Mike Mostyn's
2020 South Puget Sound Waterfront
Sales Report



Port Orchard

Average sales price in 2019 = $751,552
UP 16.2% from 2018

This information is taken directly from the Northwest Multiple Listing Service (NWMLS) sales data for 2019 - no editing. To make the charts more accurate for single-family residential homes, manufactured homes, condominiums and land sales are NOT INCLUDED.

How to read the activity chart

Each dot on this chart is an actual 2019 waterfront home sale – placed on the chart by its price verses its square footage. The line on the charts is a mathematical average calculated from these dots to show the average sale price at any given size of home.

REMEMBER - Much more goes into a “price to sell” than the cost per square foot alone. Variables include the amount of beach frontage, tideland rights, the proximity and access to the water, a dock, the home’s condition & lot size. Although similarities of these variables created this group of homes, price per square foot is an appraiser’s approach to comparing area values.

How active was this market last year?

Each dot is a 2019 sale, marked by the sale price vs. how much time it took to sell. This shows how active this market was in 2019. The “time to sell” is defined from the day it is listed to the day it closes. That includes showings & escrow. A home “sold” in June was probably negotiated in April or May.

When to buy / sell / list?

I’m often asked – "When is the best time to list my home for sale? My answer - 45-60 days before people buy homes in your area. This is a chart of the buying pattern of this beach, each dot marking a 2019 sale price and when it sold.

South Sound waterfront vrs. North Sound waterfront

  • Property appreciation like you see here at this website is generally less in the North Sound.
  • Much of the South Sound is in the Olympic Mountain rain shadow.
  • The water is calmer the further south you go - better for kayaking and boating.
  • The water is up to 10 degrees warmer in Hood Canal – great for swimming.
  • The South Sound is better protected against tsunami and tidal effects.

  • Take advantage of these charts

  • Looking for a bargain: Perhaps there is a time of the year when properties are bought cheaper.
  • When activity is low, there are generally fewer listings of high quality to choose from but sellers may be more motivated.
  • Some beaches are better for commuting to Seattle or Tacoma - they are the most expensive.
  • The Bremerton car ferry to Seattle takes an hour but unloads at the same place as Bainbridge and all ferries have wi-fi.
  • How long can I wait before making an offer? There a chart for that.
  • More secluded vacation properties can be half the price but only add 20 minutes to your drive.
  • Is it a bargain? Locate an active listing and place it on the pricing chart – where does it fall?
  • How inexpensive of a waterfront property can you get? Look at the pricing dots furthest to the left.

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