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CAP_16 / TAX / EDMONDS

ADU property tax & rental income tax in Edmonds, WA

The exact reassessment, levy, and depreciation math we walk every Edmonds client through before they break ground — pulled from current county assessor data, IRS Pub 527, and Washington's no-income-tax framework. Not tax advice; ground truth for your CPA conversation.

The Edmonds tax numbers

Build cost (800sqft DADU)
$417k
All-in, this market
Assessment lift
+$325k
Post-CofO reassessment
Levy rate
$9.04/$1k
2025 combined effective
Annual tax delta
+$2,938
≈ $245/mo
Year-1 depreciation
$12,889
27.5-yr SL on basis
Yr-1 net taxable rent
$1,333
Directional only

Levy rate is the 2025 combined effective rate for a representative TCA inside Edmonds (state + county + city + schools + fire/EMS + library + special districts). Your parcel's exact rate varies by TCA — confirm on the county assessor parcel viewer before underwriting.

LEDGER_A / PROPERTY TAX

What the assessor does after CofO

  • New construction reassessment. RCW 84.40.0301 requires the assessor to add the value of the ADU at the next assessment date after CofO. In Edmonds, that lift is typically ~$325k on an $$417k build.
  • Levy math. Assessed value × levy rate ÷ 1,000. $$325k × $9.04 = $2,938/yr (~$245/mo).
  • 1% cap on regular levies (RCW 84.55). Regular district levies can only grow 1%/yr on the existing base, but new construction value is added on top — that's why your bill jumps the first year.
  • Voted levies + bonds. School bonds, EMS levies, and capital bonds sit outside the 1% cap. Edmonds bond cycles can move your effective rate ±$0.30/$1k year-over-year.

LEDGER_B / RENTAL INCOME TAX

What flows to Schedule E

  • No WA state income tax. Unlike Oregon or California landlords, Edmonds ADU owners owe zero state income tax on rental receipts. Federal only.
  • Depreciation (IRS Pub 527). 27.5-yr straight-line on the building basis (~85% of build cost). On this Edmonds project: ~$12,889/yr of non-cash deduction.
  • Cost-segregation upside. A cost-seg study breaks out 5/7/15-yr property (appliances, flooring, landscaping) for accelerated depreciation — often $$5k of additional Year-1 deduction.
  • Operating deductions. Insurance, maintenance, management, utilities (tenant-paid portion excluded), and HOA dues all deduct against Schedule E rental income.
  • Passive loss rules (IRC §469). If your AGI is under $100k, up to $25k of passive rental losses can offset W-2 income; the allowance phases out by $150k AGI.

Where these numbers come from

  • RCWRevised Code of Washington 84.40.0301 (new construction assessment), 84.55 (1% levy cap), 84.36.381 (senior/disabled exemption), 82.45 (REET).
  • IRSPublication 527 (Residential Rental Property), Publication 946 (How to Depreciate Property), IRC §263A (UNICAP), §469 (passive activity).
  • ASSESSORKing, Pierce, Snohomish, and Thurston County 2025 levy rate publications; parcel-level TCA midpoints used where ranges apply.
  • MARKETBuild cost: Golden State ADU 2023–2025 bid archive scaled by Edmonds cost multiplier. Rent: Zillow/Apartments.com 1-2BR midpoint, Q4 2025.

We're builders, not CPAs. This page is an underwriting starting point. Confirm every figure with a licensed tax professional before filing or signing a loan.

FAQ

ADU tax questions, answered for Edmonds

  • Will adding an ADU raise my property taxes in Edmonds?

    Yes. Under RCW 84.40.0301, the county assessor adds the new ADU's value to your parcel's assessed value at the next assessment cycle after certificate of occupancy. In Edmonds, expect roughly +$325k of assessed value on an $417k build. At the current combined levy rate of $9.04/$1,000, that's about $2,938/yr extra — roughly $245/mo.

  • What's the combined property tax levy rate in Edmonds?

    Edmonds's 2025 combined effective rate is about $9.04 per $1,000 of assessed value. That bundles state schools (RCW 84.52.065), county general, city, school district M&O, fire/EMS, library, port, and any voter-approved special levies. Washington's statutory 1% cap (RCW 84.55) applies to regular levies only — voted bonds and EMS levies sit on top.

  • Does Washington tax ADU rental income at the state level?

    No. Washington has no personal or business income tax on rental receipts. You still file federal Schedule E (Form 1040) and pay federal income tax on net rental income, but there's no WA state income tax, which is a structural advantage over Oregon, California, or Idaho ADU owners. The city of Edmonds may impose a B&O tax on rental gross — most cities exempt small landlords; verify with your CPA.

  • How does depreciation actually reduce my Edmonds ADU tax bill?

    IRS Pub 527 lets you depreciate the building portion (land excluded) of a residential rental over 27.5 years, straight-line. On an $417k Edmonds build with ~85% allocated to improvements, that's about $12,889/yr of non-cash deduction. Combined with operating expenses, most Edmonds ADUs show a small tax loss in years 1–3 even when cash-flow positive.

  • What's my approximate Year-1 net taxable rental income on a Edmonds ADU?

    Rough math: market rent ~$26,400/yr − depreciation $12,889 − property tax delta $2,938 − ~35% opex (insurance, maintenance, vacancy, mgmt) = about $1,333 of taxable rental income in Year 1. Cost-segregation studies can pull more depreciation forward and often push that figure negative for high-bracket filers. Talk to your CPA — these are directional, not advice.

  • Can I deduct ADU construction loan interest on my federal return?

    Construction-period interest on the ADU loan is generally capitalized into basis under IRC §263A — not deducted in the year paid. Once the ADU is rented, ongoing mortgage interest, HELOC interest used for the build, property tax, repairs, insurance, depreciation, and a portion of utilities all flow to Schedule E as rental deductions in Edmonds.

  • Does Edmonds or King/Pierce/Snohomish/Thurston County offer a property tax exemption for ADUs?

    No general property-tax exemption exists for ADUs in Edmonds. WA's senior/disabled exemption (RCW 84.36.381) caps qualifying income at roughly $58k (2025) and applies to your primary residence assessment only. MFTE is restricted to designated multifamily zones, not typical single-family ADUs.

  • What about REET (real estate excise tax) when I eventually sell?

    Washington's graduated REET (RCW 82.45) applies to the full sale price at sale, not to the ADU specifically. Adding an ADU raises sale value, which raises REET due — but on a Edmonds sale the ADU also typically lifts buyer pool and price/sqft. Section 1031 like-kind exchanges (federal) can defer federal capital gains on the rental portion if you trade into another investment property.

NAV_GRAPH / Local data

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