If you're buying or already own a home in Edmonds, you've chosen one of the most picturesque communities on Puget Sound. The charming downtown, ferry access to Kingston, and stunning waterfront views make this Snohomish County city incredibly desirable. But here's what your real estate agent might not have emphasized: those same features that make Edmonds special also create some unique insurance considerations you need to understand.
Your standard homeowners policy covers the usual stuff—fire, theft, wind damage. But it doesn't cover the risks that matter most in Edmonds: earthquakes, tsunamis, and landslides. And in a region where the Pacific Northwest has the second-highest earthquake risk in the entire United States, that's a problem. Let's walk through what you actually need to protect your investment.
The Earthquake Reality for Edmonds Homeowners
Here's the uncomfortable truth: despite living in the second-highest earthquake risk zone in the country, only about 14% of homeowners west of the Cascades have earthquake insurance. That means 86% of your neighbors are essentially gambling that a major seismic event won't happen during their ownership. Maybe they'll win that bet. But if they don't, they're looking at potentially hundreds of thousands of dollars in out-of-pocket repairs.
Standard homeowners insurance specifically excludes earthquake damage. You need to either add an earthquake endorsement to your existing policy or purchase a separate earthquake policy through a specialty carrier like GeoVera. The cost depends on your home's construction and value. For a wood-frame home, you're looking at roughly $1.50 per $1,000 in home value. For a brick or masonry home, it's closer to $3.00 per $1,000. So if your Edmonds home is worth $600,000 and it's wood construction, expect to pay around $900 annually for earthquake coverage.
The deductibles are high—traditionally 10-25% of your coverage limit. But newer policies now offer deductibles as low as 2.5%, which makes the coverage much more practical. A 2.5% deductible on $500,000 of coverage means you'd pay the first $12,500 of damage, then insurance covers the rest. That's manageable. A 15% deductible would mean you're paying the first $75,000 yourself. That's not manageable for most people.
Waterfront Properties Need Multiple Layers of Coverage
If you own or are considering a waterfront property in Edmonds, you need to understand something crucial: earthquake insurance doesn't cover tsunami damage. That's classified as flood damage. So even if you have earthquake coverage, if an earthquake triggers a tsunami that damages your waterfront home, that claim goes through your flood policy, not your earthquake policy.
Recent reports from the Department of Natural Resources indicate that coastlines in the Puget Sound region face greater tsunami risk than previously thought, with waves likely to travel faster and break higher than older models predicted. For Edmonds waterfront properties, this isn't theoretical—it's a planning consideration that should influence your insurance decisions.
Flood insurance is available through the National Flood Insurance Program (NFIP) or private insurers. If your property is in a FEMA-designated high-risk flood zone (zones starting with 'A' or 'V') and you have a federally backed mortgage, you're required to carry flood insurance. But even if you're not in a high-risk zone, coastal properties should seriously consider it. When high tides combine with heavy rainfall and strong winds—a common winter scenario in the Puget Sound—coastal flooding happens.
Properties near bluffs face another risk: landslides. Standard homeowners policies typically exclude landslide damage. If your home is on or near one of Edmonds' scenic bluffs overlooking Puget Sound, ask your insurance agent specifically about landslide coverage. Some insurers offer specialty products, but you need to request them explicitly.
What Your Standard Home Insurance Actually Covers
Let's establish a baseline. The average homeowners insurance premium in Washington is about $1,410 per year, which is substantially below the national average. But coastal areas like Edmonds typically run higher due to increased risk of flooding and storm damage from Puget Sound exposure. Expect to pay somewhere between $1,200 and $2,000 annually for your basic homeowners policy, depending on your home's age, construction, and replacement value.
That standard policy covers dwelling damage from fire, lightning, windstorms, hail, theft, and vandalism. It includes liability protection if someone gets injured on your property. It covers your personal belongings. It pays for additional living expenses if your home becomes uninhabitable and you need to live elsewhere during repairs.
What it doesn't cover: earthquakes, tsunamis, landslides, and typically sewer backups or water damage from lack of maintenance. Those exclusions matter in Edmonds. Your charming 1920s bungalow near downtown might be beautiful, but older homes often have older plumbing, and water damage from a failed pipe or sewer backup isn't always covered without specific endorsements.
Property Taxes and the True Cost of Homeownership
While we're talking about costs, let's look at the full picture. Snohomish County's median effective property tax rate is 0.79%, lower than the national median of 1.02%. But the median annual tax bill in Snohomish County is $5,180, which is $2,780 higher than the national median. That's because home values in desirable areas like Edmonds are significantly higher than the national average.
When you're budgeting for homeownership in Edmonds, factor in roughly $450-$500 monthly for property taxes, $100-$170 monthly for basic homeowners insurance, potentially $75-$150 monthly for earthquake coverage, and possibly $50-$200 monthly for flood insurance if you're waterfront or in a high-risk zone. That's before you factor in maintenance, utilities, and mortgage payments. Homeownership here isn't cheap, but understanding the full cost picture helps you make informed decisions.
How to Get the Right Coverage for Your Edmonds Home
Start by getting multiple quotes from insurers who understand Edmonds specifically. Companies like Pemco and local independent agents familiar with Snohomish County properties can provide tailored advice. Be specific about your property's characteristics: Is it waterfront? Near a bluff? What's the construction type? How old is it? These details dramatically affect both availability and cost of coverage.
Check your property's flood zone designation using FEMA's Flood Map Service Center. Enter your address and see whether you're in a high-risk zone, moderate-risk zone, or low-risk zone. Even if you're in a low-risk zone, coastal properties benefit from flood coverage—'low risk' doesn't mean 'no risk.'
For earthquake coverage, ask about deductible options. Paying a bit more annually for a 5% deductible instead of a 15% deductible might be worth it to avoid a $50,000 out-of-pocket expense after a major quake. Some insurers require a property inspection before issuing earthquake coverage, so factor that into your timeline if you're in the homebuying process.
Living in Edmonds means accepting certain risks in exchange for an exceptional quality of life. The key is making sure those risks don't turn into financial catastrophes. Get the right coverage now, before you need it. Because the time to buy earthquake insurance isn't after the ground starts shaking—it's on a quiet Tuesday afternoon when you're reviewing your coverage with an agent who understands Puget Sound properties. Protect your investment, protect your family, and enjoy everything this waterfront community has to offer.
