Living in Fobes Hill: What Homebuyers Need to Know
Living in Fobes Hill: What Homebuyers Need to Know
Living in Fobes Hill offers a rare opportunity to enjoy peaceful, spacious living—without straying far from the heart of Snohomish County. Nestled just northwest of the historic town of Snohomish and minutes from Everett, Fobes Hill, WA is known for its large lots, scenic views, and blend of rural serenity with suburban convenience.
If you’ve been searching for more space, more privacy, and fewer neighbors, Living in Fobes Hill might be exactly what you’re looking for. This area is perfect for anyone craving elbow room, whether you’re dreaming of a hobby farm, a place to garden, or just some peace and quiet in nature.
In this overview, I’ll walk you through what makes Living in Fobes Hill so special—from the types of homes you’ll find here to the lifestyle, school district, and what kinds of buyers are drawn to this unique corner of Snohomish County. Whether you’re relocating from Seattle, upsizing, or retiring to more open land, Fobes Hill is a community worth exploring.
A Closer Look at Fobes Hill’s Setting and Vibe
Fobes Hill is a quiet residential enclave just northwest of the city of Snohomish in Snohomish County, Washington. Although it’s not an incorporated city, this area is officially recognized as a Census Designated Place (CDP), offering a rural-suburban feel that’s hard to find so close to major urban hubs.
When you’re living in Fobes Hill, you’re only about 7 miles southeast of Everett and have quick access to Highway 9 and Highway 2—making it easy to commute, run errands, or visit nearby towns like Lake Stevens or Monroe. Despite its proximity to everything, Fobes Hill feels like its own peaceful world, tucked away on scenic hills above the Snohomish River.
What makes living in Fobes Hill unique is the lifestyle it provides:
- Spacious properties, often between half an acre and five acres
- A mix of older farmhouses, mid-century homes, and custom craftsman builds
- Quiet roads, mature trees, and open skies
- A strong sense of privacy, with room for gardening, animals, outbuildings, or just breathing room
If you’re craving more space than what you’ll find in a typical Seattle suburb—but you still want to be within 15–20 minutes of major services—living in Fobes Hill gives you that balance of elbow room and convenience.
Fobes Hill Real Estate Snapshot
When it comes to Living in Fobes Hill, the real estate market stands out for its large lots, quiet streets, and blend of rural charm with upscale features. Most properties here sit on half-acre to five-acre parcels, often surrounded by mature trees, pastures, or valley views. Homes range from early 20th-century farmhouses and mid-century ramblers to modern craftsman-style builds with shops, barns, or ADU potential.
According to BestPlaces.net, the median home value in Fobes Hill was $777,100 as of 2023—more than twice the national average. More recent data from Redfin shows a median sale price of $850,000 as of May 2025, down about 27% from the previous year, reflecting market-wide corrections following rapid post-pandemic growth. Still, property values remain significantly elevated compared to pre-2020 levels.
Homes tend to sell quickly, averaging about 20–21 days on market. Inventory remains tight, with only 2–3 months of housing supply at any given time. This limited availability helps maintain a moderately competitive environment—especially for well-maintained homes on flat, usable land.
What drives home value in Fobes Hill? Four key factors come into play:
- Usable land: Cleared acreage with fencing or pasture is ideal for hobby farms or horses and commands a price premium.
- Views: Properties that overlook the Snohomish River Valley or Olympic Mountains tend to appreciate faster.
- Infrastructure: Modern septic and well systems reduce buyer risk and increase appeal.
- Outbuildings: Detached garages, barns, and shops add resale value and support a wide range of uses—from workshops to home-based businesses.
Because many properties in Fobes Hill exceed conforming loan limits, cash or conventional financing is more common than FHA or VA. Buyers should expect to navigate inspections for septic systems and wells, and it’s wise to work with local lenders who understand rural property requirements. For sellers, pre-inspections and documentation on infrastructure can streamline negotiations and help secure top dollar.
How Fobes Hill Compares to Seattle
While Living in Fobes Hill offers a quieter, more spacious lifestyle, it’s helpful to understand how it stacks up against life in Seattle—especially for buyers considering a move from the city. Here’s a side-by-side look at the biggest differences in real estate, cost of living, and lifestyle:
Fobes Hill vs. Seattle: Key Indicators
| Metric | Fobes Hill, WA | Seattle, WA |
|---|---|---|
| Median Home Value (2023) | $777,100 | $846,400 |
| Typical Lot Size | 0.5 – 5 acres | 0.05 – 0.15 acres |
| Median Rent | $1,446/month | $2,226/month |
| Population Density | ~450 people/sq. mi. | ~9,300 people/sq. mi. |
| Commute Time (Avg.) | 31.1 minutes | 27.4 minutes |
| Homeownership Rate | 87% | 45% |
| Zoning & Building Flexibility | More permissive (county governed) | Tighter, with strict urban zoning |
| Lifestyle & Vibe | Rural-suburban, quiet, private | Urban, walkable, vibrant |
Takeaway:
If you value land, privacy, and peaceful surroundings, Living in Fobes Hill is a strong alternative to Seattle’s dense and fast-paced environment. While Seattle offers cultural amenities, walkability, and nightlife, Fobes Hill provides long-term homeownership opportunities and the breathing room that’s increasingly hard to find closer to the city.
Who Lives in Fobes Hill?
Living in Fobes Hill appeals to homeowners who value space, privacy, and a slower pace of life. While it’s just minutes from the amenities of Snohomish and Everett, the neighborhood feels worlds apart from Seattle’s hustle and high density. The people drawn to this area tend to have one thing in common: they want room to breathe.
Demographics & Household Trends
Fobes Hill is a predominantly owner-occupied community, with an 87% homeownership rate—well above the national average. Homes are often held for decades, which helps preserve the area’s quiet, neighborly feel. The median age here is slightly older than in Seattle, reflecting a mix of professionals, retirees, and established families.
Households in Fobes Hill are typically larger than in the city, with many owning three or more vehicles, which makes sense in a community where driveways and detached garages are the norm. Most homes are single-family residences on spacious lots, making the area well suited for multi-generational living, home-based businesses, and recreational hobbies that require space—like gardening, woodworking, or keeping animals.
Who’s Moving In?
Buyers moving into Fobes Hill often include:
- Move-up buyers leaving denser suburbs for acreage and privacy
- Remote professionals who want tranquility but still need to be within 30 minutes of Everett or North Seattle
- Retirees who prefer a scenic, low-traffic setting with room for projects
- Outdoor enthusiasts drawn to the area’s proximity to rivers, trails, and rural roads
Whether they’re planting fruit trees or converting barns into art studios, people who choose Living in Fobes Hill tend to be intentional about creating a lifestyle that reflects their values—freedom, independence, and connection to the land.
Schools and Education Near Fobes Hill
For families considering Living in Fobes Hill, school quality is often a major factor—and the good news is, this area is served by the Snohomish School District, which receives strong ratings for academics, teacher quality, and college readiness.
Public Schools Serving Fobes Hill
Children living in Fobes Hill typically attend:
- Riverview Elementary School
A highly rated elementary option with a focus on strong foundational academics and community involvement. - Centennial Middle School
Known for its supportive teachers and extracurricular programs in arts and athletics. - Snohomish High School
One of the district’s flagship high schools, offering AP classes, career and technical education, and competitive sports.
These schools are part of a district with a reputation for high parent engagement, strong community ties, and well-maintained facilities. According to Niche.com, the Snohomish School District is rated A- overall, with above-average marks in academics and college prep.
Private & Alternative School Options
Families seeking alternatives to public education will also find several private schools and homeschooling communities in the greater Snohomish and Everett areas, including:
- Archbishop Murphy High School (Private, Catholic – Everett)
- St. Michael Catholic School (PreK–8, Snohomish)
- Sky Valley Education Center (Monroe – public alternative education with support for homeschoolers)
Special Considerations
Since homes in Fobes Hill are outside city limits, school bus routes and zoning can vary depending on the exact address. It’s important for buyers with school-age children to verify school assignments through the district boundary tool or directly with Snohomish School District before purchasing.
School Ratings & Education: How Fobes Hill Compares
Families considering Living in Fobes Hill will find strong education options within the Snohomish School District. Below is a comparison of key school ratings drawn from the latest sources:
| School / District | GreatSchools Rating | Niche Grade | Notes |
|---|---|---|---|
| Riverview Elementary (K–6) | 4.6/10 | Above Average (B) | 466 students, 17:1 ratio; ~46% math, 51% reading proficiency |
| Centennial Middle (7–8) | 3/10 | B+ | Parent reviews highlight strong instructors and support |
| Snohomish High (9–12) | 6/10 | B | Ranked #15 in Snohomish County high schools |
Things to Do and Enjoy Around Fobes Hill
When you’re living in Fobes Hill, the lifestyle is centered around peace, privacy, and natural beauty—but that doesn’t mean you’re disconnected from conveniences or recreation. This area blends the charm of rural living with easy access to everyday needs, making it a great fit for homeowners who want space without sacrificing connection.
Everyday Amenities
While Fobes Hill itself is primarily residential with no commercial zones, it’s just 5–10 minutes from downtown Snohomish, where you’ll find:
- Grocery stores like Fred Meyer and Haggen
- Local boutiques and antique shops along 1st Street
- Pharmacies, banks, and healthcare clinics
- Coffee shops and restaurants, ranging from casual cafes to farm-to-table dining
For larger retail trips or chain stores like Costco, Target, or Home Depot, residents head to Everett or Lake Stevens—both within a 15–20 minute drive.
Outdoor Recreation & Hobbies
One of the biggest perks of living in Fobes Hill is access to the outdoors. Whether you’re into hiking, fishing, gardening, or just enjoying your property, this is a lifestyle driven by nature.
Nearby options include:
- Snohomish River: Great for kayaking, paddleboarding, or scenic walks
- Centennial Trail: A 30-mile paved trail perfect for biking, jogging, or horseback riding
- Lord Hill Regional Park: A wooded park with miles of trails for hiking and equestrian use
- Pilchuck Tree Farm: Open for mountain biking and horseback riding on designated days
For those with acreage, at-home recreation is just as rewarding—residents grow produce, keep chickens or goats, or simply relax under wide-open skies.
Local Attractions & Community Events
Living near Snohomish also means you’re part of a vibrant small-town community. Popular events include:
- Snohomish Farmers Market (Thursdays, May–September)
- Kla Ha Ya Days Festival – a historic multi-day event with a parade, carnival, and food vendors
- Pumpkin patches and Christmas tree farms – seasonal favorites for families in the fall and winter
- Skydiving and hot air balloon rides – for the adventurous, at Harvey Field
There’s also a strong culture of craftsmanship and small business here. You’ll find pottery studios, woodworking shops, and hobby farms offering eggs, flowers, and produce through local co-ops or roadside stands.
Community Vibe
The pace is slower here, and people tend to stay a while. It’s not uncommon for neighbors to wave as they pass on country roads, or for local Facebook groups to trade homegrown food and share event info. While it’s not walkable like a city neighborhood, Fobes Hill offers a quieter, more intentional lifestyle—ideal for those looking to put down roots or reconnect with nature.
Who Is Fobes Hill For?
Living in Fobes Hill isn’t for everyone—and that’s exactly why the people who choose to live here love it so much. This rural-suburban enclave tends to attract homeowners who value privacy, land, and a slower, more intentional pace of life.
You might be a good fit for Fobes Hill if you:
- Want room to spread out—whether that means a garden, a goat, or just peace and quiet
- Prefer country roads and quiet evenings to city lights and nightlife
- Need space for hobbies, tools, animals, or equipment
- Are looking to raise a family in a stable, low-density area
- Work remotely or don’t mind a 30–45 minute commute to job centers like Everett or Seattle
- Value homeownership over renting, and don’t mind septic systems or well water
- Are planning for multi-generational living or want flexibility to build an ADU or shop
Fobes Hill tends to appeal most to move-up buyers, retirees, and remote-working professionals who have “outgrown” city life or are intentionally trading convenience for quality of life.
Pros and Cons of Living in Fobes Hill
| Pros | Cons |
|---|---|
| Large lots (½ to 5+ acres) | Limited public transportation |
| Quiet, rural-suburban atmosphere | Septic and well systems require maintenance |
| Excellent for gardening, animals, and hobbies | Few walkable amenities or nightlife |
| Strong school district (Snohomish SD) | Internet availability may vary by location |
| Close to Snohomish, Lake Stevens, and Everett | Longer commutes for Seattle-based jobs |
| High homeownership and community stability | Limited housing inventory; few homes on market |
| Lower population density and light traffic | Minimal commercial development in immediate area |
| Proximity to outdoor recreation | May require multiple cars per household= |
Cost of Living in Fobes Hill, WA
While Living in Fobes Hill offers the peace and space of rural life, it comes with a unique cost profile. In some areas, you’ll spend less than in the city—especially on housing taxes and utilities. In others, costs may be higher due to the need for private infrastructure and car reliance.
Key Cost of Living Factors
| Category | Fobes Hill Estimate | Comparison to Seattle |
|---|---|---|
| Housing | ~$777,100 median value | Seattle: ~$846,400 |
| Property Taxes | ~1.04% of assessed value (Snohomish Co.) | Slightly higher in King County (~1.14%) |
| Utilities | Higher due to septic/well maintenance | Lower in Seattle (city services) |
| Transportation | Higher: most households own 2–3 vehicles | More public transit options in Seattle |
| Groceries & Shopping | Similar or slightly higher (due to fewer stores) | More variety and competition in urban zones |
| Internet Access | Varies; may require satellite or rural fiber providers | Citywide high-speed coverage |
| Overall Cost Index | 125.6 (U.S. avg = 100) | Seattle: 172.3 |
What This Means
- Housing is more affordable in Fobes Hill than Seattle, though still above the U.S. average. Buyers get significantly more land and square footage per dollar.
- Utilities and transportation costs are higher due to reliance on cars, well water, and septic systems.
- Internet and service options may be more limited depending on exact location.
- No local sales tax surcharge, unlike Seattle (which includes a higher combined city + county rate).
While Living in Fobes Hill might not be the cheapest place in Snohomish County, it offers strong value for buyers prioritizing space, ownership, and quality of life over walkability or urban conveniences.
Final Thoughts on Living in Fobes Hill
If you’ve been craving a little more elbow room, a stronger connection to nature, and a break from the constant hum of city life—Living in Fobes Hill might be exactly what you’re looking for.
This is a place where people still wave to their neighbors, where properties come with space to grow and breathe, and where home feels like a retreat. Whether you’re dreaming of a big backyard for your kids, a garden that stretches beyond a few raised beds, or simply a quieter pace of life without losing access to great schools and daily conveniences—Fobes Hill offers a unique balance.
But buying in a community like this is different than shopping in Seattle or the suburbs. With acreage properties, septic systems, well water, and zoning questions, it pays to have a local expert on your side.
Ready to Explore Fobes Hill?
If you’re thinking about buying or selling in Fobes Hill, I’d love to help you navigate the local market and find the right home—or investment—for your needs. I’m Emily Cressey with HomePro Associates—a local real estate expert committed to helping you make smart, confident decisions.
📞 Call me at (206) 578-3438 to schedule your consultation and get a personalized analysis of your home’s value or a step-by-step plan to buy in this unique area.
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Let’s make your Fobes Hill real estate journey a success!
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