Category: general info

Provincetown, Truro and Wellfleet 3Q2025 figures

PROVINCETOWN, WELLFLEET & TRURO
“BY THE NUMBERS” YEAR-TO-DATE

At first glance, the numbers above seem dramatic. As we look at 3Q year-to-date numbers, we need to keep in mind that our much loved real estate market is very small relative to most other markets. Because of this, as you’ll see, our market averages represent a very small sample which can give us surprising results. One high sale or one low sale, can skew averages way up or way down. A couple listings that have been on the market a long time can send the days-on-market average skyrocketing. In larger real estate markets, dramatic ups and downs are moderated because of the larger sample. Year-end numbers will be much more important as forecasting tools. However, these year-to-date, third quarter numbers, do inform us as to developing year-end trends.

The reason I opened with the above paragraph is that I don’t want folks to overreact to 3Q numbers as there are a several dramatic swings. For instance, year-to-date single-family sales in Provincetown were up 66%.  Holy Moly! A huge headline. There were 30 sold vs. 18 last year so again, perspective is needed because of the small sample. Wellfleet single-family sale prices were up 22% with 39 sales. Truro single-family sales prices were down 19%. The average days-on-market (DOM’S) are up substantially in every category. Inventory remains very close to last year’s numbers, but it feels like there are more properties available because properties are staying on the market longer. It’s really about the numbers relative to our market. See what I mean?

PROVINCETOWN

The average sale price of condominiums remained equal to last year at $1.1M. The number of sales was down 5% to 78 from 82 last year. There are currently 50 condominiums on the market with an average listing price of $1.3M ($1,428 psf).

The number of single-family home sales was up 66% to 30 units from 18 last year. The average sales price of single-family properties was also equal to last year at $2.45M. Talk about consistency. There are currently 31 single-family houses on the market with an average asking price of $3.1M ($1,552 psf).

TRURO AND WELLFLEET

The average sale price of single-family properties in Truro was down 19% to $1.4M from $1.72M last year. Sales were up 9% to 25 from 23 last year. There are 28 single-family properties available on the market with an average list price of $1.8M ($957 psf).

The average sales price of Truro condominiums was down 4% to $497K from $518K. Sales were down 38% to 10 from 16 last year. There are currently 13 condos on the market with an average price of $571K. ($1117 psf.)

In Wellfleet, the average sale price of single-family homes was up 22% to $1.3M from $1.07M last year. Sales were up 3% to 39 from 38. There are currently 23 single-family properties on the market with an average price of $1.8M ($746 psf).

THE 3Q NUMBERS HIGHLIGHTED ABOVE ARE RELATIVE – UPCOMING YEAR-END NUMBERS WILL HELP DEFINE THE 2026 TRENDS

As you see, average sale prices of single-family homes and condominiums in Provincetown, Truro and Wellfleet were mixed. The good news is that buyer demand for Outer Cape property remains consistently high and the increased inventory levels are giving buyers more choices. Sellers are still somewhat in control, but with higher days-on-market, buyers are gaining more flexibility in their negotiations.

The sales numbers in my marketing report above represent 182 buyers having bought their dream property in Wellfleet, Truro and Provincetown. They have been prepared, informed, and represented by smart local buyer agents and brokers.

As always, my goal is to keep you engaged in this unprecedented Outer Cape Real Estate market by providing you with news and market developments as they happen. I hope you are staying safe and healthy wherever you are and that the coming holidays treat you well. We realize how fortunate we are to be here at the tip of the Cape and look forward to seeing you very soon.

Watch for interesting stories in your email and on social media at jon.goode.com.

I love illustrating the surprising variety of prices of properties in Provincetown. Naturally the glamour of trophy properties dazzles everyone but that’s not all there is. The impression of Provincetown being a super luxury market is driven by these properties, but the fact that 45% of condos sold year to date have sold under $1M may surprise folks. The market is driven almost equally by $1M or lower and $1M plus market. The lowest price condo sold was $444K and the highest price was $2.660M. What a range!

The average sale price for condos year to date in Provincetown is is $1.147M. I have featured three of my favorite properties below that illustrate the huge variety in price point as well as design, finishes and locations of these sold properties.

5 Kiley Court #5 is a really sweet studio condo located down the Ciro and Sals alley in the East end Gallery District. It is a first floor unit with 379 square feet and sold for $555K.

Remarks: Are you looking for a well-appointed, freshly renovated year-round studio? Down a favorite Provincetown lane in the heart of the Gallery district lies this classic pied-a-terre in a small condo association. Completely renovated in 2022, the unit boasts a cheerful kitchen and tiled bath, paneled cathedral ceilings, refinished original fir floors, natural wood beams: the neutral linen pallete provides a clean, functional and warm interior.

8 Meadow Road #4 is a terrific three level condo at Meadow Road in the West End. It has 828 square feet on three levels and sold for $1.020M

MLS REMARKS – Three floors of stylish living in this triplex townhouse! This one-bedroom plus den with one and a half baths condo feels larger than its 828 square feet. Enjoy the bonus of a separate studio-guest quarters across the covered deck on the first level, with a convenient half bath on this level. The second floor living level boasts an open floor plan with a large kitchen featuring granite counters, stainless steel appliances, and natural wood cabinets. Relax in the generous living room with pine flooring, sliders to a charming coffee-cocktail deck, and large windows offering sunny east views and west views of the bordering conservation land. The top-floor primary suite is a true retreat, big enough for a sitting area.

139 Commercial Street PH is a two story penthouse condo with two bedrooms and two bathrooms and 1,576 square feet. It sold for $2.550M.

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.

See all properties for sale at Beachfront-Realty.com

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.

MLS Remarks: 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.

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

PROVINCETOWN, TRURO AND WELLFLEET 2Q2025 FIGURES

OUTER CAPE REAL ESTATE MARKET – SECOND QUARTER 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

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.

Even with the volatile world we are living in, as of May 15, our real estate market has performed pretty close to last years numbers. The fact that we are a model of consistency year over year is pretty wild. Who’d of thought?

Here is a quick snapshot of 2025 vs 2024 YTD sales in our three outer Cape towns as of May 15.

31 Provincetown condos have sold with an average sales price of $1.2M, vs last year 35 sold with an average sales price of $900K.

12 Provincetown single family properties sold with an average sales price of $2.3M, vs 7 sales last year with an average sales price of $2.1M. This increase in unit sales is the only dramatic change year over year so far in early sampling.

In Truro there were 12 single family sales averaging $1.3M vs 10 sales last year with an average sales price of $1.8M.

In Wellfleet there were 15 single family sales with an average sales price of $1.3M vs 16 sales last year with an average $1M in 2024

Crazy huh?

Housing could actually be the safest investment in America right now, if you assume that even a mild recession might result in lower mortgage rates down the road and therefore greater affordability.

And with all this said here are three really terrific properties that are being listed by our office Beachfront Realty that represent our market well. A single family house in Truro with all the extras, a classic West End Cape on Bradford St and a surprising mini triplex in the West End at Meadow Road.

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

294 Bradford St is a single family home with three bedrooms and five bathrooms. (three full and two half baths) and 2,190 square feet. It sold for $3.1M with an asking price of $3.2M. It was a new build in 2019 and is located just before the Bradford St Commercial St split in the East End.

MLS REMARKS: This handsome home was built well beyond the usual standard in 2019 and very gently enjoyed. There are three spacious bedrooms, all ensuite. The primary features a walk-in closet and a spa bath you’ll never want to leave. The bathrooms warm with radiant heat flooring for the cooler months. The top floor living space features a well-planned open kitchen with top line appliances, a brunch bar and separate dining alcove adjacent to a broad living room with gorgeous water views of Cape Cod Bay. Top quality components include wide white oak flooring, Pella vinyl clad wood windows, solar-powered automatic skylights, super high efficiency heat exchangers for heating and cooling, on demand hot water, a whole house generator, and a two car garage. The driveway/parking area is finished with pavers and granite block.

Seascape Realty was the listing firm and Gibson Sothebys Int’l Realty was the selling firm.

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

PROVINCETOWN TRURO AND WELLFLEET 1Q2025 FIGURES

CONFIDENCE IN KNOWING THAT OUR REAL ESTATE MARKET WILL ALWAYS OVERPERFORM

Confidence is catchy. Recent economic developments have upended everything we think of as normal across world markets. The irony is that while our lives may well be impacted by all the volatility, the comfort of spring in Provincetown is visceral. The season is approaching like normal, and boy is that a good feeling. Restaurants and shops are beginning to open and Commercial Street is getting its annual reset. This year’s mild winter allowed for an inordinate amount of new construction and renovations to continue throughout Provincetown. We will be looking closely at market developments in April which will help detect the overall direction of the market this spring.

Demand remains high and inventory remains at the new normal level. First quarter results are generally mixed. 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 any significance to, but the first quarter does begin to set the tone for the spring selling season. Sale prices are up in every category except for Truro single-families. Provincetown and Truro single-family property sales are up, sales in other categories are down.

Lower overall sales numbers provide less of a sample from which to derive real trends! There is simply not a lot of data to analyze, but I will do my best to provide insights as well as provide all the empirical data that you will see in the charts below.

PROVINCETOWN

Condominium sales in Provincetown were down 16% to only 15 from 18 for the first quarter of the year. The average sale price increased 26% to $1.2M from $940K. There are 34 condos on the market as of April 13 with an average listing price of $1.2M – last year there were 25. Eleven years ago in 2014, there were 112 condos on the market!

Single-family home sales were up 33% to 4 from 3 this first quarter. The average sale price increased by 3% to $2M from $1.98M. There are 22 single-family homes on the market as of April 13, with an average listing price of $3.7M.

TRURO & WELLFLEET

In Truro, there were only six single-family home sales, but up from five last year. The average sale price was down 25% to $1.5M from $2M last year. The median price was down substantially to $1.2M from $2M. As of April 13, as we “go to press” there are seventeen properties on the market versus eight last year. The average listing price is $1.7M.

There were only two condominium sales in Truro. The average sales price was up 78% to $846K from $474K. There are only eleven on the market with an average listing priced of $550K.

In Wellfleet, the average price of single-family homes was up 13% to $2.1M from $1.15M. Sales were down 80% to 2 from 10. There are 22 single-family homes available for sale with an average listing price of $1.7M. Last year, there were only 11.

NEW CONSTRUCTION AND RENOVATIONS EVERYWHERE THIS SPRING SHOW ONGOING CONFIDENCE IN OUR LOCAL REAL ESTATE MARKET

Sounds of ongoing construction can be heard all around Town. In my neighborhood alone, the “Franklin Hills” – (Franklin Street and Race Road) almost every property is being renovated or updated. This illustrates the confidence that we all see in our local real estate market. However, with interest rates hovering in the 7% range, other fundamentals still need to change in order to return to a more balanced market.

Prepared buyers are still finding their dream homes though, and sellers are taking advantage of the strong seller’s market. Patience, knowledge, preparedness and flexibility are key – whether buying or selling in these truly unusual times.

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.

One of the most spectacular homes in the West End, this three bedroom four bath showplace is exceptional. The home is sited beautifully overlooking the Blueberry West Vine Valley towards downtown and the Bay. It has 4,286 square feet on three floors of living. It sold recently for $3.8M. It was my pleasure to have represented the buyers in this transaction.

MLS Remarks: Spacious open living areas, three sumptuous bedroom suites, and resort-style pool and grounds make 65 Bayberry the perfect home both for gathering and retreating. Perched high above the West End, this expansive cape style home maximizes the ever-changing views of the townscape and bordering nature preserve.The home’s top level is airy and light, with vaulted ceilings and windows galore. This expansive space provides entertaining options both casual and formal. Here you will find a high-end kitchen with all the right ingredients. Among them are a large island with La Cornue oven and cooktop, custom cabinetry, dual dishwashers, and paneled Sub-Zero refrigerator/freezer. The lounge area off the kitchen, complete with wet bar and wine refrigerator, is ideal for sunset cocktails or morning coffee. Nearby is a spacious hexagonal dining room surrounded by windows that provides the perfect setting for dining among the treetops. Completing this floor is an inviting living room, with a gas fireplace, multiple seating areas, and a tucked-away powder room.

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

8 Meadow Road #6 is a two bedroom two bathroom townhouse in the Meadow Road condominium complex in the West End. This beautifully landscaped collection of cul de sacs is one of the most charming locations in town. This condo has 954 square feet, a deck off the kitchen and a large private patio with conservation land beyond. It is being marketed for $1.225M.

There will be an open house on Saturday March 29 from 12 to 1:30.

MLS Remarks: This stunning three-level townhouse-style condo at The Meadows in Provincetown’s sought-after West End is a delight. Featuring two bedrooms and two bathrooms, this beautiful residence is just minutes from Herring Cove Beach and downtown Provincetown. The main floor boasts an open floor plan living room and a well-appointed eat-in kitchen, complete with a balcony, perfect for a small table and chairs. High ceilings and large windows flood the living room with natural light. Upstairs, the primary bedroom offers an en-suite bath and large windows that capture the western light. The second bedroom, located on the lower level, includes its own bathroom and walk-in closet, making it ideal for use as a home office, den, or gym. Sliding glass doors lead to a spacious private patio. Designed for modern comfort, this townhome features high-efficiency heating, additional split AC/heat units, and a thoughtful layout that emphasizes outdoor spaces. Lightly lived in, this condo is perfect for anyone seeking a prime West End location. Pets are welcome for owners. One rental of any length per quarter allowed.

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

No daffodils yet, but there are hints of the emerging spring market to come. This new listing is one of the most charming waterfront properties in Provincetown. It has a total of three bedrooms, two and one half baths with a total. of 1,098 square feet. Hidden behind hedges and fences in the East End, this property is vey special having been the historic home of Eugene O’Neill in 1916 and later the photographer Joel Meyerowitz

MLS REMARKS: Welcome to your private waterfront retreat in the east end of Provincetown! This enchanting 3-bedroom, 2.5-bathroom compound composed of a cottage and separate studio seamlessly blends a casual beach charm with modern amenities, offering a serene escape and breathtaking views of Provincetown Harbor. The 2-bedroom, 1.5-bathroom cottage feels like a step back in time, with wide pine floors, exposed wood beams, and a wood-burning fireplace. The inviting living room boasts large sliders that open onto the waterfront deck, allowing you to enjoy stunning bay and light house views. The well-appointed kitchen features butcher block countertops and ample cabinetry, perfect for preparing meals while taking in the sunset. A stylishly renovated full bath with contemporary tile work blends modern comfort with functionality. The laundry area, complete with a folding station, is situated outside the bath.

The second-floor staircase, framed with boat oar bannisters, leads to a landing with the guest bedroom to the left, the primary bedroom to the right, and a half bath in the middle. The primary bedroom offers panoramic water views, creating a peaceful sanctuary. The guest bedroom overlooks the front of the home. A charming half bath on the second floor completes the comfort of the bedroom level.

Across the lush lawn, the stand-alone studio suite with its own full bath and kitchen offers flexible living arrangements.This studio ensures privacy and independence and could be a stunning waterfront at-home office.

The highlight of the property is the spacious waterfront deck with outdoor shower, which provides unparalleled views of Provincetown Harbor with landscaping that provides a privacy rarely available with waterfront properties.

This listing is courtesy of Gabby Hanna at Gibson Sothebys Int’s Real Estate.

See all properties for sale at Beachfront-Realty.com