Tag: Provincetown condominiums

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Affordable Entry Level In Provincetown.

This is the 3rd in my series of reviews of the three key market segments in Provincetown. The $1M plus market, the mid-market and last but not least the affordable entry level market. The entry level market in Provincetown is the $200K to $400K price range. Buyers are constantly surprised at some of the great properties that are on the market in this price point.

73 properties sold between $200K and $400K in 2012, accounting for 34% of the total sold. The average property sold in this price range was a 1 bedroom, 1 bath with 620 square feet and a sales price of $314K. Surprisingly 6 of the 73 were single family properties. I have included 2 of those below. One at 130 Commercial St is known to anyone who knows the West End well. A sweet little box of a single family right on Commercial Street past Pleasant. It has been renovated into a wonderful little house! The other single family property shown is 32 Ships Way Road.

One of our favorite condos was a stand alone studio in the West End that we sold last year. It was on the corner of Atwood Street and W. Vine, in the rear of a 4 unit condo complex at 14 West Vine. (see pic) It had a loft bed, a gas wood burning stove, and a wonderful private fenced in garden patio. Another favorite was 75 Province Lands Road which was a 1 bedroom end unit that has full on water views of the moors and beyond.

 

14 W Vine St. #4, studio condo $310K
14 W Vine St. #4, studio condo $310K
75 Province Lands Rd #12, 1/1/ condo $398K
75 Province Lands Rd #12, 1/1/ condo $398K
233 Bradford St #7, 1/1 condo, $272K
233 Bradford St #7, 1/1 condo, $272K

 

 

 

 

 

 

 

62 Franklin St #3, 1/1 condo, $270K
62 Franklin St #3, 1/1 condo, $270K
130 Commercial St. 2/2 Single Family, $360K
130 Commercial St. 2/2 Single Family, $360K
32 Ships Way Rd. Single Family, 2/1, $390K
32 Ships Way Rd. Single Family, 2/1, $390K

 

 

 

 

 

 

 

 

Currently there are 52 properties on the market representing 33% of all properties being marketed for sale, of which 3 are single family properties. The average being a 1 bedroom, 1 bath  with 620 square feet with an asking price of $325K.   Below are 6 properties that are currently available.

23 Conant, 7 Webster are stand alone condos, with all the privacy that comes with that. 30 Bangs is at the end of Bangs Street across Bradford in a quiet private complex. 60 Race Road is a spacious 2 story townhouse with a full basement.

23 Conant St. 2/2 condo $329K
23 Conant St. 2/2 condo $329K
30 Bangs St. 2/2 condo, $349K
30 Bangs St. 2/2 condo, $349K
60 Race Point Rd. 2/2 condo, $395K
60 Race Point Rd. 2/2 condo, $395K

 

 

 

 

 

 

 

7 Webster Pl #1, 1/2 condo, $215K
7 Webster Pl #1, 1/2 condo, $215K
233 Bradford St #7, 1/1 condo, $272K
233 Bradford St #7, 1/1 condo, $272K
163 Bradford St #3, 1/2 condo $329K
163 Bradford St #3, 1/2 condo $329K

 

 

 

 

 

 

 

 

Year to date 29 condos have sold with sales prices in this range representing 47% of all properties sold so far this year. It’s a very busy segment of the market and you can see why when buyers have the choices like those shown below. The average condo sold was a 2 bedroom, 1 bath condo of 741 square feet selling for $303K. 

88 Bradford St is an end unit with vaulted ceilings and lots of private use outside space. 23 Conant is a cute stand alone condo in the near West End while 2 Mayflower is a charmer of a cottage in the woods in the far East End. 163 Bradford St #1 was bought by some very dear friends. It’s central location, 2 baths and extra room along with wonderful private use outside space made it a great value.

88 Bradford St. condo, 1/1, $312K
88 Bradford St. condo, 1/1, $312K
23 Conant St #5, condo 1/1, $252K
23 Conant St #5, condo 1/1, $252K
2 Mayflower Ave #3, condo 1/1, $217K
2 Mayflower Ave #3, condo 1/1, $217K

 

 

 

 

 

 

 

163 Bradford St #1, condo 1/2, $374K
163 Bradford St #1, condo 1/2, $374K
147 Commercial St #L3, condo, 1/1, $275K
147 Commercial St #L3, condo, 1/1, $275K
15 Court St #5, condo, 2/1, $388K
15 Court St #5, condo, 2/1, $388K

 

 

 

 

 

 

 

 

Hopefully this post has illustrated the incredible variety of properties in this price range. Buyers are always surprised at what their dollar can buy as they are always hearing about how expensive property is in town. It is a dynamic market segment with great variety of properties for sale.

 

 

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Provincetown Contrasts

December is a month of contrasts here in Provincetown. On one hand the streets are uncrowded, morning walks with the pooch can be totally solitary, yet evenings out for dinner at The Mews or Jimmy’s can be packed and boisterous.

The stores and homes are decorated for the holidays, including our sweet Beachfront Realty office done up for the Holidays with garland, lights, wreathes and ribbon. Next door The Adam Peck gallery is decorated to look like a ginger bread house. (Pictures to come)

 

 

 

 

 

 

 

Other contrasts are of the physical type.  Take a look at these pictures of Commercial Street  taken Friday….watching weekday strollers and locals walking downtown during the reconstruction of Commercial Street is like looking going back to the 1800″s. Not a motor vehicle in sight. The reconstruction of Commercial Street has become quite a fall/winter event. The street has been dug up, a thick layer of heavy gravel has been put down, and a temporary layer of asphalt over that…all to be finished this spring.

 

 

 

 

 

Then you drive out to Province Landing and you see this vision of modernity…This home is rising from the sand on Lot #2 at the development. (More on this in a future post)

 

 

 

 

 

 

 

 

 

….and of course the beauty that is the Moors on a gorgeous late fall day.

 

 

 

 

 

 

 

Enjoy!

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New Developments In Provincetown. The Near West End

There is a lot of building activity this fall in town, not only home renovations all over town but great substantial developments. In the next few weeks I will review my favorite new developments in different neighborhoods. Starting in the near West End there are three great projects done or nearing completion. We have shown many of these condos to our buyers and they are all unique in their own way and offer terrific options and amenities. My repeated caveat that much of the descriptive copy is direct from MLS.

4 Race Road is one of my favorites as the floor plans are unique and the finishes are very nice. Unit #3 the first floor 2 bedroom unit rambles along with a separate living room, a great dining room/kitchen and then down a lovely gallery hallway are two bedrooms with their own full baths.  4 Race Road #3, $659K, 2bed/3bath, 1,170 square feet.  This first floor unit is the perfect mix of historic detail and modern conveniences. Enter through the double front doors into the light-filled living room w/hardwood floors and oversized 2/2 windows. Seperate kitchen/dining with white cabinetry, top-of-the-line stainless appliances and granite counters. 1/2 bath. Two good-sized bedrooms, each with their own en-suite bath w/custom tiles. 2 car parking on Carnes Lane. Exclusive use yard area in front and along east side of house.

 

 

The PH is just wonderful.  One of the most unique condo offerings in town with it’s multiple decks and amazing light. 4 Race Road #4  1 bed/3 baths, 1,080 square feet, $649K, is nearing completion. Located on top two floors of 4 Race Road, the first floor of the unit has a living room, eat-in kitchen, 1.5 baths and a glorious sun room that opens onto a south-facing deck. Upstairs is a large bedroom with private deck, and an en-suite bath containing a separate tub & shower and double sinks. A very special unit with of 1080 s.f. plus 300+ s.f. of decks. Exclusive use yard space and two car tandem parking on west side of building.

64 Franklin Street #F. 3 bed/2 bath, 1,080 square feet, $654,900. This is a completely renovated three bedroom penthouse in Provincetown’s west end. Nearing completion this unit with vaulted ceiling, skylight, open kitchen, dining and living area offers great light and air. The kitchen offer lots of work space, stained cabinets, solid surface counters, stainless appliances and island for added dining. The master bedroom has its own bath with tiled shower for two. There are two guestrooms which share the second bath also with tiled shower. A large exclusive use deck off the living room is great for outdoor entertaining. Additional features include: air conditioning, gas fireplace, crown molding, cottage style 5-panel interior doors, oak floors, separate in-unit laundry room, basement storage, and parking for 2 cars. One year warranty included.

64 Franklin #E, $639K, 3 bed/2 bath, 1,080 square feet. This 3-bedroom, 2-bath unit open kitchen, dining and living area offers great entertaining space. The spacious kitchen has lots of work space, stained cabinets, solid surface counters, stainless appliances and island for added dining. The master bedroom has its own bath with tiled shower for two. There are two guestrooms which share the second bath also with tiled shower. Plenty of options for outdoor use with exclusive mahogany decked porch, side bricked patio and large yard. Additional features include: air conditioning, gas fireplace, crown molding, cottage style 5-panel interior doors, oak floors, separate in-unit laundry room, basement storage, and parking for 2 cars. 1 year warranty included.  #D is available too 2/2 $639K, 830 sf

50 Pleasant Street #1, 3 bed/4 bath, 1,600 square fee. $829K. Brand new construction in the West End! Own one of only two units on a beautifully wooded lot. Three bedrooms, three and a half baths, townhome style living with a full finished basement. Oak flooring, granite counters, stainless appliances, gas fireplace, central air, exclusive use outside space. The unit is accompanied by a separate garage space and artist studio above. Completion date approximately late October

 

 

 

 

50 Pleasant St #2, $810K, 2 bed/4 bath, 1,276 square feeet.  Own one of only two units on a beautifully wooded lot. Two bedrooms, three and a half baths, townhome style living with a full finished basement. Oak flooring, granite counters, stainless appliances, gas fireplace, central air, exclusive use outside space. The unit is accompanied by a separate garage space and artist studio above. Completion date approximately late October

Illustrating the continuing strength of the market both of these condos at 50 Pleasant are under contract.

 

Next week I will focus on developments farther into the West End out towards the beach.

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My Favorite 3 Bedroom Condos in Provincetown

15 Cottage Street #9

There are some great 3 bedroom condos on the market in Provincetown. They are big, have lots of room for family and friends, are in great locations, and are super investment opportunities.  These can rent for anywhere from $3000 to $6000 a week in season. There can even be a positive cap rate investment argument made for a few of these.  Where else but in Provincetown can you find that?

There are 17- 3 bedroom  condos available for sale with an average asking price of $759K, and an average size of 1,436 square feet. I have highlighted my favorites below including the best value on the west end and east end, the best new construction value, and the best waterfront value.

My ever present caveat remains… I have lifted descriptive copy from the MLS and am not responsible for spelling or grammatical shortcomings..but do enjoy.

15 Cottage Street #9

Best West End Value. 15 Cottage Street #9, 3/2, 1,710 sf, $599K. Prime West End location combining incredible resort-like living, great entertainment space and exceptional rental income. This is a 3 bedroom/2 full bath residence. The Master bedroom has a large patio overlooking the landscaped gardens, a comfy sitting area and a luxurious master bath. The 2nd bedroom looks onto the gardens through a bay window. The 3rd bedroom overlooks the pool and has a large hollywood bath. Entertainment size eat-in chefs kitchen with gas cooking, Bosh D/W, wine cooler granite countertops and a large breakfast bar. Large separate DR easily seats 10. Large LR with game area and frplc overlooks in-ground heated swimming pool. Spacious and luxurious, with every indoor/outdoor activity at your doorstep.

 

 

 

480 Commercial St # 2

Best East End Value. 480 Commercial St #2. $655K, 3/2, 1,225 sf. This meticulously maintained top floor condominium offers water views and deeded beach rights. Just steps from the Gallery District, this recently renovated home features three generous sized bedrooms, two full bathrooms, and open concept living. This antique home gives you close proximity to downtown but the quiet allure of the East End. There is exclusive use deck as well as a common porch overlooking lush, manicured gardens. There is parking for two cars plus guest parking. Water views, deeded beach rights, three bedrooms, 1,225 square feet of living space and $30k plus in rental income – what’s not to love

 

 

 

577 Commercial St #3E

Best Waterfront Value. 577 Commercial Street #3E. 3/2 1,200 square feet, $739K. Best Provincetown 3 BR waterfront value – just over $600/sq.ft.! Live right on the beach in this relaxed, casual/ modern 1200 sf East End duplex condominium on the top 2 floors of a historic building. Enjoy views of PT, Long Point Lighthouse, Pilgrim Monument & Truro. First level: Living/Dining/Kitchen combination, private deck w/ outdoor dining. Fully equipped Kitchen, DW, 2 private BR’s with double captain bed ea. , 1 full bath with tub/shower off LR. Upper level: Open loft MBR suite(semi-open to LR below) with vaulted ceilings, ceiling fans Skylights, king bed, full bath with stall shower, sitting ‘hang out’ area and private deck.

 

 

21 Bradford St Ext #16

Most Luxurious new construction. . 21 Bradford Street Ext #16, 3/4, 2,160 sf, $1.399M.Introducing the brand new, top of the line, model unit for Phase II of Herring Cove Village, the West End’s most luxurious condominium, boasting countless amenities.These spacious free standing homes are built with entertaining in mind. The oversized chef’s kitchen is the hub of the floorplan,& features custom cabinetry, Thermador appliances, large custom center island, a contemporary gas fireplace, and conversation area. Bluestone patio & large exclusive yard. There are beautiful dark stained maple floors and 9 foot+ ceilings. The master suite has a walk in closet and a double sided fireplace between the bedroom and large marble bath. The other 2 BR have ensuite baths. Enjoy water views from the roof deck

 

 

 

There are many other 3 bedroom condos available and 51- 3 bedroom (or more) single family homes available which I will review in a future post.

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Provincetown And Boston Gains Compared To Top 10 Metros

I always find it interesting to see the differences in home values across the country. In Boston and Provincetown we are in solid real estate markets with values substantially above the national average. In Boston, including all neighborhoods the median price of single family homes sold through Q2 was $364K, up 3% from last years $353K. In Provincetown the median sales price for a single family homes sold year to date through Q2 was $675K, up 15% from $586K  last year. (I don’t always use median prices for comparison but since this report does I wanted to compare apples to apples.) The post below illustrates pretty mediocre northeast performance compared to these gains we have seen in Boston and Provincetown.

See Inman post below.

Top 10 metros for median price gains

 

NAR: Prices up from a year ago in 110 of 147 metros

BY INMAN NEWS, THURSDAY, AUGUST 9, 2012.

Inman News

Median home prices for single-family homes posted year-over-year gains in 110 out of 147 markets tracked by the National Association of Realtors during the second quarter, compared with 74 markets that saw annual appreciation during the first quarter. Some of the improvement in prices is due to a smaller share of sales in low price ranges where inventory is tight said NAR Chief Economist Lawrence Yun.

But Yun predicted even more markets would post gains in the quarters ahead, which will improve the equity position of existing homeowners, many of whom owe more on their mortgages than their home is worth.

At the national level, the median sale price of existing single-family homes during the second quarter was up 7.3 percent from a year ago, to $181,500. That’s the biggest annual increase in six years, but still left the national median home price down 20.1 percent from the 2006 peak.

Nearly 1 in 4 markets tracked by NAR (34) saw annual price declines. Seven of the 10 markets experiencing the biggest declines were in the Northeast.

The Northeast region saw median home prices fall 1.6 percent from a year ago, to $241,300.

Metropolitan area Median price, Q2 2011 Median price, Q2 2012 Change from year ago
Bridgeport-Stamford-Norwalk, Conn.
$430,500
$374,900
-12.9%
Edison, N.J.
$328,600
$297,500
-9.5%
Gulfport-Biloxi, Miss.
$111,000
$100,600
-9.4%
Elmira, N.Y.
$115,200
$105,700
-8.2%
Atlantic City, N.J.
$237,000
$218,700
-7.7%
Pittsfield, Mass.
$197,100
$182,200
-7.6%
Charleston, W.Va.
$134,700
$126,700
-5.9%
Green Bay, Wis.
$137,800
$129,800
-5.8%
Manchester-Nashua, N.H.
$225,700
$212,700
-5.8%
Hartford-West Hartford-East Hartford, Conn.
$236,800
$226,300
-4.4%

 

Source: National Association of Realtors

Among markets seeing the strongest annual price appreciation, many experienced sharp declines at the beginning of the downturn, including Detroit, Phoenix and Fort Myers, Fla. In all but one of the 10 markets showing the biggest year-over-year gains, the median sales price was well below the national median.

Top 10 markets for median price gains

 

Metropolitan area Median price, Q2 2011 Median price, Q2 2012 Change from year ago
Detroit-Warren-Livonia, Mich
$46,600
$60,200
29.2%
Phoenix-Mesa-Scottsdale, Ariz.
$115,000
$148,400
29.0%
Boise City-Nampa, Idaho
$113,600
$138,200
21.7%
Florence, S.C.
$112,900
$136,100
20.5%
Akron, Ohio
$100,200
$116,700
16.5%
Buffalo-Niagara Falls, N.Y.
$113,000
$131,600
16.5%
Bismarck, N.D.
$169,000
$194,000
14.8%
Cumberland, Md.-W.Va.
$89,500
$102,700
14.7%
Cape Coral-Fort Myers, Fla.
$114,200
$130,700
14.4%
Peoria, Ill.
$114,800
$128,900
12.3%

 

Source: National Association of Realtors

Total existing-home sales including single-family and condos were down 0.7 percent from the first quarter to a seasonally adjusted annual rate of 4.54 million, with distressed homes (foreclosures and short sales) accounting for 26 percent of transactions, down from 33 percent a year ago.

NAR estimates that first-time buyers, who historically have accounted for 40 percent of home purchases, purchased 34 percent of all homes in the second quarter, up from 33 percent during the first quarter but down from 35 percent a year ago.

Investors, who often pay cash and compete with first-time buyers, accounted for 19 percent of all purchases in the second quarter, down from 22 percent in the first quarter but about the same as a year ago. Some 29 percent of sales were “all cash,” down from 32 percent in the first quarter and 30 percent a year ago.

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Fresh Properties For Sale In Provincetown

262 A Bradford St $254K

From  a low of $254K to a high of$3.995M here are six of the 18 new properties that came on the market in the last two weeks in Provincetown. These properties represent some of the best of the new inventory. From small stand alone condos to fabulous waterfront homes, the diversity of properties for sale in Provincetown is well represented.

262 A Bradford St $254K

This adorable cottage condo is nestled in the woods in the east End. 300 square feet of charm! It has painted hardwood floors, new windows, and a washer dryer. Sliders open to a secluded stone patio. One block from the bay beach.

 

 

 

 

 

 

2 Georges Path #B $440K

The Georges Path complex is a bucolic little neighborhood out by Shankpainter Road and Cemetery Road.  It is a mix of 2 unit condo buildings on a sweet cul-de-sac with mature woodland surrounding it, yet only a ten minute walk to town. This 900 square foot, 2 bed, 1.5 bath condo in the Georges Path complex is being marketed for $400K. The main floor has an open plan with stainless appliances in the kitchen and new cabinets. Large sliders in the living room open to a private deck that looks out to mature gardens. The second floor has 2 bedrooms, a full bath and a washer/dryer. There are hardwood floors throughout and a full unfinished basement.

 

 

 

 

290-C Bradford St $469K

This single family home was built in 2009, and is a charmer inside and out. It is a 649 square foot 1 bed 2 bath home. The main living level has bamboo floors, lots of windows, bead board, birch cabinets, a gas fireplace, and a half bath. The second floor has a master suite. The outdoor space is superb with patio, decks and a covered porch. There are two bonus spaces in the attic and in the lower level basement area. It is in a sweet east End mini neighborhood right past the East End tennis courts. (Excuse the winter picture!)

 

 

 

12 Howland St #C, $489K

12 Howland Street #C is a well appointed freestanding cottage set back from the street. The cottage is approximately 844 square feet and lives like a single family home and is being marketed at $489K. . (We love this description in Provincetown as it does truly describe the benefits of this type pf condo cottage) The first floor features wide plank hardwood floors and separate living and dining rooms, a large bedroom, bathroom, and eat in kitchen with period cabinets and stainless steel appliances. There is a patio located off the kitchen. The second floor features a loft area with a full height bedroom and sitting area.

 

 

 

 

40 Pleasant St #1 $525K

This is a perfect Provincetown West End retreat, located 1.5 blocks from Commercial Street in one of the sweetest neighborhoods in town and is being marketed for $525,000. This 2 bedroom, 1 bath home was totally renovated in 2005 and has been gently used by second home owners and never rented. This property has hardwood floors throughout, granite and stainless kitchen, good sized bedrooms, and a lovely large fenced private yard with blue stone patio and professional landscaping. This is one of my favorites….it’s also one of our terrific listings!

 

 

 

 

 

73 Commercial St $3.995M

This fabulous waterfront home is on the market for the first time in 16 years and is priced at $3.995M. Beautifully renovated and restored, each level of this 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. On the second floor is the main living room with beamed ceilings, wonderful 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 is a stunning property!

 

 

 

I have taken some of the descriptive copy for these properties from MLS and added some comments of my own. Hope you enjoy!

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Provincetown Core Condo Market Facts

23 Captain Berties Way, #3, sold for $437

I was doing a report for one of our sellers in the $400K to $600K range, the core of the condo market here in Provincetown and came up with an interesting fact.

I found that in the last twelve months 45 condos sold (3.75 per month) in this range and that there are currently 45 condos for sale in this price range. This illustrates a 12 month supply of inventory if properties sell at the same speed in the next twelve months as they did in the last twelve months. Just  a little coincidence to share with you along with a handful of properties that sold in this segment over the last 12 months.

23 Captain Berties Way, #3, sold for $43
4 Holway St #4, sold for $510K

 

 

 

 

 

 

 

 

 

12 Brewster St sold for $575K
22 Pearl St #1, sold for $466K.

 

 

 

 

 

 

 

 

 

56 West Vine St, #C, sold for $565K
18 Miller Hill Road #10, sold for $450
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The Goode and Farmer Report – Provincetown Q2 Update

Sales through the 2Q in Provincetown continue to be strong! Growing economic optimism and continued low interest rate have kept buyers and sellers in the market, and almost more importantly, there is a great assortment of properties for sale.

Year-to-date condominium sales through the second quarter surged 28% from 54 sales last year to 69 sales this year. The average sales price of condos sold increased 11% to an average of $400K vs. $361K last year.

Single Family sales did more than surge – they exploded! We went from 14 sales last year to 27 sales through the second quarter. Even with this relatively small sampling, these represent very positive increases. The average sales price of single-family properties sold was $731K. The total sales volume of single-family homes sold was close to $20M – up 67% from last year’s volume of $11.8M.

These figures are evidence that the market has improved markedly year-over-year. More evidence of the market improvement can be seen in both the condo and single-family segments where the average days on market has decreased by 33% and 9% respectively. While we don’t look at days on market with quite the same importance as we do in Boston, DOM’s are a good indication that properties are selling faster and that the inventory of properties for sale is becoming leaner.

Speaking of inventory, as of July 14 there are 157 condominiums for sale in Provincetown, with an average price of $466K and an average price per square foot of $583. And the average days these remain on market is 246.

There are 77 single-family properties for sale with an average price of $1.441M with an average of 2,398 square feet.

We are in the midst of an incredible summer season here in town and this will surely add to the positive real estate news. The number of buyers and of sellers looking to market their properties for sale is up, indicating continued strength and excitement for real estate in our little fishing village.

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June Sales In Provincetown – 5 Of My Favorites

There are so many interesting properties here. In fact, almost every one is special. Down a dirt lane, up on a hill, built in the 1700’s, owned by a sea captain or a police chief, 195 square feet on the beach, a small stand-alone condo nestled in the woods – every turn you make and every open house you go to, something wonderful intrigues you about a property.

3 Atlantic Ave, $1.065M

 

3 Atlantic Avenue has always been one of my favorite houses in town.  This is one of the town’s oldest homes dating back to the 1700’s.  One lot in from Commercial Street with peeks of the bay, this charmer recently received a total renovation. The previous owners brought this three-quarter Cape back into the 21st century preserving the original architectural details and adding the highest quality contemporary fixtures. This incredible 1,604 square foot, 3 bed/2 bath home sold for $1.065M.

 

 

 

5 Creek Round Hill, $910K

 

5 Creek Round Hill Road is a large 2,592 square foot, 3 bed/3bath single-family home in the far West End with panoramic views of the Moors. Sited to maximize views and privacy this home has multiple decks, fireplaces, a sun room and a home gym. It also includes the adjacent lot of .295 acres. This property had been on the market for 262 days and sold for a very reasonable $910K.

 

 

 

3 Thistlemore, $575K

 

Another interesting single-family home sale was 3 Thistlemore Road.  This was a really well-priced, single-family home nestled in the wooded hills of the Somerset Heights neighborhood in the East End. This house has 3 bed/2 bath, a den, 1,967 square feet and a 20′ x 20′ rooftop deck with treetop and dune views. There is a master suite on the top floor with a sitting area, fireplace and a large master bath. The outdoor gardens have been lovingly planted with perennials and herb gardens and includes a garden shed. This property was updated in 1997. See what I mean? It was a great value at $575K. 

 

 

54 Harry Kemp Way $665K

 

There have been two interesting condominium sales so far this month. One was at 54 Harry Kemp Way in the White Pines complex and sold for $665K. This is a sought after group of condos – many have great farmer porches and some are stand-alone condos reading like single-family homes. This 3 bed/3 bath home has 2,500 square feet, four floors of living space including a large master suite, 2 guest bedrooms with central air and 2 parking spaces. Talk about value!

 

 

 

46 Pleasant St #D, $435K

 

46D Pleasant Street is a terrific 1,200 square foot,  2 bed/3 bath condo in the four-unit Pleasant View complex. This property provides privacy and seclusion from the street. Handsome cabinetry, wood flooring and a newly renovated bath add to this very comfortable and attractive space. The ground level has a spacious sitting room and a cedar- walled bathing-suite. (their words, not mine). It sold for $435K and was on the market for a relatively short 51 days.

You can see why these are my favorites of all the properties sold this month. I will report on all June sales at the end of the month.

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Provincetown Sales Year To Date

Provincetown year to date sales figures as of May 31 look great!

5 Brown St $350K

Condo sales are up 20% over last year with 53 condos sold year to date versus 44 last year. The average sale price was up 13% to $388K versus $343K last year. The energy on “the street” is palpable. There are excited buyers looking to take advantage of historically low interest rates and affordability levels not seen in a long time.

In past posts condos under $300K were highlighted and in another the “belly” of the condo market in the $500″s was examined. Both posts illustrate the broad assortment of properties for sale which is helping to drive sales.

 

 

 

5 Harbour Dr. $2.95M

The number of single family properties sold was up an amazing 83% to 22 properties year to date versus 12 last year. The average sales price was $732K against $871K last year  which is a decrease of 16%.

In Boston we can read more into “averages” as hundreds of properties are sold each month, and averages tend to be more important and meaningful. In Provincetown with a smaller sampling of properties, averages can be skewed wildly by one excessively high or low sale, and while still important and very interesting to look at, whats’s more important is the general trajectory of sales.

 

Provincetown is on track to have a very solid year in real estate.

We will publish our quarterly Goode and Farmer Report for Provincetown Q2 in early July.  Watch for it.