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Provincetown $500K – $750K. My three best!

For this series of posts I have categorized the market into 4 segments.  Under $500K, $500K to $750K, $750K to $1, and $1m PLUS. Last week I posted about my favorite condos under $500K. This post looks at the second most popular price point which is condos priced between $500K and $750K.

There are 17 condos on the market in this range.  I have chosen three that represent the variety available in this group. One is on the water, one is in the near West End in a two unit association and one is a multi level condo in a larger condo complex in the West End.

42 condos have sold so far this year with 10 selling in this category (23%) .


501 Commercial Street #17 is a first floor beachfront condo at the Ice House in the East End.  It has one bedroom and one bath and 508 square feet. This condo is mere steps to the sand! It is being marketed for $604K.











MLS Remarks: Look no further … here it is … a turnkey waterfront condo ready to go for the summer season! Spend your time relaxing on your patio, swimming in the harbor, entertaining friends, or doing anything other than spending time renovating your property. Current owners completely remodeled: reclaimed wood floors in the bedroom; tile floors with radiant heat in the living room/kitchen; slate spa bathroom with custom jaccuzzi, spa shower and radiant floors; custom professional sound system with televisions; plus newer appliances with high efficiency washer and dryer. This well- established condo association has private gated parking and property management with regular condo checks available for seasonal residents. Capture the essence of summer and the off season at the tip of the Cape! Listing courtesy of William Raveis Real Estate.











40 Pleasant Street #2    is a two bedroom one bath second floor condo in a three unit complex. It has 723 square feet and is being marketed for $679K. The Pleasant Street/Franklin Street neighborhood is one of the most popular because of its residential feel yet is only a five minute walk to Commercial Street.











MLS Remarks: Stunning and Bright Two Bedroom Top Floor Condo in West End with Monument Views! Enter the home into a spacious multi purpose room, flanked by a bank of windows with lovely garden and rooftop views. The space includes a living area, dining area and kitchen with custom features including stone countertops, white cabinetry– all accented by stainless appliances. In addition to the dining space there is a chef’s/ breakfast island with seating for 4. There are sliders to a private mahogany deck, perfect for entertaining or your early morning coffee. There are two large bedrooms with ample closet space and a tiled bathroom. Also, the unit has hardwood floors throughout, central A/C, ceiling fans, in-unit washer/dryer and parking for 2 cars. Listing courtesy of Coldwell Banker Pat Shultz Real Estate.











56 Franklin Street #4 is a two bedroom two bath condo with 1,089 square feet. It is being marketed at $739K.











MLS Remarks: This perfectly located, West End 2 BR 2 BA plus den condominium provides comfortable living space and is crowned with a roof deck providing a view of breathtaking sunrises over the harbor and sunsets towards Herring Cove – a wonderful gathering space for any time of day. Each bedroom, den with wet bar and great room with deck, occupies a separate living level allowing plenty of private space for all to enjoy. The living room with beamed ceilings is warmed by a wood burning fireplace and is bathed in natural light. Updated bathrooms, new stove, refinished floors and recent interior painting offer a move-in ready opportunity. Though occupied as a second home and not rented by the current owner, the Lilac Court condominiums have enjoyed historically excellent rental histories. Listing courtesy of Atlantic Bayy Sothebys International Realty.











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Provincetown Sale Of The Week – 3 Point Street – $900K

3 Point Street is a four bedroom two bath single family home with 1,812 square feet.  It recently sold for $900K, one of the few singles to sell recently under $1M.











MLS Remarks: West End-a rare opportunity to own a single family home with separate ”out building”,tucked away on quiet Point Street, a prime West End location. There are 4 bedrooms and 2 full baths. In the same family for 35 years, this spacious bungalow is ready for your custom updating! Two of the three upstairs bedrooms have modest peeks of the Bay, the main floor is comprised of a large kitchen /dining room, a full bathroom, a laundry room, a spacious living room, and master bedroom with ensuite bath. A large rear patio, tucked up against the woods of Telegraph Hill, has extensive, elegant stone work, and a cozy free standing outbuilding. Ample parking (4) The West End beach is just steps away. New furnace and dbl hulled oil tank just installed.

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Provincetown – The Goode And Farmer Report – April 2018


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

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











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


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Provincetown Listing Of The Week – 184 Commercial St. – $1.549M

184 Commercial Street is a mixed use building with 4,252 square feet. It consists of a large street level retail space and a total of four bedrooms and six bathrooms on the second and third floors. It is directly across from Bubbula’s in the near West End. It is being marketed for $1.549M.











MLS REMARKS: Mixed use commercial and residential building ideally located in a high traffic high visibility location in the center of Provincetown. 1st floor has one 1780 SF retail space with office and lavatories. Top shelf remodel of this space was done in 2010. 2nd and 3rd floors have 2500 SF of residential space with 3 kitchen and 4 bedrooms. There are adjoining doors and stairs so the spaces can be configured as one pleases. Nice waterviews, multiple decks. Extensive renovations have been done over the years but it needs a little more to put it over the top. Septic has passed inspection. Partial basement for storage. The building is not in a designated FEMA flood zone.

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Provincetown – PBG New Year Calendar of Events




There are so many new and exciting events this year!We hope that you will join us for another
Wonderful Winter Weekend in Provincetown.
Wishing you a very
Happy Holidays from the
Provincetown Business Guild
24-7 / 365
LGBT+ Provincetown Concierge Desk
is happy to help you plan your next visit
Drop us a line at [email protected]
 and tell us how we can better serve you!
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Provincetown – Back On The Market – 46 Shank Painter Road – $875K


46 Shank Painter Road is a 15 year old contemporary cape with luxurious living on three levels – and a complete surprise! As you enter the house 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.


front of house 1


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 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 have just been refinished) and the view is delightful. There is a wood burning fireplace, a large full bath, and a den with doors out to a sheltered and private sunning/dining deck.


front of house 2

glass doors

living room








The 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.


master br 1

master bath 1


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.


upper suite

deck with chairs

back of house 2

46 rear view Shank Painter Pond







The second suite is the top floor of the house, and has stunning views of the conservation land stretching out before you. This floor is a light and bright 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, and a private deck.

46 Shank Painter Road is being offered at $875,000.

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Cape Cod Housing Shortage


This is an good article from Boston Magazine about the Cape Cod real housing shortage. We have inventory and affordability challenges in most markets on the Cape and surely in Provincetown as my posts have illustrated. We are fortunate though in Provincetown to have proactive, forward thinking folks in town government and on town boards who are spending huge amounts of time and energy on trying to find solutions to the challenges we face.


There’s an Alarming Housing Shortage on Cape Cod

And it’s only going to get worse.

Wealthy vacationers are sucking the life out of Cape Cod, and it looks like they won’t be stopping anytime soon.

Banker & Tradesman reports more and more seasonal visitors are buying second homes on the Cape, which does not bode well for the region’s year-round residents. A swell in the demand for vacation homes is pushing out the regular folks—like restaurant workers and shop owners—who keep the Cape’s tourism industry churning.

This, and other unfortunate data, was published in a new Barnstable County housing market analysis prepared for the Cape Cod Commission. The report’s main takeaway? There’s an alarming housing shortage on the Cape. Massachusetts’ summer playground is suffering from an “affordability gap” thanks to rising home prices and low wage growth in the Cape’s tourism businesses.

As more homes on Cape Cod are bought up by vacationers, there’s decreased inventory for year-round residents—resulting in higher home prices. Usually, that shrinking inventory problem could be solved by building more houses, but Cape Cod’s low-paid workers can’t afford to build. Banker & Tradesman notes “what little homebuilding is happening is mostly second homes, with the exception of a few, modestly-sized affordable rental projects in the works.” And because there aren’t enough new homes being built, those looking to downsize have nowhere to go, which ties up even more of the inventory.

It doesn’t help that half of all second homes in Massachusetts are on the Cape. Over the next eight years, demand for vacation homes is expected to grow six percent, or twice as fast as year-round units.

“The Cape is experiencing a long-term surge in seasonal unit demand that it has never experienced before,” reads the report. “While second homes have been part of Cape Cod’s landscape and economy for decades, the unprecedented housing crisis of 2009 created something that Cape Cod’s housing market never experienced.”

The recovery period after the recession caused demand for seasonal homes to spike, and many year-round units were converted to vacation homes. According to the report, this surge will continue to have a long-lasting effect on Cape Cod’s housing market for the next decade. There are other takeaways from the analysis, too, like how the burden is mainly felt by those earning 80 percent or less of Barnstable County’s median income: $63,251. But the pinch will soon be felt even further up the income scale. By 2025, the greatest increase in burdened households will be in those earning 100 to 120 percent of the projected median income.

So, what is the state’s hook-shaped sand bar to do?

Simply increasing the supply of houses won’t magically cure the Cape since “there will be a strong economic incentive for the new construction to be converted to seasonal units,” reads the report. The analysis lays out a few solutions, including increasing the diversity of senior housing, increasing multi-family housing, and creating better public infrastructure.

“This isn’t a problem we can build our way out of under the regulations of the past,” Cape Cod Commission executive Paul Niedzwiecki said in a statement. “If we create the right environment and appropriate opportunities for higher density, we could see the market respond and close these gaps.”


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Provincetown Listing Of The Week – 59 Commercial Street – $3.49M


59 Commercial Street is comprised of two houses, one on Commercial Street and one directly on the water. There are three total bedrooms and five baths and a total of 2,364 square feet in the two buildings. This is an exceptional waterfront property in the heart of the West End. It is being marketed fort $3.490M.











MLS Remarks: You’ll find this exquisite compound consisting of 2 year round homes in the West End, directly on the bayfront. The 1468 s.f. main house was floated over from Long Point and has been totally renovated with details respectful of the period but with all the modern amenities. The 2BD/2.5BA house has wood flooring throughout, a gourmet kitchen, and 2 wood-burning fireplaces. The 984 s.f., 1BD/1.5BA cottage sits directly on the water with lovely views of Provincetown Harbor and Long Point. Separate utilities, split A/C, wood floors, full kitchen, 2 decks. The beautifully landscaped yard has irrigation, parking for 2-3 cars, and bluestone patios. Hooked up to the municipal sewer system. Listing courtesy of Atlantic Bay Sothebys Intl. Real Estate. 


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Provincetown – Goode And Farmer Report – October 2017