Timing Your Move-Up Purchase Right: Market Insights for Port Orchard, Bremerton & Silverdale

If you’re a homeowner in Port Orchard, Bremerton, or Silverdale thinking about upgrading your space, timing is everything. The Kitsap County real estate market has shifted since you bought your first home — interest rates have fluctuated, inventory has loosened, and price growth has stabilized.

For move-up buyers, these shifts create both opportunity and challenge. The key is knowing when to sell, when to buy, and how to align your financing so your next home fits your lifestyle and your budget.

At Clint Edwards Mortgage, powered by Sammamish Mortgage, we help Kitsap County homeowners plan that transition with confidence — using local data, smart loan options, and timing strategies that help you move when the market (and your life) align.

What the 2025 Kitsap County Housing Market Looks Like

Before deciding when to make your move, it’s essential to understand what’s happening locally.

According to Redfin’s Kitsap County Market Data, as of fall 2025:

• Median sale price: ~$582,000 (+5.8% year-over-year)
• Average days on market: 31
• List-to-sale price ratio: 99.4% (homes are still selling close to asking)
• Inventory: Up ~42% from last year (danmccurley.com)

This marks a welcome shift — buyers finally have breathing room after several years of intense competition.

For move-up buyers, this combination — more selection but still steady appreciation — is ideal. You can sell your current home at a strong price while having a wider range of options for your next purchase.

Why Timing Matters for Move-Up Buyers

Move-up buyers face a unique challenge: selling one home while buying another — all in a moving market.

Sell too early, and you might face temporary housing costs. Wait too long, and rising rates or prices could reduce your buying power.

Here’s what makes timing so critical in Kitsap County:

• Inventory cycles: Historically, listings peak in spring and early summer, offering more selection for move-up buyers.
• Rate sensitivity: A 0.5% rate increase on a $600K loan can add $200+ per month to your payment.
• Local demand drivers: Military relocations and Seattle commuters keep Bremerton and Silverdale markets active year-round, especially near Naval Base Kitsap.

💡 Local Insight: When inventory expands, move-up buyers gain leverage — buying with less competition while still selling into a strong equity position.

Key Market Indicators to Watch Before You Buy

Before jumping in, monitor these Kitsap County housing signals to guide your timing:

1️⃣ Inventory Levels

Currently about 2.1 months of supply — still a seller’s market but trending toward balanced. More inventory means better selection and negotiation power.

2️⃣ Days on Market

Homes now stay listed 30–40 days, up from under 10 at peak times. This gives buyers flexibility for contingent or simultaneous sales.

3️⃣ Price Growth

Annual appreciation has moderated to 4–6%, a sustainable pace that gives confidence in long-term value.

4️⃣ Mortgage Rates

Rates hover around 6–6.5% for conventional loans. Even a 0.25% dip can meaningfully improve affordability — making pre-approval and rate locks vital.

5️⃣ Personal Timing

Market data is important, but your life goals matter most — family growth, job changes, or wanting a bigger home are all valid triggers.

🧭 Pro Tip: Track monthly market reports and review your pre-approval every 90 days with Clint Edwards Mortgage to keep your budget aligned with current rates.

Best Timing Strategies for Move-Up Buyers

Every homeowner’s timeline is unique, but these are the three most effective strategies for Kitsap buyers:

1. Sell First, Then Buy

This is the safest financially — you free up equity before purchasing your new home.

• Pros: No double mortgage; full equity available.
• Cons: Might require short-term rental or storage.

2. Buy First, Then Sell

Perfect for confident buyers who’ve found their dream home and qualify for a bridge loan or have a strong DTI.

• Pros: Secures your next home early.
• Cons: Requires financial flexibility for temporary overlap.

3. Simultaneous Close

Sell and buy on the same day. It’s logistically complex but possible with tight lender–agent coordination.

At Sammamish Mortgage, we regularly help Kitsap clients align these timelines, coordinating with both listing and buyer agents to ensure smooth, same-day transitions.

Financing Considerations for Move-Up Buyers

Your new mortgage will likely be larger — but your equity is your advantage. Here’s how to use it wisely:

• Equity Down Payment: Sale proceeds often fund 20%+ of your next purchase.
• Bridge Loans: Short-term financing lets you buy before selling.
• Rate Lock Options: Secure your rate for up to 90 days while you finalize your sale.
• Loan Limits: Kitsap’s 2025 conforming loan limit is $806,500, accommodating most move-up scenarios.

👉 Get pre-approved now with Clint Edwards Mortgage to see how your equity translates into purchasing power.

Common Mistakes to Avoid When Timing Your Move-Up Purchase

• Waiting for “perfect” conditions: Market perfection rarely arrives. Delays often cost more in appreciation and rates.
• Buying before selling without a plan: Without bridge financing, carrying two mortgages can strain cash flow.
• Forgetting transaction costs: Budget 2–5% for closing, plus moving and renovations.
• Skipping pre-approval: Sellers in Silverdale and Bremerton still expect verified financing.
• Ignoring property taxes: Kitsap’s average effective rate is ~1.02%, higher for larger homes.

Move-Up Buyer Checklist for Port Orchard, Bremerton & Silverdale

1. Request a Comparative Market Analysis (CMA) for your current home.
2. Obtain an updated pre-approval.
3. Monitor target neighborhood trends for 90 days.
4. Choose your sell-first or buy-first approach.
5. Align with seasonal inventory cycles (spring/summer = more listings).
6. Prepare a contingency or bridge strategy.
7. Budget for closing, moving, and short-term costs.

Pro Tip: In Kitsap County, even a two-month difference in timing can change your net gain by thousands — plan proactively!

Why Work With Clint Edwards & Sammamish Mortgage

Timing a move-up purchase isn’t just about market stats — it’s about strategy.

Clint Edwards and the Sammamish Mortgage team specialize in helping Kitsap homeowners sell and buy simultaneously through:

• Transparent equity & timing analysis.
• Customized bridge and contingency solutions.
• Deep local knowledge of Port Orchard, Bremerton, and Silverdale markets.
• Flexible rate-lock and pre-approval programs for your unique timeline.

Ready to upgrade your home in Kitsap County? Contact Clint Edwards today for a personalized timing and financing strategy.

FAQs

Q1: When is the best time to buy a move-up home in Kitsap County?
A: Spring through early summer brings more listings and variety, while fall may offer better negotiation opportunities.

Q2: How does current inventory affect my move-up plan?
A: Rising inventory gives you leverage — more homes to choose from and greater flexibility with contingencies.

Q3: Should I wait for rates to drop before upgrading?
A: Rates fluctuate often; focusing on timing your life and using equity strategically is more reliable than waiting on rate swings.

Q4: Can I buy before selling my first home?
A: Yes, with bridge loans or a second pre-approval. A lender can structure the timing to minimize overlap.

Q5: What if my home sells faster than expected?
A: Temporary lease-backs or short-term rentals can provide the buffer you need before closing on your new property.