Cape Cod Real Estate

January Market Update 2019

Hello to all and Happy New Year!  We wish you health and happiness for 2019

December Review: 

   If we had to choose a word for December it would be: schizophrenic.  Between large swings in the stock market, concomitant swings in the mortgage market and an uncertain future of rate hikes, frankly we feel a little addled.  The local housing market however continues to show strength despite these causes for concern.  While inventory was down from November, it is up 4% from this time last year and we are at 4.8 months of inventory, which is 11.6% higher than last year.  In other words we are seeing the trend continue where inventory of homes for sale is being built back up, though slowly.  Otherwise December continued the normal seasonal slump as people spent time with family over the holidays.  We still need a bit of time to finish crunching the numbers from all of 2018 but expect to see a full year analysis in the coming weeks.

 

Recent Market Summary

  Oct Nov Dec
Closed Sales 378 308 290
Inventory 2,252 1,968 1,614
Median Sales Price $480K $435K $385K
Avg Days on Market 98 100 95
Avg % of Original Price 94% 94% 93%

 

Featured Search - Homes in Dennis

Stay up to date on the MA short term rental Tax

MA Short Term Rental Tax

Massachusetts Governor Baker recently signed into law a change to the taxable nature of short term rentals.  This affects many of the property owners on Cape Cod who rent for less than 31 days in the summer months.  Some relevant information can be found on the Massachusetts Association of Realtors website here but a quick synopsis is as follows:

Highlights:

New Tax Changes:

  1. State: 5.7%
  2. Local: up to 6% (6.5 for Boston)
  3. Cape Cod & Islands: includes additional 2.75% to fund Cape Cod and Islands Water Protection Fund 
  4. A community impact fee of up to 3% may be assessed locally on professionally managed properties (Owners of two or more units in one town)
  5. Takes effect July 1, 2019.  Bookings made before January 1st, 2019 are exempt.
  6. Realtors who manage the rental bookings and collect the rent will likely be responsible for collecting the tax.
  7. Guidance and more details will follow from the IRS and state authorities.

We'll be keeping a sharp eye on this matter and updating you when we learn more information.  As always feel free to contact us with questions about how this will impact your rentals or your property management needs.

December Market Update

November Review: 

   After a busier than usual late fall we are starting to see the seasonal cooling off around the holidays.  Closed sales, inventory and median sales price were all down in November as both sellers and buyers tend to back off this time of year.  We also note that with 5.8 months supply of inventory the market is healthier compared to November last year (5.3 months).  The strong economy and hints from the Fed that rate hikes may be slowing down is good news for a healthy local market.  However the low affordability index (meaning the median house price costs more than the median income can afford) continues to be a point of concern.

 

Recent Market Summary

  Sept Oct Nov
Closed Sales 370 378 308
Inventory 2,291 2,252 1,968
Median Sales Price $437K $480K $435K
Avg Days on Market 89 98 100
Avg % of Original Price 95% 94% 94%

 

Featured Search - 3br/2ba homes

for less than 500k

Happy Holidays to all! Follow us on

facebook for news and updates 

 

Cape Cod Open Houses Weekend 12/1-12/2

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

 

Saturday 1-3 | 47 Asack Drive, South Dennis

This lovely home in a sought-after Dennis neighborhood offers sparkling hardwood and tile floors. It is conveniently located with easy access to amenities and all of life's needs. Sit back and enjoy morning coffee in the window wrapped sunroom while listening to the chirping birds in the peaceful yard. Step out on the Azek deck to feel the breeze coming through the trees that afford exceptional privacy. Entertain from the smartly appointed stainless kitchen with granite counters. Nestle with a book around the gas fireplace in the living room. Or enjoy a movie in the loft that is large enough to be both an entertainment center and grand home office. Take comfort in the first floor master bedroom that features an en suite lovely bath and walk-in closet. House your guests in the two second floor bedrooms. Take pride in the interesting architectural features. Delight in the fact that this home is low maintenance and economical to own with its solar panels. This is truly a joy to own.

 

 

Sunday 1-3 | 152 Beacon St, South Yarmouth

Fabulous location, sought after neighborhood, convenient location, and underground utilities all highlight this spacious home. Larger rooms, hardwood under carpet, ready for you to enjoy and add your touches. Extremely well maintained with newer windows, doors, central air conditioning, heating system, electrical, septic, and siding. This home is ready to go with its two large bedrooms, two full baths, large living dining combo, wonderful family room, full basement, garage, large yard that abuts Cape Cod Rail Trail. A gem

 

 

 

November Market Update

October Review: 

Median Sales prices continue to climb in both the single family and condominium markets and, as a result, we saw a considerable drop in the affordability index for Barnstable County in October.  The inventory of homes dropped less than 2% since September and the current months of inventory, 6.6, is considered a healthy amount in a residential market.  Additionally average days on market increased and percent of original sales price decreased, indicating a better market for buyers.  The strong economic metrics and assurance the Fed will raise rates coupled with booming jobs reports and increasing wages could mean some changes in the real estate market here in Barnstable County.

 

Recent Market Summary

  Aug Sept Oct
Closed Sales 358 370 378
Inventory 2,182 2,291 2,252
Median Sales Price $420K $437K $480K
Avg Days on Market 90 89 98
Avg % of Original Price 95% 95% 94%

 

Featured Search - Condos with 2 beds or more!

Get ready for your photography appointment

with these helpful tips

Making your home photo ready

Photos! Photos! Photos!  Are crucial to attracting buyers to your home and getting them in the door.  Since all of our listings are syndicated to numerous websites it is essential that your first showing (your online photos) are done right the first time.  Here are some tips for sellers to prepare your home for an excellent photography appointment.  

~ Stay out of the shots, and Fido too ~

Family photos on the fridge, stairwell and mantlepiece are necessary to making your house feel like home - YOUR home.  However, potential buyers need to be able to picture themselves in the space, so consider removing some or all of these personal items.  And while photos are being enjoy a nice relaxing walk with the dog (or cat) so the photographer can do their work uninterrupted.

 

~ Arrange furniture for guests ~

We mean a couple of different things here but the main idea is that simplicity is the heart of elegance.  Remove excess furniture and decoration so that rooms feel more open, just like you would for a party.  Set out your patio furniture, create separate sitting areas that feel inviting and intimate (but not cramped).  Here is a nice example of the warmth that a patio set can bring.  47 Asack Drive in South Dennis has a beautiful deck that is even more appealing because your imagination inserts corn on the cob and iced tea.

 

~ Declutter ~

And don't take this the wrong way, we all live busy lives and have that pile of unread magazines on the coffee table.  But it doesn't look any nicer if you just straighten up the edges,  why not get rid of it completely?  Reduction is the most important point here; counter tops, coat racks, end tables, and refrigerators should all be clean and empty.  For a nice touch consider a modest centerpiece as an accent though.  Here is a great example of decluttering at a water view listing, 13 Beachwood Road in Yarmouth.  The shelves are clean and filled with only one accent piece, coat rack is empty and the beds are made without a pile of stuffed animals.

 

 

Check out some of our other blogs on selling your home here and, as always, give the Chatelains a call for all of your buying and selling needs.

Open Houses 11/10-11/11 Veterans Day Weekend

Thank you veterans for your service and, if you didn't serve, take a moment to thank a vet over the weekend. Also check out these open houses and if you are interested in any of these homes or to learn more about any other homes on the Cape, contact us today.

Sunday 1-3 | 13 Beachwood Road, South Yarmouth | Ocean View

Don't compromise on quality. This extraordinary custom renovated luxurious cottage personifies the charm of the Cape. Every inch in each of the six rooms is crafted to perfection from end-grain butcher block counters and Baldwin hardware to granite steps, copper gutters, and decorative mullions all by Kenneth Vona Construction. Ocean views capture quintessential Cape Cod. This jewel is less than 50 paces to Nantucket Sound beach. For the discerning homeowner this is a true pleasure to own.

 

 

Saturday 1-3 | 10 Cotuit Bay Drive, Cotuit | Cotuit Bay Shores

Cotuit Bay Shores--3 bedroom, 3 full bath charming home awaiting your touches. It offers one floor living, vaulted ceiling, skylights, hardwood floors, fireplace, private master suite, gracious living and dining rooms, zen garden, patio, two car garage. Enjoy association amenities including private beach on North Bay, deep water dock, tennis and bocce courts, playground, and walking trails. Bring your ideas and reap the benefits.

 

 

 

Saturday 10-12 | 15 Denver Drive unit C3 | Price Reduced

Welcome to Cranberry Pointe - the best kept secret in Yarmouth. Brew some coffee in your light and bright kitchen, and enjoy it on your private master balcony or sun-dappled first-floor deck. On the way out, grab a sweater from one of the large walk-in closets. Care for some fresh air? You unit abuts acres of scenic cranberry bogs. Have hobbies? You'll love the full basement just waiting for your projects. All this less than 1 mile from the beach and 2 miles to downtown Hyannis. The association boasts very low condo fees, is pet-friendly, and has exceptionally well maintained common areas...welcome home.

 

Open Houses 11/3-11/4

Fall is a great time to get into the market on the Cape.  The weather is still beautiful and you don't have to elbow your way through crowds.  Check out these open houses and if you are interested in any of these homes or to learn more about any other homes on the Cape, contact us today.

 

Saturday 10-12 | 15 Denver Drive Unit C3, West Yarmouth

Welcome to Cranberry Pointe - the best kept secret in Yarmouth. Brew some coffee in your light and bright kitchen, and enjoy it on your private master balcony or sun-dappled first-floor deck. On the way out, grab a sweater from one of the large walk-in closets. Care for some fresh air? You unit abuts acres of scenic cranberry bogs. Have hobbies? You'll love the full basement just waiting for your projects. All this less than 1 mile from the beach and 2 miles to downtown Hyannis. The association boasts very low condo fees, is pet-friendly, and has exceptionally well maintained common areas...welcome home.

 

 

Saturday 1-3 | 152 Beacon St, South Yarmouth

Fabulous location, sought after neighborhood, convenient location, and underground utilities all highlight this spacious home. Larger rooms, hardwood under carpet, ready for you to enjoy and add your touches. Extremely well maintained with newer windows, doors, central air conditioning, heating system, electrical, septic, and siding. This home is ready to go with its two large bedrooms, two full baths, large living dining combo, wonderful family room, full basement, garage, large yard that abuts Cape Cod Rail Trail. A gem

 

 

Sunday 1-3 | 47 Asack Drive, South Dennis

This lovely home in a sought-after Dennis neighborhood offers sparkling hardwood and tile floors. It is conveniently located with easy access to amenities and all of life's needs. Sit back and enjoy morning coffee in the window wrapped sunroom while listening to the chirping birds in the peaceful yard. Step out on the Azek deck to feel the breeze coming through the trees that afford exceptional privacy. Entertain from the smartly appointed stainless kitchen with granite counters. Nestle with a book around the gas fireplace in the living room. Or enjoy a movie in the loft that is large enough to be both an entertainment center and grand home office. Take comfort in the first floor master bedroom that features an en suite lovely bath and walk-in closet. House your guests in the two second floor bedrooms. Take pride in the interesting architectural features. Delight in the fact that this home is low maintenance and economical to own with its solar panels. This is truly a joy to own.

Open Houses 10/20-10/21

Fall is a great time to get into the market on the Cape.  The weather is still beautiful and you don't have to elbow your way through crowds.  Check out these open houses and if you are interested in any of these homes or to learn more about any other homes on the Cape, contact us today.

 

Saturday 10-12 | 10 Cotuit Bay Drive, Cotuit

Cotuit Bay Shores--3 bedroom, 3 full bath charming home awaiting your touches. It offers one floor living, vaulted ceiling, skylights, hardwood floors, fireplace, private master suite, gracious living and dining rooms, zen garden, patio, two car garage. Enjoy association amenities including private beach on North Bay, deep water dock, tennis and bocce courts, playground, and walking trails. Bring your ideas and reap the benefits.

 

 

 

Saturday 1-3 | 152 Beacon Street, South Yarmouth

 Fabulous location, sought after neighborhood, convenient location, and underground utilities all highlight this spacious home. Larger rooms, hardwood under carpet, ready for you to enjoy and add your touches. Extremely well maintained with newer windows, doors, central air conditioning, heating system, electrical, septic, and siding. This home is ready to go with its two large bedrooms, two full baths, large living dining combo, wonderful family room, full basement, garage, large yard that abuts Cape Cod Rail Trail. A gem.

 

 

 

 

Saturday 1-3 | 15 Denver Drive unit C3, West Yarmouth

Welcome to Cranberry Pointe - the best kept secret in Yarmouth. Brew some coffee in your light and bright kitchen, and enjoy it on your private master balcony or sun-dappled first-floor deck. On the way out, grab a sweater from one of the large walk-in closets. Care for some fresh air? You unit abuts acres of scenic cranberry bogs. Have hobbies? You'll love the full basement just waiting for your projects. All this less than 1 mile from the beach and 2 miles to downtown Hyannis. Low fees, exceptionally well maintained common areas...welcome home.

 

 

Sunday 10-12 | 47 Asack Drive, South Dennis

This lovely home in a sought-after Dennis neighborhood offers sparkling hardwood and tile floors. It is conveniently located with easy access to amenities and all of life's needs. Sit back and enjoy morning coffee in the window wrapped sunroom while listening to the chirping birds in the peaceful yard. Step out on the Azek deck to feel the breeze coming through the trees that afford exceptional privacy. Entertain from the smartly appointed stainless kitchen with granite counters. Nestle with a book around the gas fireplace in the living room. Or enjoy a movie in the loft that is large enough to be both an entertainment center and grand home office. Take comfort in the first floor master bedroom that features an en suite lovely bath and walk-in closet. House your guests in the two second floor bedrooms. Take pride in the interesting architectural features. Delight in the fact that this home is low maintenance and economical to own with its solar panels. This is truly a joy to own.

 

Open Houses 10/13-10/14

Fall is a great time to get into the market on the Cape.  The weather is still beautiful and you don't have to elbow your way through crowds.  Check out these open houses and if you are interested in any of these homes or to learn more about any other homes on the Cape, contact us today.

13 Beachwood Road, South Yarmouth | Sunday 1-3 pm

First Open House! Don't compromise on quality. This extraordinary custom renovated luxurious cottage personifies the charm of the Cape. Every inch in each of the six rooms is crafted to perfection from end-grain butcher block counters and Baldwin hardware to granite steps, copper gutters, and decorative mullions all by Kenneth Vona Construction. Ocean views capture quintessential Cape Cod. This jewel is less than 50 paces to Nantucket Sound beach. For the discerning homeowner this is a true pleasure to own.

 

 

 

15 Denver Road #C3, West Yarmouth | Sunday 1-3 pm

Welcome to Cranberry Pointe - the best kept secret in Yarmouth. Brew some coffee in your light and bright kitchen, and enjoy it on your private master balcony or sun-dappled first-floor deck. On the way out, grab a sweater from one of the large walk-in closets. Care for some fresh air? You unit abuts acres of scenic cranberry bogs. Have hobbies? You'll love the full basement just waiting for your projects. All this less than 1 mile from the beach and 2 miles to downtown Hyannis. Low fees, exceptionally well maintained common areas...welcome home.