Dear Cape Friends,
If you’re new here, welcome. If you’ve been along for the ride, welcome back.
The Cape is waking back up again. And honestly… not a moment too soon. There were stretches this past winter where Cape Cod felt more like Russia than Massachusetts. Ay yah yi.
Around here, as things warm up - ever so slowly - boats are starting to get “splashed” back into the water (local terminology for launching after winter storage), landscapers are suddenly everywhere, restaurants are filling back up, and the spring real estate market has officially come alive again.
(The Squire already had a mini-line the other night- though judging by the chatter floating around the front door w the bouncers, the Patriots coach seems awfully interested in expanding his media presence these days📺 But I digress.)
I actually just pulled the winter wrap off my own boat this week… only to discover a few scurrying furry residents who apparently spent the winter aboard rent-free. Needless to say, they’ve officially been evicted!
And much like the boats, the Cape Real Estate market is back in motion as well. Open Houses are busier, phones are ringing more consistently, and Buyers who spent the winter “thinking about it” are reappearing in a greater frequency.
Town by Town
(My 2 Cents… probably worth a penny, as my wife likes to remind me.)
In Chatham, premium inventory remains scarce, and desirable homes are still commanding very strong pricing. Interestingly though, Buyers appear more selective and deliberate than they were during the pandemic-era surge.
👉 Explore Current Chatham Market Activity
Harwich continues to shine as one of the stronger “value relative to lifestyle” plays on the Lower Cape, particularly for Buyers seeking proximity to water, downtown, and year-round livability without Chatham-level pricing.
👉See What’s Happening in Harwich
Meanwhile, Brewster may quietly be one of the tightest markets on the Cape right now, with very limited inventory and properly priced homes continuing to move quickly. Historically, Brewster has often traded at roughly a 15–20% discount to Chatham, while still offering tremendous lifestyle appeal, bay beaches, and charm - making it one of the better “bang for the buck” towns on the Lower Cape in my humble opinion.
👉 View Brewster Market Activity
And in Orleans, higher-end inventory has begun building a bit, though buyers at the luxury level seem increasingly analytical and patient before making major decisions. Relative to Chatham, Orleans still generally offers a slight value advantage while maintaining excellent access to both Nauset Beach and Cape Cod Bay. (And to my many friends in this beautiful community - relax. Please don’t send Luca Brasi 🐴 to my house for suggesting Orleans might offer a little extra value. I love Orleans.)
👉 Orleans Market Snapshot
Out in Truro, the high-end waterfront market remains highly specialized - fewer Buyers overall, but the right properties continue to attract very serious interest, particularly when privacy, architecture, and location align.
👉 Explore the Truro Market
My personal takeaway? Buyers waiting endlessly for some dramatic Cape Cod market collapse may continue waiting for a very long time. At the same time, Sellers can no longer simply “name their price” and expect five offers by Friday afternoon.
For Sellers, this remains a very good market - particularly for well-located and properly prepared homes. But unlike a few years ago, simply putting a property on the market is no longer the entire strategy. Buyers are paying closer attention to pricing, presentation, condition, and overall value.
Presentation matters again * Pricing matters again * Strategy matters again
But thankfully, it’s still a bit less complicated than navigating the Strait of Hormuz these days. And honestly, that’s probably a healthier market for everyone.
As always, if you’d ever like a hyper-local read on your specific property, neighborhood, or situation, I’m always happy to chat.
(And if you’re around Friday morning, I’ll be at my favorite spot - Chatham Perk - from 8:00–9:00am. As always, coffee’s on me.)
See you around the elbow (and hopefully Friday morning),
Paul
P.S. If you’re thinking about buying or selling, PaulBorde.com is a great place to browse listings, catch past NEWSLETTERS, stay current on the market — and, if I may say so myself, revisit a few Pulitzer Prize–level hits. 😀