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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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Provincetown – Sale of the Week – 117 Commercial St – $2.725M

What an incredible house – 117 Commercial Street is a truly iconic West End home at the jag in Commercial Street near the Coast Guard Station. It has 1,360 square feet, two bedrooms and three bathrooms. It was marketed for $2.750M and sold recently for $2.725M..

MLS REMARKS: Iconic west single-family home located in Provincetown’ sought after West End. In its previous life this home was Provincetown’s ”Engine Co. 1” fire station, and was subsequently converted to a single-family home, and lovingly maintained ever since. Known to most as ” The Fire House”, this home welcomes you to its well-known porch with rockers, classic cupola and exterior charm. The home provides 3 full levels of living with peeks of the Harbor from both top levels. The second level provides a large open living space with full bath, a chef’s sized kitchen, breakfast bar, dining area for at least 8 and a large living room. One level up is the primary suite with separate bedroom and office or workout area, along with a full tiled bath. The first level features a well sized den with full bath and access to a lovely, fenced patio area. There are wood floors and bead-board throughout, stunning architecturally features, beautifully framed views of the neighborhood and only steps to the beach.

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Thoughts on the Market

ProvincetownJanuary Sales

11 condos sold with an average sale price of $1.082M and an average sale to list price ratio of 104%. (two below)

4 single family houses sold with an average sale price of $1.825M and an average sale to list price ratio was 99%. (two below)

Last year 9 condos sold with an average sale price of $619K, and an average 112 days on market. 7 single family properties sold with an average sale price of $1.642M with an average 61 DOM’s.

New Listings. 9 condos were listed with an average price of $884K. 2 single family properties were listed with an average price of $1.772M.

DOM’s much less than last year. Condos sold had an average of 10 DOM’s vs 112 DOM’s last year. Single family’s sold in an averag of 49 DOM’s vs 61 DOM’s.

We still cant predict the spring market, but these figures look an awful lot like last year.

For buyers the chances are that properties you may like will come on the market this spring. They may be priced higher than you expected, and there may be a competitive offer situation, and they will sell quickly.

Be prepared – be ready to view and make your buying decisions quickly.

For sellers, it is the time to sell, if you have somewhere to go.

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The Days on Market phenomenon.

How Fast did Homes Sell in Provincetown in 2021?

The average days on market for sold condos in 2021 was 93 which is down 34% from 140 last year. DOM’s for single family properties was 50 days, down from 158 days last year.

In late spring and early summer 2021 the market for desirable properties started boiling. Demand was unprecedented through the fall selling season. In the last 6 months of the year exactly half of the condos sold did so within 0-10 days – basically representing a week on the market. The averge DOM’s for condos sold in the last six months of 2021 was 52.

Recently the practice has been to put a property on the market early in the week. Have multiple showings for 2-5 days, sometimes as many as three dozen, and calling for offers on a Monday with a seller decsion on Tuesday after multiple offers are recieved.

Two examples below.

Single family propertes were experiencing the same level of demand. 15 of 28 sold within 0-10 days in the second half.

Two examples below.

Is this the new normal? The average DOM n 2020 was 140 for condos and 158 for single family homes.

It’s difficult to predict what will happen this spring season. It all depends on the supply level. I’ll keep you posted.

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Provincetown Listing of the Week – 4 Meadow Rd. #3 – $895K

4 Meadow Road #3 is a charming two bedroom and two bathroom townhouse style condo with 1,275 square feet of living space. It is in the Meadow Road condominium complex in the West End, just minutes from town and the West End beaches. It is being marketed for $895K.

REMARKS: 4 Meadow Road #3 is a lovely end-unit, two-bedroom townhouse with three floors of living and wonderful outside spaces located in The Meadows condominiums. The first floor has a wide-open floor plan with living room kitchen and dining areas and three light exposures. The designer kitchen has custom granite counter tops with a tiled backsplash, ample cabinetry and stainless steel appliances. The charming open-box ceilings are nearly 10 ft high. The second level has an ensuite main bedroom, a guest bedroom and a shared bath. The top floor is being used as a home office and a gym, but is perfect for a guest room as well. The third floor has double doors that open to a large deck with wonderful views of the West End neighborhood. There is a junior farmer’s porch on the front of the condominium and an entertainment-size, decked patio in the rear. The 2/3rds basement has tons of storage and a laundry center. Two car parking. Pets are welcome. Rentals are allowed – one rental of any duration every 90 days.

Please contact me for additonal details or if you would like to view the property. See all available properties for sale at