Cape Cod, Massachusetts | High-End Market Watch, Q1-Q3 2025

Market Highlights

HIGH-END $2,000,000+ MARKET HIGHLIGHTS

• Inventory up 1% (record 295 vs record 292 last year).
• Sales volume up 13% (record 204 vs record 181 last year).
• Top sale: $12,300,000, 27 Marchant Ave, Hyannis Port.
• Buyers benefit from improving inventories. Despite economic and political uncertainty, sales
  are at record levels.
• Sea level rise, storm impacts, and costly insurance are concerns for coastal properties.
• As usual special properties, in turnkey condition, expertly presented, reaching out to a broad
  market with a strong value proposition, will have a competitive advantage.

High-End Listings Active and Pending 

At the end of the third quarter, the high-end inventory of listings, active and pending, was up by 1% to a record 295 listings compared to a record 292 last year and the previous record of 283 listings in 2015. The majority (44%) of these listings were in the $2-$3 million range and 64% were in the $2-$4 million range. Twenty-two percent were $5,000,000+, 8 % were $7,000,000+ and 3% were $10,000,000+. Inventories dropped significantly in 2021, more so in 2022 to a bottom of 174. At the end of Q3 2025, they exceed the ten year average of 233 listings.

High-End Sales

Sales volume at the end of the third quarter was up by 13% with a record 204 sales compared to a record 181 sales last year, and better than the ten year average of 129 sales. The majority (57%) of these sales were in the $2-$3 million range and 77% were in the $2-$4 million range. Six percent were $7,000,000+ and 2% were $10,000,000+. High-end sales volume had a post-COVID retraction to 143 sales in 2023, but now exceeds the COVID peak level of 171 sales in 2022. Climate change risks and costly insurance, with limited or nonexistent coverage, are increasing concerns for owners and buyers of coastal properties. Turnkey properties have an advantage over new construction with increases in building costs. Buyers will benefit from improving inventories and will find exceptional deals for high risk properties. On the other hand, demand is strong as is pricing.

Top Sale – Q1-Q3 2025

27 Marchant Avenue
Town: Hyannis Port
Selling price: $12,300,000

Landmark Hyannis Port location with 200 feet
of sandy beach on Nantucket Sound. Classic
Colonial estate property with 5,000 sq ft,
recently renovated. Includes a pool and 3 car
garage with a guest suite. Originally listed for
$14,500,000 and on the market for 58 days.

Highest & Median Sale – Q1-Q3 2025

Days on Market

Days on market for high-end sales at the end of the third quarter were up 20% to 120 from 100 last year and are significantly below the ten year average of 234. The record average low was 88 days in 2023. The range in days on market is wide from 0 to 801.

Sales by Town

At the end of the third quarter, all of the 15 towns on Cape Cod had sales at the $2,000,000+ level. For the first time ever, Falmouth led the pack with 36 sales followed by Chatham with 35 sales and Barnstable with 32 sales. Mashpee and Provincetown had 17 and 15 sales, respectfully. Compared to last year, Falmouth increased from 15 to 36 sales. Mashpee increased from 10 to 17 sales. Harwich decreased 15 to 9 sales.

Featured Properties on Cape Cod

The LandVest High-End Market Watch is a periodic review of select high-end markets in Maine, Massachusetts, New Hampshire, Vermont, and the Adirondacks. Market data are collected from Multiple Listing Services and do not include private listings. LandVest makes no representation as to the accuracy of the data and therefore is not responsible for any actions taken as a result of use of or reliance on this information.