Cape Cod real estate (Falmouth, Yarmouth: lease, house, buyers)

[citychik]

Hi all,
Always loved Cape Cod, but I've only visited it a few times and am not that familiar with it. It's been a looooong time since I was there, so I am just wondering if it could be possible to buy a home on Cape Cod that isn't sky-high, over-the-top expensive. I would only want a small cottage. What towns are likely to have the least expensive home prices? Are there any areas where a house might go for less than $400k?


[also wondering why there are no sub-forums here for Cape Cod or The Berkshires]

[Sotsgreen]

There's definitely homes under that price point. Yarmouth is one possibility. They will be easier to find on the inner cape.

[MikePRU]

Originally Posted by citychik

Hi all,
Always loved Cape Cod, but I've only visited it a few times and am not that familiar with it. It's been a looooong time since I was there, so I am just wondering if it could be possible to buy a home on Cape Cod that isn't sky-high, over-the-top expensive. I would only want a small cottage. What towns are likely to have the least expensive home prices? Are there any areas where a house might go for less than $400k?

We have some people that post here who are very plugged into the Cape. Hopefully, someone will chime in soon.

Originally Posted by citychik

[also wondering why there are no sub-forums here for Cape Cod or The Berkshires]

There was a discussion about that a few months ago. I think the gist was that there isn't enough traffic on the discussions having to do with those areas (or maybe it was the search terms) to justify sub forums for those areas.

[Cape Cod Todd]

Cape Cod is great and in about a month the crowds will be clearing out. September is the best time.

I own my own RE company down here and yes you can buy a nice property for $400.000. On Cape location is really the key from town to town and proximity to water and beaches.

For example we have a listing for a 3 bedroom 1 bath cottage on the beach in Brewster for $950,000 and you can literally jump off your deck and land on the beach, what a view of the bay! Elsewhere in Brewster $400,000 will buy you a nice 3 bedroom 2 bath home. In Orleans the same house will go for a bit more in say Harwich a bit less, in Chatham it's more. It's all about the location.

Another thing to keep in mind is the low property taxes we have on Cape except for Sandwich and Falmouth that is.
There is a lot to consider when choosing your Cape Dream.

Your budget will buy you a very nice cottage.

[NEpats106]

Todd, while I agree regarding Sandwich taxes, Falmouth has the lowest tax rates on the Upper Cape. West of Chatham the only lower rate is Dennis.

But to OP's point, yes $400K can get you something quite lovely in most towns on the Cape.

Originally Posted by Cape Cod Todd

Cape Cod is great and in about a month the crowds will be clearing out. September is the best time.

I own my own RE company down here and yes you can buy a nice property for $400.000. On Cape location is really the key from town to town and proximity to water and beaches.

For example we have a listing for a 3 bedroom 1 bath cottage on the beach in Brewster for $950,000 and you can literally jump off your deck and land on the beach, what a view of the bay! Elsewhere in Brewster $400,000 will buy you a nice 3 bedroom 2 bath home. In Orleans the same house will go for a bit more in say Harwich a bit less, in Chatham it's more. It's all about the location.

Another thing to keep in mind is the low property taxes we have on Cape except for Sandwich and Falmouth that is.
There is a lot to consider when choosing your Cape Dream.

Your budget will buy you a very nice cottage.

[Beachcomber4]

You can find a home under $400K but be ready to pounce. According to friends and neighbors who are in the real estate business, homes under 4 don't sit on the market are often sold before they hit the market. There is a demand. I would suggest getting a feel for where you might want to buy and contacting an agent to get an idea of what is available.

Todd is correct, $400K can buy a nice home in some areas and a lease on a tool shed in others- even sometimes in the same town the disparity is amazing.


In regard to taxes: Falmouth is lower than Barnstable, Bourne, Brewster, Harwich, Mashpee, Yarmouth and of course, Sandwich that has the highest property taxes on Cape.

Barnstable $9.30
Bourne $10.17
Brewster $8.43
Chatham $5.02
Dennis $6.55
Eastham $7.44
Falmouth $8.37
Harwich $9.07
Mashpee $9.51
Orleans $6.46
Provincetown $7.80
Sandwich $14.47
Truro $6.77
Wellfleet $6.83
Yarmouth $9.98

[LeavingMA]

Originally Posted by Beachcomber4

You can find a home under $400K but be ready to pounce. According to friends and neighbors who are in the real estate business, homes under 4 don't sit on the market are often sold before they hit the market. There is a demand. I would suggest getting a feel for where you might want to buy and contacting an agent to get an idea of what is available.

Todd is correct, $400K can buy a nice home in some areas and a lease on a tool shed in others- even sometimes in the same town the disparity is amazing.


In regard to taxes: Falmouth is lower than Barnstable, Bourne, Brewster, Harwich, Mashpee, Yarmouth and of course, Sandwich that has the highest property taxes on Cape.

Barnstable $9.30
Bourne $10.17
Brewster $8.43
Chatham $5.02
Dennis $6.55
Eastham $7.44
Falmouth $8.37
Harwich $9.07
Mashpee $9.51
Orleans $6.46
Provincetown $7.80
Sandwich $14.47
Truro $6.77
Wellfleet $6.83
Yarmouth $9.98

That doesn't tell the whole story on what their tax burden would be. The rate might be lower, but the assessment might be higher; and vice versa. It is common for communities to brag about lowering their tax rate, all the while increasing your assessment and you pay the same if not more.

[Beachcomber4]

Originally Posted by LeavingMA

That doesn't tell the whole story on what their tax burden would be. The rate might be lower, but the assessment might be higher; and vice versa. It is common for communities to brag about lowering their tax rate, all the while increasing your assessment and you pay the same if not more.

Of course it doesn't tell the WHOLE story.

But it's good, general information to have when starting the search.

[LeavingMA]

Originally Posted by Beachcomber4

Of course it doesn't tell the WHOLE story.

But it's good, general information to have when starting the search.

Sorry for trying to be more helpful. Just saying the tax rate means nothing without the assessed value.

[Cape Cod Todd]

You are right Beachcomber, I don't know why Falmouth popped into my mind when I was thinking about a higher tax rate. I should have checked my own website LOL.

I do know that we often have buyers moving to the Cape from out of state and they will ask about the tax rate and they say "is that per month?" No for it is for the year. There are some towns in states where the tax rate is ridiculous on an average house but there will be other perks like lower or non existant taxes that seem to level everything out.


The best buyer is an educated one and there is a wealth of info online that can really help a buyer find the right property for them.