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What to Know Before Moving to the Kingston Area
A beautiful 40-minute ferry ride from Seattle, Kingston is a charming seaside town with an interesting history and many opportunities. If you’re considering moving to Kingston, Washington, or one of the neighboring towns like Hansville or Port Gamble, here’s what you need to know.
Learn about the ferries first
The Kingston Fast Ferry is a 40-minute ride to Seattle. It’s a passenger-only ferry (as opposed to the WA State Ferries you can drive onto). This foot ferry, operated by Kitsap Transit, follows the general workday hours for commuters. If you plan on moving to Kingston and commuting to Seattle for work, be aware of the possibility of ferry closures due to maintenance or weather. Windermere Kingston Broker Michelle Cook says, “Learn the ferry ebb and flow….Download the WSDOT app. You can check on ferry departures to see if they’re running behind or if a sailing has been canceled.”
If a particular ferry has been canceled, there are workarounds. There is a 30-minute ferry from Kingston to Edmonds, and you can drive onto it. From there, you can drive to Seattle. Alternatively, you can drive from Kingston to Bainbridge Island and take the Bainbridge ferry to Seattle.
Our Broker Therese Currie has another good tip about the ferry: “I always like to advise family and friends when they come here, especially in summer, to walk on the ferry. That way, you are pretty much assured to be on the ferry without having to wait in the car line!”
If your job has strict in-office requirements, it’s important to understand the impact of the ferry on your daily life. That being said, it can be relaxing way to commute. Instead of being stuck in bumper-to-bumper city traffic, you can enjoy your morning coffee and possibly see some seals or whales on your way to work.
The real estate market is growing more competitive
Housing prices in Kingston are steadily rising. While that may make entering the market difficult, it does mean the value of your home will likely increase. In addition, there are various property types for sale. Single-family houses, townhouses, condos, waterfront homes, and new builds are all available for purchase in Kingston. So, you can find what best fits your lifestyle. Check out Windermere Kingston’s Listing Inventory to jumpstart your search.
Kingston is an unincorporated community
As an unincorporated area, Kingston does not have a local governing body. Instead, much of its governance is conducted by Kitsap County. It is, however, a Census Designated Place (CDP), meaning it is a well-known unincorporated community with a significant population.
It is a family-friendly town
Kingston is home to two public elementary schools, a public middle school, and public high school. A part of the North Kitsap School District, each school in Kingston offers a unique learning environment and a sense of community.
In addition, there are childcare providers for young families in the greater Kingston area, and a cooperative preschool. There are also other preschool and daycare options in nearby towns like Poulsbo.
It’s full of outdoor activities
Windermere Kingston Broker Jessica Garrett says, “Kingston is magic…There are fewer condos, more sandy beaches, many trails, wildlife, peaceful trees, and breathtaking water views…Kingston has strong Native American roots and great fishing, shrimping, and crabbing.”
Check out North Kitsap Heritage Park and a Quiet Place Park for some fun hiking trails. Or explore the area by water on the Kitsap Peninsula National Water Trails. Keep a close eye on the Washington Department of Fish & Wildlife’s website for updates on all things fishing related. Other great places to check out include Hansville’s Point No Point Lighthouse & Park, the Indianola Pier, and Port Gamble Forest Heritage Park.
It rains, but not as much as you’d think
Images of living in the Pacific Northwest may conjure up nothing more than rainy days. While rain is expected in Kingston, it is more of a light drizzle most of the time. With proper rain gear and clothing, you can still enjoy the great outdoors. And, in case you haven’t heard, summers in the PNW are phenomenal. You can see how Kitsap County weather compares to the rest of the country here.
There is a strong community presence
While one’s initial impression of Kingston may be that of simply a small town, the Greater Kingston Community Chamber of Commerce has a lively events calendar. And, Kingston’s Village Green Community Center offers many great classes and events. Some examples include the annual, free Halloween Carnival, dance and baking classes, and a free concert series. You’ll also find Kingston’s branch of the Kitsap Regional Library inside the Village Green.
When it comes to food and beverage options, we have delicious restaurants and bakeries, and great breweries. Kingston is most lively in the summer when there are many events happening downtown and in the surrounding area, and when there are many tourists visiting by ferry. To learn more about what our community offers, view our Guide to Kitsap County and our Kitsap Events Guide.
It’s a sleepy town at night
Kingston, in general, does not stay open late. Many places close early compared to its big-city counterparts. If you’re looking for a bustling nightlife, Kingston may not be the best spot for you to live. However, the ferries can help with that, and our real estate agents are local experts who can talk about and/or show you other towns and cities nearby.
Many hidden gems are tucked away
When you get out and explore, you will find many popular local spots are tucked away. The White Horse Golf Course is down a small, wooded road. Heronswood Botanical Garden is a little sanctuary (and excellent wedding venue) that’s off the beaten path. In nearby Hansville, Buck Lake Park has a swimming area and lake access.
Many nearby towns to enjoy
Kingston is also driving distance from many other cute small towns so there’s always somewhere new to explore. Check out this video below to learn more.
You can also easily drive from Kingston to Port Ludlow, Port Townsend, or the Olympic National Park and then return to sweet, serene Kingston after a day or a weekend away.
As you explore the area and consider making Kingston your home, hopefully these insights will give you a better sense of what it’s like to live here. Local broker, Michelle Elsom, captures the essence of the benefits of Kingston: “I get to go to the big city for nightlife, cultural events, etc. But as soon as I step/drive off the ferry, a profound sense of zen surrounds me. I’m home!”
Dog-Friendly Restaurants, Great Pet Shops & Parks
Looking to explore the area with your furry, four-legged friend? There are many dog-friendly restaurants, pet shops, and parks in Kitsap County. Check out these great places, listed by city below.
Kingston
The Kingston Ale House and D’Vine Bistro are both steps from the ferries to Edmonds and Seattle, and they both offer outdoor seating that your dog can enjoy. Another option is Over the Moon Coffee Roasters, which also permits dogs on their patio. Just a few blocks up the road, Downpour Brewing loves dogs so much that they have a Polaroid wall of local dogs. You’ll often see many sweet pups there while watching a game or listening to live music. Many dogs love stopping at The Cup & Muffin, a tasty drive-thru with fresh bagel sandwiches, salads, coffee, and more. Why do dogs love it? The friendly staff there are known for giving dogs treats.
If you’re looking for a spot to let your dog run, check out Kola Kole Park or A Quiet Place Park. A Quiet Place Park is a wooded trail up the hill from downtown, whereas Kola Kole is closer to the ferry, grassy and open. Adjacent to the ferry terminal, Saltair Beach is a beautiful place to let dogs play. Please remember to clean up after your pets and follow all posted signage and rules regarding leashes.
If you live in the area and need products, grooming, or training services for your pup, visit the locally-owned Country Pet Shoppe.
Bainbridge Island
If you’d like to explore the area a bit with your dog, Bainbridge Island is also very dog-friendly. The family-owned pub/restaurant The Plate and Pint is advertised as dog-friendly, and Rolling Bay Cafe is, too, with some outdoor seating. Pegasus Coffee House and Coquette Bake Shop are pet-friendly as well. If the day is winding down and you’re looking for a nightcap, check out Bainbridge Brewing or Fletcher Bay Winery.
In addition, Bainbridge Island is home to two great dog parks. Strawberry Hill Dog Park and Eagledale Park both have an off-leash area. After letting your dog run around a bit, get them a sweet treat or a new toy at B.I. Barkery!
Poulsbo
Another fun city to explore with your pet is Poulsbo. Frank Raab Park is a fun spot to take your dog. The 21-acre park includes walking trails and an enclosed off-leash dog area.
Poulsbo also has a number of dog-friendly restaurants. Western Red Brewing, The Brass Kraken Pub, and Valholl Brewing are just a few of the many places with patio seating. There is also Caffe Cocina and Poulsbohemian Coffeehouse for those looking to enjoy a quiet cup of coffee outside with their dog.
The NW Dog is another cute shop where you can buy toys or book a service, such as nail trimming, for your pup.
Silverdale, Bremerton, and Port Orchard
Located in Silverdale Rotary Gateway Park, Silverdale Dog Park is a nice spot to walk your dog. It also has two enclosed spaces. Bremerton Bark Park, established in 2005, is another good place to visit.
Finally, Port Orchard is home to two wonderful dog parks. McCormick Village Park includes a fenced area for small dogs and a fenced area for large dogs. Howe Farm Off-Leash Dog Park has a series of trails and open fields for dogs to roam.
Whiskey Gulch Coffee Co. and Peninsula BevCo in Port Orchard are two dog-friendly spots. Deep Draft Brewing in Bremerton is a fun spot for all ages. Monica’s Waterfront Bakery & Café and Hops n Drops in Silverdale offer a warm, welcoming environment for pets to sit outside.
In regards to pet stores, Naturally 4 Paws in Silverdale is a locally owned all-natural pet store and pet bakery. They also offer canine training and grooming services. In Bremerton, Gastro Pup is an independently owned dog and cat supply store with dog food, treats, supplements, and accessories. Cookie’s Pet Corner & Wash in Port Orchard offers a large selection of specialty products, a Pet Wash to bathe your furry family members, and anesthesia-free dental cleaning for dogs and cats.
More Dog-Friendly Spots
Looking for even more spots to check out with your pup? Our Guide to Kitsap and VisitKitsap.com are two excellent resources. To meet other local dog lovers in Kitsap County, follow #pupsandcupsmeetups on Instagram. You can also search for dog-friendly restaurants, events, and more on BringFido.com.
Have fun exploring our beautiful area with your furry best friend!
Bridging the Past and Future: The Kingston Historical Society
If you’re familiar with Kitsap County, you may be able to look at the photo above and recognize the Kingston ferry dock. But this photo, taken in 1965 and courtesy of the Kingston Historical Society, also points to Kingston’s maritime roots. Our town has a rich history and a strong community. In fact, Kingston was part of the early days of the Mosquito Fleet, and settlers were known for their love of clams. Additionally, the port district recently celebrated 100 years of car ferry service to Edmonds. Downtown Kingston was first developed in the 1890s and continues to be a hub of wonderful eateries and small, locally-owned shops. A key connection between Kingston’s past and present is the Kingston Historical Society.
Ed Goodwin, one of our Windermere Kingston Brokers, is the current president of the Kingston Historical Society (KHS). We sat down with him to discuss the KHS. Ed has been involved for about seven years. “Soon after joining Windermere in early 2017, I attended the Discover Kingston event at the Village Green in Kingston, where I met De Mackinnon and Kathy Sole from the KHS. Having an interest in history, wanting to know more about the area, meeting new people, and looking to get involved in the community led me to attend a meeting and subsequently join the group.”
Mission & Vision
The Society’s mission is “To record, preserve, interpret, and display the history of Kingston, Washington.” History tells a story of the past, and through it, we can learn about the people and the decisions they made that shaped the world we live in today. By using that knowledge, we can make informed decisions that will improve our world tomorrow.
From Vintage Photos to a Published Book
In 2019, the Kingston Historical Society published Kingston (Images of America) through Arcadia Publishing. Ed was part of the book committee. He says, “It was an interesting experience for sure, something that I never thought I’d be involved with, but you never know what’s going to happen when you say yes.” The book has all kinds of fascinating information and vintage photographs. You can find copies of it at our lovely Saltwater Bookshop right here in Kingston.
Kingston Historical Society in the Community
The KHS has actively shared its stories with the community through displays at the Village Green, participating in local events, and getting the local youth involved. For example, Kingston History In Color was an event coordinated through Kingston High School. Art students were given copies of the book Kingston (Images of America), which includes all black and white photographs. Each participating student rendered a color version of an image in the book and included an artist statement. The results were fantastic. An artists’ reception showcased their work, it was judged, and awards were given.
Additionally, in March 2024, Kingston High School, in partnership with the Kingston Historical Society, held an exhibit on Kingston’s Japanese settlers during a multicultural event.
An established non-profit organization, the KHS was recently recognized as an anchor organization of the “Maritime Washington National Heritage Area.” Anchor organizations work to preserve the history and stories of our vast shoreline marine areas in Washington state.
Current Projects
The KHS plans to create a QR code walking tour. QR codes will identify local points of interest and link to the KHS website, where visitors can read expanded descriptions.
Ed also shared some exciting information: “The big news is that we are working on a new book!” Society members De MacKinnon and Jenny Loftus have spearheaded this effort and have done an incredible amount of research thus far. They are compiling data for “All in One Place: 100 Families from Kingston’s First 75 Years.” As part of this endeavor, back in February 2024, the Society hosted a hometown reunion at the Village Green. Approximately 80 people came together, met with others who grew up here, and shared their stories. It was a great success. The expected launch date of the new book is the summer of 2025.
Our Office’s Involvement
In 2023, we partnered with the Historical Society for a Community Service Day project at the Kingston Cemetery. The group that oversees the cemetery is another small volunteer group. They really appreciated the efforts of our Windermere staff and Brokers, who cut and cleared a ton of overgrowth.
Get Involved
A small group of enthusiastic volunteers runs the Kingston Historical Society. They rely on community support through memberships, monetary donations, historical memorabilia, grants, fundraising events, and revenue from book sales. They meet on the third Monday of the month at the Village Green in Kingston from 11:15 AM to 12:30 PM. All are welcome to attend. If you have any questions about the Kingston Historical Society, visit their website at kingstonhistory.org or email kingstonwahistory@gmail.com.
For more information about Kingston and Kitsap County as a whole, check out our digital Guide to Kitsap.
New Agent Spotlight: Michelle Elsom
Michelle Elsom has lived in Kitsap County for over thirty years, and her local expertise has already benefitted her clients. We’re so glad she joined our Windermere Kingston office, and we connected with her to learn more about her interesting background.
What drew you to real estate?
There wasn’t one thing that made me land in real estate, but a series of things I love and life influences that pointed me in this direction. I love maps & geography, and that was further fueled by discovering parcel search and all the public records available. I have always loved architecture and admire people like Frank Lloyd Wright. My husband and I have built 2 homes and enjoy the construction process. We did much of the work ourselves. One remains as a long-term rental, and the other is our primary residence. We love to travel and when we do, we stay in vacation rentals versus hotels. So, when I wanted to reinvent my professional self, we purchased a cabin in the woods and ran it as a short-term rental. Finally, my professional background provided more puzzle pieces that made real estate a natural choice.
What made you decide to work with Windermere?
I wanted to work with a brokerage that has a great reputation with great brokers who are well respected.
What unique professional experiences enhance your abilities as a realtor?
Some of my more rewarding experiences have been participating as a key member in the design and implementation of 11 remodels and brand-new builds within the grocery industry. This is very creative work requiring heavy project management skills and the ability to design great customer experiences (product selection & merchandising, guest hospitality & service). I love having a vision on a blueprint and watching that become real through construction and how people interact with it. To me, real estate transactions are large projects to manage. You must develop systems to stay organized, timelines & checklists to stay on track, and communication processes that inform and deliver information. And it is still about creating great experiences for my clients.
How long have you lived here, and what brought you here?
I have lived in Kitsap County for 31 years, 6 of which were spent on Bainbridge aboard my 38’ Downeaster Sailboat and the rest here in Kingston. I grew up in Spokane and moved to Seattle after graduation. Finding a marina as a live aboard brought me to Bainbridge, where I had existing friends.
Which areas do you serve, and what do you love about those areas?
I love Kitsap County & Jefferson County as primary places to work. The unique geography of the area, with so many waterways, mountains, and beautiful nature, appeals to the photographer in me and the nature lover that I am. I love being able to work where I live and share what I know about our area with others. Also, I love anywhere along Hood Canal, which brings me to Mason County, too. I am also comfortable in Clallam and Pierce County (our side of the Narrows Bridge).
What personality traits do you think are important in this profession?
It’s really important to lead with integrity, be trustworthy and reliable, and have a strong moral compass. Also, a great realtor needs to have excellent communication skills, whether relaying information or actively listening to clients. Every transaction is unique and people are buying and selling for all kinds of reasons, so having empathy is crucial as well. Persistence is important because not every transaction is easy and requires being able to work through challenges and problem-solve.
Thanks for sharing a bit about yourself with us, Michelle! We’re proud to have Michelle Elsom on our Windermere Kingston team. You can learn more about Michelle by checking out her website and you can follow her on Facebook and Instagram.
Shop and Dine in Port Gamble
What Port Gamble lacks in size, it definitely makes up for in history and charm. With the perfect spots to find unique gifts and satisfy your sweet tooth, make sure to check out these local businesses. Each one is located in a historic building, so don’t miss the outdoor signs to learn more about the history of each spot. And, if you don’t live on the Kitsap Peninsula, Port Gamble is just a 15-minute drive from the Kingston-Seattle ferry and the Kingston-Edmonds ferry. We highly recommend spending a day in Port Gamble, a small-town gem.
One-Stop Shop
One of the longest-running general stores in the state, Port Gamble General Store & Café has something for everyone. They always have amazing seasonal home items as well as PNW-inspired gifts. You’ll also find candy reminiscent of the good old days. In the back of the store, The Café (with awesome water views) serves sandwiches, soups, salads, espresso, fresh-baked goods, two brands of locally-made ice cream, as well as a selection of local beers and wines. Operating in the current space since 1916, the original Port Gamble General Store opened in 1853 and sold goods to millworkers, visitors, and neighboring tribal members.
Open Monday – Sunday, 10:00 AM to 5:00 PM.
Food and Beverage
Known for delicious meals like the epic fried chicken sandwich, and many decadent desserts, Butcher & Baker Provisions is a local favorite. Their menu changes seasonally and always has both breakfast and lunch/dinner options. Entrees have included interesting options like Turkish Cilbir and the Albondigas Birria Sub. You’ll also find a selection of jams, oils, honey, and sliced meats by the pound. Sweets include cookies the size of your head and slices of cake that weigh in at almost a pound.
Open Thursday – Sunday, 10:00 AM to 7:00 PM (Cafe & Bakery)
Coffee Shop open Monday – Wednesday, 8:00 AM to 2:00 PM and Thursday – Sunday, 8:00 AM to 7:00 PM.
If you’re looking for lighter fare and a craft beverage, House 11 Taproom & Bottle Shop is a great spot. Paninis like “Beet It Grilled Cheese” or the “Tennessee French” (which features pickled okra) are great accompaniments to a local craft beer or glass of wine. We love that they serve peanuts from CB’s Nuts, which are roasted here in Kingston. You can also purchase wine or beer to take home.
Open Thursday – Saturday, 1:00 PM to 7:00 PM and Sunday, 12:00 PM to 5:00 PM.
Unique Gifts
Stocked with fair-trade global goods, Tango Zulu Imports is the place to find curated collections. You’ll find alpaca socks from Peru, baskets from Ghana, jewelry from India, locally made felted bar soaps, and a variety of clever cards and stickers.
Open Monday through Sunday, 10 AM to 5 PM.
Wish in Port Gamble is another must-visit shop. Peruse books by local authors, beautiful jewelry, an array of home decor, an extensive card collection, and much more.
Open Monday – Sunday, 10:00 AM to 5:00 PM.
Port Gamble Shops for Those Who Knit, Sew & More
Located in the historic stables building, Quilted Strait is a haven for all things fabric. From needlework and quilting supplies to classes and patterns, this is the place to go for sewing and quilting projects. Even if those art forms aren’t your thing, it’s worth it to simply step inside this beautiful building.
Open Monday – Saturday, 10:00 AM to 5:00 PM.
If you’re interested in fiber arts, The Artful Ewe has a wide variety of materials for knitting, spinning, weaving, and felting. This shop is next to Port Gamble’s iconic water towers. The owner, Heidi Dascher, loves “teaching, sharing, and creating community.”
Open Friday – Sunday, 10:00 AM to 5:00 PM.
We recently spent a day in Port Gamble with Visit Kitsap Peninsula. Watch our fun Reel, and stay tuned for more!
Regional Holiday Activities & Light Displays
December is such a magical time of year. Luckily, there are many ways to celebrate in our area. We’ve compiled a list of some light displays, festivals, events, and activities to check out.
Holiday Light Displays
Light Display at Mike Wallace Park
This waterfront light display is a hometown favorite right here in Kingston. Every year, locals and visitors are dazzled by a range of light sculptures using approximately 500,000 lights. And, it’s all thanks to the Port of Kingston and many volunteers who work on it for months. You’ll see some traditional displays like snowflakes and gift boxes along with unique designs like jellyfish hanging on a wire. This is a must-see! Located by the ferry terminal in downtown Kingston, the park/marina has public parking and can be accessed via sidewalks.
Runs until early January, 2024 | Free
Explore this enchanted garden trail loop that is 600 ft long, featuring 60,000+ lights. There’s a lot to see, including a 1/25 scale garden railroad, a candy cane lane, Santa’s workshop at the North Pole, the lighted orchard, and a nativity scene. The path is gravel and does have a few steps throughout. Located at 26730 Big Valley Rd. NW, Poulsbo.
Runs until Jan 1, 2024 from 4:30 to 9:30 PM | $12 per person, kids 6 and under are free
A holiday tradition for more than 35 years, zoolights transforms the Point Defiance Zoo into a winter wonderland with more than 800,000 lights. Perfect for families or even a date night, you’ll see a giant octopus, light tunnels, and goats wearing coats. And, you might even spot Sasquatch if you’re lucky. Additional activities include s’mores fire pits and a goat feeding experience. Pre-purchased online tickets required. Please note the aquarium is closed during zoolights.
Daily until Jan. 1, 2024 from 4:30 – 10:00 PM | $7+ for members, $14+ for non-members
“Village of Lights” in Leavenworth
On November 24, Leavenworth’s Bavarian town lit up with over half a million lights for the holidays. It’s a fun place to visit for a day or over a weekend, and the dazzling lights will be up through February. Additionally, there are a range of activities happening throughout the winter season. Listen to live music, see Santa, enjoy free crafts for kids, and more. Please note some events and activities are not free, such as Manuela’s Magical Christmas Spectacular.
Daily through February, 2024. | Free but activity prices vary
Festivals
The charming town of Port Gamble is transformed into a holiday wonderland with over 100,000 lights and Western Washington’s only winter fireworks display. During the day you’ll find hayrides and carolers as well as Santa’s workshop, crafts for kids, and holiday shopping time. Saturday night includes the tree lighting and spectacular fireworks!
Dec. 9, 2023, starts at 12:00PM, tree lighting @ 5:45 PM, fireworks @ 6:00 PM; Dec. 10, 2023, 11:00 AM – 3:00 PM | Free but activity prices vary
Festival of Firs and Christmastown
In 2019, Shelton won a Guinness World Record for the most lit Christmas trees in one location. The town has been known as Christmastown, WA for decades. On your way into town, you’ll be greeted by a 32’ tall Santa Claus, built to celebrate the World’s Fair in 1962. You can take a walk through the lit tree maze, a wagon ride through the decorated town, cast your vote for the best gingerbread house, and more. The maze is located at 425 Cota Street, Shelton.
Maze open nightly from dusk until 10:00 PM until Dec. 31, 2023 | Free but activity prices vary
Get a taste of European traditions in Seattle with artisan vendors, street food, libations, live entertainment, and more. Created by the same organization as the beloved Vancouver Christmas Market, you’ll find 60+ local and European artisans with holiday gifts for everyone on your list. Savor bratwursts, German baked goods, crepes, and fudge. Sip hot-spiced mulled wine under the Christmas pyramid, sing some karaoke, or take the kids for a spin on the Nordstrom Merry Go Round. Book online for specific entrance times.
Open daily through Dec. 24 | Youth $12+ and adults $20+ (6 and under are free)
Other Fun Events and Activities
Get ready for the holidays with the Greater Hansville Community Center’s 3rd annual Holiday Market at Buck Lake. Get in the holiday spirit with small town charm and live music, food, various vendors, a silent auction, and Santa.
Dec. 9, 2023 | Free
If you celebrate Chanukah, this Sunday is the 6th annual Menorah on the Green. Head to Bainbridge Island to celebrate with loved ones and community members. There’s a giant menorah lighting, live music, latkes and donuts, arts and crafts, and more – all thanks to the Chabad of Bainbridge and North Kitsap.
Dec. 10, 2023 at 4:00 PM | Free but please RSVP.
Winter Cookie Decorating at Hood Canal Brewery
Here’s some delicious fun for the whole family. Take the kids to Kingston’s Hood Canal Brewery to decorate some cookies while you enjoy a pint. This event is free and cookies, decorating supplies, and light snacks will be provided.
Dec. 16, 2023 from 2:00 PM – 4:00 PM | Free but please RSVP.
Winter Wonders at Bloedel Reserve
Bloedel is beautiful in every season, and this all-ages outdoor experience will allow guests to see a different side of what winter has to offer. A sensory hunt guides visitors through the garden to listen and feel the natural elements. You can participate in a special winter solstice tour and a Soundscape installation. For those with little ones, check out Saturday Story Time at the Residence. Advance tickets required.
Open Tuesdays – Sundays 10:00 AM – 4:00 PM | $5 – $22 per person
Holidays at the Village – Bainbridge
Pleasant Beach Village on Bainbridge Island is all decked out for the holidays. Register for a gingerbread house party, visit Santa or dance to some live music. And, you can enjoy seasonal beverages in the outdoor heated Wintergarden. Visit Pleasant Beach Village’s website for additional details.
Open daily and most special activities fall on weekends | Activity prices vary
For more fun this season, check out these outdoor winter activities.
How to Financially Prepare as a First-Time Home Buyer
While there are many steps in the home-buying process, it’s best to start by reviewing your finances, especially as a first-time home buyer. In fact, you should do this long before you start looking at homes. While diving into your finances can feel daunting, our partner at Penrith Home Loans is here to help. Cherie Kesti is a Branch Manager and Mortgage Consultant who also happens to be a Kitsap County local. With more than 20 years of experience working in the home financing industry, she was happy to answer these common questions from first-time home buyers.
What are the top things lenders consider when working with a first-time home buyer?
There are a lot of things we look for when qualifying a first-time home buyer, but four key areas are:
- Job security: Having a minimum two-year history is ideal.
- Other income sources: This includes other sources such as social security, alimony, child support, disability, retirement, and pensions. For these types of income, lenders must confirm that the money will continue being received at least 36 months post-closing.
- Credit history and monthly debt load: Having a good credit score is an indicator of your overall financial health. If yours is low, it’s important to take steps to improve your credit score before applying for a loan. Also, the amount of outstanding debt directly affects how large a loan a buyer qualifies for. If you’re able to pay down your debt, that’s ideal before qualifying for a loan.
- Assets: Some loans require a minimum amount of assets in liquid accounts such as checking, savings, and money market accounts or in brokerage, retirement, and stocks. Borrowed funds are not considered an acceptable source of funds for a home loan unless those funds are secured by an asset such as a vehicle, or property.
Is buying a home still achievable in today’s market?
Many young adults think that they may never be able to buy a home. There is so much discouraging information in the media. However, they become more optimistic after learning that there are a variety of lending strategies and programs available to help first-time home buyers. This includes programs that allow a small down payment and gift funds from a family member to be used as a down payment. There is also down payment assistance available and the possibility of negotiating a seller-paid mortgage-rate buydown to lower interest rates. All these options help with affordability and make buying a home more achievable.
Are interest rates too high right now to buy a home?
Don’t let interest rates discourage you from purchasing a home. Buying your home at today’s value, combined with the potential opportunity to refinance in the future, may be in your best financial interest. As we say in real estate, marry the house, date the rate. If you wait to buy, most likely, the home’s value will continue to increase. This requires a larger loan regardless of the interest rate. If you buy now with a lower home value, you will have a smaller loan. With refinancing, this means a smaller monthly payment in the future.
Do I need to have a large down payment to buy a home?
If you’re saving up to buy your first home, you may be relieved to know that for most buyers, low down payment options are still available. This includes the following options:
- 0 down: The Veterans Administration and the U.S. Department of Agriculture both offer a zero-down loan program for individuals and/or properties that meet their criteria. Sometimes, loans require little or no cash out of pocket. Some down payment assistance programs also give buyers a chance to purchase with minimal down payment.
- 3.5% down: The Federal Housing Administration loan program allows as little as 3.5% down. This program is also more lenient than others on minimum credit score requirements and other factors.
- 5% down: Fannie Mae/Freddie Mac conventional loans are available with down payments as low as 3%. The minimum on these programs can change depending on factors such as property type, credit score, and occupancy. Conventional financing is now allowing as little as 5% down payment on a multi-family/2-4 family home, which will allow homeowners to occupy one unit and rent out the other units as cash flow, which offsets the expense of their monthly mortgage payment.
If you have additional questions about finances as a first-time home buyer, contact Cherie Kesti or one of our Windermere Kingston Brokers. We also have other great resources to help you, including our home-buying guide and what to examine when touring a home. Best wishes on your home-buying journey!
Bundle Up & Enjoy These Outdoor Winter Activities in the PNW
Just because it’s winter in the Pacific Northwest, does not mean you have to stay cooped up inside. Bundle up and explore our area! Here are some fun outdoor winter activities in Kitsap County and beyond!
Chilly Hilly Bike Ride on Bainbridge Island
This late February event has been an annual tradition for over 50 years. More than 2,000 cyclists go on a 33-mile ride around Bainbridge Island. Participants come from all over to tackle two challenges: a climb of over 2,000 feet and the icy winter weather here in the Pacific Northwest. Also, entrance fees support Cascade Bicycle Club’s mission to make Washington a better place for people riding bikes. So, participants are supporting local nonprofits while getting great exercise.
Cost: $40+
Follow Cascade Bicycle Club’s website for more information about this event.
Hurricane Ridge Ski and Snowboard Area in the Olympic National Park
While many people flock to the Olympic National Park in the summer, Hurricane Ridge is also a great place to visit in the winter. One of only two remaining lift operations in the National Parks, it offers a variety of winter recreation areas with scenic views. And, this small, family-friendly-oriented operation provides high-quality winter sports at a lower cost.
Cost: $24+ | Open: Saturdays, Sundays, and on Monday holidays
Lake Chelan Winterfest in Chelan and Manson
Both downtown Chelan and downtown Manson are home to Washington’s winter wonderland. With sprawling views of snow-capped hilltops and glacier-fed waters, Winterfest is sure to please. It includes intricate ice sculptures, fireworks shows, live music, and more. Also, there are many winter play activities in the area so that both kids and adults can enjoy the season in a variety of ways.
Cost: Varies | Open: January 13 – 22, 2023
Leavenworth in Winter
Leavenworth is a Bavarian town nestled at the foothills of the Cascade Mountains. It offers outdoor winter activities for all. Whether it’s the Village of Lights: Winter Karneval throughout the month of January, petting a reindeer at Leavenworth Reindeer Farm, or going snowmobiling with friends, there is something for everyone. Furthermore, for those looking for great dining and shopping, downtown Leavenworth provides a plethora of options.
Cost: Varies | Open: Year-round
Night Skiing at Crystal Mountain in Enumclaw
Crystal Mountain Resort’s night skiing option is family-friendly and great for those wanting to hit the slopes. Discovery, Gold Hills, and Quicksilver chair lifts shine bright at night with their Snow-Brite LED lights. A new option at the resort is the Last Chair Pass, which lets you hit the slopes anytime after 1:00 PM for three hours of access to the whole mountain before skiing or snowboarding under the lights.
Cost: Varies | Open: Friday and Saturday nights until 8:00 PM; now through February 19, 2023
Seattle Underground Tour
Although it’s more underground than outside, you will still need to bundle up for this attraction. If you’d like to explore a new side of the Emerald City, this unusual attraction will take you through the interconnected tunnels of the Seattle Underground. A 75-minute guided walking tour, you’ll get to explore the subterranean storefronts and sidewalks that were entombed when the city was rebuilt on top of itself after the Great Fire of 1889.
Cost: $10+ Please note that children under 6 years old are free but may find the tour challenging. | Open: Daily, year-round except Thanksgiving Day and Christmas Day.
Valisblot in Poulsbo
Every year, on the weekend closest to February 14th, the Poulsbo Sons of Norway Vikings host a fun Norse Valentine’s Day. They’ll take over downtown Front Street and then light the bonfire down at the Waterfront Park, giving a proclamation of love to their sweethearts. After the festivities, we suggest taking a stroll along the beautiful waterfront and then dining at one of downtown Poulsbo’s many wonderful restaurants.
Cost: Free
Want to stay in the know about more local events? Check out our free, digital Kitsap Events Guide. You’ll find a variety of recurring and annual events listed by month with helpful links, videos, and more.
Should You Renovate Or Sell Your Home As Is?
You’ve decided to sell your home, so should you renovate or sell your home as is? As with all decisions, there are pros and cons to each choice. If you choose to renovate your home, it will most likely sell for a higher price and faster, but remodeling projects can be costly. And, some don’t have a high return on investment. If you choose to sell your house as is, you save money in the short term but you could miss out on making more money on the sale of your home. It’s important to understand the factors involved and work with your real estate agent.
Home Remodel Cost Analysis
One of the most important factors is the cost of home remodeling projects. First, how much are you willing to spend? Second, can you expect a decent ROI when you sell your home? Thankfully, you don’t have to figure this out on your own. Your local real estate agent is a great resource and should be an expert on the local market. It’s their job to evaluate your home and to know which remodels are most beneficial in your area.
Doing A Home Remodel
If you decide to move forward with renovations, the next decision to make is whether you can DIY or if you need to hire a contractor. If you are qualified, can you dedicate the time required to finish the project within your home sale timeline? While hiring a contractor costs more, it may be worthwhile. You may want the peace of mind of working with a professional, especially for highly technical projects.
According to the Remodeling 2022 Cost vs. Value Report, on average, homeowners paid approximately $27,000 for a midrange bathroom remodel and it had a 58.9% ROI. For a minor kitchen remodel nationwide, they paid about $28,000 and it had a 71.2% ROI. These numbers indicate that you can recover more than half to a third of your costs. For your home, simpler upgrades that increase your home’s value may be better. Consider painting kitchen cabinets, refinishing hardwood floors, or installing new bathroom tile. After you’ve updated or renovated, your agent can help determine the price of your home.
Selling Your Home As Is
If you decide not to remodel your home, you may ultimately sell your home for less. But you won’t have to deal with the costs and headaches that come with renovations. Plus, remodeling a home you are about to sell means you won’t get to enjoy any of the upgraded benefits. Where’s the fun in that? Lastly, choosing not to remodel or make any upgrades will impact what you get for your home and your home-buying budget. It’s important to remember the costs of buying a new home.
Market Conditions
Local market conditions are another factor to consider when deciding whether to renovate or sell your home as is. In a seller’s market, you most likely will still be able to sell your home for a great price without investing time and money into remodeling. Due to strong demand and limited supply, high competition among buyers will drive up prices. However, you’ll still have to take steps to prepare like making necessary repairs. And, staging your home gives buyers a great first impression and helps them easily imagine themselves in the space. That being said, sometimes certain projects like adding stone veneer to your home’s exterior (119.5% recouped at resale) or replacing your garage door (117% recouped at resale) can really increase the value of your home.
Here in Kitsap County, we still have a seller’s market. Though we are seeing a shift in the market, there are still serious buyers. Watch our video below to see our 3rd quarter market stats.
Waiting
If you’re still not sure what to do and you’re not working within a tight timeline, you could wait. This will give you more time to weigh your options and prepare for a future sale. With more time, you’ll be able to plan for any needed projects at a more relaxed pace.
When deciding whether to renovate or sell your home as is, Windermere Kingston has highly rated, experienced local real estate experts available to help. Take some of the pressure off and contact us today.
Kitsap’s Market: First Quarter, 2022
Kitsap County’s real estate market had a solid first quarter. In 2021, we saw strong buyer demand and low inventory, and that continues to be the case. It’s still a seller’s market, with many homes continuing to sell above the asking price. We’ve compiled key highlights and market trends below. And, if you have any questions our local experts are here to help.
News on Sold and Pending Homes
In the graph above, you can see a similar rise reflected in market volume that we saw this time last year. This follows the typical real estate market trend of a cooler first quarter before the market heats up in the summer. Sold homes still outpace pending listings and home prices are still increasing as a result of high demand. During 2022’s first quarter, 994 homes were sold. That’s up 10.7% year-over-year, showing more market activity.
Kitsap’s Market Still Favors Sellers
As supply remains low, sellers can list with confidence. Buyers will need to be prepared for competition. We do expect to see more homes come on the market as construction ramps back up, supply chain issues decrease, and the pandemic wanes.
Listing Price vs. Sale Price
Kitsap’s market still has many eager buyers and during Q1, we saw a 10.8% increase in home prices year-over-year. We expect prices to continue to rise since many buyers will continue to meet sellers’ pricing demands. We are also seeing more affordability issues for others who want to buy in our area. Currently, the average sale price in Kitsap County is $606,000.
Insights from Our Chief Economist
Matthew Gardner, Windermere’s Chief Economist, shared his Top 10 Predictions for 2022 in one of his recent Monday with Matthew videos. Here’s what Gardner predicts for 2022:
- Prices will continue to rise, though the pace of appreciation will slow. Gardner thinks it will be about 6% in 2022 versus the massive 16% rise of 2021.
- Spring will be busier than expected. This will increase buyer demand, as buyers get more clarity in their new hybrid model combining remote and office work.
- The rise of the suburbs will also result from this work hybrid model. Many buyers are moving within the same area they already lived in.
- New construction jumps since the cost to build has come down.
- Zoning issues will be addressed.
- Climate change will impact where buyers live. People will focus more on how safe a location is in relation to natural disasters.
- Urban markets will bounce back after the demand drop from Covid.
- A resurgence in foreign investors will return since the travel bans were lifted last November. The demand will rise as long as our borders remain open.
- First-time buyers will be an even bigger factor in 2022. This year, 4.8 million millennials will turn 30, the median age of first-time buyers in the U.S. First-time buyers will be looking for cheaper markets.
- Forbearance will come to an end and that will be okay. It was well thought out, and as Gardner says, “as of recording this video, there are now fewer than 900,000 owners still in the program.” Hopefully, this continues to drop.
Additional Information
You can learn more from Matthew Gardner by reading his Market Update by region or watching his Monday with Matthew video series.
If you’re new to our area, check out our free Guide to Kitsap. If you’re interested in buying or selling, our local experts are here to help.
