above the water with wide-open Puget Sound and Olympic Mountain views, the kind of panorama people drive across the county to find. The Edmonds Arts Festival, PorchFest, the Block Party, and the monthly Art Walk keep the downtown calendar full all year.
Local spots to know
- Walnut Street Coffee Neighborhood coffee house on Walnut Street
- Red Twig Cafe and Bakery Cafe and bakery on 5th Avenue South
- Rusty Pelican Cafe Breakfast and lunch spot on 5th Avenue North
- Salt and Iron Pacific Northwest seafood and grill on Main Street
- The Loft Kitchen + Bar Restaurant and bar on Main Street
- Leftcraft Restaurant and bar on Main Street
// The honest trade-offs, city to city
How Edmonds compares to its neighbors
Edmonds is the county\u2019s most established waterfront town, and the honest comparisons run against the Sound-side and inland towns around it. If the river-valley small-town life is more your speed, Monroe and Arlington are the north-county alternatives. Straight reads, no marketing.
vs. Lynnwood
Edmonds is the waterfront premium with the ferry, bluff views, and a walkable Bowl, and prices run well above the county median. Lynnwood is the flat, connected retail-and-rail hub with more attainable housing and the best transit access in the county. Edmonds for scenery and character; Lynnwood for transit, shopping, and value.
Read the Lynnwood guidevs. Mukilteo
Both are Sound-side ferry towns, but Edmonds has the bigger downtown, the arts calendar, and the Sounder rail line, while Mukilteo has a newer ferry terminal, closer Boeing access, and a more classic-suburban, waterfront feel. Trade Mukilteo for the north-end commute and newer stock, Edmonds for the established walkable downtown.
Read the Mukilteo guidevs. Mountlake Terrace
Mountlake Terrace is the inland neighbor east of I-5 with lower prices and light rail at its own station, while Edmonds is the coastal premium town on the water. Trade Mountlake Terrace for value and rail, Edmonds for the waterfront lifestyle and the walkable downtown.
Read the Mountlake Terrace guideAlso comparing: the river-valley small-town life of Monroe and the trail-and-acreage town of Arlington.
// Day-to-day life
Everyday life in Edmonds
Shopping & dining
Main Street and 5th Avenue pack boutiques, galleries, and the local dining scene into a few walkable blocks, and the Edmonds Museum Summer Market runs Saturdays from May through October. The waterfront, the marina, and the ferry terminal sit at the foot of the Bowl.
Parks, recreation & eventsHealthcare
Swedish Edmonds Campus, in town on 76th Avenue West, is a full-service hospital with a 24/7 emergency room and Level IV trauma care. Urgent care and primary care offices are spread through the city and the surrounding south county.
Swedish Edmonds CampusLibrary & community
The Sno-Isle Libraries Edmonds branch at 650 Main Street anchors programming, and the calendar fills with the Edmonds Arts Festival in June, PorchFest in July, the Block Party in August, and the monthly Art Walk through downtown.
Edmonds Library// How the town works day to day
Local info: schools, events, and getting around
Schools
The Edmonds School District serves Edmonds, Lynnwood, Mountlake Terrace, Woodway, and Brier, with about 20,000 students from pre-K through high school across more than three dozen schools, including Edmonds-Woodway High School in town. Attendance is assigned by address, so match a specific home to its assigned school before you buy. The Edmonds premium is tied to the waterfront, the walkable downtown, and the settled, built-out neighborhoods. For higher education, Edmonds College sits in adjacent Lynnwood, and Everett Community College and the University of Washington Bothell are both within about 30 minutes.
Getting around
Sounder commuter rail runs from the Edmonds station to Seattle in about 25 to 35 minutes on the N Line, and I-5 puts downtown Seattle about 15 miles to the south. The Edmonds-Kingston ferry, part of State Route 104, crosses Puget Sound in about 30 minutes, and Community Transit connects the wider county.
Community character
Edmonds is an arts town with deep roots. George Brackett's 1870s settlement in the Bowl grew into a sawmill town and then a quiet commuter city, and today the waterfront, the marina, and the ferry shape daily life. The Edmonds Arts Festival, summer markets, and the bluff-top Sunset Avenue keep its identity unmistakably its own.
Mark the calendar
Edmonds Arts Festival
One of the Pacific Northwest's most respected juried arts fairs, held Father's Day weekend each June with gallery art, artist booths, student art, live entertainment, and food trucks filling the Bowl and Civic Center.
PorchFest Edmonds
A free music festival each July with live performances on porches, yards, and business fronts around downtown, a favorite local summer tradition.
Edmonds Block Party
The August music festival hosted by the Chamber, with two stages and regional and national acts in the heart of the Bowl.
// Edmonds relocation FAQ
Questions people ask about Edmonds
These are the Edmonds-specific questions Curt hears from buyers weighing a move. The county-wide questions, on rates, equity, and selling first, live on the main FAQ page.
01 Is the ferry to Kingston practical for a daily commute?
Yes, for people who work across the water. The crossing takes about 30 minutes, and Kitsap commuters use it daily, though summer sailings can fill and the schedule shifts with the season. It is a working part of the commute here, not a weekend novelty.
02 How do I get to Seattle without a car?
Sounder commuter rail from Edmonds Station reaches downtown Seattle’s King Street Station in about 25 to 35 minutes on weekday morning and evening runs. By car, I-5 is about 20 to 25 minutes off-peak, and Community Transit connects you to Link light rail at Lynnwood if you want the train all the way.
03 Should I worry about bluff stability near Sunset Avenue?
Bluff and steep-slope properties are treated as geologically hazardous critical areas in Edmonds. If you are looking at a bluff home, request a current geotechnical report and review the permit history for retaining walls and grading before you make an offer. It is a standard, non-negotiable check on that side of town.
04 Why is Edmonds so much more expensive than Lynnwood?
The waterfront, the ferry, the walkable downtown, and the settled neighborhoods all carry a premium, and the median runs well above the county figure. Lynnwood a few miles inland offers more attainable housing with better rail access; Edmonds is the premium you pay for the Sound at the doorstep.
05 Can I build an accessory dwelling unit in Edmonds?
Yes. Since the June 2024 code update, Edmonds allows up to two ADUs per lot in single-family zones with no owner-occupancy requirement and no added parking required. Size and height caps apply, so confirm the current rules for the specific lot before you plan a build.
Still deciding?
Curt has sold all over Snohomish County since 2003 and knows Edmonds block by block. Ask him your specific question, free and pressure-free.
// The premium market on the Sound
Thinking about Edmonds?
Edmonds is the premium market at the south end of the county. In late 2026, most market reports put the median sale price between roughly $900,000 and $1,050,000, well above the county-wide median of about $720,000. Homes tend to sell within one to three weeks, a meaningful share still go over asking, and true waterfront in the Bowl and the condo towers near the marina command far more. The trade is real: you pay up to live where the Sound, the ferry, and a walkable town are the daily reality.
Curt has sold real estate across Snohomish County since 2003 and knows Edmonds block by block: how the ferry and Sounder access move demand, which Bowl and hilltop streets hold value, and how the city's older mid-century housing stock, common in the Bowl and Seaview, needs a builder's eye for systems and structure before an offer. That construction background matters in a mostly built-out market where the homes are the inventory and condition is everything.
Edmonds sits about 15 miles north of Seattle in ZIPs 98020 and 98026, at the foot of Main Street where the SR 104 ferry crosses to Kingston. Ask Curt about the Edmonds Bowl, Seaview, Westgate, Meadowdale, or a waterfront condo near the marina.
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