Tag: Provincetown real estate

The Mid Market In Provincetown

Post author By Jon Goode
Post date May 14, 2014

The Mid Market In Provincetown

The mid market is generally those properties priced from $400K to $750K. There are 9 single family properties and 43 condominiums available for sale in this segment of the market representing 32% of total properties available. The average price is $552K, with an average square footage of 1,084. This is by far the most popular market segment. Two bedrooms with two baths in the East or West End between $400K and $800K – The most popular request! NIne of my favorite are shown below. (click on address to see full listing details)

60 Race Point Rd #11, $430K, 2/2, 1,015 sf.

28 Nelson, $459K, SF, 3/1, 1,320 sf. — 28 Nelson, $459K, SF, 3/1, 1,320 sf

596 Commercial # 1, $580K, 2/2, 1,085 sf.

46 Pleasant St #A, $595K, 2/2, 1,080 sf.

38 Brasford St #2, $719K, 3/2, 1,636 sf. — 38 Bradford St #2, $719K, 3/2, 1,636 sf.

51 Harry Kemp Way #1, $625K, 3/2, 1,331 sf.

Single family homes, West End cottages, and East End waterside condos – the mid market in Provincetown is loaded with choices.

Tags Cape Cod, Cape Cod condo sales, Cape Cod real estate, Provincetown, Provincetown luxury homes, Provincetown real estate

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The Affordable Entry Level In Provincetown

Post author By Jon Goode
Post date May 12, 2014

Spring is finally here. Time for a spring market review.

There are some great properties on the market in Provincetown with more to come as the spring/summer market heats up. I’ll begin with a review of the affordable entry level market .

Affordable Entry Level

The affordable entry level market generally includes those properties priced from $100K to $400K and is loaded with surprising options and is a great way to enter the real estate market in town – either for your own vacation or year round use or as an investment/rental property. Buyers are always surprised at what they can get in this segment of the market. Comfort, location, space and value!. There are 59 properties on the market in this segment, all are condos except for 1 single family listing. These represent 36% of available properties. The average asking price is $306K and the average size of available properties in this segment is 607 square feet. 9 of my favorite are pictured below. Just click on the address and you’ll see the full listing information on Beachfront-Realty.com.

353 Commercial St # 18, $$289K, 1/1/, 208 sf.

495 Commercial St #19, $379K, 1/1, 549 sf.

4 Bradford Acres # G, $399K, 1/2, 813 sf.

10 Seashore Park #V, $399K, 2/3, 1,310 sf.

104 Bradford St # 11, $399K, 1/1, 531 sf.

Waterfront condos, charming mid town pied a ter’s, or spacious townhouses. The affordable entry level market in Provincetown is full of property choices at very reasonable prices.

Tags Cape Cod, Cape Cod condo sales, Cape Cod real estate, Provincetown, Provincetown condominiums, Provincetown condos, Provincetown luxury homes, Provincetown real estate

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Listing Of The Week

Post author By Jon Goode
Post date May 7, 2014

51 Harry Kemp Way #1. This is a 3 bedroom and 2 bath townhouse condominium in the Harry Kemp/Outer Cape Health neighborhood. It has a terrific homey feel and good flow, with a wide open bright and airy first floor plan which is great for entertaining. And look at the farmers porch and the huge front yard. Two bedrooms are on the second floor and a third bedroom, den is on the entire third floor. This property is being marketed for $625K.

MLS Copy: Gardener’s delight. Three spacious floors of living lend this townhouse condominium the feel of a single family home. From the ample farmer’s porch you enter an open-plan living room, kitchen and dining area with hardwood floors throughout and a gas log fireplace. A full bath, newly upgraded, completes this floor. The second floor has two bedrooms and a second full, newly tiled bath. The third floor bedroom can also serve as den or home office. Beautifully maintained, the home also has superlative outdoor space: three decks,and a huge beautifully landscaped yard. Amenities include a basement, a garage, a laundry and central air conditioning, and parking for 3 cars. All 5-10 minutes’ walk from shopping, restaurants, galleries and the harbor. Weekly rentals and pets allowed.

51 Harry Kemp Way #1, a great townhouse value.

Tags Cape Cod luxury sales, Cape Cod real estate, Cape Cod sales, Provincetown, Provincetown condos, Provincetown real estate

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MA Assoc Of Realtors Report For March

Post author By Jon Goode
Post date May 6, 2014

Always good to get the big picture statewide – our local markets are mirroring the statewide trends.

Massachusetts Homeowners started to Put More Homes on the Market in March with the Start of Spring

by | Apr 23, 2014

Prices up as closed sales down again in March compared to last year

March 2014 Sales Data

WALTHAM, Mass. – April 23, 2014 – The Massachusetts Association of REALTORS® (MAR) reported today that while a general shortage of homes for sale pushed sales down and prices up in March, the spring market is starting to come to life. For the second straight month homeowners have added more homes to the market than the same time last year. Condominium sales and prices were both up in March.

“While the market still needs more homes for sale – including both existing homes and new construction- the increase in new listings in March is a good sign,” said 2014 MAR President Peter Ruffini, regional vice president at Jack Conway & Co., in Norwell. “With home values on an upward trend, it gives homeowners the opportunity and incentive to take advantage of the current buyer demand and list their homes for sale.”

There were 2,698 detached single-family homes sold this March, which was down 11.5 percent from the 3,048 homes sold the same time last year. On a month-to-month basis, home sales were up 27.2 percent from 2,084 homes sold this past February. A significant increase in home sales from February-to-March is typical.

The median selling price for single-family home in March was $314,063 which was up 8.3 percent from $290,000 in March 2013. This is the 18th straight monthly year-over-year increase. On a month-to-month basis, the March median selling price was up 6.5 percent from $294,950 in February.

There were 1,264 condominiums sold this past March, an increase of 4.2 percent from the 1,213 condos sold the same time last year. Year-over-year sales of condominiums have gone up 26 out of the last 27 months. On a month-to-month basis, condominium sales were up 36.1 percent from 903 condominiums sold this past February. Similar to single-family home sales, a significant increase in condo sales from February-to-March is typical.

The median selling price for condominium in March was $300,154 which was up 11.2 percent from the $270,000 median price in March 2013. This is the 10th straight year-over-year increase. On a month-to-month basis, the February median selling price was up 5.3 percent from $283,000 in February.

Inventory and Days on Market:
The inventory of single-family homes as of March 31, 2014 decreased 13.9 percent from March 2013 (16,691 listings in 2014 from 19,695 listings in 2013) which translates into 4.0 months of supply in March 2014. This is down from 5.0 months of supply last year and flat from this past February. This was the 25th straight month of inventory decreases.

The number of new listings added to the market of single-family homes in March increased 12 percent over the same time last year (7,110 new listings in 2014 from 6,347 in 2013).

The inventory of condominiums on the market in March was down 23.7 percent compared to the year before (4,733 listings in 2014 from 6,206 listings in 2013), which translates into 2.7 months of supply, which is down from 4.0 months in March 2013 and down from 2.8 months in February.

The number of new listings added to the condominium market in March decreased less than one percent (-0.8%) from March 2013 (2,651 new listings in 2014 from 2,672 listings in 2013).

Detached single-family homes stayed on the market an average of 122 days in March 2014 compared to an average of 140 days in March 2013. Condos stayed on the market an average of 85 days, down from an average of 106 days in March 2013. On a month-to-month basis, days on market for single-family homes was up from 121 days in February while condos were down from 98 days.

Tags Boston, Boston condo market, Boston condo sales volume, Boston real estate, Boston real estate sales, Boston sales outlook, Boston South End condo sales, Cape Cod condo sales, Cape Cod real estate, Provincetown real estate

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Pond Side Contemporary

Post author By Jon Goode
Post date April 21, 2014

46 Shank Painter Road is a gorgeous 12 year old contemporary 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. Most people don’t realize that this incredible pond view exists behind the house. 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!

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.

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.

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.

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.

46 Shank Painter Road is being offered at $998,000.

Tags Cape Cod, Cape Cod real estate, Cape Cod sales, Provincetown, Provincetown luxury homes, Provincetown real estate

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Listing Of The Week

Post author By Jon Goode
Post date April 18, 2014

49 Bradford Street #11, 2 bedrooms, 1 bath, central A/C and parking. Offered at $485,000

Centrally located in the near West End this free standing two bedroom , one bath condo is just steps from the Boatslip, Joes Coffee and the bay beaches. The main level has an open floor plan with a living room, dining area and kitchen. There is also a full bath on this floor. The charming screened in porch adds another space for dining and entertaining. There are two bedrooms upstairs, one with a good size private deck. There is one parking space, exclusive use extra storage space, and a common laundry. There is exclusive use garden space in the front and on the side of the condo.

49 Bradford Street #11 has 678 square feet, condo fees of $316 per month which includes heat, and annual taxes of $3,038 for fiscal year 2014. Weekly rentals are allowed. Central A/C, Common laundry, Patio area for grilling, Assigned parking.

Tags Cape Cod, Cape Cod condo sales, Cape Cod real estate, Provincetown, Provincetown real estate

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Goode and Farmer Report – Provincetown, Truro and Wellfleet Q1 2014

Post author By Jon Goode
Post date April 14, 2014

While it is tough to identify trends in the first quarter – especially a quarter rocked nationally and locally by severe winter weather, local sales and prices are bucking the national trends that show moderating sales numbers. First quarter results here on the outer cape were surprisingly strong given the relentless winter weather.

The average price of condos sold in Provincetown was up 25%. Single-family prices were up 6%. And in Wellfleet, 48% more single-family properties sold than last year. Total sales in Provincetown were up 22% from 31 sales in the first quarter of 2013 to 38 sales in 2014. Total volume closed was up 33% from $18.5M to $24.7M this year.

There were 24 condominium sales in the first quarter vs. 16 last year, an increase of 50%. And total condo sales volume increased 87% to $11M. The average sale price for condominiums in Provincetown was up 25% to $460K from $368K in 2013. Average days on market for condos decreased by an average of 37. The average price per square foot for condos sold was $500, up from $410 psf in the 1st quarter of 2013.

The average sale price for a single-family home was up 6% to an average sale price of $1.086M from $1.02M in 2013. Single-family home sales in Provincetown decreased by 33% to 6 from 9. Many of us feel that this is a result of lower inventory and not a true indication of market strength.

Provincetown continues to lead the way on the outer Cape with higher prices and higher sales volume. It continues to attract international buyers and buyers from around the country who have visited over the years who now want to have a home here on the Outer Cape.

This market dynamic continues to build the case for a strong spring market. It remains an historically opportune time for those sellers who have been waiting on the sidelines to put their property on the market. This strong demand for Provincetown real estate by more confident buyers has proven itself in higher sales numbers. The snow is gone and temperatures are finally above 40. Let the spring market begin.

Other towns on the Outer Cape did relatively well too. The average sales price for single-family properties in Truro was up 19% to $733K from $617K in 2013. The number of sales was down to 8 sales from 14 last year. The Truro market consists mostly of single-family homes.

In Wellfleet, the average sales price of single-family properties sold increased 2% to $521K from $510K last year. The number of sales increased by 44% to 13 from 9 in 2013. Wellfleet is predominantly a single-family sales market as well.

While these numbers are relatively strong it is always difficult to identify trends in the first quarter The one constant in each town and each category is increasing prices, even with the weather and a shortage of inventory. This illustrates a very resilient market and strong buyer demand.

Buyers do need more choices though as inventory remains low. 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.

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!

Tags Cape Cod, Cape Cod condo sales, Cape Cod Luxury homes, Cape Cod real estate, Provincetown, Provincetown new construction, Provincetown real estate

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Favorite Listing Of The Week

Post author By Jon Goode
Post date April 10, 2014

If there ever was a quintessential West End Cottage this is surely it. 12 Atwood Avenue #B, offered at $525,000 is a 696 square feet one bedroom cottage in the West End.

This charming wood frame cottage is set back from a private unpaved lane behind a honeysuckle covered white picket fence. This 696 square foot 1 bedroom 2 story cottage is the ultimate Provincetown retreat. The living room is at the front of the Cottage and has a large wood burning fireplace. There is a dining room/den next to the kitchen in the rear of the first floor. The entire second floor is a large bedroom and bath with large windows and wonderful sight lines to lovely Atwood Avenue.

The Cottage at 12 Atwood Avenue has just been organized into an independent 2 unit condo complex. The Cottage has a large exclusive use garden area, parking and 696 square feet.

The Cottage is a rare offering providing charm and privacy. It is a block from the bay, a block from Victors Restaurant, and in an association crafted for independent living. Offered at $525,000.

Tags Cape Cod condo sales, Cape Cod Luxury condo sales, Cape Cod Luxury homes, Cape Cod real estate, Cape Cod sales, Provincetown, Provincetown luxury homes, Provincetown real estate

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Affordable Water Views

Post author By Jon Goode
Post date April 4, 2014

Below is a great new townhouse listing of ours at 4 Willow Dr #9. This is a 2 bed, 2 bath condo with 1,065 square feet for $579K. Check out the water views!

MLS COPY: Spectacular water views from hilltop East End Townhouse. Enter great room kitchen dining living open to 1st deck. Half bath with laundry complete this level. Up one floor to observatory room, currently used as a home office and den, with large walk out roof deck and panoramic views. Lower level has two good size bedrooms and a full bath and a 3rd deck. Wall unit AC on each level. LP gas Rinnai FHA heat main level. 1 parking space plus ample guest parking. Pets okay for owners. One month minimum for rentals.

Tags Cape Cod condo sales, Cape Cod real estate, Provincetown, Provincetown condos, Provincetown luxury homes, Provincetown real estate

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Sold In March In Provincetown

Post author By Jon Goode
Post date April 2, 2014

March was a challenge weather wise, but regardless of blizzards and cold weather the market was active. I have highlighted a few of my favorite properties that sold in March. As you will see in The Goode and Farmer Report for the first quarter which will be out soon, sales of condos were very strong and average prices were up too. Even with the weather problems…commerce continued – a sure sign that buyer demand remains strong.

22 Pearl St #3 was one of our favorite condos to show. It was a fun combination of funky Provincetown charm, great space, and a superb location. It is a 2 bedroom 1 bath condo with 877 square feet and sold for n$426K.

MLS COPY: Great location in this sunny top floor 2 bedroom just steps to Commercial Street, located on a quaint street near the center of town. Enjoy the exclusive large exclusive deck and roomy living room with an open floor plan into kitchen area. Lots of old mixed with a contemporary flair. The large master bedroom features antique wide pine plank floors, half barrel ceiling and an interesting alcove within the bedroom. Upgrades include plumbing and electrical systems and the attic area in this condo has been recently insulated. One parking space, Weekly rentals permitted and pets for owners allowed.

38 Franklin St #2 was another great condo with a big private deck atop Franklin Street. It is a 1 bedroom 1 bath condo with 600 square feet and sold for $399K.

MLS COPY: This bright and airy, top floor, 1BD, 1BA condo is part of a small association, conveniently located in the West End and minutes to Commercial St. The recently upgraded kitchen is part of the open concept kitchen, living, and dining area. Sliders lead from the living area to the large and exclusive westerly facing deck – perfect for viewing sunsets! A large bedroom and bath with walk-in shower and additional storage complete this well maintained, move-in ready home. Hardwood and tile floors throughout. Shared laundry facilities and storage are provided in the common basement. Oil heat, hot water, water and ongoing sewer costs included in the low monthly association fee. Parking.

1 Railroad Ave was another favorite as it was the most inexpensive single family house on the market for a long time. It has 1 bedroom and 2 baths and 900 square feet. It sold for $445K .

MLS COPY: Charming centrally located single family home. Own a nicely renovated two level, one-bedroom, two-bath home conveniently located in the center of town for the price of a condominium! The top floor bright living area has expansive northern light windows, hardwood floors, a modern kitchen with an island, full bath with laundry, a loft den and deck. The entry level has a spacious foyer, an office area and a bedroom with bath en suite and sliders that open to the rear gardens and patio area. Oil heat, parking private yard!

4 West Vine Street, one of the great houses in the West End sold for $1.225M. It is a two family home with 2,014 squatter feet.

MLS 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, convert the property to condos,or combine both units into a single family.

Tags Cape Cod, Cape Cod luxury sales, Cape Cod real estate, Provincetown, Provincetown condos, Provincetown luxury homes, Provincetown real estate