Living in Covington – Explore This Fast-Growing Seattle Suburb

Living in Covington – Explore This Fast-Growing Seattle Suburb

Living in Covington offers the perfect blend of small-town charm and big-city convenience. Located just 35 minutes southeast of Seattle, Covington is one of the fastest-growing suburbs in King County. With its well-rated schools, expanding retail centers, and strong sense of community, it’s no surprise that more Seattle-area homebuyers are considering living in Covington, WA as an affordable and family-friendly alternative to the city. Whether you’re a first-time buyer, a relocating professional, or a growing family, Covington presents exciting opportunities to settle down without sacrificing access to amenities.

What sets Covington apart is its thoughtful balance of residential development and preserved natural space. When living in Covington, you’ll enjoy easy access to parks, hiking trails, and nearby lakes, while still being minutes away from shopping hubs like Costco, Home Depot, and the Covington Esplanade. The city’s ongoing investments in infrastructure, healthcare, and public safety make it a smart long-term choice for homeowners looking for both lifestyle and equity growth.

If you’re curious about the real estate market or wondering whether living in Covington, Washington is right for you, you’re not alone. With a competitive housing market, high rental demand, and new development projects on the horizon, Covington continues to attract attention from buyers and investors alike. In this guide, we’ll explore what makes Covington such a desirable place to call home—from housing and schools to recreation, commute options, and local business growth.

---

Community Snapshot: The Story Behind Living in Covington

If you’re thinking about living in Covington, it helps to understand the roots of this growing city. Once known as Jenkins Prairie, Covington began as a small railroad stop for the Northern Pacific Railway in the early 1900s. Named after surveyor Richard Covington, the area developed slowly as a logging and farming community before evolving into the thriving suburban city it is today. Since its official incorporation in 1997, Covington has grown intentionally—focusing on family-friendly infrastructure, community services, and smart development to support its expanding population.

Today, living in Covington, Washington means joining a diverse and welcoming community. The city is home to just over 21,000 residents, with a median age around 38. Families make up a large part of the population, drawn to the area for its safe neighborhoods, active parks, and reputable public schools. Covington is also known for its cultural diversity—nearly 18% of residents are foreign-born, and many households are multilingual. Whether you’re attending a city-sponsored movie night at the park, grabbing a bite at a local food truck event, or joining a fitness class at the Covington Aquatic Center, there are countless ways to feel connected here.

Another key part of living in Covington is the lifestyle balance it offers. Residents enjoy the suburban quiet and elbow room of a smaller town while remaining just a short drive from major employers in Kent, Auburn, and downtown Seattle. It’s the kind of place where neighbors know each other, kids ride their bikes to school, and weekend farmers markets are a local staple. For many, Covington provides that “just right” feeling—a blend of familiarity, opportunity, and quality of life.

---

Real Estate in Covington, WA

If you’re exploring the idea of living in Covington, understanding the local real estate market is essential—especially in such a competitive and fast-growing area. As of March 2025, Covington’s housing market is showing strong momentum. The median home sale price has risen to approximately $699,950, reflecting an 8.5% year-over-year increase. Homes in Covington typically sell within 7 days, a clear sign that this remains a seller’s market with homes often receiving multiple offers. The price per square foot has climbed to $351, showing buyers are still willing to pay for location, condition, and value.

When it comes to neighborhoods, living in Covington offers a wide range of choices. In Downtown Covington, buyers will find walkable access to shopping, schools, and services, with a median sale price of around $565,000, up 2.7% from the previous year. For those looking for larger or more luxurious homes, the Lake Meridian area offers higher-end properties, with median home values near $912,696, while Covington Acres, a luxury neighborhood, currently has a median list price around $1.72 million.

Renters considering living in Covington will find a strong and competitive rental market as well. The average rent has increased to $2,269 per month, up 9.5% from last year, with extremely low vacancy rates around 1.6%. The majority of rental units are occupied by families, and 43% of those households include children under 18, reflecting the area’s popularity with young families and professionals.

From a real estate investment perspective, Covington offers long-term value through consistent home appreciation, strong rental demand, and limited inventory. With continued population growth and planned development projects on the horizon, real estate in Covington is positioned for both lifestyle satisfaction and financial opportunity. Whether you’re buying your forever home, purchasing your first property, or looking to expand your investment portfolio, living in Covington puts you in a vibrant, upward-trending market within reach of the greater Seattle area.

How It Compares to Seattle

When comparing living in Covington to living in Seattle, the differences in affordability, pace of market activity, and lifestyle become clear. Covington appeals to homebuyers seeking newer construction, larger lots, and suburban tranquility—without the premium price tag of Seattle’s urban core.

While Seattle remains one of the most desirable (and expensive) markets in the Pacific Northwest, Covington offers significant value, particularly for buyers who prioritize space and community over proximity to downtown. Homes in Covington often sell faster, with fewer days on market, and you’ll typically get more square footage for your dollar.

Here’s a breakdown of how Covington stacks up against Seattle in several key real estate metrics:

Covington vs. Seattle: Real Estate Snapshot (Q1 2025)

Metric	Covington, WA	Seattle, WA
Median Sale Price	$699,950	$825,000
Median Price per Sq. Ft.	$351	$617
Average Days on Market	7	16
Average Rent	$2,269	$2,660
Typical Lot Size	Larger suburban lots (0.2–0.3 acres)	Smaller city lots and multi-family housing
Housing Type	Primarily single-family homes	Mix of condos, townhomes, apartments, and SFH
Buyer Competition	Very competitive, multiple offers common	Competitive, but stabilizing in higher price points

For buyers who are priced out of Seattle or simply want more home for their money, living in Covington offers a compelling alternative. With quick access to major job centers in Kent, Bellevue, and Seattle, Covington supports a commuter-friendly lifestyle without sacrificing affordability or comfort.

---

Economy & Local Services in Covington, WA

Living in Covington offers residents a blend of suburban tranquility and access to a robust local economy. As of 2023, the city boasts a median household income of $126,730, significantly higher than the national average, with a per capita income of $53,508. The unemployment rate stands at a low 4.7%, reflecting a stable job market.

Major Employers and Industries

Covington’s economy is supported by a mix of healthcare, retail, and service industries. Key employers include MultiCare Covington Medical Center, Costco Wholesale, Walmart, and The Home Depot. The healthcare sector, in particular, plays a pivotal role, with facilities like MultiCare providing comprehensive services to the community.​

Retail and Commercial Development

The city’s strategic location has attracted significant retail development. Projects like the Lakepointe Urban Village aim to introduce mixed-use spaces, combining residential units with shopping, dining, and entertainment options. Such developments not only enhance the local economy but also provide residents with convenient access to amenities.​

Public Services and Infrastructure

Covington is committed to maintaining high-quality public services. The Public Works Department oversees infrastructure projects, ensuring well-maintained roads and public spaces. Waste management services are efficiently handled by Republic Services, emphasizing environmentally responsible practices.

For water services, the Covington Water District ensures a reliable supply to residents, with user-friendly options for managing accounts online. Public safety is a priority, with the King County Sheriff’s Office providing law enforcement services under contract with the city. ​

Community Amenities

Residents benefit from a range of community amenities. The Covington Library, part of the King County Library System, offers extensive resources and programs for all ages. Recreational facilities, including parks and the Covington Aquatic Center, provide opportunities for fitness and leisure, contributing to the city’s high quality of life

---

Schools & Education in Covington, WA

Living in Covington offers residents access to a diverse array of educational institutions, catering to various academic needs and preferences. The city is primarily served by the Kent School District (KSD), one of the largest districts in Washington State, encompassing 44 schools and academies and serving approximately 25,752 students. ​

Public Schools

Covington’s public schools are known for their commitment to academic excellence and student development. Notable institutions include:​

• Kentwood High School: Serving grades 9–12, Kentwood is recognized for its diverse student population and strong graduation rates. It offers a range of Advanced Placement (AP) courses and extracurricular activities. ​
• Covington Elementary School: Catering to grades PK–6, this school emphasizes foundational learning and community engagement. ​
• Cedar Heights Middle School: Serving grades 7–8, Cedar Heights focuses on preparing students for high school through a comprehensive curriculum. ​

These schools are part of KSD’s vision to produce globally competitive learners through equitable access to high-quality academic and applied learning.

Private Schools

For families seeking private education options, Covington and the surrounding areas offer several institutions:​

• Rainier Christian Schools: Providing a Christ-centered education from preschool through high school, emphasizing academic excellence and spiritual growth. ​
• Maple Valley Montessori School: Located nearby, this school offers Montessori-based education for preschool and kindergarten students, focusing on individualized learning.

Additionally, there are numerous other private schools in the region, each with unique curricula and educational philosophies.

Higher Education

While Covington does not host higher education institutions within its city limits, residents have convenient access to several nearby colleges and universities, including:​

• University of Washington: A leading public research university located in Seattle.​
• Green River College: Offering a range of associate degrees and certificate programs, located in Auburn.​
• Seattle Pacific University and Seattle University: Both institutions provide diverse undergraduate and graduate programs.​

These institutions offer residents ample opportunities for continuing education and professional development.

School Ratings Chart for Covington, WA

Living in Covington offers access to a variety of educational institutions. Here’s a comparison of key schools in the area:​

School Name	Type	Grades	GreatSchools Rating	Niche Grade	Notable Highlights
Kentwood High School	Public	9–12	6/10	B	Offers AP courses and a Gifted & Talented program.
Covington Elementary School	Public	PK–6	5/10	B-	Provides a Gifted & Talented program.
Cedar Heights Middle School	Public	7–8	3/10	B	Offers a Gifted & Talented program and Project Lead The Way curriculum.
Rainier Christian Schools	Private	PK–12	Not Rated	B	Christ-centered education with a focus on academics and social nurturing.
Maple Valley Montessori School	Private	PK–K	Not Rated	Not Rated	Montessori-based education for preschool and kindergarten students.

---

Community & Recreation in Covington, WA

Living in Covington offers residents a vibrant community life enriched by diverse recreational opportunities and engaging local events. The city’s commitment to fostering a strong sense of community is evident in its well-maintained parks, active recreation programs, and annual festivals.​

Parks & Trails

Covington boasts over 130 acres of parkland, providing ample space for outdoor activities. Notable parks include:​covingtonwa.gov

• Covington Community Park: This 30-acre park features lighted sports fields, a performing arts stage, picnic shelters, and a children’s play area. ​
• Soos Creek Trail: A scenic 5.9-mile paved trail ideal for walking, jogging, and cycling, connecting various parts of the city. ​

Aquatic Center

The Covington Aquatic Center offers a range of water-based activities, including swim lessons, water aerobics, and open swim sessions. The facility is equipped with a diving board, water toys, and a party room for private events. ​

Recreation Programs

Covington’s Parks & Recreation Department provides a variety of programs for all ages:​

• Youth Sports: Seasonal leagues for soccer, basketball, and baseball.​
• Fitness Classes: Offerings include karate, dance, and wellness workshops.​
• Special Events: Community gatherings such as the Superhero Social and Tiaras & Tea. ​

Community Events

Annual events foster community spirit and provide entertainment for all ages:​

• Covington Days Festival: A summer celebration featuring a parade, live music, vendor booths, and family-friendly activities. ​
• Summer Concert Series: Live performances held at the Covington Community Park’s amphitheater.​

---

Pros and Cons of Living in Covington

Pros	Cons
Affordable Housing (Compared to Seattle) Lower price per sq. ft. and higher value for money	Limited Nightlife & Entertainment Fewer late-night venues and entertainment options than urban areas
Family-Friendly Suburb Great schools, safe neighborhoods, and lots of parks	Commute Times Average of 33.7 minutes; traffic congestion on SR-18 and SR-516
Growing Local Economy Retail, healthcare, and service sector expansion	Public School Ratings Vary Some schools are mid-rated on GreatSchools
Plenty of Outdoor Recreation Parks, trails, and community activities year-round	Limited Public Transit King County Metro service is available, but not as robust as Seattle’s
Strong Sense of Community Local events, festivals, and small-town charm	Few Higher Education Institutions No colleges within city limits (but several nearby)
Newer Construction Homes Many homes are post-1990s with modern layouts and energy efficiency	Less Cultural Diversity in Amenities Fewer international restaurants and cultural venues than Seattle

---

Is Living in Covington Right for You?

If you’re looking for a welcoming community with excellent outdoor recreation, quality schools, and more home for your money, living in Covington is a move worth considering. With quick access to nearby employment centers, a growing local economy, and a strong sense of suburban community, Covington offers a balanced lifestyle that’s perfect for families, professionals, and savvy real estate investors alike.

Of course, no city is without its trade-offs. While Covington may not offer the nightlife or transit access of central Seattle, it more than makes up for it with value, space, and small-town charm. Whether you’re planning to buy your first home, upgrade to something bigger, or explore new investment opportunities, Covington’s market is active—and positioned for continued growth.

I’m Emily Cressey with HomePro Associates, and I specialize in helping buyers find the perfect home and sellers maximize their property’s value—especially in growing communities like Covington, WA.

Call me at (206) 578-3438 to schedule a consultation and get a professional analysis of your property’s worth.

For more market updates, home tours, and expert real estate tips, check out our YouTube channel and stay informed about the latest trends in the Seattle-area housing market.