Edmonds sits on Puget Sound about 15 miles north of downtown Seattle. It is the kind of place people visit once for a Saturday market and then start browsing listings. Here’s what you should know if you’re thinking about making the move.
What it’s like to live in Edmonds
Edmonds feels like a small town with big-city access. The downtown core, known locally as The Bowl, is walkable and packed with independent shops, restaurants, galleries, and coffee shops. On clear days the Olympic Mountains rise across the water, and sunsets over the Sound are part of daily life.
The calendar stays busy:
- Edmonds Summer Market on Saturdays downtown
- Third Thursday Art Walk every month
- Edmonds Arts Festival, one of the region’s longest-running art festivals
- Performances at the Edmonds Center for the Arts
Outdoors, you have Brackett’s Landing and the Edmonds Underwater Park by the ferry dock, dog-friendly Marina Beach, the Edmonds Marsh, forest trails in Yost Park, and the Lund’s Gulch trail at Meadowdale Beach Park.
Getting around
- Ferry: The Edmonds–Kingston ferry connects to the Kitsap and Olympic Peninsulas.
- Train: Sounder commuter rail and Amtrak stop at the Edmonds station downtown.
- Light rail: The Shoreline, Mountlake Terrace, and Lynnwood City Center stations are a short drive from most of Edmonds.
- Driving: SR-104, Highway 99, and I-5 connect Edmonds to Seattle and the Eastside.
Choosing a neighborhood
Edmonds neighborhoods vary a lot in price, housing, and feel:
| If you want… | Look at… |
|---|---|
| Walkability and the waterfront | Downtown & The Bowl |
| Space, trees, and views | Meadowdale, Perrinville, Seaview |
| A central, family-friendly location | Five Corners |
| Easy Seattle commutes | Westgate, Firdale |
| More value per dollar | Esperance, Lake Ballinger & Hwy 99 |
| Privacy and estate homes | Woodway |
Schools
Most Edmonds homes are served by the Edmonds School District, which includes Edmonds-Woodway and Meadowdale high schools among others. Boundaries can change, so always confirm school assignments for a specific address with the district.
Tips for buying your first Edmonds home
- Get fully pre-approved before you start touring. Good homes in popular neighborhoods can move quickly.
- Understand views. A “view” can mean anything from a peek of the water to a full panorama, and it has a big effect on price. Ask whether the view could be blocked in the future.
- Check the topography. Edmonds is hilly. Slopes, drainage, and critical areas matter for inspections, insurance, and future projects.
- Know the city lines. Some “Edmonds” addresses are actually in unincorporated Snohomish County, Woodway, or Lynnwood, which affects taxes and permitting.
- Work with someone who knows the streets. In a market this local, block-by-block knowledge makes a real difference.
Ready to start looking? Set up Edmonds home alerts and Adam’s team will send homes that match what you want, including upcoming listings when we hear about them.