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The Goode and Farmer Report October 2014

Provincetown, Truro and Wellfleet Real Estate market 3Q2014 Figures 



Stable…solid…predictable…encouraging… qualities you don’t often hear when describing second home markets, but 2014 sales-to-date are just that, and in some instances downright outstanding. While in urban areas nationally we are seeing the volatility caused by low inventory and frothy prices beginning to abate. In contrast Provincetown Truro and Wellfleet real estate markets are behaving more like mature overachievers than emotional teenagers.

Year-to-date sales through the 3Q in Provincetown were strong with condos leading the market with sales increasing 14%. The average sale price of single-family homes remained relatively flat, mostly the product of lower inventory. Provincetown had a stellar summer season once the monsoon rains of spring gave way to gorgeous and dry summer weather.

The average sale price of condos sold in Provincetown increased 3% to $446K from $432K last year, and the number of sales recorded in MLS were 14% higher than last year at 103. Sales volume increased by a 18% to $46M. The median price of condos sold also increased 20% to $426K from $354K an indicator that the belly of the market has moved up from the $400K to $600K range to the $500K to $700K range.

The average price of single-family properties sold year to date was $1.03M down a modest 1%. There were 24 single-family sales, which was down 25% from 32 last year. Total sales volume was $25M down from $33M. We continue to feel that these softer single-family numbers are being caused by the historic lack of inventory, as buyer demand remains high especially in the desirable West End and East End neighborhoods.

The $1M plus single family market remains much slower with only 6 sales and $12M in sales volume compared to 13 sales last year with a volume of $21M.

Condo inventory as of October 19 is relatively low with only 90 available with an average asking price of $515K and an average price per square foot of $604. There are 25 condos available priced between $300K and $400Kand 22 with prices between $500K and $700K

There are 47 single-family properties on the market with an average price of $1.54M and an average price per square foot of $584.

The condominium market is tracking well higher than last years. The single-family market is tracking a bit lower. Fourth quarter under agreement (pending) sales of condos are quite strong and will bolster already impressive numbers.


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The single-family home market in Truro and Wellfleet has performed better than Provincetown this year. We only track single-family home sales in these towns as their condo markets consist mostly of 3-season inventory. Single-family sales have seen incredible increases this year partly a result of the dearth of inventory in Provincetown – as well as the high average price of homes in Provincetown.

The average median sales price for single-family properties in Truro is up 14% to $625K from $550K in 2013, but the number of sales was down 22% to 29 sales this year. Even with many fewer sales, volume was only down 5% to $23M.

Wellfleet turned in the strongest performance with a 29% increase in sales to 62 units from 48 last year. The median sales price of single-family properties sold was up 4% to $494K from $476K last year. Wellfleet remains a predominantly a single-family sales market too.

Positive buyer and seller attitudes coupled with a continuation of relatively low mortgage rates (30-year-fixed rates are averaging 3.875%) and an improving economy bode well for 2015 being a great year to jump into the market.


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Please call or stop in if you are considering selling or buying, or if you are just curious as to what your home is worth. Our business philosophy has always been that the best-informed buyers and sellers are most satisfied with their real estate results. And that’s what we do best!

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Q4 Boston…what to expect


What David Bates thinks about Q4!

Boston Condos in the Last Bit of 2014: What to Expect by Tom Acitelli

Here’s the latest installment of Bates By the Numbers, a weekly feature by Boston real estate agent David Bates that drills down into the Hub’s housing market to uncover those trends and people you would not otherwise notice.Follow him on Twitter and check out his ebook, Context: Nine Key Condo Markets, 2.0.

holiday-house_283.jpgIt’s Q4. And while Q4 is packed with holidays, let’s not forget that it’s also chock-full of home sales. Nearly 1,000 Boston condos went under agreement during the fourth quarter of 2013, and sometimes holidays and sales were linked—like last Halloween when 12 Boston condos went under agreement, what a treat. And, on Thanksgiving 2013, twoBoston condos sellers gave thanks as they signed offers with one hand and presumably held drumsticks with the other. Also, while you might have missed the real estate door-buster last Black Friday, four Boston condo buyers didn’t; they put condos under agreement that day.

Even on the night before Christmas, when all through the house, not a creature was stirring, not even a mouse… three Boston condo sellers could be heard countersigning offers. At least that’s what the MLS data shows. Then, on Christmas itself, one Boston condo seller got a present they may not soon forget. It wasn’t an ugly sweater or something to be re-gifted, it was an acceptable sales price, so they wrapped up the paperwork and went on their merry way.

Will Q4 bring joy to Boston-area real estaters in 2014. Why not? There are plenty of reasons to buy this Q4. Interest rates are low; and, for many, new babies and new jobs crank up the home-buying motivation. And let’s not forget that what we often want most in a new year is positive change. Hey, what’s more positive change than a new home? In the last week of 2013, a week where almost nothing of consequence happens for most, 45 Boston condo buyers put units under agreement, guaranteeing their new year would start off on the right foot.

Today’s buyers, who for one reason or another missed the spring market, will note that more Boston condos were available for sale on Oct. 1 than were available for sale on April 1. Additionally, it is highly likely that there will be more Boston condos available on Nov. 1 than were available on May 1. So, if you like selection, put on your condo-buying shoes. Of course, while buyers note more selection, they’ll also note fewer competitors as it’s traditionally a slower time of the sales year—even more reason to buy in Q4 2014.

While there are many reasons to buy this Q4, it would be an injustice not to point out that it can be a great time to sell as well. Last year, 865Boston condo sellers listed their homes for sale in Q4. And, although Q4 is not known for its buyer quantity, it might be remembered for its buyer quality. That’s because the median list price of a Boston condo that went under agreement in December 2013 was $449,000. Heck, the median list price of a Boston condo that went under agreement in April 2013 was only $429,900. Can there be any doubt that holiday décor and wishes for joy, peace and goodwill toward all adds to home values?
· Our Bates By the Numbers archive [Curbed Boston]

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Three Boston Neighborhoods With A September To Remember


An interesting post from


Three Hub Condo Markets Have a September to Remember

Thursday, October 16, 2014, by Tom Acitelli
Here’s the latest installment of Bates By the Numbers, a weekly feature by Boston real estate agent David Bates.

up-arrow.jpgIf September was the month that you were supposed to put down the home sale and pick up the homework, then nobody told the CambridgeSomerville and South End condominium markets. In Cambridge, the number of condominiums that went under agreement in September 2014 was 53 percent greater than did so in September 2013. In the South End, September under-agreements were up 64 percent. And versus September 2013, Somerville’s under agreements were up 18 percent and the median list price of Somerville under-agreements was up an impressive 20 percent.

These significant sales gains were in sharp contrast to the weak and somewhat flat results of many other Hub condo markets. In Back Bay, 17 percent fewer condominiums went under agreement in September 2014 than in September 2013. And, in Charlestown, September under-agreements were off 29 percent compared with the year before.

What was the leading indicator of how a market fared in 2014 versus 2013? Inventory, of course. In Cambridge, 40 percent more listings came to market this September versus last. The South End listed 20 percent more condos than it did in September 2013. In contrast, the Back Bay (-23 percent) and Charlestown (-23 percent) markets had significantly fewer condominium listings come to market than they had last September.

The increase in for-sale inventory and the advantageous market conditions combined to make this the best September for Cambridge pending sales since 2007. As well, according to MLS, data it was the best South End September for pending sales in at least as long. In Somerville, where nearly three times as many condominiums went under agreement as did in September 2011, it might have been the best ever September.

Will the uptick in pending sales continue in these key Hub markets for the rest of the year? It will depend on the amount of sale-able inventory that comes to market.
· Our Bates By the Numbers archive [Curbed Boston]

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Provincetown Sale Of The Week – 532 Commercial Street


532 Commercial Street recently sold for $840K.  With three bedrooms and two baths and 912 square feet it is a charming compact East End single family antique. It was being marketed for $899K.


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MLS COPYY: A wonderful antique East End home with three bedrooms a bonus dormered artist studio room. Two full baths refinished antique wood floors. Seasonal peeks of the water beach access in the area. Gorgeous yard with a wonderful decked back yard and two car parking. One would be proud to own this home with its stately presence on a corner lot.


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View all properties for sale at

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New Listing Of The Week


510 Commercial Street just came on the market at $1.695M. It is a great East End house with 4 beds and 4 baths on an 8,276 sf lot. Many of you may recognize it as it is set back well away from Commercial Street with a wonderful bricked path to the front door.


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MLS COPY: Enjoy water views from this iconic 4BR and 3.5BA Cape Cod home, located across from the beach and steps to the Gallery District. Tucked away on a private lot, this home overlooks a beautiful lawn with lush gardens and private patio. Steeped in charm, the home boasts a newly renovated living/entertaining space that includes a chef’s kitchen, dining room that opens up to a large treed patio, wood burning fireplace, custom built-ins, and DuChateau floors with radiant heating. The first floor also includes a private suite with its own entrance. The upper level features a master suite with views of the bay and Long Point, and two guest bedrooms, one with water views. Other amenities include split new AC system and parking for 3+ cars. This home’s sophisticated charm is a rare combination of beauty, space, and in-town living for all seasons.


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View all available properties at

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Iconic Days Cottages In Truro On The Market

Below is a repost of a really well done story by Zeningor Enwemeka at WBUR in Boston….and congratulations to Gregg Russo for doing a great job launching the marketing campaign for the Cottages.

For Sale: Iconic Cape Cod ‘Flower’ Cottages Near Provincetown


WBUR Staff – Zeninjor Enwemeka, Digital Reporter, WBUR

Days Cottages in Truro. (eatswords/Flickr)

Days Cottages in Truro. (eatswords/Flickr)

BOSTON — One of Cape Cod’s most iconic properties hit the market this week, and you can now own a piece of New England history.

Days cottages (or the flower cottages), the beachfront rentals located on the way to Provincetown along Route 6A in Truro, are up for sale with a price tag of $399,000 each. Listings for the cottages call it “a once in a lifetime opportunity to pick your very own flower.”

The row of 22 identical cottages has been owned by the Days family since 1931. Each is named after a flower. There’s Daisy, Zinnia, Violet, Rose and so on. Over the last eight decades, the cottages have served as a muse for artists and photographers who came to capture the essence of the Outer Cape. Plenty of tourists have been drawn to them too over the years.

Each cottage is 420 square feet with two bedrooms and 1 bathroom, plus a private beachfront. All are listed at the same price except for the two end units. Unit 1 (Daisy) is listed at $409,000 and unit 23 (Wistaria) is listed at $429,000. (Note: There is no unit No. 13.)

A view of the Lilac condo unit at Days Cottages in Truro. (Elyssa Cohen Photography)

A view of the Rose condo unit at Days Cottages in Truro. (Elyssa Cohen Photography)

Since 1991, Joe Days has operated the cottages with his wife, Cindy. His sister, Carol, is also a partner in the business. Joe Days said the work takes a toll after so many years, and he and his wife are ready to retire and have a less stressful life.

“We’re not getting any younger,” said Days, who is 66. “My wife and I would like to get on to the next phase of our life.”

Days said he’s been part of the business since he was a kid, working 42 years in all there. He and his wife plan to spend more time at their home in Florida, but will still make the Cape their home in the summers. Days said they also plan to continue running the convenience store (Days Market) across the street from the cottages — at least for a couple more years.

But the sale of the cottages means that part of the business will no longer be in the family. Days said he and Carol decided it was a good time to sell and move on. He said other family members are not in the business.

“They’ve all got their own jobs and careers,” Days said. “The fact that somebody would have to come down and do this, I don’t know was that appealing.”

The cottage were put up for sale before in 2006, but Days said the real estate market at that time wasn’t so great, so they were taken off the market.

For Days, selling is bittersweet. He’s had several employees who have worked alongside him for years. He said those relationships have been the best thing about the business.

“Some of them have been with me for 20 years and longer,” Days said. “It makes it fun to do it and I enjoy this work. It just makes it fun when you’re working with people that you like and that like you back.”

Over the years, Days has also grown close to several customers who return year after year, and generation after generation. He said many have left Facebook messages lamenting that the cottages are being sold.

“A lot of these people are like, ‘Oh, we just started bringing our grandchildren and we thought we were going to have many years to enjoy it with them’– talk about a guilt trip,” he said with a laugh. “Some other people say, ‘Well all good things come to an end sometimes.’ ”

But the cottages are not quite coming to an end. They will just be under new ownership. The “Days Cottages” name will remain the same, but they will have the word “condominium” added to the title, according to Days.

A view of Days Cottages from the beach along Cape Cod Bay in Truro. (Elyssa Cohen Photography)

A view of Days Cottages from the beach along Cape Cod Bay in Truro. (Elyssa Cohen Photography)

The iconic look and feel of the cottages will also stay the same since the town won’t allow them to be changed, according to Gregg Russo, the realtor for the properties.

“The zoning board of appeals, when the family went to get permission to condo — which is the process in Truro — actually put a restriction on the approval that they never can be changed or altered in any manner,” Russo said.

This means the color, the flower names and the overall structure of the cottages will continue to look as they always have. Days calls that a “good thing” and said he hopes the new owners will also keep his longtime customers and continue that tradition.

The cottages cannot be occupied in the winter due to a city bylaw that limits occupancy to three seasons, according to Russo. So far, the history of the place has drawn in many inquiries. Russo said people have even called asking for specific flowers.

“There are people who want specific cottages because they’ve been coming to them [and] their grandparents came to them,” Russo said. “The opportunity to actually own an iconic piece of Truro history is so overwhelming for some of these people.”

Two of the cottages are already spoken for, according to Russo. He said he expects half will be gone within a week and plans to close all sales at the beginning of next year.

Here are more images of the iconic cottages:

An archive image of Days Cottages from the National Seashore Arhives. (Courtesy Joe Days)

An archive image of Days Cottages from the National Seashore Arhives. (Courtesy Joe Days)

There were nine cottages when the rentals opened in 1931. (Courtesy Joe Days)

There were nine cottages when the rentals opened in 1931. (Courtesy Joe Days)

Summer at Days Cottages. (Courtesy Joe Days)

Summer at Days Cottages. (Courtesy Joe Days)


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Provincetown Waterfront Sales Snapshot

Last week I reposted a story regarding prices of waterfront property nationwide.  Below is a year to date snapshot of the waterfront market in Provincetown.

There are two very different groups of waterfront properties here in town – condos and single family homes. We are lucky to have a great variety in both groups – but the variety of waterfront/waterside condos is staggering. By waterside I mean on the water side of Commercial street perhaps in a complex that is on the water or a middle or street side unit, or right on the beach…but all with bay access, what we like to call a distinctly valuable “water feature”. In contrast the single family waterfront property market is perhaps the most rarefied and exclusive market on all of Cape Cod.

Only four single family properties have sold on the water so far this year. The average sale price of these homes is   $2.178M. The average size of these home sales is 2,570 sf for an average price per square foot of $847. Not a bad value considering new 1 bedroom condos are selling at $1000 per square foot in the South End of Boston. Below are snapshots of three of those properties.


659 Commercial St . $1.507M, 4 bedrooms and 3 baths, 1,300 sf.
659 Commercial St. $1.507M, 4 bedrooms/3 baths, 1,300 sf.
73 Commercial St. $2.85M, 3 bedrooms and 4 baths, 2,418 sf.
73 Commercial St. $2.85M, 3 bedrooms/4 baths, 2,418 sf.
627 Commercial St. $3.1M. 5 bedrooms and 5 Baths. 5,800 sf.
627 Commercial St. $3.1M. 5 bedrooms/5 Baths. 5,800 sf.









27 waterfront/waterside condos have sold with sale prices from $106K to $925K. The average sale price is $441K which gets you an average 546 sf condo for an average price per square feet of  $807.  The beauty of this town is that you can buy a small waterside Commercial Street condo for very reasonable prices. Below are snapshots of three of these condos.


953 Commercial Street #C, $106K, 190 sf.
953 Commercial Street #C, $106K, 190 sf.
41 Commercial St #5. $499K, 550 sf.
41 Commercial St #5. $499K, 550 sf.
495 Commercial St #X, $925K, 1,588 sf.
493 Commercial St #13, $925K, 1,588 sf.









What is available to buy on the waterfront today in Provincetown?

If you are looking for a single family property you are almost out of luck! There are only seven properties listed in MLS as single family waterfront properties on the market.  Four of those seven are gorgeous Harbour Drive homes in the far East End. The three remaining are at 509 Commercial Street, 529 Commercial Street and 599 Commercial Street.

1 Harbour Drive, $2.395M, 4 bedroom and 5 baths, 3,829 sf.
1 Harbour Drive, $2.395M, 4 bedroom and 5 baths, 3,829 sf.










509 Commercial St. $1.5M, 5B/2B needs renovation, 1,584 sf
509 Commercial St. $1.5M, 5B/2B shell, 1,584 sf
529 Commercial St. $2.699M, 2 beds, 2 baths, $2,091 sf.
529 Commercial St. $2.699M, 2 beds, 2 baths, $2,091 sf.
599 Commercial St. $2.65M, 3 beds/3 baths, 1,732 sf.
599 Commercial St. $2.65M, 3 beds/3 baths, 1,732 sf.









Additionally there are two multi family properties being marketed on the water. 99 Commercial Street which has 3 residential units and a commercial unit and is being marketed for $2.2M, and 403 Commercial Street which is a 4 unit complex being marketed for 1.995M.

There are 32 condos listed in MLS on the waterside of Commercial Street which is 32% of ALL condos available in town. They located right downtown, in the West End, East End and far East End and represent an amazing assortment of prices and styles.  Many are located in waterfront complex’s, others are in smaller multi unit buildings on the water. Below are snapshots of three of them.


945 Commercial St. #2B, $269K, 2 beds/1 bath, 700 sf.
945 Commercial St. #2B, $269K, 2 beds/1 bath, 700 sf.
385 Commercial St. #2, $449K, 1 bed/1 bath, 372 sf.
385 Commercial St. #2, $449K, 1 bed/1 bath, 372 sf.
67 Commercial St #C, $1.599M, 2 beds/2baths, 831 sf.
67 Commercial St #C, $1.599M, 2 bed/2bath, 831 sf.








 These  32 available condos have an average listing price of $578K, and a median price of $407K, with an average size of 1,509 sf. 

You can view all available properties for sale at

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Cost Of Waterfront Homes


A fun if not oversimplified post from


What Would You Pay to Live on the Water?

 AUTHOR:, Zillow blog

Millions of Americans dream of one day owning a home on the water, and for good reason: The views are often to die for, the array of activities is seemingly endless and the peace of mind gained by knowing you’ll never have a neighbor on at least one side of your home is priceless. But the very things that make waterfront living so appealing can also make it incredibly expensive.

Nationwide, the typical oceanfront or lakefront single-family home is worth more than double the median value of all homes, and in some communities the median waterfront house could be worth more than 10 times the median value of non-waterfront houses, according to a new analysis by Zillow. The median single-family home in the U.S. is worth about $171,600, while the median waterfront house is valued at $370,900, a waterfront premium of 116.1 percent.

Zillow analyzed the 250 largest communities with at least 100 waterfront homes. The analysis only considered oceanfront homes or those on a lake larger than 10 square kilometers. Homes also had to be within 150 feet of the waterline to be considered waterfront. Riverfront and water-view homes were not considered.

Overall, the most expensive waterfront homes are found in communities in coastal California. Laguna Beach tops this list with median waterfront home values of almost $10.1 million. Malibu ($6.3 million) and Hermosa Beach ($4.8 million) round out the top three.

The most affordable waterfront homes in the country are found in Holiday, FL, with median waterfront home values of $103,000. In the top 10 least valuable waterfront communities, eight of the remaining nine cities with the cheapest waterfront homes are located in Florida. In other words, potential buyers looking for the lowest entry point into the waterfront market should consider the lesser-known cities of the Sunshine State.

Among the largest of the 250 cities analyzed (those with populations of 100,000 or greater), the biggest difference between median non-waterfront single-family home values and median waterfront house values are in Tampa (waterfront premium of 733 percent), Honolulu (waterfront premium of 334.5 percent) and Long Beach, CA (waterfront premium of 321.6 percent).

“The allure of ocean and lakefront living is powerful and undeniable, and millions of homeowners nationwide dream of one day owning a home on the water. But those dreams come at a price,” said Zillow Chief Economist Dr. Stan Humphries. “Waterfront properties are both relatively scarce and highly coveted, and that high demand and limited supply leads to higher home prices. Additionally, added insurance, floods, environmental mitigation and infrastructure costs are often part of the tab when buying a waterfront home. Still, as long as buyers understand the added costs and potential headaches, waterfront living is likely to remain one of life’s simple pleasures for many, many years to come.”

Information on all 250 cities analyzed can be found on Zillow Research here.