Buying or selling a luxury home on the Lower Cape is about more than just real estate; it’s about managing a significant lifestyle asset. I recently sat down with Joe on The Real Joe Show  to pull back the curtain on the "Quiet Tension" in today’s market and the high-level strategies required to navigate it. Whether you are looking at a waterfront estate in Chatham, a historic retreat in Brewster, or a sunset-facing home in Orleans, the traditional real estate playbook doesn'

As a luxury real estate advisor on Cape Cod, I’ve always believed that the most joyful transactions are rooted in clarity, confidence, and informed decision-making . That’s why a major change coming to Massachusetts real estate deserves your attention. Effective October 15, 2025 , a new Massachusetts Home Inspection Law will significantly reshape how buyers and sellers navigate transactions. Enacted as part of the Affordable Homes Act, this legislation is designed to protect

A home inspection is one of the most important steps in the home-buying process – and one of the least understood. For many buyers, especially in a second-home market like Cape Cod, inspection day can feel long, unfamiliar, and even a little overwhelming. Understanding what happens during a home inspection – and how to prepare for both the inspection itself and the report that follows – can make the experience far more productive and far less stressful. How Long Does a Home I

The release of Fiscal Year (FY) 2026 property tax rates presents a complex financial picture for owners in the Lower and Outer Cape towns. This annual analysis is of vital interest to current homeowners  concerned about their tax bills and the policies impacting residency, and potential buyers  who are assessing the true cost of ownership and evaluating affordability in the Cape’s highly competitive market. While the official tax rate per $1,000 of assessed value has dropped

The Cape Cod Tax Advantage: Why Property Taxes Remain Favorable Cape Cod is known for its beautiful coastal homes, charming villages, and—surprisingly—relatively low property tax rates compared to other parts of Massachusetts. But why are taxes here so reasonable? What Keeps Cape Cod’s Taxes in Check? High Percentage of Second Homes Many properties on Cape Cod are second homes, often luxurious retreats owned by seasonal residents or retirees. These homeowners contrib

Cape Cod Bliss: Your 2025 Property Tax Guide If you own or are considering purchasing property on Cape Cod, understanding the latest property tax rates is essential. The 2025 tax rates have been released, and while some towns saw decreases, others experienced modest increases. Here’s what you need to know about property taxes in our key focus towns. 2025 Cape Cod Property Tax Rates by Town ] Town Tax Rate (per $1,000) % Change from Last Year Barnstable $5.63 -8.0% Bourne $7.6

Cape Cod's allure extends beyond its captivating landscapes to include the salty air and sandy shores that define its coastline. For those seeking real estate on the Cape, the prospect of owning a property with a private beach brings not only exclusive access but also considerations for our furry friends. In this article, we'll explore the delightful intersection of private beaches, canine companions, and the unique charm that defines Cape Cod living. Enjoying the Beach Waves

Cape Cod's coastal allure is epitomized by the pristine beaches that grace its shores. For those seeking an elevated real estate...

Embarking on the journey of acquiring a luxury property on Cape Cod involves meticulous decisions, and one of the paramount choices is how to hold title. For discerning buyers in the realm of luxury real estate, privacy isn't just a consideration—it's a paramount concern. Let's explore the exclusive title options tailored to safeguard your privacy in the realm of Cape Cod's opulent real estate. 1. Individual Names : Elevated Simplicity with a Dash of Privacy Opting for indiv

If you're gearing up to sell your Cape Cod home, let's talk about the crucial step of the Title V Inspection—a unique consideration for our picturesque region. Massachusetts Department of Environmental Protection (MassDEP) What is Title V? Title V is a Massachusetts state regulation specifically relevant to Cape Cod, mandating a septic system inspection before a property changes hands. Why is it Important on the Cape? Given our coastal environment, a properly functioning sept

While agents can legally represent both a buyer and a seller in the same transaction, known as dual agency , I have chosen a different path: I represent only one party. If a buyer client of mine is interested in a property that I have listed, I will refer that client to a trusted colleague for representation. This ensures there are no perceived conflicts of interest , and you know I am 100% in your corner . My fiduciary duty is clear: my job is to obtain the best price, terms