If you bought your home in the last few years — especially during the hot market when bidding wars were common — you might be wondering if you paid too much. Maybe you stretched your budget, waived inspections, or are now facing repairs you didn’t expect. It’s understandable to feel uneasy, since buying a home is the largest investment most people make.
Let’s break it down: what you can do today to protect your investment, increase your home’s value, and set yourself up for success when it’s time to sell.
This Isn’t 2008 — And That’s a Good Thing
Today’s housing market may feel uncertain, but it’s nothing like the crash of 2008. That downturn was driven by risky lending and oversupply. In Kitsap County, we’re still dealing with a significant housing shortage — which helps support home values, even in a cooling market. Inventory is still low.
If you’re worried you bought at the top, take a deep breath. Owning your home for the long term is still one of the most reliable ways to build wealth. And you have more control than you think when it comes to protecting that investment.
1. Take Care of Your Home — Inside and Out
Regular home maintenance is key to preventing costly repairs down the road. Let’s break down essential tasks both inside and out:
Exterior Essentials:
- Roof and Gutters: Clean and treat your roof annually to prevent moss growth and clear the gutters quarterly (especially after heavy rainfall) to prevent clogs and costly damage.
- Siding and Trim: Repaint siding and trim as needed (typically every 5-10 years, depending on the material and exposure to the elements). This protects against wood rot.
- Caulking and Sealing: Inspect and re-caulk windows, doors, and any gaps annually to prevent moisture intrusion.
- Pest and Rodent Control: Regularly inspect for signs of pests, rodents, and wood-destroying insects, paying close attention to crawl spaces and attics. Consider professional pest control services as needed.
- Landscaping: Trim trees and shrubs away from the house annually. Maintain your lawn and ensure proper drainage away from the foundation. Inspect walkways, driveways, and patios for cracks.
- Windows and Doors: Clean windows regularly. Check and lubricate hinges and locks on doors and windows twice a year. Inspect and replace worn weather stripping.
- Foundation: Visually inspect your foundation for cracks or shifting at least once a year.
- Deck and Fence (if applicable): Clean and seal wooden surfaces every 1-3 years. Check for loose railings or damaged boards annually.
Interior Essentials:
- Moisture and Ventilation: Address any moisture or ventilation issues promptly to prevent mold and mildew growth, especially in bathrooms and kitchens. Add exhaust fans where needed.
- HVAC System: Change HVAC filters monthly or as recommended by the manufacturer. Schedule professional seasonal maintenance (spring and fall).
- Water Heater: Flush your water heater annually to remove sediment.
- Dryer Vents: Clean dryer vents at least once a year to prevent fire hazards and improve efficiency.
- Smoke and Carbon Monoxide Detectors: Test smoke and carbon monoxide detectors monthly and replace batteries annually (or as recommended). Keep fire extinguishers readily accessible in key areas and ensure they are in working order.
- Seasonal Deep Cleaning: Deep clean your home a few times a year to protect surfaces and maintain good air quality.
- Plumbing: Check faucets, sinks, and toilets for leaks regularly. Inspect exposed pipes for corrosion annually.
- Electrical: Test GFCI outlets (these should be in kitchens and bathrooms). Check for loose or frayed electrical cords.
Keep a record of your energy, water, gas, and other utility bills to identify any unusual spikes. If your bills seem consistently high, consider these potential solutions:
- Insulation: Adding insulation in attics, walls, and crawl spaces can significantly reduce energy loss.
- Lighting: Switch out incandescent light bulbs for energy-efficient LEDs.
- Appliance Efficiency: Service or upgrade older appliances to Energy Star certified models (e.g., cleaning refrigerator coils, upgrading your washing machine).
- Sealing Air Leaks: Add weatherstripping around doors and windows and caulk any gaps to prevent drafts.
- Water Conservation: Check for and repair any water leaks promptly.
2. Make Strategic Cosmetic Updates & Improvements
Want to boost your home’s value without breaking the bank? Smart cosmetic updates and improvements are your secret weapon. By focusing on affordable changes with significant visual impact, you can improve your home’s value.
Here are some key areas to consider:
- Fresh Paint: A fresh coat of paint in popular neutral shades like warm whites or greige can instantly refresh your home and make it feel newer. Don’t forget to touch up any cracked, faded, or peeling areas.
- Updated Lighting Fixtures: Say goodbye to outdated brassy fixtures or basic builder-grade lighting! Modern pendant lights, updated bathroom vanity lighting, and energy-efficient LED options can dramatically change the look and feel of any room.
- Modern Hardware: Updating cabinet and door hardware is a small change with a big impact, instantly modernizing kitchens and bathrooms.
- Flooring Refresh: When replacing flooring, consider the durability and modern look of LVP (Luxury Vinyl Plank) throughout main living areas and the comfort of neutral carpet in bedrooms.
- Boost Curb Appeal: For a deep dive into boosting your home’s exterior, check out this post. Remember, even a basic yard cleanup, fresh mulch, and well-maintained shrubs create a welcoming first impression. When your yard looks great, your neighbors may be inspired to step up their landscaping game, potentially boosting values across the neighborhood.
- High-ROI Door Replacements: As just one example of a smart investment, a 2024 Cost vs. Value Report (link) showed that garage door replacement delivered a whopping 193% return on investment (ROI). Replacing an old or worn entry door can also significantly improve curb appeal, security, and even energy efficiency.
- Kitchen and Bathroom Considerations: While kitchen and bathroom remodels can have a significant visual impact, be aware of the high cost involved, and you likely won’t recoup the entire expense when you sell. Focus on more budget-friendly updates in these areas first.
As your local Kitsap real estate agent, I understand what resonates with buyers in our area and can guide you to the smartest improvements for your specific neighborhood. I can even point out potential tax credits or rebates for energy-efficient upgrades.
By making these strategic updates now, you’ll not only enjoy them yourself but also position your home for a more successful sale when the time comes.
3. Remember: Real Estate Is a Long-Term Game
Home prices naturally fluctuate year to year, but over time, values tend to rise — especially in Kitsap County, where demand continues to outpace supply.
Kitsap County home prices have appreciated steadily over the past several decades, even after economic downturns. Real estate can be a great hedge against inflation since it increases in value at a rate faster than inflation. So if you hold onto your home for 3–7 years or more, you’re likely to build significant equity.
With some patience, you could eventually leverage the equity in your property, through a home equity line of credit (HELOC). However, you should avoid the temptation to borrow against your home until it appreciates in value.
Keep in mind that selling comes with costs — commissions, taxes, title and escrow fees, moving expenses — so give your home time to grow in value before expecting a profit.
4. Keep an Eye on Your Tax Situation
Kitsap County Property Taxes and Appeals: If you believe your home and your Kitsap County property taxes are too high, you have the right to appeal your assessment. You can find detailed information on the Kitsap County Assessor’s website. Grounds for appeal typically include incorrect property characteristics, errors in valuation methods, or significant disparities compared to similar properties. The deadline to file an appeal in Kitsap County is typically within 60 days of the date the valuation notice was mailed.
Capital Gains Tax: When you eventually sell your home, any profit (the difference between your selling price and your original purchase price, plus certain capital improvements) may be subject to federal capital gains tax. However, holding onto the property for a longer term generally qualifies you for lower long-term capital gains tax rates compared to short-term gains. For those who have lived in the home as their primary residence for at least two of the five years preceding the sale, there are significant exemptions: up to $250,000 for single filers and $500,000 for married couples filing jointly. This underscores the financial advantage of viewing your home as a long-term investment. Consult a qualified CPA for more information.
5. Stay in Touch With Your Lender
If interest rates drop, refinancing your mortgage could reduce your monthly payment or help you pay off your loan faster.
- Making some additional payments towards the principal of your mortgage can reduce your interest over the life of your loan, saving you money.
- You might even consider an alternate payment schedule, which can lead to faster payoff and interest savings, in some cases.
Talk to your lender and/or CPA to get sound financial advice, because there are a lot of factors to consider with any of these approaches. Homeownership comes with big financial responsibilities — but with a thoughtful strategy, it can also open the door to financial stability and long-term wealth.
6. Be Smart With Your Money and Assets
Building long-term value in your home isn’t just about maintenance and upgrades — it’s also about managing your finances wisely. Setting aside a home maintenance or emergency fund can prevent you from going into debt when a major repair comes up unexpectedly.
If your HOA/CC&R rules allow, you may be able to generate extra rental income, or help offset your mortgage costs:
- Short-term rentals (Airbnb, VRBO, etc.): This can be lucrative, especially in tourist areas.
- Long-term rentals: Basements, ADUs, spare rooms, or entire houses can produce substantial monthly rental income.
- I also know people who have rented out garages, sheds, workshops, storage spaces, and parking spaces for boat/RV storage).
If you have time on your hands, you can also cultivate a garden or hobby farm to produce food or grocery products like eggs or vegetables, flower bouquets, honey from bee colonies, or even Christmas trees. If you have a fenced yard, you could also make significant income from boarding pets at your property. There are endless ways to leverage your property for extra income.
7. Get Expert Help Before You Sell
Selling your home isn’t just about putting it on the market – it’s about strategically positioning it to attract the right buyers and achieve the highest possible sale price. Your house needs to stand out and make a lasting impression.
Here’s how I help you unlock your home’s potential for a top-dollar sale:
- Expert Guidance in Preparing Your Home: From decluttering and deep-cleaning strategies to impactful staging techniques, I provide tailored advice to create a welcoming and desirable environment for potential buyers.
- Visually Stunning Marketing: Professional, high-quality photography and immersive video walkthroughs capture attention online and generate strong buyer interest.
- Comprehensive Marketing Reach: Your listing will be strategically marketed across the MLS database, targeted social media and email campaigns, and all the leading online real estate portals to ensure maximum visibility.
- Professional Presentation: Custom-designed brochures and premium listing materials provide a tangible and memorable representation of your property.
Even in a favorable market, meticulous preparation and targeted marketing are key to a faster sale and a higher return on your investment. Learn more about my selling process here.
Not Sure Where to Start? Let’s Talk.
Bottom line: Even if you bought high, real estate is still one of the most reliable paths to building wealth. Maintain your home, improve it wisely, and give it time — and you’ll likely come out ahead.
Whether you’re planning to sell a home in Kitsap County, or just want to be smart about future upgrades, I’m happy to walk through your home and help you prioritize. Get in touch with me — I’m always happy to help.