Custom Home Architecture: Choose the Right Waterfront Property in Puget Sound
The Definitive Guide to High Bank vs. Low Bank Waterfront Properties for the Discerning Homeowner
“Do you have to jump in a kayak at a moment’s notice, or are you in it for the ahhhh’s? ”
So you've decided you want to build your PNW dream house on waterfront property and now you’re hearing the different terminology. High bank vs low bank waterfront property. While in either case, you’re basking in a glorious setting, they have major differences that you have to know.
As a custom home architect in Fox Island, WA, specializing in modern architecture, I often get asked about the differences between high bank and low bank waterfront properties in the Puget Sound area.
I’ve also enlisted Fox Island real estate agent Lacie Ferris who gave us a hot tip on what rookie mistake to avoid when buying land. Imagine getting beachfront property on Fox Island or Bainbridge Island and not being able to build a dock. I shudder to think.
At the end, I have two BONUSES -
1. A key to winning a competitive waterfront land deal, and
2. Done-for-you research on securing the best home construction loan in the Puget Sound.
If you’re on the fence about which type of waterfront property is right for you, just answer this one question. Do you have to jump in a kayak at a moment’s notice, or are you in it for the ahhhh’s?
You know which camp you’re in. Now let’s get into the details.
Understanding the nuances between high bank and low bank waterfront properties can significantly impact not just your custom home design and construction process, but also its financial health and salability just in case life throws a curveball at the forever home. You want to be well informed before making such a pivotal decision.
High bank waterfront is land situated on a cliff or a steep slope above the water. Key characteristics: Elevated views, potential more private, dramatic landscapes. The most amazing views I’ve seen have been from high bank properties. Being set on a cliff will do that.
Low bank waterfront is land closer to water level with easy access to the shoreline. Key characteristics: Direct water access, potential for a beach-like setting, easier for water activities. Ready about, hard alee!
Pros and Cons
High Bank
Pros:
Stunning panoramic views.
Enhanced privacy and seclusion as it’s not as easy for someone to walk across.
Less risk of flooding and erosion.
Potential for unique architectural designs to leverage the elevation.
Cons:
Limited or difficult water access.
Higher cost and complexity of construction - think six figure earthwork.
Potential challenges with utilities and infrastructure.
Even without beach access you still have environmental restrictions and regulations.
Low Bank
Fox Island beachfront
Pros:
Direct and easy access to water
Ideal for water sports and activities
Potential for beach like recreational spaces.
Cons:
Higher risk of flooding
Less privacy compared to high bank
Environmental impact and regulatory challenges. Just because something is permissible doesn’t mean getting the permit will be straightforward.
May require additional protective measures.
Issues to consider for both High and Low Bank:
Regulatory and Environmental Concerns: zoning, shoreline management, and environmental impact assessments will dictate what you can do and where you can do it, even with things far off the shoreline.
Construction and design challenges: site accessibility (is it a PITA to get to the site? Just imagine getting a concrete mixer there. Foundation stability. Utilities - real estate listings often say “available”. That doesn’t mean it will be easy. Septic systems are a necessity in places like Fox Island and much of Gig Harbor; its gotta go somewhere!
Insurance - waterfront properties will have different insurance rates.
Maintenance and Long Term Sustainability - Erosion control, landscaping, and potential for future environmental changes. For instance, fire pits are subject to burn bans and have particular restrictions you have to follow when designing them.
Avoid this rookie mistake when buying waterfront land in the Puget Sound.
“One hugely important fact is that with tidelands you have to do a separate chain of title and make sure both are legally attached.”
It is so critical that you work with a real estate agent that is knowledgeable about waterfront transactions as you could be in trouble if you discover that the tidelands rights were not transferred with the rest of the property.
But wait there’s more….
Bonus #1 The Insider Secret to Winning Competitive Waterfront Land Deals
I did promise good things. Here's the first bonus:
Recently, I was prepping for a Needs Analysis on a hot new waterfront listing in Fox Island. Priced to sell, it was generating a lot of buzz. My client wanted to secure it quickly, so her agent, Fox Islander Lacie Ferris, called the listing agent asking for a 30-day feasibility window. Initially, the listing agent refused. But when Lacie mentioned that the client had her architect ready to begin ASAP, everything changed.
Hearing that an architect was involved and it wasn’t a DIY feasibility study, the listing agent immediately agreed to our timeframe. They understood that while laypeople might take months or years to figure out the process, a professional can handle it in days or weeks.
Here's the key no one talks about: Bring in your architect from the start.
Have your agent tell the listing agent that an architect is on board and that you're not attempting a DIY feasibility study. This approach can dramatically increase your chances of landing the deal.
Bonus #2:Your Ultimate Guide to Securing the Best Home Construction Loan
Say you’ve got the land, maybe you’ve had it for years, and now you’re searching for construction loans. Calling banks and getting redirected can be a frustrating time sink. While one builder might push you towards their preferred bank, how do you know if it's the best deal for you?
Enter the Puget Sound Custom Home Financing Guide. I’ve done the legwork, gathering detailed information from all local banks that lend for single-family homes. This guide covers everything:
Loan limits
Options for second homes, primary residences, and investment properties
Upfront funding vs. post-installation and inspection funding
Direct phone lines, emails, and headshots of local lenders for a personal connection
No more entering your email into forms that go unanswered. This comprehensive, free, and regularly updated guide is your one-stop resource for making informed decisions on construction loans.
Get over the hump and start your dream home journey now.