Complete Guide to Living in Federal Way, WA

Metric	Value	Source
Population	~99,700 residents (down from 101,030 in 2020)	U.S. Census Bureau, 2025 estimate
Median Household Income	$86,909	U.S. Census ACS 2020–2024 5-yr
Median Home Price	$680,000 (+4.0% YoY)	NWMLS InfoSparks, June 2026
Average School Rating	4.0/10	GreatSchools, 2026
Graduation Rate	~82–84% (varies by year/source)	OSPI / Public School Review
Crime Rate	Above WA state average (violent & property)	FBI UCR via NeighborhoodScout, 2024 data
Distance to Seattle	22 miles (25–65 min)	WSDOT / Google Maps, 2026
Distance to Tacoma	13 miles (18–40 min)	Google Maps, 2026
County	King County, Washington	Washington State
Incorporated	February 28, 1990	City of Federal Way
City Area	22.32 sq miles (land)	U.S. Census Bureau

What Makes Federal Way Different

A big, diverse King County city now connected by light rail

Federal Way takes its name from U.S. Route 99, the federally-designated highway that once linked Seattle and Tacoma — a local school district adopted the name in 1929, and the community's chamber of commerce made it official in the early 1950s. Today it's a King County city of roughly 99,700 residents, sitting on the plateau between the two larger cities, with Puget Sound frontage at Dash Point on its western edge.

Federal Way is one of the more racially and ethnically diverse cities in King County, with no single group forming a majority and a foreign-born population well above the regional average. It's also, less commonly known, a genuine pipeline for U.S. Olympic short-track speed skating — Apolo Anton Ohno, J.R. Celski, and 2026 medalist Corinne Stoddard are all Federal Way natives. December 2025 brought the biggest infrastructure change in decades: the Federal Way Link Extension opened, putting the city on Sound Transit's 1 Line with a roughly 50-minute ride to downtown Seattle.

Local Insight · HeartLink Homes

Federal Way's honest pitch is affordability and access: home prices well below Seattle, now paired with a direct rail line into it. The tradeoff is real too — citywide crime statistics run above the state average, school ratings and test scores trail the state average on the whole (though individual schools vary widely), and population has dipped slightly rather than grown over the past several years. Buyers should look at specific neighborhoods and school boundaries rather than citywide averages alone; the difference between Twin Lakes and other parts of the city is significant.

Real Estate Market · June 2026

How much do homes cost in Federal Way?

Prices are up modestly compared to a year ago, homes are moving quickly, and inventory has grown — giving buyers more to choose from than in mid-2025.

$680k Median home price
(June 2026, +4.0% YoY)

11 days Median days
on market

100% Sale price to
list price ratio

3.2 mo Housing supply
(balanced = 4–6)

Median Home Prices by Neighborhood

Neighborhood	Median Sale Price	Closed Sales
Redondo	$1,165,000	4†
Marine Hills	$794,500	6
Steel Lake	$765,000	4†
Dash Point	$747,000	6
West Campus	$715,000	13
Star Lake	$677,389	2‡
Twin Lakes	$650,000	25
Central Federal Way	$649,999	2‡

Source: NWMLS Matrix closed sales, single-family residential, MLS Area 110 (Dash Point/Federal Way), April–June 2026 unless noted, compiled by HeartLink Homes. † Redondo and Steel Lake each had only 4 closed sales in this window — treat these medians as directional, not statistically reliable. ‡ Star Lake and Central Federal Way had zero closed sales April–June 2026, so these medians reflect the trailing 12 months (July 2025–June 2026) instead, and are built from only 2 sales each — use with caution. Panther Lake had no closed single-family sales even over the trailing 12 months and is omitted rather than reporting an unreliable figure.

Current Market Conditions · June 2026

Months of Supply (closed): 3.2 months, up 28.0% year-over-year (balanced market = 4–6 months) — still a fast-moving, seller-favoring market

Sale-to-List Price Ratio: 100.0%, flat versus a year ago — homes are selling right at asking price on average

Closed Sales: 61 homes sold citywide in June 2026, down 7.6% year-over-year

Homes for Sale: 170 active listings, up 32.8% year-over-year — meaningfully more inventory than this time last year

Source: NWMLS InfoSparks, city of Federal Way, single-family residential, June 2026

How Federal Way Compares

Federal Way

$680k

Median home price

Seattle

$991k

46% more than Federal Way

Maple Valley

$803k

18% more than Federal Way

Source: NWMLS InfoSparks, median sale price, single-family residential, June 2026

Market Insight · HeartLink Homes

Federal Way's market is moving fast right now — a median of 11 days on market and a 100% sale-to-list ratio both point to a seller-favoring environment, even with active listings up nearly a third year-over-year. Waterfront and view neighborhoods like Redondo and Marine Hills command a real premium over the citywide median; Twin Lakes and Central Federal Way offer the most inventory and the most competitive entry points. Neighborhood-level sample sizes are thin in several areas, so a local comparative market analysis matters more here than in larger, more liquid markets.

Live NWMLS Market Trends

Live · updates monthly

These charts pull the latest Federal Way data directly from NWMLS and refresh automatically each month, so they stay current between our quarterly page updates. Source: NWMLS InfoSparks.

Median Sales Price

The median price at which homes sold in Federal Way in a given month.

New Listings

A count of the properties newly listed on the market in a given month.

Pending Sales

A count of the properties on which contracts were accepted in a given month.

Median Days on Market

The median number of days between when a property is listed and when an offer is accepted.

Median % of Sale Price to Original List Price

A listing's sale price divided by its original list price, averaged across all sold listings in a month.

View All Federal Way Homes for Sale

Federal Way Public Schools · 2025–26

What are the schools like in Federal Way?

Federal Way Public Schools is one of the larger and more diverse districts in the state. Overall ratings and test scores trail the state average, though individual schools vary considerably.

District Overview

Total Enrollment: 22,305 students | Average Rating: 4.0/10 (GreatSchools) | Graduation Rate: ~82–84% (varies by year and source; below the WA state average)

Schools: 37 total — 20 elementary · 3 K-8 · 6 middle · 4 comprehensive high schools · plus alternative programs

Service Area: 35 square miles including Federal Way and portions of Des Moines, Auburn, Kent, and unincorporated King County | 123 languages spoken by district families | Staff: 2,967

Source: Federal Way Public Schools — fwps.org, district profile (data current as of the 2024–25 OSPI Report Card)

Top-Rated Elementary Schools

School	Rating	Enrollment	Student–Teacher	Notable Programs
Twin Lakes Elementary	7/10	369	16:1	Highest-rated elementary in the district
Green Gables Elementary	6/10	320	15:1	42% math / 52% reading proficiency
Brigadoon Elementary	5/10	—	—	Strong parent-reported satisfaction
Silver Lake Elementary	4/10	381	17:1	22% math / 37% reading proficiency
Adelaide Elementary	3/10	319	—	Gifted & Talented, Project Lead The Way

High Schools Comparison

School	Rating	Enrollment	Graduation Rate	AP/IB	Strengths
Federal Way High School	3/10	1,645	~90%	4 AP courses (20% participation)	Cambridge International curriculum
Todd Beamer High School	3/10	1,417	~82–85%	18 AP courses (35% participation)	Widest AP course selection in the district
Decatur High School	3/10	1,352	~87–90%	AP + Project Lead The Way (49% participation)	STEM/engineering pathway
Thomas Jefferson High School	2/10	1,786	~90%	AP + IB (54% IB participation)	International Baccalaureate program

Source: Federal Way Public Schools 2025–26 data, GreatSchools ratings 2026, Niche and SchoolDigger aggregation for graduation-rate ranges. Thomas Jefferson High School is a Federal Way Public Schools comprehensive high school physically addressed in neighboring Auburn.

Important Note

District-wide, GreatSchools and Niche both place Federal Way Public Schools' overall test performance in the bottom half of Washington districts, and the graduation rate has ranged roughly 82–84% in recent cohorts — below the state average. Individual schools vary considerably, and school performance changes year to year. Prospective buyers should independently verify current ratings and confirm specific school boundaries directly with the district at fwps.org before making decisions based on a specific school assignment.

Transportation · 2026 Data

How do I commute from Federal Way to Seattle and Tacoma?

Federal Way now has three ways to get to Seattle: I-5, express bus, and — as of December 2025 — Sound Transit's Link light rail.

Destination	Distance	Non-Peak	Peak Hours	Primary Route
Downtown Seattle	22 miles	25–30 min	45–65 min	I-5 North
Bellevue	25 miles	32–36 min	55–75 min¹	I-5 to I-405
Downtown Tacoma	13 miles	18–20 min	30–40 min¹	I-5 South
SeaTac Airport	~12 miles	15–20 min	25–40 min	I-5 North
Olympia	40 miles	44–51 min	55–70 min¹	I-5 South

Seattle peak figure from WSDOT's Multimodal Mobility Dashboard (2023 PM peak, I-5 corridor). ¹ Bellevue, Tacoma, and Olympia peak figures are directional estimates from commute-time aggregators, not a WSDOT-published figure for those specific pairs — confirm with a live traffic check before relying on them. Peak hours run roughly 6–10am and 4–6:30pm weekdays on I-5.

Link Light Rail & Transit

Federal Way Downtown Station — opened Dec. 6, 2025; currently the southern terminus of Sound Transit's 1 Line
Fare: $3 flat adult fare
To Westlake (Downtown Seattle): approximately 50–55 minutes
Also new: Kent/Des Moines and Star Lake stations along the same extension
Bus connections: ST Express 574/577/578/586, King County Metro routes 177/181/182/183/187/193/901/903, and the RapidRide A Line terminus — 17 routes serve the new stations in total

Commuting Reality Check

Seattle commuters driving from Federal Way should expect 45–65 minutes each way during peak hours on I-5 — construction on the "Revive I-5" project has stretched the effective morning peak window to roughly 6–10am. The new Link light rail is a genuine alternative at a consistent ~50-minute ride regardless of traffic, though it only reaches as far south as Federal Way Downtown Station for now. Tacoma commuters fare much better at 18–40 minutes each way by car.

Cost of Living · 2026 Data

What does it cost to live in Federal Way?

Federal Way's cost of living runs above the U.S. average but meaningfully below Seattle and Maple Valley — reflecting its position as one of the more affordable cities in the Puget Sound core.

Cost of Living Index (US Average = 100)

Category	Federal Way	Seattle	Tacoma	Maple Valley	US Avg
Overall	129.1	158.1	122.7	158.1	100
Housing	167	291.9	148.2	220.2	100
Groceries	110.2	108.7	101.2	104.0	100
Utilities	94	68.8	67.8	73.2	100
Healthcare	116	—	—	—	100
Transportation	113	—	—	—	100

Source: BestPlaces.net Cost of Living Calculator, 2026 data. Healthcare and Transportation figures for Seattle, Tacoma, and Maple Valley were not publicly available from BestPlaces at time of research (paywalled) — contact HeartLink Homes for a fuller comparison if these categories matter to your decision.

Community & Culture

What is community life like in Federal Way?

A large, well-funded parks system, a genuine Puget Sound waterfront, and a public safety picture that's improving but still runs above state averages.

🌲

Parks & Recreation

33 developed parks plus 2 major trails, totaling a 1,094-acre system (543 developed acres, 551 open-space acres) — one of the larger municipal parks systems in South King County.

🌊

Puget Sound Waterfront

Dash Point State Park (461 acres, 3,301 feet of shoreline) and Dumas Bay Centre & Sanctuary give Federal Way direct Puget Sound access most South King County cities don't have.

📚

Libraries

Two King County Library System branches: Federal Way Regional Library and the Federal Way 320th Library.

🏊

Federal Way Community Center

Public rec complex with a six-lane lap pool, leisure pool with a two-story slide, three gyms, a climbing wall, and an indoor track.

🎭

Performing Arts & Event Center

A 700-seat venue (PAEC) hosting touring shows, community theater, and local performances, operated with the Arts Foundation Federal Way.

🚒

Public Safety

Violent and property crime run above the Washington state average citywide, though 2025 year-over-year data shows meaningful declines in robbery, assault, and burglary. South King Fire & Rescue reports average response times of roughly 4–8 minutes.

Community Character

Federal Way is genuinely diverse — no single racial or ethnic group forms a majority, and over 120 languages are spoken by families in its school district. That diversity is one of the city's defining, and honestly underappreciated, features. The tradeoff for a large, dense city of this size is a public safety picture that trails state averages, even as recent trends move in a better direction. The Puget Sound waterfront at Dash Point and Dumas Bay is a genuine amenity most nearby cities of comparable size don't have.

Source: City of Federal Way Parks & Recreation, Washington State Parks, King County Library System, FBI UCR via NeighborhoodScout (2024 data, released Oct. 2025), South King Fire & Rescue 2024 Performance Report

Pacific Northwest Climate

What is the weather like in Federal Way?

A mild maritime climate typical of the Puget Sound lowlands — cooler and wetter than most of the country, with a long gray season and a genuinely pleasant summer.

Climate Factor	Annual Data	Context
Average High (Summer)	77.4°F (July)	Comfortable; rarely uncomfortable
Average High (Winter)	48.0°F (January)	Mild compared to national average
Annual Rainfall	39.3 inches	Slightly above the Seattle average
Clear/Sunny Days	~71 days/year	By a ≤30% cloud-cover definition (Current Results)
Snowfall	~6.3 inches/year average	Minimal; occasional disruption
Dry Season	June–September	Pleasant; ideal for outdoor activities
Wet Season	October–May	Steady rain, not usually heavy downpours

Source: NOAA/National Weather Service 30-year climate normals (1991–2020), Sea-Tac Airport station; Current Results (clear-day methodology)

Climate Considerations

Newcomers from sunnier climates should prepare for an extended gray stretch from November through March. Mild temperatures year-round mean outdoor activity is possible in any season with the right clothing, and Federal Way's Puget Sound waterfront at Dash Point is a genuine summer draw. Snow is rare and usually brief, but the occasional event can disrupt the region's hills for a day or two.

Local Economy · 2026

What are the job opportunities in Federal Way?

King County unemployment stood at 4.7% in May 2026 (Federal Way is too small for its own BLS-reported rate). Education, healthcare, nonprofit administration, and government anchor the local economy.

Federal Way Public Schools

Education · 2,349 employees · Largest employer physically based in the city

World Vision U.S.

Nonprofit/Humanitarian HQ · 1,712 employees at its Federal Way headquarters

Virginia Mason Franciscan Health – St. Francis Hospital

Healthcare · 996 employees · 158-bed community hospital

United States Postal Service

Government/Logistics · 600 employees

WA Conference of Seventh-day Adventists

Religious Organization HQ · 500 employees

Walmart Supercenter #3794

Retail · 376 employees

Source: City of Federal Way 2022 Comprehensive Annual Financial Report (most recent published major-employer list); Washington State Employment Security Department, May 2026. Note: Weyerhaeuser relocated its headquarters from Federal Way to Seattle in 2016 and is no longer a major local employer — its former campus was sold and redeveloped as Woodbridge Corporate Park.

Parks, Dining & Community

What is there to do in Federal Way?

Beyond the statistics — the parks, restaurants, and shops that give Federal Way its everyday character, plus an honest note on a longtime amenity that's closing.

Parks & Recreation

Federal Way's parks system is genuinely large for a city its size — 33 developed parks and two major trails covering over 1,000 acres, including direct Puget Sound access most nearby cities lack.

🏖️

Dash Point State Park (461 acres)

5700 SW Dash Point Rd. Washington State Parks property with 3,301 feet of Puget Sound shoreline, camping, and day-use areas — a genuine waterfront escape inside city limits.

🏊

Steel Lake Park (52 acres)

2410 S 312th St. Swimming beach, boat launch, skate park, and concession building on one of the city's namesake lakes.

⚾

Celebration Park (83.5 acres)

1095 S 324th St. Four lighted baseball and four lighted soccer fields, connected to the regional BPA Trail.

🌿

West Hylebos Wetlands Park (120 acres)

411 S 348th St. A boardwalk and interpretive trail through an old-growth peat bog wetland — a rare ecological feature this close to a major city.

Regional Recreation Access

Beyond city parks, Federal Way's Dumas Bay Centre and adjacent Dumas Bay Sanctuary (19.55 acres) offer a quieter stretch of Puget Sound shoreline with a heron rookery. Mount Rainier National Park is roughly 60 miles away, and Seattle and Tacoma's larger cultural institutions are both within an hour's drive — or now, for Seattle, a roughly 50-minute Link light rail ride.

Source: City of Federal Way Parks & Recreation, Washington State Parks

Dining

Federal Way's dining scene is mostly locally-owned and unpretentious, with pockets of real variety reflecting the city's diversity.

Local Favorites & Institutions

Mama Stortini's Restaurant & Bar (1911 S 320th St) — Italian, part of a small Northwest local chain.

Tokyo Japanese Steak House (1404 S 320th St) — teppanyaki, operating in Federal Way since the late 1990s.

Jimmy Mac's Roadhouse (34902 Pacific Hwy S) — Texas-style BBQ and steakhouse.

Dick's Drive-In (32048 Pacific Hwy S) — the beloved Seattle-area fast-food institution (est. 1954), with a Federal Way location that opened in July 2023.

More Local Options

Pac Island Grill (2012 S 320th St, Ste H) — Hawaiian-style BBQ.

Shin Sung Restaurant (1805 S 316th St #106) — Korean BBQ.

The S 320th St corridor is the closest thing Federal Way has to a dining district, with a genuine mix of Italian, Japanese, Hawaiian, Korean, and Mexican options reflecting the city's demographics. For broader variety, Tacoma and Seattle are both within a 20–45 minute drive.

Source: business listings verified current as of July 2026

Shopping & Retail

The Commons at Federal Way

1928 S Commons. The city's only indoor mall (formerly SeaTac Mall), anchored by Target, Kohl's, Dick's Sporting Goods, and Century Theatres. Several former anchor spaces — including a recently-closed Amazon Fresh — are currently vacant or in transition.

Pacific Highway Corridor

Pacific Hwy S (SR-99) carries most of the city's national retail and restaurant chains, running parallel to I-5 through the length of Federal Way.

A Note on Wild Waves

Wild Waves Theme & Water Park has been a Federal Way fixture for decades, but its owner announced in December 2025 that the 2026 season (May 23–Nov. 1) will be its last. The 70-acre site is slated for redevelopment, reportedly as a large warehouse facility. Don't count on it as an ongoing neighborhood amenity when evaluating the area.

Source: The Commons at Federal Way ownership records; wildwaves.com official closure announcement, Dec. 10, 2025

Getting Around Without a Car

Federal Way is largely car-dependent outside the immediate area around Federal Way Downtown Station, but the new Link light rail plus 17 connecting bus routes (including the RapidRide A Line) give the city its best car-free options yet — see the commute section above for details.

Common Questions

Questions about moving to Federal Way

Honest answers to what people ask most — including the downsides.

Is Federal Way a buyer's or seller's market right now?

As of June 2026, Federal Way was a fast-moving market easing toward balance. NWMLS data showed about 3.2 months of housing supply (still below the balanced 4-6 month range), a median of 11 days on market, and homes selling at 100% of list price. But active listings were up about 33% year-over-year to 170, giving buyers meaningfully more choice than a year earlier, even as prices continued to rise.

How much do homes cost in Federal Way right now?

As of June 2026, Federal Way's median sale price was about $680,000, up 4.0% year-over-year (NWMLS). That places it above Tacoma and much of Pierce County but below Seattle, Bellevue, and much of King County — part of its appeal as a relative-value South King County option, especially with the new Link light rail improving Seattle access. Prices vary by neighborhood, so current comparables for your target area are the best guide.

Are home prices in Federal Way going up or down?

Federal Way prices were rising as of June 2026, with the median up 4.0% year-over-year to about $680,000, even as inventory jumped about 33%. The new Sound Transit Link light rail extension has improved Federal Way's connection to Seattle and Sea-Tac, adding to demand. With more listings and homes still moving quickly, it is a healthier, more balanced market than the frenzy of recent years, but one where well-located homes still sell fast.

What are property taxes and cost of living like in Federal Way?

Federal Way is in King County, so property taxes and overall cost of living run higher than in Pierce County to the south, though Washington's lack of a state income tax helps offset that. Home prices sit below Seattle and Bellevue for a King County location with new light-rail access. Washington relies on sales and property taxes in place of an income tax. Verify current tax rates for a specific address before buying.

How safe is Federal Way compared to other cities?

Federal Way's violent crime rate is 5.26 per 1,000 residents versus the Washington state average of 3.26 per 1,000, and property crime runs 42.14 per 1,000 versus a state average of 24.66 (NeighborhoodScout, FBI Uniform Crime Report 2024 data, released October 2025) — both meaningfully above state averages citywide. The local trend is improving, though: Federal Way Police Department data comparing January–August 2025 to the same period in 2024 shows robbery down 49%, aggravated assault down 33%, residential burglary down 32%, and motor vehicle theft down 55%, though homicides rose from 4 to 8 (mostly domestic-violence related per FWPD). South King Fire & Rescue reports average emergency response times of roughly 4–8 minutes depending on call type. Crime varies significantly by neighborhood.

Does Federal Way have good internet and utilities?

Yes. Internet options include Comcast Xfinity (cable, up to 2 Gbps), CenturyLink/Lumen (DSL and fiber in select areas, up to 940 Mbps), Astound Broadband, and T-Mobile or Verizon 5G Home Internet. Electric and natural gas service is provided by Puget Sound Energy. Water and sewer service comes from the Lakehaven Water and Sewer District, which also serves small portions of neighboring Auburn, Pacific, Tacoma, Des Moines, and Milton.

What healthcare facilities are available in Federal Way?

Federal Way is served by Virginia Mason Franciscan Health – St. Francis Hospital (formerly CHI Franciscan), a 158-bed community hospital, along with the Virginia Mason Federal Way Medical Center and numerous primary care clinics, specialists, and urgent care centers throughout the city. Residents also have access to major medical centers in Tacoma and Seattle, both roughly 25–45 minutes away depending on traffic.

How diverse is Federal Way?

Federal Way is one of the more diverse cities in King County. Per U.S. Census ACS 2019–2023 5-year estimates: 38.8% White, 17.8% Black or African American, 14.5% Asian, 14.6% two or more races, 10.2% some other race, 3.2% Native Hawaiian or Other Pacific Islander, and 0.9% American Indian or Alaska Native. Hispanic or Latino residents of any race make up 19.0% of the population. No single racial group holds a majority. The city also has a notably high foreign-born population (40.2%), well above the Seattle-Tacoma-Bellevue metro average of 22.1% (Census Reporter, 2024 estimate).

What shopping and dining options does Federal Way have?

The Commons at Federal Way (formerly SeaTac Mall) is the city's main indoor mall, anchored by Target, Kohl's, Dick's Sporting Goods, and Century Theatres. Local dining includes Mama Stortini's, Pac Island Grill (Hawaiian-style BBQ), Tokyo Japanese Steak House, Jimmy Mac's Roadhouse, Shin Sung Restaurant (Korean BBQ), and a Dick's Drive-In location that opened in 2023. For broader shopping and dining variety, Tacoma and Seattle are both accessible within a 20–45 minute drive.

Is Federal Way growing? What's the future outlook?

Federal Way's population has actually declined slightly in recent years — from about 101,030 at the 2020 Census to an estimated 99,729 in 2025, roughly a 1.3% decrease (U.S. Census Bureau). The Federal Way Link Extension light rail opened December 6, 2025, adding three new stations including Federal Way Downtown as the current southern terminus. Transit-oriented development near the new stations has been slower than hoped so far — about 3,200 homes are in the pipeline across all three station areas combined. However, the city approved a 30-year development agreement in April 2024 for a mixed-use project near Federal Way Downtown Station (potentially 1,000+ housing units plus retail and a new city hall), with construction phases planned through 2042, and Sound Transit is separately transferring surplus land near the station for affordable housing.

What's the best time to visit Federal Way before moving?

Visit in summer (June–September) to see the area at its best — mild temperatures and the least rain. Visit in fall or winter (November–February) to experience the gray, wet weather that defines much of the year. Test your actual commute during real working hours (depart 7–8am, return 4–6pm) on a weekday, since I-5 travel time varies significantly by time of day. Visit different neighborhoods — Twin Lakes, Marine Hills, Dash Point, Central Federal Way — at different times of day and week, since character varies block to block.

What are the downsides of living in Federal Way?

Citywide crime rates run above the Washington state average for both violent and property crime, though this varies by neighborhood and has been improving recently. I-5 traffic during peak hours can stretch the drive to Seattle to 45–65 minutes for a 22-mile trip. Federal Way Public Schools' overall test performance and graduation rate (roughly 82–84% in recent years) run below the state average, though individual schools vary widely. Population has declined slightly rather than grown in recent years. Wild Waves Theme & Water Park, a longtime local amenity, is closing permanently after its 2026 season. Weather is gray and rainy October through May.

How does Federal Way compare to Seattle, Tacoma, and Maple Valley?

Federal Way vs. Seattle: Federal Way's median home price ($680,000) is about 31% lower than Seattle's ($991,100, NWMLS InfoSparks, June 2026), with a notably lower overall cost-of-living index (129.1 vs. 158.1, BestPlaces.net). Seattle offers greater urban amenities and job density; Federal Way offers more space and now a direct Link light rail connection. Federal Way vs. Tacoma: Federal Way's median price runs somewhat higher than Tacoma's, with a comparable cost-of-living index (129.1 vs. 122.7) — both are meaningfully more affordable than Seattle. Federal Way vs. Maple Valley: Maple Valley's median home price ($802,500) runs higher than Federal Way's, with a higher cost-of-living index (158.1 vs. 129.1); Maple Valley is a smaller, more suburban community east of Federal Way with generally higher-rated schools.

How close is Federal Way to the new Link light rail, and what does it connect to?

The Federal Way Link Extension opened December 6, 2025, adding three new Sound Transit 1 Line stations: Kent/Des Moines, Star Lake, and Federal Way Downtown (the renamed former Federal Way Transit Center), which is currently the line's southern terminus. The trip from Federal Way Downtown Station to Westlake Station in downtown Seattle takes approximately 50–55 minutes, with a flat adult fare of $3. The station also connects to numerous King County Metro and Sound Transit Express bus routes, including the RapidRide A Line.

Federal Way, WA — Quick Facts

Key Statistics · June–July 2026

A big, diverse King County city now connected by light rail

How much do homes cost in Federal Way?

Median Home Prices by Neighborhood

Current Market Conditions · June 2026

How Federal Way Compares

Live NWMLS Market Trends

Median Sales Price

New Listings

Pending Sales

Median Days on Market

Median % of Sale Price to Original List Price

What are the schools like in Federal Way?

District Overview

Top-Rated Elementary Schools

High Schools Comparison

How do I commute from Federal Way to Seattle and Tacoma?

Link Light Rail & Transit

Commuting Reality Check

What does it cost to live in Federal Way?

Cost of Living Index (US Average = 100)

What is community life like in Federal Way?

Parks & Recreation

Puget Sound Waterfront

Libraries

Federal Way Community Center

Performing Arts & Event Center

Public Safety

What is the weather like in Federal Way?

What are the job opportunities in Federal Way?

Federal Way Public Schools

World Vision U.S.

Virginia Mason Franciscan Health – St. Francis Hospital

United States Postal Service

WA Conference of Seventh-day Adventists

Walmart Supercenter #3794

What is there to do in Federal Way?

Parks & Recreation

Dash Point State Park (461 acres)

Steel Lake Park (52 acres)

Celebration Park (83.5 acres)

West Hylebos Wetlands Park (120 acres)

Dining

Local Favorites & Institutions

More Local Options

Shopping & Retail

The Commons at Federal Way

Pacific Highway Corridor

Getting Around Without a Car

Questions about moving to Federal Way

Written by Jeff & Michelle Guykema

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About This Guide & Sources