Bob Sheldon - Eastham & Outer Cape Cod Real Estate "Local Agent, Professional Service"

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Bob's Eastham Newsletter June16Head 
Bob SheldonREALTOR®, ABR, e-PRO
June 2016 - Newsletter #159
RE/MAX Spectrum - Eastham


This Issue...
  • Eastham Market Report
  • Nauset Light Stairs
  • Town Meeting - Results
  • More Than Eastham
  • New 3-D Virtual Tours
  • 1 New Listing

Pass It On ! 
If you have a friend who might find this newsletter interesting, please forward it to them. Thank you in advance.  

Mortgage Corner  - Holding
Mortgage rates are holding  at 3.500% (30 yr/zero points, 3.556% APR). The mortgage market continues to provide low rates for Buyers of all 'sizes'. Now may be the time to buy your Eastham dream home, before it's too late.
My Contact Info ...... 
Phone: 508-237-9545
Office: 508-255-8666
Address: 180 Brackett Rd

Eastham, MA  02642

April's Highlights

  • April had 12 closings. This puts the year-to-date closings at 31. The April average selling price was $365,729 (see commentary).
  • There are a total of 75 (down from 85 last month) single family homes for sale in Eastham, with an average list price of $668K (and a median price of $499K). There are 36 houses listed as "pending" (i.e. they have closings scheduled).
  • There was one closing in April of residential land. There are 17 residential building lots for sale, ranging from $140K to $1.3M. 
  • There was one condominium sale in April, a 900 sqft 2 bedroom unit, which sold for $236K. There are 12 condominiums for sale - ranging from a small cottage for $155K to a 2 bedroom unit for $469K.
  • The YTD (4/30/16) average sale price was $419K, and the YTD median sale price was $390K.

What a difference a month can make. Last month's number of closings (ie 12) has pushed us past last year at this time, putting us on a path for a record breaking year (YTD 31 vs 26, up 19%). Keep in mind the ugly weather we had in February 2015.  The number of 'Pending' sales are up also, indicating a continuation of these strong spring sales. We will need to keep our optimism in check, however since its too early to draw conclusions about the full year.   

Sale prices are another story, with average prices through April lower than the full year 2015 average by 11%, and median sales prices also down about 6.6%. The average Days-on-Market remains very high at 227 days. Ugh!  This is in spite of the lower inventory of active homes. I think a word of caution is necessary here. What I'm seeing is a temporary shift in what recent buyers are buying vs the value of individual homes. As a case-in-point, only one house sold above $500K in April (at $502K), where the other 11 sales were mostly in the $300Ks. This is likely just a statistical anomaly, but worth keeping an eye on. 


Lastly, active inventory isn't keeping up with the sales activities, in most price ranges. Additionally, the overall inventory is lagging last year (see chart above), with the current 'actives' running about 27% down from last year. (Note to Sellers - List NOW!)

This is the time of year when it's most difficult to predict how the marketplace is going. The 'Spring' season has officially begun, but the results are not all in. The uncertainty of the economy, low inventory, and a national election all weigh heavy on the market. The continued super low mortgage rates certainly help, but the buyers have begun to not be motivated by low rates. That said, I'm hopeful for 2016. We'll see. 

More IFacebookLogonteresting Articles

Several times a week I find an article that deserves to be re-seen. These I post to my Facebook 'corporate' page. Here are a few from the last month or so....

Would you like to follow me on Facebook? No problem! Just go to my page on Facebook and press "Like".

Nauset Light Beach
Nauset Light Beach - The 'Stairs Story'

As most everyone knows, the stairs at Nauset Light Beach were destroyed this past winter, for the fourth year in a row. This past week, the National Park Service announced their plans to rebuild the stairs in time for the bulk of the summer season. Once again, the NPS will rebuild the stairs, hopefully in time for the 4th of July weekend. They are, at least, calling the new stairs 'temporary'. Additionally, the NPS announced that the bathhouse will be removed after the 2016 season, with a new bathhouse to be built by 2019.  

Read the whole story in the Cape Cod Times, here.

My Website...

Check out the many features to my website. Check out Eastham weather and tide charts on my 'Resources'  page and the mortgage calculators on several of the 'back' pages. There is an updated Newsletter Archive page where you can download back issues of this newsletter.  Also, check out my website for easy access to the Cape Cod & Islands MLS, detailed information on my featured listings, and a links to my Sold Gallery and my Testimonials page. Take a look!

ItsFreMLS Access - See New Listings Every Day

Did you know that you can receive daily updates of "what's new" in Eastham (or Orleans, Wellfleet, etc) real estate? You can set your own parameters so you only receive notice of relevant homes and/or building lots. I use this tool to catch up on "what's new" each morning. The Emails usually arrive before lunch. You can even send me notes directly from the listings if you have any questions or want to schedule a showing. It's a great way to use the Internet! This is a service that I provide for my customers. Please use it. Sign up ..HERE..

830 Gov Prence RdEastham New Listing - Immaculate Bayside Ranch 

EASTHAM - This pristine updated ranch has exactly what you've been looking for! It's got 2 large bedrooms, an updated kitchen, a huge newer family room with wood floors and a gas fireplace, an upstairs laundry, a screened-in rear porch, and a cool Carolina-style front porch. We also have a new roof and a new hot water heater. This house is very near the Bike path and convenient to all that Eastham and Orleans have to offer! Listed at $439,000.

Take a look at this listing at for more information, a map, and a Virtual Tour.  

TownMeetingEastham Town Meeting - May 2nd - Results

The Annual Town Meeting will be held on May 2nd this year in the Nauset Regional High School auditorium. This year the warrant has several articles that you should find interesting. They are...

  • Article 16 - Municipal Water - to create what will be known as a 'Groundwater Protection Overlay District' that will protect the new municipal water system's water source by preventing harmful pollution. The district will cover most of the town of Eastham east of Route 6 and north of the transfer station. The prohibited uses list shouldn't affect any residential housing uses. Needed a 2/3 vote. Passed
  • Article 22 - Chapel in the Pines - to appropriate $207K for restoring and preserving the historical Chapel on Samoset Rd. - Passed
  • Articles 27, 28, & 33 - to fix, one way or another, the mess that is the poor access to the subdivision that is currently accessed only by private roads, either Hay Rd or Hoffman Lane. Articles 27, 28 & 33 were mutually exclusive and required a 2/3 vote. Article 27, which included all of Hay Rd (affectionally called 'Dirt Hay') - Passed. Articles 28 & 33 were withdrawn.  
  • Article 30 - Affordable housing - the Town to be authorized by the voters to lease for 99 years the Purcell property (off Holms Rd) for the purpose of creating affordable housing rental units. Passed.
  • Article 31 - T-Time - for the Town to acquire the 10.9 acre property on Rt 6 formerly used as a golf driving range. The purpose here is to give the Town some control over how the property gets developed. Needed a 2/3 vote. - Failed (vote was 321/228, not 2/3rds)

The meeting was lightly attended by recent standards, well run, and not overly contentious.  Yay!

Eastham's April Sales Details

The table providing the details for the homes sold in Eastham in April, 2016, can be found here. The "Original Price" is the beginning list price for the listed home. The "Listing Price" was the list price at the time of the accepted offer and reflects any price reductions the home may have taken. The "% List" is the Selling Price divided by the Listing Price (x100).

The table of the full year 2015 sales is still available on my website .... Here.

EasthamCofC2More Than Eastham 

Over the past years I've expanded my sales territory significantly. Although I live in Eastham and have my office in Eastham, I have sold, listed, shown, or have under agreement, homes in Wellfleet, Chatham, Brewster, Orleans, Harwich, Dennis, and Yarmouth. While the primary focus of this newsletter will remain in Eastham, I will show my customers homes wherever they want to look. The data/charts that I show in my newsletter are available for all the towns on Cape Cod. I will gladly provide them to my customers upon request.

3-D ToursNew 3-D Virtual Tours 

This year I'm trying something new for some of my larger listings. It's a new 3-D Virtual Tour that provides the viewer a person walkthrough experience. You, with your mouse (on a PC) or finger (on a tablet), can give yourself an 'up-close' tour of the home. A special camera is used to take multiple 360x180 degree photos (yes - you can look up and down too). It's amazing!

Several of the homes that I've done this for are still available. Check out these tours...

These tours work particularly well when the house looks like its been 'Pottery Barn' or "Crate and Barrel' staged. 

HomekeeprLooking For A Local Contractor? 

I get lots of client phone calls asking for names of contractors to do work around their homes. To be of further service I have purchased an App that I can set up with my preferred contractors. So far I have about 40 local contractors, in various trades, that I have inputted (is that a word?) into this App.

What makes this so useful is that I can distribute to my clients, at no cost to them, an App that allows them to see who I would recommend to do a particular task. The App, known asHomeKeepr (with no final 'e'), provides easy access to these contractors and is available for IOS devices (iPhone/iPad) or Android devices. In order for you to connect with Eastham contractors you'll need to acquire the App via a special link. The link is ....Here.

Additionally, if you encounter a contractor that does outstanding work but is not on my App, please send his/her information to me so I can enter it into the App for others to see. A great way to provide referrals to your best vendors. Over time, this App can be our private yellow pages. Cool!   

REMAX-SpectrumBuying ? / Selling ? 

Is 2016 your year to buy or sell Eastham property? Allow me to step through your options as your real estate agent. Call me at 508-237-9545 or send me an E-mail at

Buyers: If you plan to come to Eastham this summer, I'd love to provide you with listing sheets (and a map) of available properties. You can then do drive-bys of properties that interest you, and then we'll schedule an appointment for a showing. It's really simple.

Sellers: Inventory is way down (see above) so now is a good time to think about selling. Would you like to know what your Eastham home is worth in today's marketplace? Call me for a no-obligation market analysis review of your property.


Bob Sheldon is a licensed real estate broker in the Commonwealth of Massachusetts
with RE/MAX Spectrum, 180 Brackett Rd, Eastham, MA  02642

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