Imagine walking a beachfront boardwalk at sunset, Olympic Mountains in view, then catching an easy ride into Seattle the next morning. If that balance of coastal calm and city access speaks to you, Edmonds deserves a close look. You want solid commute options, a real picture of housing costs, and a feel for schools and neighborhood vibe. This guide gives you exactly that so you can decide if Edmonds fits your life, timeline, and budget. Let’s dive in.

Edmonds at a glance

Edmonds sits on Puget Sound in Snohomish County, roughly 15 to 17 miles north of downtown Seattle. The city’s estimated population is about 42,871, according to the U.S. Census QuickFacts for 2024. You’ll find a small-city feel with a busy waterfront, active arts programming, and diverse residential neighborhoods. The average commute for residents lands around 26.6 minutes based on recent ACS data, though your door-to-door time will depend on your route and mode.

• Population: about 42,871 as of 2024 (U.S. Census QuickFacts)
• Downtown walkability: Walk Score ~89 in the downtown core
• Mean travel time to work: about 26.6 minutes (ACS 2019–2023)

Downtown Edmonds is compact and lively. Shops, restaurants, galleries, the ferry terminal, and beaches sit within an easy walk. If a car-light lifestyle matters to you, the core offers one of the most walkable environments in the North Sound.

Waterfront lifestyle and downtown energy

Edmonds combines small-city amenities with true shoreline living. The city’s certified Creative District concentrates galleries, independent eateries, and performance spaces in a walkable grid downtown. You can catch a performance or art exhibit, then stroll for coffee or a casual dinner within a few blocks.

Along the water, Marina Beach and Brackett’s Landing frame long views across the Sound. The Edmonds Underwater Park is a 27-acre marine preserve popular with divers and a unique local feature you will not see in many Seattle-area suburbs. On weekends, seasonal markets and community events keep the streets active without feeling overwhelming. It is a relaxed, arts-forward scene anchored by a real working waterfront.

Getting to Seattle: your commute options

Edmonds offers multiple ways to get into the city. Each option comes with tradeoffs in time, cost, reliability, and parking. The best choice depends on where you live in Edmonds and your work schedule.

Driving and park-and-ride

Driving distance to downtown Seattle is usually about 15 to 17 miles. Travel time varies widely by time of day and incidents on I-5 or SR-99. If you plan to drive, test your exact route at your typical commute times. There are park-and-ride and station parking options near Edmonds Station and the ferry terminal for mixed-mode trips.

Bus and Link light rail connections

Community Transit routes connect Edmonds to Lynnwood and other Snohomish County hubs, with all-day service into the Lynnwood Transit Center. From there, Link light rail expands your options into Seattle. This bus-to-Link combo gives you flexibility if you want to avoid freeway driving and unpredictable downtown parking.

To plan a bus-first commute or a bus-to-Link transfer, use Community Transit’s travel-to-Seattle guide and current route maps. Service adjustments roll out periodically, so check schedules close to move-in.

Sounder commuter rail and Amtrak

Edmonds Station is served by Sounder North commuter rail during peak periods as well as Amtrak Cascades. The train is scenic and comfortable, especially for peak-hour commuters who can match their schedules to the limited trips. If your workday is flexible and you prefer a predictable ride, it is worth trying a test run during your exact time window.

Ferries and fast ferries

The Edmonds–Kingston ferry is a year-round vehicle ferry that connects SR-104 to the Kitsap Peninsula. The water crossing takes about 30 minutes, but remember to account for queuing, tolling, terminal access, and traffic on both ends. If you plan to live in Edmonds and work on the Kitsap side, this route can be efficient.

For those who live or park on the Kitsap side, the Kingston Fast Ferry offers a passenger-only service into downtown Seattle on a weekday schedule. The single-ride crossing often runs around 35 to 40 minutes. It can be a practical option if you manage parking and timing well in Kingston.

Reliability tips before you choose a mode

Weather, staffing, or maintenance can affect ferries and, at times, commuter rail. Local reporting has highlighted periodic ferry service disruptions related to fleet and staffing constraints. If you are considering a ferry-based commute, build in a buffer and check advisories before you commit to a routine. Buses paired with Link light rail often give the most consistent all-day frequency.

Homes and neighborhoods: what you’ll find

Edmonds’ housing stock is varied, which helps different buyers find a match:

• Near the core: early-20th-century cottages and Craftsman bungalows, plus downtown condos and small multifamily buildings.
• Inland neighborhoods: mid-century ramblers and split-levels on tree-lined streets.
• Waterfront and view areas: a mix of classic homes and newer contemporary builds, including higher-end properties in pockets like the Edmonds Bowl and Talbot Park.

For pricing context, you will want two lenses. As of January 2026, the median sale price for Edmonds homes was about $746,000 based on recent MLS-tracked sales reported by Redfin. That shows current transaction-level momentum. The ACS 5-year estimate places the median value of owner-occupied homes around $890,100, a broader indicator of the existing housing stock’s value over time. Month-to-month numbers move, so plan to verify with a fresh MLS snapshot when you are ready to tour.

If you are shopping for a specific bedroom count or property type, a custom search will clarify where your budget stretches. Downtown condos can trade below single-family prices, while waterfront and view properties climb into seven figures depending on size, condition, and outlook.

Schools and family considerations

Edmonds is served by the Edmonds School District, which covers Edmonds, Lynnwood, and parts of nearby cities. The district offers several high school options, including an International Baccalaureate Diploma Program at Edmonds‑Woodway High School. Program availability, boundaries, and choice policies can shift with enrollment, so families should verify school assignments and options directly with the district.

Keep in mind that third-party ratings use different methods and may not reflect every factor that matters to your family. Visit schools, review district resources, and consider transportation logistics when you compare neighborhoods.

Commute snapshot: try your exact route

Here is a quick way to test the modes that fit your routine:

• Car: Drive the 15 to 17-mile route to your workplace during your typical rush-hour window on a weekday.
• Bus + Link: Plan a route to Lynnwood Transit Center, then transfer to Link light rail into Seattle. Test both directions at the times you would normally travel.
• Sounder train: Match an Edmonds Station departure and return to your target workday and check parking availability near the station.
• Ferry: Time the full door-to-door trip, including queuing and disembark periods, then do a return leg to confirm homebound timing.

Small adjustments can save you significant time. If you are flexible on start and end times, you may open up more options.

Is Edmonds a fit for you?

Use this quick checklist to self-identify fit before you tour homes.

Good fit if you want:

• Waterfront views and easy access to beaches and boardwalks.
• A walkable downtown with galleries, small venues, and seasonal community events.
• Multiple commute paths into Seattle and the Kitsap Peninsula.
• Public school options that include specialized programs like IB.

Caution if you need:

• The lowest possible housing cost in the Seattle metro.
• An ultra-short door-to-door commute to downtown Seattle at peak hours.
• A ferry-based routine without tolerance for schedule variability or terminal logistics.

Next steps

If Edmonds looks right for your lifestyle and budget, the next move is to align price, property type, and commute. A fast market check tailored to your criteria will show what is available by neighborhood and how quickly well-priced homes are moving. For a data-driven plan, connect with David Ayers for an instant valuation on your current home and a custom Edmonds search that matches your timeline and commute needs.

FAQs

What is the typical home price in Edmonds right now?

• As of January 2026, recent MLS-tracked sales show a median sale price around $746,000, while the ACS 5-year estimate places the median value of owner-occupied homes near $890,100; verify with a fresh MLS snapshot when you are ready to buy.

How long is the commute from Edmonds to downtown Seattle?

• The average resident commute is about 26.6 minutes across all modes, but door-to-door time varies by route and schedule; test your exact trip by car, bus-to-Link, Sounder, or ferry during your typical hours.

Can you commute by ferry from Edmonds?

• Yes, the Edmonds–Kingston vehicle ferry runs year-round and the Kingston Fast Ferry offers passenger-only service to downtown Seattle, but plan for queuing, parking, and occasional service disruptions when building a daily routine.

What is downtown Edmonds like for walking and errands?

• The downtown core is highly walkable with a Walk Score around 89, placing shops, galleries, dining, the ferry terminal, and beaches within a short stroll.

Which school district serves Edmonds and are there advanced programs?

• The Edmonds School District serves the city and offers programs such as the International Baccalaureate Diploma at Edmonds‑Woodway High School; confirm boundaries and options directly with the district.