Edmonds, Washington Housing Market

How much can you negotiate in Edmonds?

Only 41 out of every 100 homes for sale have found a buyer. The other 59 are still waiting. Your offer may be the only one on the table. About 1 in 5 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical Edmonds home takes 35 days to find a buyer. Half of them take even longer. That is 10% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 185 homes for sale in Edmonds. That is the most in ten years. It is 15 times the low of Jan 2022. Every one of them competes with the house you want.

What to do about it

• Search Edmonds homes listed 60+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in Edmonds?

Asking prices are 16.5% below their May 2024 peak. You are not buying at the top. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house. Edmonds prices have risen in 82 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

Who will rent from you in Edmonds?

In Edmonds, 26 out of every 100 households rent. Most own their home. That share has held steady for five years. Renter households average 2.1 people. Singles and couples rent here. Two bedrooms beat four.

Households grew 5% in five years. The housing stock grew 4%. Demand is outrunning supply. Just 3.7% of homes sit empty. A well-priced rental fills fast here.

The median Edmonds household earns $132,417 a year. Incomes here have grown 6.9% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 7.7 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. A tenant on the median income can pay about $3,310 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.

That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.

What numbers should you underwrite an Edmonds deal with?

• Price growth to assume — +4.7%/yr. Edmonds has grown about 4.7% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices fell 0.9% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 2. A typical home takes 35 days to sell. Budget that long when you exit or refinance. It is 10% slower than a year ago.
• Odds you cut your price to sell — 1 in 5. About 18% of homes on the Edmonds market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $497/sqft. The average listing runs +29% above the median. Luxury homes skew it. Comp your own size class per sqft.
• Competition when you exit — +43%. That is how much the number of homes for sale grew in a year. Your resale will face a bigger crowd than today's comps did.
• Price-to-income ratio — 7.7×. A typical home costs 7.7 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. Incomes are rising faster than home prices. Affordability is improving.
• Tenant rent ceiling — $3,310/mo. 30% of the median household income of $132,417. Rents above this line shrink your tenant pool fast.

Is Edmonds a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in Edmonds right now. 41 out of every 100 homes for sale have a buyer, 18% of sellers have cut their price, and a typical home takes 35 days to sell.

Are Edmonds home prices going up or down?

Asking prices are 16.5% below their May 2024 peak. You are not buying at the top. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house.

What price growth should I assume for Edmonds?

Assume +4.7% a year. Edmonds has grown about 4.7% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices fell 0.9% over the last year. That is a timing signal, not a trend.

How fast are homes selling in Edmonds?

A typical Edmonds home takes 35 days to find a buyer. Half of them take even longer. That is 10% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.

Is Edmonds a renters' market or an owners' market?

In Edmonds, 26 out of every 100 households rent. Most own their home. That share has held steady for five years. Just 3.7% of homes sit empty. A well-priced rental fills fast here.

What rent can Edmonds tenants afford?

A tenant on the median income can pay about $3,310 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Edmonds household earns $132,417 a year.