Cape Cod Area

Open Houses 6/23-6/24

We have six excellent open houses this weekend.  If you are interested in any of these homes or to learn more about any other open houses on the Cape, contact us today.

 

Saturday 10-12 | 56 Clear Brook Road, West Yarmouth 

The price has just been reduced on this excellent starter, retirement or vacation home which is conveniently located with easy access to shopping, beaches, and amenities. It is very well maintained and offers a nice floor plan with two bedrooms, granite counters, wood floors, newer windows, newer roof, Hardie plank siding, Azek trim, air conditioning, top of the line heating system including on-demand hot water, Generac generator, a large half acre private yard, garage and full basement. Bring your colors and love this sweet surprise that awaits you.

 

Saturday 10-12 | 17 Mayflower Lane, South Yarmouth 

Fall in love with this sun-filled South Yarmouth charmer. Grab some appetizers from the cathedraled kitchen, then step outside and sip a drink on the lush patio. Cooling off? Warm up by the gas stove in the front-to-back living room. Stretch your legs with a peaceful stroll down to one of two beaches on lovely Long Pond. Flexible 5-room floor plan, super convenient location, newer roof and boiler...welcome home.

 

 

Saturday 10-12 | 9 River Road, West Dennis 

Bring your beach balls...This Cape Cod year-round getaway with proven rental history is turnkey ready for fun with plenty of room for outdoor games. It is being sold furnished along with the booked rentals. It is nestled on a cul-de-sac and features wood floors, three bedrooms, living room with cozy fireplace, nice sized eat-in kitchen, enclosed porch, wonderful deck for barbecues, and large storage shed. The location offers easy access to warm Nantucket Sound beaches, shopping, kayaking on the Swan River, and bicycling on the Cape Cod rail trail. It is well kept, has a newer furnace, a whole house fan, passing Title V septic system, and washer and dryer. This is a true gem.

Saturday 1-3 | 1685 Hyannis Road, Barnstable Village 

Been a while since you've been swept off your feet? The wait is over when you see this magical estate on 1.67 acres including a renovated main house with a guest cottage to boot. Gardeners can delight at the darling greenhouse and extant gardens, while industrious agrarian hearts have plenty of room for expansion. And when rain or cold drive you inside from your verdant paradise relish the opportunity to enjoy the indoors. Be greeted by the modern kitchen, the perfect compliment to its vaulted ceiling and wide floor boards of the main house. With a floor plan that balances open and private like no other you will settle into this Barnstable Village paradise like reclining in your favorite chair.

Saturday 1-3 | 9 Osborn Snow Drive, East Dennis

Enjoy the summer in style with this unmatched luxury home. 250 acres of scenic Crowes Pasture Conservation Area are just out your back door with panoramic views of the best vista around. Entertain guests and friends with a gracious deck just off the gourmet kitchen, charming outdoor sitting areas with gas fireplace, and still room for outdoor games in the yard. Have clients coming for a long weekend? Provide them the privacy they deserve with a guest suite including a private deck. Invite those guests to bask at one of the close Dennis beaches, Sea Street or Cold Storage, just a jaunt away.

Sunday 1-3 | 438 Main Street, Osterville

Set yourself apart from the ordinary. This unique & refined home is to be enjoyed in summer and year long. Just minutes to Fancy's Market, library, post office, galleries, coffee & brunch; or to Dowses Beach for sunny walk or cooling dip; or launch a kayak down East Bay to Centerville River. This home is tastefully renovated with versatile floor plan ideal for entertaining. The heart of the home features a family room/kitchen combination that spills onto the large gracious sun room, deck & patio. The living room with lovely bay window is set apart allowing for intimate chats. 2 of the bedrooms each have private baths. There is additional large sleeping areas with half bath for visitors. The home is air conditioned throughout. Plenty of parking for guests. This is what life is all about.

Market Update June 2018

May Review: Last month was characterized by the Spring market frenzy.  While 399 closed single family homes may not seem like much of a frenzy, compared to the January-April dearth, it was.  Overall though, sales and inventory are down compared to this time last year, which we believe says more about the unusually busy 2017 market leaving us with lower inventory to start 2018.  Conditions still favor sellers and buyers are encouraged to have strong offers (excellent financing and few contingencies) placed early to be considered.  We are encouraged to see an increase in new listings which is helping to rebuild the inventory here in Barnstable County.  Experts are also considering the idea that the current market conditions (higher prices and fewer days on market) are more sustainable than originally expected due to improved lending practices to more qualified borrowers.

Featured Search: Cute Mid-Cape Cottages for less than $350,000 What's New in Barnstable County?  Find out here

Recent Market Summary

  March April May
Closed Sales 255 329 399
Inventory 1,584 1,755 1,924
Median Sales Price $415,000 $399,000 $429,000
Avg Days on Market 137 108 114
Avg % of Original Price 95% 96% 95%

 

Open Houses 5/19-5/20

We have four excellent open houses this weekend and predictions of fair weather so don't miss out.  If you are interested in any of these homes or to learn more about any other open houses on the Cape, contact us today.

Sunday 1-3 | 9 Osborn Snow Drive, East Dennis | $1,895,000 | Sweeping Views

Enjoy bird watching in spring and fireworks over Cape Cod Bay on the 4th of July from the spacious custom crafted home. The setting has character that is un-matched with expansive views of Quivet Neck, lush grounds, and easy access to Crowes Pasture, Cold Storage and Sea Street Beaches--a most sought after location in East Dennis. The home's flow is inviting and gracious with three gas fireplaces, vaulted ceilings, and sparkling floors. There are outstanding entertainment areas from gourmet kitchen, outdoor brick oven, and large deck to gracious dining room. For work-at-home folks the private office cannot be beat. This is a one-of-a-kind lovely home that offers more than the ordinary.

 

Sunday 10-12 | 1685 Hyannis Rd, Barnstable Village | $949,000 | House & Cottage

Two homes on one lot! This 1.67 acre estate consists of a tastefully renovated gracious main house plus guest cottage in a verdant setting. Situated in Barnstable Village and less than a mile from Millway beach this property is currently unmatched, yet still has room for expansion. How about a tennis court, swimming pool, or bocce ball court? The possibilities are endless. The main house boasts a gourmet kitchen, beautiful hearth with an elegant custom mantle, gleaming wood floors, renovated baths with river-stone tile, butler's pantry converted into a dignified office, nooks and crannies galore. The detached one bedroom guest cottage with its beautiful floors and window wrapped den, along with the main house, make this versatile property perfect for large gatherings and summer soirees. Your imagination will delight when you encounter the outdoor fire pit, travertine patio, gardens, green house and fruit trees. All of these are just a minute to coffee shops, restaurants, post office, galleries, and village market. The renovations undertaken since 2003 include new kitchen, baths, windows, furnace, hot water heaters, roof, painted interior and exterior, to name a few. The landscaping is beautiful and allows for simplicity or formality. This is a one of a kind property to be proud of and love.

Saturday 1-3 | 438 Main St, Osterville | $629,000 | Singular Layout

Set yourself apart from the ordinary. This unique & refined home is to be enjoyed in summer and year long. Just minutes to Fancy's Market, library, post office, galleries, coffee & brunch; or to Dowses Beach for sunny walk or cooling dip; or launch a kayak down East Bay to Centerville River. This home is tastefully renovated with versatile floor plan ideal for entertaining. The heart of the home features a family room/kitchen combination that spills onto the large gracious sun room, deck & patio. The living room with lovely bay window is set apart allowing for intimate chats. 2 of the bedrooms each have private baths. There is additional large sleeping areas with half bath for visitors. The home is air conditioned throughout. Plenty of parking for guests. This is what life is all about.

Saturday 10-12 | 56 Clear Brook Rd, West Yarmouth | Extra Large Lot

This excellent starter, retirement or vacation home is conveniently located with easy access to shopping, beaches, and amenities. It is very well maintained and offers a nice floor plan with two bedrooms, granite counters, wood floors, newer windows, newer roof, Hardie plank siding, Azek trim, air conditioning, top of the line heating system including on-demand hot water, Generac generator, a large half acre private yard, garage and full basement. Bring your colors and love this sweet surprise that awaits you.

Best Shellfishing Spots on Cape Cod

Courtesy of C Dannhauser

Spring makes us love the Cape for a lot of different reasons, not the least of which is the warming weather and water.  Warmer water means that we no longer need to worry about hypothermia when participating in one of the best Cape Cod activities, shellfishing.  Each town has unique regulations and areas that are open and closed depending on the season.  Check out the listings below for more details in your town.  We also provide one or two suggestions of our favorite places but we suggest you find your own!

 Town information  Our Favorite Spot (but check for seasonal closures)
Bourne Buttermilk Bay
Sandwich Mill Creek
Falmouth Waquoit Bay
Mashpee Great River south of the landing
Barnstable Scudder Lane or West Bay
Yarmouth Gray's Beach
Dennis Cove Rd (West Dennis Side)
Brewster Ellis Landing
Harwich Wychmere Harbor
Chatham Mill Creek or Oyster Pond
Orleans Little Pleasant Bay
Eastham Boat Meadow Creek
Wellfleet Indian Neck or Chipman's Cove
Truro Pamet River
Provincetown West of the Breakwater

 

 

 

 

 

 

 

 

 

 

 

 

 

Photo courtesy of C. Dannhauser

Open Houses 5/5-5/6

We have four excellent open houses this weekend and predictions of fair weather so don't miss out.  If you are interested in any of these homes or to learn more about any other open houses on the Cape, contact us today.

Unmatched |  9 Osborn Snow Drive, East Dennis | Sunday 1-3

Location is everything and this home has it all - expansive views of Quivet Neck conservation land as far as Cape Cod Bay, lush grounds that set the tone for the Cape Cod lifestyle and all only a stroll to Cold Storage and Sea Street Beaches. The gracious interiors cover 6600 square feet which include separate living quarters and a large private office that makes this home ideal for a professional home office. Every inch was custom crafted with low maintenance in mind. Boasting a fabulous chef's kitchen and oversized deck, entertaining is a breeze. Delight your clients with delicious treats prepared in the brick oven while enjoying the sweeping views and wine on the deck or by the fire pits. This special place features 5 bedrooms, 5 baths, sparkling wood, tile, vaulted ceilings, This is truly private and in an exceptional neighborhood. Bring your personal touches.

House with Guest Cottage |  1685 Hyannis Rd, Barnstable Village | Saturday 12-2pm

Two homes on one lot! This 1.67 acre estate consists of a tastefully renovated gracious main house plus guest cottage in a verdant setting. Situated in Barnstable Village and less than a mile from Millway beach this property is currently unmatched, yet still has room for expansion. How about a tennis court, swimming pool, or bocce ball court? The possibilities are endless. The main house boasts a gourmet kitchen, beautiful hearth with an elegant custom mantle, gleaming wood floors, renovated baths with river-stone tile, butler's pantry converted into a dignified office, nooks and crannies galore. The detached one bedroom guest cottage with its beautiful floors and window wrapped den, along with the main house, make this versatile property perfect for large gatherings and summer soirees.

 

Price Reduced! |  438 Main St, Osterville | Saturday 1-3

Set yourself apart from the ordinary. This unique & refined home is to be enjoyed in summer and year long. Just minutes to Fancy's Market, library, post office, galleries, coffee & brunch; or to Dowses Beach for sunny walk or cooling dip; or launch a kayak down East Bay to Centerville River. This home is tastefully renovated with versatile floor plan ideal for entertaining. The heart of the home features a family room/kitchen combination that spills onto the large gracious sun room, deck & patio. The living room with lovely bay window is set apart allowing for intimate chats. Two bedrooms each have private baths. There is an additional large sleeping area with half bath for visitors. The home is air conditioned throughout. Plenty of parking for guests. Take part in what life is all about.

 

Brand New to Market | 9 River Road, West Dennis | Saturday 1-3

Bring your beach balls...This Cape Cod year-round getaway with proven rental history is turnkey ready for fun with plenty of room for outdoor games. It is being sold furnished along with the booked rentals. It is nestled on a cul-de-sac and features wood floors, three bedrooms, living room with cozy fireplace, nice sized eat-in kitchen, enclosed porch, wonderful deck for barbecues, and large storage shed. The location offers easy access to warm Nantucket Sound beaches, shopping, kayaking on the Swan River, and bicycling on the Cape Cod rail trail. It is well kept, has a newer furnace, a whole house fan, and washer and dryer. This is a true gem.

Open Houses April 21 and 22

We have three excellent open houses this weekend and, with the first prediction of clear skies in some time, will be a great weekend to get out and preview your dream home!

New Price |  9 Osborn Snow Drive, East Dennis | Sunday 1-3

Location is everything and this home has it all - expansive views of Quivet Neck conservation land as far as Cape Cod Bay, lush grounds that set the tone for the Cape Cod lifestyle and all only a stroll to Cold Storage and Sea Street Beaches. The gracious interiors cover 6600 square feet which include separate living quarters and a large private office that makes this home ideal for a professional home office. Every inch was custom crafted with low maintenance in mind. Boasting a fabulous chef's kitchen and oversized deck, entertaining is a breeze. Delight your clients with delicious treats prepared in the brick oven while enjoying the sweeping views and wine on the deck or by the fire pits. This special place features 5 bedrooms, 5 baths, sparkling wood, tile, vaulted ceilings, This is truly private and in an exceptional neighborhood. Bring your personal touches.

 

Brand new to market |  1685 Hyannis Rd, Barnstable Village | Saturday 1-3pm

Two homes on one lot! Charm best describes the tastefully renovated gracious antique main house on a 1.67 acre estate setting smack dab in Barnstable Village less than a mile from Millway beach with lovely three bedrooms, three baths. The detached one bedroom guest cottage along with the main house makes this versatile property perfect for large gatherings & summer soirees. Your imagination will explode when you encounter the outdoor fire pit, travertine patio, gardens, greenhouse and fruit trees. All this just a minute to coffee shops, restaurants, post office, galleries, and village market. Step inside the main house to find sparkling floors, gourmet kitchen, nooks and crannies at every turn. Send guests to the cottage with its beautiful floors, window wrapped den and enjoy your space. This is a sensational property with room for expansion. How about a tennis court, swimming pool, or bocce ball court? The possibilities are endless. The renovations undertaken since 2003 included new kitchen, baths, windows, furnace, hot water heaters, roof, painted interior and exterior, to name a few. The landscaping is beautiful and allows for simplicity or formality. This is one of a kind property to be proud of and to love.

 

New Price |  438 Main St, Osterville | Saturday 10-12

Set yourself apart from the ordinary. This unique & refined home is to be enjoyed in summer and year long. Just minutes to Fancy's Market, library, post office, galleries, coffee & brunch; or to Dowses Beach for sunny walk or cooling dip; or launch a kayak down East Bay to Centerville River. This home is tastefully renovated with versatile floor plan ideal for entertaining. The heart of the home features a family room/kitchen combination that spills onto the large gracious sun room, deck & patio. The living room with lovely bay window is set apart allowing for intimate chats. Two bedrooms each have private baths. There is an additional large sleeping area with half bath for visitors. The home is air conditioned throughout. Plenty of parking for guests. Take part in what life is all about.

 

If you are interested in any of these homes or to learn more about any other open houses on the Cape, contact us today.

Open Houses Weekend 2/24-2/25

We have 3 great open houses this weekend that you won't want to miss.

With 9 Osborn Snow Drive, East Dennis, location is everything and this home has it all - expansive views of Quivet Neck conservation land as far as Cape Cod Bay and lush grounds that have character and set the tone for the Cape Cod lifestyle. The gracious interiors cover 6600 square feet which include separate living quarters and a large private office that makes this home ideal for corporate retreats. Every inch was custom crafted with low maintenance in mind. Boasting a fabulous chef's kitchen and oversized deck, entertaining is a breeze. Delight your clients with delicious treats prepared in the brick oven while enjoying the sweeping views and wine on the deck or by the fire pits. This special place features 5 bedrooms, 5 baths, sparkling wood, tile, and lush carpeting, vaulted ceilings, and floor to ceiling windows. This is truly private and in an exceptional neighborhood. Bring your personal touches. $2,075,000.

 

Just new to the market 438 Main St, Osterville, is a unique refined residence a short stroll to Osterville Village for Fancy's Market, library, post office, coffee, and brunch or to Dowes Beach for a sunny walk or cooling dip. This renovated charmer has a versatile floor plan. The heart of the home features a family room kitchen combination that spills onto the large gracious sun room that was added in 2012 with deck and patio on either side. The living room with lovely bay window is set apart allowing for quiet contemplation and intimate chats. Each bedroom has a private bath. There is extra sleeping area with half bath for visitors. The home is air conditioned throughout and has a fantastic outdoor shower. This adaptable home is to be enjoyed in summer and all year long. $699,000

 

Also new to market and having the versatility of both residential and general commercial zoning, 485 Main St, West Dennis, was also known as the Rose Victorian Gift Shop for many years.  Built in 1877 this striking Folk Victorian home features five bedrooms, 3 baths, a large carriage house of consistent architecture, two storage 'barns,' plus a privy. It is sited along Main Street a walk to the Village Center. Charm and grace best describe the tree lined street setting and interior with its inlaid wood floors, high ceilings, plaster ceiling medallions and many other period features. The General Commercial zoning allows for a wide variety of uses. Bring your ideas and make this property sparkle once more! $399,000

Market Trends and Analysis - Part 3

    Our goal in this series is it to help you understand how we interpret markets on the Cape and how this informs our recommendations when developing pricing strategies.  In this installment we will be evaluating a specific market - single family homes on the water, Barnstable to Orleans (Homes on Water Bodies & Homes on Beaches). Immediately we notice some relevant trends.

    First the median sales price for these homes is much higher than the Barnstable County median at $1,200,000, yet take far longer to sell with a median days on market of 95 (and an average of 231).  To be fair these are expensive waterfront homes, occupy a smaller market niche, and ultimately take longer to sell.  We also see, based on the bar graph at left, that the group of fastest selling homes (43 days or less) sell for 94% of the asking price - as compared to Brewster in Part 2, those fastest selling homes did so in 25 days or less with 99% of the asking price. 

    Getting back to the waterfront case study, the homes that take longest to sell require price reductions on the order of 12% off the original asking price and only sell for 79% of the original asking price.  What we see here is that people tend to price waterfront homes very aggressively (high) and require significant reductions before they sell.  Furthermore these homes are sold for far less than the original asking price as well as the current asking price - something to think about if you are in the market for a $1,000,000 home on the water.  Consider also that many of these sellers have a price in mind and are willing, can afford, and believe that waiting will get their asking price; however, as is evident in the data, waiting longer does not return a higher sale price.

    We discovered one more interesting thing here.  When analyzing certain markets it is useful to know how square footage affects sale price - and it may not be what you think.  In this market (and this is not always the case) the larger the home the fewer dollars per square foot ($/sqft) it returns.  Using the trend line on the graph we would predict that a 9000sqft home would sell for about $500/sqft whereas a 1000sqft home would sell for closer to $600/sqft.  Mind this is a loose relationship but it is a trend that reappears in many markets.  The takeaway?  Larger waterfront homes are having a harder time selling than smaller ones - price reductions may be warranted earlier in developing a sales strategy.

  Check back next time for our final part in the series: some long term analyses.

5 Things to Consider When Hiring a Contractor

Fall is a great time to consider more significant home improvements including bathroom and kitchen remodeling, exterior residing and shingling, and landscaping upgrades and improvements.  With the holidays still months away many projects can be completed before guests, turkeys, and trees begin occupying your time.  If your project is a more significant undertaking, you can at least begin a conversation so that improvements can be done next year.  With this in mind here are our top five considerations when hiring a contractor.

1. ASK AROUND

The most significant way to spare yourself a headache down the road is to ask your friends and neighbors about their experiences.  If you notice quality craftsmanship at a dinner party, ask about the responsible contractor; if exterior repairs and painting look stunning, check for signs in the yard; if landscaping is exquisite... well, you get the idea.  If someone comes highly recommended they more than likely do a great job.  The trim pictured at left should raise a red flag if newer construction; in this case, this is 30 years old and in an outdoor shower, we figure we'll cut the builder some slack.

2. GET REFERENCES AND EXAMPLES OF WORK

A good contractor will stand by their work so ask to see examples (particularly of older work to determine longevity).  If a contractor does a dynamite paint job that in two years is chipping away, consider going elsewhere; also be aware that interior work is difficult to see in occupied homes but you can always ask the contractor - as should be obvious, inviting yourself onto others' property is inappropriate.  If you don't like the work they do, don't use them.  We love the custom tile work at 9 Osborn Snow Drive in East Dennis, pictured at right, as well as so much more in this luxury home.

3. EXPECT A WRITTEN CONTRACT

While operating on a handshake is doable, writing down your specific agreement insures both you and the contractor know what is expected.  Written contracts can easily be appended in the event of changes so don't think they lock you into an immutable arrangement (also four months is a long time to remember whether the painter was responsible for trim on the dog house or not).  Our advice - make sure 'clean-up' is well defined and a part of any agreement.

4. GET MULTIPLE BIDS

Too often people go with the first offer without considering other bids - this is a mistake.  Furthermore asking for bids from multiple contractors informs one of the most important things about them, their timeliness.  Frequently we make four or five calls for a job and receive only two calls back.  No matter how highly recommended someone is they don't win points by being hard to reach, late with offers, or otherwise discourteous in any way.

5. BE REASONABLE AND PATIENT

Even excellent contractors can't make every deadline and there are plenty of legitimate reasons why something may not go as expected.  Good contractors are busy and may not be able to work with you for months, or even years.  In addition, when you are working with someone don't expect that they will be able to do everything today, be understanding with reasonable delays, and be kind.  If things aren't going as expected then you can always refer to your written contract about how to end the work.  In fact, the land at 196 Baxter Street, South Dennis - pictured at left - has been on a contractors docket for nearly 15 years, but we are constantly reassured a house will be built any day now (just kidding of course.  But give us a call if you are interested in this land...it is a lot to love.)

 

If you have any questions about how home improvements affect your property in the market feel free to contact us today, we are always happy to answer any questions you may have.

Things to do in the Fall on Cape Cod

Ask Agnes Vol IV: Fall on Cape Cod

Cape Cod Chatelains: "Can you believe, Agnes, that Labor day is almost here and fall is just around the corner?"

Agnes: "Unbelievable.  I love the summer on Cape Cod but fall is fantastic for a lot of different reasons."

CCC: "That certainly makes my next question easy...what do you love about fall Agnes?"

A: "First and foremost I love this time of year; days are warm, nights are cool and the weather is dry.  Outside activities are a treat and I particularly love birding in the fall.  Between South Beach in Chatham and the Wellfleet Bay Wildlife Sanctuary the outer Cape abounds with spectacular fall species.  Many of the marshes in Dennis and Harwich (Like Crowes Pasture and Bell's Neck) are also excellent places to see migrants as they prepare for their journeys.  I also enjoy listening to Mark Faherty's bird report on the local NPR station WCAI."

CCC: "Great thoughts thanks Agnes.  What else do you love about fall?"

A: "Well, I love the hustle and bustle of the summer season but I also love being able to drive around again and take advantage of the summer amenities that are still open, and largely quiet.  This is still a great time of year to enjoy a meal outside at one of the many fine establishments on the Cape...and without having to wait 45 minutes for a table!  The Cape Dining Review has some excellent suggestions that are frequently updated.  The weather is so wonderful that I really enjoy getting a chowder or a sandwich and sitting on an empty beach for lunch (and sometimes going for a quick dip as well since the water is still delightful).  There are so many beautiful beaches and, while a busy summer beach on a hot day is great, I like the cool quiet beaches of the fall too. "

CCC: "Very poetic Agnes, you are a romantic aren't you?"

A: "    "

CCC: "Anything else great about fall?"

End of the seasonA: "Well you can't think about fall on Cape Cod without at least mentioning that we live in New England, which has the market cornered on amazing fall activities.  It is easy to forget how close Cape Cod is to the rest of the world and, as much as we love spending time here, it is great to have a change of scenery every now and again.  Go apple picking, enjoy a hayride, view spectacular foliage, relish a drive off-Cape, see a witch in Salem, really the list is endless.  In fact here are some great ideas for things to do throughout Massachusetts. "

Well thank you again Agnes, we are lucky to have your decades of experiences here on Cape Cod.  As always, please contact us with any questions about your real estate needs, we are happy to help.