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Provincetown – Sale of the Week – 1 Winthrop St – $1.530M.

The property located at 1 Winthrop Street is a two-story home with one bedroom and two bathrooms, covering an area of 840 square feet. It is easily recognizable as the beautiful house situated across from Joe’s Coffee on Winthrop. The house was sold for $1.530 million, with an asking price of $1.450 million, and it was under agreement within a day!

MLS Remarks: Re-imagined by the renowned Royal Barry Willis Associates architectural firm and located in the highly sought-after heart of the West End, close the beach and Boatslip, this Greek Revival single-family home is offered for sale for the first time since it was rebuilt in 2015. This home depicts the true meaning of ‘attention to detail.’ The complete interior redesign includes a custom Boffi kitchen, 9′ ceilings, Anderson 400 series windows, white oak floors, slider doors leading onto the Phoenicia Buff granite patio, and thoughtful built-in storage features for functional elegance. The open concept primary suite occupies the entire second level, offers stained white oak ceilings reaching 10′, 13 windows, 3 skylights, a built-in desk with Pilgrim Monument views.

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On The Waterfront

With so many options on the market right now, this could be the perfect time to find your Provincetown waterfront home.

There are 12 waterfront condos on the market, representing a broad range of prices, styles, and locations. Why so many? It is mostly a cyclical issue, as many of them are great investment properties with long-term owners who are thinking of selling and profit taking. The lowest priced property is $799K, the highest price is $3.499M. The average asking price is $1.267M, and the average price per square foot is $1,806. There really is a property for every waterfront budget!

945 Commercial St #10C. $850K. This is a two bedroom, one bath unit with 700 sq ft. This Beach Point condo is on the beach just a short walk to the water. (click pic for more info).

501 Commercial St #22. $799K. This unit has three bedrooms and one bath with 984 sq ftat the Ice House Condominiums in the East End. (click pic for more info)

331 Commercial St #7. $888,777. This one bedroom, one bath free standing condo with 408 sq ft is nestled in the heart of town. (click pic for more info)

495 Commercial st #7. $899K. This one bedroom one bath condo has 410 sq ft with the beach right outside your door. (click pic for more info)

145 Commercial St #B2. $899K. This one bedroom, one bath unit with 470 sq ft is at Fisherman’s Cove on the beach in the near West End. (click pic for more info)

381 Commercial St #10. $899K. This two bedroom, one bath unit at Bull Ring Wharf condo has 586 sq ft and is located in the near East End. (click pic for more info)

331 Commercial St #U4. $899K. This one bedroom, on bath condo with 530 sq ft is perched atop one of the tallest beachfront buildings in town. (click pic for more info)

441 Commercial St #B. $1.099M. This one bedroom, one bath condo has 915 sq ft. Walk out of your kitchen onto your beachfront patio and look out at Provincetown Harbor. (click pic for more info)

359 Commercial t #1, $1.199M. This one bedroom, one bath unit has 570 sq ft. Right in the heart of town with the beach right out front. (click pic for more info)

361 Commercial St #3. $1.650M. This two bedroom, one bath condo has 880 sq ft. offering the perfect blend of modern luxury and serene coastal charm. (click pic for more info)

491 Commercial St #3. $1.799M. This two bedroom, one bath condo has 1020 sq ft. It has 150 degree panoramic water views from this spacious private deck. (click pic for more info)

153 Commercial St #6. $3.499M. This three bedroom, three bath freestanding condo with 1,034 sq ft has a prime waterfront location in the heart of the West End. (click pic for more info)

11 waterfront condos have sold year-to-date in 2023. 8 have sold below $750K and 3 above. The lowest sale price was for $390K at 963 Commercial St #24. The highest sale price was $1.187M at 371 Commercial St. #10.

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Provincetown Listing of the Week – 24 Blueberry Ave. $2.450M

24 Blueberry Avenue is a three bedroom three bathroom single-family home with 1,728 square feet. It is being marketed for $2.450M. Blueberry Ave is an extension of West Viine Street and runs into Bayberry Avenue.

MLS Remarks: Welcome to this charming home nestled in the serene and sought-after West End neighborhood. With its thoughtfully designed layout, the home exudes a warm and inviting ambiance, perfect for both entertaining guests and enjoying quiet time. Bright natural light floods the open living room-dining room-kitchen. This extends to a spacious deck with expansive views to the south and west overlooking a landscape of pastures and woodlands. The residence boasts three bedrooms and 2.5 baths, including an en-suite primary bathroom. Each bedroom has its own entrance and an outdoor seating area, offering ample space for relaxation and privacy. Embrace the tranquility of this neighborhood while still being in close proximity to all of Provincetown’s amenities and attractions. Listing courtesy of Berkshire Hathaway Home Services Robert Paul Properties.

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Provincetown – Listing of the Week – 26 Alden St #1 – $1.149M.

26 Alden Street #1 is a two bedroom, two bathroom condo with 1,020 sf. Built in 2015, this condo has high ceilings, wide plank floors and the highest quality finishes. It is only two blocks from Town Hall, and steps to the Motta Field recreation area. It is being marketed for $1.149M.

MLS Remarks: New in 2015, this two-bedroom, two-bathroom condo with 1,020 sf has a terrific floorplan – all on one level. This end unit has three bright light exposures, gorgeous high ceilings throughout and Kahrs wide plank floors everywhere. The living room has a linear propane fireplace with distressed wood mantel. The open kitchen has stainless appliances, quartz countertops, white gloss cabinets, and an 8 ft eat-at island. There is a charming separate dining room with access to the outside covered deck. The primary bedroom is ensuite with a tiled bath and walk-in shower. The second full bath is discretely located behind the kitchen and has an oversized soaking tub. The condo is being offered turnkey with some seller exclusions. The outside spaces are lovely, including a covered deck which can be used for dining, and a bluestone patio. The yard is privatized with grasses and shrubbery, and a white picket fence. There is one parking space and a private storage area in the basement. It is located a short, two-block walk to town hall, and steps to Motta field recreation area. Pets allowed for owners. Exceptional rental history.

Please call if you have any questions or would like to view this property. See all available properties for sale at

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Jon Goode Market Report October 2023


Our real estate market is small and unique – geographically and numerically. And, while it does follow some national trends, the Outer Cape tends to often buck those same trends. Surrounded and landlocked by the priceless National Seashore (shared with our much-maligned great white sharks) developers are limited in their ability to locate new projects and choices for potential home buyers remain tight. Still, our real estate market continues to dazzle and attract buyers from everywhere who are looking to find their dream homes.

So far this year, sales in the three towns of the Outer Cape (Provincetown, Truro and Wellfleet) have decreased or held steady. Condominium sales are down 13% in Provincetown, single-family sales are down 36% in Provincetown, single-family sales are up 5% in Truro, and they are flat in Wellfleet.

However, prices on the Outer Cape continue an upward trend driven by this short supply and strong demand. This consistent set of circumstances is what drives the market conditions that we have been seeing for the last several years – even before the added pressures of Covid. A big question remains. Will high interest rates and affordability issues cause prices to moderate?


In Provincetown, the average sales price of condominiums was nearly flat year-to-date – from $927K to $929K. The median sales price was even at $842K. The number of sales decreased 13% down year-to-date to 80 from 92 last year. There are currently 25 condominiums on the market with an average listing price of $1.167M.

The average sales price of single-family properties was up 24% to $2.6M from $2.1M. The median sales price was up 5% to $2.3M from $2.2M. Single-family home sales were down 36% to 14 units year-to-date from 22 last year. Again, a result of very low inventory. Currently, there are only 16 single-family houses on the market with an average asking price of $4.8M. This average is skewed somewhat by the two exceptional, $10 million-plus properties, that are on the market right now.


The average sale price of single-family homes in Truro decreased 20% – down to $1.44M from $1.79M a year ago. And, the median price decreased 29% from $1.4M to $1.0M. There were a total of 20 sales, slightly higher than the 19 sales last year. Right now, there are only 13 single-family homes available on the market with an average asking price of $2.416M.

The average sales price of Truro condominiums decreased 16% – down from $578K last year to $486K year-to-date. The median price was flat at $450K. There were 17 condo sales, slightly lower than the 18 last year. Incredibly, there are only five condominiums on the market in Truro with an average listing price of $651K.

In Wellfleet, the average sales price of single-family homes was up 24% to $1.25M from $1.01M. The median sales price was up 20% to $1.1M from $916K last year. Total sales of single-family homes were even with last year at 44. There are currently 14 single-family properties on the market with an average asking price of $1.53M.

Historically, Wellfleet‘s inventory has been more plentiful than in Truro or Provincetown. In fact, Wellfleet’s 44 single-family sales year-to-date are the highest of all three Outer Cape towns. However, the average single-family sales price of $1.25M is still 15% less than Truro’s average of $1.44M. And, a rather significant 50% less than the average sales price of $2.6M for a single-family home in Provincetown.


As you see, average sales prices were mixed, and the number of units sold were mostly down or flat in the three Outer Cape towns. However, buyer demand for property here remains consistently high. Happily, new properties will continue to come on the market, but unfortunately, not enough at the moment to bend us toward more of a balance between a buyer’s market and a seller’s market. Right now, it continues to be a seller’s market.

Higher prices and less sales. Are we seeing less sales because of higher prices or because of a scarcity of inventory? That remains the million-dollar question with the answer to be revealed slowly over the next several quarters. The good news is that the sales numbers in the report above represent 180 buyers who have found and purchased their dream homes in Provincetown, Truro and Wellfleet. Helping them navigate through this very tight market, these buyers have been well-prepared, well-informed,

and well-represented by smart and informed local buyer agents and brokers.

As always, my goal is to keep you engaged with 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

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.

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The Luxury Condo Market $1M to $1.5M – Everyone Wants One!

The luxury condo market is the most requested property category in this inventory-poor market. Two bedroom two bath East or West End condos priced between $1M and $1.5M and between 900-1500+_ square feet make up this category.

In the “old days” (2015 ish) when we would ask buyers for their wish list most would say they want a 2 bed 2 bath in the West End. Well! Lots has changed but lots hasn’t changed. A 2 bed 2 bath in the near West End or near East End is still the most in demand property! We didn’t have enough of them to go around then and we certainly don’t have enough to go around now.

Twenty condos have sold between $1M and $1.5M year to date representing 27% of the 73 total sales.

Eight of these sales are featured below.

From Harry Kemp Way to Bradford Street to Conant Street and Pleasant Street, these properties represent the best there is and solidify a price point that is the new normal for this 2 bed 2 bath property category.

As featured in a post last week, the mid level $500K to $1M condo price point dominates sales, but this category is the aspirational one for many condo buyers.

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Provincetown’s Listing of the Week – 409 Commercial St – $5.9M.

409 Commercial Street is a one bedroom, three bathroom single-family home with 2,744 square feet. It has one of the most impressive waterfront locations within the gallery district and “restaurant row”.

MLS REMARKS: Stunning waterfront home with panoramic views of Cape Cod Bay and Long Point Light. Outside you will find traditional style, inside a sophisticated urban influence. The first level has polished concrete floors and a custom field stone wood burning fireplace, a large dining/seating area that opens to a beachfront covered patio. The chef’s kitchen has a butcher block center island, upscale Viking and Miele appliances, stone countertops and custom cabinetry. There is a walk-in pantry, ice maker, washer dryer, and climate controlled wine storage. The main floor is open living space, with Commercial St. facing sitting porch, custom bar with 2nd icemaker and fridge, beautiful pine floors and fireplace, ideal for entertaining. On the waterside, glass doors lead to a large sundeck, capturing views of the Bay. The upper level features a private and spacious bedroom, separate office/den with ample built-ins/closet space and ensuite bath with tiled shower and separate tub. Glass doors lead to your private water view deck or Commercial St balcony in front. The waterfront yard has a Cabana with half bath, outdoor shower, hot tub and a pathway through the dune grass to your Cape Cod Bay beach! Listing courtesy of Pat Shultz Coldwell Banker Real Estate.

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The Mid-Level – $500K to $1M Condos – 51% of the market!

It’s hard to believe in this media-rich environment with Trophy Properties regularly selling in the $3M plus range and getting all the attention, that the $500K to $1M condo market is the hottest most accessible sales category in Provincetown.

Year-to-date 37 condos have sold with sale prices between $500K and $1M. This represents 51% of the 73 condos sold to date. FYI – 10 have sold under $500K, 23 have sold between $1M and $2M, and 3 have sold above $2M.

Snapshots of ten of those sales are below highlighting the quality, varied locations and range of styles of these properties.

586 Commercial St is across from the Bay beach in the far East End. 945 Commercial St is farther in the East End in the Beach Point neighborhood. 60 Race Pt Road is in a well established condo community just across Rte 6.

6 Mechanic St is in the West End a block from the water, while 286A Bradford St is a new build condo association in the East End next to the Tennis Club.

6 Nelson Ave is across Rte 6 in a lovely local year-round neighborhood. 135 Bradford St is top floor waterview unit in a downtown condo complex.

18 Hensche Lane is in a charming neighborhood directly off of Conwell St in central Provincetown. 153 Commercial St is in the near West End just past The Boatslip Beach Club.

476 Commercial St #5, 2/1/714 sf, $994K, SOLD.

476 Commercial St is in the beautifully renovated Figurehead House, just past the gallery district in the East End.

I am doing my pre Q3 Market Report analysis and these numbers popped out at me so I dug a bit deeper. Hoping that you find this post interesting. More to come.

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Provincetown – Listing of the Week – 93 Commercial St #6 – $999,500.

93 Commercial St. #6 is a very special one bedroom – studio waterfront condo. It is in the perfect West End location with unbeliveable water views. Step onto the sandy west end bay beach from the common sunning deck. This condo is in the sought after Waterfront West Association. It is being marketed for $999,500. Please contact me for a showing or if you would like more information.

MLS REMARKS: Impeccably designed, one bedroom/one bathroom, 316 square foot waterfront studio in perhaps the most desirable location in the West End. Everything is custom in this bright, open-plan space that offers full-size sofa seating and TV viewing area. The fully equipped kitchen has a white quartzite island that comfortably seats four people. There is a queen-size bedroom with sliding doors that add extra privacy. The custom-designed, tiled bathroom has a walk-in shower. A wall of sliders invites the light and water views inside from the Bay. The private waterfront deck, with a luxuriously appointed seating areas, expands the living space outward by approx. 400 square feet. The Bay and beach are just steps away off of the association’s common deck. There is A/C, parking for one car and extra storage. There is an in-unit washer/dryer and an additional common laundry. This home is being sold furnished with some exceptions. Outstanding rental potential. Pets for owners are allowed.

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Provincetown – Sale of the Week – 50 West Vine St. – $3.187M

5o West Vine Street is a new construction single family home with three bedrooms, three full baths and two half baths. It is on three levels with 2,889 square feet. It was marketed for sale at $3.249M and sold for $3.187M.

MLS REMARKS: A rarity for sure, a newly constructed single-family home in Provincetown’s West End, is ready for the most discerning buyers. Both inside and out, this home is all about thoughtful design, quality execution, and comfortable living. The entry-level, anchored by the living room at one end and kitchen at the other, is inviting and spacious. High ceilings throughout, white oak flooring, handcrafted wainscoting, three panel solid wood doors, plaster walls and classic crown molding set the stage, exemplifying the fine details and workmanship of this home. Large windows, French doors leading to an expansive deck, and a gas fireplace with marble surround. The kitchen, has been designed with both the chef and guests in mind. It features: 8′ center island; 42” custom cabinetry and stove hood in Chantilly White; dramatic quartz countertops with matching backsplash; a wet bar with wine cooler; and Thermidor appliances which include a paneled refrigerator and dishwasher, microwave drawer and dual fuel range with pot filler above.

A bonus space, just off the kitchen, is ready for your imagination, with an attached full bath and French doors leading to the patio there are many options. The dining room, at the center, and tucked away half-bath complete the 1st floor. There is good separation between the primary bedroom and two generous guest bedrooms on the home’s 2nd floor. The primary, with great natural lighting, offers great storage space with two closets, one of which is a walk-in. The en-suite bathroom with heated floors, oversize shower with rain head, double vanity, and soaking tub is luxurious. The attached, one car garage can also be accessed from this level. The landscaping, professionally designed and irrigated, enhance the outdoor spaces that include a large patio, outdoor shower, lawn, and deck off the living room.

The properties I feature in Listing of The Week, and Sale of The Week, are examples of sales and listings that occur market wide, and are sometimes featured to illustrate a broader market charactersitic or trends within the local market. Some are my listings or those of Beachfront Realty. Others are from other Real Estate firms and those are identified as such in the listing information copy.

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