Selling in Point White comes with a few extra layers of prep. You are balancing waterfront appeal, shoreline rules, and septic documentation while trying to hit the market at the right moment. With a clear checklist, you can reduce surprises, keep buyers confident, and launch with strong marketing.
Below is a step-by-step pre-listing plan tailored to Point White on Bainbridge Island. You will learn what to gather, what to fix, when to call city or county staff, and how to time your photos for tide and light. Let’s dive in.
Why Point White prep matters
Point White buyers care about shoreline condition, septic health, and how the home relates to the water. They also notice corrosion, moss, and deferred maintenance faster in a marine climate. Clear documentation and small coastal-smart fixes can boost perceived value while keeping you compliant with local rules.
You do not need to tackle everything at once. Follow the sequence below to avoid rework and keep your timeline on track.
Step 1: Gather core records
Start 6 to 8 weeks before listing. Collect the documents buyers expect and your agent will need.
- Septic file: permits, as-built drawing, O&M records, and the most recent inspection or maintenance report. Request records from the Kitsap Public Health District (KPHD). Allow 1 to 2 weeks for retrieval.
- Shoreline history: prior shoreline permits, exemption determinations, or restoration plans. If you have geotechnical or erosion reports, include them.
- Survey and easements: boundary survey, any recorded easements or covenants, and HOA documents if applicable.
- Water system: if you have a private well, pull well logs and consider a water quality test.
- Seller disclosure: complete the Washington seller disclosure form and note any known shoreline or septic issues.
Having these records ready reduces buyer risk perception and speeds negotiation.
Step 2: Confirm shoreline constraints early
Washington’s shoreline rules set the overall framework for what you can do near the water. The City of Bainbridge Island implements local shoreline policies and permit types, and they interpret buffer rules and allowed vegetation work.
- Review the basics in the state’s Shoreline Management Act. You can read the law in the Shoreline Management Act (RCW 90.58).
- Before you trim trees, remove shrubs, or touch docks, stairs, or retaining walls, contact Bainbridge Island Planning and Community Development. Ask if your planned work is exempt or requires a shoreline determination or permit.
- Do not remove native buffer vegetation until you confirm the rules for your lot. Unpermitted clearing can trigger enforcement and complicate your sale.
- If you have bluff erosion concerns, locate any geotechnical reports and disclose known conditions. Buyers want clarity about slope stability and access.
Tip: If you need a shoreline exemption or other permit, start that conversation 4 to 6 weeks before listing so you can plan around any processing time.
Step 3: Inspect the septic system
Buyers pay close attention to septic systems on shoreline and island properties. Even if a pre-sale inspection is not required, a current report builds trust.
- Schedule a licensed onsite sewage system inspector or designer if your file is incomplete or the system is older. Plan 1 to 2 weeks for scheduling and reporting.
- If your system has an O&M program, confirm it is current and include recent service records in the listing packet.
- If the inspection reveals concerns, coordinate with KPHD on permits and timeline for repairs, and secure estimates. Some issues can be documented and deferred to closing; others may need action sooner depending on buyer and lender requirements.
- If you have a private well, consider a water quality test and include results.
These steps help you avoid last-minute renegotiations and give buyers confidence in long-term performance.
Step 4: Knock out coastal‑smart exterior fixes
Focus on small, high-ROI items that improve safety and presentation without triggering shoreline permits.
- Repair safety issues: tighten or replace loose railings, fix broken steps, and patch cracked walkways.
- Refresh finishes: paint or stain entry trim, re-seal deck boards and rails if structurally sound, and replace worn siding boards. Use coastal-rated paints, stains, and stainless or coated fasteners to withstand salt spray.
- Keep water moving: clean gutters and downspouts, clear roof valleys, check flashing, and remove visible moss or mildew.
- Brighten evenings: replace missing or tired exterior lighting with simple, warm fixtures.
- Weatherproof details: refresh exterior caulk around windows and doors and update front door hardware.
Structural changes like new decks, shoreline stairs, retaining walls, or dock work typically require building and shoreline permits. Verify your scope with city staff before you start.
Step 5: Landscape with shoreline sensitivity
Aim for tidy and natural rather than cleared. Preserve buffers, open view corridors carefully, and choose plantings that fit the site.
- Prune selectively to improve view corridors, focusing on limb raising and underbrush thinning. Avoid removing native trees or shrubs in buffers until the city confirms what is allowed.
- Keep hardscape light. Permeable pathways and minimal access features are better for both drainage and permitting.
- Use native, low-maintenance plants that resist salt and support stability. Avoid invasive ornamentals.
- Ask about timing. Certain vegetation work can be seasonally constrained by fish migration or nesting.
The goal is a cared-for shoreline that looks natural and compliant.
Step 6: Stage for light, water, and flow
Staging on the waterfront is about drawing the eye to the view while showcasing how you live with the shoreline.
- Inside, neutralize and declutter to maximize light and sightlines. Keep window coverings simple and open during showings.
- Outside, use simple planters and fresh mulch to signal care without crowding decks or paths.
- Highlight usable outdoor areas that connect to the water, such as seating zones, fire pits where allowed, or safe steps leading to the beach.
If you want help coordinating small improvements or staging, McLaughlin & Co can guide the scope and timing and discuss options like Compass Concierge for eligible pre-listing projects.
Step 7: Time photography for tides and weather
Waterfront marketing lives or dies on photos. Plan your shoot window early and coordinate around tide and light.
- Decide on tide strategy. Low tide can reveal sand or rocky shelves and usable beach areas. High tide can better show water depth at a dock. Pick what supports your story and schedule accordingly.
- Book pros after exterior and landscaping are complete. Most photographers need 2 to 7 days lead time, longer in peak season.
- Aim for mid to late morning or late afternoon for exteriors and bright mid-day for interiors.
- Consider drone plus ground photography on the same day to capture context and privacy without duplicating setup.
If you plan to use drones, make sure your pilot operates under FAA Part 107 rules, checks local airspace, and avoids flying over people or occupied private property without permission.
A practical Point White timeline
Use this as a baseline and adjust to your property and any permit needs.
- 6 to 8 weeks out: Request KPHD septic records. Gather shoreline permits, survey, easements, title info, and any geotechnical reports.
- 4 to 6 weeks out: Book a septic inspection if records are incomplete or the system is older. If repairs are needed, apply for KPHD permits and schedule work. Contact Bainbridge Island Planning to confirm whether planned vegetation work or exterior fixes require a shoreline determination or permit.
- 3 to 5 weeks out: Complete small exterior repairs, paint touch-ups, deck and railing fixes, gutter cleaning, and pathway safety improvements. Do landscape cleanup that preserves shoreline buffers.
- 2 to 3 weeks out: Finish interior and exterior staging, deep cleaning, and simple curb appeal touches.
- 1 to 2 weeks out: Schedule professional photos and any drone work to align with your chosen tide window and forecast.
- Listing week: Provide digital copies of septic and shoreline documents to your agent. Prepare a property packet for buyers and note any active permits or scheduled work.
What to include in your buyer packet
Give buyers the information they need to act with confidence.
- Septic documents: permits, as-built, O&M records, and the most recent inspection report
- Well logs and recent water test, if applicable
- Shoreline permits or determinations and any geotechnical or erosion reports
- Boundary survey, easements, covenants, and HOA documents if applicable
- Receipts for exterior repairs, deck or dock work, and landscape restoration
- Seller disclosure with any known septic or shoreline issues
Common pitfalls to avoid
- Clearing shoreline vegetation before confirming local rules. Always ask planning staff first.
- Skipping a septic inspection when records are incomplete or the system is older. Buyers will likely ask for it anyway.
- Scheduling photos before exterior work and landscaping are finished. You risk paying twice.
- Forgetting tide timing for waterfront marketing. Pick the tide that shows your advantage.
How McLaughlin & Co can help
Waterfront selling is as much planning as it is presentation. Our team guides you through record gathering, coordinates trusted local inspectors and contractors, advises on shoreline-friendly improvements, and plans photo timing around tides and light. With Compass-backed marketing and options like Compass Concierge for qualified projects, we tailor a calm, effective launch that fits your goals.
Ready to talk through your timeline and scope? Make time for coffee and schedule a consultation with McLaughlin & Co.
FAQs
What septic steps should Point White sellers take?
- Request KPHD septic records early, then consider a pre-listing inspection by a licensed professional. If issues arise, coordinate permits and repairs with KPHD and share documentation with buyers.
Do I need a shoreline permit to trim trees before listing?
- Possibly. Selective pruning may be allowed, but do not remove native buffer vegetation without guidance. Contact Bainbridge Island planning staff to confirm what is permitted on your lot.
How long do shoreline permits take on Bainbridge Island?
- Timelines vary. Simple exemptions can be quicker, while substantial development permits and conditional uses take longer. Start conversations with the city 4 to 6 weeks before planned work.
When should I schedule drone photos for a waterfront listing?
- Book drone and ground photos after exterior work and landscaping are complete. Confirm your pilot’s FAA Part 107 status and local airspace permissions, and build in weather flexibility.
Is a septic repair required before I list my home?
- Not always. A current inspection and clear documentation are recommended. Major failures are typically disclosed and may need repair before closing depending on buyer and lender requirements.
