Downsizing to Edmonds: A Guide to Walkable Coastal Living

Trading extra rooms for a life where coffee, the beach, and errands are all a short walk away can feel like an upgrade, not a sacrifice. If you are considering rightsizing, Edmonds pairs small-town coastal charm with real convenience and access to the whole Puget Sound region. In this guide, you will learn what walkable life looks like in Edmonds, the best home types for downsizers, how to think about HOA and building due diligence, and smart ways to time your sale and purchase. Let’s dive in.

Why downsizers choose Edmonds

Edmonds sits on Puget Sound in Snohomish County, between Seattle and Everett, with easy regional access via I-5, express buses, and the Edmonds–Kingston ferry. You can explore local services and planning resources through the City of Edmonds and regional connections through Sound Transit and Community Transit. For westbound trips to the Kitsap Peninsula, the Washington State Ferries Edmonds–Kingston route is a straightforward option.

Lifestyle is the big draw. Downtown Edmonds offers a compact, walkable core with cafés, restaurants, boutiques, arts and cultural programming, waterfront parks, and a busy marina and ferry terminal. Community events, markets, and shoreline access make it easy to stay active without getting in the car.

You will also experience a temperate marine climate: mild, wet winters and cool summers. In waterfront locations, it is smart to evaluate coastal risks like localized flooding and long-term sea-level rise. The Washington State Department of Ecology and FEMA’s Flood Map Service Center provide guidance and mapping to help you assess property-level exposure.

Walkability and daily convenience

Downtown Edmonds is known for short, easy walks to dining, shops, services, and the waterfront. Address-level walkability can vary by block, so check specific properties using Walk Score and walk the area at different times of day. Transit access is strong for a small coastal city, with local buses via Community Transit and regional connections through Sound Transit.

For day-to-day needs, you will find groceries, pharmacies, salons, fitness studios, and professional services close to the core. Primary care and urgent care are available locally, and full-service hospitals are nearby in neighboring cities. Map your most-used destinations to confirm they fall within your personal comfort radius.

Waterfront, marina, and ferry access

If you love the water, Edmonds delivers. Public beaches, shoreline trails, and parks line the waterfront for daily walks, birdwatching, or beachcombing. The marina and moorage facilities support boating and waterfront recreation, and the ferry terminal sits adjacent to downtown for quick trips across the Sound. Check the Washington State Ferries site for route schedules and seasonal service notes, and use the City of Edmonds for park and waterfront updates.

Home options for rightsizing

You will find several property types that work well when you want less maintenance without giving up comfort.

• Condominiums: Low-rise and midrise buildings in and near downtown and along the waterfront. Amenities often include elevators, secure parking, storage, and community rooms. HOA structures vary by building.
• Cottage-style and small single-family homes: Classic Edmonds cottages and newer small-lot homes offer house-like feel with smaller yards and simpler upkeep.
• Townhomes and stacked flats: Hybrid options that can balance private entries with reduced exterior maintenance.
• ADUs: Many jurisdictions in Washington have expanded ADU permissions. Review current zoning and permitting guidance with the City of Edmonds before planning an addition or purchase.

Features that make life easier

When comparing homes, focus on everyday comfort and access:

• Single-level floor plans or elevator access
• Low-maintenance exterior materials and landscaping
• Secure or covered parking plus guest parking
• In-home storage, bike storage, and easy-loading access
• Accessibility features such as grab bars, walk-in showers, and wider doorways
• Proximity to groceries, pharmacy, clinics, and transit

HOA due diligence checklist

If you are buying a condo, a careful review of the association and building will protect your budget and peace of mind. Ask your agent to help you gather and evaluate:

• Financial health: reserve studies, current reserve balance, operating budget
• Special assessments: recent projects, approved assessments, and upcoming capital plans
• Insurance: master policy type and coverage; what the owner is responsible for insuring
• Governing documents: CC&Rs, bylaws, rules, rental and lease policies, pet policies, any age restrictions
• Meeting minutes and litigation history: note maintenance issues or disputes
• Building condition: roof, siding and envelope, plumbing and HVAC, elevator service records, seismic or structural updates for older buildings
• Parking and storage: deeded vs. assigned spaces, guest parking, EV charging plans

Ask clarifying questions in writing and consider involving a real estate attorney or experienced local agent for document review before you commit.

Market context and timing

In Edmonds, condos and small homes near the waterfront and downtown often command a premium relative to some nearby suburbs. To set expectations, review recent median prices, inventory, and days on market using Northwest Multiple Listing Service reports and local brokerage snapshots. Always timestamp the data you rely on.

Seasonality matters. Listing activity typically increases in spring and early summer, though interest rates and local inventory can change the best timing for your goals. If you want a specific location or building, let the available inventory guide your approach.

Plan your sale-and-purchase

Sell first, then buy

• Pros: You unlock proceeds for the next purchase and can write a stronger offer.
• Cons: You may need interim housing if closing timelines do not align.
• Options: Short-term rent-backs, furnished rentals, or month-to-month leases can bridge the gap.

Buy first, then sell

• Pros: You secure your preferred home and avoid multiple moves.
• Cons: You may carry two mortgages or need a bridge solution. Offers contingent on the sale of your home can be less competitive in tight markets.

Contingencies and financing bridges

• Explore bridge loans, HELOCs, or temporary carry options with your lender to compare cost and feasibility.
• Coordinate closing dates and contingency language carefully so you are protected without weakening your offer.

Downsizing checklist

A clear plan reduces stress and surprises.

• Pre-listing and pre-purchase

  • Begin decluttering and right-sizing 3 to 6 months ahead
  • Measure rooms and major furniture; request floor plans when available
  • Identify accessibility needs and plan retrofits such as bath updates
  • Obtain full pre-approval if you may buy before selling
  • Consider a seller’s pre-inspection to uncover repair items early

• Financial and legal

  • Request HOA documents early if selling a condo
  • Review property tax programs administered by Snohomish County for potential senior or disability exemptions
  • Discuss capital gains with your tax professional; Washington has no state income tax

• Moving and logistics

  • Reserve building elevators and loading zones; ask about parking permits
  • Hire movers familiar with condo moves and tight corridors
  • Schedule utility transfers, change of address, and any post-closing occupancy details

Waterfront and condo considerations

Coastal living comes with a few extra boxes to check. Confirm flood zone designation and insurance requirements using FEMA’s Flood Map Service Center and county resources at Snohomish County. For long-term shoreline planning and sea-level guidance, consult the Washington State Department of Ecology. In older waterfront buildings, review reserve studies and recent capital projects closely to understand any deferred maintenance or special assessments.

Your Edmonds move, made simple

Downsizing to Edmonds can deliver what you want most: a smaller footprint, a more walkable life, and easy access to the water and the region. With a clear plan, careful HOA and building review, and smart timing, you can make this move with confidence. If you would like tailored guidance, curated property options, and a step-by-step plan, reach out to Cheryl Dillon. Let’s Connect.

FAQs

Is Edmonds a good place to live without a car?

• Downtown can be highly walkable with transit options nearby, but walkability varies by address, so evaluate specific properties using Walk Score and local routes from Community Transit and Sound Transit.

How does the Edmonds–Kingston ferry affect daily life?

• The ferry enables quick trips to the Kitsap Peninsula and can add seasonal traffic near the terminal; check current schedules and wait times on Washington State Ferries when planning outings or commutes.

What should I review before buying a condo in Edmonds?

• Examine HOA financials, reserve studies, assessments, insurance, CC&Rs, meeting minutes, litigation history, building systems and maintenance, and parking and storage rights before finalizing an offer.

Are ADUs allowed if I want flexibility for guests or income?

• Many Washington cities allow ADUs under specific rules, so verify current zoning and permitting standards with the City of Edmonds for the property you are considering.

Do I need flood insurance for a waterfront condo in Edmonds?

• Determine the flood zone through FEMA’s Flood Map Service Center and confirm lender requirements; discuss coverage and cost with your insurance professional and review any HOA master policy details.