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Boston’s Best Selling Condo Buildings

Interesting post by  Tom Acitelli at CurbedBoston – with some surprising results.

 

Boston’s Best-Selling Condo Buildings

Tuesday, March 11, 2014, by Tom Acitelli

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[141 Dorchester Avenue]

‘Tis a busy, busy time in the Boston condo market, what with lightning-fast sales and super-low inventory (two not-unrelated phenomena). But which are the busiest of the busiest condo buildings in the city? Thanks to the crackerjack research of our pals at PropertyShark, we can give you a very good idea. Herewith the 10 Boston condos with the most sales in 2013. Some of the usual suspects are here—Harbor Towers, the W Boston—but also a few surprises (and surprise omissions, we think:paging Millennium Place?). A couple of caveats: The 10 cover closed deals in calendar year 2013, and only deals of at least $10,000.

42 EIGHTH STREET
Number of sales: 48
Median sales price: $380,000
Notable sale: a 1,295-square-foot 1-BR, 2-BA for $700,000
42 8TH STREET, BOSTON, MA 02129
141 DORCHESTER AVENUE
Number of sales: 46
Median sales price: $610,000
Notable sale: a 1,690-square-foot 2-BR, 2-BA for $845,000
141 DORCHESTER AVENUE, BOSTON, MA 02127
45 PROVINCE
Number of sales: 36
Median sales price: $1,262,500
Notable sale: a 2,628-square-foot 3-BR, 3-BA for $4,100,000
45 PROVINCE STREET, BOSTON, MA 02108
WHITTIER PLACE
34
$434,500
A 536-square-foot 1-BR, 1-BA for $360,000
6 WHITTIER PLACE, BOSTON, MA 02114
ONE CHARLES BOSTON
29
$1,345,000
A 761-square-foot 1-BR, 1-BA for $625,000
1 CHARLES STREET SOUTH, BOSTON, MA 02116
RESIDENCES AT RITZ-CARLTON
27
$747,000
A 2,667-square-foot 3-BR, 4.5-BA for $3,162,500.
1 AVERY STREET, BOSTON, MA 02111
W BOSTON
27
$1,730,000
A 427-square-foot studio for $530,000
110 STUART STREET, BOSTON, MA 02116
RESIDENCES AT THE INTERCONTINENTAL
23
$1,425,000
A 3,385-square-foot 3-BR, 4.5-BA for $3,223,000
500 ATLANTIC AVENUE, BOSTON, MA 02110
PORTER 156
22
$349,500
A 686-square-foot 1-BR, 1-BA for $300,000
156 PORTER STREET, BOSTON, MA 02128
HARBOR TOWERS
22
$737,750
A 1,223-square-foot 1-BR, 1-BA for $780,000
65 EAST INDIA ROW, BOSTON, MA 02110
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$459K On The Cape

I  love Curbed Boston/Cape Cod “comparison” posts. While our business is focused mostly in Provincetown and Truro it’s always interesting to see whats happening “up Cape”. There are some terrific deals here.

What $459,000 Can Buy You Around Cape Co

 Jazmine Donaldson

It’s time once again for Curbed Comparisons, where we break down what you can get at the same price point, style or size in five different Cape and Islands neighborhoods. This week, listings for $459,000.

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Here now, 10 Cape Cod properties asking $459,000 – seasonal, year round, fixer uppers, turn-key, upside-down, a lakefront cottage, condos, and space for the in-laws – with a little something for everyone.

What $459K Can Buy Around Cape Cod
BOURNE
Kicking off in the village of Gray Gables with an updated 2BR, 1BA ranch across from the Cape Cod Canal. The 1,183 square footer was built in 1948 and is asking $459K.
95 JEFFERSON ROAD, BUZZARDS BAY, MA 02532
FALMOUTH
Here’s a Sippewissett townhouse with 3BR, 2.5BA in 1,611 square feet. The two-level unit was built in 1998 and asking $459K.
37 CARLSON LANE, FALMOUTH, MA 02540
SANDWICH
This 4BR, 3.5BA East Sandwich Cape comes with a first floor master, 1BR in-law, and multiple fireplaces. The 2,922 square footer hit the market in September looking for $479K and is now asking $459K.
5 RIDGEWOOD DRIVE, EAST SANDWICH, MA 02537
MASHPEE
Here’s another renovated 2BR, 1BA ranch, this one in the village of Popponesset with deeded rights to Popponesset Beach (say that fast, five times). The 1,128 square footer on .15 acres was built in 1960 and is asking $459K.
38 UNCLE EDWARDS ROAD, MASHPEE, MA 02649
CENTERVILLE
Behold, a “charming 1 bedroom, 1 bath cottage on 0.51 Ac. overlooking Wequaquet Lake.” The 512 square footer sits on .51 acres and features a private dock. The spread hit the market in 2011 looking for $595K, but three chops have brought the ask down to $459K.
107 HUCKINS NECK ROAD, CENTERVILLE, MA 02632
DENNIS
In Dennis Village, here’s a 3BD, 2BA “Adorable Story Book Half Cape With Distant Bay Views.” The 1,441 square footer on .57 acres last sold in 2008 for $440K and is now listed for $459K.
26 PACKET DRIVE, DENNIS, MA 02638
SOUTH YARMOUTH
“Overlooking the 7th and the 16th hole” in Par 11 Estates is this 1,668 square foot 3BD, 2BA ranch. Located on the appropriately named Driving Tee Circle, the renovated digs are yours for $459K.
106 DRIVING TEE CIRCLE, SOUTH YARMOUTH, MA 02664
CHATHAM
Look, a ranch! Built in 1982, this 3BR, 2BA on .3 acres is “tucked back off the road” and features central air. Yours for $459K.
192 ORLEANS ROAD, NORTH CHATHAM, MA 02650
ORLEANS
The brokerbabble starts off by calling this property “unique” and we couldn’t agree more. Built in 1950, this 4BR, 3BA saltbox-and-then-some sits on 1.14 acres on the fun sounding Frost Fish Lane and is yours for $459K.
15 FROST FISH LANE, ORLEANS, MA 02653
TRURO
Finally, to a 3BR, 2BA upside-down contemporary with multiple decks and natural landscaping “so you can spend more time relaxing and enjoying this wonderful retreat without upkeep.” The 1,742 square footer on .81 acres hit the market in May 2013 for $479K, but is now yours for $459K.
9 GLACIER DRIVE, TRURO, MA 02631

 

 

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The Sky Is Not Falling

A perfect post by the incredible KCM crew. They do a great job highlighting assumptions around what is causing the national trend towards decreasing sales numbers, and then debunking them with Reality. We are seeing some of these dynamics in our local markets. This is a very good post with a broad national slant on the issues…for consumers and agent/brokers too.

Be Quiet Chicken Little. The Sky is NOT Falling

by 

There has been much speculation about what is causing the falling sales numbers in the most recent Existing Home Sales Reports (EHS) from theNational Association of Realtors (NAR). Some have claimed that rising interest rates have scared buyers out of the market. Others have claimed that consumers are just losing confidence in the housing recovery fearing a new bubble may be forming. We want to look at the validity of these two assumptions.

MORTGAGE INTEREST RATES

ASSUMPTION: Rising interest rates have forced buyers back onto the fence. Evidence offered up by those in this camp comes directly from the EHS Report from NAR. Three of the last four reports revealed that sales were below sales from the same month the previous year.

THE REALITY: Though it is true year-over-year sales have fallen nationally, a closer look at the report reveals major regional differences. Sales in the West Region are down 10.7% versus the same month last year. Sales in the Midwest Region are also down but by less than 1%. The Northeast Region is up 3.2% and the Southern Region is up 4.6%.

If the issue is interest rates, why is one region virtually unchanged and two of the remaining three regions up in sales? We don’t believe rates are the challenge.

CONSUMER CONFIDENCE in REAL ESTATE is ERODING

ASSUMPTION: The pace of the recent price increases has caused many to fear the emergence of a new housing bubble. Similar to the first assumption, evidence offered up by those in this camp comes directly from the less than enthusiastic EHS Reports from NAR.

THE REALITY: As we mentioned before, sales in the Midwest Region are down but by less than 1%. The Northeast and the Southern Region have both shown increased sales as compared to the year before. Are only the consumers in the Western Region afraid of a possible bubble forming?

The fear of a new housing bubble is vastly overstated. Forty states have not yet returned to home values they experienced seven to nine years ago. Nineteen of those forty states still have home prices 15% or more below peak prices. We believe home values will continue to increase but just at a slower rate of appreciation.

It is not just us that believe this is the case. The over 100 housing experts recently surveyed by Pulsenomics revealed that they believe prices will continue to appreciate at historical annual numbers (3-4%) for at least the next five years.

THEN WHAT IS THE CHALLENGE?

If the lack of sales is not the result of increasing interest rates or decreasing consumer confidence, what actually is happening? We believe it can be broken down to three words: LACK of INVENTORY.

Inventories of foreclosure and short sale properties are falling like a rock in the vast majority of regions across the nation. These two categories of homes have driven the market for the last few years. As foreclosures and short sales sell, they are not being replaced because the economy has gotten better and more families have regained control of their finances. All fifty states have seen a decrease in the number of homeowners who are seriously delinquent on their mortgage payments with thirty nine states seeing the number shrink by over 20%.

This inventory has not yet begun to be replaced by the non-distressed properties in the country. Just this month, NAR revealed that the months’ inventory of homes for sale has dropped to only a 4 month supply. A normal market has between 5-6 months’ supply.

This is the main reason home sales are declining in certain regions – there are just not enough houses for sale.

BOTTOM LINE

With the economy improving and with homeowners gaining back some equity they lost when prices fell, we believe there will be many homes coming unto the market this spring. A recent survey revealed that 71% of homeowners are at least considering selling their home in 2014.

If you are thinking of selling, beating this increased competition to the market before spring might make sense – and might enable you to get the best price possible for your home.

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Existing Home Sales Take A Dive…

I haven’t reposted anything by Tara Steele of AG recently but this post tells a smart national perspective.

HOUSING NEWS

Existing home sales take a dip

According to the National Association of Realtors (NAR), existing home sales dipped 5.1 percent in January from December’s revised sales numbers. This places sales at their lowest level since July 2012, which they blame squarely on the perpetual inventory shortages, which also serves to continue lifting prices, which is good news to some (homeowners) and bad news to others (buyers).

Dr. Lawrence Yun, NAR chief economist, also stated that unusual weather is playing a role. “Disruptive and prolonged winter weather patterns across the country are impacting a wide range of economic activity, and housing is no exception. Some housing activity will be delayed until spring.”

“At the same time,” Dr. Yun added, “we can’t ignore the ongoing headwinds of tight credit, limited inventory, higher prices and higher mortgage interest rates. These issues will hinder home sales activity until the positive factors of job growth and new supply from higher housing starts begin to make an impact.”

Median existing home price

NAR reports that the median existing home price for all housing types was $188,900 in January, up a whopping 10.7 percent from January 2013.

Distressed homes accounted for 15 percent of sales (11 percent were foreclosures, and only 4 percent were short sales), down from 24 percent in January 2013. Foreclosures sold for an average discount of 16 percent below market value and short sales were discounted 13 percent.

Housing inventory levels

Although NAR cites ongoing inventory problems, housing inventory did rise 2.2 percent for the month, and rose 7.3 percent compared to January 2013. Inventory now represents a 4.9-month supply at the current sales pace.

The median time on market was 67 days in January, down from 72 days in December and 71 days on market in December 2013. Non-distressed homes sold in 66 days, foreclosures typically sold in 58 days, and short sales spent 150 days on the market. NAR reports that nearly one in three homes sold in January were on the market for less than a month.

Who’s buying right now?

The number of first time buyers are slowly dwindling, hitting 26 percent of all sales in January, down from 27 percent in December and 30 percent in January 2013.

The trade group said in a statement, “This is the lowest market share for first-time buyers since NAR began monthly measurement in October 2008; normally, they should be closer to 40 percent.”

Fully 33 percent of sales were paid for with cash, up from 32 percent in December and 28 percent in January 2013. Individual investors, who account for many cash sales, purchased 20 percent of homes in January, compared with 21 percent in December and 19 percent in January 2013. Seven out of 10 investors paid cash in January.

Regional performance varies

Existing-home sales in the Northeast declined 3.1 percent to an annual rate of 620,000 in January, and are also 3.1 percent below January 2013. The median price in the Northeast was $241,100, up 6.6 percent from a year ago.

Existing-home sales in the Midwest dropped 7.1 percent in January to a pace of 1.04 million, and are 8.8 percent below a year ago. The median price in the Midwest was $140,300, which is 7.6 percent higher than January 2013.

In the South, existing-home sales declined 3.5 percent to an annual level of 1.95 million in January, but are 1.6 percent higher than January 2013. The median price in the South was $161,500, up 9.4 percent from a year ago.

Existing-home sales in the West dropped 7.3 percent to a pace of 1.01 million in January, and are 13.7 percent below a year ago. Sales in the West are attenuated by tight inventory in many areas, pushing the median price to $273,500, up 14.6 percent from January 2013.

 

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Condo Prices Shatter Record

 

Great post from Scott.

Mass condo prices shatter record

Posted by Scott Van Voorhis
Yes, condo prices are getting nutty again.

The median price of a condo in Massachusetts crossed the $300,000 threshold in January.

That’s the highest condo price ever for a January since The Warren Group, publisher of Banker & Tradesman, began tracking condo prices back in 1987.

It also represents a 24 percent increase from January 2013, when the median price for a condo in the Bay State was at a relatively more affordable $242,000.

By comparison, the median U.S. home price weighs in at $188,900. And that’s after a 10 percent increase in January.

Condo sales were also up by a pretty sizable 16 percent, with 1,144 units changing hands the first month of the year, The Warren Group reports.

What’s even more amazing, condo prices are not all that far behind single-family home prices in Massachusetts, with the median home price in January rising 16 percent, to $315,000.

Condos have long been a starter home alternative in pricey Greater Boston, but it’s not clear how much longer that’s going to last given current trends.

Certainly condo prices are out of sight now in Cambridge, Boston and the inner suburbs.

Of course, the price increases might be good news for sellers, but it’s hardly anything for buyers to cheer about. Even if you are trying to sell a house in order to move up into something grander, you are still going to be scrambling to keep up when prices are rising at double digits.

So what’s driving this price escalation? Some of it is due to pent-up demand, but low inventory – basically not enough listings for all the buyers out there – is the bigger problem right now.

The inventory of single-family homes dropped more than 20 percent in January compared to January 2013, the Massachusetts Association of Realtors reports this morning. (There were 15,246 listings this past January, compared to 19,142 the year before.)

Condo inventory was down even more, by 27 percent, to 4,232, MAR reports.

Anyway, it should be an interesting spring market. At a time when sales and prices in many other parts of the country are starting to moderate, the market in Massachusetts kicking into high gear.

 

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Favorite Seasonal And Weekly Rentals In Provincetown

My pick of favorite rentals.

February 23, 2014

As you know seasonal rentals are tough to find in Provincetown.  Below are two incredible rentals that are still available.

596 C 3

596 C 2jpeg

596 C

 

 

 

 

 

Commercial Street 2 bedroom condo with 2 bathrooms and a water view. “Located across the street from the beach with deeded beach access. Good water view from second floor master bedroom and deck. 1000 Square Foot 2BR, 2 story townhouse. 2 full baths. Master has queen size bed and there are two twins in the other bedroom. Nicely appointed with new furniture by a professional designer. 1 car parking. Stack laundry in unit. No pets. Quiet association with mostly owner occupied units. $20,000.”

 

deck view 2

living room

kitchen

 

 

 

 

 

Centrally located 2 bedroom plus den. “This contemporary single family is located on a beautiful pond just a 6 minute walk to the Boatslip. 2 master suites plus a den will sleep up to 6. 3 full baths. AC. Hot tub. Sauna. Ample parking. Fully equipped chefs kitchen with gas cooking, large dining area, large full length rear deck directly off living room with a sheltered dining area,. Upstairs suite has a private deck overlooking pond and conservation land and a meditation room. The owners will consider allowing a dog under 50 lbs. Dog cannot be allowed in the pond due to conservation rules. $23,000.”

 

Weekly rentals are easier to find and this waterfront 2 bedroom  is absolutely adorable,  located between the Coast Guard Station and The Red Inn.

41 C 3 fb1872e10a.1.10

41 C

41 C 4

 

 

 

 

 

“Second floor condo in quiet building with multiple windows that reveal beach, street, many species of birds, and all phases of the sun. Two generous bedrooms (queen & 2 twins), fully-stocked kitchen; fine linens; window AC (cross ventilation is great); 450 feet of breathtaking beach right outside your door. Located in the historic Masthead Resort, you have full access to amenities: great swimming at high tide, long walks towards the horizon at low tide, sundeck on water, awesome gardens that flower all summer. Enjoy a short walk further west to the jetty, even shorter walk to The Red Inn’s oyster bar or Relish (the home of homemade cupcakes and killer sandwiches!), or a quick hike or bike to ocean beaches. Walking East, you are 15 minutes from town center – art galleries, shops, restaurants, movies, cabaret, water sports, library, fishing and whale watching, and the non-stop street fair created by the visitors and residents of our lovely Provincetown in summer.”

Check out the links to any of these or give us a call at 508-487-1397 for more information.

 

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U.S Real Estate Is Cheaper Than Most!

 

Boy does this post put things in perspective. An interesting world view from Colin Robertson at The Truth About Mortgage! The post is a little long and wonky but gives us a needed perspective – like that the median price in Hong Kong is $4.024M!

Real Estate in the United States Is Actually Cheaper Than Most Other Parts of the World

 January 21, 2014

Real Estate in the United States Is Actually Cheaper Than Most Other Parts of the World

Believe it or not, real estate in the United States is actually really cheap, assuming you compare it to what others are paying in places like Asia, Europe, Canada, and Australia.

A new report released today by Demographia compared housing affordability in 360 markets worldwide and found that the U.S. was far and away more affordable than other countries.

In its 10th Annual International Housing Affordability Survey (which relied upon data from the third quarter of 2013), the company looked at median home prices and household incomes to determine if the dream of homeownership was within reach.

They took the median home price and divided it by the median gross household income to come up with different levels of affordability.

Historically, the median multiple has been similar across the nine nations surveyed, with median home prices typically three times (or less) median household income.

[The Home Price vs. Income Rule of Thumb]

Real Estate in Hong Kong Is Reserved for the Uber Rich

cheap and expensive

But times have changed…

Using that metric, Hong Kong was the least affordable major metropolitan area in the world with a staggering median multiple of 14.9.

In Hong Kong, which is a special administrative region of China, the median household income was $270,000 as of the third quarter.

While that sounds amazingly great, the median home price was $4,024,000. In other words, good luck.

For the record, Hong Kong was the most unaffordable major market (1,000,000+ population) in the world for the fourth year in a row.

Our neighbors to the north have a pretty expensive city of their own, with Vancouver coming in second place in terms of being largely unaffordable.

There, the median home price was only $670,300, but the median household income was just $65,000. That’s a multiple of 10.3, which makes it “severely unaffordable,” according to Demographia’s definition.

The third place you’ll never be able to afford a home is in San Francisco-Oakland, California. Hey, I didn’t say everything in the U.S. was affordable…

The Bay Area had a pretty sizable multiple of 9.2, with the median home price $705,000 and median income $76,300.

The fourth spot was located down under, with Sydney boasting a multiple of 9.0 with a median $722,700 home price and $80,500 median income.

Rounding out the bottom five was San Jose, CA, with a multiple of 8.7. There, the median home price was $805,000 as of the third quarter, higher than SF. And the median income was a hefty $92,400.

Numbers six through 10 included Melbourne, Auckland, San Diego, Los Angeles, and London.  So again, lots of U.S. cities, but those are the outliers.

Unfortunately, it’s a mess that will likely never get better because severely unaffordable markets are also the most attractive to buyers looking to snag short-term profits and “extraordinary returns on investment.”

As a result, home prices in these sought-after regions rise further, thanks to what the report calls “urban containment,” or a lack of land aka supply. Then unsustainable prices in these very cities cause mass damage to the economic system.

The report also pointed out that for young households, the “California” dream requires moving to other states, such as Texas, Indiana or Georgia…

Ireland Is the Most Affordable Nation

affordability ratings

The U.S. also had 84 “affordable” markets, compared to just seven in Canada and four in Ireland. The other regions had ZERO.

Additionally, the U.S. had 100 “moderately affordable” markets, compared to just a handful in other regions of the world.

Overall, the U.S. multiple was 3.4, which is just above the affordable mark. And a lot of pricey regions like California and New York are probably skewing the data.

The only other country to beat us in terms of overall affordability was Ireland of all places. There, the multiple was a low 2.8.

The top 23 major markets were also all located in the United States, with Pittsburgh the most affordable with a 2.3 median multiple.

It was followed by Detroit with a multiple of 2.5, Grand Rapids and Rochester with multiples of 2.6, and Atlanta with a multiple of 2.7.

In all, the U.S. accounted for 40 of the 50 most affordable major markets in the world. So stop complaining! There are plenty of bargains to be had.

[Tips for First-Time Home Buyers]

Who Cares About Worldwide Home Prices?

Why should we care about housing affordability worldwide? Shouldn’t we just focus on local home prices to make real estate decisions?

Sure, it’s good to stay local. But knowing what’s going on in the world is important too.

For example, if home prices are cheap in the U.S. relative to other regions of the world, including places as close as Canada, there’s a good chance those foreigners will be looking to invest in our neighborhoods.

Assuming they do, the supply/demand picture will change, meaning home prices should get a boost. Of course, this could also make it more difficult to land that dream home too.

 

 

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Least Expensive Single Family Homes In Truro

The single family market in Truro is as varied as anywhere else on Cape Cod.  Here are the 3 least expensive singe family properties on the market in Truro. They range from 2 to 4 bedrooms, and from 624 to 1,329 square feet.

11 Josephs Rd $399K11 Josephs Road is being offered at $399K. It has 4 beds, and  1 bath and has 624 sf. The MLS description says it is in a great location, and in a private setting, with room to grow. An incredible value describes this 4br single family home.(used as 3br) with upgrades including new roof, new title 5, and freshly painted exterior. MLS says it is priced to sell and all reasonable offers will be considered.

 

 

 

2 Baybery Lane .$409Kjpg2 Bayberry Lane  is offered at $409K. It has 2 bedrooms, 2 baths and 1,329 square feet . MLS copy says it is on a quiet private road; has a convenient location; route 6 and several beaches are within close proximity; comfortable, cozy space includes all the basics; some features of this custom crafted all wood exterior/interior single family home include high beam ceilings, 2 oversized bedrooms with a sprawling deck, 2 full baths, generous closet space, maple hardwood and tile floors. A bonus 18x25sf Sun room, a private yard, shed, and ample off-street parking round out this offering.

 

 

5 Elizabeht Way $425K5 Elizabeth Way is being offered at $425K. It has 3 bedrooms, 1 bath and 988  Square feet. MLS copy says it is a 3 bedroom year round home, with 1 bath, a three season porch and a fireplace. This home has expansion possibilities, and sits on a small knoll at the end of an unpaved way. It is a convienient drive (1.3 miles) to the beach on Corn Hill.

 

 

Just goes to show you that there are wonderful, charming and affordable single family options in the woods of Truro. Enjoy!

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Provincetown Winter Eaterys

Here is an easy guide for us year rounders to use when asked “what restaurants are open?’ A great and timely post from Laura Shabott on Provincetown.com.

15feb_main

Notes from Lands End

Where to Eat on a Winter Day in Province

By Laura Shabott
February 15th, 2014

Snow, wind and rain sharpen the palette for good hot food and friends to share it with. A surprising number of eateries are open this winter in Provincetown (and just over the border in Truro) for your culinary pursuits. Bon Appétit.

 

A surprising number of restaurants and eateries are open this winter in Provincetown for your dining pleasure.

Blustery storms seem to be all the rage in the Northeast this season. When in doubt, please call ahead. Phone numbers are provided in the listings.

141 Bradford Natural Market:

 

15feb_insert

508-487-9784 – 141 Bradford St. Open Daily
The comforting aroma of a vegetarian/vegan-friendly lunch buffet wafts through this airy whole foods store. Partners Joe Freitas and Chris Getman greet everyone by name and answer questions about vitamins, natural products and the benefits of juices pressed on premises. Visit their adorable West End spot open in season.

Angel Foods:
508-487-6666 – 467 Commercial Street (across from PAAM )
Open Daily.

Liz Lovarti brings her old world Italian sensibilities to this specialty food store. Who wouldn’t want one of the gift baskets filled with exotic breads, cheeses, divine figs and artesian waters? House-made hot dishes and sandwiches are a gourmet treat. Try out her new location in the West End this summer.

Bayside Betsy’s:
508-487-6566 – 177 Commercial St. Breakfast, Lunch & Dinner Weds.-Sunday

Bayside Betsy’s gets rave reviews from loyal locals as well as brides wanting a fun place for their reception. You can count on a relaxing meal with a lovely view of the harbor and friendly service. I’ve attended a number of functions there, both day and night, and they were flawless.

Central House at the Crown:
508-487-1430 x229 – 247 Commercial St. Lunch/Dinner Thurs.-Sunday

Chef Devon Gilroy and wine steward Peter Miscikoski dish up delicious rustic fare well paired with selections from artisanal vineyards. Reviewers rave about the famous lobster mac&cheese. Dine pre-performance and get preferred seating for one of the Crown and Anchor’sfabulous shows.

Chach:
508-487-1530 – 73 Shank Painter Rd. Daily 8am-2pm.

Revered for their French Toast with lemon curd, Chach and her kitchen make this a cozy diner with a never ending pot of coffee and an awesome daily special. Go alone or with a crowd. The lunch counter is a lot of fun and the food portions are truly generous.

Chequessett Chocolate:
774-538-6249 – 8 Highland Rd., No. Truro, Weds.-Sunday 10-4p.m.

After a visit to the jungles of Costa Rica in search of the perfect cocoa beans, culinary experts Katie Reed and Josiah Mayo have opened Chequessett Chocolate. Handcrafted confections, a beverage bar and free Wi-Fi make this an irresistibly sweet addition to the Outer Cape.

Ciro & Sal’s:
508-487-6444 – 4 Kiley Court -Open Daily.

Artists Ciro Cozzi and Sal Del Deo originally created this Italian restaurant to pay for canvases and oil paint. Now owned by long-time employee Larry Luster, the cuisine harkens back to the North of Italy with seafood, veal and pasta dishes in the intimacy of a wine cellar. This Provincetown institution is tucked away down a side street in the East End Gallery district.

East End Marketplace:
508-487-2337 -212 Bradford St. Open Daily.

Great breakfast sandwiches and decadent desserts add to the neighborhood ambience of this market owned by the personable Gary Pasnick with support from long-time resident Betty Vilari. Get groceries, cold beer and a nice bottle of wine or try your luck at the lottery.

Fanizzi’s by the Sea:
508-487-1964 539 Commercial St. Open Daily

This is waterfront dining at its best. The entire Provincetown Bay is your view as comfort foods are served in a casual atmosphere by a welcoming staff. The bar is a treat with a sweeping vista of the East End and great martinis. Group celebrations fit nicely at round tables for a Sunday brunch not to be missed.

Farland Provisions:
508-487-0045 – 150 Bradford St. (corner of Conwell St.) Open Daily

Partners James Farley and Tom Boland took a dying location and turned into a thriving deli and bakery with signature sandwiches and a delightful staff. Breakfast, lunch and take-out are in-house made. Catering services can accommodate groups from picnic to tent-size.

George’s House of Pizza:
508-487-3744 – 275 Commercial St. Open Daily.

There are days when a slice or a pizza delivered just feel so right. George’s Pizza offers that respite from cooking. Subs, combination pies (including white), a generous Greek salad with the real-deal olives and a piece of baklava make for a nice winter nosh. The computer games are a fun distraction.

Governor Bradford Restaurant and Bar:
508-487-2871 – 312 Commercial St. Open Daily

This year-round locals’ watering hole and restaurant makes winters go faster by hosting a Friday Fish Fry with Bubbles, a lively winter pool tournament on Wednesday nights and Drag Karaoke Saturday evenings hosted by Dana Danzel. If you have never seen her perform, grab the nearest bachelorette party and go sing along.

Mews Restaurant and Cafe:
508-487-1500 – 429 Commercial St. Open nightly.

Exceptional in every way, this Zagat rated restaurant boasts a vodka bar of over one hundred varieties. Owner Ron Robin and his fiercely loyal staff create a dining experience that both locals and tourists cherish. Reservations recommended.

Napi’s Restuarant:
800-571-6274 7 Freeman St. Lunch till Mid May, Dinner Daily

Napi and Helen Van Derek combine their love of world travel, food and Provincetown in this truly unique restaurant. Stain glass, carousel horses are displayed next to paintings by Provincetown masters. The meals are sumptuous, always fresh and served by a staff with their own local followings.

SKIP:
508-487-8331 10 Shank Painter Road United Methodist Church
Lunch 12:30p.m.-1:30p.m. Monday-Friday – Donations welcome.

The Soup Kitchen of Provincetown, a non-profit founded in 1992, feeds almost one hundred people a day. Chef Amy Howell says that the generosity of local restaurants and businesses, along with a remarkable staff of volunteers, brings what is best about Provincetown to our winter community. The onsite Thrift Store is a definite perk.

Squealing Pig:
508-487-5804 – 335 Commercial St. Open Daily.

Dave B. from Boston says, “My wife and I stopped in for lunch on a cold December afternoon and sat at the bar. We ordered Wellfleet oysters, one half dozen with cocktail sauce and one half dozen with the ginger, wasabi and soy. Stellar!” An Irish Pub known for its bevy of craft beers and burgers with a twist, no one leaves disappointed.

The Pointe Restaurant:
508-487-2365 – 82 Bradford St. Tues.-Sunday Dinner

The Crown Pointe Inn and Spa brings Food & Wine Magazine’s Top Ten Chef Robbin Haas to Provincetown. Diners are delighted with his fresh take on classic and modern American cuisine made with the finest local ingredients. This sea captain’s inn is a lovely perch at the crest of Bradford. Reservations welcomed.

Wired Puppy:
508-487-0017 – 379 Commercial St. Daily 6a.m-6p.m.

People with their pooches love to sip a cup of organic, fairly-traded coffee brewed to perfection. They chat, eat a muffin, use the free Wi-Fi and play with each other’s dogs in this hub of winter life. Donna Vaillancourt and her esteemed colleagues have created something very special.

A surprising number of restaurants and eateries are open this winter in Provincetown for your dining pleasure.

Next Week’s Notes from Lands End: Festivals 2014.

Provincetown author Laura Shabott has learned how to self-publish and is empowering others to do the same.Confessions of an eBook Virgin: What Everyone Should Know before They Publish on the Internet will guide you through the self-publishing process in a few hours of reading. Rated five stars, the book is available on Kindle, Nook and in Paperback.

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The Least Expensive in Provincetown

The least expensive condo and single family listings available in Provincetown.

February 11, 2014

It is hard to believe but you can buy a single family home for $479K in town.  28 Nelson Ave  is a 3 bedroom, 1 bath home with 1,320 square feet.

 

28 Nelson Ave

26 Nelson 2

26 Nelosn 4

26 Nelosn 3

 

 

 

 

 

MLS copy: Don’t miss your opportunity to own a spacious 3 bedroom single family home in a quiet neighborhood of Provincetown. There is a full walkout basement that could be finished for additional living space or can be used as storage. The living room features a wood burning fireplace and has an abundance of natural light. Recent upgrades include a Baxi propane heating system, new Title V septic, privacy fence and terraced gardens. The home is in good condition and has great potential.

There are a total of 48 single family properties on the market in Provincetown with that number sure to increase over the next few months as the spring market warms up. The average listing price is $1.508M. The average size is 2,570 square feet.

 

The least expensive condo is 963 Commercial #51 , a 1 bedroom, 1 bath unit with 258 square feet which is offered at $125K.

963 C

963 C 4

963 C 3

 

 

 

 

 

MLS copy: Walk to the pool or the beach from this wonderful escape. This property is a one bedroom, one bath unit at the Beach Point Club, a waterfront complex minutes from the center of town and on the flex bus route. A perfect beach getaway with a low monthly fee, this property includes use of the association in-ground pool, direct access to the beach and assigned parking. Enjoy your exclusive front patio for morning coffee and exclusive back deck with bay views for afternoon relaxation. Currently used seasonally, unit may be converted to year-round use with approvals. Weekly rentals allowed and pets for owners.

 The entry level price point for condos in Provincetown is a big segment of the market.  There are 37 condos available priced below $350K. The average condo in  this segment is listed at $248K and has 563 square feet.We are always surprised at what buyers can get for relatively little money.   Many are waterfront or beachfront, and some are  located in condo associations with swimming pools and other amenities.