What Is a Waterfront Property?
Bainbridge Island communities often include beach access right from your backyard. This post will guide you through what you need to know before purchasing a waterfront home on Bainbridge Island, top neighborhoods for the best waterfront views and access, along with other helpful information including resources on how to acquire a dock and how to get mooring buoys for free. This is by no means a complete list, but something to get you started on your search.
History of Bainbridge Shoreline
Located in the southern arm of the Sailish Sea, Bainbridge Island and its shores were part of the Suquamish Tribe’s ancestral lands. The tribe, whose name translates to “people of the clear water” harvested the nature-rich shores for its salmon and shellfish. They maintained villages in present day Port Madison, Battle Point, Point White, Eagle Harbor and Point Blakeley. English explorers first arrived in 1792 and in 1855 the tribe relinquished their claim to the island, though maintained fishing rights as part of the treaty.
When looking at waterfront properties, homes and lots are often categorized as high bank, medium bank, low bank or no bank. With recognition that these are not strict definitions, here is a breakdown of what constitutes each.
High Bank
Generally well above sea level atop a cliff or steep incline often without access to the shore.
Access: Stairs or Tram
Pros: Expanded views of mountains as well as water and traffic
Cons: Requires stairs or alternate beach access, which may be difficult to obtain
Medium Bank
Remains above sea level, though not as high or dramatic incline as high bank.
Access: Stairs or Tram
Pros: Often continues to have good views
Cons: Still requires stair access, though may be easier to obtain
Low Bank
Slight above sea level.
Access: May require stairs
Pros: Easy beach access and stairs often not needed
Closer to nearby wildlife and waves
Cons: Stairs may be needed depending on incline and vegetation
No Bank
At floor level without any appreciable elevation changes.
Access: None needed
Pros: Easy beach access and stairs often not needed
Closer to nearby wildlife and waves
Cons: Possible impact from long term climate change
Stairs
Stairs are needed to access elevation changes along the property.
There are many types, some of which may or may not require platforms for change of direction.
There is a process and limitations in place to ensure build and compliance. A permit is likely required, which can be acquired by filling out an application through the City of Bainbridge Island. You will need to develop a building plan and design and request an environmental impact survey which is best done with construction and contractor.
The cost depends on the height and amount of materials, environmental modifications needed, and quality of stairs chosen.
Docks
Docks are fixed structures connecting the shoreline to the water. They allow direct access to a boat or vehicle.
There are two types: fixed pier with pylons (does not go up with the tide) and floating dock with pylons (will rise and fall with tide).
The process of obtaining a dock include a permitting application through the City of Bainbridge Island, ecologic surveys, hiring a dock construction company, and often need to get final permission from Suquamash tribe.
The cost of this can be extremely variable based on type and length needed, but expect in the $10,000s.
Mooring Buoys
Mooring buoys are floating structures that are attached to the seabed by rope or chain and allow the vessel to remain relatively stable while in deep or shallow waters. From a homeowner’s perspective, it is a place to “park” your boat. However, reaching the boat will require additional boat access from the shore, often in the form of a dinghy.
There are not a lot of varieties, though you would want something strong enough to tolerate local currents.
The process would include an application through the DNR—they do not generally require advanced environmental surveys or planning.
These are generally free if you meet all criteria, otherwise it can be purchased through the DNR.
Top 10 Neighborhoods for Waterfront Living
Bainbridge Island is filled with easy access to the beach, but here is our pick for the top 10 neighborhoods with direct access to the water.
South Beach: South Beach is located on the southeast side of Bainbridge Island at its southernmost point, running along NE South Beach Road. Enjoy southern sun exposure as well as views of the Puget Sound, passing ferries and sail boats during the day, and experience the glistening Seattle skyline at night.
Crystal Springs: Crystal Springs is located on the southwest side of the island. Although there is not much of a community center, the area is generally defined as being the western part of Point White, and northward along Crystal Springs Drive Northeast, to Westwood.
Rockaway: This .5-acre beachfront conservancy park has views of Seattle and the Cascades. The park contains wetlands and saltwater shoreline on Blakely Harbor, and has a picnic table, benches and a new stairway for scuba diving access to Blakely Harbor North Point and Blakely Rock.
Manzanita: Manzanita is located on the waterfront on the west side of the island along Manzanita Road NE. It is one of the most peaceful neighborhoods on the Island, perfect for those who want to enjoy island living and an easy commute to Seattle.
Port Madison: Port Madison is located on the northeast part of the island. It is generally thought of as the first development o, the Island. Most homes have low or no bank, and fitting for a boater’s lifestyle.
Fletcher Bay: Fletcher Bay is located on the west side of the island on the south of Fletcher Bay (the north is known as Battle Point). The sun stays a little while longer on this side of the Island making it perfect for campfire hangouts or late-night adventures.
Point White: Point White is located at the southwest tip of the island. This area includes plenty of privacy, jaw-dropping scenery, and opportunities to harvest your own dinners.
Hidden Cove: Hidden Cove is located mid-island with easy access to both Winslow and Seattle. It rests on the water and is surrounded by nature as well as good eateries and wine.
Manitou Beach: Manitou is located on the east side of the Island. A charming neighborhood with an abundance of outdoor activities including scenic walks and paddleboarding.
Yeomalt: Yeomalt is located on the eastern part of the island, north of Wing Point. Experience stunning views of Seattle while taking a short walk to Downtown Bainbridge.
FAQs
How much shoreline does Bainbridge Island have?
The island has over 53 miles of costal shoreline.
Are taxes higher on waterfront properties?
Waterfront homes do not have a higher tax rate than offshore homes, but they do generally carry a higher tax burden because they are typically valued at a higher price.
What are tideland rights?
In Washington state, the private ownership of a shoreline parcel generally extends out to the low tide mark. Most states place private ownership at the high-water mark, making Washington somewhat anomalous in this regard. However, this can get a little legally murky in the setting of people passing over the property when covered by water. This is not a frequent issue on the island as most of the waterfront is privately owned and shore traffic is generally low.
How much will rising sea levels impact a potential property?
According to an initial 2019 report, it is estimated that sea levels around Bainbridge have gone up 0.68 feet in the past 100 years. While the long-term rates and extent of global warming are yet to be determined, as are their actual effects on the local shoreline, the study noted a 50% chance that sea levels with rise over 2.8 feet within the next 100 years, with concern for more frequent flooding in the lower areas. Private home areas most affected are likely to include Hedley Spit/Point Monroe, Manitou Beach, and Schel Chelb Estuary/Point White Drive.
Are there other areas in which climate change may affect homes on the Bainbridge shoreline?
The study also noted that increase in extreme weather may accelerate bluff erosion and threaten high bank properties and septic systems. It will also likely increase stress on the local shoreline resources.
Do I need to worry about landslides on a high bank cliff?
While worry is perhaps too strong of a term, many high bluff properties may warrant a geotech survey to assess the structural stability of the cliff and offer recommendations to help reduce erosion and improve stability it if possible.
Am I allowed to update or make changes to the shoreline?
Any permanent changes to the shoreline would likely require permitting. That said, if changes were needed, the general rule is to improve overall ecological health. The WA DNR offers a comprehensive and helpful guide to any alterations. In addition, Shore Friendly Kitsap is a local organization looking to assist homeowners with ecologically improve and shoreline projects.
Your Marine Waterfront: A guide to protecting your property while promoting healthy shores
Am I able to fish or harvest shellfish off the shore?
Absolutely. There is year-round fishing for cutthroat trout along the shoreline as well as seasonal fishing for salmon. Both King and Silver can be taken from the shores. Clam, mussel and oysters can all be taken from the shores, though it is important to check the DNR website and its interactive map to get local, up-to-date information on seasonality and safety information.
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