What to Know Before Buying Land in Kitsap County: An Architect’s Perspective
Dreaming of building your own home on Bainbridge Island or along the coast of the Puget Sound? Whether you're drawn to the serene woods, filtered water views, or the quiet magic of the Pacific Northwest, buying land is an exciting first step—but it’s also one that requires careful due diligence.
At Studio Kamppari, we specialize in designing custom homes that are deeply rooted in their landscape. We often work with clients from the very beginning—sometimes even before they purchase land. Here’s what we encourage all prospective land buyers to consider before making an offer.
1. Zoning, Setbacks, and Restrictions
Before you fall in love with a property, check the zoning. Bainbridge Island’s zoning codes dictate what kind of structures you can build, how big they can be, and how close they can be to property lines, wetlands, or shorelines.
Common zoning types on the Bainbridge Island residential zones include R-1, R-2, and R-0.4—each with its own density and setback rules. Each jurisdiction has their own zoning code, check if your property is within city limits or in the county.
Here is the link to Bainbridge Island Zoning maps
Here is the zoning map for Kitsap County
Poulsbo, Bremerton, and the city of Port Orchard also have their own maps
If the property is near a shoreline, it may also be subject to the Shoreline Management Act, which adds another layer of permitting and environmental review.
Some lots are part of Homeowners’ Associations with architectural design review or building restrictions.
Codes can be overwhelming, so you may want to help from a local architect or land use consultant.
2. Septic, Sewer, and Water Access
Utilities are not always straightforward on Bainbridge or greater Kitsap County.
Many undeveloped parcels will require a private septic system—but not all lots will be approved for one. You can look for existing septic system records from the Kitsap Public Health District.
On the Kitsap Public Health District Site go to Environmental Health section → Septic Systems → Search for Property Records,
For water, some parcels are served by public water, but others will need a private well—and the cost to drill one can vary significantly.
Power and internet may not be right at the road; extending utilities can be costly.
We often help clients review utility availability as part of the pre-design process.
3. Topography, Trees, and Soils
The beauty of the Puget Sound—its trees, slopes, and views—can also create challenges.
Steep or heavily wooded sites may require significant grading, tree removal permits, or geotechnical studies.
Some parcels have critical areas such as wetlands or steep slopes that limit where you can build.
You can review critical areas in the Kitsap Parcel Search, go to Layers List → Choose a Theme = Critical Areas
Others have poor soils that could make excavation or foundation work more costly.
A good surveyor and geotechnical engineer are invaluable here. So is an architect who knows how to work with the land—not against it.
4. Solar Access and Site Orientation
Even on a heavily wooded island, natural light is a big deal.
When we visit a site, we pay close attention to trees, sun angles, wind patterns, privacy, and views.
A beautiful, south-facing clearing could be ideal for solar gain and passive heating.
West-facing lots offer stunning sunset views, but they also bring challenges like glare off the water and significant solar heat gain—factors that should be thoughtfully addressed in your building design.
Conversely, if your only buildable area faces north or is shaded, you’ll want a design that maximizes filtered light.
If you want a home that feels warm and airy year-round, orientation is key—and best considered before you buy.
5. Permitting and Timeline Considerations
Bainbridge Island and Kitsap County has a thorough, sometimes lengthy, permitting process.
Expect a minimum of 4–6 months for design, civil engineering, and permit submittal.
If your site involves critical areas, shoreline, or stormwater management, the review process can take longer.
Building on raw land also takes more prep time: clearing, grading, access roads, and installing infrastructure can add months to your project.
A replacement building where an existing structure is replaced with a new one helps reduce impact fees.
Patience is necessary for this step.
Final Thoughts:
Buying land on Bainbridge Island or the greater Kitsap region is about more than just finding a pretty spot—it’s about understanding the site’s opportunities and constraints so you can build a home that truly fits.
At Studio Kamppari, we love working with clients from the beginning—helping you evaluate potential lots and imagine what’s possible. We are happy to walk the site with you and share our perspective. Contact us to set up a site consult or get pre-design advice before you buy.