Tag: Cape Cod

Categories
general info

Tiny Home – What A Surprise.

Very cool! we could use a gazillion of these in Provincetown and on the Cape.

Tiny Home Assembled In Just One Day Has A Big Surprise Inside

The Huffington Post  |  By Posted: 09/17/2013

Sometimes a home’s exterior can be, well, misleading. And usually that’s a bad thing, but sometimes there is an exception. That’s the case with the portable home ÁPH80 designed by Spanish architecture firm Ábaton. From the back, the simple construction of a grey cement board gives it the appearance of a garden shed, but step around to the front and you’ll see this jewel box of a tiny home in full glory.

 

tiny home 2

tiny home 3

 

 

 

 

 

 

 

According to Ábaton, the house was designed with three things in mind — wellbeing for its inhabitants, environmental balance and simplicity — and we think they’ve hit the nail on the head. Inside the 290-square-foot space which is perfectly comfortable for two, you’ll find a living-room/kitchen, a full bathroom and double bedroom. The large expanse of floor-to-ceiling windows and the gabled ceiling, which is eleven feet at its highest, make the small space feel open and airy. The interior walls were left white as a clean and simple backdrop to the most beautifully curated earthy furnishings by Batavia. And most of the materials used for the home can be recycled.

 

tiny home 4

s-TINY-HOME-1

 

 

 

 

 

 

 

 

But the coolest part is that after it’s been manufactured, this little dwelling can be assembled in just one day and it can be transported almost anywhere.

Where can we sign up for one?

Categories
general info

On The Pond

46 Shank Painter Road is a gorgeous 12 year old cape with luxurious living on three levels – and it is a complete surprise! Entering into the house from the beautifully landscaped front entrance you are immediately struck by the view of Shank Painter Pond Wildlife Sanctuary. We just had a very well attended brokers open house  this morning and many brokers didn’t realize that this incredible pond view existed behind the house, and to top that off a pair of blue herons kept flying back and forth for everyones pleasure. This house literally sits on Shank Painter Pond and looks out on the most beautiful conservation land in town.

As you see the front of the house is a traditional full Cape with an extension that has it’s own entrance, and the back of the house is 3 full floors of glass sliders that take full advantage of the view – and this stunning house is only 2 blocks to Commercial Street!

 

front of house 1

back of house 1

 

 

 

 

 

 

 

 

 

 

 

The pictures below show the living room and dining room – the west and south walls are rough hewn stone, the floors are hardwood, and the view as you can see is delightful. There is a wood burning fireplace, a large full bath, and a den with doors out to a sheltered and private sunning or dining deck.

glass doors

living room

dining room

 

 

 

 

 

 

The dream chef’s kitchen has double Themador wall ovens, double stainless sinks, a subzero fridge, a 6 burner gas stove top, double trash compactors and beautiful marble and tiled full wall backsplash.

 

kitchen

buddah in window

deck view 2

 

 

 

 

 

 

The spacious master suite on the lower level has sliders out to the yard and pond beyond.  The large master bath has double sinks, a large glass enclosed shower, and the double size soaking tub with a view that you see below. In addition on this level there are double walk in closets,  a full size sauna, and a large laundry room with side by side W/D and extra storage. In the backyard, steps from the master bedroom is a large hot tub, and an outside shower.

 

master br 3

master br 1

master bath 1

 

 

 

 

 

The second full floor suite is on the top floor of the house, and as you can see below has stunning views of the conservation land stretching out before you. This floor is a light and bright aerie and has been used by the owners as an artists studio. There is a combination master bath, and a charming  meditation room on this floor, as well as a private deck.

front of house 2

upper suitedeck with chairs

 

 

 

 

 

 

46 Shank Painter Road is being offered at $1,199,000.

 

 

 

 

 

 

 

 

 

 

 

Categories
general info

The High Mid Market And $1M+ In Provincetown

 

The luxury market in Provincetown is a great place to be with several gorgeous houses and condos on the market in the high mid-market and the $1M plus market.

Loosely defined the high mid-market is $750K to $1M and it consists of single family homes and higher end condos. There are 9 condos with asking prices in this range – 3 of which are highlighted below and by coincidence are all on Bradford Street Extension in the West End towards the Moors.

There are also 9 single family houses available in this range with an average asking price of $903K.  The three below represent all neighborhoods. The center of town, 15 Standish Way; The West End, 72 Bayberry Avenue; and the East End, 10 Thistlemore Road. (click through to be taken to the property listing information).

21 Bradford St EXT #12, $815K
21 Bradford St EXT #12, $815K
125 Bradford St EXT #402, $839K
125 Bradford St EXT #402, $839K
21 Bradford St EXT #14, $995K
21 Bradford St EXT #14, $995K

 

 

 

 

 

 

 

15 Standish Way $999K
15 Standish Way $999K
72 Bayberry Ave $925K
72 Bayberry Ave $925K
10 Thistlemore $898K
10 Thistlemore $898K

 

 

 

 

 

 

 

The $1M Plus market. Beautiful properties, big lots and gorgeous homes. As I picked my 6 favorite I realize they represent perfectly the full range, location and style of single family homes in town.

In the far East End 2 Harbour Drive in the Bay Harbour neighborhood surely represents the high end well and at $1.945M isn’t even the most expensive house in the subdivision. #1o Harbour Drive is asking $3.995M. This is a neighborhood of large brand new homes right on the beach.

75 Franklin is a wonderful arts and crafts style home in the near West End Franklin-Pleasant neighborhood.

29 Tremont Street is a beautiful antique, wonderfully sited on the corner of Atwood Lane and Tremont Street with a charming separate cottage in the rear.

7 Telegraph is one of the gorgeous large houses on The Hill with a fabulous upside down floor plan and drop dead bay views.

89  Bayberry is one of those great neighborhood houses with a pool, hot tub, and resort like grounds, and an excellent rental or family house.

52 Point Street is a gorgeous large house with a location at the very end of Point Street that is hard to beat.

29 Tremont St $1.095M
29 Tremont Street             $1.095M
75 Franklin St $1.175M
75 Franklin Street        $1.175M
89 Bayberry Avenue $1.195M
89 Bayberry Avenue      $1.195M

 

 

 

 

 

 

 

2 Harbour Dr $1.945
2 Harbour Drive             $1.945
52 Point St $1.995M
52 Point Street             $1.995M
7 Telegraph Hill $2.896M
7 Telegraph Hill          $2.896M

 

 

 

 

 

 

 

There are 29 properties available in the $1M plus market in Provincetown, and as you can see from the choices above they represent all styles – traditional large Cape, Arts and Crafts, Antique, modern – there are even 4 large condominiums available in this price range. It has been a surprisingly active market segment so far this year with 15 properties selling for over $1 year to date. The average sale price being $1.541M with an average being 3 bedrooms 3.5 baths and 2,533 square feet. That is an average price per square foot of $608 – for those of you used to real estate shopping in the city where price per square foot, (ppsf) means everything!

 

 

 

 

Categories
general info

What’s On The Market – Affordable/Entry Level and Mid Market In Provincetown

There are some wonderful properties on the market in Provincetown. I have compiled a late summer review that illustrates the broad range of inventory from affordable condominiums to multi-million dollar waterfront homes.

The affordable entry level market is priced from $200K to $400K and is full of great options. 6 of my favorites are pictured below. There are a total of 48 condos for sale in this price range with an average asking price of $325K. This gets you a 564 square foot 1 bedroom/1 bath condo. Buyers are always surprised that they can get water front or water view in this price range and three of the condos pictured below have have just that. There are even 3 single family properties available in this range.

 

233 Bradford St #5 $245K
233 Bradford Street #5, $245K
495 Commercial St #4, $289K
495 Commercial Street #4, $289K
616 Commercial #9, $299K
616 Commercial Street #9, $299K

 

 

 

 

 

 

 

6 Mechanic #D, $315K
6 Mechanic Street #D,     $315K
145 Commercial #M2R, $380K
145 Commercial #M2R, $380K
60 Race Pt Rd #2, $395K
60 Race Point Rd #2,     $395K

 

 

 

 

 

 

 

 

The mid market is priced from $400K to $750K. There are 14 single family properties available with an average asking price of $626K. There are 42 condos for sale with an average asking price of $549K.

6 of my favorites are pictured below. 4 of these are stand alone units or end units. A couple of my favorites are 30 Alden Street which is a stand alone 3 story condo with a garage and multiple decks, and 4 Race Road which is a brand new 2 bed/2 bath with fabulous finishes in a terrific neighborhood.

There are 14 single family properties for sale in the mid market range a well.

 

442 Commercial #2, $424K
442 Commercial Street #2, $424K
68 Race Pt Rd #2, $499K
68 Race Point Road #2, $499K
30 Alden St #5, $545K
30 Alden Street   #5,       $545K

 

 

 

 

 

 

 

51R Harry Kemp Wy #1, $624K
51R Harry Kemp Wy #1, $624K
64 Franklin St #F $654K
64 Franklin Street  #F    $654K
4 Race Road #3 $659K
4 Race Road #3
$659K

 

 

 

 

 

 

 

 

There you have it.  The affordable and mid market in Provincetown.  Enjoy!

Categories
general info

Mortgage Rates Ease

 

Mortgage Rates Ease for Second Straight Week

  Jul 25, 2013
  By: , Realtor.com
Average rates on fixed mortgages trended downward for the second consecutive week.

The decline comes after rates spiked dramatically over the past month over worries the Federal Reserve would curb its bond-purchase program – giant stimulus policies involving $85 million worth of Treasury notes and mortgage-backed securities that have helped spur growth in a recovering housing market.

Three weeks removed from hitting a two-year high, the average rate on a 30-year fixed eased to 4.31 percent, down 0.08 percentage point from 4.37 a week ago, according to the latest survey by mortgage lender Freddie Mac. The 30-year fixed loan neared a historic low as recently as early May before spiking to 4.46 percent in the last week of June. It was at 3.49 percent at this time one year ago.

The average rate on a 15-year fixed mortgage saw its own decline, albeit a slight one. Previously trending at 3.41 percent, the average on a 15-year fixed loan fell by 0.02 percentage point to 3.39 percent this week. It previously achieved a historic low in early May, when it fell to 2.56 percent. A year ago, the average rate on a 15-year fixed was 2.8 percent.

In a statement, Freddie Mac chief economist Frank Nothaft said the relief “should help to alleviate market concerns of a slowdown in the housing market.”

“Thus far, existing home sales for June were the second highest since November 2009 and new home sales were the strongest since May 2008,” Nothaft continued. “In addition, the low inventories of homes for purchase are putting upward pressure on house prices.”

The positive signs from June sales bode well for the housing market moving forward, especially after it weathered its first significant spike in key mortgage rates.

The average rate on a 5-year hybrid adjustable loan fell slightly from 3.17 percent a week ago to 3.16 percent. After holding firm at 2.66 percent for four consecutive weeks, the average on a 1-year hybrid adjustable loan dropped by 0.01 percentage point this week to 2.56 percent.

Although mortgage loans remain historically low, home buyers and home owners looking to refinance may want to act quickly to lock in affordable rates. In the latest Mortgage Rate Trend Index by Bankrate.com, 91 percent of the mortgage analysts and experts polled believe average loans will trend upward or remain unchanged over the next week.

“Rates have moved significantly higher in the last five weeks,” says Academy Mortgage branch manager Derek Egeberg. “There is greater risk of continued moves higher than potential of a market move lower. Advice is to lock if you are a buyer with a property under contract.”

 

Categories
general info

Rising Mortgage Rates And The Housing Recovery

 My favorite Mike Simonsen of Altos Research on rising mortgage rates. 

How Much Risk are Rising Mortgage Rates to the Housing Recovery

A recovery created purely by government largess is no recovery at all.

That’s the strongest argument that our universally hot housing market is ephemeral. It’s true that the hot housing market is due in large part to federal government policy aimed at stimulating and rewarding housing demand. It’s generally a far better deal to own than to rent and the US Government likes it that way.

No place is policy more obvious than in the mortgage markets. By buying mortgages by the truckload since late 2008, the Fed has suppressed rates to ridiculously low levels. I’ve said this before, 3.4% guaranteed for 30 years? I wouldn’t give myself that loan. But this trend can’t last forever, and over the last few weeks, mortgage rates are on the rise. What happens next?

Mortgage Rates as of 2013
Average interest rate on 30-year fixed mortgage, primary residence, across 20 major US metros. Source: Altos Research

Surely this is bad news, right?

Despite recent moves, mortgages are still insanely cheap. See the above chart for the Altos Research mortgage rate monitor.

Slight moves in rates impact the re-finance application rate instantly. Refinancers are hyper-sensitive to rate moves.

For real estate purchases, consider this analysis by Dan Green at The Mortgage Reports. Rising rates cuts into purchasing power. We’ve had a 25 basis point move in rates in May. It’s a sharp move.  For some people, that will mean a 4% lower priced home. A full 100 basis point increase in rates translates into 10.75% less purchasing power.

This is all bad, right? For home prices in 2013, I’m going to argue “No.” Last week, while refinance applications fell by 12%, new purchase applications actually rose3%. The low-but-rising mortgage rate scenario results in a rush to get in while the getting is good. All of the bullish factors in today’s roaring housing market are still in full effect, so demand is strong.

Mortgage purchasing power
Home price affordability falls as mortgage rates climb. Source: The Mortgage Reports

Rising Rates to Accelerate the Housing Price Surge in 2013

A surprisingly large proportion of buyers in this housing market are all-cash buyers. They’re in the market because homes are cheap, relative to the alternative, prices and rents are rising. Real estate is an attractive place to put your cash this year. This demand cohort is unaffected by rate moves.

Low-but-rising rates actually stimulates demand for people who had not yet seriously committed to buying a home. Because we’re in a supply-constrained market, this extra demand goes right to the prices of the homes available for sale.

To track this scenario, we’ll watch supply and demand levels after June 30.  That’s the day that inventory typically peaks across the country and, for the second half of the year, the inventory is absorbed with fewer and fewer new homes listed for sale, until January 15 of the following year when everything resets.

If rates climb sharply through the end of the year, then continued price recovery in 2014 will be at risk. As of 2013, consider this yet another stimulus spike. We’ll see those leading indicators emerge in 3Q and 4Q of 2013. Altos clients see this data in real-time. Casual readers will have to wait until I get around to writing a blog post.

 

Categories
general info style

bungalow 58

58 Franklin St $1.059M

Gorgeous newly renovated home with pool in the near West End

bungalow 58 has been totally renovated with exceptional attention to detail. This is a 2 bedroom 2.5 bath, 1,844 square foot  home with  a large family room and full bath on the lower level.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The stunning pool environment has a stone surround, natural rock walls, beautifully designed garden areas and a charming 160 square foot pool cabana.

 

 

 

 

 

 

 

 

The kitchen has double Dacor wall ovens, a five burner gas cooktop, a built in Silhouette wine cooler, and Bianca Carrera marble counters. There is a separate dining area and a large living room with a fireplace.

 

 

 

 

 

 

 

The master bedroom and the guest bedroom/den have sliders to the pool area. There is dyed oak hardwood throughout the main floor and and aged white oak hardwood in the family room.

bungalow 58 is located in the near West End , just a few minute walk from Commercial Street restaurants shopping and beaches. Give us a call and we will get you a full marketing package. bungalow 58 is being offered at $1.089M.

 

 

 

 

Categories
analytics architecture general info style

Two Recent Truro Sales

6 Cooper Terrace $915K

These two recent Truro sales represent an interesting and diverse segment of the Truro single family home market. New houses, one brand  new and one built in 2002 illustrate the quality of homes available and the  great value available in Truro . 6 Cooper sold at $446 per square foot while 56 Castle Road sold at $257 per square foot. I know that most buyers, sellers and agents on the Cape don’t often use per square foot price as an important indication of value, but I just cant stop myself from using as it was embedded in my city training.

6 Cooper Terrace $915K

6 Cooper Terrace a 3 bedroom 2 bath 2,048 sf house sold for $915K on February 25 . (from MLS) Enjoy privacy and views of Cape Cod Bay and the Hopper house from this outstanding, architect designed contemporary built in 2002. The great room with soaring windows, including living and dining areas with an open kitchen, is on the first floor. The first bedroom and bath are also on the first floor while the second bedroom and bath, as well as a sleeping loft overlooking the great room, are on the second floor. There is a screen porch and patio off the first floor, and a deck looking out to the bay off the second floor. There is also a large outdoor shower. This home has a four-bedroom septic and sits on 1.42 acres, ample acreage for a guest cottage and/or additional bedrooms in the house.

 

 

 

 

56 Castle Road $722,500

56 Castle Road a 4/3, 2,808 sf house sold for $722,500 on March 1. (from MLS) Spacious brand new contemporary in a terrific Castle Rd., location. This brand new home is well sited to afford nice privacy with lovely natural views and vistas of the marsh. Open airy feel to the main living level with vaulted ceiling and over sized sky lights.In addition there is a master bedroom with bath and an added guest room. Full social bath.Lower level has 2 additional bedrooms,huge family room with sliders for extra light and 1-1/2 baths.All living areas and bedrooms are generously sized. There is a very large wrap around deck for outside living. Great home for large families, friends and parties. Super rental potential!

Categories
general info

Gorgeous West End Water Views

This gorgeous 3 bedroom 3.5 bath home is nestled atop the highest point in Provincetown. Privately sited in the exclusive Telegraph Hill neighborhood this home provides the best of casual and  beach living along with the amenities that only a substantial home like this can. Telegraph Hill is a 5 minute walk in to the heart of the West End with all the shopping, restaurants and entertainment choices that Provincetown has to offer.

Side view of 9 Telegraph Hill
9 Telegraph Hill

 

 

 

 

 

 

 

 

 

The entry to the home is down a curving driveway with steps up to a gently sloping yard that  surprises with its panoramic view of the water.

 

 

 

 

 

 

 

The sunlit entry gallery is 35 feet long and lined with windows with a dramatic open staircase up to the master suite and down to the garage and utilities below.

 

 

 

 

 

 

 

The living floor is dramatic as it’s full length is a wall of windows with open views of the bay and ocean beyond. There is a rich wood buffet separating the dining room and the living room with a floor to ceiling fieldstone fireplace.

 

 

 

 

 

 

 

The chefs kitchen has delightful views to the water, a good sized pantry with a wine cooler and a sun filled dining nook that looks out over the water.

 

 

 

 

 

 

 

 

The master bedroom suite takes up the entire second floor and is utterly unbelievable. Modeled after a ship captains quarters, it has two sitting areas, and a large fieldstone fireplace. The master bath and dressing rooms are the epitome of luxury and comfort.

We are hosting an open house Saturday March 9 from 11-1. If you are in town please come by and say hello.

 

 

 

 

Categories
analytics general info

Off Season is “On” Season

In the real estate community the off-season months are a time to regroup for the New Year, and to tie up the lose ends of the very busy year we have had. Interestingly the months between November and February remain active in many ways. Buyers are are able to see properties without worrying about tenants, traffic and the urge to go to the beach. Those buying now can be in their properties for the summer season or have their property ready for renters. Sellers can prepare their properties for the new selling season. Renovations can be completed, and property owners can enjoy their hones for the holiday season.

 

The Goode and Farmer Q3 report reported crazy strong numbers as condo sales increased 50% YTD and single family sales increased by 100%. In October the strong trend continued as 11 condos sold with an average sales price of $423K, and 5 single-family homes sold with an average sales price of $1.107M. There are currently 122 condos on the market, vs 134 just a month ago, and 59 single family homes vs 72 a month ago.

Interesting fact.  32% of all condos sold last year sold in the 4th quarter, and 38% of all single family homes sold in the 4th quarter. Another very strong indication that the so called off season is really still the “on season” and that while things do slow down off season they certainly don’t come to a halt in real estate.