Provincetown – The Goode & Farmer Report – April 2020


Provincetown – The Goode & Farmer Report – January 2020

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Truro Listing Of The Week – 5 Blackfish Road – $519K

5 Blackfish Road is a classic Cape built in 1981.  It has three bedrooms and two baths in 1,582 square feet – all on  1.1 acre lot.  There is an attached two car garage. It is being marketed for $519,000.











MLS REMARKS:  This traditional 1981 Cape offers a wonderful opportunity for the right buyer. With only one owner and all of its original charm, this 3BR/2BA home is currently empty and ready for your updates or full renovation. The 1,582 square feet property is located in beautiful Truro on the private and highly desirable Blackfish Road in the Gospel Path neighborhood. The large level lot – just over an acre – has a great mix of cleared and wooded areas. There is an attached two-car garage and a full basement. The main floor has an open living/dining room with hardwood floors and a large brick fireplace and hearth. Sliders open to a big wrap-around deck. The galley kitchen is open to the dining area. There is a first floor bedroom and bath as well as a good-size laundry room with additional storage. The garage, with an electric controlled opener, is accessed directly through the laundry room. Upstairs there are two equal-size bedrooms and a full bath.






See all available properties available for sale at

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The Goode and Farmer Report – January 2018


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Wellfleet – Listing of The Week – 40 Leilla Rich Drive – $1.295M

Listing Of The Week – 40 Leilla Rich Drive in Wellfleet is a five bedroom five bath 4,049 sf home in Wellfleet. It is being marketed for $1.295M.











MLS Remarks: Built in 2012, this 4049sqft. residence is situated on a perfectly manicured lot that enjoys peeks of the Audobon Sanctuary Marshland. You will truly find everything you need in this meticulously designed and extremely well-planned home. Cherry built-ins and many other top-of-the-line materials and appliances throughout. The Master bedroom is situated on the first floor, and its large en-suite bathroom includes a heated floor, huge walk-in closet, and easy access to private patio with beautiful outdoor shower and Jacuzzi tub. Guests will enjoy large bedrooms and full-bathrooms of their own, as well as taking in the stunning sunsets from the expansive upper porch. A short distance to the Cape Cod bike trail and famous Marconi Beach, and very convenient for kayaking and boating. Listing courtesy of Robert Paul Real Estate.


See all available properties at

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Cape Cod’s Most Beautiful Homes For Sale in 2015!

Great post by Jazmine at Curbed,com.


Feast Your Eyes on Cape Cod’s Most Beautiful Homes For Sale In 2015


It’s the end of December and thus, time to make up a bunch of awards for the best, worst and most absurd things that happened in Cape & Islands’ real estate, architecture and neighborhoods. Here now, your 2015 Curbed Awards.

The first round of Curbed Awards goes to listings that had us swooning all year. From the oldest house for sale on Cape Cod to sleek new construction, these gorgeous Gambrels, cool Contemporaries, classic Capes, and awe-inspiring adaptive reuse are 15 of the most beautiful homes for sale in 2015.



From 1945-66, this Provincetown property was home to the abstract expressionist painter Hans Hofmann’s art school and studio. These days, the 1,737-square-foot space is a rather incredible two bedroom, one bath condo. Built in 1820, the unit features original flooring and aship-timber constructed gallery around the hearth. The West End stunner hit the market in November for $1,750,000 and is now in contract.



One town over, this picture-perfect 1930s beach bungalow in Truro overlooks Cape Cod Bay and sits on an “historically accruing beach.” The three bedroom, two bath is asking $1,300,000, knotty pine and farmer’s porch included.



Also in Truro, this upside-down Contemporary was designed by architect Maryann Thompson and built in 2007. The Corn Hill 3BR, 3BA in 1,953 square feet an “expansive deck with lovely tree top views with peeks of the bay” and listed in March for $1.4 million.



Back to Provincetown, this historic East End boathouse is, like so many good things, small and expensive. The 418 square-foot listing on Provincetown Harbor features one bedroom, parking for two, lush gardens, and a gorgeous beach for $1,595,000.



This rather lovely 285-year-old was originally the Jonathan Higgins House, but is more recently known as the Margaret Stanger House for the “former owner and author of the well-known book, That Quail Robert.” Set on .54 acres, the restored 4BR, 3BA antique is “a perfect blend of old and new” with four fireplaces, a garden room, “renovated kitchen with black honed granite counter tops, gleaming wood floors throughout the house, a blend of original & refurbished from old barn wood, exposed beams believed to be taken from an old ship wreck.” Alas, good looks weren’t enough to keep the PriceChopper away and after listing in September for $825K, the Orleans abode is now hoping for $779K.



Back to the Outer Cape, this sleek Wellfleet new-build hit the market in September looking for $649K. The three bedroom with a second floor “Cube room” and polished terrazzo countertops in the kitchen with beach sand and stones from Newcomb Hollow Beach is now asking $589K.



Set high on a Provincetown dune, this three-bedroom by the award-winning architects of Hariri & Hariri, sisters Gisue Hariri and Mojgan Hariri, “was designed to reflect the architecture of the Gropius anchor home.” The three-bedroom, three-bath with views galore hit the market in November for $3,399,000.



Located on Centerville’s historic Main Street, this 4,400 square-foot shingle-style was built in 1995 around a Victorian windmill and has walkability to the library, numerous shops, and “three pristine, sandy ocean beaches on Nantucket Sound.” The rather lovely six-bedroom overlooks a “bucolic pond and 100+ year old gardens” designed by the father of American landscape architecture, Frederick Law Olmsted, and also has its own swimming pool. Asking price is $1,595,000.



Built in 2007, this 4,347 square-foot Gambrel overlooks Barnstable Harbor and includes 5BR, 5.5BA, a beautiful kitchen, built-ins all over, multiple porches, two fireplaces, and a tricked-out laundry room. The .58 acre spread offers deeded access to the harbor and walkability to Barnstable Village for $2,500,000.



Also in Barnstable Village, this barn “was originally part of a 300 acre dairy farm built by Captain Daniel Bacon in 1832″ and was moved to its current location in the 1970s where it was converted into a 4,312 square-foot single family home. Set on historic Route 6A, the four bedroom post & beam offers views of Cape Cod Bay from a very cool third floor cupola and is asking $850K.



Designed in 1953 by interior designer-turned architect-turned academic Serge Chermayeffthis Truro 3BR, 2BA features soaring ceilings, a new(ish) kitchen, and two screened-in porches. Set on 3.6 “serene acres in the Cape Cod National Seashore with views of the pond and the sea,” the midcentury gem is “within easy walking distance to both a gorgeous swimming pond and the Atlantic Ocean.”



Finally, to the oldest house for sale on Cape Cod. This Sandwich three-bedroom overlooking Shawme Pond dates to 1639 and features original detail galore such as multiple fireplaces and beamed ceilings. Outside, the .25 acre property includes a private dock and professional landscaping. In addition, the “classic New England village” locale means there is walkability to “shops, restaurants, Sandwich Glass Museum, Sandwich Boardwalk and Heritage Museums.” Asking price for the 376-year-old is $575,000.

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What $399,000 Gets You On Cape Cod


Another great Curbed Comparison by Jazmine at



What $399,000 Buys You on Cape Cod Right Now

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 eight different Cape and Islands neighborhoods. This week, listings for around $399,000.

[276 Shore Road, #2, Truro via Zillow]
Here now, eight Cape Cod properties asking $399,000 – year-round, on the beach, close to the beach, overlooking Cape Cod Bay, pond front, turnkey, with views galore, all decked out, recently PriceChopped, move-in ready, and ready to rent – with a little something for everyone.

What $399K Buys on Cape Cod
Kicking off in Sandwich, here’s a 3BR, 2BA in 1,929sf for $399,900. “Quintessential Cape Cod has spectacular water views of tidal Springhill Marsh with its ever-changing landscape and on a clear day, views to Sagamore Bridge.”
This mellow yellow Colonial on Long Pond features 2BR, 1.5BA in the main house and a 1BR, 1BA apartment. The .79 acre property is listed for $399,900.
Set on 1.09 acres, this country Cape features 4BR, 3BA plus a legal 1BR apartment in 2,650sf. In addition, there’s an adorable detached guest cottage/studio and several outbuildings. Yours for $399,900.
While this 1974 time capsule could use some updating, the 3BR, 2BA is “just steps to the beach on crystal clear Sheep Pond” with access to two neighborhood beaches. In addition, the 2,464sf upside down home features three fireplaces “one of which in the kitchen would be perfect for a hibachi grill.” Groovy, right? Asking price is $399,000.
Land ho! This 1.4 acre parcel currently features bulldozer bait in the form of two small cottages, but has “possibilities” for a main house and guest house.
Built in 1973, this Lindal Cedar Home features five rooms with 3BR, 2BA in 1,409sf. The .93 acre lot also includes a two-car garage and an outbuilding for garden storage. First listed in April for $419,000, it’s now yours for $399,000.
Yes, it’s still possible to pick your own flower at the iconic Days’ Cottages. This adorable unit by the name of Phlox is, like its neighbors, a 2BR, 1BA “on the edge of Cape Cod Bay” with a shared beach and views galore. Asking price is $399,000.
Finally, to PTown. This 3BR, 1.5BA Seashore Park Drive condo offers a wraparound back yard/patio, a full basement, and parking. Unit 2 hit the market in July for $399,000.
 See all available properties at
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The Goode And Farmer Report – April 2015


The Goode And Farmer Report – April 2015 –



What a first quarter! Blizzards, arctic winds, record snowfall – it seemed like it would never end. But finally, spring is here!

It’s tough to identify trends in the first quarter with such a small sampling of information. Especially for a quarter rocked by historically severe weather. Yet with that said, first quarter results were surprisingly strong – a sure sign that demand remains high! For the most part, sales and prices have shown moderate gains and with warmer weather sure to come, the energy is right for a solid spring market.

In Provincetown there were 22 condominium sales in the first quarter vs. 24 last year. The median sales price was up 27% to $528K and the average sale price was up 15% to $528K. Sales volume was even with last years at $11M. The average price per square foot for condos sold was $563, up from $500 per square foot in the 1st quarter of 2014. There are 82 condos on the market with an average asking price of $590K and average price per square foot of $666.

The average sale price for a single-family home was down 5% to $1.03M from $1.08M. The number of single-family home sales in Provincetown increased by 50% to nine from six last year. There are 40 single-family properties on the market with an average asking price of $1.37M. There is still a shortage of inventory in this category that continues to have a direct impact on sales numbers.














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

We expect that the late spring will create a rush of buyer interest and range of new properties for sale. This delayed spring market coupled with consistent and pent up demand, as well as continued low interest rates, creates an historically opportune time for homeowners to sell.




The average sales price for single-family properties in Truro was up 26% to $922K from $733K in 2014. However, the median price was down 12% to $626K. The number of sales was up from eight to 10 this year. Currently,there are 103 single-family properties on the market with an average asking price of $891K.

In Wellfleet, the average sales price of single-family properties increased dramatically. The reason for this sharp increase was due to the sale of 95 Granny Treats Road – a single-family home that sold for $5.1M – that skewed averages much higher. The number of sales decreased by more than half to five units from 13 in 2014. There are 48 single-family properties on the market with an average asking price of $954K and a median asking price of $601K. Wellfleet is predominantly a single-family sales market as well.














Even with the severe weather this winter and a shortage of inventory in some categories, we continue to see increased prices and sales numbers on the Outer Cape. This illustrates a very resilient market and strong buyer demand.

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

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Goode and Farmer Report – Provincetown, Truro, Wellfleet April 2013

Provincetown Truro and Wellfleet First Quarter Figures 2013

Coming off a banner year in 2012, where year-end sales surpassed industry expectations, we wouldn’t have been surprised at a more “normal” first quarter of 2013. Real estate sales did slow as winter activity was moderated by weekly snowstorms more than by any changes in market fundamentals. Sales were more aligned to 2011 than to 2012.

The average sale price for a single-family home in Provincetown was up 27% to $1.021M, but the number of sales was down 25% from 12 to 9 sales. Total dollar volume was about even with 1Q2012 at $9.2M and average days on market were even as well, at 189 days.

There were 16 condo sales in the first quarter, down from 29 last year. The average sales price was $367K, which was down 8% from 2012. The decrease in condo sales was evident, as buyers were not inclined to show up on snowy weekends to shop for real estate.

The continued decrease in inventory remains a factor as the number of properties for sale continues its decline to about 25% from the same period last year. There are currently 52 single-family homes available for sale in Provincetown with an average asking price of $1.373M. There are 102 condominiums available for sale with an average asking price of $476K.

In our year-end report for 2012, we mentioned the decrease in available homes for sale were beginning to build the case for spring 2013 being an opportune time for sellers who had been sitting on the sideline, to put their property on the market. The case has been made. Mortgage rates remain at historic lows and the buyer pool is growing. This evolving supply and demand dynamic in Provincetown will be the factor to watch moving forward in 2013




Single-family home sales in Wellfleet and Truro were strong in the first quarter. In Truro, sales increased by 27% from 11 to 14. The average sales price decreased by 21% to $617K from $785, while the median sales price increased by 3% to $613K from $595K. Total sales volume remained flat at $8.6M.

Single-family home sales in Wellfleet increased 12% from 8 units to 9 units. The average sales price increased 3% to $510K from $496K, while the median sales price slipped 18% to $395K from $482K.

First quarter sales analysis can swing wildly on the outer Cape, as the numbers are relatively small and one sale plus or minus can move the percentages in a dramatic fashion. The first quarter is just a hint of what is to come and begins to outline the narrative for the full year ahead in real estate on the outer Cape.


Truro Wellfleet


In our wrap up we are going to repeat what we said in our 2012 year-end review. Real estate is back! And while we don’t want to be accused of having “irrational exuberance,” we continue to see buyer excitement that has not been seen for years. But, buyers do need to see more choices. Sellers are becoming more confident that this is the time to sell. These positive buyer and seller attitudes and the continuation of rock-bottom mortgage rates bode extremely well for 2013!

Please call or stop in if you are considering selling or if you are just curious as to what your home is worth. Our business philosophy is that the best-informed sellers and buyers are the happiest. And, that’s what we do best.

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Goode & Farmer Report Provincetown- January 2013

Provincetown, Truro, and Wellfleet Real Estate Market 2012 Year-End figures.

For a year filled with anxiety and trepidation, a polarizing presidential election and talk of falling off the fiscal cliff, the real estate market in many places started to purr like a fine tuned engine. Many cities and towns throughout the country experienced substantial increases in the number of sales as well as climbing prices. In some places such as the downtown Boston market, sales and prices were up as inventory fell to low levels not seen in many years. The news on the Outer Cape was as positive and the year-end sales reports surpassed what many in the industry expected.

Total sales in Provincetown were up 36% from 169 units in 2011 to 229 in 2012 and volume closed was up 51% from $84M to $127M in 2012. There were 166 condominium sales in 2012 totaling $70M vs. 113 condos sales in 2011 totaling $43M – an increase of 63%. The average sale price for condominiums in Ptown was up 12% over 2011 to an average sale price of $421K.

Single family sales in Provincetown were also very strong with 52 sales in 2012 totaling $47M vs. 31 sales for $23M in volume in 2011 – a whopping increase of 104% in volume. The average sale price for a single-family home was up 21% to an average of $912K. Provincetown leads the way on the Cape for positive real estate news and tends to follow the key downtown Boston in performance stats more than other towns on the Cape. Downtown Boston experienced a 23% increase in sales and an average increase in sales price of 5%.

An important development in Provincetown is that inventory of properties for sale has dropped by around 25% since last year at this time. For the past several years the number of condos and single-family homes for sale year after year had remained relatively stable. This market dynamic begins to build a case for spring 2013 being a historically opportune time for those sellers who have been waiting on the sidelines to put their property on the market. This evolving supply and demand dynamic may be the best for sellers in several years.

Other towns on the Outer Cape did well too. The number of sales in Truro was up 49% over 2011 with 97 sales in 2012 vs 65 in 2011 and an increase in total volume of 60% to $51M. The Truro market consists mostly of single-family homes.

In Wellfleet, the number of sales increased 54.5% from 66 sales in 2011 to 102 in 2012 with a total sales volume of $49M, representing a 60% increase. Wellfleet is predominantly a single -family sales market too. These sales and volume increases in both Wellfleet and Truro are representative of the entire outer Cape real estate market.


So, we have heard it from all corners…real estate is back! And nowhere is this more evident than in Provincetown and the outer Cape.

We don’t want to be accused of having “irrational exuberance,” but we are seeing and feeling buyer excitement that we have not seen in many years. But, buyers do need more choices. Sellers are more confident as well that this is the time to sell. These buyer and seller attitudes coupled with a continuation of rock bottom mortgage rates and an improving economy bode well for 2013 being a great year to jump in the market and own a piece of paradise.

Please call or stop in if you are considering selling or if you are just curious as to what your home is worth. Our business philosophy is that the best-informed sellers are the happiest and that is what we do best!