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

If you were looking for The First Encounter Realty Group, you've found us! You're in exactly the right place—and on a new chapter built with the same heart and values you’ve always trusted. The First Encounter Realty Group merges with Cape Cod Bliss The distinguished First Encounter foundation has now been seamlessly integrated into Cape Cod Bliss , the boutique real estate brand led by Sarah Keith. This move is a strategic evolution, combining the deep roots and client-first

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

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

Considerations Upon discussing your goals and property details and completing preliminary research on the market, there may be a need for home maintenance, repairs, upgrades, and enhancements to maximize the property's appeal. These decisions are made based on discussions about your home's specifics and aligning them with your objectives. Repairs, Maintenance, Upgrades, Enhancements Often, the chosen enhancements result in a cost lower than the added value they bring to the h