Lynnwood vs Edmonds vs Bothell: Which Snohomish-Area City Fits a T-Mobile Factoria Commute in 2026?

Short answer: If you already work at T-Mobile's Factoria campus in Bellevue, Bothell usually gives you the shortest trip, Lynnwood gives you the lowest price and the most transit choices, and Edmonds is the most expensive of the three and the farthest from I-405. Redfin's data for the three months ending September 2026 shows a median sale price of $734,650 in Lynnwood, $999,524 in Bothell, and $1,017,344 in Edmonds. Which one fits depends on how many days a week you go in and whether you'd rather drive I-405 or ride transit.

Side-by-side: price, speed of sale, and the Factoria trip

Source: Redfin city housing-market pages for Lynnwood, Bothell, and Edmonds, checked October 26, 2026. Bothell straddles King and Snohomish counties, and Redfin's figure covers the whole city.

Bothell: the shortest I-405 run

Bothell sits right on I-405, which is the main road to Factoria. That makes it the natural pick if you drive most office days. On transit, Sound Transit's ST Express 535 runs from Lynnwood through Canyon Park, UW Bothell, and Bothell Park & Ride to Bellevue Transit Center about every 30 minutes in the morning. Today's southbound schedule shows Bothell Park & Ride to Bellevue Transit Center in about 29 to 30 minutes (for example, 7:16 a.m. to 7:46 a.m.). From Bellevue Transit Center you still need a King County Metro connection or a short drive to Factoria, so check Metro's trip planner for your exact office building.

The trade-off is price. Bothell's median sits near $1 million, though it is the one city of the three where Redfin shows prices down year over year (9.13%) and homes taking longer to sell (33 days versus 21 a year ago). That can mean more room to negotiate.

Lynnwood: lowest price, most transit choices

Lynnwood is the value pick. Its $734,650 median is about $265,000 below Bothell's and about $283,000 below Edmonds'. It also has the most ways to reach the Eastside without a car:

• Link 2 Line: Since the 2 Line now runs from Lynnwood City Center through Seattle and across I-90 to Bellevue and Redmond, you can ride one train to South Bellevue. Today's schedule shows a 7:08 a.m. train from Lynnwood City Center reaching South Bellevue at 7:59 a.m. (51 minutes) and Bellevue Downtown at 8:06 a.m., with trains about every 8 minutes at that hour. Factoria isn't on Link, so plan on a bus or a short drive from South Bellevue.
• ST Express 535: Lynnwood City Center to Bellevue Transit Center takes about 52 to 61 minutes on today's morning schedule (for example, 6:20 a.m. to 7:12 a.m., or 7:20 a.m. to 8:21 a.m.).

Lynnwood homes are also selling faster than Bothell's right now, at a 24-day median.

Edmonds: highest price, longest trip

Edmonds has the highest median of the three ($1,017,344) and the highest price per square foot ($540), and homes are moving fastest there (15-day median). For a Factoria commute, though, it is the least convenient: Edmonds isn't on I-405 or on Link, so most people either drive across to I-405 or get to Lynnwood City Center or Mountlake Terrace to ride the 2 Line. Edmonds tends to fit a T-Mobile household best when the Factoria trip is only one or two days a week, or when a partner works in Seattle.

What does the monthly payment look like?

Freddie Mac's Primary Mortgage Market Survey put the average 30-year fixed rate at 7.32% for the week of October 22, 2026. With 20% down at each city's median, principal and interest alone come to roughly:

• Lynnwood: $146,930 down, $587,720 loan, about $4,037/month
• Bothell: $199,905 down, $799,619 loan, about $5,493/month
• Edmonds: $203,469 down, $813,875 loan, about $5,591/month

These figures leave out property taxes, homeowners insurance, and any HOA dues, and your own rate will depend on your credit, loan type, and points. Get a lender quote before you compare homes.

Bus, Link, or car: which commute should you plan around?

• Three or more office days and you drive: Bothell usually wins on time; north Lynnwood near I-405 is the lower-priced alternative.
• You want a car-light commute: Lynnwood, near City Center Station, gives you both the 2 Line and the 535.
• One or two office days: any of the three can work, so price and the home itself matter more than the trip.

Looking ahead, Sound Transit's Stride S2 bus rapid transit line along I-405 between Lynnwood and Bellevue is scheduled to open in 2029 (not including parking), with buses every 10 to 15 minutes. That's a reason not to rule out Lynnwood or Bothell on transit, but don't buy based on a 2029 line.

How to test the commute before you write an offer

1. Drive or ride the trip at your real departure time on a weekday, from the actual house to your actual Factoria building.
2. Check the Sound Transit and King County Metro trip planners for the last mile from Bellevue Transit Center or South Bellevue.
3. Ask your manager how many in-office days your team expects next year, not just this year.
4. Compare the monthly payment difference with the time you'd save; $1,400+ a month (Lynnwood vs Bothell at the medians above) buys a lot of commute patience.

FAQ

Is Lynnwood, Edmonds, or Bothell closest to T-Mobile in Factoria?

Bothell, because it sits on I-405. Lynnwood is next, and Edmonds is the farthest from I-405 of the three.

Can I get from Lynnwood to Factoria without a car?

Yes, with a transfer. Take the Link 2 Line to South Bellevue or Bellevue Downtown (about 51 to 58 minutes from Lynnwood City Center on today's schedule) or ST Express 535 to Bellevue Transit Center, then a Metro bus to Factoria.

Which city is cheapest?

Lynnwood, at a $734,650 median sale price for the three months ending September 2026, per Redfin.

Are Bothell prices falling?

Redfin shows Bothell's median down 9.13% year over year for the three months ending September 2026, with homes taking a median 33 days to sell. That's one data window, not a forecast.

Talk it through with a local agent

Peter Kim and Odigo Real Estate Club help people who already work on the Eastside compare Lynnwood, Bothell, and Edmonds homes against their real commute and budget, with 25+ years combined experience. See our Lynnwood, Bothell, and Edmonds guides, or the Bothell vs Lynnwood vs Everett comparison.

Odigo Real Estate Club · 16108 Ash Way, Suite 201, Lynnwood, WA 98087 · (425) 409-3823 · Mon–Sat 9 AM–6 PM

Sources

• Redfin, Lynnwood WA housing market (three months ending Sept 2026), https://www.redfin.com/city/10421/WA/Lynnwood/housing-market , accessed Oct 26, 2026.
• Redfin, Bothell WA housing market, https://www.redfin.com/city/29439/WA/Bothell/housing-market , accessed Oct 26, 2026.
• Redfin, Edmonds WA housing market, https://www.redfin.com/city/5357/WA/Edmonds/housing-market , accessed Oct 26, 2026.
• Freddie Mac, Primary Mortgage Market Survey (30-year fixed 7.32% as of Oct 22, 2026), https://www.freddiemac.com/pmms , accessed Oct 26, 2026.
• Sound Transit, 2 Line schedule (Lynnwood – Downtown Redmond), https://www.soundtransit.org/ride-with-us/routes-schedules/2-line , accessed Oct 26, 2026.
• Sound Transit, ST Express 535 schedule (Lynnwood – Bellevue), https://www.soundtransit.org/ride-with-us/routes-schedules/535 , accessed Oct 26, 2026.
• Sound Transit, Stride S2 Line timeline (open for service 2029, not including parking), https://www.soundtransit.org/system-expansion/stride-s2-line/timeline-milestones , and project summary (every 10–15 min), https://www.soundtransit.org/system-expansion/stride-s2-line , accessed Oct 26, 2026.