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Waterfront homes and a marina on a Kitsap County harbor in autumn
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Appraisals in
Bainbridge Island

Washington State Licensed and Certified Appraisers serving the greater Puget Sound area.

Who appraises homes on Bainbridge Island?

AppraisalMS appraises homes on Bainbridge Island for purchases, refinances, estates, divorces and Kitsap County tax appeals, working from our Lynnwood office. For a quote, put the property address in the box at the top of this page, or phone (425) 967-3498.

The whole island is one city: Winslow incorporated in 1947 and annexed the rest in 1991, per HistoryLink. The 2020 Census counted 24,825 residents. Ferries run from Winslow to Seattle's Colman Dock, a 35 minute ride per Wikipedia.

Bainbridge Island neighborhoods and what we check in each

Winslow

Downtown covers about 1.5 square miles on Eagle Harbor, with the ferry terminal at the end of Winslow Way. Condos, townhomes and older houses on small lots sit within a walk of the boat, so we read HOA budgets and measure that walk.

Wing Point and Yeomalt

Close to the ferry, with many homes on or near the private Wing Point golf club, per a local broker guide. Older sections touch the water. Yeomalt Point, at the north edge, has shared private beach access, so the easement is read before a beach is credited to the house.

Lynwood Center and Pleasant Beach

A south end village around the Lynwood Theatre, open since 1936, with low bank waterfront on flat lots along Pleasant Beach Drive. The city's South Island sewer takes new connections only during a June open call, so sewer or septic is confirmed for every house.

Fort Ward

An Army post on Rich Passage, on the southwest side, from 1890 until 1958. Some fort buildings became homes, and many houses are on the city's Historic Register, so remodel history guides the comps.

Port Madison and Point Monroe

The north end around Port Madison Bay was the first Kitsap County seat and holds the planned Hidden Cove Estates. Point Monroe, also called Hedley Spit, is a sand spit lined with houses, and its sales are compared with other low bank homes before bluff lots.

Rolling Bay and Manitou Beach

Rolling Bay centers on Sunrise Drive NE and NE Valley Road on the east side, and most of it is not on the water, per Wikipedia. Manitou Beach is the nearby shoreline. We confirm frontage or a view at the house, whatever the address says.

Island Center, Fletcher Bay and New Brooklyn

The middle of the island, with multi acre lots and New Brooklyn parcels of 5 to 10 acres or more, per a broker guide. City water reaches Fletcher Bay; many rural homes use wells and septic. Usable land and water source count before acreage.

More Bainbridge Island communities we cover

  • Agate Point At the far north end near the Bloedel Reserve, with wooded lots and some homes looking over Agate Passage and its bridge.
  • Arrow Point Forms the west shore of Manzanita Bay and takes its name from its sharp shape.
  • Battle Point West side community named for a Suquamish victory over northern raiders, and home to Battle Point Park on the old Navy radio station site.
  • Tolo Sits inside the Battle Point area on the west side of the island.
  • Venice Another small west side community counted within Battle Point.
  • Manzanita Bay West facing waterfront north of Battle Point, where homes away from the beach usually sit on an acre or more.
  • Seabold The far northwest corner, where old farm cottages and large waterfront homes face the Olympics.
  • Meadowmeer Homes mostly from the 1970s to the 1990s around the public nine hole Meadowmeer Golf Course on Koura Road, plus the Derby Downs horse area.
  • Hidden Cove Estates A planned subdivision in the Port Madison area, compared first with resales inside its own boundary.
  • Windsong A 1970s and 1980s view subdivision near Rolling Bay with mostly half acre lots laid out around an old dairy barn.
  • Murden Cove Homes cluster around this cove with Manitou Beach, many share a beach easement, and mid century houses mix with beach cottages.
  • Ferncliff Larger lots, many on septic, with some high bank waterfront and east views toward the Seattle skyline.
  • Woodland Village Twenty seven newer Craftsman style homes on Garibaldi Loop, within walking distance of Winslow shops and the ferry.
  • Commodore One of the bigger subdivisions inside Winslow, valued against other in town sales before anything outside the core.
  • Hillandale A Winslow subdivision where small lot sales near downtown make the first comp set.
  • North Town Woods Listed by a local broker among Winslow's larger neighborhoods, so its sales stay in the close to ferry comp set.
  • Eagledale South of Eagle Harbor on old farmland, where Japanese American families were sent from the Eagledale dock in March 1942.
  • Creosote A former wood treating town at the south side of Eagle Harbor's mouth, now Pritchard Park and still under Superfund cleanup.
  • Bill Point View covenants protect sightlines toward Seattle and Eagle Harbor, most houses date from the 1970s and 1980s, and it has the island's only neighborhood pool.
  • Crystal Springs Homes along Crystal Springs Drive and its easement roads, some across the road from the water, which changes how frontage is counted.
  • Point White Near the Point White Pier and Lynwood Center, on the South Island sewer system per the city.
  • Stetson Ridge A larger subdivision in the Lynwood Center area, compared with nearby sales on similar half acre to acre lots.
  • Emerald Heights Named by the city as one of the south island areas served by the Fort Ward sewer plant.
  • Rockaway Beach Low bank waterfront on smaller lots along Rockaway Beach Road, served by its own city water system.
  • Port Blakely East side, slightly south, where William Renton ran a sawmill from 1863 at what was once called the world's largest mill under one roof.
  • Blakely Hill Above Port Blakely on acre plus lots, with many houses built in the early 2000s.
  • South Beach Low and mid bank waterfront facing south and west, next to Fort Ward.
  • Restoration Point The island's southern tip, where George Vancouver anchored nearby in 1792.

What moves home values on Bainbridge Island?

Water comes first. Low bank beach, high bank bluff, shared access and a view with no frontage are separate comp sets. The city's Shoreline Master Program, updated in 2014 and amended in 2021 for nonconforming structures, can limit rebuilding near the water.

Next comes the ferry: a home near the Winslow dock and one at the north end draw different buyers. Then sewer or septic, well or city water, and usable land.

What appraisals does AppraisalMS do on Bainbridge Island?

We do purchase, refinance and FHA appraisals for lenders, plus estate, divorce, pre listing and relocation work ordered by owners and attorneys. Contesting an assessment? Read our property tax appeal guide.

Expect the report on the date we set, with updates along the way. Gerry has trained dozens of appraisers over three decades, and the field habits he teaches show here: bank height, beach access and sewer or septic status are confirmed on site, not copied from a listing.

Bainbridge Island appraisal questions

What does a Bainbridge Island appraisal cost, and when is the report ready?
We price each island job by the home and scope. Most reports take 7 to 10 days and arrive on the date we commit to. Type the address above or phone (425) 967-3498.
Can an island homeowner hire you directly for an estate, divorce or tax appeal?
Yes, for estates, divorce, pre listing and tax appeals; the lender orders loan appraisals. Kitsap appeals go to the Board of Equalization within 60 days of the value notice or by July 1, whichever is later. Our answer comes after a quick review of the MLS history, county records and property data.
How do you appraise Bainbridge waterfront and beach access homes?
We walk the site, note bank height and how the beach is reached, and read any shared access easement. Low bank, bluff and view only homes are compared with their own kind.
Do you appraise Winslow condos and townhomes?
Yes, and our team is very experienced with townhomes, condos and every attached dwelling type on the island. In Winslow we compare sales inside the same project first, then dues, reserves and the walk to the ferry.
Which school district serves Bainbridge Island homes?
The Bainbridge Island School District serves the whole island, so every city address is in one district. Its schools include Bainbridge High and Woodward Middle.
Sources for this page

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