Provincetown – The Goode & Farmer Report – April 2020


Provincetown – The Goode & Farmer Report – January 2020

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Provincetown $750K to $1M. My Three Favorite Condos!

What’s available in the $750,000 to $1,000,000 range? There are currently only 18 on the market. Four condos have sold in this category year to date. There were 35 sales in 2017.

The condos below represent the wide variety in style, finish and location that exist in this category. They include a two bedroom two bath stand alone condo with a stellar rental history; a renovated condo that lives like a single family home; and a waterfront two bedroom two bath with a deck on the bay. It has historically been a very popular segment of the market.


3 Race Road #D is a two bedroom two bath stand alone condo in the West End. It has 838 square feet and is being marketed for $759K.












MLS REMARKS: New windows, and new shingles on this two bedroom two bath freestanding condominium in the West End. Beautifully furnished and ready for the 2018 season. Thoughtfully designed throughout, this two level cottage packs a lot in the square footage with a great use of space. The first floor has an open floor plan with a well sized living room with a gas fireplace. There is a granite and stainless kitchen with a dining alcove. The charming guest bedroom has vaulted ceilings and plenty of closet space. The custom full bath has unique stone work, including travertine and river rock. The laundry center is on this floor. The second floor master bedroom suite has vaulted ceilings, a water closet and stone and marble shower with heated flooring. There are many design details like mahogany doors and frosted sliding glass panels.The large exclusive use deck extends the living area and is great for outdoor entertaining. There is one parking space and weekly rentals are permitted.












73 Franklin Street #2 is a two bedroom two and 1/2 bath West End condo that lives like a single family home. This newly renovated condo has a dramatic reverse floor plan, two bedrooms and two and a half baths in 1,123 square feet. There are private outdoor spaces including a large deck and a patio and parking for two cars.




MLS REMARKS: This completely renovated, two-bedroom, two-and-a half bath West End condominium lives like a single-family home. The reverse-floor plan offers great entertainment space and includes three exclusive-use outdoor areas. The open-plan living area has soaring ceilings, light-filled spaces, a gas fireplace, custom built-ins and red oak hardwood floors. There is a large private deck directly off the living/dining area. The cook’s kitchen has a large center island, granite counter tops and and stainless steel appliances. There is a full bath and laundry on this level. The first floor has an en-suite master bedroom with a custom tile bath, radiant heat and a large private, brick patio with direct access to two deeded parking spaces and an extra storage shed. Renovation includes a new gas furnace, and split-system A/C. Pets allowed for owners and rentals are permitted.









501 Commercial Street #4A is a floor through unit on the west side of the building with incredible views of the harbor and downtown.  It has two bedrooms and two baths in 1,272 square feet and is being marketed or $985K.












MLS Remarks: Stunning water views of Cape Cod Bay and the harbor from this corner upper floor-through condo located in the Historic Ice House. The elevator takes you to a spacious two bedroom, two bath condominium with a large living and dining room connecting to an open kitchen. The well insulated home features cork floors, ~8 ft. ceilings, central air and heating and lots of storage. Both of the large bedrooms offer roof top views of the East End Gallery district. One of the bedrooms has an en-suite bathroom. There are windows along the west side of the unit running from the kitchen to the double set of sliders leading to the deck overlooking the water. The condo includes in-unit w/d, additional hall storage and one assigned parking space.











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Provincetown Under $500K – The Three Best Condos

Yes, there are great properties available under $500K in Provincetown.

But… there are only five condos on the market priced under $500K.  (There are another 11 for sale at Seashore Point, our over 55 community)

Of the 38 condos that have sold so far this year 24 of them (63%) were priced under $500K. An amazing number! That means there is less than a months available inventory in this price range.  Demand is extremely high, supply is extremely low.

My three favorites below represent a studio, a one bedroom and a two bedroom condo.

586 Commercial Street #7 is a great studio condo with deeded beach access in the East End. It has 270 square feet and is being marketed for $329K.














MLS Remarks: Come and see this East End pied-a-terre, part of the popular Ship’s Bell Condominiums. Just off a grassy courtyard you’ll find this light filled first floor condo with many original features, such as refinished antique pine floors and original wainscoting. Enjoy lazy summer afternoons on the exclusive use deck, and with deeded beach access, the beach is always just steps away. There is assigned parking for one car, beautiful common gardens, an efficiently designed kitchen and a queen sized Murphy bed. Weekly rentals are allowed, as well as pets for owners. Listing courtesy of Seascape Realty.












30 Bangs Street  is a two bedroom condo with 433 square feet and it is being marketed for $$425K.











MLS Remarks: This bright and delightful two bedroom condominium is located at the end of a lovely east end lane, in close proximity to the Gallery district, local shops and restaurants. The comfortable space is comprised of a combination living room and kitchen, and two nice sized bedrooms. You will love seeing foxes, birds and squirrels from the bedroom window which looks out onto a wooded hillside. Residents enjoy the use of common laundry as well as the convenience of an amply sized private storage locker in the common basement. The patio outside the unit is surrounded by colorful mature plantings, and is for the exclusive use of the unit. Weekly rentals and pets permitted. Plus, parking is deeded for one car. Courtesy of Sothebys International Real Estate.












6 Nelson Avenue #G is a spacious one bedroom one and one half bath condo. It is being marked for $449K. It is on the other side of route 6 in a wonderful residential community.











MLS REMARKS: New to the market is this bright and airy 1 bedroom 1 1/2 bath condominium located privately in the back of Wildflower Complex in Provincetown. Fully furnished, Low condominium fees, new gutters, new septic, designated parking for one car and guests. Pets and weekly rentals allowed. Private exclusive use patio–Easy to show. Listing courtesy of Cape Cod Oceanview Realty.











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Provincetown – The Goode And Farmer Report – April 2018


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Provincetown 1st Quarter Results Preview

Early First Quarter Results – Will they determine the direction of the spring market?

It has been an interesting Q1 , with weather issues, political issues, and the continuing stubborn lack of inventory. There are only 40 condos on the market vs 67 last year at this time.

Despite these issues condominium sales are set to surpass last years first quarter sales by close to 30% – 30 sales vs 20 sales last year. This is a good sign of continuing strength in the market.  The average sale price is $507K and 60% of those sales were under $500K. This is a very popular price point and there were several really great properties that sold. Below are four examples.


SOLD $375K, studio, 329 sf
23 Winthrop St #1 – SOLD $375K, studio, 329 sf

SOLD $390K, 1/1, 330 sf
26 Pleasant St #3 – SOLD $390K, 1/1, 330 sf










163 Bradford #2 SOLD $397K, 1/1, 425 sf
163 Bradford #2 – SOLD $397K, 1/1, 425 sf

12 Commercial St #7, SOLD $480K, 1/1, 734 sf
12 Commercial St #7, SOLD $480K, 1/1, 734 sf











Single family home sales have been sluggish with only four selling so far this year. Last year a total of 12 had sold  in the first quarter. There are only 19 homes on the market vs 26 last year.

The economy remains strong even with the volatility in the stock market. Our outer Cape markets are feeling the same inventory pinch as markets nationwide – with absorption rates and prices increasing in both the condo and single family markets. Slightly higher interest rates should have little effect as rates have remained historically low.

Market performance will depend on new inventory entering the market coupled with buyer demand remaining strong. The complete Goode and Farmer Report will be out in early April. Look for it – and I will keep you updated throughout the spring market with new listings, current sales, and many other posts of interest.

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Provincetown – The Highest and Lowest Priced Condos Sold In 2017


The three highest priced and the three lowest priced condos sold last year illustrates that regardless of what impressions are about the affordability of Provincetown real estate, there is a huge and accessible range of prices in the condo market. $155,000 to $2,450,000.


The three highest priced condo sales in Provincetown  (lowest to highest)

24 Point Street – $1.365M – two bedrooms, three baths with 1,414 square feet.


MLS Remarks: This single family home was just completed in 2009 yet it fits perfectly in its neighborhood of antique capes and cottages in the far West End. Thoughtful design and quality construction are evident throughout. It is part of the sought after Westwinds association and enjoys full benefits of the pool, gardens and beach access on Comercial St. Open plan first floor with doors all around leading to decks, patios and gardens. There is an enclosed 3 season front porch, half bath and an outside shower on this level. An efficient gas fireplace lends a cozy feel. There are two bedrooms each with ensuite baths on the second floor. The master has a  a private balcony.


793 Commercial #1 and #2 – $1.650M – four bedrooms and four baths in 1,996 square feet.


MLS REMARKS: As you walk down the enchanted path to this unique oasis, the magnificent location will take your breath away. This waterfront picturesque two family home has a casual, beach, elegance with a shabby chic niche. This location has privacy as well as unobscured water views from every window of the house. You can see the house history in the beams and other details. Rent one side and enjoy the other. This is a fabulous opportunity for anyone who loves Provincetown and its true beauty.This is two condo units connected being sold together.


47 Commercial Street #A – $2.450M– four bedrooms and three baths in 2,452 square feet.


MLS REMARKS: Extraordinary 4 BR waterfront home in exclusive west end location with high end amenities. The property has three fireplaces, reclaimed hard wood floors, exclusive outside area and access to the beach. A very large kitchen with vaulted ceilings and water views as well as master bedroom with water views is just a couple of features in this well maintained condominium home. The property was totally renovated and updated with high end amenities in 2001.



The three lowest priced condo sales in Provincetown (lowest to highest)

963 Commercial $155K – one bedroom and one bath with 260 square foot condo.


MLS REMARKS: Spend lazy summer afternoons by the pool, or stroll to a private beach with spectacular water views, just steps away! This chrarming Beach Point Club condominium has an open living room, kitchen area,separate bedroom, large tiled bathroom, and a sunny, exclusive-use patio. Are association maintained swimming pool.  One pet (by approval)permitted, excellent rental history, deeded parking. Currently used seasonally but year round use permitted with Trustee approval. A perfect weekend getaway




881 Commercial $167.5 – one bedroom and one bath and 178 square feet.


MLS REMARKS: Own a piece of Provincetown and be in before the summer of 2017! With a freshly painted deck, front door, all trim and windowsills, as well as all brand new shutters, this quintessential Cape Cod cottage condo in a unique and sweet setting in a great location awaits you! Enjoy a peek of the bay from the bay facing windows. The smart, renovated, well laid-out, and bright and airy interior offers a roomy sleeping and storage loft, full kitchen with washing machine, tiled bathroom and high ceilings. Enjoy the pleasant courtyard and Commercial Street view from your front deck, or BBQ in the private, enclosed patio area out back.


963 Commercial $170K – one bedroom and one bath and 260 square feet.


MLS REMARKS: Laze by the pool, or stroll the pathway to a private beach with spectacular water views, just steps away! This cozy Beach Point condominium has a living room, bedroom, kitchen area and, a large bathroom, exclusive-use of the front yard Traditionally used seasonally, but with trustee approval can be winterized for owners offseason use. . One pet (by approval)permitted, excellent rental history, exclusive parking, A perfect weekend , carefree getaway.



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Provincetown Sale Of The Week – 6 Telegraph Hill- $3.6M

6 Telegraph Hill is one of the eight homes on Telegraph Hill. With three bedrooms, six baths and and 5,508 square feet, and wonderful outside spaces –  this home just might be the best on the Hill. We were fortunate to have participated in the buyer side of this sale.

6 T 6












MLS REMARKS: Capture the amazing water and town views from the moment you enter this exceptional home atop Provincetown’s Telegraph Hill. The main level with 3 fireplaces, dining room, butler’s pantry, eat-in kitchen, den, and large living room offers panoramic views from room to room and fine finishes throughout. The kitchen is a Chef’s delight – linen white Wood-Mode cabinets, center island w/ Carrara marble, built in Subzero, 2 dishwashers and 6 burner Wolf stove. On the 2nd level a superb master suite awaits with a private living area, a spacious well-appointed bath and bedroom with fireplace and views of the waterways, rooftops and iconic Monument. There are 2 guestrooms with en suite baths and water views from east to west. The home’s garden level provides an additional living area with full bath, bath, 2 car heated garage, and a dumbwaiter. The wraparound porch, 3 slate patios, and heated infinity pool provide vantage points to enjoy the unmatched views and beautifully landscaped grounds.


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The Goode and Farmer Report – January 2018


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Provincetown – The Three Highest Priced Homes For Sale


The Provincetown high end is as diverse as the town itself. These homes represent lovely family homes and compounds that just happen to have one of the best locations in the world – on the water in Provincetown! These three homes represent the best of Provincetown: a classic waterfront home, a mini- waterfront compound, and an oversized gatehouse to a famous estate. Last week I featured a post on the three highest priced homes for sale in Truro.

There are only 17 single family properties on the market in Provincetown vs 60 in Truro.  Of those 17  only 6 are priced below $1M. The average asking price is $1.493M. Last year at this time there were 18 homes on the market with only 3 priced below $1M. These numbers illustrate the historic low inventory levels we are experiencing in Provincetown.

46 single family homes have sold year to date with an average sales price of $1.356M. 50 have sold in Truro year to date.


The Top Three.


73 Commercial Street – $3.499M –  is a classic Provincetown waterfront home with three bedrooms and four baths in 2,426 square feet.  It is on a 5,227 square foot lot.











MLS REMARKS: Spend your summer on the Provincetown West End waterfront overlooking historic Captain Jack’s Wharf, with magnificent views of the harbor out to the tip of Cape Cod, Long Point Light House. This newly renovated 1880 antique has all the amenities and quality finishes awaiting you, your friends and family.Three large bedrooms with en suite baths on three separate floors: each with waterfront decks for entertaining. A total of 2426 square feet of living space sits on a 5358 square foot lot.Property includes generous water frontage and direct access to the beach.Love boating? Moor your boat right out front; plus plenty of room to store all your water toys.From the chef’s stainless steel kitchen with Sub Zero refrigerator, full size Liebherr wine fridge (300 bottles) and Bertazzoni range; to the walled decorative gas fireplace in the dining area; to the exquisite expansive 1st fl outdoor entertaining deck and professionally landscaped yard. This property must be seen to be appreciated! Listing courtesy of Raveis Real Estate.


59 Commercial Street – $3.490M –is comprised of two houses, one on Commercial Street and one directly on the water. There are three total bedrooms and five baths and a total of 2,364 square feet in the two buildings. This is an exceptional waterfront property in the heart of the West End. It is being marketed fort $3.490M.











MLS Remarks: You’ll find this exquisite compound consisting of 2 year round homes in the West End, directly on the bayfront. The 1468 s.f. main house was floated over from Long Point and has been totally renovated with details respectful of the period but with all the modern amenities. The 2BD/2.5BA house has wood flooring throughout, a gourmet kitchen, and 2 wood-burning fireplaces. The 984 s.f., 1BD/1.5BA cottage sits directly on the water with lovely views of Provincetown Harbor and Long Point. Separate utilities, split A/C, wood floors, full kitchen, 2 decks. The beautifully landscaped yard has irrigation, parking for 2-3 cars, and bluestone patios. Hooked up to the municipal sewer system. Listing courtesy of Atlantic Bay Sothebys Intl. Real Estate. 


1 Pilgrims Landing- $2.145M –  is a three bedroom, three bath home with 3,554 square feet at the base of The Murchinson sub division in the far West End.  It is located at the Commercial Street, Province Lands Road circle across from the breakwater.











MLS REMARKS: Rare Opportunity! Once the gatehouse for the famous Murchison estate, 1 Pilgrim’s Landing has been reimagined as a unique single-family residence. With 3 BD & 3 BA, ‘the gatehouse’ embraces its original design while presenting a contemporary loft-like feel. The open-concept living area offers generous gathering & dining spaces, & a well-designed kitchen w/stone countertops and Thermador appliances. A sliding wall joins living area with garden and outdoor patio area. A dramatic light-filled multi-purpose room, featuring a sliding door system, opens to a lovely outdoor garden with deck and hot tub spa. The 2nd floor water-view master suite, includes a wood burning fireplace, beautifully appointed bath & dressing area w/ 2 large closets. Extensive perennial gardens, heated garage,and water filtration system complete this special home. The prestigious Pilgrim’s Landing community offers a stunning West End location and state of the art geothermal heating and cooling system. Listing courtesy of Coldwell Banker Pat Shultz Real Estate.


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