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Tag: Neighborhoods

  • Everett’s Three Housing Markets: A Complete Mid-2026 Guide to Downtown, Northwest Everett, and 98208

    Everett’s Three Housing Markets: A Complete Mid-2026 Guide to Downtown, Northwest Everett, and 98208

    Q: What is happening in Everett, Washington’s housing market in 2026?

    A: Everett’s citywide median home sale price is approximately $547,000 in February 2026, down 11.6% year over year per Redfin data. But the citywide number masks three very different submarkets. Downtown Everett is up 11.4% year over year (median $384,000) as Waterfront Place restaurant row and the proposed AquaSox stadium pull in demand. Northwest Everett — the historic mansion district above the waterfront — is up 22.1% year over year (median $705,000 as of October 2025). And the 98208 ZIP code on the south side is down 7.5% (median $740,000 as of January 2026). Homes citywide are going pending in approximately 8 days at about 1% under list price. The right number for your decision is your neighborhood’s number, not the citywide one.

    Everett’s Three Housing Markets: A Complete Mid-2026 Guide to Downtown, Northwest Everett, and 98208

    The Everett, Washington housing market in mid-April 2026 is not one market. It is three markets sitting inside the same set of city limits, and they are moving in three different directions. Downtown Everett is up double digits year over year. Northwest Everett — the historic Rucker Hill bluff district — is up more than 20 percent. The 98208 ZIP code on the south side is down 7.5 percent. The citywide median is down 11.6 percent and tells you almost nothing about any individual block.

    For buyers, sellers, investors, and anybody trying to understand what their own home is worth, the right number is the neighborhood number. Here is the full mid-2026 picture, with the data sources, the catalysts pulling each submarket in its direction, and what to watch through summer.

    The Citywide Snapshot — Why It Misleads

    Per Redfin’s most recent reading, the city of Everett posted a median home sale price of $547,000 in February 2026, down 11.6% from the prior year. Median price per square foot is $394, up 0.9% year over year. Homes go pending in approximately 8 days, and the typical sale closes at about 99% of list price.

    An 11.6% citywide decline is a significant correction by historical standards. It is not a 2008-style collapse — speed-of-sale is still fast, price-per-square-foot is essentially flat, and the market is functional. What’s happening is that the feverish appreciation of 2021–2023 has normalized out and the city as a whole has settled into a market that looks more like 2019 than like 2022.

    That settling is wildly uneven across Everett’s neighborhoods. The next three sections explain why.

    Submarket 1: Downtown Everett — Up 11.4% YoY

    Downtown Everett’s median sale price is approximately $384,000 in early 2026, up 11.4% year over year per Redfin. Price per square foot is $410, down 15.6% year over year — meaning median sale prices are climbing while individual price-per-square-foot is compressing. That is the signature of a submarket where smaller, denser units are appreciating fast and larger units are still adjusting.

    Downtown Everett has historically been the most affordable submarket in the city — older condos, aging multifamily stock, a mix of rental and owner-occupied product that rarely commanded premium pricing. The shift in 2025 and 2026 is the direction of the trend. Several catalysts are stacked on top of each other:

    • Waterfront Place lease-up. Tapped Public House (opened March 2, 2026), Rustic Cork (December 2025), The Net Shed (December 2025), Menchie’s at the Marina (ribbon cutting March 13, 2026), and Marina Azul Cocina & Cantina (early spring 2026) have transformed downtown’s Friday and Saturday evening foot traffic.
    • The proposed AquaSox stadium. The City Council is being asked for $10.6 million in design funding on April 29, 2026. A yes vote is a structural tailwind for downtown valuations.
    • Edgewater Bridge opening April 28, 2026. Cuts a long-running Mukilteo-corridor detour for downtown-proximate commutes.
    • Funko HQ continued pull and Hewitt Avenue restaurant build-out.

    If you bought a downtown condo in 2023 or 2024 when the citywide market was peaking and watched your paper value slide, that paper value has likely recovered and then some. The downtown trend is running counter to the citywide trend, and it is doing so for fundamental reasons rather than as a statistical anomaly.

    Submarket 2: Northwest Everett — Up 22.1% YoY (October 2025 reading)

    Northwest Everett is the historic mansion district — the bluff above the waterfront, the big old homes on Rucker, Grand, and Hoyt, the streets that were Everett’s money before the mills came in. The most recent neighborhood-level Redfin reading shows a median sale price of approximately $705,000, up 22.1% year over year as of October 2025.

    Two forces are pulling Northwest Everett. The first is the same waterfront thesis pulling downtown — everything happening at the Port of Everett’s Waterfront Place is making the bluff above the waterfront more valuable. The second is housing stock scarcity. Northwest Everett doesn’t have teardown-and-build-a-fourplex density potential in most of its blocks. What is there is largely what is there. When demand for character-rich historic Puget Sound homes spikes, Northwest Everett is one of the first submarkets to reprice.

    The October 2025 reading is the most recent neighborhood-level number Redfin has published. The citywide trend since then suggests the appreciation pace has likely moderated, but the relative premium NW Everett commands over the citywide average is structural and not going anywhere.

    Submarket 3: 98208 — Down 7.5% YoY

    The 98208 ZIP code covers Everett’s south and east — Silver Lake, much of the Cascade High School attendance boundary, the corridors that blend functionally into unincorporated Snohomish County. Redfin shows a median sale price of approximately $740,000 in January 2026, down 7.5% year over year. Median price per square foot is $365, down 8.3% year over year.

    98208 is where much of Everett’s 1990s and 2000s single-family stock sits and where a large share of Seattle in-migration landed during 2020–2023. That migration cycle is what’s unwinding. 98208 saw some of the strongest appreciation during the 2021–2023 boom, and it is now seeing some of the sharpest year-over-year declines. The $740,000 median is still substantial — higher than the citywide number — but it is down from a recent peak around $800,000.

    For buyers, the 98208 negotiation leverage is the strongest in Everett right now. For sellers, the inventory pressure is the highest.

    What This Means for Different Everett Buyers

    First-time buyer: Downtown is the entry point. A $384,000 median for a downtown condo is in reach for a dual-earner household at Everett’s median household income with a VA or FHA loan. The +11.4% YoY trend means you are buying into appreciation, not against it.

    Move-up buyer: 98208 is the buy. The submarket is down more than the citywide average. If you already own a smaller unit and want to trade up to a 3–4 bedroom single-family home, the negotiation environment is the most favorable since 2019.

    Northwest Everett buyer: Inventory is the constraint, not price discovery. If a Rucker Hill or Grand Avenue home you want comes available, plan to move quickly. NW Everett listings often go pending in days at full or above asking.

    Investor / developer: Watch Millwright District Phase 2 pre-leasing (120,000 sq ft of office space) and Waterfront Place Restaurant Row foot traffic as leading indicators for downtown. The investment thesis for small downtown multifamily is specifically the Waterfront Place thesis.

    Seller: Price sharp. Eight-day pending times mean well-priced homes move fast and overpriced homes get stale fast. Don’t anchor to what your neighbor got in 2022. Talk to an agent who has closed in your specific ZIP code in the last 90 days.

    What to Watch Through Summer 2026

    • Stadium vote April 29. $10.6 million in design funding from the City Council. Pass or fail moves downtown’s structural thesis.
    • Sound Transit Everett Link Draft EIS. Expected this year. Any movement in either direction repositions downtown and waterfront-adjacent pricing materially.
    • Millwright District Phase 2 pre-leasing. Which tenants sign determines weekday population in 2027–2028, which determines downtown rent trajectory.
    • Boeing 737 North Line ramp at Paine Field. 100+ assemblers per day are being onboarded as of April 2026. Where they buy or rent moves submarket inventory.
    • NAVSTA Everett housing demand. The base’s military housing arrangements affect off-base Everett demand at predictable points in the deployment and PCS cycles.

    The Everett housing market of 2026 is a market in transition. The story is no longer “Everett is up” or “Everett is down.” It is “which Everett.”

    Related Exploring Everett coverage:

    Frequently Asked Questions

    What is the median home price in Everett, Washington in 2026?

    Approximately $547,000 citywide as of February 2026, down 11.6% year over year per Redfin data. The citywide number masks significant neighborhood variation.

    Which Everett neighborhood is appreciating fastest in 2026?

    Northwest Everett, the historic mansion district on the bluff above the waterfront. The most recent reading shows the median sale price up 22.1% year over year at approximately $705,000 (October 2025 data).

    Which Everett neighborhood is the most affordable in 2026?

    Downtown Everett, with a median sale price of approximately $384,000 — though it is now appreciating at +11.4% year over year as Waterfront Place lease-up and proposed downtown stadium investment accelerate.

    Where is Everett housing softening the most?

    The 98208 ZIP code on Everett’s south side, with a median price of approximately $740,000 down 7.5% year over year. This submarket appreciated most aggressively in 2021–2023 and is correcting most sharply in 2025–2026.

    How fast are Everett homes selling in 2026?

    The typical Everett home goes pending in approximately 8 days, selling at roughly 99% of list price (about 1% under asking).

    Is it a buyer’s or seller’s market in Everett right now?

    It depends on the neighborhood. Downtown and Northwest Everett lean seller. The 98208 ZIP code leans buyer. Citywide, prices are softer year over year (favoring buyers) but speed of sale is fast (favoring sellers who price sharp).

    Why is downtown Everett rising while the rest of the city is falling?

    Downtown’s submarket-specific catalysts — Waterfront Place restaurant row, the proposed AquaSox stadium, Edgewater Bridge opening, Funko HQ pull, Hewitt Avenue restaurant build-out — are running counter to broader citywide normalization.

    Should I trust the Everett citywide median for my own home value?

    No. Neighborhood-level variance is wider than citywide averages would suggest. Use a comp pull from your specific ZIP code over the last 90 days, or consult a local agent who has closed deals in your area recently.

  • What Everett’s Mariner Annexation Study Actually Means If You Live in Mariner

    What Everett’s Mariner Annexation Study Actually Means If You Live in Mariner

    Q: I live in Mariner. What does Everett’s annexation study mean for me?

    A: Right now, nothing changes. The April 8, 2026 Everett City Council vote funded a $200,000 consulting study, not an annexation. The study will model what would happen if Mariner — about 21,000 residents, mostly west of I-5, including Mariner High School and a Sno-Isle Libraries branch — became part of Everett. If annexation moves forward (most likely after a ballot vote), Mariner residents would shift from Snohomish County Sheriff patrol to the Everett Police Department, from county roads to Everett Public Works, and would pay Everett’s property tax rate instead of the county’s. The Sno-Isle library branch and Mukilteo School District boundaries would be negotiated separately. Realistic timeline: study results late 2026 or early 2027, possible ballot 2027 or 2028.

    What Everett’s Mariner Annexation Study Actually Means If You Live in Mariner

    If your address is in the Mariner neighborhood — anywhere in the corridor mostly west of Interstate 5, south of the current Everett city line, around 4th Avenue West, Airport Road, and 128th Street SW — the Everett City Council just made a decision about your future without you having a vote in it. Yet. On April 8, 2026, the council approved $200,000 to study whether Mariner should become part of the City of Everett.

    The vote did not annex anyone. It did not move a city line. It hired a consulting firm to figure out whether annexation would actually pay for itself, and to propose a path forward if the math works. This guide walks through what would change for Mariner residents if that path is followed — and what would not.

    Why Mariner, and Why Now

    Mariner has about 21,000 residents living inside Everett’s “urban growth area” — the land the state’s Growth Management Act already considers part of Everett’s future footprint. Mayor Cassie Franklin singled out Mariner High School and the Mariner-area Dick’s Drive-In on Highway 99 during her March 6 keynote address as examples of places with “Everett addresses but [that] don’t yet benefit from the full range of city services.” Her preferred framing is “One Everett.”

    The civic timing is also financial. Everett is staring at a $14 million general fund shortfall for the 2027 budget. Annexation grows the property tax base, brings state-issued sales tax credits available to cities annexing more than 10,000 residents at once, and expands the denominator the city can spread fixed costs across. Mariner is the largest annexable bloc on the table, which is why it’s first.

    It is worth noting Everett walked away from a much larger annexation study in 2008, citing the cost of providing services to new areas. The April 8 vote restarts that conversation in a different fiscal era — one with state sales tax credits and a Sound Transit light rail station planned for the Mariner area.

    What Would Change for Mariner Residents

    If Everett ultimately annexes Mariner, the most visible day-one changes for residents would be:

    Police: Patrol responsibility shifts from the Snohomish County Sheriff’s Office to the Everett Police Department. Response times, patrol density, community engagement, and reporting all move to EPD’s structures. Sheriff’s deputies stop being your routine first responder.

    Roads and public works: Maintenance of local roads inside the annexed area shifts from Snohomish County Public Works to Everett Public Works. Street lighting, signage, snow response, pothole repair — all become city operations.

    Property tax rate: Your rate changes from the county’s mix of levies to Everett’s mix. Whether your total goes up, down, or stays flat depends on which version of annexation moves forward and how state sales tax credits are applied. The $200,000 study is designed to model exactly this for several scenarios.

    Zoning and permitting: Land use, business licensing, and building permits move from Snohomish County to the City of Everett. Existing zoning is typically respected at the moment of annexation but is then subject to the city’s planning processes.

    Parks and programming: Everett Parks and Recreation would assume responsibility for parks programming inside the annexed area. New community centers, recreation programs, and parks investment would be on the city’s calendar.

    What Would Not Change (At Least Not Automatically)

    Schools: Mariner High School is part of the Mukilteo School District, not the Everett School District. Annexation does not redraw school boundaries. Your kids stay at Mariner High and the Mukilteo SD elementary and middle schools they attend now. School district boundaries are governed by separate state law.

    The Sno-Isle Libraries branch: The Mariner branch of Sno-Isle Libraries continues as a Sno-Isle facility. Annexation by itself doesn’t dissolve the library district — though the City of Everett is separately considering joining Sno-Isle for its own library system, which would simplify things.

    Fire service: Depends on which fire district currently serves Mariner and whether Everett pursues a Regional Fire Authority. If both happen — Mariner annexation and an RFA — the practical service coverage may not change much; the funding mechanism would.

    Your mailing address: Mailing address is a USPS function, not a city one. Most addresses already say “Everett, WA” because that is the post office. Annexation does not change that.

    Sound Transit and Community Transit: Bus and future light rail routes are planned by the regional agencies. The planned Sound Transit station near Mariner stays in plan regardless of annexation status.

    The Tax Picture, Honestly

    This is the question every Mariner resident wants answered, and it is the question the $200,000 study is being paid to answer. Honest disclosure: nobody — including the city — has the precise number yet.

    What is known: Mariner residents currently pay Snohomish County’s general fund property tax (the largest single line on a county tax bill) plus various special district levies (Sno-Isle Libraries, fire district, school district, ports, etc.). After annexation, the county general fund line would be replaced with the City of Everett’s regular property tax levy. Many of the special district levies stay in place. Some — like the Sno-Isle library line — could change if Everett also annexes into Sno-Isle on the city side.

    Washington state offers sales tax credits to cities annexing more than 10,000 residents at once. Mariner clears that threshold. The credits offset some of the new service costs the city takes on. The city’s 2008 walkaway happened in a different state legal landscape and a different real estate cycle.

    Bottom line: a fair range to expect from the study is that Mariner residents see modest changes in either direction depending on housing value and special district overlap. The study will publish per-scenario estimates. Wait for those numbers before drawing personal conclusions.

    What Happens Next, and When You Get a Vote

    The contracted study is expected to take roughly a year. Late 2026 or early 2027 is a reasonable estimate for completion based on Everett’s stated planning timelines. After the study lands, the City Council decides whether to pursue annexation, and if so, by which method.

    Washington state law offers several annexation mechanisms — petition method, election method, and interlocal agreement. The election method requires a majority vote in the area being annexed. The petition method requires signatures from owners of a majority of the assessed value of the property in the area. Either way, in practice, Mariner residents would almost certainly get either a vote or a property-owner petition opportunity before any boundary moves.

    Realistic ballot window: November 2027 or November 2028, not 2026. The study has to complete first.

    How Mariner Residents Can Engage Now

    The April 8 vote was at an Everett City Council meeting. As an unincorporated resident, you don’t currently vote in Everett city elections, but Everett Council meetings are open to the public and accept public comment. The Council typically meets Wednesday evenings; agendas are posted at everettwa.gov.

    Snohomish County Council District 2 — which includes Mariner — also has a stake in this conversation, because annexation removes residents from the county’s tax base. County Council meetings are open to public comment as well.

    Once the consulting firm is hired, expect community outreach in the Mariner area. The city has historically held neighborhood meetings during major planning processes. Watch the city’s annexation page at everettwa.gov for outreach announcements as the study gets underway.

    Frequently Asked Questions

    Did Everett just annex Mariner?

    No. The April 8, 2026 vote funded a $200,000 study of whether annexation should move forward. No one was annexed and no boundaries changed.

    When could Mariner actually become part of Everett?

    Earliest realistic ballot window is November 2027 or November 2028, depending on how quickly the study completes and how the Council proceeds. The study itself is expected to take roughly a year.

    Will my kids have to change schools?

    No. Mariner High School and the surrounding Mukilteo School District elementary and middle schools are governed by school district boundaries, not city boundaries. Annexation does not redraw school lines.

    Will Mariner residents get to vote on annexation?

    In almost any of the legal methods Washington allows, yes. The election method requires a majority vote of residents in the area being annexed. The petition method requires signatures from a majority of property assessed value.

    Will my property taxes go up if Mariner is annexed?

    Possibly, possibly not, possibly slightly down — it depends on housing value, special district overlap, and how state sales tax credits apply. The $200,000 study will model specific scenarios. Wait for those numbers.

    Who responds if I call 911 after annexation?

    The 911 call routing wouldn’t change for medical or fire emergencies — those are dispatched through the regional system. For police calls, Everett Police Department officers would respond instead of Snohomish County Sheriff’s deputies.

    What happens to the Sno-Isle library branch in Mariner?

    The branch continues as a Sno-Isle facility. Annexation of Mariner into Everett does not by itself remove Mariner from Sno-Isle. The City of Everett is separately considering joining Sno-Isle for its own library system, which could simplify the long-term structure.

    Where can I follow this as it develops?

    The City of Everett’s annexation page at everettwa.gov, Snohomish County Council District 2 communications, and the Mariner-area neighborhood meetings the city is expected to hold during the study process.

  • Everett Just Voted to Study Annexing Mariner: What the $200,000 Decision Actually Means

    Everett Just Voted to Study Annexing Mariner: What the $200,000 Decision Actually Means

    Q: What did the Everett City Council vote on April 8, 2026?

    A: The council approved a $250,000 budget amendment — $200,000 to fund a consulting study of potential annexation (with south Everett’s Mariner neighborhood as the top priority) and $50,000 for a subarea plan and community outreach in the Casino Road neighborhood. The Mariner area alone has roughly 21,000 residents, and Everett’s full urban growth area — the land the state already considers part of the city’s future footprint — contains about 47,690 people.

    Everett Just Voted to Study Annexing Mariner: What the $200,000 Decision Actually Means

    On Wednesday, April 8, 2026, the Everett City Council approved a $250,000 budget amendment that does two things most residents will hear very little about — but that could reshape the city more than any single vote in a decade. The bigger piece, $200,000, funds a consulting study of whether Everett should annex parts of its urban growth area, with the Mariner neighborhood in south Everett as Mayor Cassie Franklin’s stated top priority. The smaller piece, $50,000, will pay for community outreach and a subarea plan for the Casino Road neighborhood in 2026 and 2027.

    City spokesperson Simone Tarver called the vote “just a first step in the process.” That is a fair description. No one got annexed on April 8. No city boundaries moved. What moved is the starting line.

    Why This Vote Matters Even Though Nothing Changes on the Map

    Annexation — the legal process by which a city absorbs unincorporated county land and the residents on it — is one of the slowest-moving municipal decisions in Washington. It typically requires a study, a state boundary review, negotiations with Snohomish County over which city services replace which county services, fiscal modeling of whether the new revenue covers the new costs, and usually some form of voter approval. Everett last tried a large annexation in 2008 and abandoned the effort, citing the cost of providing services to the new areas.

    What the April 8 vote does is reopen that door. The $200,000 contract will hire a consulting firm to answer the questions Everett could not answer in 2008: would annexation actually pay for itself through property tax revenue and state-issued sales tax credits, or would it deepen an already difficult budget picture? City staff have said they look forward to “having more specifics to share as the progress moves forward.”

    What’s Actually in the Mariner Area

    The Mariner neighborhood sits mostly west of Interstate 5, south of the current Everett city limits. It includes portions of 4th Avenue West, Airport Road and 128th Street SW. About 21,000 people live there today. It is also home to Mariner High School, a Sno-Isle Libraries branch, several busy bus routes and — critical to the annexation math — a planned Sound Transit light rail station on the Everett Link Extension.

    During her State of the City address on March 6, Franklin singled out two Mariner-area landmarks as symbolic of the case for annexation: Mariner High School and the Dicks Drive-In location on Highway 99. “They have Everett addresses but don’t yet benefit from the full range of city services,” the mayor said, describing residents of the broader urban growth area. Eastmont, southeast of the current city, is also in scope for the study.

    If Everett ultimately annexed the full 47,690-person growth area, the city’s population would climb from roughly 111,000 today to about 159,000 — a roughly 43 percent increase. That scale of change is why Franklin has used the phrase “One Everett” to frame the idea publicly.

    What Mariner Residents Would and Wouldn’t Get

    Residents of unincorporated Snohomish County currently receive some services from the county (sheriff’s office patrol, county roads, county parks, some planning) and some from special districts (fire, water, library). Annexation generally transfers the county-provided services to the city, while special district services often continue under new contracts or are folded into city operations.

    In Everett’s case, that would mean the Everett Police Department — not the Snohomish County Sheriff’s Office — would patrol Mariner. Everett Public Works would take over local roads. Sno-Isle Libraries, which runs the Mariner branch today, would negotiate with the Everett Public Library system. Zoning, permitting, parks programming and neighborhood engagement would all shift to the city.

    The tax picture is where it gets complicated, and why the city is paying $200,000 to find out. Annexed residents would pay Everett’s property tax rate instead of the county’s, though Washington’s levy limits and the potential for state-issued sales tax credits (available to cities annexing more than 10,000 residents at once) change the net picture. The study is expected to model several scenarios, including a full Mariner annexation, a partial annexation, and leaving the status quo in place.

    The $50,000 Casino Road Piece

    The smaller half of the budget amendment is arguably more concrete in the short term. The $50,000 subarea plan for Casino Road — the diverse, densely populated corridor south of 41st Street that is already inside city limits — funds community engagement and land use planning in 2026 and 2027.

    Casino Road is already part of Everett. The subarea plan will update how the city zones, invests in and delivers services to the neighborhood. For residents, the practical output is a year of outreach meetings, surveys and planning workshops, followed by a land use plan that feeds into future decisions about housing, commercial corridors and public investment.

    How This Connects to Everett’s Bigger Fiscal Picture

    The annexation study does not exist in a vacuum. City finance staff have projected a $14 million general fund shortfall for the 2027 budget — a larger gap than the $12.6 million 2024 deficit that forced 31 layoffs and the 2024 property tax levy lid lift ballot measure that voters rejected.

    Franklin has publicly framed annexation as one lever among several in Everett’s structural revenue challenge. “We cannot cut our way to a sustainable future,” she said during the March 6 keynote speech, citing the need for “economic growth and new pathways to long-term, sustainable revenue.” Other levers on the table for the 2027 budget include regionalizing fire and library services, selective service cuts and another attempt at a property tax levy lid lift — all of which would require voter approval.

    What Happens Next

    With the budget authority approved, the city will now seek a contractor for the annexation study. A typical scope of work would include boundary analysis, demographic and fiscal modeling, a service cost assessment, community outreach in the target areas, and a final report with recommended paths forward. Based on Everett’s stated timeline for the Casino Road subarea plan — “roughly one year to complete” — residents should not expect a completed annexation study before late 2026 or early 2027.

    Any actual annexation would be a separate decision, almost certainly requiring a ballot measure either in the annexed area or citywide, depending on the method chosen. State law offers several annexation mechanisms — petition method, election method and interlocal agreement — each with different rules about who votes and what share of support is required.

    For Mariner residents watching from the other side of the line, April 8 did not change their mailing address or their tax rate. It moved the question from the shelf to the desk. That, for Everett’s civic calendar, is news.

    Frequently Asked Questions

    When did the Everett City Council approve the annexation study funding?

    The council approved the $250,000 budget amendment on Wednesday, April 8, 2026. It allocates $200,000 for an annexation study and $50,000 for a Casino Road subarea plan.

    Which area of Everett might be annexed first?

    Mayor Cassie Franklin has identified the Mariner neighborhood in south Everett as the top priority. Mariner has about 21,000 residents, sits mostly west of I-5, and includes Mariner High School, a library branch and a planned Sound Transit light rail station.

    How many people live in Everett’s urban growth area?

    Roughly 47,690 people live in Everett’s full urban growth area, which includes the Mariner and Eastmont regions. Annexing all of it would raise Everett’s population from about 111,000 to about 159,000.

    Does the vote mean Mariner is now part of Everett?

    No. The vote only funds a study. Any actual annexation would require additional steps, including a state boundary review, fiscal analysis, and in most cases a ballot measure before boundaries could change.

    Will Mariner residents’ taxes go up if annexation happens?

    That is one of the questions the $200,000 study is designed to answer. Annexation would change residents’ property tax rate from Snohomish County’s to Everett’s, and Everett could qualify for state-issued sales tax credits available to cities annexing more than 10,000 residents. The study will model several scenarios.

    Why is Everett considering annexation now?

    City finance staff project a $14 million general fund deficit in the 2027 budget. Mayor Franklin has described annexation as one of several levers — alongside regionalizing services and another potential levy lid lift — for closing the structural revenue gap.

    What happens to the Casino Road part of the budget amendment?

    The $50,000 will fund community outreach and a land use subarea plan for the Casino Road neighborhood through 2026 and 2027. Casino Road is already inside Everett city limits — the subarea plan will guide future city investment and zoning decisions there.

    When will the annexation study be finished?

    The city has not published a final timeline. Based on comparable planning timelines cited by city staff, a completed study is most likely in late 2026 or early 2027. Any annexation election would follow from there.

  • Living in Boulevard Bluffs: Everett’s Best-Kept Secret Neighborhood

    Living in Boulevard Bluffs: Everett’s Best-Kept Secret Neighborhood

    Featured answer: Boulevard Bluffs is a quiet residential neighborhood on Everett’s southwestern edge, perched above Possession Sound with Olympic Mountain and Port Gardner Bay views, close to Harborview, Edgewater and Forest Park, with a neighborhood association that meets at Fire Station 4 every other month.

    Living in Boulevard Bluffs: Everett’s Best-Kept Secret Neighborhood

    If you have ever driven down Mukilteo Boulevard at sunset and felt the road open up toward the water, you have already gotten a taste of Boulevard Bluffs. This is the corner of Everett that most people pass through on their way somewhere else — commuting between Mukilteo and downtown, or heading out to the Boeing plant at Paine Field. Locals will tell you that is part of the charm. Boulevard Bluffs is not trying to sell itself to anyone. It is just quietly one of the best places in the city to wake up in the morning.

    Set on Everett’s western edge above Port Gardner Bay, Boulevard Bluffs is a mostly residential neighborhood of single-family homes, a handful of larger apartment communities on its south side, and some of the most consistent water and mountain views in Snohomish County. It is part of a wider crescent of Everett neighborhoods that hug the shoreline, but it tends to get less attention than the showier waterfront zones further north. Most of its housing stock was built between the 1940s and the 1990s, with a mix of mid-century ramblers, 1970s split-levels, and newer infill homes closer to the bluff’s edge.

    Where exactly is Boulevard Bluffs?

    The neighborhood sits in southwest Everett, bounded roughly by Mukilteo Boulevard to the north, Glenwood Avenue to the east, and the residential blocks that step down toward the water to the west. From most of the neighborhood’s higher streets you can see the Olympics, the Mukilteo ferry lanes, and on the clearest days the dark line of the Kitsap shoreline across the Sound. The south side of the neighborhood blends into commercial and multifamily housing along Evergreen Way, which is how most residents get to Interstate 5 and back north to the rest of Everett.

    It is not a walkable urban neighborhood in the way that Bayside or North Broadway can be. It is a car-first neighborhood. But it is also a neighborhood where it is completely normal to walk a dog for an hour without crossing anything busier than a residential street, and that is part of the appeal.

    The views are the thing

    Ask anyone who has lived in Boulevard Bluffs for more than a year what keeps them, and most of them will eventually mention the views. The bluff itself slopes steeply from the residential streets down toward the railroad line and Possession Sound. That geography is the whole reason the area exists as a distinct neighborhood — the ridge breaks cleanly, and from above it the water is right there.

    That same geography is why the neighborhood is threaded with parks instead of dense development at the edge. Harborview Park and Edgewater Park sit along the bluff line and both offer some of the most accessible water-view picnic spots in Everett. Forest Park, while officially bordering the neighborhood rather than inside it, is close enough that a lot of Boulevard Bluffs residents treat it as their backyard — with its off-leash dog area, playgrounds, and the long-running Animal Farm. Mukilteo’s Lighthouse Park, with its beach access, boat launch and fire pits, is a short drive away and shows up on a lot of Boulevard Bluffs weekend itineraries in the summer.

    Who lives here

    According to public demographic data compiled by Homes.com and NeighborhoodScout, Boulevard Bluffs skews toward homeowners — roughly two-thirds of occupied housing units are owner-occupied — with a median household income above the Everett average. The community is a mix of long-tenured families who have been there since the 1980s or earlier, younger buyers who traded down from Seattle for view property, and a meaningful renter population in the larger apartment communities on the neighborhood’s south edge.

    If you look at the conversations neighbors have about the area in public community forums, a few words come up repeatedly: quiet, family-friendly, dog-friendly, safe, walkable within the residential streets. It is the kind of neighborhood that puts out trick-or-treat bags and posts Ring videos of raccoons rather than incidents. That is not to say the neighborhood is without its frustrations — traffic on Mukilteo Boulevard during the commute, the usual aging-infrastructure issues that come with a neighborhood built mostly mid-century, and the ongoing debate over how much new density the south side should absorb are real conversations — but the dominant mood is contented.

    The neighborhood association

    Boulevard Bluffs is one of Everett’s recognized neighborhood associations. According to the City of Everett’s neighborhood associations listing, the group meets on the third Thursday of every other month at 7:00 p.m. at Fire Station 4, located at 5920 Glenwood Avenue. The bi-monthly cadence is a small but important thing — it means the association can dig into bigger agenda items per meeting rather than scrambling to fill a monthly calendar.

    Neighborhood associations in Everett do not have formal legal authority over development, but they are the main vehicle residents have for organizing around local issues, weighing in on city planning proposals, and coordinating things like community cleanups and National Night Out events. For anyone new to the neighborhood, showing up to a meeting is the fastest way to meet the people who actually know what is happening on the ground.

    What’s changing

    Boulevard Bluffs is not in the middle of a transformation the way the Everett waterfront or the downtown core are. But that does not mean nothing is moving. The steady build-out of Mukilteo to the west, the ongoing growth at Paine Field, and Everett’s own push for more housing along Evergreen Way all show up in small ways on this side of the city — a new apartment complex here, an infill house on a previously overlooked lot there, traffic patterns that shift when a major employer changes its schedule.

    The broader Everett story — Boeing’s 737 North Line opening this summer, the downtown stadium debate, the Sound Transit light rail extension — does not hit Boulevard Bluffs directly the way it hits Riverside or North Broadway. But the housing-market pressure that comes with it absolutely reaches here. Median sale prices in the neighborhood moved up meaningfully over the past several years as buyers priced out of Seattle looked for view property at suburban prices, and long-timers talk about that shift the way you would expect long-timers to.

    Favorite local spots

    Boulevard Bluffs is not a restaurant destination — the commercial corridor is on Evergreen Way and along Mukilteo Boulevard, and most of the dining energy locals participate in is over in Harborview or downtown. But the neighborhood has its anchors. Residents treat the Mukilteo Boulevard corridor as their main thoroughfare for coffee and groceries. Forest Park is the unofficial town square. And the loop of residential streets just above the bluff is a walking route that locals genuinely use — it is not unusual to see the same handful of neighbors doing an evening loop with dogs, strollers, and the occasional beer.

    Is Boulevard Bluffs a good place to live?

    If your idea of a good neighborhood is a quiet, family-oriented, view-forward residential area with easy access to parks, a sub-twenty-minute drive to Boeing or downtown Everett, and an active neighborhood association that meets at the fire station — yes, Boulevard Bluffs is exactly that. If you want restaurants, nightlife, or a dense walkable urban feel, you will probably want to be downtown or in Bayside instead. Both are fifteen minutes away. That is part of why Boulevard Bluffs works: you can live here and still touch the rest of Everett whenever you want.

    For a neighborhood that does not market itself, Boulevard Bluffs has a clear identity. It is Everett’s quietly good corner. The people who find it tend to stay.

    Frequently Asked Questions

    Where is Boulevard Bluffs in Everett?

    Boulevard Bluffs is in southwest Everett, along Mukilteo Boulevard, perched above Possession Sound with views of Port Gardner Bay and the Olympic Mountains. It sits between the Mukilteo city line and the Evergreen Way corridor.

    When does the Boulevard Bluffs Neighborhood Association meet?

    Per the City of Everett’s official neighborhood associations page, the association meets on the third Thursday of every other month at 7:00 p.m. at Fire Station 4, 5920 Glenwood Avenue, Everett, WA 98208.

    What parks are in or near Boulevard Bluffs?

    Harborview Park and Edgewater Park sit along the bluff with water views. Forest Park — with its Animal Farm, off-leash area and playgrounds — is just east of the neighborhood. Mukilteo’s Lighthouse Park, with beach access, is a short drive west.

    Is Boulevard Bluffs a good place to live?

    For a quiet, view-forward, family-oriented neighborhood with active parks and a short commute to Boeing and downtown Everett, yes. It is not where you go for nightlife or a walkable urban core — for that, Bayside or downtown Everett are nearby.

    What schools serve Boulevard Bluffs?

    Boulevard Bluffs is served by Mukilteo School District and Everett Public Schools depending on the specific address. Families confirm school assignment via the school district’s attendance boundary tools. Highly rated neighborhood elementary schools are in the surrounding Harborview-Seahurst-Glenhaven area.

    How did Boulevard Bluffs get its name?

    The name comes from its geography — the neighborhood sits on a bluff above the water, running along Mukilteo Boulevard. Like many Everett neighborhoods, it developed out of the city’s southward residential expansion in the mid-20th century.

    Is Boulevard Bluffs walkable?

    Within its residential streets, yes — it is one of the most pleasant walking neighborhoods in Everett. It is not walkable in the urban sense of having shops and restaurants at every corner. For that, it is a short drive to Mukilteo, Bayside, or downtown Everett.

  • Living in Delta: Everett’s Quietly Great Middle Neighborhood

    Living in Delta: Everett’s Quietly Great Middle Neighborhood

    What is the Delta neighborhood in Everett?
    Delta is a quiet, mostly residential neighborhood at the northern end of Everett, Washington, between the Snohomish River and Broadway. Roughly 13,000 residents live there. It’s known for older single-family homes, long-running local staples like Ray’s Drive-In and Tampico Mexican Restaurant, a big off-leash dog park, and some of the most affordable housing in north Everett.

    Living in Delta: Everett’s Quietly Great Middle Neighborhood

    Drive up Broadway from downtown Everett and somewhere past Providence Regional Medical Center, you cross into Delta without anyone telling you. There’s no gateway sign, no big intersection marking the change. The blocks just start feeling a little older, a little quieter, a little more lived-in. That’s Delta: one of Everett’s most populous neighborhoods and almost certainly its most underrated.

    If you’ve only driven through, you’ve probably missed it. Delta is not a destination neighborhood — it’s a living neighborhood, and that’s exactly what makes it good.

    Where Delta Is and What It Looks Like

    Delta sits at the northern end of Everett, bounded roughly by the Snohomish River to the north and east, Broadway running through its spine, and the Bayside and Northwest Everett neighborhoods to the west. It’s one of the largest of Everett’s 21 officially recognized neighborhoods by population, with around 13,000 residents according to recent census data.

    What you see when you walk it: 1920s craftsman bungalows next to 1940s workers’ cottages next to tidy early-2000s townhomes in the north end. Tree-lined streets. Basketball hoops in driveways. The occasional well-loved ’90s Tacoma in the front yard. It’s the kind of neighborhood where the housing stock has been continuously lived in for a hundred years because no one ever had a reason to leave.

    The Local Staples That Define Delta

    Every neighborhood has the places that anchor it. In Delta, two of them have been anchoring since before most current residents were born.

    Ray’s Drive-In has been flipping burgers and scooping ice cream on Broadway since 1962. That’s 64 years of the same drive-up counter, the same red-and-white signage, the same deep-fried fries that come out almost too hot to eat. Generations of Everett teenagers have had their first after-practice cheeseburger here. Generations of Delta residents have walked over for a shake on a summer evening. If you want to understand how Delta feels about itself, watch the parking lot at Ray’s on a Friday night.

    Tampico Mexican Restaurant opened in 1987 and has been serving tostadas and margaritas to Delta regulars ever since. It’s not flashy. The salsa is good. The prices are what Everett prices used to be everywhere, and the booth you sat in last year is probably still open when you come back.

    The Broadway corridor through Delta also includes a rotating cast of smaller shops, family-owned services, and the quiet kind of storefronts — dry cleaners, barbers, a tire place, a dentist — that keep a neighborhood running without ever becoming “scenes.”

    Who Lives in Delta and What It Costs

    Delta has historically been one of the most affordable neighborhoods in north Everett, and that’s still largely true — with an asterisk the rest of the Puget Sound region has stamped on everything.

    Two-bedroom 1940s bungalows trade in the $380,000 to $430,000 range. A three-bedroom 1920s craftsman lands closer to $470,000. Newer three-bedroom townhomes in the north end of the neighborhood go between $580,000 and $630,000. None of those numbers are cheap in absolute terms, but compared to similar homes in Northwest Everett or Bayside, Delta consistently comes in lower.

    The result is that Delta has stayed one of the most economically mixed neighborhoods in the city. You get long-time Everett families who bought their homes in the ’80s and never left, young couples stretching to buy their first place, and renters in the older duplexes and fourplexes that dot the side streets. That economic mix is probably Delta’s single most underappreciated quality.

    Schools and the Providence Connection

    Many Delta kids attend Hawthorne Elementary School, part of the Everett School District, which has a long-standing presence in the neighborhood. Middle and high school assignments in Delta run through the district’s standard boundary system, with most students funneling into North Middle School and then either Everett High School or Cascade High School depending on block.

    The neighborhood also benefits enormously from proximity to the Providence Regional Medical Center Everett campus on Pacific Avenue — a roughly five-minute drive for most of Delta. Between the hospital, Everett Community College just to the south, and the Washington State University Everett campus, Delta residents have three of the biggest employers and institutions in north Everett within easy reach.

    Parks, Dogs, and Green Space

    If Delta has a spiritual center, it’s Delta Park — and specifically, the big off-leash dog park in the middle of it. Residents have been bringing their dogs there for years. Poop bags are provided at the entrances. On any sunny evening, you’ll find a small democracy of retrievers, doodles, and senior mutts running circles while their owners compare notes on weather, work, and where the best new coffee shop opened. It’s the kind of low-key community space that a neighborhood has to earn.

    Delta also has easy access to the Snohomish River trail system and is a short drive from Legion Memorial Park, Kasch Park, and the waterfront at Jetty Landing.

    What’s Changing in Delta Right Now

    Delta is not being torn down and rebuilt — that’s part of its charm — but a few things are shifting. New construction in the north end of the neighborhood has brought in a steady trickle of townhomes over the past decade, gradually pushing up the neighborhood’s median home value and adding some density near the river. Broadway itself has seen small restaurant and service-business turnover, with newer independent places opening alongside the old staples.

    The bigger story for Delta residents is Sound Transit’s Everett Link Extension, which will eventually bring light rail service to Everett, with station planning that touches the broader Broadway corridor. That’s still years out, but it’s the kind of long-horizon change that is already showing up in real estate conversations in the neighborhood.

    Why Delta Works

    Delta isn’t trying to be the next trendy neighborhood. Nobody is writing breathless Instagram posts about its aesthetic. There’s no coffee cart behind a speakeasy-style door. And that’s the whole point.

    Delta works because the same people have lived there for a long time, the businesses that were there when those people moved in are still there, and the neighborhood has absorbed change slowly enough that it still feels like itself. In a city that is transforming fast — new stadium downtown, Boeing’s 737 line expanding, the waterfront filling in with new restaurants and housing — Delta is the neighborhood that reminds you Everett isn’t just what’s next. It’s also what’s already here, still working, still worth knowing.

    How to Spend an Afternoon in Delta

    If you’re new to Everett and want to get a feel for Delta the way locals do, here’s a simple afternoon:

    1. Grab a burger and a shake at Ray’s Drive-In on Broadway.
    2. Walk it off at Delta Park — say hi to the dogs at the off-leash area.
    3. Drive the residential side streets between Broadway and the river to get a sense of the housing stock and the neighborhood’s rhythm.
    4. Finish with tostadas and a margarita at Tampico Mexican Restaurant.

    Two hours. Maybe three if you linger. That’s Delta — and that’s the whole neighborhood, really.

    Frequently Asked Questions

    Where is the Delta neighborhood in Everett?

    Delta sits at the northern end of Everett, Washington, bounded roughly by the Snohomish River to the north and east and by Broadway running through its spine. It’s immediately east of Northwest Everett and north of the central business district.

    How many people live in Delta?

    Around 13,000 residents, making Delta one of the more populous of Everett’s 21 officially recognized neighborhoods.

    Is Delta a good neighborhood to live in?

    For buyers looking for single-family homes in north Everett at below-northwest-Everett prices, Delta is one of the strongest value options in the city. The neighborhood is quiet, well-established, close to Providence Regional Medical Center and I-5, and has long-running local staples like Ray’s Drive-In and Tampico.

    What are the best restaurants in Delta?

    Ray’s Drive-In (burgers, shakes, and ice cream on Broadway since 1962) and Tampico Mexican Restaurant (tostadas and margaritas since 1987) are the two longest-running locals’ favorites. The Broadway corridor has additional smaller spots worth exploring.

    What elementary school serves the Delta neighborhood?

    Hawthorne Elementary School, part of the Everett School District, serves many Delta families. Middle and high school assignments depend on specific block boundaries within the district.

    Is there a dog park in Delta?

    Yes. Delta Park has a large off-leash dog area with poop bag stations at the entrances. It’s one of the most actively used dog parks in north Everett.

    How much does a house in Delta cost?

    Recent sales have ranged from around $380,000 for smaller 1940s bungalows up to roughly $630,000 for three-bedroom townhomes in the north end of the neighborhood. Prices skew lower than Northwest Everett and Bayside for comparable homes.

    What’s the best way to explore Delta as a visitor?

    Drive Broadway through the neighborhood, stop at Ray’s Drive-In and Tampico, walk Delta Park, and take a loop through the residential side streets between Broadway and the Snohomish River to see the mix of craftsman, bungalow, and townhome housing stock.


  • Your Neighborhood’s World Cup Moment: What Everett Residents Need to Know About the June Waterfront Watch Parties

    Your Neighborhood’s World Cup Moment: What Everett Residents Need to Know About the June Waterfront Watch Parties

  • Mason County PUD 3 Fiber Internet Is Reaching More Homes in 2026 — Here’s What’s Coming to Your Neighborhood

    Mason County PUD 3 Fiber Internet Is Reaching More Homes in 2026 — Here’s What’s Coming to Your Neighborhood

    If you have been waiting for fast internet in Mason County, the map is getting smaller. Mason County Public Utility District No. 3 has been connecting fiberhoods across the county through the winter and into spring 2026 — and two of the county’s biggest expansion projects are in their final stages right now.

    In March alone, PUD 3 lit up three neighborhoods: Pacific Ridge connected on March 18, Arcadia Shores on March 25, and Fern Way on March 26. Each connection means residents who may have been running on dial-up-equivalent speeds — some areas were getting as little as 1.5 Mbps — are now able to access gigabit service: symmetrical 1000/1000 Mbps fiber, the same kind of speeds most Seattle households take for granted.

    Cloquallum Communities: 680+ Homes, October 2026 Target

    The Cloquallum Communities Fiberhood is one of the largest single projects in PUD 3’s fiber buildout, serving more than 680 customers across the greater Cloquallum area. This project is funded through an American Rescue Plan Act (ARPA) grant that PUD 3 was awarded in late 2023 through the Washington State Broadband Office.

    The main fiber backbone was completed in July 2025. Individual home connections began in September 2025 and are expected to wrap up by October 2026. In a significant milestone, the Cloquallum Fiberhood — along with Wivell Road and Loertscher Road fiberhoods — officially connected on February 10, 2026, meaning the first Cloquallum homes are already online. The October 2026 date marks full project completion for the entire service area.

    Three Fingers Fiber: Federal ReConnect Grant, Final Connections Underway

    The Three Fingers Fiber Project was funded through a federal ReConnect Program grant awarded to PUD 3 in early 2020. Construction of the mainline distribution network is complete. PUD 3 is now in the customer connection phase, working through individual service hookups with an April 2026 project completion deadline.

    Like all PUD 3 fiber, Three Fingers runs on an open-access network — meaning multiple internet service providers can deliver service over the same fiber cable. Residents aren’t locked into one provider. Unlimited, symmetrical gigabit speeds (1000/1000 Mbps) are available from participating retail providers.

    What PUD 3’s Fiber Network Means for Mason County

    Mason County is largely rural, and rural broadband access in Washington State has historically lagged well behind urban and suburban areas. PUD 3’s aggressive fiberhood buildout — which uses a neighborhood-based sign-up model to determine construction priority — has been one of the most significant public infrastructure investments in the county in years.

    The combination of federal ReConnect grants, ARPA funding, and the state Washington Broadband Office partnership has allowed PUD 3 to extend fiber to communities that private carriers have never reached and likely never would on a commercial basis. For residents who have been working from home on spotty satellite connections or driving to the library to upload files, these connections are genuinely life-changing.

    For Mason County as a whole, reliable broadband is increasingly a prerequisite for economic development — attracting remote workers, supporting small businesses, enabling telehealth, and making rural property competitive with suburban alternatives.

    Is Fiber Coming to Your Area?

    PUD 3 uses a fiberhood model: neighborhoods that meet a minimum sign-up threshold get prioritized for construction. If your neighborhood hasn’t been connected yet, the way to move it up the list is to sign up and encourage neighbors to do the same. Check current project status and sign up at pud3.org.

    For residents in areas already built out, connection to your home requires scheduling an installation with PUD 3 and then selecting a retail internet service provider. Visit PUD 3’s service zone map to check your address.

    Related: SR-3 Belfair Bypass secures $48.3M — another major Mason County infrastructure win in 2026

    Related: Mason County infrastructure beat recap — April 9, 2026

    Frequently Asked Questions

    Which Mason County neighborhoods got fiber in March 2026?

    PUD 3 connected Pacific Ridge on March 18, Arcadia Shores on March 25, and Fern Way on March 26, 2026. The Cloquallum Fiberhood and adjacent Wivell Road and Loertscher Road fiberhoods also came online in February 2026.

    When will the Cloquallum Communities Fiberhood be fully complete?

    The project targets full completion by October 2026. More than 680 homes and businesses in the Cloquallum area are included. Individual connections began in September 2025 and are being installed in stages through the October deadline.

    What speeds does PUD 3 fiber provide?

    PUD 3’s fiber network supports symmetrical gigabit service — 1000 Mbps download and 1000 Mbps upload — through its participating retail internet providers. This is a significant upgrade for areas that previously had speeds as low as 1.5 Mbps on legacy connections.

    How is PUD 3 funding its fiber expansion?

    The buildout is funded through multiple sources: a federal ReConnect Program grant (Three Fingers Fiber), an American Rescue Plan Act grant through the Washington State Broadband Office (Cloquallum Communities), and PUD 3’s own fiberhood program funded through customer sign-up revenue. No property taxes are being raised for this expansion.

    What is PUD 3’s open-access fiber model?

    Unlike most private ISPs, PUD 3 builds and owns the fiber infrastructure but allows multiple retail service providers to deliver internet, TV, and phone service over the same cable. Customers choose their preferred provider. This prevents monopoly pricing and gives Mason County residents more options than they typically have in rural areas.

    How do I get fiber internet through PUD 3 in Mason County?

    Check your address on PUD 3’s service zone map at pud3.servicezones.net. If your area is built out, you can schedule an installation with PUD 3 and then select a retail internet provider. If your area hasn’t been built yet, signing up on the fiberhood waitlist helps push your neighborhood toward the construction threshold.


    More From This Series

  • How Everett’s $10.74 Monthly Water Bill Increase Will Hit Your Household

    How Everett’s $10.74 Monthly Water Bill Increase Will Hit Your Household

    Q: How much will Everett’s proposed utility tax add to my water bill?
    A: The proposed 12% utility tax — doubling the current 6% rate — would add approximately $10.74 per month to the average Everett household’s water bill. If approved by the City Council, the increase takes effect July 1, 2026.

    How Everett’s $10.74 Monthly Water Bill Increase Will Hit Your Household

    For most Everett households, the utility tax debate at City Hall feels abstract — until it shows up on your bill. Here’s what the proposed rate change actually means for residents, broken down by renter vs. owner, apartment vs. single-family home, and household water use.

    The Number That Matters: $10.74 Per Month

    The City of Everett’s proposed ordinance would replace its current 6% “payment in lieu of taxes” (PILT) fee on water and sewer with a formal 12% utility tax. The change doubles the embedded rate in your water bill. For the average Everett household, city officials calculate that translates to approximately $10.74 per month — about $129 per year.

    That’s not a dramatic number in isolation. But Everett households are already absorbing inflation-driven cost increases across utilities, groceries, and housing, and this increase would be implemented without a public vote. The council is expected to take three readings on the ordinance beginning in April 2026, with the final vote and a proposed July 1, 2026 effective date.

    Renters vs. Homeowners: Who Feels It How

    If you own your home and pay your water bill directly to the city, the impact is straightforward: $10.74 more per month starting in July. You’ll see it as a line item change on your utility statement.

    If you rent, the picture is more complicated. Rental properties in Everett where the landlord pays water — common in apartments and some older rental homes — may see landlords pass the cost through over time, either in lease renewals or as part of broader rent adjustments. Rentals where tenants pay utilities directly will see the same bill increase as homeowners.

    Residents who live in multi-unit buildings where water is included in rent should not expect an immediate increase on July 1, but may see the cost reflected at their next lease renewal. This is not a guarantee — landlord behavior varies — but it’s the realistic expectation based on how utility cost increases typically work their way through rental markets.

    Your Sewer Bill Is Affected Too

    The proposed tax applies to both water and sewer services. Over 180,000 sewer customers in the Everett service area will be affected. If your household pays both water and sewer to the city, both line items will reflect the doubled rate. The $10.74 average increase figure represents the combined effect across both services.

    What If You’re on a Fixed Income or Tight Budget

    City officials have stated that they intend to expand the existing utility payment assistance program for income-qualified customers before the July 1 effective date. As of April 2026, the specifics of the expanded program — eligibility thresholds, assistance amounts, how to apply — have not been publicly released.

    If you currently receive utility payment assistance from the City of Everett, monitor city communications closely over the coming months. The program expansion should clarify whether your current assistance level will be adjusted to account for the higher base rate. If you don’t currently receive assistance but are struggling with utility costs, this is the time to inquire — the city’s Water Department and Community Development office handle assistance applications.

    What You Can Do Before the Council Vote

    Because utility taxes in Washington state do not require voter approval, the City Council’s vote is the decision point. Before the final vote — expected after the third council reading in late spring 2026 — residents have the opportunity to comment at council meetings.

    Everett City Council meetings are held at Everett City Hall (2930 Wetmore Ave). Public comment periods occur at the beginning of most meetings and are open to any Everett resident or stakeholder. Written comments can also be submitted to the City Clerk. The Council’s contact information is available at everettwa.gov.

    The Bigger Picture: Why This Is Happening

    Mayor Cassie Franklin said it plainly at her March 2026 State of the City address: “We cannot cut our way to a sustainable future.” Everett faces a projected $14 million budget deficit heading into the 2027 budget cycle — a structural gap created by rising public safety and infrastructure costs outpacing traditional revenue sources constrained by Washington state property tax levy limits.

    The utility tax, if approved, would close roughly half the deficit ($7.5 million per year). The remaining gap has not yet been addressed by a specific public proposal. Residents can expect additional budget discussions — and potentially additional asks — in the coming months as the 2027 budget cycle approaches.

    Frequently Asked Questions for Everett Residents

    Q: Do I have to vote on this or will it just happen?
    A: Utility taxes in Washington state do not require public votes. The City Council approves them through the standard ordinance process. Residents can comment at council meetings before the final vote.

    Q: What if I live outside Everett but get my water from Everett?
    A: You will be indirectly affected. Everett embeds the tax in its wholesale water costs, which flow to the utilities that serve your city or water district. Those utilities may pass the cost through at different rates depending on their own pricing structures.

    Q: When exactly will my bill go up?
    A: If the ordinance passes, the proposed effective date is July 1, 2026. Your first billing cycle after that date would reflect the new rate.

    Q: Is there any assistance for low-income households?
    A: City officials have committed to expanding utility payment assistance before July 1. Specific details have not been announced. Contact the City of Everett Water Department or visit everettwa.gov for current assistance program information.

    Q: What happens to the money this raises?
    A: The approximately $7.5 million per year generated by the utility tax goes to Everett’s general fund, which covers public safety, parks, city services, and the broader municipal operating budget.

    Related: Everett’s Proposed Utility Tax Would Add $10.74 a Month to Most Snohomish County Water Bills | Everett Is Changing How It Talks to Neighborhoods — Here’s What That Means for You | Everett City Council Approves Fair Labor Ordinance 9-1

  • Millwright District Phase 2: A Complete Guide to Everett’s New Waterfront Neighborhood

    Millwright District Phase 2: A Complete Guide to Everett’s New Waterfront Neighborhood

    Q: What is the Millwright District in Everett?
    A: The Millwright District is the 10-acre second and largest phase of the Port of Everett’s Waterfront Place development. Built by private development partner Lincoln Property Company (LPC West) under a long-term ground lease with the Port, Phase 2 will deliver 300+ residential units, 60,000+ square feet of retail and restaurant space, and 200,000+ square feet of commercial and office space on Everett’s working waterfront. Construction began in late 2025 with units targeted to deliver starting in 2026.

    Millwright District Phase 2: A Complete Guide to Everett’s New Waterfront Neighborhood

    Everett’s waterfront has been one of the Pacific Northwest’s most ambitious urban transformation projects for the better part of a decade. Phase 1 of the Port of Everett’s Waterfront Place is now delivering — Restaurant Row is open, Tapped Public House debuted in March 2026, and the Net Shed Fish Market has been drawing crowds since December 2025. But the bigger transformation hasn’t started yet.

    The Millwright District — Phase 2 of Waterfront Place — is a full 10-acre neighborhood being built from scratch on Everett’s working waterfront. Here is what it is, who’s building it, what will be there, and why it matters for the city.

    Scale: What 10 Acres on a Waterfront Actually Means

    The Millwright District sits within the Port of Everett’s 65-acre Waterfront Place project, which is the Port’s $1 billion-plus bet on transforming industrial waterfront land into a mixed-use urban neighborhood. Phase 1 — Restaurant Row and its associated retail — delivered the hospitality anchor. Phase 2 is the residential and commercial core.

    The program for the Millwright District includes:

    • 300+ residential units — waterfront apartment homes on the marina edge
    • 60,000+ square feet of retail and restaurant space — a full neighborhood commercial district supporting the residential population and the broader waterfront draw
    • 200,000+ square feet of commercial and office space — bringing employers directly to the waterfront, something Everett’s downtown has struggled to do at scale

    These aren’t renderings or projections waiting for financing. Lincoln Property Company (LPC West), the Port’s selected private development partner, has an exclusive negotiating agreement and long-term ground lease with the Port. The first residential building’s groundbreaking was targeted for late 2025, and units are expected to begin delivering in 2026.

    Who Is Building It and Why That Matters

    The Port of Everett selected LPC West — the West Coast operating unit of Lincoln Property Company, one of the largest real estate firms in the United States — through a competitive process in late 2021. Lincoln Properties has a significant Pacific Northwest portfolio; its selection was a signal that the Port was serious about executing Phase 2 at scale with a developer who has the balance sheet and track record to deliver.

    The ground lease structure matters for understanding the project’s long-term economics. LPC West leases the land from the Port rather than purchasing it. The Port retains land ownership while the developer builds and operates the improvements. This arrangement generates long-term ground rent revenue for the Port while enabling private capital to fund the construction — a model that protects the public investment while allowing the development to happen faster than the Port could finance it alone.

    The Design: History Built Into the Architecture

    The Millwright District name reflects the site’s industrial heritage — this area of Everett’s waterfront once supported a booming lumber and shingle mill industry. The design team has embedded that history into the neighborhood’s physical form: architectural elements and street names reference the mill era, and a focal point of the district is a “workman’s clocktower” designed to resemble a smokestack, inspired by the Dey Time Register that mill workers used to punch in and out.

    The public realm design includes Timberman Trails — four connecting courtyards — and Champfer Woornerf, a “living street” designed to accommodate events like festivals and pop-up markets. The goal is a neighborhood that functions as a destination, not just a place where people happen to live.

    The marina edge location is the defining feature. Residents in the 300+ units will have waterfront access that doesn’t exist anywhere else in the Snohomish County housing market at this scale.

    What’s Already There: Phase 1 Sets the Stage

    Understanding Phase 2 requires understanding what Phase 1 has already delivered. Restaurant Row at Waterfront Place is now anchored by several tenants:

    • Tapped Public House — opened March 2, 2026, with what is claimed to be Snohomish County’s largest open-air rooftop deck
    • The Net Shed Fresh Fish Market and Kitchen — open since December 2025, already developing a strong local following for its waterfront fish market and miso-glazed sablefish
    • Rustic Cork Wine Bar — established Waterfront Place tenant
    • Marina Azul Cocina and Cantina — announced for 2026, bringing elevated Mexican food and 100+ tequilas to Restaurant Row

    The food and beverage foundation is solid. Phase 2’s residential population will walk directly to these restaurants — and the commercial and office space in the Millwright District will bring a daytime workforce population that sustains the restaurants beyond weekend tourist traffic.

    Connection to the Larger Picture

    The Millwright District is one of three major structural changes reshaping Everett’s downtown and waterfront simultaneously. The other two: the proposed $120 million downtown stadium (currently facing a $38 million funding gap) and Sound Transit’s Everett Link Extension (targeting a 2037 Paine Field opening). If all three execute on their timelines, Everett’s waterfront and downtown in 2030 will look nothing like the Everett of 2020.

    The Millwright District is the piece with the most secured private capital behind it and the clearest execution path. The stadium and light rail are subject to public funding approvals and political processes. Lincoln Properties’ ground lease is a private commitment with a contractual obligation to perform.

    Frequently Asked Questions About the Millwright District

    Q: When will the Millwright District apartments be ready to lease?
    A: The first residential building’s groundbreaking was targeted for late 2025 into early 2026. Units are expected to begin delivering in 2026, with full build-out over several years as the phased development completes. Watch the Port of Everett’s official communications for specific leasing timelines as they are announced.

    Q: Who is Lincoln Property Company?
    A: Lincoln Property Company is one of the largest real estate companies in the United States. LPC West is its West Coast operating unit, active in Washington, Oregon, California, and Idaho since 2005. The company was selected by the Port of Everett through a competitive RFP process in 2021.

    Q: Will there be affordable housing in the Millwright District?
    A: The Millwright District is a market-rate development under a private ground lease. Specific affordability requirements, if any, are governed by the terms of the ground lease agreement between LPC West and the Port of Everett. No public affordability set-aside has been announced.

    Q: What is the total cost of the Waterfront Place project?
    A: The Port of Everett has described Waterfront Place as a $1 billion-plus transformation of 65 acres of working waterfront. The Millwright District represents a significant portion of that investment, with construction funded primarily through private capital from Lincoln Properties under the ground lease structure.

    Q: How does the Millwright District connect to the rest of downtown Everett?
    A: The waterfront is approximately a 10-15 minute walk from Everett’s downtown core along Grand Avenue and the waterfront trail system. A planned hotel component within Waterfront Place and the potential addition of light rail connectivity via the Sound Transit Everett Link Extension (targeting 2037) would strengthen that connection over time.

    Q: What businesses will be in the Millwright District’s retail space?
    A: Specific tenants for the 60,000+ square feet of retail and restaurant space have not been publicly announced as of spring 2026. Leasing for the commercial and retail components is expected to be announced as construction progresses. The existing Restaurant Row restaurants at Phase 1 are immediately adjacent to the Millwright District footprint.

    Related: Everett’s $120M Stadium Has a $38M Funding Gap: Here’s the Full Breakdown | The Net Shed Fish Market and Kitchen: Three Months In, It’s Worth the Hype | Marina Azul Cocina and Cantina Is Coming to Everett’s Waterfront

  • Living at the Millwright District: What Everett’s New Waterfront Apartments Mean for People Moving to the City

    Living at the Millwright District: What Everett’s New Waterfront Apartments Mean for People Moving to the City

    Q: Can I live at the Millwright District in Everett?
    A: The Millwright District’s 300+ waterfront apartments are currently under construction, with the first units targeted to deliver in 2026. The project is being developed by Lincoln Property Company (LPC West) under a ground lease with the Port of Everett. Watch portofeverett.com and lincolnapartments.com for leasing announcements as the delivery date approaches.

    Living at the Millwright District: What Everett’s New Waterfront Apartments Mean for People Moving to the City

    People researching a move to Everett face a problem: most of the content about the city describes what it was, not what it’s becoming. The Millwright District is the clearest example of that gap. It represents the most significant new residential option Everett has produced in a generation — waterfront apartments, minutes from downtown, in a neighborhood being built from scratch with urban amenities designed in from the start.

    If you’re considering relocating to the Everett area, here’s what the Millwright District is, how it compares to other Snohomish County options, and what to watch for as leasing approaches.

    What You’re Actually Getting

    The Millwright District is the second phase of the Port of Everett’s Waterfront Place development — a 10-acre mixed-use neighborhood on Everett’s working waterfront, developed by Lincoln Property Company (LPC West). The residential component is 300+ apartment units situated on the marina edge.

    What makes this different from the typical Snohomish County apartment complex:

    • True waterfront location. Not “near the water” — on it. The marina is the neighbor, not a marketing description.
    • Walkable restaurant district already operating. Restaurant Row at Phase 1 of Waterfront Place is immediately adjacent — Tapped Public House (opened March 2026), The Net Shed Fish Market and Kitchen (opened December 2025), Rustic Cork, and Marina Azul Cocina coming in 2026.
    • Designed neighborhood, not retrofitted. Timberman Trails, Champfer Woornerf (a “living street” for events and pop-up markets), and public realm features are designed in. This is walkable by intention, not accident.
    • Urban energy with Pacific Northwest character. The Millwright District’s design draws on the site’s lumber mill heritage — the workman’s clocktower, the industrial architectural references — making it feel rooted in Everett’s specific history rather than generic new development.

    How It Compares to Other Everett Neighborhoods

    Everett has distinct neighborhoods with different profiles. The Millwright District won’t be the right fit for everyone, but it’s clearly differentiated from the alternatives:

    Bayside (Everett’s historic core) is Everett’s most walkable existing neighborhood — Victorian homes, Clark Park, Grand Avenue views, strong community feel. It’s established and charming. The Millwright District is newer construction with waterfront access that Bayside doesn’t have.

    South Everett is practical — close to Boeing’s factory and NAVSTA Everett, strong transit access, varied housing stock. It’s a commuter neighborhood. The Millwright District is a lifestyle neighborhood.

    Silver Lake (southeast Everett) is suburban and family-oriented, with access to the actual lake and connected parks. The Millwright District is urban — no yards, but walking distance to the marina.

    The apartment market in Snohomish County is tight. Everett’s housing market has a median sale price around $547,000 as of April 2026, and quality rentals with waterfront access simply don’t exist at the scale the Millwright District will provide. For people relocating from Seattle who want urban amenities at Snohomish County prices, this is a new option.

    The Everett-Seattle Comparison

    Everett is 30 miles north of Seattle. For people moving from Seattle or comparing Everett against Seattle-area options:

    Cost: Snohomish County rents run significantly lower than Seattle for comparable quality. Waterfront apartments in Seattle’s South Lake Union or Capitol Hill neighborhoods command premiums that Everett waterfront won’t. The Millwright District will be premium by Everett standards but likely well below Seattle waterfront pricing.

    Commute: Seattle commutes from Everett via I-5 range from 30-60+ minutes depending on traffic and time of day. Sound Transit Sounder North service runs limited trips. The 2037 Everett Link Extension, if it opens on schedule, will be a game-changer for the Seattle commute from Everett — but that’s 11 years away. Plan your commute based on 2026 reality, not 2037 projections.

    Employment base: If you work at Boeing (Everett factory), NAVSTA Everett, or the growing cluster of Paine Field employers, the commute math strongly favors Everett. If you commute to Seattle daily, the calculus is more nuanced.

    What’s Nearby: The Millwright District’s Immediate Context

    Within walking distance or a short drive from the Millwright District’s waterfront location:

    • Restaurant Row at Waterfront Place (immediate neighbor)
    • Port of Everett Marina — kayak rentals, boat tours, boat access
    • Downtown Everett (10-15 min walk along Grand Avenue waterfront trail) — Historic Everett Theatre, boutique shops, Grand Avenue restaurants
    • Angel of the Winds Arena (downtown Everett) — Everett Silvertips hockey, AEW wrestling, concerts
    • Forest Park (10 min drive) — 197 acres, trails, free animal farm
    • Everett Community College (10 min) — continuing education, athletic events

    When to Watch for Leasing Announcements

    Lincoln Property Company manages leasing for its residential developments through its LPC Living platform (also operating as LPC West residential). As units approach delivery, leasing information typically appears on the developer’s website and through major apartment listing platforms (Apartments.com, Zillow, etc.).

    The Port of Everett’s website (portofeverett.com) and Waterfront Place’s official channels are the authoritative sources for project status updates. Given the 2026 first-delivery target, leasing inquiries and waitlist opportunities may open in mid-2026.

    Frequently Asked Questions for People Considering the Millwright District

    Q: When will Millwright District apartments be available to rent?
    A: The first units are targeted to deliver in 2026. Specific leasing timelines have not been publicly announced. Monitor portofeverett.com and Lincoln Property Company’s residential platforms for announcements.

    Q: Is there parking at the Millwright District?
    A: Specific parking details for the Millwright District residential buildings have not been publicly released. Urban waterfront developments of this type typically include structured parking as part of the development program. Confirm with the developer as leasing approaches.

    Q: What are the schools like near the Millwright District?
    A: The Millwright District falls within the Everett School District. The district has a range of elementary, middle, and high school options; specific school assignments depend on exact address. For families with school-aged children, confirm school boundaries through the Everett School District before committing to an address.

    Q: How do I get to Seattle from the Millwright District without a car?
    A: Everett Station (10-15 min walk from the waterfront) is served by Community Transit (CT), Sound Transit Sounder North, and ST Express buses. Sounder North provides limited direct Seattle service; CT and ST Express provide more frequent connections. The 2037 Everett Link Extension would add light rail service.

    Q: Will there be affordable units at the Millwright District?
    A: No public affordability set-aside has been announced for the Millwright District’s residential units. The development is market-rate under a private ground lease with the Port of Everett.

    Related: Millwright District Phase 2: What 300+ New Waterfront Homes Mean for Everett | Living in Bayside: Inside Everett’s Historic Heart and Most Walkable Neighborhood | Living in Silver Lake: Everett’s Neighborhood With an Actual Lake in the Middle of It