Provincetown Real Estate FAQS

Expert Guidance for Buyers & Sellers

For Sellers

  • How much is my home worth in Provincetown?

    Pricing in Provincetown can vary significantly by location, East End, West End, waterfront, or inland as well as property type. A detailed Comparative Market Analysis (CMA) evaluates recent comparable sales, market trends, and the unique features of your home. As a local expert, I offer accurate, data-driven pricing strategies tailored specifically to the Provincetown market.

  • When is the best time to sell in Provincetown?


    While spring and fall are traditionally the busiest times in real estate, Provincetown’s seasonality is unique. With a high concentration of second-home buyers and seasonal visitors, listing between March and early September often captures peak interest, particularly leading up to major summer events like Bear Week and Carnival Week. We can review your goals and align your timing with current demand trends.

  • What improvements should I make before selling?

    Buyers in Provincetown often prioritize updated kitchens and baths, fresh paint, outdoor spaces, and properties that reflect the town’s charm and character. Small updates, like staging with coastal accents or enhancing curb appeal with local flora can make a big difference. I provide personalized recommendations that maximize return on investment and appeal to Provincetown buyers.

  • How long does it typically take to sell in Provincetown?

    In recent years, well-priced homes in Provincetown have sold anywhere from a few days to several months, depending on pricing, condition, and location. Properties with strong presentation and correct pricing often move quickly, especially if they’re near Commercial Street or have water views.

  • What are typical closing costs for sellers?

    Closing costs may include:
    - Real estate commission
    - MA transfer tax (currently $4.56 per $1,000 of sale price)
    - Attorney and title fees
    - Recording and courier fees
    - Prorated property taxes and association dues

    Your attorney/title company will provide you with a clear estimate so you know what to expect.

  • Should I hire a real estate agent?

    Absolutely, especially in a nuanced market like Provincetown. From navigating historic districts and flood zones to managing seasonal showing schedules, local expertise matters. I offer full-service marketing, professional photography, expert negotiation, and a deep understanding of what today’s Cape buyers are looking for.

Learn more about the selling process

For Buyers

  • How much can I afford in Provincetown?

    The market in Provincetown is competitive and prices vary widely, from condos starting around $500K to luxury homes over $3M. Getting pre-approved by a lender is the first step to understanding your price range. I can connect you with trusted local mortgage professionals who understand second-home lending, jumbo loans, and unique property types common on the Outer Cape.

  • What is a mortgage, and how does it work?

    A mortgage is a loan from a bank or lender to help you purchase a home. In Provincetown, many buyers are financing second homes or investment properties, so it's important to understand down payment requirements, interest rates, and mortgage types (e.g., fixed, adjustable, or portfolio loans). I’ll help you navigate the process and refer you to lenders experienced with Provincetown real estate.

  • How do I make an offer on a Provincetown property?

    Once you’re ready, I’ll help you craft a strong, competitive offer that reflects market conditions. We will include any necessary contingencies (financing, inspection, etc.), understand seller preferences, and negotiate terms effectively. In a multiple-offer scenario, local knowledge is key to standing out.

  • What closing costs should I expect as a buyer?

    Buyers typically pay:
    - Loan origination fees
    - Appraisal and inspection fees
    - Title search and insurance
    - Escrow deposits
    - Attorney fees
    - Real estate commission (Buyer representation commission is often negotiated upfront or included in the offer for the seller to pay.)

    Expect to budget 2–7.5% of the purchase price for total closing costs.

  • Should I get a home inspection?

    A home inspection is always a good idea. Even newer or recently renovated homes may have hidden issues. Inspections in Provincetown often check for:
    - Roof age and weather exposure
    - -Flood risk or FEMA compliance
    - Electrical/plumbing updates     (especially in historic homes)
    - Septic system status     (Title V compliance if applicable)

    I can recommend trusted local inspectors familiar with coastal and seasonal property conditions.

  • How do I find the right real estate agent?

    Look for an agent with deep local knowledge, a track record of successful closings, and a client-first approach. I have helped buyers navigate the unique aspects of the market, from zoning and short-term rental restrictions, to coastal regulations and condominium associations.

Learn more about the buying process

Every real estate journey is unique, especially here in Provincetown. Whether you’re looking to list your East End cottage, buy your first waterfront condo, or just explore your options, I’m here to guide you with honesty, local insight, and strategic expertise.

If you have additional questions, feel free to contact me.