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2012 vs. 2022 – Inventory Hits a New Low!

I came across these 2012 posts while working on my second quarter 2022 report and couldn’t believe these numbers. In July 2012, there were 157 condos and 77 single-family homes for sale in Provincetown! Today there are only 13 condos and 8 single-family houses for sale. Seriously? I put together a snapshot for the first half of 2012 and the inventory numbers were unreal!

Here’s What I Wrote Back in 2012

January 2012 – “Current inventory is solid with buying opportunities in every price range. There are 63 single-family homes on the market priced from $222K to $5,995M. There are 124 condominiums on the market priced from $125K to $1.795M and there are 12 multi-family properties on the market priced from $549K to $2.285M.”

March 2012 – “The first quarter is almost over and spring is right around the corner. There are 131 condominiums on the market priced from $39K to $1.795M. There are 51 single-family homes on the market priced from $349K to $4,75M and there are 17 multi-family properties for sale priced from $549K to $2.9M.”

July 2012 – “Speaking of inventory, as of July 14 there are 157 condominiums for sale in Provincetown, with an average price of $466K, and an average price per square foot of $583 and an average days on market of 246. There are 77 single-family properties for sale with an average price of $1.441M, averaging 2,398 square feet.”

Back to 2022

These excerpts from my 2012 posts illustrate the huge inventory levels at the time – which were the norm. I can’t imagine seeing anywhere near these numbers anytime soon, as the market dynamics today are so different. Hopefully though, we will see some additional inventory come available as we enter the spring market.

In the meantime, see all available properties for sale at

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Provincetown Sale of the Week – 3 Bayberry Ave – $2.917M

3 Bayberry Avenue is a stunning modern home with four bedrooms, five baths and 5,050 square feet. This surprising h0use is well hidden from Bayberry Avenue yet includes almost an acre of land and has an extensive pool and patio area in the back of the house. It was most recently listed at $2.995M and sold for $2.917M. The home had previously been listed for $3.2M.

MLS REMARKS: This grand West End gated estate with views of the Ocean and dunes, is one of the largest private lots in Provincetown with nearly an acre of land bordering the National Seashore. The modern contemporary three level home was custom designed and includes 10 concrete columns, extensive built-ins, over 50 windows, 3 fireplaces, separate heating/ac zoning, and hardwood floors throughout. The house also boasts a roof-top deck with ocean views, an in-ground swimming pool & patio, and outdoor shower. The upper two levels include 5000sf of living space, and the lower level has a 458sf Guest Suite, an 800sf 3-car garage with glass doors, as well as 600sf of private storage. Recent renovations include a new 400sf addition with 14′ ceilings and a wall of windows with views of the National Seashore, an updated three season room, brand new kitchen appliances, new Pella windows & doors, a private fence surrounding the entire lot for privacy, new gated entrance, painting of exterior decks, and exterior lighting.

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Provincetown Listings of the Week – Two East End Single Family Homes.

207 Bradford Street is a two bedroom three bathroom single family house with 1,437 square feet. It is in the East End right before Howland Street and the East End Market. It is being marketed for $1.295M.

MLS Remarks: Spacious and charming single-family home in the heart of the Gallery District. Centrally located and a short walk to Commercial Street, this 2 bedroom, 2.5 bath home with loft can be your Provincetown getaway or year-round home. Entering the first level you will find a large bedroom suite including sitting area, wide plank wood floor, wood stove and full bath. Washer and dryer are also here. Up one level are the kitchen and open plan living space with another woodstove. An additional bedroom and full bath are also on this level. Off the living space, and through the large glass slider, is a lovely, outdoor garden and patio area. Up an additional set of stairs is a bright and airy loft, with a nicely sized exterior deck overlooking the outdoor garden area. Listing courtesy of Coldwell Banker Pat Shultz Real Estate.

254 Bradford Street is a single family home with four bedrooms and two baths with 2,204 square feet. It is being marketed for $1.975M.

MLS REMARKS: Incredible Provincetown classic, full of unique possibilities. Make it your single or multi family home/compound or explore a range of potential investment opportunities. This beautiful antique home in the East End is located steps from town beaches and the gallery district. Built circa 1880 this unique home has had some light renovations but has kept much of its old world charm. Upon entering the first floor you will find the main living room, dining room and one bedroom. The kitchen, laundry, and bathroom along with an additional sunny sitting room complete the first floor. On the second floor you will find two bedrooms along with an additional office/bedroom with peeks of the water. The living room on this floor has a wood burning stove and is followed by an open kitchen and dining area. There is a nice sized bathroom on the second floor with plenty of storage. There is a wood deck in the front of the house and an oversized secluded back patio area great for outdoor entertaining. The house is accompanied by a free standing garage that fits one car. There is additional parking for at least four more cars making it a true Provincetown rarity. Listing courtesy of William Raveis Real Estate.

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Provincetown – Sale of the Week – 212 Bradford St. $950K

212 Bradford Street, The East End market just sold for $950K. It is a 2,175 square foot building on the corner of Bradford Street and Howland Street. The market has been a go to place many years for locals and tourists alike. It has provided a valuable neighborhood resource for groceries and much more for all those years. It will be exciting to see what the new owners will do with this neighborhood treasure.

MLS Remarks: This is your opportunity to fulfill your dream of running your own business in Provincetown. The East End market is a fun place to see friends for breakfast and lunch, and is licensed for 12 take-out seats for dining. Known for its delicious deli sandwiches, bakery breads/pastries, prepared foods and catering services, the owners have also cultivated a fine selection of gourmet and local products, and unique gifts for their loyal customers. The market holds an annual beer and wine and seasonal spirit license offering carefully selected wines, craft beers and spirits.

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Provincetown – Yes, Under $500K!

The luxury markets get all the attention, no matter where we are. It’s time to give some of that attention to the under $500K market here in Provincetown. It is our entry level in a market where the average sale price of condos last year was $734K, up 10% from 2020. A total of 34 condos sold under $500K in 2021 which represented 23% of the total condos sold in Provincetown. Nine of them were at Seashore Point at 100 Alden Street which is Provincetowns’ over 55 residence. These nine are excluded in the general discussion below.

The average price of those sold was $407K. The average size was 429 square feet. The average price per square foot was $1,095, and the average days on market was 75 days.

The most epensive was 15 Cottage St #6, a one bedroom with two baths, and 579 sf . It sold for $495K. This condo complex is popular West End address with a great pool and sun deck!

The least expensive was 962 Commercial St #5, which is a studio with a loft and 265 sf, that sold for $264K. This condo complex has a large in ground pool!

The smallest was a 190 square feet cottage studio at 162 Bradford Street #4 which sold for $337K. It is a charming attached cottage in a private leafy setting, and just a block to the harbor.

The largest was 945 Commercial St # 3B. It is a two bedroom one bath, 700 sf condo that sold for $450K. This condo is in a popular beachfront complex two miles from town in the East End’s Beach Point.

One of my favorites was 405 Commercial Street #6. It is a charming Provincetown beachside studio with 296 square feet of well designed livng space. It sold for $437K. This condo provides an ideal beachfront living opportunity. It’s in a desirable East End location in the center of all the downtown action literally steps to the beach.

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You will notice I am not posting about any current properties for sale under $500K. As you know we are experiencing a chronic lack of inventory on the outer Cape, and well, everywhere else. There are currently only three condos on the market priced under $500K. Two are at the aforementioned Seashore Point at 100 Alden Street and one is at 421 Commercial Street #D which listed for $365K.

These featured properties represent the full range of condos in the under $500K category. You’ll get more space farther out of town, and less space in town in the center of things. This assortment of properties mirrors the diversity in other price categories and in our housing stock in general. Granted, it is hard to see it in these unprecedented times of very low inventory, but hopefully market forces will return us to a more balanced market soon.

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Provincetown – New Construction – Nosy Neighbor Edition

Last week I posted about multi-unit condo projects in different phases of completion and sell out. This post features some great private home construction and renovation projects. I say nosy neighbor with humor as any information I post about a private home is information that is in the public domain – I would never compromise anyones’ privacy. These incredible projects illustrate the level of confidence the owners have in Provincetown. It’s a testament to the strength of the market yes, but as much to the desire that these folks have to invest and live in what is one of the most beautiful and diverse towns in the world. How lucky are we!

8 Bradford Street is an incredible renovation that looks like it is close to finished. It is a five bedroom four bathroom private home. The property sold for $650K in June of 2019, and has gone through an incredibe renovation since.

This building looks to be the final building of the complete renovation and rebuild of the 51-53 Commercial Street development. So far the word is they will all be rentals, but you never know what this market may prompt the developer to do. It is an astonishing development, consisting of four buildings and several units. This owner/developer is known for quality work and these are sure to be wonderful – and of course on one of the best waterfront parcels in town.

21 Pilgrim Heights Road is one of the most impressive private homes to be built here in years. It consists of a main building, an art studio wing and an office/gym wing. There is a pool and incredible views in the rear of the property. The owners designed the home to be as private and unimposing as possible. A unique and beautiful property for sure.

419 Commercial Street replaces the old three unit building that was demolished to make room for it. You know it is going to be an incredible building whether it is a private home or possibly up to three units. I’ll keep you posted on this one.

#2 Pilgrims Landing (on the right) is the third house being built in this phenomenal development at “lands end”. #6, the house behind it sold for $3.5M in June of 2021. The house to the left of this at #3 was on the market for $3.795M back in 2021. I understand it is in private hands as well as is #2. All three are spectacular additions to the modernist landmark Murchison house atop the dune.

32 Point Street – What a surprise as I drove down Point Street. This third of an acre property with a small Cape house had sold in May 2020 for $2.4M. The current owners are building a wonderful larger house that will enter on Point Street. The owners also own 26 Commercial Street which fronts on Commercial Street and borders this lot. It is in the midst of a major rebuild too. Both will have exceptional water and town views. These two properties represent some of the highest quality residential building construction in Provincetown.

Many might say these houses buy into the idea of the “Nantucketization” of Provincetown. Some of these homes are magnificient and very expensive for sure. But there remains a broad range of properties in town where you can still buy a waterfront beach condo for $350K. That’s incredible, and speaks to the broad diversity of properties available in Provincetown which does include all price points.

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Disaster Averted – shout out to the best first responders for your home ever!

A story I hope never happens to you. Only by some kind of karmic alignment were we able to get through the day – every service provider showed up with smiles and humor and efficiency. I am posting this personal story because every one of the companies that showed up deserve every bit of promotion and good will that I can give them.

A cold Saturday morning in February our toilets won’t drain – ugh! Backed up and coming into the basement from the overflow pipe. Not Pretty!

Called Ian’s Plumbing. Ian answered the phone in person. 508-699-7384 – I didn’t expect that but hallelujah. He says its probably a clogged main drain, or could be the septic system. OMG!

Ian sends me to David at Rooter-Man Cape Cod. David was in Eastham, and can be here shortly, team member Ed to follow. The nicest guys in the world, and really know what they are doing. Told them the story – they think it’s the septic. They locate the septic tank and the leeching field, with a handy plot plan I have at the ready. YIKES. Both are totally full. Who knew – no warning. (Should have it pumped at every two years). He jumps on the phone and calls J Rodericks for an emergency pump – gets them in person. (again – how lucky are we?)

Chris (a septic savant) and helper from J Rodericks Septic and Sewer  (508) 487-1578 are here within 15 minutes with a pump truck. Unbelievably they do the job in half an hour. Chris has serviced our system in the past and was as thorough and personable as always.

We still had a mess in the basement as that’s where the overflow went when it was clogged up. We called Whalen Restoration – they could not have been nicer or more efficient or quicker in getting a team mobilized to come to Provincetown – the team was here two hours, late on a Saturday afternoon on a holiday weekend. WOW! Gregg and EJ pulled the truck into the driveway and had hoses, dryers and dehumidifiers ready and working in moments… and they were as friendly and respectfull of the house and our time as they could possibly be. They were done in two hours. Unbelievable!

I don’t know who was nicer, Ian, Gregg and EJ from Whalen or Chris from J Rodericks or David and Peter from Rooter-Man Cape Cod.

So from 11AM to 5PM – an adventure no one should have… but if you do, keep these companies in your phone and address book. Spread the word and use them and refer them often. They are all exceptional and deserve all the promotion and business they can get!

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Provincetown Sale of the Week – 54 Commercial St 3,4,5, and 6 – $3.225M

Another well known property has just sold. The main building at The 1807 House consisting of four units #3, #4, #5, and #6, recently sold for $3.225M with an asking price of $3.595M. The main house has water views, four bedrooms and three and one half baths, and an attached guest studio apartment with kitchen, accessed within the main quarters. There are also two units in the rear, a first floor one bedroom and second floor spacious studio apartment with vaulted ceiling.

MLS Remarks – The 1807 House A rare opportunity to live in an antique Long Point ”floater” in the highly desirable west end with water views of Long Point from an expansive elevated front entry patio deck. Enjoy the quiet charming ambience of the west end and the convenience of the town beach across the street to launch your boat or kayak. You have admired this lovely antique Provincetown home, with its stately presence and adorning summer flowering landscape, when it was operated for over half a century as the 1807 Guest House. The uniqueness of the property is its current configuration in one structure consisting of the main house with water views, four bedrooms and three and one half baths, and an attached guest studio apartment with kitchen, accessed within the main quarters. There are also two units in the rear, a first floor one bedroom and second floor spacious studio apartment with vaulted ceiling. Many opportunities exist for the reconfiguration of the of the living spaces of the four units, offering greater integration of adjoining living spaces to create a compound to meet a new owner’s living preferences, or simply enjoy the existing configuration.

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Provincetown New Construction – February Edition

There’s a lot of construction activity in town this winter which is great to see, as we need all the units we can get! The five projects featured below are in different stages of construction. Some of the units are under agreement, others should come on the market this spring, and some are just starting construction. I’ll update you as these properties come to market.

69 Franklin St is the third building in the 65-69 Franklin Street development built by Ron Reil. These are two one bedroom plus den reverse floor plan condos of more than 1000 square feet. The other condos in the complex have sold in the high $700’s. Both of these are presold and will be closing in late spring. Thinking they were asking in the high $800’s.

286 Bradford Street is a really cool 12 unit complex being built in the East End. There are some freestanding two bedroom condos and several other two unit condo buildings. The forward thinking developers are including EV charging stations and bike racks. Several were listed for sale preconstruction last fall and are under agreement. Freestanding two bedroom cottages were listed for $999K and smaller two bedroom condos in the two unit buildings were listed for $799K. The remaining units should become available this spring.

Finally – 32 Bradford St is under construction across from Liz’s Cafe. You’ve been wondering for years when this building would be renovated. It looks like there will be three additional floor thorugh units in this building which will complete the four unit complex. The first condo built was a freestanding three bedroom, three bathroom 1,200 sf unit on the east side of this building facing Bradford Street which sold last year for $1.299M.

At Bayberry Hollow Farm, four great units are being built at the base of West Vine where it meets Blueberry Ave. There will be two two bedroom condos and two one bedroom condos. Dave Krohn the developer calls them barndominiums. Cannot wait to see the finished product.

30 Shank Painter Road went up quickly last year, and some units went under contract last fall. It looks like four out of eight total units are under contract. (It could be more) This building is on the corner of Shank Painter Road and Brown Street. There was a lot of press throughout the process amid concern as to what would be finally be built on the lot. It’s a decent building and looks like it will be a popular complex. Prices ranged from $635K for a one bed to $999K for a two bed. There should be addditional units for sale this spring.

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Provincetown Listing of the Week – 15 Bradford St Ext. #F – $1.750M

15 Bradford Street Ext #F is a three floor townhouse with views of the moors from every floor. It is being marketed for $1.750M. It is a great new property offering in an otherwise dry February for new listings.

MLS REMARKS. Just in time for Valentine’s Day, this 3 bed , 2 and 1/2 bath completely renovated townhouse located at the Village at the Moors, simply put, is stunningly beautiful. All three floors are meticulously laid out featuring gorgeous views of the moors and those unforgettable West End sunsets from all three exterior decks. Highlights include: an open living and kitchen area, top of the line finishes and appliances. Bright, spacious, & beautiful, with two deeded parking spaces, laundry room, storage, common area rear deck and fire pit. Located minutes to Herring Cove Beach. Just drop your bags as this luxury townhouse is simply perfect! Listing courtesy of Berkshire Hathaway.

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