Island Life

So you are thinking of buying property on an island? For those who are, and ultimately choose to call this island home, the rewards are many. Our mild weather, glorious scenery, minimal traffic, friendly people, superb cultural events, award winning restaurants, abundant wildlife (including our resident Orca whales) and charming villages all contribute to an exceptional way of life. If you ever feel the need to escape the island for a weekend we are but a short ride [ferry and freeway] from three of North America’s premier cities; Seattle, Vancouver and Victoria.

But, the reality is island living is not for everyone. If you enjoy spending your afternoons at the mall, need your daily fast food “fix” or find your “home away from home” is Home Depot, island living could be a bit confining as there are no opportunities for these activities. Heck, things are so mellow here that we don’t have one stoplight in the entire county. It is simply far to quiet and laid back on the islands for some people.

In the summer of 1996 we visited Orcas and immediately decided to buy a 5 acre parcel where we ultimately built our dream home. We quickly realized is that selecting a REALTOR was the best decision we made. Prior to closing escrow we discovered a number of issues which make buying property on an island somewhat different than buying property on the mainland. After showing us about a hundred pieces of property we finally selected one and he wrote an offer. Then, over the next several months he patiently held our hands and guided us through the due diligence. No matter how many ”dumb” questions we asked he always took time to provide us the answers we needed. Ultimately the relationship we established led to our decision to become REALTORS and he our new friend soon became our mentor. We are proud to treat customers with that same excellent level of care we received.

In the summer of 1998 we packed up everything we owned and moved to Orcas.  For the next 19 months our 18′ travel trailer became our home as we began building our own home.  This process has taken far longer than we could have imagined but having done a huge amount of the work ourselves we feel we have some expertise which we can share with you regarding the building process. What follows are our observations on a wide variety of issues.

WATER
Like many islanders we get our drinking water from a private well. Others  are connected to one of a variety of large and small community water systems. A few homeowners are now opting for alternative water systems such as reverse osmosis and rainwater collection systems. Water in the islands is definitely not as plentiful as it is on the mainland.

When purchasing property, we will ask the seller to document the quantity of water available to you. Our purchase and sale agreement will include, as a condition of the sale, your right to determine if the amount of water available will meet your needs.  If you are thinking of having a large vegetable garden or extensive landscaping, you may find some wells and water systems inadequate. We can help you understand how the quantities relate to your needs. Most of us who live in the islands have found that we can get by with far less water than we previously thought we needed. For instance, while our well produces only 450 gallons per day we have, even with all five grandkids in the house for a couple of weeks in August, never run out of water. You will also receive a report on the quality of the water.

SEPTIC
Almost all of the properties on the islands are served by individual septic systems. The exceptions on Orcas are the areas around Eastsound and Orcas Village which are served by community sewer systems. If you have never owned a home served by a septic system, you may find them to be somewhat mysterious. Actually, properly designed and maintained septic systems can give the homeowner years of trouble free service. If you are buying a home with an installed septic system you will want to pay to have the system inspected before closing. The cost is about $400. The inspector will tell you about the condition of the system and if repairs or improvements are needed. We would, of course, ask the Seller to pay for any repairs as well as have the system pumped, if necessary. If you are buying a piece of vacant land, we will confirm that the property comes with a valid septic design and permit for the number of bedrooms you may want to have in your island home. On most properties a county approved septic design and permit already exist.

UTILITIES
Most properties have power and telephone service available at the property line. However, this is not universal and, in fact, you will want to locate the power source nearest your property boundary and find out from the power company how much it will cost to bring the utilities to your future home site. We can make arrangements for an OPALCO representative to make a site visit and discuss the relevant issues with you. In most cases the telephone lines are in the same location as the power lines. It is a good idea, however, to confirm this with telephone company representatives. Because all utilities must be underground we can also connect you with a ”dirt guy” who will help you understand the costs involved in trenching powerlines to the house site.

HIGH SPEED INTERNET
Individuals on Orcas Island have two options for high-speed access to the Internet — DSL and satellite. DSL is not yet available at all parts of the island and depends on the distance of a home from one of CenturyTel’s switching boxes. CenturyTel continues to upgrade their DSL facilities and you should check with them for the latest details on availability. Satellite access to the Internet, either through DirectPC or Starband, requires a clear view of the southern sky and can, in some instances, provide faster speeds than DSL. Internet access via satellite can be affected by weather conditions and does not work as well as DSL with e-commerce (shopping) Web sites. DSL also works better than satellite if you have to send large files or e-mail attachments.

ESCROW AND TITLE INSURANCE
Buying property has some inherent costs and escrow and title fees are among those costs. Escrow fees are based upon the purchase price and are customarily split between the buyer and the seller. Standard title insurance is the responsibility of the seller. You may desire the added protection of Extended Title Insurance. This policy, which is customarily paid for by the buyer, includes a complete survey of the property and clearly establishes the location of all buildings, easements and property lines. We can provide you with an estimate of these costs on a property that you may wish to buy.

LAND BANK TAX
San Juan County is the only county in the United States comprised totally of islands; 172 in all. It is also the only county in the state of Washington that has chosen, by approval of the voters in two elections, to assess a 1% tax on the purchase price of every real estate transaction. The monies derived from this tax are used to preserve the pristine rural nature of the islands. This is accomplished through the purchase of land or the acquisition of conservation easements on sensitive parcels of land. This one time tax is levied at closing and is paid by the buyer.

SHORELINE MANAGEMENT
If you are considering the purchase of a piece of waterfront property, you should be aware that all of the land within 200’ of the high tide line is under the jurisdiction of the State Shoreline Management Act. A waterfront property owner is required to comply with special regulations that cover such things as tree removal and the construction of buildings, trails and docks. We also encourage our clients buying waterfront land to make application for a site visit by the San Juan County Permit Center. For less than $400 they will visit the property with you and discuss such issues as setbacks, tree removal, and building placement.

CONSTRUCTION

If you are purchasing a piece of undeveloped land and plan to build in the future you may be wondering if there are competent craftsman and trades people here on the island. The answer is YES! The island has many qualified contractors and subcontractors who can help you make your dream of building your own home a reality. We’ve listed a number of our personal favorites in the “links” section of this website. They have always been very accommodating when we have asked them to meet our clients on a site to discuss a building project.

ZONING

San Juan County has adopted a Comprehensive Plan which addresses the issues of density and land use. This plan directly impacts how you can develop your property and whether it would be permissible, in the future, for you to subdivide or modify the boundary lines. These are complex issues and we’ll help you understand how the Comprehensive Plan affects your particular parcel of land.

GUEST HOUSES
Many people who are building would like to have a guesthouse on their property. The county defines a guesthouse as a separate building with a full kitchen. Currently it is permissible to build a guesthouse that is detached from the main house on most properties in San Juan County. However, there are a limited number of guest house permits issued each year and a very specific process has been established for those wishing to obtain one of those permits.  If your plans include a guesthouse you need to study this issue thoroughly.

SUMMARY
As your agents, we will be happy to help you make contact with the service people and contractors who can answer questions regarding any of the issues discussed. If, because of your schedule or where you live, you would find it difficult to be on island, we will meet with these representatives on the property to be sure your questions are properly communicated. It is important to us that you receive the information you need to make informed decisions. There are undoubtedly many other questions and concerns that may arise during your search for the perfect property. We will do our best to answer your inquiries or direct you to knowledgeable people who can provide you with the information you need.

In conclusion, you may be wondering if we ever finished our project. The answer is no. After 12 years we are still “under construction.” The joy of 5 grandchildren, a boat and miles of waterways to explore, and our careers in real estate have all impacted the time we have had to complete the project. We have even had to resort to hiring a contractor to finish a couple of signifiant portions of the project. It will get done someday. . .probably on the day we decide it is time to sell and move to the next “dream home.”

We are committed to friendly and professional service.