Author: Jon Goode

PROVINCETOWN, TRURO AND WELLFLEET 2Q2026 Figures

SECOND QUARTER RESULTS TRACK CLOSELY TO LAST YEAR. MORE INVENTORY MEANS MORE CHOICES FOR BUYERS

Summer has arrived in full force. With the Fourth of July holiday week transitioning into the very popular Bear Week, Provincetown is enjoying some of the most exciting weeks of the summer season.

Many 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 different and much smaller scale very specific to our market. Sale prices are down slightly in some categories and unit sales are mixed. Inventory is up moderately from last year and days on market are increasing.

Demand remains very strong, but buyers are taking more time to make a decision. Without question, the increase in inventory is a positive development for the market in that it provides more choices for buyers. Choice is an important factor, especially in the second-home market. This also puts downward pressure on prices as sellers compete for a finite number of buyers. As usual, there is not a lot of data to analyze at the end of the second quarter, but I’ll do my best to provide insights and to highlight some of the empirical data in the charts below.

PROVINCETOWN

Sales in Provincetown were basically flat year to year, down just 2% to 44 from 45. The average sale price of condominiums in Provincetown is down 13% from $1.15M to $1M. There are 59 condominiums on the market now with an average list price of $1.375M, versus 50 last year.

The average single-family sales prices were basically flat – down just 4% to $2.3M from 2.4M last year. Unit sales were down 33% to 10 from 15 last year at this time. Currently, there are 23 single-family homes on the market with an average listing price of $3.5M vs 32 single-family homes for sale last year.

TRURO AND WELLFLEET

In Truro, the average sales price of single-family homes sold was down 8% to $1.1M from $1.2M last year. The number of sales were down 18% to 13 from 16 last year. Currently, in Truro, there are 25 single-family properties on the market with an average asking price of $1.8M. Almost exactly the same last year.

Condominium sales in Truro were up 80% to 9, from 5 last year. And the average sales price of condos in Truro was down 14% to $444K from $516K last year. It is difficult to read trends into the Truro condominium market as the numbers are tiny. But, it continues to be a growing market and we need to watch it closely as it develops.

In Wellfleet, the average sale price of single-family homes was down 15% to $1.1M from $1.3M last year. Sales were down 18% from 22 last year to 18 currently. Right now, there are 33 single-family homes available for sale in Wellfleet with an average asking price of $1.6M.

GREATER INVENTORY CONTINUES TO GIVE BUYERS MORE CHOICES, ESPECIALLY THE EXCITING NEW DEVELOPMENT – EDEN WEST!

As always, here on the Outer Cape we continue to outperform most markets with the fundamentals remaining quite strong. The condominium market in Provincetown remains the strongest category and is a predictor of overall health of the larger market. Units and average sales prices are down slightly, but median prices are up. This is good news for the region’s most important category.

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, 94 buyers were able to find their dream homes so far this year. But, whether you are buying or selling property, patience and flexibility remain key.

Beachfront Realty is the local listing agency for the most exciting new development in Provincetown – Eden West at 44 Captain Berties Way. Eden West introduces an entirely new level of sophistication and living in Provincetown. A boutique collection of 36 refined residences designed for effortless coastal living. Blending timeless Cape Cod design with contemporary, warm finishes, just moments from Commercial Street, the Harbor Pier, and Provincetown’s celebrated art, dining, and culture – Eden West captures the essence of Ptown.

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.

Eden West! Provincetown’s most exciting new project was topped off last week. The building is on schedule and looking incredible! Eden West offers a whole new level of sophistication and living in Provincetown. Highly amenitized with a courtyard swimming pool, multiple outside spaces including decks, balconies, and a pool courtyard, high ceilings, parking and much more.

We had a successful brokers open house in May where attendees were able to tour two of the first floor units. Unit #103 is a two bedroom condo with 902 square feet and is priced at $1.315M. Unit #105 is a one bedroom condo with 923 square feet and is priced at $1.115M. As you see in the picture below framing is up and visitors experienced the spaces for the first time. Response was overwhelmingly positive as the light exposures, ceiling heights and floor plans are terrific. These first floor condos will also have their own steps from a private patio to the courtyard pool. We will schedule additional open houses as construction permits.

This landmark development by New Boston Housing with Machado Silvetti & Dolezal Architecture, offers a lifestyle defined by light, elevated living, and leisure. Just moments from Commercial Street, the Harbor Pier, and Provincetown’s celebrated art, dining, and culture, Eden West perfectly captures the essence of Ptown.

Strong presales are providing momentum as we enter the summer market. The variety of floor plans, price, and location in the building provide buyers with many choices.

Check out EdenWestPtown.com to learn more! Schedule an in person or zoom showing. Beachfront Realty is the local listing real estate firm in Provincetown and Ricardo Rodriguez & Associates at Coldwell Banker is the Boston listing firm.

I will be featuring specific units in future posts as the spring/summer season evolves. Watch for them.

See all properties for sale at Beachfront-Realty.com.

What fun we had at Eden West’s Saturday Brokers Hard Hat Tour. it was the first time we were able to open a few of the first floor courtyard pool level units for tours. It was exciting to be the first in to see the building taking shape. Guests were impressed with the ceiling heights, the the huge windows, the private terraces and the just plain cool location of these units on the courtyard pool level. Four of these first floor condos are already under agreement.

Provincetown’s most exciting project in years is taking shape on Captain Berties Way. Eden West introduces an entirely new level of sophistication and living in Provincetown. Highly amenitized with a courtyard swimming pool, decks, balconies, courtyard, high ceilings, parking and much more. The developers, New Boston Housing , are the most thoughtful and prescient in imagining all their projects. Eden West is one of their best.

The fourth floor is up. These fourth floor condos have terrific outdoor spaces with courtyard view balconies, terraces or roof decks. Three of these fourth floor units are already under agreement. #407 was my favorite. It is an end unit with 1,265 square feet, two bedrooms and two baths with two terraces. It’s the end unit on the top floor in the picture above. It doesn’t get better than that!

What a hardhat crew! We are looking forward to scheduling more events as construction allows. Call Bob O’Malley or Jon Goode or the Boston Listing team of Ricardo Rodriguez Associates for an in person or zoom presentation.We look forward to introducing you to Eden West!

Always fun to see an iconic, and very recognizable property change hands. The Aerie House has been a staple in Provincetown’s guest House population for years. It has eight bedrooms and seven baths with 3,100 square feet. It’s been on the market for a couple of years too. Great to see it sell. It was listed for $2.995M and sold for $2.895M. Tim Brown was the listing agent and Sandy Milano was the buyers agent on the transaction.

MLS REMARKS: Smart Investment Meets Coastal Elegance on Miller Hill! Perched high on sought-after Miller Hill with sweeping views of Cape Cod Bay, this grand and gracious Captain’s House presents a rare opportunity for smart, flexible ownership in Provincetown. Currently operating as Aerie House, the property features 8 bedrooms and 7 baths, and offers extraordinary potential for conversion to a luxurious single-family residence — with two fully self-contained, revenue-generating units that each enjoy private entrances and separate outdoor spaces, ensuring total privacy for the main home. From its commanding position, the house delivers dramatic, panoramic views across the bay to Long Point, Truro, and Wellfleet, as well as the rooftops of Provincetown. The location is unbeatable — steps to the East End’s Gallery District, restaurants, and beaches, yet peacefully removed from the bustle of town. The outdoor living areas were designed with leisure and entertaining in mind…four decks and two patios are framed by lush, curated gardens, ideal for summer gatherings. The large second-floor entertaining deck features a dedicated bar and front-row seats to fireworks and stargazing.

Inside, a welcoming wisteria-draped porch leads to a light-filled solarium and an expansive living room with a wood-burning fireplace. Adjacent spaces include a potential open-concept kitchen/dining area and a collection of uniquely styled guest rooms, many with water views..including one deck with a hot tub! A third-floor two-bedroom suite with private deck and butler’s pantry, and a main-level efficiency apartment with full kitchen and bath, complete the home’s adaptable layout. This property offers both flexibility and financial sense in one of Provincetown’s most iconic locations.

See all properties for sale at Beachfront-Realty.com.

PROVINCETOWN, TRURO AND WELLFLEET 1Q2026 Figures

FIRST QUARTER NUMBERS ARE JUST AS CRAZY AS THIS WINTER’S WEATHER!

This is a strange first quarter to be writing about as it seems we just been able to leave our snowed-in homes! What a winter. As I was doing my first glance at the Q1 market report, I thought for sure they would be anemic compared to last year’s Q1 numbers.

BUT, to my surprise, the number of sales in almost all categories were the same or very close to last years. Although surprisingly, all other data points fluctuated wildly. A reminder that dramatic 1Q numbers shouldn’t be taken too seriously, as they are based on a tiny sample set.

Some dramatic takeaways were that the average single-family home sales price in Provincetown was up 38%, while the average condominium sale price in Provincetown was down 26%. Truro and Wellfleet saw wild swings as well – with the Truro average sale price down 33% and the Wellfleet average sale price down 48%.

Demand still remains as high as last year, given that the sales numbers and inventory remain at the new normal level. More choices are good for the market. As I say every first quarter, results are so difficult to analyze because of the small number of sales. Single-digit sales are hard to attach much significance to.

Spring is on its way and we are now seeing market activity spike in early April. This is certainly welcome news!

PROVINCETOWN

Condominium sales in Provincetown were down 7% this quarter to 14 from 15 last year. The average sale price was down 26% to $891K from $1.2M. There are 49 condos on the market as of April 8, with an average listing price of $1.2M ($1,504 psf).

Single-family home sales were flat at 4 units. The average sale price increased however by 38% to $2.8M from $2M. There are 18 single-family homes on the market as of April 8, with an average listing price of $3M ($1,425 psf).

TRURO AND WELLFLEET

In Truro, there were only 7 single-family home sales – up slightly from 6 last year. The average sale price was down 33% to $1M from $1.5M. As we “go to press” there are 15 properties on the market with the average listing price is $1.8M ($881 psf).

There were only 2 condominium sales in Truro. The average sales price was down 6% to $797K from $846K. There are only 11 condos on the market with an average listing priced of $527K ($1,086 psf).

In Wellfleet, the average price of single-family homes was down 48% to $1.1M from $2.1M. However, sales more than doubled to 5 from 2. There are 14 single-family homes available for sale with an average listing price of $1.5M ($643 psf)

SPRING IS CERTAINLY WELCOME THIS YEAR AS WE LOOK TOWARD CONTINUED CONFIDENCE IN OUR LOCAL REAL ESTATE MARKET

Normal signs of the approaching season are comforting – a welcome respite from all the snow we experienced this winter! New construction and renovation activity remains strong. Restaurants and shops are beginning to open and Commercial Street is getting its annual reset, along with some big changes downtown. We will be looking closely at market developments in April which will help detect the overall direction of the market this spring into summer.

The best example of new development energy is Eden West at 44 Captain Berties Way. Beachfront Realty is the local listing agency for this most exciting new development in Provincetown. Eden West introduces an entirely new level of sophistication and living in Provincetown. A boutique collection of 36 refined residences designed for effortless coastal living. Blending timeless Cape Cod design with contemporary, warm finishes, just moments from Commercial Street, the Harbor Pier, and Provincetown’s celebrated art, dining, and culture – Eden West captures the essence of Ptown.

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.

Eden West! Provincetown’s most exciting project in years is taking shape on Captain Berties Way. Eden West introduces an entirely new level of sophistication and living in Provincetown. Highly amenitized with a courtyard swimming pool, decks, balconies, courtyard, high ceilings, parking and much more. The developers, New Boston Housing , are the most thoughtful and prescient in imagining all their projects. Eden West is one of their best.

This landmark development by Machado Silvetti & Dolezal Architecture, offers a lifestyle defined by light, elevated living, and leisure. Just moments from Commercial Street, the Harbor Pier, and Provincetown’s celebrated art, dining, and culture, Eden West perfectly captures the essence of Ptown.

Strong presales are providing momentum as we enter the spring market. The variety of floor plans, price, and location in the building provide buyers with many choices.

Check out EdenWestPtown.com to learn more! Schedule an in person or zoom showing. The Eden West Team cannot wait to tell you about this great project! Beachfront Realty is the local listing real estate firm in Provincetown and Ricardo Rodriguez & Associates at Coldwell Banker is the Boston listing firm.

I will be featuring specific units in future posts as the spring season evolves. Watch for them.

See all properties for sale at Beachfront-Realty.com.

The three most expensive condos sold in 2025 are all on Commercial Street. From a brand new renovation at 404 Commercial Street, past home to Strangers and Saints restaurant, to an extensive redo at Pepe’s Wharf, to an established West End Penthouse. These properties represent the best of Provincetown. Each illustrates meticulous attention to detail and quality, each in very different styles. The shared theme with these three incredible condominiums is originality in execution and of course their luxurious pricing!

404 Commercial St #2, $3.150M. This top floor condo has three bedrooms and 3.5 baths with 2,250 square feet. It sold for $3.150 with a listing price of $3.250M.

MLS REMARKS: The former Strangers & Saints is officially on the market as 2 beautifully renovated condos. Unit 2 spreads over 2 floors. The natural light, amazing water views, lush private lawns, side deck and balcony overlooking Commercial St will not disappoint. The attention to detail is striking. The coffered ceilings and ceiling panels give a beautiful aesthetic while also offering additional sound proofing. This East End location is close to all that the Provincetown Art and Restaurant scene has to offer. Watch the world go by on your front balcony or have a private alfresco dinner on your private back lawn, surrounded by greenery.

371 Commercial Street #10 $2.660M. This three bedroom two and one half bath condo has 2,546 square feet. It sold for $2.660M and was listed for $2.995M.

MLS REMARKS: Epic 3-Bedroom Duplex Condominium in the Heart of Provincetown. Introducing the crown jewel at Wharf of the Seven Oars. Enter a home where sophistication and coastal living collide, and discover this 2,546 square foot duplex condominium, perched in the vibrant heart of Provincetown. Running the entire length of the building imagine two full floors of elegant, easy luxury. The first level is a grand open-concept oasis, where living, dining, and lounging spaces merge in harmony while also existing as clearly defined spaces. Ascend to the upper level, where the primary bedroom/living room suite beckons you through a 9-foot slider to a deck offering panoramic 180 degree views that stretch from Ptown Harbor to the far reaches of your imagination.

In the kitchen, a 6-burner Bosch propane range and oven await with Shaker cabinets and stainless appliances framed by the textured beauty of tasteful gray and white honed granite countertops.

A generous first-level bonus room is ready for your vision. Design details and craftsmanship enchant with oak flooring, coffered ceilings, and custom molding at every turn. Large glass panels along the staircase let light cascade in highlighting the open feeling and flow.

139 Commercial Street PH $2.550M. This two bedroom two bath top level condo has 1,576 square feet. It sold for $2.550M with a listing price of $2.695M.

MLS REMARKS: Welcome to the waterfront Penthouse at 139 Commercial St., where the highest caliber materials and impeccable craftsmanship meet architectural brilliance. Nestled in the west end, this two-level residence offers a perfect blend of comfort, accessibility, and privacy. Upon entrance, you are greeted by a wood-burning fireplace, soaring vaulted ceilings, skylights, walls of glass framing picturesque views and a mahogany deck. Wide-planked, solid Old Growth cherry floors add timeless elegance. The Crown Point kitchen is equipped with Thermador & Sub-Zero appliances, accompanied by Carrara marble countertops. The first-level suite boasts a ship-like atmosphere, a gas fireplace and a spacious mahogany deck. The second-level suite features panoramic water views, custom windows on three sides, a luxurious bathroom with skylights, a fireplace, a soaking tub and a cedar closet. Ample storage, no flood zone, and potential for purchasing additional onsite units to create your own compound.

See all properties for sale at Beachfront-Realty.com.

Three incredible homes have the top spots for 2025! In Provincetown 7 Telegraph Hill is the standout property at $1,415 PSF. The address is one of the best in town. In Truro I8 Sam’s Way sold for $1,745 per square foot, the highest of these three properties. In Wellfleet 1400 Chequessett Neck Drive took the top spot at $1,330PSF.

In Povincetown 7 Telegraph Hill is a three bedroom, three and one half bath with 3,742 square feet. It sold for $5.283M ($1,415PSF) in 33 days, having been listed for $5.500M.

7 Telegraph Hill is an extraordinary home in Provincetown’s West End. The open concept second-floor living space offers breathtaking ocean views, including Long Point and Wood End lighthouses, through a 10-ft glass wall that opens onto a deck spanning the width of the home. The living & dining spaces are anchored by a striking fireplace, while the custom kitchen features Christopher Peacock cabinetry, a Subzero refrigerator, and a 6-burner Wolf range. A spacious quartz island, bar/pantry with wine chiller, and powder room complete the space. The oversized first-floor primary suite boasts another expansive deck with views, a renovated marble bath with a soaking tub, and a walk-in closet. Two guest suites with en-suite baths enjoy their own private outdoor spaces. Amenities include family room, home office, 2-car garage, home automation, lush gardens and impeccable hardscaping.

8 Sams Way in Truro has three bedrooms and two and one half baths with 2,034 square feet. It sold for $3.550M ($1,745PSF) having been listed for $3.900M. It sold in 15 days.

MLS REMARKS: This lightly used contemporary home boasts magnificent views overlooking Cape Cod Bay. This thoughtfully designed even includes an elevator and features open living area filled with natural light, creating an inviting atmosphere for gatherings and a very special place to call home. Enjoy a beautiful day on your private beach with views of Provincetown. Experience the best of Cape Cod living in this exceptional home, where tranquility meets coastal charm. Don’t miss your chance to own a piece of paradise!

In Wellfleet 1400 Chequessett Neck Road was the highest priced single family property sold. This home has four bedrooms and three and one half baths with 3,157 square feet. It sold for $4.200M ($1,330PSF) having been listed for $4.750M.

MLS REMARKS: Tucked away at the end of Chequessett Neck Rd. in the National Seashore, with 456ft of beach frontage and direct beach access from the property, this exceptional waterfront offers 5+ acres of privacy, with sweeping panoramic views of Cape Cod Bay, Great Island, & Wellfleet Harbor from nearly every vantage point. The main residence features 3 bedrooms, 2 full baths, dramatic vaulted ceilings, a wood-burning fireplace, and expansive windows. The 2nd floor wrap around loft adds architectural character and functionality, offering elevated views of the natural landscape and the living area below. The primary bedroom is also located on this level and opens to a private deck with stunning vistas. The guest house offers additional space with a large bedroom, a full bath, and waterfront deck. A staircase leads to the lower level, which includes an open living area, kitchenette, & 1/2 bath. Combining privacy, coastal beauty, & design, this property offers a rare opportunity to experience one of the Cape’s most spectacular waterfront locations.

See all properties for sale at Beachfront.Realty.com.

PROVINCETOWN, TRURO AND WELLFLEET 4Q2025 Figures

A MORE BALANCED AND STABLE MARKET IS GOOD FOR BOTH BUYERS AND SELLERS

A stable market is the kind of real estate market that is good for everyone. Sales and prices equal to last year, and a slight increase in inventory levels, illustrate a strong and consistent market especially in Provincetown. In fact, Provincetown numbers are so close to last year’s that it is uncanny! The one dramatic development is the 28% increase in single-family sales. Inventory levels have increased in the last several quarters as well, creating some welcome market balance in 2025.

More inventory creates more choices for buyers and more competition for sales within each category. Still, when compared with many other markets, our inventory is still limited. Stubbornly higher interest rates – currently around 6.5% – will continue to affect the market.

We must always remember when analyzing the Outer Cape real estate market, that the sample sizes are small compared with other markets on the rest of the Cape and elsewhere. One outsized sale in any market can skew averages wildly. Provincetown and Outer Cape.

PROVINCETOWN

In Provincetown, condominium sales were equal to last year – 113 vs. 113 last year. The average price of condos sold was $1.1M – exactly what it was last year too! Talk about stability. Only 10% of condominium sales were over-asking vs. 27% last year. This means, 90% of properties are selling at or below asking prices.

There are 29 condominiums on the market listed in MLS as of January 15 vs. 25 last year. The average asking price for these condominiums is $1.5M ($1,526 PSF).

Single-family home sales were up a whopping 28% from 29 sales last year to 37 sales this year! The average sales price increased 1% from $2.24M to $2.5M. Last year, single-family sales increased 53% over 2023. It’s great to see that single-family sales are back – a function of more choices for buyers.

Currently, there are 21 single-family properties on the market with an average asking price of $3.2M ($1,367 PSF). Last year there were 19.

TRURO AND WELLFLEET

Truro and Wellfleet had a more mixed performance, but still pretty consistent with last year’s numbers.

The average single-family sales price in Truro was down 13% from $1.6M to $1.4. Sales were up 3% to 38. Currently, there are 14 single-family properties on the market with an average asking price of $2M ($835 PSF).

Truro condominium sales were down 20% to 16 from 20 last year. The average sale price was down 7% from $535K last year to $500K currently. There are only 7 condominiums on the market – with an average asking price of $737K ($955 PSF).

In Wellfleet, the average sales price of single-family homes was up 2% from $1.1M to $1.3M. Sales were up 6% to 56 from 53. There are currently only 7 single-family properties on the market in Wellfleet with an average asking price is $1.1M ($591 PSF).

Most importantly, we are all hoping that 2026 brings peace and a much-needed respite from all the drama and the uncertainty occurring throughout the world.

As we begin the New Year, we will continue to see strong market activity as buyers search for their special home here on the Outer Cape. Moderating prices and stable inventory levels will undoubtedly have a strong effect on sales in 2026. And patient buyers, who are actively searching for a new home here on the Outer Cape, will hopefully find just what they are looking for in the new year. Even as some of these – and other outside forces – effect the Provincetown and Outer Cape real estate market, we can still take comfort in knowing we will continue outperform most other markets. How lucky are we!

I am committed to providing you with the expected high level of service and attention you require. My business philosophy has always been that the best-informed buyers and sellers are the most satisfied with their results.

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 here at jon.goode.com. I look forward to seeing you soon. In the meantime, leave it to me to keep you informed. Stay well.

Eden West Provincetown introduces an entirely new level of sophistication and living in Provincetown. A boutique collection of 36 refined residences designed for effortless coastal living. Blending timeless Cape Cod design with contemporary, warm finishes, this landmark development by Machado Silvetti & Dolezal Architecture, offers a lifestyle defined by light, elevated living, and leisure.

Eden West is at 44 Captain Berties Way just moments from Commercial Street, the Harbor Pier, and Provincetown’s celebrated art, dining, and culture. Eden West captures the essence of Ptown.

Authentic, inspired, & distinctly elevated, Eden West introduces a new level of coastal sophistication in Provincetown. A boutique collection of 36 refined residences blends timeless Cape Cod design with contemporary warmth & effortless style. One bedroom, two bedroom and two-plus bedroom homes offer thoughtfully designed living, featuring custom wood cabinetry, natural stone finishes, brushed bronze fixtures, and organic materials curated by award-winning Wolf in Sheep Design. Residents will enjoy unprecedented amenities, including a courtyard pool, landscaped gardens and lounge areas, rooftop terraces, garage parking, and elevator access. Where the Cape meets your true escape, from sunrise swims to sunset walks or bike rides, Eden West is your gateway to the best of Provincetown, just steps from the vibrant Commercial St and minutes to the ferry pier for direct access to Boston and Logan Airport. Includes one garage parking space. Renderings and floor plans are for illustrative purposes only and may not reflect actual unit layouts, finishes, or specifications.

Call or visit EdenWestPtown.com to request a showroom appointment or zoom appointment. Ricardo Rodriguez and Associates are the lead listing agent and Beachfront Realty is the local listing office. Call, email or text for more information or for a local preview of this incredible collection of residences. Jon@Beachfront.Realty.com, 617-512-8565, jongoode.com.