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Pierce County · Washington

Edgewood, WA

Edgewood is trying to turn a commuter corridor into a local economy.

Population

14,160

8% more from 2021 to 2026

Family households

73.2%

±6 points at 90% confidence

Local jobs

1,506

3% more from 2018 to 2023

Median income

$116,132

±$12,561 at 90% confidence

City overview

The forces shaping Edgewood now.

The employers behind the economy

Edgewood is trying to turn a commuter corridor into a local economy.

Edgewood contains 1,506 workplace jobs. Construction / Real Estate accounts for 41% of them. Administrative & Support Services is next at 12%.

Edgewood describes itself as primarily a community of commuters, with slow local job growth and retail competition from larger centers. Its strategy is to cluster shops, services, workplaces, and new housing in Town Center so more resident spending stays in the city instead of passing along Meridian Avenue.

Workplace jobs: 2023

The city’s regional role

Edgewood has one workplace job for every 9.4 residents.

Edgewood has 0.11 workplace jobs per resident—1,506 jobs for 14,160 people. Seattle is the largest observed outside destination for resident workers.

Edgewood can prosper without a large local employment base. Changes to regional commute corridors toward Seattle and outside employers can reach households faster than changes in its own commercial districts.

Jobs and workplace flows: 2023 · population: 2026

The trajectory

Edgewood is not simply adding households—it is adding workplaces too.

Edgewood’s population rose 8% from 2021–2026; its workplace job count rose 3% from 2018–2023. The source periods differ because the two series are released on different schedules.

The opportunity in Edgewood is to connect the two gains: more residents can support local commerce, while more nearby jobs can shorten some trips now led outside the city by Seattle. Housing and mobility decide whether that happens.

Population: 2021–2026 · jobs: 2018–2023

The commute that shapes the city

Edgewood sends its largest stream of resident workers to Seattle.

14% of observed resident job destinations are in Seattle, followed by Tacoma at 13%.

Current GTFS schedules 245 weekday stop departures at 14 stops inside Edgewood; that supply still needs to be tested against the route to Seattle, the largest outside job destination. Schedule supply is not ridership.

Workplace flows: 2023 · commute modes: ACS 2024

People

Who lives here—and which households shape demand?

The typical household estimate is 2.6 people. 73% are estimated to be family households, while 20% are estimated to be people living alone.

Average household size

2.6

±0.1 people at 90% confidence

Median age

38.8

±1.2 years at 90% confidence

Living alone

20%

±7 points at 90% confidence

Bachelor’s degree+

34%

Among residents age 25 and older. ±5 points at 90% confidence

Population composition

Who lives here

Estimated share of all Edgewood residents. Each percentage uses the city’s total population as its denominator.

White, non-Hispanic71% ±5 pts

Hispanic / Latino, any race7.9% ±3 pts

Two or more races, non-Hispanic6.3% ±2 pts

Korean3.7% ±4 pts

Black, non-Hispanic3.0% ±2 pts

Native Hawaiian / Pacific Islander, non-Hispanic2.2% ±1 pts

Another race, non-Hispanic1.2% ±1 pts

Filipino1.2% ±0.8 pts

Chinese, except Taiwanese1.0% ±0.8 pts

Afghan0.6% ±1 pts

American Indian / Alaska Native, non-Hispanic0.6% ±0.6 pts

Cambodian0.5% ±0.5 pts

Asian Indian0.4% ±0.4 pts

Two or more Asian groups0.2% ±0.2 pts

Nepalese0.1% ±0.2 pts

Laotian0.1% ±0.2 pts

Taiwanese0.1% ±0.2 pts

Vietnamese<0.1% ±0.1 pts

Japanese<0.1% ±0.1 pts

0% published estimate: Hmong, Mongolian, Okinawan, Other East Asian, Burmese, Indonesian, Malaysian, Mien, Singaporean, Thai, Other Southeast Asian, Bangladeshi, Bhutanese, Pakistani, Sikh, Sri Lankan, Other South Asian, Kazakh, Uzbek, Other Central Asian, Other Asian, specified, Other Asian, not specified. Zero is not proof that no residents identify with that group.

Some ranges are wide, which is common for smaller populations. Treat small differences as uncertain rather than as a precise ordering.

ACS 2020–2024 · 5-year estimates

Dataset: U.S. Census Bureau American Community Survey 5-year estimates · tables B03002 and B02015
Period: 2020–2024
Geography: Edgewood Census place
Definition: Race and Hispanic/Latino origin are self-reported Census concepts. Hispanic/Latino may be of any race; the broad display uses non-Hispanic race categories plus Hispanic/Latino of any race.
Method: Every percentage is shown with its 90% margin of error. Detailed Asian estimates use the Asian-alone universe and are divided by the city population for display.

Open the official source ↗

Work

What powers the local economy—and how dependent is it?

Construction / Real Estate accounts for 41% of jobs located in Edgewood. The city’s job base changed +61% between 2010 and 2023.

Housing

What kinds of homes exist—and where is pressure showing?

68% of occupied homes are estimated to be owner-occupied and 32% rented. The firmer current signal is construction intent: 58 homes were authorized in 2025, versus a recent pace of about 53 per year.

Home value profile

What owner-occupied homes are worth

Owner estimates from the 2020–2024 American Community Survey—not listings, recorded sales, or appraisals. The final Census band is open-ended: $2 million and above.

Median estimate$712k±48174.0 at 90% confidence

Middle half of homes$534k–$913kLower to upper quartile of owner estimates

Luxury-home concentration1%≈24 homes · estimated at $2M+

Under $500k20%

$500–749k35%

$750–999k30%

$1–1.49M11%

$1.5–1.99M2%

$2M+1%

Source: U.S. Census Bureau ACS 5-year tables B25075–B25078. Values cover owner-occupied homes only and do not measure current asking prices or recent purchase prices.

Owner-occupied

68%

±8 points at 90% confidence

Homes authorized, 2025

Permit authorizations—not construction starts or completed homes.

Residential buildings, 2025

One building can contain one home or many housing units.

2023–2025 annual pace

53 homes

Average housing units authorized per year across the latest three final annual estimates.

Permit activity: U.S. Census Bureau Building Permits Survey, final annual estimate for 2025. Housing units authorized are not starts or completions.

Mobility

Where do residents need to go—and who has a real alternative to driving?

Current transit schedules include 14 stops and 245 weekday stop departures inside Edgewood. The 2020–2024 ACS separately estimates how workers usually commuted; it does not count every transit trip or describe today's schedule.

Weekday departures

245

Scheduled stop departures in the current covered-feed snapshot—not riders.

Transit stops

Matched inside city limits; nearby cross-border stops are separate.

Top outside workplace

Seattle

14% of observed resident job destinations in 2023 LODES.

City boundary and regional context● nearby ● work destinations

Daily life

Community institutions and local activity

Public schools, libraries, pharmacies, and listed everyday places show part of the local inventory inside Edgewood; taxable sales show the scale and direction of local commercial activity. Residents also use places across city lines, so a boundary count is not the same as access.

Civic life

Edgewood only became a city in 1996.

Edgewood voters elect the mayor separately from the council. The mayor leads city administration, while the council adopts laws, policy, and the budget—so executive accountability sits directly with an elected office.

Government form

Mayor–Council

The mayor is separately elected to lead administration.

Mayor listed

David Olson

The separately elected chief executive.

Council representatives listed

Current directory entries; vacancies or updates can make this differ from authorized seats.

Incorporated

1996

Code city under Washington law.

Structure, meetings, and current officials: Municipal Research and Services Center of Washington (MRSC), checked 2026-09-08. Election administration and certified results: the county election offices listed above. Confirm live agendas and officeholders at the source.

Change

What is changing the city’s trajectory?

Population and jobs do not always move together. Reading both helps distinguish a growing employment center from a city whose households are increasingly tied to opportunities elsewhere.

Residents

14,160

8% more from 2021 to 2026

Local jobs

1,506

3% more from 2018 to 2023

Retail trade, 2023–2024

−1%

Nominal taxable-sales change; not adjusted for inflation.

Data & details — selected comparable metrics across 82 places

Local jobs

LODES

1,506

Higher than only 1% of places

Long-run job change

LODES

+61%

Higher than 71% of places

Weekday transit departures

GTFS snapshot

245

Higher than only 7% of places

Multifamily permitting

Census BPS

Near its usual pace

Recent annual pace compared with this city's own 2010–2025 record

2BR Fair Market Rent

HUD, county-level

$2,064

FY2027 HUD program benchmark; chart shows FY2020–FY2027 history. Shared across this HUD metro area—not a place-specific market rent.

Work — sector breakdown

Share of local jobs by sector · LODES · workplace location, not resident industry

Construction / Real Estate41% (610)

Administrative & Support Services12% (181)

Retail10% (145)

Professional Services (partial technology proxy)7% (101)

Logistics / Industrial7% (98)

Healthcare & Social Assistance7% (98)

Other6% (92)

Hospitality6% (84)

Government (Public Administration)2% (32)

Finance2% (23)

Information (partial technology proxy)1% (21)

Manufacturing (includes, but is not limited to, aerospace)1% (18)

Education (includes academia/research)0% (3)

Where Edgewood's workforce lives (inbound)

LODES OD — commuting flows into local jobs

Tacoma

19.1%

Edgewood

12.9%

Puyallup

8.9%

Auburn

8.4%

Federal Way

6.0%

Edgewood, WA

The forces shaping Edgewood now.

Edgewood is trying to turn a commuter corridor into a local economy.

Edgewood has one workplace job for every 9.4 residents.

Edgewood is not simply adding households—it is adding workplaces too.

Edgewood sends its largest stream of resident workers to Seattle.

Who lives here—and which households shape demand?

Who lives here

What powers the local economy—and how dependent is it?

Jobs by sector

Verified employer anchors

What kinds of homes exist—and where is pressure showing?

What owner-occupied homes are worth

The housing mix we can estimate confidently

Where do residents need to go—and who has a real alternative to driving?

Where resident workers go

How residents usually get to work

About how long does it take to get where people go?

Community institutions and local activity

Places for everyday needs in Edgewood

The schools inside Edgewood.

Edgewood records relatively little retail activity for its population.

Edgewood only became a city in 1996.

When does the Edgewood council meet?

Where to check Edgewood election results.

What is changing the city’s trajectory?