Category: general info

19 Tremont Street #2 is a two-bedroom, two and one half bath 1,081 square foot condo. This condo has a great location, beautiful design, and highest quality! It sold for $2.025M and was listed at $1.995M. This condo is one of the finest examples of high end condo sales this season.

MLS Data – Located in the most sought-after historic enclave of Provincetown’s West End, this fully renovated, two bedroom, two-and-a-half bath townhome perfectly fuses the old with the new. Every inch of the two-level home was thoughtfully redesigned, introducing luxurious modernity while maximizing space and functionality. The first level, with its wide-plank antique wood floors and exposed wooden beams, features a living room with a gas fireplace, powder room, dining area with built-in banquette including storage drawers, and chef’s kitchen equipped with a 5-burner Bertazzoni gas range and hood, Miele refrigerator, dishwasher and wine refrigerator, Rohl farmer sink, butcher block countertops, and Cle’ tile backsplash. Step outside to an exclusive, resort-style bluestone patio with stacked rock walls and integrated lighting, and an oversized storage shed. The second floor, with its rift white oak flooring, features the primary suite with a vaulted, loft-like ceiling and exposed antique beams, a free-standing Jotul gas fireplace, an open closet wall by Elfa Décor, and Miele stacked washer and dryer. The en suite bath is appointed with an oversized shower, dual sink vanities, Waterworks fixtures and hardware, Toto Washlet toilet, and Cle’ tile. The guest suite has separate areas for sleeping and work/play–separated by pocket doors–and a well-appointed en suite bath. The sleeping area has a custom queen-size Murphy bed with built-in desk along with two closets. The adjoining room is currently used as a workout/office with wall-mounted desk and shelves. Additional amenities include two-zoned central HVAC, off-street dedicated parking, Lutron Caseta wifi-controllable lighting, and much more. Easily venture into town or out to the beach. New exterior paint (’23) and new roof (’24).

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

PROVINCETOWN, TRURO AND WELLFLEET 2Q2024 FIGURES

OUTER CAPE REAL ESTATE MARKET CONTINUES TO BUCK NATIONAL TRENDS

Happily, summer has officially arrived in full force. And it’s always wonderful to see the town fill up with day trippers, weekly visitors, and returning Provincetown regulars again. With the Fourth of July holiday week transitioning into the very busy Bear Week, our town is enjoying the most delightful weeks of the early summer season.

National headlines report that in many regions the real estate market is moderating, with more price reductions, less multiple offers, lower sales and increasing inventory. Here on the Outer Cape, inventory gains have shown up in every category in fact doubled in some since last year at this time. Sales are trending up after softening last year. Demand is strong although buyers seem to lack the same urgency we’ve seen for the last two years. More choices tend to relax buyers as they take more time to buy. Sales prices are up too. As always at the end of the second quarter there is not a lot of data to analyze, 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 10% to $932K from $849K. Condominium sales were basically even with last year, slightly down 2% to 51. There are 36 condominiums on the market now with an average list price of $1.5M. At this time last year, there were 27 condos on the market.

Single-family home sales were up 38% to 11 from 8 sold last year at this time. And average sales price was up 27% to 2.8M from 2.2M last year. There are twice as many single-family homes – 28 vs. 14 properties – on the market with an average listing price of $3.6M. 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 up 14% to $1.6M from $1.37M last year. The number of sales was basically flat at 14 from 13 last year. Currently, in Truro, there are 15 single-family properties on the market with an average asking price of $1.9M. Condominium sales in Truro almost doubled to 13 from 7 last year. The average sales price of condos in Truro was up 15% to $494K from $428K.

However, in Wellfleet, the average sale price of single-family homes was down 10% to $988K from $1.1M a year ago. Sales were up 20% to 24 from 20 last year. Right now, there are 29 single-family homes available for sale in Wellfleet with an average price of $1.9M. Last year there were only 14 available.

INCREASED CHOICES ENABLE MORE BUYERS TO FIND THEIR DREAM HOME,BUT PATIENCE AND FLEXIBILITY ARE STILL KEY

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

Hopefully, I can help 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 soon.

12 Atwood Avenue is a wonderful rare West End Antique home, floated from Long Point in 1867. It has four bedrooms and total square footage of 2,156 square feet. There is a charming free standing artists studio in the private courtyard. The house and courtyard are surrounded with lovely sustainable gardens which add to the privacy anc intimacy of this unique property.

Nestled beneath Telegraph Hill, 12  Atwood Avenue surprises at every turn. Floated over from long Point in 1867 this large yet intimate mini compound has multiple spaces to reimagine or enjoy as is. The main house has four bedrooms including a main floor primary bedroom. The large living room and dining room have beautiful hardwood floors, and a fireplace with a lovely wood mantle. Architectural columns define the two spaces. There is a large, updated kitchen with a center dining island that seats four. The second floor has two additional bedrooms, a loft area and a den. A ladder gets you to a surprise attic loft.  There is a large walk out deck on this level which looks over the roofs of the West End and has a peek of the bay.  The two-level Courtyard is surrounded by mature gardens, creating a delightful private space. There is a charming free standing Artist Studio on the upper level of the courtyard. There is parking for two cars. 12 Atwood unit #1 lives as a single family but with condo ownership.

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

Iconic, striking, historic, classic. This two-bedroom three and one half bath single-family house is a stunner. Located in the East End just outside the Gallery District, the bay beach just steps away. With 1,694 square feet of living space, a three season screened in porch, lovely gardens and garden shed, this is a very special property.

506 Commercial Street is a beautiful East End, single-family home, recently renovated with the best materials and furnishings. It’s located just a short distance to the galleries, shops and restaurants of the East End. The entire first floor has an open-plan design with original pine floors, a gas fireplace with black granite surround, built-in Bose stereo system and original beams. The ”chef’s kitchen” features a custom butternut and walnut backsplash, Vermont quartzite counter tops, custom built white maple cabinetry, a Sub-Zero fridge, Thermador range, Twin Perlick warming drawers and a Perlick wine cooler and ice maker. There is a charming powder room off the kitchen. A large screened in porch enhances the lovely main floor even further for three season dining and entertainment. Upstairs, the large water-view, primary bedroom suite has cathedral ceilings, pine floors and a luxurious bath with shower and separate soaking tub. The walk-in closet has custom built-ins. The guest bedroom has an ensuite shower and bath. There is also a den/office with pocket doors for privacy and a third full bath adjacent. Bathrooms have hickory hardwood floors. This recent renovation is truly a surprising property re-purposed from an iconic antique Provincetown store front. There is Bay beach access right across Commercial Street. The driveway offers parking for three cars. And the wonderfully-sized backyard has mature gardens, irrigation and a large garden shed. This property has an excellent rental history.

Please reach out to me directly to arrange showings. There are some rentals in place for the 2024 season.

See all properties for sale at Beachfront-Realty.com

PROVINCETOWN, TRURO AND WELLFLEET 1Q2024 FIGURES

MARKET ACTIVITY REMAINS SLOW BUT STEADY WITH A PERSISTENT LACK OF INVENTORY BUT NEW CONSTRUCTION CONTINUES FULL FORCE.

Spring in Provincetown. Restaurants and shops are beginning to open and Commercial Street is getting its annual reset with businesses everywhere, renovating and simply freshening up. This year’s mild winter allowed for an inordinate amount of new construction and renovations to continue throughout Provincetown. Most of these construction projects are private renovations, but there are several projects that will eventually add to the available sales inventory over the next few months. We are looking closely at market developments in April which will help detect the overall direction of the market this spring.

First quarter results are becoming even more difficult to analyze because of the smaller number of sales. Not surprisingly, demand remains consistently high and inventory remains consistently low. This market dynamic will continue to impact sales in most categories. First quarter results are all over the board. Sales are down in Provincetown and up in Truro and Wellfleet. Single-family prices are down in Provincetown and Wellfleet, but up in Truro. Condo prices are up in Provincetown and Truro.

Lower sales provide less of a sample from which to derive trends. Only three single-family properties sold in Provincetown in the first quarter of 2024, and only five sold in Truro! There is not a lot of data to analyze, but I will do my best to provide insights as well as provide all the empirical data which is in the charts below.

PROVINCETOWN

Condominium sales in Provincetown were down 22% to only 18 from 23 for the first quarter of the year. The average sale price increased 11% to $940K from $848K. There are 25 condos on the market as of April 13 with an average listing price of $1.4M. For some interesting context: 10 years ago in 2014, there were 112 condos on the market!

Single-family home sales were down 25% to only 3 from 4 this first quarter. The average sale price decreased 13% to $1.98M from $2.3M. There are 21 single-family homes on the market as of April 13 with an average listing price of $3.5M. 10 years ago, there were 49 single-family properties on the market!

TRURO AND WELFLEET

In Truro there were only five single-family home sales, up from four last year. These five sales included one $4M+ and two $2M sales skewing the average sale price up 118% to $2.01M from $920K last year. The median price was up substantially as well to $1.97M from $915K. As of April 13, as we “go to press” there are eight single-family properties on the market for sale in Truro with an average listing price of $2.2M.

There were six condominium sales in Truro – an increase of 50% from four last year. The average sales price was up 22% to $474K from $389K. There are only 5 on the market with an average listing priced of $711K!

In Wellfleet, the average price of single-family homes was down 21% from $1.15M to $911K. Sales were up 36% from 7 to 10. There are only 11 single-family homes available for sale with an average listing price of $3.5M.

FROM “STUDS TO SHINGLES” – NEW CONSTRUCTION AND RENOVATIONS EVERYWHERE SHOW REAL CONFIDENCE IN OUR LOCAL REAL ESTATE MARKET

With Spring in full bloom, sounds of construction can be heard all around Town along with the wonderful Spring songs of the returning birds. Inventory, like the number of warmer days is increasing slowly. Hopefully, this will drive a healthier real estate market in the coming months. Regardless, it looks to be a slow adjustment over the next several quarters. With interest rates hovering in the 6% range, fundamentals still need to change in order to return to a more balanced market between buyers and sellers.

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

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. 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.

43 Commercial St #B is a three-bedroom two two-bathroom condo with 1,480 square feet. It is being marketed for $2.199M. This condo is part of one of those, dare I say iconic properties in the West End.

MLS Remarks: Nestled in the heart of the highly sought-after West End waterfront, this exceptional 3-bedroom unit occupying the top two levels at Dr. Don’s Landing, is a rare find. The residence is situated atop a historic building dating back to 1840, once belonging to whaling captain John C. Weeks Sr. and later floated to Commercial Street. The first level features 2 bedrooms, a bath, kitchen/living area, and a deck overlooking the picturesque bay and the association’s common deck and patio. Continue to the second level to discover a third bedroom, a den, and a second bath, all while enjoying spectacular views from both the living room and the second deck. A highlight of this residence is the expansive 267 sq.ft. rooftop deck, providing unmatched views and serving as the highest viewpoint in the neighborhood. The unit comes with two parking spaces in tandem. Property is offered ‘as is’. Sewer betterment has been paid off. Listing courtesy of Gibson Sothebys Int’l TRealty.

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

481 Commercial St #2 is a one-bedroom, one-bathroom condo on the beach with 487 square feet. This one-of-a-kind condo has an incredible private waterfront deck with views up and down the bay. It is being marketed for $1.080M.

The Beach House is one the most sought-after waterfront cottages in Provincetown. This one-of-a-kind property sits on the water and has sensational views on three sides that offer an extraordinary beachfront experience. The Gallery District is right outside your door as well as some of the best restaurants in town. The living area is wide open to the deck with high vaulted ceilings. The deck provides the best views of the bay, beach, and the Provincetown waterfront. A cozy window seat overlooks the water. There is a wood fireplace with a warm barn-board surround. The kitchen is brand new with granite counter tops, new Wherever cabinets, cook top/DW and microwave. The bedroom has vaulted ceilings too and a barn-door slider provides privacy. The renovated bathroom has granite countertops with custom tiling. There is common laundry area and parking for one car. Offered furnished with some exclusions.

481 Commercial Street #5 is a two bedroom, one bathroom second floor condo with 764 square feet. It is being marketed for $995M.

Large and light two-bedroom waterfront condo in the Chandler House association in the East End. This 764 square foot second floor home has sensational views up and down the Bay Beach to Lands’ End and Truro. The U-shaped kitchen has stainless steel appliances with gorgeous east and north light from two windows. The open plan living room has a charming brick fireplace and hearth. The large dining area is at the front of the condo, with other seating areas in between. The two bedrooms have good separation within the condo. The primary has a large office nook. There is one full bath. A private covered deck extends the living area outside. The newly renovated common deck on the water provides lounging and recreational space with stairs to the beach. Incomparable location in the Gallery District, and a short walk to Provincetown’s best dining destinations. There is common laundry and parking for one car. Offered furnished with some exclusions.

Call me if you would like more information or to schedule a showing.

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

350 Bradford St # 3 $1.395M is a two-bedroom two and one and-a-half-bath condo. It has 1161 square feet. This 13 unit complex has become a favorite East End destination since it was built in 2018. (Listing courtesy of Kinlin Grover Compass)

MLS Remarks: Welcome to 350 Bradford Street, a stunning townhouse in Provincetown’s East End. This newly built home offers modern conveniences and turnkey living, featuring two levels of contemporary design and beautiful finishes. Upon entering, you’ll be greeted by oak floors and large windows that fill the space with natural light. The gourmet kitchen boasts Thermador appliances, quartz countertops, and custom cabinetry. Step outside onto the large exclusive use deck, perfect for entertaining. Upstairs, discover two bedrooms for ultimate comfort and relaxation. The en-suite primary has an impressive ceiling height, a stylish bathroom, and a slider leading to its own balcony. The guest room has easy access to a spacious bathroom off the hallway. Additional amenities include a convenient half bath located off the kitchen, two designated parking spaces, in-unit washer and dryer, A/C and a cozy fireplace with custom stone surround designed by a local artist. Located just a short walk to the beach and flats, it also offers easy access to the Old Colony walking trail.

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

20 Montello Street #U20 is a three-bedroom two-bath condo that lives like a single family home. It has 1,328 square feet and is being marketed for $1.995M.

Remarks: This freestanding 3br/2ba home is located in Provincetown’s desirable West End. Part of a small 2-unit association, it offers the convenience and independence of a single-family home. On the 1st floor, discover a bright living room with a cozy wood-burning stove seamlessly connected to the dining room and kitchen. Immerse yourself in culinary delights in the expansive kitchen, featuring abundant counter space, and an open layout that beckons social gatherings. Dual staircases, positioned at the front and rear, guide you to the second floor, where three bedrooms await. Outside, a welcoming front covered porch and a fenced side patio offer generous outdoor space for relaxation and entertaining. With two dedicated parking spaces, convenience is key. Situated on a quiet one-way side street, yet only one block from Commercial Street. Weekly rentals and pets permitted. Listing courtesy of Kinlin Grover Compass.

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

4Q2023 MARKET REPORT

FOR BOTH BUYERS AND SELLERS – PATIENCE IS THE OPERATIVE WORD

The Provincetown and the Outer Cape real estate markets had mixed results in 2023 as stubborn, lower levels of inventory continue to lead to lower sales. But, patient and determined buyers are still finding their dream homes even as demand continues to influence the market and sales prices continue to increase in all categories here on the Outer Cape. Interestingly enough though, of Provincetown, Truro and Wellfleet, it is Wellfleet that had the most balanced, all-around market, with both higher sales and higher prices.

This classic lower inventory and high demand dynamic is also exacerbated by a profound lack of ability to construct additional dwelling units, especially here in Provincetown where there is almost no place to expand. Limited availability, along with continued higher interest rates – currently around 7% – continues to put additional strains on the market.

Even with these less-than-optimal conditions, our Provincetown and Outer Cape real estate market ALWAYS seems to outperform the rest. I believe that will not change going into 2024.

PROVINCETOWN

In Provincetown, sales were down in every category, but sale prices were up! Condominium sales were down 26% from 135 to 100. Sale prices were up 5% from $868K to $937K. 28% of all those sales sold over the asking price. This does mean though, that 72 units (72% of total sales) did sell at or below asking. This provides some comfort to buyers as many mid-market properties are selling at or below asking prices.

There are only 19 condominiums on the market listed in MLS as of January 3rd. The average asking price for these condominiums is $1.036M ($1,583 per square foot).

Single-family home sales were down 39% from 31 sales last year to 19 sales this year. The average sales price increased 10% to $2.4M from $2.19M.

Currently, there are only 15 single-family properties on the market with an average asking price of $4.1M ($1,523 per square foot).

TRURO AND WELLFLEET

Both Truro and Wellfleet performed generally even with last year, as inventory levels more commensurate with demand, provided a better balance between buyers and sellers.

The average single-family sales price in Truro was flat at $1.6M. Sales were up 9% to 36 from 33. Currently, there are only 10 single-family properties on the market with an average asking price of $1.873M ($982 per square foot).

Truro condominium sales also decreased – down by 5% to 24 from 25 last year. The average sale price decreased 13% to $495K from $570K. There are only 5 condominiums on the market with an average asking price of $676K ($1,145 per square foot).

In Wellfleet, the average sales price of single-family homes was up 17% to $1.2M from $1.02M. Sales were up 6% to 66 from 62. There are currently only 13 single-family properties on the market in Wellfleet withan average asking price is $2.514M ($896 per square foot).

AS WE WELCOME THE NEW YEAR, WE WILL CONTINUE TO SEE STRONG MARKET ACTIVITY AS BUYERS SEARCH FOR THEIR VERY SPECIAL HOME HERE ON THE OUTER CAPE

Most importantly, as we begin the New Year, we are all hoping that 2024 brings peace and a much-needed respite from all the drama and the uncertainty occurring throughout the world.

Closer to home, as we close out the real estate market for 2023 on the Outer Cape, I believe we will continue to see higher average sales prices along with an extremely vigorous, buyer demand for Outer Cape property. The upward pressure on prices caused by this ongoing high demand and sustained lack of inventory will undoubtedly have a strong effect on sales throughout all of 2024. 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 our beloved 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 safest means to view, purchase and sell real estate on the Outer Cape. I have learned to do business safely and comfortably during Covid, while still providing 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.

Watch for interesting stories in your email and on social media here at jon.goode.com. I look forward to seeing you soon. And leave it to me to keep you informed.