44 Franklin Street is three bedroom four bathroom single family home with 2,433 square feet of living space. It is my “listing of the Week”. I live down the hill from it and the neighborhood really is one of the best in town. It is being marketed for $3.599M.
The house was the subject of one of my favorite local paintings by Bradley Dehner in 1983 of the top of Franklin Street. ( it’s the first or second house on the left, depending on the artists perspective.) A terrific example of past to present done with integrity. I’m sure that Mark Lynette the listing agent at Gibson Sothebys Int’l Realty will not mind my featuring his listing.
MLSRemarks: Rebuilt from the ground up, this West End gem is a rare find—crafted with intention, designed for modern living, and layered with character throughout. White oak floors set a grounded tone, complemented by custom cabinetry and a bold mix of soapstone and marble counters. The kitchen is a seamless blend of form and function, featuring Sub-Zero refrigeration and dual-fuel cooking, all thoughtfully integrated into the home’s tailored aesthetic. With 3 bedrooms, 4 baths—including a spa-like soaking tub—and 2,400+ sf of living space, the layout is effortlessly livable. Natural light pours in across tactile, high-end finishes, while the primary suite opens to a private deck—ideal for quiet mornings or evening retreat. Outdoors, a fenced yard offers IPE decking, curated lighting, and space to gather or unwind. An expansive lot offers endless possibilities. This is more than a renovation—it’s a complete reimagining, offering quiet luxury in one of Provincetown’s most cherished enclaves.
OUTER CAPE REAL ESTATE MARKET – SECONDQUARTER RESULTS ARE “ALL OVER THE PLACE”
Summer has arrived in full force. And it’s wonderful to see our Town fill up with first-time visitors and returning Provincetown regulars. With the Fourth of July holiday week transitioning into the very popular Bear Week, Provincetown is enjoying the most wonderful and busy weeks of the summer season.
In many regions of the country real estate markets are experiencing lower sales and increasing inventory, price reductions and lower demand. Here, we are experiencing some of these issues, but on a scale specific to our market. Sale prices are mixed. When I say “all over the place,” I mean that sales and prices are mixed by category, kind of all over the place. The good news for buyers is that we have more inventory than we have had in a few years.
Demand remains strong, but buyers are taking more time to buy. So the number of days properties remain on the market are increasing. Since prices and unit sales are mixed by category, the only clear trend is toward higher inventory – still less than we had pre-COVID. Without question, the increase in inventory is a positive development for the market in that it provides more choices for buyers. As usual, there is not a lot of data to analyze at the end of the second quarter, but I will do my best to provide some insights and to highlight some of the empirical data in the charts below.
PROVINCETOWN
The average sale price of condominiums in Provincetown is up 23% to $1.15M from $932K. The number of condominium sales was down 12% to 45 from 51. There are 50 condominiums on the market now with an average list price of $1.35M.
Single-family home sales were up 36% to 15 from 11 sold last year at this time. And, average sales price was down 14% to $2.4M from 2.8M last year. There are 32 single family homes properties on the market with an average listing price of $3.4M. Very similar to last year’s numbers. Remember, second quarter samples are small and dramatic numbers and percentages usually moderate somewhat as we get deeper into the year.
TRURO AND WELLFLEET
In Truro, the average sales price of single-family homes sold was down 25% to $1.2M from $1.6M last year. The number of sales was up 14% to 16 from 14 from last year. Currently, in Truro, there are 27 single-family properties on the market with an average asking price of $1.8M. Condominium sales in Truro were down 62% to 5, from 13 last year. The average sales price of condos in Truro was up 4% to $516K from $494K.
In Wellfleet, the average sale price of single-family homes was up 31% to $1.3M from $988K. Sales were down 8% to 22 from 24 last year. Right now, there are 30 single-family homes available for sale in Wellfleet with an average price of $1.9M.
GREATER INVENTORY IS GIVING BUYERS MORE CHOICES – BUT MARKET TRENDS THIS SUMMER ON THE OUTER CAPE ARE MIXED
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Given the mixed market that we find ourselves in, well-positioned and well-prepared buyers are finding properties to purchase, and sellers are taking advantage of the still strong seller’s market. In Wellfleet, Truro and Provincetown, 101 buyers were able to find their dream homes so far this year. But, whether you are buying or selling property, patience and flexibility are still key.
As always my goal is to keep you engaged in the Outer Cape Real Estate market by providing you with news and market developments as they happen. Watch for interesting stories in your email and on social media at jon.goode.com. I hope to see you on the streets soon. Stay well.
