This property is legally limited to 3 bedrooms. It is marketed as 4.
Kitsap County Health District records include a recorded "Notice to Title for Limited Bedroom Capacity" (filed July 2006) that runs with the land. It states the property may not be sold, leased, rented, or occupied with more than 3 bedrooms, based on the capacity of the onsite septic system. This notice cannot be removed without written approval from the Environmental Health Division.
The property's listing markets it as a 4-bedroom home with rental potential based on a second living wing. That framing is not consistent with the legal record. The practical effect: any offer would reflect the 3-bedroom record, and lenders would underwrite it accordingly. Title will confirm whether the notice remains active.
The Property
The original 1989 single-story rambler was expanded in 2006–2007 with a fully permitted addition that doubled the footprint. The listing describes the two sections as connected by a stone-floor breezeway, each with its own entrance. The addition includes a loft level and a 1,155 sf unfinished wood shop below. Both sides have ductless mini-splits (permitted 2011) plus supplemental electric heat.
The condition is good to great for the area. The main section shows some dated finishes but is in solid shape. The view corridor to the north faces Puget Sound, the Point No Point lighthouse, and Mount Baker, with Kitsap County parkland as the adjoining land to the north, which is not zoned for residential development.
Market Context
Hansville is a low-volume, spread-out market on the northern tip of the Kitsap Peninsula. About 45 homes sold here in the past year at a median price near $685,000, and homes typically spend around 65 days on market. Values are down roughly 8% year over year.
This property has been listed 28 days. It was originally listed at $1,050,000 and reduced $55,000 to $995,000 on day 26. A price reduction inside 30 days in a 65-day market is a clear signal: the seller found resistance and moved. That works in your favor.
What We Think It Is Worth
View-plus-acreage properties in Hansville without waterfront access form a thin comparable set. The analysis anchors on recent sales and works outward from the most comparable to the least, adjusting for the differences that move price in this market: view quality, lot size, outbuildings, age, and bedroom count.
The cleanest baseline is 6691 Buck Lake Rd NE, which sold in March 2026 for $895,000... near-identical size and acreage, no view, no shop. The subject's north Sound view (unobstructed, with county parkland as the adjoining land) and the detached shop package add meaningful value above that base. The bedroom cap applies a modest discount against the marketed 4-bed story.
Offer Guidance
The three tiers below reflect different offer postures and their likely implications. The 3-bedroom county record is the documented basis for pricing in any of the three scenarios. Which tier fits depends on your priorities and timeline.
- Would open ~$65K below the reduced list.
- Leans on the legal 3-bedroom record and the seller's demonstrated willingness to move.
- Would leave room to negotiate upward if needed.
- Would pay supportable fair value based on comparable sales.
- Likely path to a straightforward transaction.
- Reduces back-and-forth while still reflecting the 3-bed record.
- Would meet the reduced list price.
- Prioritizes certainty over economics.
- Still within the supportable range based on comparable sales.
Market timing: The seller is at 28 days in a market where homes typically take 65 days to sell, and has already reduced the price once. An offer in any of these ranges would be engaging a motivated seller at a point where time is beginning to work against them.
What to Verify Before Closing
- 3-bedroom Notice to Title. County records show a notice limiting this property to 3 bedrooms based on septic capacity. Title will confirm whether it remains active. title item
- Septic service. Tank was last pumped in October 2020 and was in good condition. Worth budgeting for a pump and inspection, as it will be approximately 6 years out from last service at closing. budget item
- Building permit record — clean. The 2007 addition was fully permitted (Kitsap DCD permit 06-40058) and closed out with all inspections complete on 9/21/2009. Mini-splits permitted 2011. No open permits. confirmed
Recent sales used to establish the value range above. Lot sizes and waterfront/view classifications confirmed against MLS. Adjustments are directional, not a formal appraisal.
View all comparable listings → Full MLS listing detail for each sale below, including photos.
| Property · Date | Price | Bd/Ba | Sq Ft | Lot · View | Yr | Role |
|---|---|---|---|---|---|---|
| 8554 Point No Point Rd NE Jul 2025 · 11 days |
$1,500,000 | 4/2 | 2,316 | 21,344 sf · low-bank waterfront, 50' beach | 1970 | Waterfront ceiling. Subject has no beach access. |
| 4957 NE Canal Ln Jul 2025 · 10 days |
$1,194,000 | 3/3 | 2,912 | 11,761 sf · low-bank waterfront | 1978 | Waterfront anchor. Tiny lot vs. subject's 5 acres. |
| 37549 Olympic View Rd NE May 2026 · 31 days |
$1,049,000 | 3/3 | 3,686 | Driftwood Key · west Olympic/Hood Canal view | 2008 | Recent view benchmark. Larger, newer, HOA community. |
| 34031 Bonnieview Ln NE Apr 2026 · 109 days |
$900,000 | 4/2.5 | 1,972 | 6.0 ac · distant water view | 1966 | Acreage + view comp. Subject's view quality superior. |
| 6691 Buck Lake Rd NE Mar 2026 · 9 days |
$895,000 | 3/2.5 | 2,347 | 4.89 ac · treed, no view | 2004 | Cleanest baseline. Same size and acreage, no view, no shop. |
| 2700 Mountain View Dr NE Aug 2024 · 5 days |
$875,000 | 3/2.5 | 2,153 | 9,148 sf · partial bluff view, obstructed | 2018 | Partial-view benchmark. Newer, small lot, compromised view vs. subject. |
| 38104 Hillview Ln NE Subject property |
— | 3/3 | 2,312 | 4.97 ac · unobstructed Sound + Baker + lighthouse (protected) | 1989 | Legal 3-bed; permitted addition; detached shop; septic cap. |
The addition was built under Kitsap County DCD permit 06-40058, issued October 10, 2006. It went through full plan review with engineered structural calculations, multiple field inspections, and resolution of a wetland buffer enhancement condition. The permit was closed and finaled September 21, 2009 with all inspections complete. The mini-splits were added under a separate mechanical permit in 2011.
- Building permit 06-40058: addition · Closed finaled 9/21/2009 confirmed via Kitsap SmartGov
- Mechanical permit 11-99225: 2 mini-splits · Issued 7/14/2011 confirmed
- Septic as-built: 3-bedroom gravity system · Approved 3/20/2008 confirmed
- Notice to Title, recording 200607120129: 3-bedroom cap, filed 7/12/2006 — active until amended by Environmental Health Division runs with land
- Septic last pumped October 2020, good condition · service due ~6 years out
Hansville trades slowly and in low volume. The view-plus-acreage segment is especially thin... fewer than half a dozen genuinely comparable sales exist in the past 18 months. That gives an informed buyer meaningful leverage because the seller cannot easily point to a better-priced alternative offer.
Point No Point county park is directly adjacent to the north. The park is county-owned and not zoned for residential development (kitsap.gov/parks), which means the Sound/Baker/lighthouse view corridor faces no current development pressure from that direction.
The Hansville Greenway trail system connects to the lighthouse, Buck Lake County Park, and miles of hiking and beach access. Point No Point Resort, a small grocery, and a cafe are nearby. The community is deliberately rural and low-density.
Getting to Seattle: Kingston ferry (~20–25 min drive) connects to Edmonds. The Kingston passenger fast-ferry runs directly to downtown Seattle. Drive time to Seattle without ferry is roughly 90 minutes.
Schools: North Kitsap School District... David Wolfle Elementary, Kingston Middle, Kingston High School.
Zoning: Rural Residential (RR). No HOA. 5 private acres bordered on multiple sides by county parkland.