Tag: Cape Cod condo sales

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Provincetown – Sale of The Week – 162 Bradford EXT #2 – $1.350M

162 Bradford Street Ext #2  is a three bedroom six bath condo built in 2016. It has 2,640 square feet and is in the West End across the street from Victors Restaurant. It sold for $1.350M and was listed for $1.575M.

 

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MLS REMARKS: Enjoy the best of everything in this modern and elegant townhouse which extends over 2,600 square feet across 3 levels including 3 bedrooms, each with en suite bathrooms, plus separate den and media rooms which have their own separate full bathrooms as well. The large and open plan chef’s kitchen is fully equipped, featuring stainless steel Bosch and Kitchen Aid appliances and an oversized silestone island that lends to cooking and entertaining. A half bathroom comfortably welcomes guests off the kitchen. The sun filled living room features dramatic floor to ceiling grey slate surrounding the gas fireplace, with striking vaulted and beamed ceilings.

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Provincetown $1M Plus! Three Of The Best

The million dollar plus market is the most talked about market segment in town. Why wouldn’t it be? We are lucky to have some of the most gorgeous and desirable real estate in the country. $1M + properties are spread throughout town in the East End, West End and of course on the waterfront. A walk with your summer guests out Commercial Street to the Red Inn on a lazy summer afternoon drives that point home – or a walk out through the gallery district to PAAM and and the far East End beyond.

Currently there are 25 properties on the market with asking prices over $1M,  consisting of 10  condos and 15 single family homes.

For context last year 34 properties sold over $1M. 29 single family homes and 5 condominiums. So far this year there have been 4 sales over $1M. Two condominiums and two single family homes.

Three of my favorites are featured below.

 

 

423 Commercial Street  #4 is a one of a kind waterfront home. It has one bedroom  and one bath all in 397 square feet. It is being marketed for $1.095M.

 

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MLS Remarks: You will find this enchanting, one bedroom cottage in the gallery district of Provincetown, set back from Commercial Street and sited directly on the beach. Completely renovated in 2015, amenities include wood floors, stone countertops and a split system A/C. An abundance of windows let the sun and salt-air breezes in. There is an exclusive use deck right on the beach in addition to a roof-deck. Parking for one car, on-site laundry and storage. Phenomenal rental income makes this a good investment or use it as your own personal retreat. Courtesy of Atlantic Bay Sotheby’s Int’l Real Estate.

 

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11 Pilgrim Heights Road  is a three bedroom, two bath single family home with 1,803 square feet. It is being marketed for $1.499M. Pilgrim Heights Road is in the far West End close to The Moors and Herring Cove Beach.

 

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MLS Remarks: West End contemporary perched high on hill with dune and bay views. It was built in 1983, had a major remodel in 1994 and it is time to do it again. The core of the house is a hexagon centered by a field stone chimney. Upside down floor plan with living and kitchen on top open to a large deck and views. Bump out additions were added to the lower level to enlarge the bedrooms. Master with ensuite. Two bedrooms and baths are on the lower level and both walk out to another large deck. Over sized garage with one stall plus work shop/studio. There is a third bedroom off of the main living area presently used as a home office.

 

 

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139 Commercial Street is a stunning three bedroom three and one half bathroom beachfront condo in the near West End. It is part of a five unit condo association and is being marketed for $2.995M.

 

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MLS Remarks: Rare, West End waterfront! This beautiful three bedroom, 3 1/2 bath, free-standing townhouse, is on the market for the first time. The living area is on the 2nd. floor providing wonderful harbor views. There are high ceilings, gorgeous floors, a gas fireplace & a bay side deck. The top floor bedrooms and bathroom all have cathedral ceilings with the master facing the bay. The first floor bedroom with bay view, has an ensuite bath. There is also a private patio and separate entrance. This home comes with one heated garage parking space and one outdoor space too. There is split-duct a/c through-out & gas heat. A staircase and boardwalk lead you over a protective dune to the beach. Condo. fee TBD. Each building is responsible only for its own maintenance. This property is NOT in a flood zone. Courtesy of Long Point Remax Real estate.

 

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Provincetown Under $500K – The Three Best Condos

Yes, there are great properties available under $500K in Provincetown.

But… there are only five condos on the market priced under $500K.  (There are another 11 for sale at Seashore Point, our over 55 community)

Of the 38 condos that have sold so far this year 24 of them (63%) were priced under $500K. An amazing number! That means there is less than a months available inventory in this price range.  Demand is extremely high, supply is extremely low.

My three favorites below represent a studio, a one bedroom and a two bedroom condo.

586 Commercial Street #7 is a great studio condo with deeded beach access in the East End. It has 270 square feet and is being marketed for $329K.

 

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MLS Remarks: Come and see this East End pied-a-terre, part of the popular Ship’s Bell Condominiums. Just off a grassy courtyard you’ll find this light filled first floor condo with many original features, such as refinished antique pine floors and original wainscoting. Enjoy lazy summer afternoons on the exclusive use deck, and with deeded beach access, the beach is always just steps away. There is assigned parking for one car, beautiful common gardens, an efficiently designed kitchen and a queen sized Murphy bed. Weekly rentals are allowed, as well as pets for owners. Listing courtesy of Seascape Realty.

 

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30 Bangs Street  is a two bedroom condo with 433 square feet and it is being marketed for $$425K.

 

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MLS Remarks: This bright and delightful two bedroom condominium is located at the end of a lovely east end lane, in close proximity to the Gallery district, local shops and restaurants. The comfortable space is comprised of a combination living room and kitchen, and two nice sized bedrooms. You will love seeing foxes, birds and squirrels from the bedroom window which looks out onto a wooded hillside. Residents enjoy the use of common laundry as well as the convenience of an amply sized private storage locker in the common basement. The patio outside the unit is surrounded by colorful mature plantings, and is for the exclusive use of the unit. Weekly rentals and pets permitted. Plus, parking is deeded for one car. Courtesy of Sothebys International Real Estate.

 

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6 Nelson Avenue #G is a spacious one bedroom one and one half bath condo. It is being marked for $449K. It is on the other side of route 6 in a wonderful residential community.

 

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MLS REMARKS: New to the market is this bright and airy 1 bedroom 1 1/2 bath condominium located privately in the back of Wildflower Complex in Provincetown. Fully furnished, Low condominium fees, new gutters, new septic, designated parking for one car and guests. Pets and weekly rentals allowed. Private exclusive use patio–Easy to show. Listing courtesy of Cape Cod Oceanview Realty.

 

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Saturday Open Houses – 73 Franklin Street and 3 Race Road

 Saturday April 21, 12 – 1:30

73 Franklin Street #2, $885,000

73 Franklin St #2

73 Franklin Street #2, $885,000
This is a 2 bedroom 2.5 baths completely renovated semi detached condo. Wonderful outside spaces, dramatic reverse floor plan. New systems, A/C, 2 pkg spaces. Feels like a single family home!

Saturday April 21, 12 – 1:30

3 Race Road #D $789,000

 

 

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 This is a 2 bedroom 2 bath stand alone condo. Deck, pkg, new shingles and windows. Strong rental history, fully furnished.
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Provincetown 1st Quarter Results Preview

Early First Quarter Results – Will they determine the direction of the spring market?

It has been an interesting Q1 , with weather issues, political issues, and the continuing stubborn lack of inventory. There are only 40 condos on the market vs 67 last year at this time.

Despite these issues condominium sales are set to surpass last years first quarter sales by close to 30% – 30 sales vs 20 sales last year. This is a good sign of continuing strength in the market.  The average sale price is $507K and 60% of those sales were under $500K. This is a very popular price point and there were several really great properties that sold. Below are four examples.

 

SOLD $375K, studio, 329 sf
23 Winthrop St #1 – SOLD $375K, studio, 329 sf
SOLD $390K, 1/1, 330 sf
26 Pleasant St #3 – SOLD $390K, 1/1, 330 sf

 

 

 

 

 

 

 

 

 

163 Bradford #2 SOLD $397K, 1/1, 425 sf
163 Bradford #2 – SOLD $397K, 1/1, 425 sf
12 Commercial St #7, SOLD $480K, 1/1, 734 sf
12 Commercial St #7, SOLD $480K, 1/1, 734 sf

 

 

 

 

 

 

 

 

 

 

Single family home sales have been sluggish with only four selling so far this year. Last year a total of 12 had sold  in the first quarter. There are only 19 homes on the market vs 26 last year.

The economy remains strong even with the volatility in the stock market. Our outer Cape markets are feeling the same inventory pinch as markets nationwide – with absorption rates and prices increasing in both the condo and single family markets. Slightly higher interest rates should have little effect as rates have remained historically low.

Market performance will depend on new inventory entering the market coupled with buyer demand remaining strong. The complete Goode and Farmer Report will be out in early April. Look for it – and I will keep you updated throughout the spring market with new listings, current sales, and many other posts of interest.

See all properties for sale at Beachfront-Realty.com

 

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Provincetown Sale Of The Week – 331 Commercial Street – $3.05M

331 Commercial Street is a multi unit commercial building with two commercial units and eight residential units.  Moda Fina and Burger Queen are the two commercial tenants. The building has 4,582 square feet and is located on the waterside of Commercial treet in the center of town. It was being marketed for $3.450M and sold for $3.050M.

 

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MLS Remarks: Located in the heart of Provincetown, this waterfront mixed-use property consists of 2 commercial and 8 residential units. On Commercial St, there is a 1,110 sf retail space currently leased to Moda Fina; 277 sf 26-seat restaurant home to the Burger Queen; second-floor 642 sf 2BD/1BA; and third-floor 505 sf 1BD/1BA with vaulted ceiling. Facing the beach, there is a second-floor 527 sf 1BD/1BA with water views and exterior deck; and third-floor 470 sf studio with vaulted ceiling and deck overlooking the harbor. On the beach, there are 4 freestanding cottages: 173 sf studio with full-bath; 160 sf studio with full-bath; 338 sf 1BD/1BA with beachfront deck; and 380 sf 1BD/1BA with beachfront deck. Excellent rental history. Developers take note of this rare investment opportunity.

 

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

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Provincetown – The Highest and Lowest Priced Condos Sold In 2017

 

The three highest priced and the three lowest priced condos sold last year illustrates that regardless of what impressions are about the affordability of Provincetown real estate, there is a huge and accessible range of prices in the condo market. $155,000 to $2,450,000.

 

The three highest priced condo sales in Provincetown  (lowest to highest)

24 Point Street – $1.365M – two bedrooms, three baths with 1,414 square feet.

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MLS Remarks: This single family home was just completed in 2009 yet it fits perfectly in its neighborhood of antique capes and cottages in the far West End. Thoughtful design and quality construction are evident throughout. It is part of the sought after Westwinds association and enjoys full benefits of the pool, gardens and beach access on Comercial St. Open plan first floor with doors all around leading to decks, patios and gardens. There is an enclosed 3 season front porch, half bath and an outside shower on this level. An efficient gas fireplace lends a cozy feel. There are two bedrooms each with ensuite baths on the second floor. The master has a  a private balcony.

 

793 Commercial #1 and #2 – $1.650M – four bedrooms and four baths in 1,996 square feet.

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MLS REMARKS: As you walk down the enchanted path to this unique oasis, the magnificent location will take your breath away. This waterfront picturesque two family home has a casual, beach, elegance with a shabby chic niche. This location has privacy as well as unobscured water views from every window of the house. You can see the house history in the beams and other details. Rent one side and enjoy the other. This is a fabulous opportunity for anyone who loves Provincetown and its true beauty.This is two condo units connected being sold together.

 

47 Commercial Street #A – $2.450M– four bedrooms and three baths in 2,452 square feet.

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MLS REMARKS: Extraordinary 4 BR waterfront home in exclusive west end location with high end amenities. The property has three fireplaces, reclaimed hard wood floors, exclusive outside area and access to the beach. A very large kitchen with vaulted ceilings and water views as well as master bedroom with water views is just a couple of features in this well maintained condominium home. The property was totally renovated and updated with high end amenities in 2001.

 

 

The three lowest priced condo sales in Provincetown (lowest to highest)

963 Commercial $155K – one bedroom and one bath with 260 square foot condo.

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MLS REMARKS: Spend lazy summer afternoons by the pool, or stroll to a private beach with spectacular water views, just steps away! This chrarming Beach Point Club condominium has an open living room, kitchen area,separate bedroom, large tiled bathroom, and a sunny, exclusive-use patio. Are association maintained swimming pool.  One pet (by approval)permitted, excellent rental history, deeded parking. Currently used seasonally but year round use permitted with Trustee approval. A perfect weekend getaway

 

 

 

881 Commercial $167.5 – one bedroom and one bath and 178 square feet.

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MLS REMARKS: Own a piece of Provincetown and be in before the summer of 2017! With a freshly painted deck, front door, all trim and windowsills, as well as all brand new shutters, this quintessential Cape Cod cottage condo in a unique and sweet setting in a great location awaits you! Enjoy a peek of the bay from the bay facing windows. The smart, renovated, well laid-out, and bright and airy interior offers a roomy sleeping and storage loft, full kitchen with washing machine, tiled bathroom and high ceilings. Enjoy the pleasant courtyard and Commercial Street view from your front deck, or BBQ in the private, enclosed patio area out back.

 

963 Commercial $170K – one bedroom and one bath and 260 square feet.

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MLS REMARKS: Laze by the pool, or stroll the pathway to a private beach with spectacular water views, just steps away! This cozy Beach Point condominium has a living room, bedroom, kitchen area and, a large bathroom, exclusive-use of the front yard Traditionally used seasonally, but with trustee approval can be winterized for owners offseason use. . One pet (by approval)permitted, excellent rental history, exclusive parking, A perfect weekend , carefree getaway.

 

 

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

 

 

 

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The Goode and Farmer Report – January 2018

4q2017-combined-blog

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Provincetown – Studs to Shingles – The Busiest Four Corners – Race Road and Franklin Street

 

There is an amazing amount of construction going at the intersection of Race Road and Franklin Street in the West End. Two single family homes are being built; approximately 10 condos are being built, and a newly renovated condo is on the market. This great neighborhood is only a five minute walk to Commercial Street with a wonderful balance of single family homes and condos in a variety of architectural styles.

 

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The old Ronnie White property at 65 Franklin Street is being developed into ten (plus or minus) condos. The first two units are framed and being closed up for winter interior finishing. These reverse floor plan one bedroom plus condos are looking great. We hear they will be in the $700’s. More details will follow as soon as available.

 

65 Franklin Street
65 Franklin Street

 

 

 

 

 

 

 

 

 

 

The corner property at 15 Race Road was subdivided into two lots. 15 Race Road and 70 Franklin Street. The single family house at 15 Race Road is up and looking great. It has three bedrooms and three baths with 1,700 square feet. It looks like it will be done by summer. It is under contract with an asking price of  $1.350M. The google earth picture still shows the old buildings which were demolished to be replace by two new single family homes.

 

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15 Race Road

 

 

 

 

 

 

 

 

 

 

The other house with a 70 Franklin Street address isn’t in the ground yet. It will be a three bedroom three bath house with 1,712 square feet. Its is also under contract with an asking price of $1.349M. The rendering is shown below.

 

70 Franklin Street
70 Franklin Street

 

 

 

 

 

 

 

 

 

 

73 Franklin Street was developed into two condos.  #2 is on the market for $899K.  It is a fully renovated two bedroom, 2.5 bath condo with 1,123 square feet, with a private deck and gardens and parking for two.

 

73 Franklin St #2
73 Franklin St #2

 

 

 

 

 

 

 

 

 

 

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Wellfleet – Listing of The Week – 40 Leilla Rich Drive – $1.295M

Listing Of The Week – 40 Leilla Rich Drive in Wellfleet is a five bedroom five bath 4,049 sf home in Wellfleet. It is being marketed for $1.295M.

 

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MLS Remarks: Built in 2012, this 4049sqft. residence is situated on a perfectly manicured lot that enjoys peeks of the Audobon Sanctuary Marshland. You will truly find everything you need in this meticulously designed and extremely well-planned home. Cherry built-ins and many other top-of-the-line materials and appliances throughout. The Master bedroom is situated on the first floor, and its large en-suite bathroom includes a heated floor, huge walk-in closet, and easy access to private patio with beautiful outdoor shower and Jacuzzi tub. Guests will enjoy large bedrooms and full-bathrooms of their own, as well as taking in the stunning sunsets from the expansive upper porch. A short distance to the Cape Cod bike trail and famous Marconi Beach, and very convenient for kayaking and boating. Listing courtesy of Robert Paul Real Estate.

 

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