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The Goode and Farmer Report July 2014

Provincetown, Truro and Wellfleet Real Estate market 2Q2014 Figures 

Condominium prices continue to rise and single-family properties remain scarce.

 

Year-to-date sales through the 2nd quarter in Provincetown were strong with condos leading the way in the number of sales and price increases. Winter weather kept many away in the first quarter, but as always, spring does finally come and sales increased substantially in the second quarter.

The average sale price of condos sold in Provincetown increased 18% to $459K from $390K last year, and the number of sales recorded in MLS were 18% higher than last year at 59. The silver lining in the first half sales figures are the non-MLS recorded sales of 13 condos that closed at Seashore Point* with an average sales price of $405K and a total sales volume of $5.27M. When added to the MLS totals, YTD sales show huge increases of 44% to 72 sales with an increase in sales volume of 66% to $32.4M. *Seashore Point sales represent the second phase of the over-55 facility located on Alden Street in the center of town.

The average price of single-family properties sold year-to-date is $903K – even with last year’s $905K. There were 16 single-family sales which is a decrease from last year’s 22. Total sales volume was $14.5M – down from $19.9M last year. The decrease is partially because of a lack of new inventory in the single-family market particularly in the desirable West End neighborhoods of Provincetown.

The $1M Plus market was slower with four sales and $5.9M volume compared to nine sales last year with a volume of $12.9M.

As of July 15th there were 109 condos available with an average asking price of $471K and an average price per square foot of $455. There are 49 single-family properties on the market with an average price of $1.459M and an average price per square foot of $565K. Average days on market for condos is 184 and single family’s 246. While DOM’s aren’t nearly as important an indicator in a second home market, it is always interesting to compare.

The broad range of condo inventory is creating increased momentum going to the summer/fall sales season – as usual, Provincetown leads the way on the Cape with higher sales and prices.

 

ptown chart

 

 

 

 

 

 

 

 

 

 

 

Other towns on the Outer Cape did relatively well too.

The average sales price for single-family properties in Truro is up an impressive 42% to $866K from $607K in 2Q2013, but the number of sales was down to 19 sales from 26 sales last year. Even with fewer sales, volume was up 4% to $16.5M. The Truro market consists mostly of single-family homes.

Wellfleet turned in a solid performance as the number of sales increased 25% to 40 from 32 for the same quarter in 2013. The average sales price of single-family properties sold was even with last year at $559K. Wellfleet remains a predominantly a single-family sales market too.

As of July 15 there were 80 single-family homes on the market in Truro with a median price of $752K. In Wellfleet there were 60 single family-homes available with a median price of $634K.

Positive buyer and seller attitudes coupled with a continuation of relatively low mortgage rates and an improving economy bode well for 2014 being a great year to jump into the market.

 

Truro chart

 

 

 

 

 

 

 

 

 

 

 

Please call or stop in if you are considering selling or buying, or if you are just curious as to what your home is worth. Our business philosophy has always been that the best-informed buyers and sellers are most satisfied with their real estate results. And that’s what we do best!

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36 Hours In Provincetown – NYTimes

This is a terrific love letter to Provincetown posted on NYTimes online last week and the Sunday Times yesterday.  We saw Benoit, the author of the article, at The Fine Arts Work Center’s Summer Reading Series , on Friday night reading from his new book Travels with Casey – his pooch!   Charming guy and lots of fun!

 

 

36 Hours in Provincetown, Mass.

Clockwise from top left: walking on the breakwater; the sun lights up Herring Cove Beach; a performer on Commercial Street; oysters at the Red Inn; and taking in the view from Pilgrim Monument.
KAYANA SZYMCZAK FOR THE NEW YORK TIMES
By BENOIT DENIZET-LEWIS
JULY 24, 2014

Perched at the tip of Cape Cod — or at the end of the world, as locals like to say — Provincetown is a quirky beach community favored by artists, drag queens, L.G.B.T. people, heterosexual families from the suburbs and oddballs on the run. Provincetown combines small-town charm with big-city spunk, and it’s nestled among miles of peaceful dunes and seashore. If you want solitude, come in the winter when hardly anyone is here — or anything is open. But if you’re after warm weather and high-season theatrics, arrive in July, August or early September. Be careful about what summer week you choose. Many have a theme, and your Provincetown experience will differ whether you’re here for “Family Week,” “Girl Splash” or “Bear Week.”

FRIDAY

1. Oysters and Celebrities | 4 p.m.

Rent a bike from one of the handful of rental shops in town — if you arrive by ferry, the closest is Arnold’s Bikes — and head west for about a mile on Commercial Street, the town’s main drag. Try not to crash into any famous writers on the way — John Waters, Tony Kushner, Andrew Sullivan and Michael Cunningham are generally in residence during the summer. (Before your visit consider reading Mr. Cunningham’s “Land’s End: A Walk in Provincetown,” a celebration of the town and the best introduction to the area.) Stop at the Red Inn and savor $1.25 shrimp and Wellfleet oysters, or cocktails on the deck with views of the harbor and the Long Point Lighthouse. The Red Inn is also one of the town’s best upscale dinner spots.

2. Break for the Breakwater | 5 p.m.

Take a left out of the Red Inn and bike to the other side of the rotary at the end of Commercial Street. You’ll see the breakwater, a mile-long stretch of mammoth granite blocks that leads to a mostly deserted portion of Herring Cove Beach. Two warnings: The breakwater is longer than it appears, and its rocks are better traversed sober. But any trip to Provincetown without at least a partial trek along those rocks is probably incomplete. If it’s high tide, go for a swim in the lagoon that forms along the breakwater. If it’s low tide, walk across the harbor floor to the beach.

3. Strolling for Art | 7 p.m.

Painters love Provincetown for its distinctive vistas and breathtaking light, and on Friday nights you can admire the work of celebrated Cape Cod artists — including Anne Packard and John Dowd — in dozens of galleries that stay open late. (Many offer wine and cheese.) Concentrate your efforts in the town’s East End and be sure to visit the Albert Merola Gallery, William-Scott Gallery, Schoolhouse Gallery and Julie Heller Gallery East. Also drop by the 100-year-old Provincetown Art Association and Museum (PAAM), which is free Friday nights and features exhibitions and workshops year-round.

4. Drag Queens & Quartets | 8:30 p.m.

There’s never a shortage of entertainment here, from street performers to big-name nightclub acts. Commercial Street is rich with drag queens hawking their shows (sometimes perilously on bicycles and mopeds), and one of the local favorites is the offbeat and inimitable Dina Martina (Crown & Anchor, $25), who has been performing here every summer for 10 years. Well-Strung — a talented quartet of men who sing and play string instruments — got its start in Provincetown and brilliantly fuses pop and classical music from Madonna to Beethoven (the Art House; tickets, $30).

5. Toast the Town | 10 p.m.

For a late-night meal or drink, head to the Nor’East Beer Garden’s outside tables. Order the beer-battered fish and chips or a dozen oysters ($24), and choose from a wide array of local beers. If you would rather drink wine, go west on Commercial Street to Joon Bar and Kitchen, an outstanding restaurant and wine bar that serves food until 10 p.m. and drinks until 1 a.m. Don’t miss Joon’s fried olives ($9), roasted halibut ($20) and fries with foie gras aioli ($9).

SATURDAY

6. Climbing Through History | 10 a.m.

The 252-foot tall Pilgrim Monument.

KAYANA SZYMCZAK FOR THE NEW YORK TIMES

Grab a delicious breakfast sandwich (from $4.25) or blueberry muffin ($3) at Connie’s Bakery and pick a spot to enjoy it a few feet away on the deck at Aqua Bar at the rear of the Aquarium Mall. (You can’t beat the harbor views.) After breakfast, head toward the tallest structure in town — the 252-foot tall Pilgrim Monument. Built between 1907 and 1910, the tower commemorates the arrival of the Mayflower Pilgrims in Provincetown. (The Pilgrims hung around for a few weeks before deciding that this was no place for a permanent settlement.) The monument is the country’s tallest all-granite structure and offers stunning sights of the town, Cape Cod and, if you’re lucky, Boston’s skyline. At the base of the monument is the Provincetown Museum, which chronicles the town’s maritime history.

7. Relish the Canteen | 1 p.m.

Provincetown’s best casual lunch spot is the Canteen, a charming Cape Cod-style dining spot in the heart of town. There are a few tables inside, another pair on the street (perfect for people-watching), and a long communal table in the backyard near the beach. Don’t leave the Canteen without trying the cod banh mi ($9.99), pulled pork tacos ($13.95) and crispy brussels sprouts in fish sauce ($7.99). If you want something you can easily take to the beach, walk or bike to Relish in the West End and try any of its delicious sandwiches (all for under $9).

8. A Beach for Everyone | 2 p.m.

Provincetown’s most visited beach is Herring Cove, which is only a short bike ride away and has gentle surf and views of the setting sun. Herring Cove is unofficially divided into sections: The closest to the parking lot is where you’ll find families, many with small children. If you walk south (or to the left when facing the water), you’ll cross into an area favored by lesbians, followed by one favored by gay men, followed by one favored by naked gay men. Prefer your parcel of sand devoid of sexual identity politics? Then bike the Province Lands Bike Trail — or take a shuttle from MacMillan Pier — to Race Point, a prettier beach two miles from town.

9. Rowdy Little Tea Party | 5 p.m.

If Commercial Street seems quieter between 5 and 7 p.m., that’s because a good portion of the town’s visitors are at Tea Dance at the Boatslip Resort. There is no actual tea served at this deck-side party overlooking the harbor, but there is a $10 Planter’s Punch designed to get you drunk before dinner. For a quieter alternative, go shopping. In the West End, be sure to visit Loveland, where you’ll find eclectic and bohemian handcrafted furniture, ceramics and clothing curated by the shop owner, Josh Patner.

Tea Dance at the Boatslip Resort.

KAYANA SZYMCZAK FOR THE NEW YORK TIMES

10. Dinner Scene | 8 p.m.

If you’re hungry for old-school Provincetown, head to the restaurant called Front Street, a town favorite with some of the best Italian food around. You can’t go wrong with the carbonara con pappardelle ($21.95) or the braised beef and short-rib ravioli ($23.95). For a tasty alternative off Commercial Street, dine at Backstreet, a two-story restaurant with both indoor and outdoor seating. Don’t miss the chef Raul Garcia’s hand-ground grits ($9), blue corn calamari ($12) and Brazilian fish moqueca ($26).

11. Cats and Cocktails | 11 p.m.

There are many bars and clubs in town, with most catering to the L.G.B.T. community. Start your evening at Shipwreck Lounge, where couches and a fireplace (not to mention the two friendly house cats) make you feel as if you’re in someone’s upscale living room. Out back, there’s a fire pit and lounge seating. If you’re in the mood to dance, skip over to A-House. Built in 1798 (and seemingly never renovated), the building now houses a dance floor and patio that’s busy after 11:30 on summer nights. You’ll want to start your dancing early, though. Bars here close at 1 a.m., after which a spirited crowd routinely continues the party in front of Spiritus Pizza on Commercial Street.

SUNDAY

12. Romancing the Brunch | 11 a.m.

There are several good breakfast spots in town, including Devon’s (in the East End) and its sister location, Devon’s Deep Sea Dive (in the West End). Try the pancakes with fresh strawberries ($11) or breakfast burrito with home fries ($14). The East End location is perfect for a romantic meal, especially if you score a table on the covered front patio.

13. Whale of a Good Time | 1 p.m.

You can often spot seals near the shoreline while sunning at Herring Cove or Race Point beaches, but if you’re after a bigger catch, try a three-plus hour whale watching tour courtesy of Dolphin Fleet ($46 for adults).

THE DETAILS

1. Arnold’s Bikes, 329 Commercial Street; 508-487-0844; the Red Inn, theredinn.com.

2. Breakwater.

3. Albert Merola Gallery, artsy.net/albert-merola-galleryWilliam-Scott Gallery,williamscottgallery.comSchoolhouse Gallery, galleryschoolhouse.com; Julie Heller Gallery East, juliehellergallery.comProvincetown Art Association and Museum,paam.org.

4. Crown & Anchor, onlyatthecrown.comthe Art House, ptownarthouse.com.

5. Nor’East Beer Garden, noreastbeergarden.comJoon Bar and Kitchen,joonbarandkitchen.com.

6. Connie’s Bakery, conniesbakery.comAqua Bar, aquabarptown.comPilgrim Monument, pilgrim-monument.org.

7. The Canteen, thecanteenptown.comRelish, ptownrelish.com.

8. Herring Cove Beach, Province Lands Road. Race Point Beach.

9. Boatslip Resort, boatslipresort.comLoveland, lovelandprovincetown.com.

10. Front Street, frontstreetrestaurant.comBackstreet, backstreetptown.com.

11. Shipwreck Lounge, ptownlounge.comA-House, ahouse.comSpiritus Pizza,spirituspizza.com.

12. Devon’s, Devon’s Deep Sea Dive, devons.org.

13. Dolphin Fleet, whalewatch.com.

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Listing Of The Week

18 Brewster is a wonderful single family bungalow in the near East with 2 bedrooms, 3 baths, 1,374 sf and is being marketed for $999K. Brewster Street is one of those charming East End streets with charming and diverse homes that is beloved by many in Provincetown as it represents the best the town has to offer.

 

18 B door

MLS COPY: Tucked behind mature clipped landscaping, this gorgeous renovated mid-century home is just a short walk to Commercial St. in the Gallery District. Lovingly restored with ebony stained wood floors throughout. The living area features cathedral ceilings, a wood burning fireplace and separate dining area. The kitchen is updated with white cabinetry, granite countertops and newer appliances. Sliders lead to a large private mahogany deck surrounded by privet, boxwood and mature perennial gardens. The master bedroom has an en suite bath, cathedral ceilings and built in closets. The second bedroom also has a private en suite bath and a private entrance. The den is set up as a bedroom, has a separate bath and access to the deck.

 

 

18 B living room

18 B living room 2

18 B kitchen

18 B deck

 

 

 

jhioi

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$1M Plus Sales To Date

The $1M+ market sales

Six properties have sold so far this year worth $9.8M.  Including three single family properties, one condo and two inns. Buyer activity is strong with elevated demand for high quality East and West End singles.

21 Bradford Street Ext. #13, sold for $1.015M. It is a 3 bedroom, 4 bath condo with 2,244 square feet.

 

21 BSE #13

MLS COPY: This quality construction luxury townhome features a first floor living area with a gourmet kitchen with a tile floor, oversized center island and sitting area, perfect for gathering. There are granite countertops, custom cabinetry, Jenn-Air appliances and it opens to a patio and gardens. The living room has a gas fireplace, maple floors, crown molding and double sitting areas. There is a welcoming front covered porch. Upstairs you will find a master bedroom with a rear balcony, en suite bath with double vanity, tiled shower stall & a separate soaking tub. Two additional bedrooms also have en suite private baths. The 3rd floor bedroom has a separate sitting area & opens to the 2 level roof deck with Jacuzzi & views of Provincetown. This quality home is just a short walk to the moors, National Seashore & all that Provincetown has to offer.

 

 

 

 

 

73 Commercial Street sold for $2,850M. It is a 3 bedroom, 4 bath West End single family with 2,418 square feet.

 

73 CommercialMLS COPY: West End waterfront living at its absolute best! Lovingly renovated and restored, each level of this exquisite residence offers a feast for the eyes. Perched at the peak of the house, is the master suite with a beamed cathedral ceiling, ensuite bath and home office. The views from this level are wide and stunning. On the second floor is the main living room with beamed ceilings, built-ins and a large bayside deck. There is also a guest bedroom and full bath on this level. The first floor has another guest bedroom with ensuite BA. The large eat-in kitchen with high end appliances opens onto a deck and the lush lawn and well tended gardens. This backyard setting is unparalleled.

 

75 Franklin Street sold for $ 1M. It is a 4 bedroom, 4 bath single family home in the West End with 3,064 square feet.

 

75 Franklin

MLS COPY: West End Arts & Crafts Gem built in 2001. The first floor features a living room with afield stone fireplace and a separate library reading room. There is a two story dining room, modern kitchen with stainless appliances and granite counter tops and a wall of windows that opens to the private backyard. There are also 2 guest bedrooms and a bath on the first floor. Upstairs you will find a master bedroom and tiled bath suite complete with a sitting room and a study with a private deck, perfect for morning coffee. On the lower level there is a library, a full bath and ample storage. Outside there is a well landscaped yard, a storage shed, ample parking.

 

 

4 West Vine St sold for $1.225M. It is a two unit West End home with 2,1o4 square feet.

4 W VineMLS COPY: Rarely available West End home! This antique two-family is supremely located in the heart of the historic West End village, just steps to the beach. The 1st floor is beautifully renovated with gleaming pine floors, 2 amply sized bedrooms each with en-suite tiled bathrooms, granite counters, a large dining area, gas fireplace, and office nook. The unit is accessed from the front yard, with its lush lawn, surrounded by a white picket fence. Upstairs, the other apartment has a large living room with a view to the water past Captain Jack’s wharf, a formal dining room, kitchen, bedroom and bath. On site parking & lovely grounds round out this offering. Enjoy turnkey rental income from both units.

 

7 Cook Street, The Inn At Cook Street sold for $1.650M.

 

7 Cook INNMLS COPY: You’ll be enchanted by this lovely property, a 3-building compound which is presently run as a successful B&B, the Inn at Cook Street, with a total of 8 licensed rooms. The main house was built in 1836 and has been lovingly restored and impeccably maintained. With 4 guest rooms and 2 suites in the main house, other features include a new high-end kitchen, pine floors, custom moldings, several fireplaces,3 rooms with outside entrances, and lots of light. Also on the property are two free standing cottages, one with a kitchen. The grounds are beautifully landscaped, and feature a koi pond and an irrigation system. There is parking for 3 cars. Great income.

 

 

7 Central Street Inn, formerly The Central House sold for $2.060M.

 

7 Central INNMLS COPY: The Carriage House is one of Provincetown’s premier Bed & Breakfasts, providing discerning travelers the perfect blend of luxurious space, amenities, privacy and location. Just a half block off Commercial Street,in the heart of the West End, this property is beautifully situated for a year round business.Each of the 13 licensed rooms offers AC, flat scrn TVs,DVD/CD players, sumptuous linens, refrigerators, high-end toiletries & complimentary wi-fi. Many of the guest rooms enjoy private patios, and the beautiful common courtyard features an inviting hot tub and a sauna. The enclosed front porch is a cozy place to sit by the fire. Prkng for 10 cars on-site & a 2 rm manager’s suite complete the offering. This B&B is a member of the Distinctive Inns of Provincetown. Offered beautifully furnished.

 

 

In a recent post, The Million Dollar Plus Market In Provincetown, I illustrated many of the properties on the market in this segment.

Last year 11 properties over $1M sold year to date with $17.6M in sales volume, including 6 single family homes, 2 multi family properties and 2 Hotel/Motel/Inns.

 

 

 

 

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3 Bedrooms And Beach In The East End – 480 Commercial Street

480 Commercial Street #2 is a terrific East End home – set back from the street in the Gallery district this three bedroom 2 bath 1,225 square foot condo is a very comfortable year round home, vacation home or with its incredible rental history a solid investment property. It is being marketed for $680,000.

 

480C front garden

 

 

 

 

 

 

 

Located in the heart of the Gallery District yet set back from the street, this meticulously maintained top floor condominium offers water views from the charming bay front window, three good sized bedrooms, two full baths and a dramatic vaulted and beamed ceiling in the living area. This antique home is close to the vibrant downtown, yet offers the peaceful allure of the East End. There is an exclusive use deck along with a common oversized front porch that overlooks the lush, manicured gardens. There is parking for two cars plus guest parking on a large lot and deeded beach rights directly across the street. With in unit washer/dryer, additional storage in the basement and a proven rental history ($30K+)this wonderful property is a comfortable and roomy vacation home or incredible investment property.

 

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480C living

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480C kitchen

 

 

 

 

 

 

One of the many benefits of this property is the deeded beach path to the beautiful bay beach right across the street from the condo.  What a pleasure to be able to walk a few steps to and be on a semi private East End beach. Pictured below is the driveway with direct access from the parking area (2 spaces for the condo) to the private deck and into the condo. The pockier of the front yard was taken from the bay window.  It is a very special condo with amenities galore – and it is my favorite listing of the week!

 

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Give a call with any questions.

 

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Mid Market In Provincetown – Crowded With Great Choices.

Mid Market Revisited – Crowded With Quality Listings

We are seeing a lot of condos on the market between $400K and $600K, a broad submarket of what we call the mid-market in Provincetown. Of the 113 condos on the market, 34 are priced between $400K and $600K, which is 27% of those available.  In 2013 27% or 34 of the 124 condos sold were sold in this price range. A truly balanced market.

Many buyers are looking are for just that – a 2 bed, 1.5 or 2 bath condo. Some of my favorites are featured below.

 

35 B #2 Court St, $419K, 1/1, 813 sf
35 B #2 Court St, $419K, 1/1, 813 sf
104A Bradford St #1, $429K, 1/2, 911 sf.
104A Bradford St #1, $429K, 1/2, 911 sf.
64 Franklin St #A, $429K, 1/1, 465 sf.
64 Franklin St #A, $429K, 1/1, 465 sf.

 

 

 

 

 

 

 

 

35 B Court Street is a centrally located value 1 plus bedroom; 104A Bradford Street is a downtown condo located right beneath the monument and has great ceiling height, tons of space and huge rental income; 64 Franklin Street is a brand new 1 bed/1 bath in a newly renovated complex in the West End.

 

4 Franklin St #5, $489K, 1/1,  692 sf.
4 Franklin St #5, $489K, 1/1, 692 sf.
11 Atlantic Ave #C, $509K, 2/1, 664 sf.
11 Atlantic Ave #C, $509K, 2/1, 664 sf.
8 Meadow Rd #2, $514K, 2/2, 954 sf
8 Meadow Rd #2, $514K, 2/2, 954 sf

 

 

 

 

 

 

 

 

4 Franklin Street is in the attic of a great old building at the curve of Commercial Street near Perry’s liquors; 11 Atlantic Ave has that incomparable Atlantic Street location – and a small pool; 8 Meadow Road is a perfect 2 bed/2 bath with separated suites in the West End.

30 Conant St #2, $525K, 2/1, 674 sf.
30 Conant St #2, $525K, 2/1, 674 sf.
12 Atwood Ave #B, $525K, 1/1, 696 sf.
12 Atwood Ave #B, $525K, 1/1, 696 sf
5 Cottage St #1, $567K, 1/2, 880 sf.
5 Cottage St #1, $567K, 1/2, 880 sf.

 

 

 

 

 

 

 

 

30 Conant Street is a top floor 2 bed in a newly renovated 2 unit building in the near West End; 12 Atwood Avenue is the consummate West End stand alone cottage located on a charming unpaved lane;  5 Cottage Street is a good size 1 bedroom condo with straight on water views of the bay.

 

17 Pearl St #3, $579K, 2/1, 801 sf.
17 Pearl St #3, $579K, 2/1, 801 sf.
596 Commercial St #1, $580K, 2/1, 1,085 sf.
596 Commercial St #1, $580K, 2/1, 1,085 sf.
46 Pleasant St #B, 2/2, 1,070 sf.
46 Pleasant St #B, 2/2, 1,070 sf.

 

 

 

 

 

 

 

 

17 Pearl Street is a cute top floor condo in the center of town; 596 Commercial Street is a lovely 2 bed 2 bath with water views; 46 Pleasant Street is the perfect blend of location, comfort and income potential.

These are an incredible assortment of properties in this price range, and with the huge amount of choices it looks like a perfect buying season for buyers.

 

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Not Your Grandaddy’s Cottages!

 

Interesting post by Scott re. a cottage development on Cape.

Not Your Granddaddy’s Cottages

Posted by Scott Van Voorhis May 22, 2014 09:32 AM

The Heritage Sands flak pitched the oceanfront project as emblematic of a growing trend towards old-fashioned, cottage-style vacation homes on the Cape.

Goodbye McMansions and hello little seaside cabins.

OK, these are definitely not McMansions. But it would be a stretch to call the upscale homes taking shape at the new Heritage Sands development in Dennis Port cottages, at least in the classic Cape sense of a one or two room getaway that might have been built by your grandfather over a weekend.

The first phase of the 63-unit project is taking shape on a prime, eight-acre stretch of Nantucket Sound waterfront. Previously an RV park called Grindells, it is set to open this fall.

Illustration, Heritage Sands.png

So first a little reality check. Ranging in size from 900 to more than1,300 square feet, we are talking about weekend getaways pads that are more the size of a small home than a cottage.

Nor are the prices particularly cottage-like, ranging from $365,000 – about the value of my Natick home – to $671,000. That’s a lot of cash period, let alone for a second home.

All that said, I think the concept is kind of cool, even if it is way out of my price range – and that of a lot of other buyers out there well.

Instead of mansioning off the waterfront with another ostentatious estate, the project will bring dozens of families down to the seashore, with the project taking shape right along the beach.

Of course, the old Grindells provided a similar escape for the RV crowd, but sorry, an RV parking lot, however affordable, is not my thing.

Not alone, a number of other cottage-style developments are also taking shape in other Cape towns, including Mashpee and Brewster, the Heritage Sands flak helpfully pointed out.

One thing you can’t do is camp out year round at your new Cape escape on Heritage Sands year round. While you can stay as much as you want from April 1 to October 31, buyers are rationed on the number of off-season days they can spend in their cottages.

Seems a bit odd, since the homes have heat, but I don’t have the answer to that one right now.

While it’s easy to poke fun of the humble spin given to these new, upscale and ultramodern vacation homes – after all, they are far from your 1930s style seaside camps and cabins – times and expectations change.

“The old cottages reflect the space standard of a bygone era,” Daniel Fortier, Dennis Port’s town planner, told the Cape Cod Times. “What people were willing to go to 80 years ago and the amenities they want today are very different.”

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The Million Dollar Plus Market In Provincetown

In many markets the “high-end” or above $1M market is the most visible market. The same holds true in Provincetown. The big waterfront homes, the “trophy” properties, the East End and West End compounds all draw interest and gossip. But interestingly enough many of these homes are wonderful family and year round properties, very accessible and in fact well priced for the amount of house and value that you get.

There are currently 37 properties (single family and condos) on the market above $1M representing 23% of the available  inventory of 157 properties. In stark contrast only 13% of 2013 sales were for properties with selling prices over $1M. This means that properties take a little longer to sell in this price segment as there is more competition for buyers eyes and dollars. We need to remember that the second home market in a ny price point is not as fast paced and dramatic as the primary home market. For many this means a more relaxed buying and selling process.

See nine of my favorites below.  Click on the address for a link to the property detail on Beachfront Realty.com.

8 Kimberly Lane, $1.050M, 4/5, 1,946 sf.
8 Kimberly Lane, $1.050M, 4/5, 1,946 sf.
5 Heathers Way, $1.075M, 3/4, 2,933 sf.
5 Heathers Way, $1.075M, 3/4, 2,933 sf.
21 Bradford St Ext #17, $1.125M, 3/4, 2,160 sf condo.
21 Bradford St Ext #17, $1.125M, 3/4, 2,160 sf.

 

 

 

 

 

 

 

416 Commercial St. $1.295M, 4/2, 2,742 sf.
416 Commercial St. $1.295M, 4/2, 2,742 sf.
10 R Commercial St 1.795M, 4/4, 2,914 sf.
10 R Commercial St 1.795M, 4/4, 2,914 sf.
524 Commercial St. $1.725M, 3/4, 3000 sf.
524 Commercial St. $1.725M, 3/4, 3000 sf.

 

 

 

 

 

 

 

 

67 Commercial St #4, $1.899M, 2/2, 969 sf.
67 Commercial St #4, $1.899M, 2/2, 969 sf.
7 Telegraph Hill, $2.599M, 3/4, 3,736 sf.
7 Telegraph Hill, $2.599M, 3/4, 3,736 sf.
10 Harbour Drive, 5/6, 4,233 sf.
10 Harbour Drive, 5/6, 4,233 sf.

 

 

 

 

 

 

 

 

As you can see from the choices above these available properties represent all styles – traditional large Cape, Antique, modern – there are even 3 condominiums available in this price range.

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Unique Cape Cod Listings – CurbedCapeCod

CurbedCapeCod’s a fun post includes one Provincetown artists studio –

10 Unique Cape & Islands’ Listings 

 

by 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 various Cape and Islands neighborhoods. This week, the most unique listings we could find.

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What do Julia Roberts, a Broadway producer, wildlife galore, and Sigmund Freud all have in common? They’re all mentioned in Cape and Islands’ listings, of course. Behold, a special edition of Curbed Comparisons featuring 10 of the most unique listings from Cape Cod, Martha’s Vineyard and Nantucket.

DOCKUMINIUM
Kicking off at Kingman Yacht Center with a Dockominium lease for 99 years (began in 1989). “The slip will house a vessel up to 40 feet in length and 14 feet wide” and is yours for $135,000.
1 SHIPYARD LANE, POCASSET, MA 02559
JULIA ROBERTS
Per the brokerbabble, “Julia Roberts stayed in this guest house.” The folks over at The Real Cape were unimpressed, but if you are and you’ve got $2.7 million, ocean views and a celebrity connection await.
16 MASSACHUSETTS COURT, FALMOUTH, MA 02540
AIRPARK ABODE
Located in Falmouth Airpark, here’s a 4BR, 3.5BA with its very own hangar featuring “direct access to the end of the runway and… enough room for cars, a small boat, motorcycles and an airplane.” Asking price is $836,000.
49 QUIMBY LANE, EAST FALMOUTH, MA 02536
PLAYBILL: NEW SEABURY
The house itself is a typical 1972 Contemporary, but “multiple living areas and decks once hosted elegant parties thrown by the previous owner a renown Broadway producer.” Perhaps that’s who left the piano behind? Regardless, the New Seabury spread is yours for $375,000.
197 FELLS POND ROAD, MASHPEE, MA 02649
FREUD +/- CROQUET
When we first wrote about this dreamy Colonial back in October, the listing was claiming a Sigmund Freud connection, but no longer. Per the current brokerbabble, “it is recorded that the first game of croquet in America was played on this lawn.” Either way, some sort of bragging rights are yours for $839,000.
86 PUTNAM AVENUE, COTUIT, MA 02635
CAMP RETREAT
“Calling all artists, writers, hunters and those with the desire for solitude,” your 2.5 acre camp retreat on the Great Marsh awaits. It’s “wildlife galore” for $125,000.
311 NAVIGATION ROAD, WEST BARNSTABLE, MA 02668
ARTIST STUDIO
Here’s a 334-square-foot year-round artist studio in the West End with parking. Asking price is $129,900.
19 MEADOW ROAD, PROVINCETOWN, MA 02657
LEGAL EAGLE
Calling all wonkish legal historians, “This dramatic retreat has been the long-time summer sanctuary of the former U.S. Attorney General Nicholas Katzenbach.” Yup, and it’s yours for $3.5 million.
THUMB POINT ROAD, VINEYARD HAVEN, MA 02568
HANGAR H-7
“Hangar #H-7 is the second largest private hangar at the Martha’s Vineyard Airport. It currently garages a Cessna Citation Jet C-525.” The hangar, minus the jet, is asking $175,000.
MARTHA’S VINEYARD AIRPORT (MVY), 71 AIRPORT ROAD, WEST TISBURY, MA 02568
CANDLE FACTORY
“This building is believed to have once been a candle factory” and is now a 3BD single-family on the market for $1,195,000.
1 HIGH STREET, NANTUCKET, MA 02554
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The Luxury Market $750K to $1M

If the entry level and mid market are well populated with property choices for buyers, the luxury market, $750K to $1M market  has few. There are only 11 properties on the market in this range, 4 single family and 7 condos representing only 7% of available properties. In stark contrast 22 properties sold in this range in 2013 representing 22% of all sales.

To be fair, this segment overlaps into the $1M+ market which is relatively crowded, but it is still a natural price break for buyers. Almost all of the available properties are pictured below.

 

4 Bradford St #1, $785K, 2/2, 1000sf, condo.
4 Bradford St #1, $785K, 2/2, 1000sf, condo.
125 Bradford St EXT #22, $799K, 3/3, 1,450 sf, condo.
125 Bradford St Extension, #202, $785K, 3/3, 1,450 sf, condo
8 Cook St, $849K, 4/3, 1,870 sf.
8 Cook St, $849K, 4/3, 1,870 sf.

 

 

 

 

 

 

 

125 Bradford St EXT #402, 3/3, 1,515 sf, condo.
125 Bradford St EXT #402, 3/3, 1,515 sf, condo.
78 W Vine St, 2/2, 1,478 sf, Single Family.
78 W Vine St, $879K, 2/2, 1,478 sf, single family.
10 Prince St # 2, $889K, 2/3, 1,400 sf, condo.
10 Prince St # 2, $889K, 2/3, 1,400 sf, condo.

 

 

 

 

 

 

 

501 Commercial St #1D, $899K, 3/3, 1,505 sf. condo.
501 Commercial St #1D, $899K, 3/3, 1,505 sf. condo.
520 Commercial St, $979K, 4/2, 1,400 sf. single family.
520 Commercial St, $979K, 4/2, 1,400 sf. single family.
46 Shank Painter Rd, $998K, 2/2, 2,208 sf.
46 Shank Painter Rd, $998K, 2/2, 2,208 single family.

 

 

 

 

 

 

 

 

From an historic Commercial Street single family house in the East End to a beachfront condo to a newly renovated beauty in the West End on Bradford Street, the diversity and quality of these properties belie their low numbers.