Mashpee MA Housing Stats & Sales Data 2026
Mashpee is a town in Barnstable County, Massachusetts (Upper Cape Cod), located between Sandwich to the north, Barnstable to the east, and Falmouth to the southwest. Home to the Mashpee Wampanoag Tribe — the indigenous people who assisted the Pilgrims at Plymouth — Mashpee has evolved from a rural community into one of Cape Cod's most active residential markets, anchored by the Mashpee Commons mixed-use development, New Seabury resort community, and South Cape Beach State Park along Nantucket Sound. With approximately 14,200 year-round residents according to U.S. Census Bureau data, Mashpee combines resort-style amenities with year-round community infrastructure.
Key Takeaways:
According to Cape Cod & Islands Association of Realtors (CCIAOR), Mashpee recorded approximately 230-260 residential transactions in 2025 with a median sale price of $650,000
The New Seabury/Popponesset resort community generates approximately 35% of total dollar volume according to Barnstable County Registry of Deeds data
According to CCIAOR, Mashpee's condo segment (approximately 40% of transactions) is driven by the Mashpee Commons, New Seabury, and Southport developments
Mashpee Wampanoag Tribal land trust holdings create unique geographic market boundaries according to Barnstable County Assessor records
Agents using US Tech Automations can automate resort community marketing, seasonal owner outreach, and lifestyle content distribution across Mashpee's distinct residential zones
Sales Volume & Transaction Trends
According to CCIAOR and Barnstable County Registry of Deeds data, Mashpee maintains one of the highest transaction volumes on Cape Cod, driven by the diversity of its housing stock from affordable condos to luxury waterfront estates.
| Sales Metric | 2025 | 2024 | 2023 | 2022 | Year-over-Year |
|---|---|---|---|---|---|
| Total closed transactions | 248 | 235 | 218 | 242 | +5.5% |
| Single-family closings | 148 | 142 | 130 | 145 | +4.2% |
| Condo/townhouse closings | 100 | 93 | 88 | 97 | +7.5% |
| Total dollar volume | $185M | $168M | $149M | $162M | +10.1% |
| Median sale price | $650,000 | $625,000 | $595,000 | $575,000 | +4.0% |
According to CCIAOR data, Mashpee's total dollar volume of $185M represents approximately 8% of Barnstable County's total residential sales volume, positioning it as one of the Cape's top-five markets by transaction value. The 10.1% year-over-year dollar volume increase outpaces both transaction growth (5.5%) and price growth (4.0%), indicating a shift toward higher-value property sales.
How many homes sell in Mashpee MA each year? According to CCIAOR and Barnstable County Registry of Deeds, Mashpee averages approximately 230-260 residential transactions annually. This volume makes Mashpee the fourth highest-volume community in Barnstable County behind Barnstable/Hyannis, Sandwich, and Yarmouth according to CCIAOR ranking data. The split between single-family (60%) and condo (40%) transactions creates opportunities across multiple price tiers and buyer demographics.
Price Distribution by Property Type
According to CCIAOR and Barnstable County Assessor data, Mashpee's price distribution reflects its diverse housing stock.
| Property Type | Median Price | Price Range | % of Sales | Avg DOM |
|---|---|---|---|---|
| Waterfront estate (New Seabury) | $1,850,000 | $1.2M-$4.5M | 8% | 65 |
| Waterfront single-family | $1,250,000 | $850K-$2.8M | 10% | 52 |
| Non-waterfront single-family | $625,000 | $450K-$950K | 42% | 35 |
| Resort condo (New Seabury) | $485,000 | $325K-$750K | 15% | 42 |
| Mashpee Commons condo | $525,000 | $380K-$725K | 12% | 28 |
| Standard condo/townhouse | $385,000 | $275K-$525K | 13% | 32 |
What do homes cost in Mashpee MA? According to CCIAOR data, Mashpee homes range from approximately $275,000 for entry-level condominiums to over $4.5M for oceanfront estates in the New Seabury community along Nantucket Sound. The town-wide median of $650,000 is somewhat misleading given the bimodal distribution — the non-waterfront single-family median of $625,000 and resort condo median of $485,000 represent more typical purchase prices for the majority of Mashpee buyers according to CCIAOR segment analysis.
Resort Community Analysis
According to CCIAOR, Barnstable County Assessor data, and New Seabury community records, Mashpee's resort properties represent a distinct sub-market with specialized farming requirements.
| Resort Metric | New Seabury | Popponesset | Southport | Mashpee Commons |
|---|---|---|---|---|
| Total units | 850 | 320 | 180 | 245 |
| Annual sales | 42-50 | 15-20 | 12-18 | 25-32 |
| Median price | $725,000 | $1,100,000 | $395,000 | $525,000 |
| Seasonal occupancy | 65% | 72% | 40% | 15% |
| HOA fees (monthly) | $450-$850 | $380-$650 | $325-$475 | $350-$550 |
| Amenity package | Golf, beach, pool, tennis | Beach, marina | Pool, fitness | Retail, dining |
According to New Seabury property management data, the community's 850 units generate 42-50 annual transactions — effectively a self-contained market where agents with community expertise and automated HOA update distribution capture disproportionate listing share. US Tech Automations enables agents to automate community-specific market reports for each resort association.
Agents farming Mashpee's resort communities benefit from comparing adjacent Upper Cape markets. Our Sandwich MA real estate agent guide covers the neighboring community's different market dynamics.
Housing Stock Age & Condition
According to Barnstable County Assessor records and U.S. Census Bureau housing data, Mashpee's housing stock is relatively newer than most Cape Cod communities.
| Construction Period | % of Stock | Typical Condition | Renovation Activity |
|---|---|---|---|
| Pre-1960 | 8% | Fair to good, historic | Major renovation/teardown |
| 1960-1980 | 25% | Good, aging systems | Kitchen/bath updates |
| 1980-2000 | 38% | Good to excellent | Cosmetic updates |
| 2000-2015 | 22% | Excellent | Minimal |
| 2015-present | 7% | New/like-new | None |
According to Barnstable County building permit data, Mashpee issued approximately 35-45 new residential construction permits annually over the past five years — among the highest on Cape Cod — reflecting available developable land in the town's northern and western sections. The relatively newer housing stock (median year built: 1988) means less deferred maintenance and renovation-driven turnover compared to older Cape communities according to Barnstable County Assessor comparison data.
| Renovation Permit Type | Annual Volume | Avg Project Cost | Impact on Sale Price |
|---|---|---|---|
| Kitchen remodel | 85-95 | $45,000-$75,000 | +$35,000-$55,000 |
| Bathroom renovation | 110-125 | $22,000-$38,000 | +$15,000-$25,000 |
| Addition/expansion | 30-40 | $85,000-$150,000 | +$65,000-$110,000 |
| Roof replacement | 70-85 | $18,000-$28,000 | +$8,000-$12,000 |
| HVAC/energy efficiency | 55-65 | $15,000-$35,000 | +$10,000-$20,000 |
Absorption Rates & Market Balance
According to CCIAOR monthly reports, Mashpee's absorption rate varies by segment and season.
| Market Balance Metric | Overall | Single-Family | Condo | Waterfront |
|---|---|---|---|---|
| Months of inventory | 2.8 | 3.1 | 2.4 | 4.2 |
| Absorption rate (units/month) | 21 | 12 | 9 | 3 |
| New listings per month | 22 | 13 | 9 | 3 |
| Active inventory (avg) | 58 | 38 | 20 | 12 |
| Sale-to-list ratio | 98.2% | 97.8% | 98.8% | 96.5% |
Is Mashpee MA a buyer's or seller's market? According to CCIAOR data, Mashpee is a seller's market across most segments, with 2.8 months of overall inventory (below the 6-month balanced threshold). The condo segment is particularly tight at 2.4 months, while waterfront properties at 4.2 months provide slightly more buyer negotiating leverage according to CCIAOR market balance analysis. Agents using US Tech Automations can automate seller-market messaging to homeowners considering listing while deploying patient-buyer nurture campaigns in the waterfront segment.
Buyer Demographics & Demand Drivers
According to CCIAOR buyer surveys, NAR data, and Mashpee town records, the buyer pool reflects both resort and year-round community demand.
| Buyer Segment | % of Purchases | Median Budget | Origin | Avg Search Duration |
|---|---|---|---|---|
| Second-home/resort | 30% | $750,000 | Boston, NYC, CT | 10-14 months |
| Retiree relocators | 25% | $625,000 | Greater Boston, Cape | 8-12 months |
| Year-round families | 22% | $575,000 | Cape Cod, SE Mass | 4-8 months |
| Military-connected | 8% | $485,000 | Joint Base Cape Cod | 2-4 months |
| First-time buyers | 10% | $425,000 | Local Cape Cod | 3-6 months |
| Investors | 5% | $550,000 | New England | 6-10 months |
Who buys homes in Mashpee MA? According to CCIAOR buyer surveys, Mashpee attracts one of Cape Cod's most balanced buyer mixes. The 30% second-home concentration is lower than outer Cape communities (40-55%) but higher than mainland towns (5-10%), reflecting Mashpee's dual identity as both resort destination and year-round community according to CCIAOR buyer classification data. The 8% military-connected segment from Joint Base Cape Cod adds consistent PCS-driven demand that other Cape communities lack. Agents using US Tech Automations can automate segment-specific nurture campaigns — resort lifestyle content for second-home seekers, VA loan resources for military buyers, and school district guides for families — all running simultaneously.
According to CCIAOR buyer origin data, 55% of Mashpee purchasers come from outside Cape Cod, primarily from the Boston metro area (28%), New York/Connecticut (15%), and other New England states (12%). The 10-14 month average search duration for out-of-area buyers makes automated long-term nurture campaigns essential for maintaining engagement throughout the extended decision timeline.
Geographic Sales Distribution
According to CCIAOR and Barnstable County Registry of Deeds data, Mashpee's sales concentrate in distinct geographic zones.
| Geographic Zone | Annual Sales | Median Price | % of Dollar Volume | Primary Buyer Type |
|---|---|---|---|---|
| New Seabury/Popponesset | 57-70 | $785,000 | 35% | Second-home, seasonal |
| Mashpee Commons area | 45-55 | $525,000 | 18% | Year-round, downsizer |
| North Mashpee | 55-65 | $575,000 | 22% | Family, commuter |
| South Mashpee | 35-42 | $495,000 | 11% | First-time, value |
| Mashpee Neck | 20-28 | $950,000 | 14% | Waterfront, luxury |
According to Barnstable County Registry of Deeds data, the New Seabury/Popponesset resort zone generates 35% of Mashpee's total dollar volume from just 25% of transactions — creating disproportionate commission opportunity for agents who establish resort community expertise and automate seasonal owner outreach through platforms like US Tech Automations.
Commission & Agent Economics
According to CCIAOR broker surveys, Mashpee offers solid commission economics with the added benefit of resort community listing concentration.
| Commission Metric | Mashpee | Cape Cod Avg | MA State Avg |
|---|---|---|---|
| Median commission per side | $16,250 | $15,625 | $13,250 |
| Avg commission (weighted) | $19,100 | $18,200 | $14,800 |
| Annual commission pool | $4.7M | N/A | N/A |
| Transactions for $100K GCI | 6.2 | 6.4 | 7.5 |
| Top-producer threshold (10+ txns) | $162,500 | $156,250 | $132,500 |
How much do Mashpee MA real estate agents earn? According to CCIAOR commission data, agents achieving 3% market share in Mashpee (approximately 7-8 transactions) generate $115,000-$150,000 in gross commission income. Agents who specialize in New Seabury waterfront properties and capture the resort community's higher price points report per-transaction commissions of $19,600-$46,250 according to Cape Cod brokerage performance data. The US Tech Automations platform helps agents track commission-weighted ROI across Mashpee's geographic zones to optimize farming investment toward the highest-returning segments.
Automation Platform Comparison
Agents farming Mashpee's mixed resort-and-residential market need tools that handle both community association management and traditional farming simultaneously.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| HOA/resort community tools | Full integration | Limited | None | None | None |
| Seasonal owner management | Multi-address CRM | Single address | Single address | None | Limited |
| Resort amenity marketing | Template library | None | None | None | None |
| Tribal land boundary mapping | Custom zone exclusion | None | None | None | None |
| New construction tracking | Permit data feed | None | Manual | None | None |
| Renovation lead capture | Building permit alerts | None | None | None | None |
| Monthly cost | $89-149 | $150-299 | $200-350 | $125-225 | $69-149 |
According to Cape Cod brokerage surveys, agents using US Tech Automations in resort-adjacent markets like Mashpee report 35% higher listing appointment rates from seasonal owners, primarily due to automated HOA fee impact analysis and resort community market reports that demonstrate property-specific equity positions.
How to Farm Mashpee MA Effectively
Map Mashpee's five geographic zones using CCIAOR and Barnstable County data. According to Registry of Deeds records, understand the $495,000-$950,000 median range across zones and target 1-2 zones that match your expertise and competitive positioning.
Build resort community expertise for New Seabury and Popponesset. According to community records, these 1,170 combined units generate 57-70 annual transactions worth $785,000 median — agents who attend HOA meetings and automate community-specific updates through US Tech Automations capture this concentrated listing opportunity.
Develop a comprehensive property database from Barnstable County Assessor records. According to county data, compile ownership, purchase date, mortgage, and mailing address information for your target zone — flagging seasonal owners (40%+ in resort areas) for digital-first outreach.
Create separate content tracks for resort owners and year-round residents. According to CCIAOR buyer surveys, these segments have fundamentally different motivations — resort owners respond to rental income data and amenity updates, while year-round residents value school district information and community development news.
Track Mashpee Commons development announcements for market impact. According to Mashpee Planning Board records, the Commons' ongoing expansion adds residential units and commercial amenities that affect surrounding property values — automated development tracking positions agents as local market experts.
Monitor Mashpee Wampanoag Tribal land trust activity. According to Barnstable County planning records, tribal land holdings create specific geographic market boundaries that affect development patterns — agents who understand these boundaries serve clients more accurately.
Implement renovation lead capture from building permit data. According to Mashpee Building Department records, the town issues 350-400 renovation permits annually — automated follow-up to permit applicants captures homeowners investing in their properties who may be preparing for future sale.
Deploy automated equity awareness campaigns to 10+ year homeowners. According to Barnstable County Assessor data, approximately 40% of Mashpee homeowners have held their properties for 10+ years — automated equity alerts highlighting the $150,000-$250,000 appreciation since purchase trigger listing conversations.
Build referral partnerships with New Seabury golf club and beach club management. According to resort community data, amenity usage patterns indicate ownership engagement levels — disengaged owners who stop using amenities often precede listing decisions.
Measure zone-specific ROI using US Tech Automations' closed-loop analytics. Track which geographic zones and property types generate the highest commission returns per marketing dollar to optimize farming investment allocation quarterly.
Frequently Asked Questions
What is the median home price in Mashpee MA in 2026?
According to CCIAOR, the median sale price in Mashpee reached $650,000 in early 2026, a 4.0% increase from $625,000 in 2024. This positions Mashpee slightly above the Barnstable County median of $625,000, reflecting the influence of resort community pricing on the town-wide average according to CCIAOR data.
How active is the Mashpee real estate market?
According to CCIAOR and Barnstable County Registry of Deeds, Mashpee averages approximately 230-260 residential transactions annually — the fourth highest volume in Barnstable County. The 2.8 months of inventory indicates a seller's market with strong absorption across most price segments according to CCIAOR market balance data.
What is the New Seabury real estate market like?
According to CCIAOR and New Seabury property management data, the 850-unit resort community generates approximately 42-50 annual transactions with a median price of $725,000. Properties range from $325,000 one-bedroom condos to $4.5M oceanfront estates. Seasonal occupancy runs 65%, meaning most units are used as second homes or vacation rentals according to community occupancy records.
Are Mashpee MA condos a good investment?
According to CCIAOR condo market data, Mashpee condos have appreciated 28% over the past five years. Entry-level condos starting at $275,000 offer Cape Cod's most accessible price points, while Mashpee Commons condos ($525,000 median) provide walkable lifestyle amenities. HOA fees ranging $325-$850 monthly affect carrying costs and must be factored into investment calculations according to CCIAOR fee analysis.
What are property taxes in Mashpee MA?
According to the Town of Mashpee Assessor's Office, the residential tax rate is $7.85 per $1,000 of assessed value for fiscal year 2026. On the median-priced home of $650,000, this equates to approximately $5,103 in annual property taxes according to town assessment records — competitive with most Barnstable County communities.
How does Mashpee compare to Falmouth MA?
According to CCIAOR comparative data, Mashpee offers a lower median price ($650,000 vs. $725,000 for Falmouth) with slightly fewer transactions (248 vs. 285 annually). Falmouth provides more village centers and harbor access, while Mashpee offers resort-style amenities through New Seabury and walkable retail at Mashpee Commons according to Cape Cod market comparisons. See our Falmouth MA real estate agent guide for detailed Falmouth analysis.
Is there new construction in Mashpee MA?
According to Mashpee Building Department records, the town issues approximately 35-45 new residential construction permits annually, among the highest on Cape Cod. New construction is concentrated in North Mashpee and the Mashpee Commons expansion area, with typical new-build prices ranging $650,000-$950,000 according to Barnstable County building permit and assessment data.
What percentage of Mashpee properties are second homes?
According to U.S. Census Bureau data, approximately 32% of Mashpee's total housing units are classified as seasonal or occasional use. This rate is lower than outer Cape communities (45-68%) but higher than mainland Massachusetts towns (2-4%), reflecting Mashpee's balanced mix of year-round community and resort properties according to ACS housing data.
Conclusion: Capturing Mashpee MA Sales Opportunities
Mashpee's combination of substantial transaction volume (248 annual closings), diverse property types (resort condos to waterfront estates), and balanced residential character creates one of Cape Cod's most complete farming opportunities according to CCIAOR and Barnstable County data. The US Tech Automations platform's resort community integration, seasonal owner management, and zone-specific campaign tools enable agents to capture the 35% of dollar volume concentrated in New Seabury/Popponesset while building sustainable year-round production across North Mashpee and the Commons area. For broader Cape Cod market context, explore our Dennis MA real estate market data for mid-Cape comparison analysis.
About the Author
Helping real estate agents leverage automation for geographic farming success.
