Real Estate YearBook 2023

20 23 FREE

Martha’s Vineyard

REAL ESTATE YEARBOOK TRANSACTIONS | NEIGHBORHOOD DESCRIPTIONS | ANALYSIS OF TRENDS

A publication of the

In partnership with

Martha’s Vineyard

Real Estate Yearbook A publication of the Vineyard Gazette Media Group in partnership with LINK

Publisher Jane Seagrave Editor Nicole Fullin Production Director Jared Maciel Ad Production Jared Maciel, McKinley Sanders General Manager Sarah Gifford Director of Sales & Marketing Skip Finley Advertising Sales Manager Frederica Carpenter Advertising Sales Team Carrie Blair, Garrett Burt, Serena Ward

Special thanks to: Deb Blair and Eleanor Wilson of LINK; Christine Seidel of the Martha’s Vineyard Commission The Martha’s Vineyard Real Estate Yearbook is published once a year by the Vineyard Gazette Media Group, P.O. Box 66, Edgartown, MA 02539, vineyardgazette.com, and is distributed free on Martha’s Vineyard. Copyright 2023. No portion of this magazine may be reprinted without the express written permission of the publisher. Every effort has been made to confirm the accuracy of the information in this publication, and the data is deemed reliable, but not guaranteed. For advertising and editorial inquiries, contact publisher@vineyardgazette.com.

Dear Reader, For those who can afford the cost of entry, the real estate market on Martha’s Vineyard remains a solid investment. In 2022, home prices continued to accelerate even as the number of transactions slowed from previous years.

For prospective buyers and sellers, gaining an overview of this ever-changing market is more important than ever.

The Martha’s Vineyard Real Estate Yearbook – now in its twelfth year – offers a snapshot of the wide range of properties that changed hands on the Island last year, from multi-million-dollar oceanfront estates to undeveloped land to in-town condominiums.

While the general trend remains upward, real estate prices vary considerably from town to town and even neighborhood to neighborhood.

Working with LINK, Martha’s Vineyard’s locally owned multiple listing service, we have compiled a comprehensive record of all transactions completed between January 1 and December 31, 2022, organized by town and sale price. Listings indicate the property type (land, single-family home, multi-family home, condominium, and commercial) and are grouped by the neighborhood in which the property is located, according to a classification developed by the Vineyard Gazette.

Transactions include both sales handled by real estate professionals and directly by owners. Only those sales that were “arm’s length” – that is, where the price was not affected by the relationship between the seller and the buyer – are listed.

The availability and price of properties varies from year to year, and you will want to consult a real estate professional who can give you an up-to-the-minute understanding of the Island’s real estate market. On page 92, you will find a directory of real estate firms who are members of LINK. In these pages you will also find advertisements from a range of experienced Island professionals who can help with buying, selling, financing, constructing, furnishing, and landscaping your home.

Best of luck as you begin researching your Island home.

Jane Seagrave Publisher Vineyard Gazette Media Group

TIM JOHNSON 2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK 5

TABLE OF CONTENTS SALES SUMMARY & TRENDS Real Estate Market Review by LINK..........8 Comparative Charts................................... ........8

TRANSACTIONS Edgartown............................................................. 14 Oak Bluffs.............................................................. 34 Vineyard Haven.................................................. 50 West Tisbury........................................................ 64 Chilmark..................................................................72 Aquinnah................................................................78

RESOURCE GUIDE Schools & Services...........................................88 Real Estate Professionals..............................88 Property Types................................................... 89 Real Estate Terms............................................. 89 Conservation....................................................... 89

LINK DIRECTORY Real Estate Firms.............................................. 92 Appraisers............................................................. 93

ON THE COVER Larry Glick captured a home in downtown Edgartown bursting with summer blooms.

METHODOLOGY The Martha’s Vineyard Real Estate Yearbook details all real estate transactions that took place on Martha’s Vineyard from January 1 through December 31, 2022, as reported by LINK, one of Martha’s Vineyard’s multiple listing services. It provides a synopsis of sales and includes an analysis of how the current real estate market on the Island compares with past years. Transactions are sorted by Island town and sale price. Every effort has been made to confirm the accuracy of the data, but it should not be relied upon for any legal transactions.

TIM JOHNSON

Sales Summary & Trends

SALES SUMMARY & TRENDS REAL ESTATE MARKET REVIEW The real estate market on Martha’s Vineyard continues to be robust, driven by the demand for Island living.

On the residential side of the market, transactions in 2022 showed significant property appreciation. The average selling price of a single-family home reached $2,242,818, a 7 percent increase over the previous year. The median selling price of a single-family home rose 17 percent, to $1,525,000.

The total dollar value for Island-wide transactions experienced a significant dip, however, to $877,946,761.

That marks a 33 percent decrease from 2021, when the Island saw a record-breaking $1.3 billion in total sales.

That decrease is most likely due to limited inventory.

Lack of inventory on the Island continues to pose the biggest challenge for those seeking property. Newly listed, well-priced homes are selling within ninety days. At the time of this writing, only eighty-seven residential properties (single- and multi-family homes) were listed as available. Of those, three were priced at less than $1 million.

Over the past few years, unprecedented sales activity has fundamentally shifted the Island’s housing affordability. In 2020, over 56 percent of residential homes sold for more than $1 million. That number jumped to 67 percent in 2021, and to 75 percent in 2022. Forty-two percent of all residential transactions last year sold between $1 to $2 million. On the demand side of the market, 16.5 percent of residential homes sold above asking price, down slightly from the previous year’s 21 percent.

Anyone looking to purchase a home on Martha’s Vineyard may experience sticker shock. Taken as a whole, however, sales data indicates that the Vineyard continues to be an in-demand market for seasonal secondhome owners, as well as a vibrant place for year-rounders to live.

Deb Blair President LINK

TOTAL DOLLAR VALUE OF TRANSACTIONS ISLAND-WIDE FIVE-YEAR TREND

$1,303,611,383 $1,092,008,068 $877,946,761 $748,896,748

$676,246,437

2018

8

2019

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

2020

2021

2022

Sales Summary & Trends

LAND USE ON MARTHA’S VINEYARD

= Protected Open Space - 43% = Developed Land - 33% = Potentially Available Land - 15% = Available Land - 9%

SOURCE: MARTHA’S VINEYARD COMMISSION, SPRING 2023

AVERAGE AND MEDIAN SELLING PRICE OF SINGLE-FAMILY HOMES FIVE-YEAR TREND

= Average

= Median $2,242,818 $2,090,205

$1,746,771

$1,525,000

$1,715,495 $1,300,000

$1,307,527

$1,150,000 $875,000 $800,000

2018

2019

2020

2021

2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

9

Sales Summary & Trends

TOTAL DOLLAR VALUE OF TRANSACTIONS BY TOWN - 2022

WEST TISBURY SINGLE-FAMILY $88,942,500 COMMERCIAL $8,775,000 LAND $10,430,000 TOTAL $108,147,500

CHILMARK SINGLE-FAMILY $78,844,000 COMMERCIAL $2,575,000 MULTI-FAMILY $1,760,000 TOTAL $83,179,000

AQUINNAH SINGLE-FAMILY $10,620,000 LAND $1,310,000 TOTAL $11,930,000

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MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

Sales Summary & Trends

VINEYARD HAVEN SINGLE-FAMILY $109,289,678

CONDOMINIUM $3,420,813

LAND $10,987,250

MULTI-FAMILY $5,649,500

COMMERCIAL $8,224,500

TOTAL $137,571,741

OAK BLUFFS SINGLE-FAMILY $132,090,850 LAND $6,369,000 COMMERCIAL $8,600,000

CONDOMINIUM $3,180,000 MULTI-FAMILY $13,550,000 TOTAL $163,789,850

EDGARTOWN SINGLE-FAMILY $295,672,055 LAND $46,495,375 COMMERCIAL $12,295,000

CONDOMINIUM $9,701,240 MULTI-FAMILY $9,165,000 TOTAL $373,328,670

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

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Sales Summary & Trends

SINGLE-FAMILY HOME TRANSACTIONS

TRANSACTIONS ISLAND-WIDE

BY MONTH, 2022

FIVE-YEAR TREND

January 525

41

February 479

33

March

35 29

April

319

May

416

47 40

June

379

July

36 26

August September

43

October

43

November 2018

2019

2020

2021

33 37

December

2022

TOTAL DOLLAR VALUE OF SINGLE-FAMILY HOME TRANSACTIONS ISLAND-WIDE FIVE-YEAR TREND

$1,001,208,195 $900,634,740 $715,549,083 $662,026,173

$543,931,122

2018

12

2019

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

2020

2021

2022

Sales Summary & Trends

SINGLE-FAMILY HOME TRANSACTIONS BY TOWN

= Edgartown - 104 = Oak Bluffs - 87 = Vineyard Haven - 66 = West Tisbury - 36 = Chilmark - 20 = Aquinnah - 6

TRANSACTIONS BY PROPERTY TYPE

TOTAL DOLLAR VALUE OF SINGLE-FAMILY HOME TRANSACTIONS BY TOWN

Edgartown

$295,672,055

Oak Bluffs

$132,090,850

Vineyard Haven

$109,289,678

West Tisbury

$88,942,500

Chilmark

$78,844,000

Aquinnah

$10,620,000

= Single-Family Home - 319 = Land - 65 = Condominium - 22 = Commercial - 20 = Multi-Family Home - 17 2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

13

TOWN OF EDGARTOWN Edgartown’s downtown area, a protected historic district, is known for its Cape Cod, Greek revival, and federal style homes.

Other distinct neighborhoods include the open plains of Katama, the marshy scrublands around

Edgartown Great Pond, and the “separated island” of Chappaquiddick, which has no commercial zoning. Property values are highest in the downtown and waterfront areas, and are more modest in outlying wooded subdivisions.

Fast Facts POPULATION

INCORPORATED

ZIP CODE

TAX RATE

5,028

1671

02539

2.52%

Sales by Property Type SINGLE-FAMILY

LAND

CONDOMINIUM

COMMERCIAL

MULTI-FAMILY

TOTAL

104

29

14

6

4

157

Single-Family Home Sales by Neighborhood, 2022 NEIGHBORHOOD

PROPERTIES SOLD

AVERAGE SALE PRICE

MEDIAN SALE PRICE

HIGH SALE PRICE

LOW SALE PRICE

Central

25

$1,287,390

$1,220,000

$2,499,000

$810,000

Chappaquiddick

10

$2,676,000

$1,662,500

$6,250,000

$850,000

Downtown/Edgartown Village

21

$3,328,643

$2,800,000

$8,500,000

$1,050,000

Katama

23

$3,677,752

$3,050,000

$8,275,000

$1,300,000

Sengekontacket

9

$1,769,722

$1,800,000

$3,450,000

$827,500

South Shore

16

$4,144,375

$2,697,500

$11,000,000

$1,375,000

14

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

TIM JOHNSON 2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

15

5

Manuel F. Correllus State Forest

3 1

1

2

6

4

16

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

NEIGHBORHOODS OF EDGARTOWN 1. CENTRAL

2. CHAPPAQUIDDICK

3. DOWNTOWN/ EDGARTOWN VILLAGE

This area just south of the Edgartown– Vineyard Haven Road includes a maze of residential subdivisions built about thirty-five years ago on former farmland, including Dodger’s Hole and Smith Hollow. Many are interconnected and the area of residential homes stretches all the way to the Edgartown–West Tisbury Road to the south. Bike paths provide easy, car-free access into town.

Derived from a Native American word meaning “separated island,” Chappy, as it is called, is located off the eastern end of Edgartown and accessed by a three-car ferry. There are about 300 year-round residents and many more seasonal homeowners. With more than 800 acres of public beach and conservation land, it draws saltwater fishermen, kayakers, and bird watchers. There is no commercial zoning.

White clapboard houses once owned by whaling captains and rose-covered picket fences are the signatures of the downtown historic district. Main Street runs down to the harbor and North Water Street runs out to the scenic Edgartown Lighthouse. The area is mostly seasonal, save for a handful of hardy year-round shops and restaurants.

4. KATAMA

5. SENGEKONTACKET

6. SOUTH SHORE

Windswept grasslands mark the topography of Katama, an area of seasonal and year-round homes bounded by Katama Bay to the east and the Atlantic-facing South Beach, a popular public beach in the summer, at the extreme southern end. A long bike path runs from downtown Edgartown through Katama. Open farmland dominates the center of the landscape.

Ocean Heights, The Boulevard, and Major’s Cove are densely built areas on streets that run from Edgartown– Vineyard Haven Road down to Sengekontacket Pond, a saltwater pond in Edgartown and Oak Bluffs that borders Nantucket Sound. On the Edgartown end, the pond was historically named Anthier’s Pond. Felix Neck Wildlife Sanctuary is a central oasis in this area.

This rural coastal part of town includes Edgartown Great Pond, Oyster Pond, Wintucket, and a portion of the Manuel F. Correllus State Forest. Three-acre minimum zoning and conservation land have kept this area more sparsely populated than other parts of the town, and there are vast tracts covered with blueberry and huckleberry bushes.

For transactions: living area denotes square footage; lot size denotes acreage. *Foreclosure/bank owned **Beach lot ***Teardown

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

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EDGARTOWN $12,250,000

$11,000,000

$9,500,000

ADDRESS: 9 Briggs Rd. NEIGHBORHOOD: South Shore BED/BATH: 6/6 | LIVING AREA: 6,049 | LOT SIZE: 4.8 TYPE: Single-Family Home | SOLD: March 2022

ADDRESS: 40 & 44 Meetinghouse Way & 19 & 25 Old Farms Trail | NEIGHBORHOOD: South Shore BED/BATH: 8/6 | LIVING AREA: 4,040 | LOT SIZE: 13.55 TYPE: Single-Family Home | SOLD: March 2022

$8,500,000

$8,275,000

$8,000,000

ADDRESS: 52 South Summer St. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 7/7 | LIVING AREA: 8,509 | LOT SIZE: 0.29 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 42 Slough Cove Rd. NEIGHBORHOOD: Katama BED/BATH: 5/5 | LIVING AREA: 4,824 | LOT SIZE: 5.2 TYPE: Single-Family Home | SOLD: February 2022

$7,500,000

$7,500,000

ADDRESS: 93 South Water St. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 5/5 | LIVING AREA: 5,207 | LOT SIZE: 0.44 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 24 Katama Bay View Rd. NEIGHBORHOOD: Katama BED/BATH: 4/4 | LIVING AREA: 5,884 | LOT SIZE: 1.03 TYPE: Single-Family Home | SOLD: November 2022

$6,490,000

$6,250,000

ADDRESS: 31 Eel Pond Ln. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 6/6 | LIVING AREA: 4,962 | LOT SIZE: 1.4 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 107 Washque Ave. NEIGHBORHOOD: Chappaquiddick BED/BATH: 5/3 | LIVING AREA: 3,688 | LOT SIZE: 4.3 TYPE: Single-Family Home | SOLD: April 2022

ADDRESS: 14 Bayside South Lot 5 NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 4.72 TYPE: Land | SOLD: March 2022

18

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

ADDRESS: 75 Kanomika Rd. NEIGHBORHOOD: South Shore BED/BATH: 4/2 | LIVING AREA: 1,600 | LOT SIZE: 16 TYPE: Single-Family Home | SOLD: February 2022

$6,500,000

ADDRESS: 6 Swan Neck Rd. NEIGHBORHOOD: South Shore BED/BATH: 5/5 | LIVING AREA: 5,135 | LOT SIZE: 6.8 TYPE: Single-Family Home | SOLD: August 2022

$6,200,000

ADDRESS: 103 Edgartown Bay Rd. NEIGHBORHOOD: Katama BED/BATH: 4/3 | LIVING AREA: 2,624 | LOT SIZE: 1 TYPE: Single-Family Home | SOLD: October 2022

EDGARTOWN $5,775,000

$5,750,000

$5,700,000

ADDRESS: 11B Duarte Circle NEIGHBORHOOD: Katama BED/BATH: 5/4 | LIVING AREA: 5,795 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 59 Seths Way NEIGHBORHOOD: South Shore BED/BATH: 4/3 | LIVING AREA: 2,992 | LOT SIZE: 1.82 TYPE: Single-Family Home | SOLD: August 2022

ADDRESS: 10 Crackatuxet Cove Rd. NEIGHBORHOOD: Katama BED/BATH: 5/5 | LIVING AREA: 5,000 | LOT SIZE: 3 TYPE: Single-Family Home | SOLD: December 2022

$5,650,000

$5,600,000

$5,600,000

ADDRESS: 63 Peases Point Way North NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 6/7 | LIVING AREA: 4,596 | LOT SIZE: 0.18 TYPE: Single-Family Home | SOLD: February 2022

ADDRESS: 10 Puwal Ln. NEIGHBORHOOD: Katama BED/BATH: 5/5 | LIVING AREA: 5,104 | LOT SIZE: 0.52 TYPE: Single-Family Home | SOLD: August 2022

$4,750,000

$4,350,000

ADDRESS: 15 Beach Plum Meadows NEIGHBORHOOD: Katama BED/BATH: 4/5 | LIVING AREA: 6,477 | LOT SIZE: 1.64 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 54 Cooke St. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 7/5 | LIVING AREA: 3,659 | LOT SIZE: 0.38 TYPE: Single-Family Home | SOLD: January 2022

$4,250,000

$4,150,000

$4,125,000

ADDRESS: 258 Upper Main St. NEIGHBORHOOD: Central BED/BATH: 2/3 | LIVING AREA: 7,584 | LOT SIZE: 0.88 TYPE: Commercial | SOLD: September 2022

ADDRESS: 24 Crocker Dr. NEIGHBORHOOD: Katama BED/BATH: 3/3 | LIVING AREA: 3,700 | LOT SIZE: 0.64 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 42 Road to the Plains NEIGHBORHOOD: Katama BED/BATH: 6/4 | LIVING AREA: 4,100 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 69 Kanomika Rd. NEIGHBORHOOD: South Shore BED/BATH: 6/4 | LIVING AREA: 3,958 | LOT SIZE: 5.7 TYPE: Single-Family Home | SOLD: March 2022

$4,950,000

ADDRESS: 30 Caleb Pond Rd. NEIGHBORHOOD: Chappaquiddick BED/BATH: 4/2 | LIVING AREA: 2,016 | LOT SIZE: 1.7 TYPE: Single-Family Home | SOLD: May 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

19

EDGARTOWN $4,000,000

$3,900,005

$3,850,000

ADDRESS: 77 North Neck Rd. NEIGHBORHOOD: Chappaquiddick BED/BATH: 4/4 | LIVING AREA: 2,500 | LOT SIZE: 5.85 TYPE: Single-Family Home | SOLD: August 2022

ADDRESS: 12 Norton St. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 4/3 | LIVING AREA: 2,932 | LOT SIZE: 0.13 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 30 Mill Hill Rd. NEIGHBORHOOD: Katama BED/BATH: 4/3 | LIVING AREA: 2,748 | LOT SIZE: 13.93 TYPE: Single-Family Home | SOLD: March 2022

$3,775,000

$3,455,000

$3,450,000

ADDRESS: 56 Robinson Rd. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 4/3 | LIVING AREA: 3,506 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 29 Clevelandtown Rd. NEIGHBORHOOD: Katama BED/BATH: 4/4 | LIVING AREA: 3,220 | LOT SIZE: 0.49 TYPE: Single-Family Home | SOLD: April 2022

ADDRESS: 25 The Boulevard NEIGHBORHOOD: Sengekontacket BED/BATH: 3/2 | LIVING AREA: 1,659 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: October 2022

$3,400,000

$3,350,000

$3,300,000

ADDRESS: 130, 132 & 134 Cooke St. NEIGHBORHOOD: Central BED/BATH: 10/4 | LIVING AREA: 5,585 | LOT SIZE: 0.51 TYPE: Multi-Family Home | SOLD: February 2022

ADDRESS: 78 Edgartown-West Tisbury Rd. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 6/4 | LIVING AREA: 3,406 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: September 2022

$3,300,000

$3,200,000

ADDRESS: 53 & 54 North Neck Rd. NEIGHBORHOOD: Chappaquiddick BED/BATH: 6/3 | LIVING AREA: 2,339 | LOT SIZE: 4.2 TYPE: Single-Family Home | SOLD: December 2022 20

ADDRESS: 36 Mill St. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 2/2 | LIVING AREA: 674 | LOT SIZE: 0.43 TYPE: Single-Family Home | SOLD: June 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

ADDRESS: 31 Underway Dr. NEIGHBORHOOD: South Shore BED/BATH: 4/4 | LIVING AREA: 4,264 | LOT SIZE: 3 TYPE: Multi-Family Home | SOLD: October 2022

$3,060,000

ADDRESS: 90 Peases Point Way South NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 5/3 | LIVING AREA: 2,674 | LOT SIZE: 0.87 TYPE: Single-Family Home | SOLD: September 2022

EDGARTOWN $3,050,000

$3,000,000

$2,975,000

ADDRESS: 8 Aero Ave. NEIGHBORHOOD: Katama BED/BATH: 4/3 | LIVING AREA: 2,955 | LOT SIZE: 1.58 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 102 Edgartown Bay Rd. NEIGHBORHOOD: Katama BED/BATH: 4/2 | LIVING AREA: 2,188 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 8 Coffins Field Rd. NEIGHBORHOOD: South Shore BED/BATH: 6/3 | LIVING AREA: 3,440 | LOT SIZE: 1.06 TYPE: Single-Family Home | SOLD: December 2022

$2,900,000

$2,900,000

$2,895,000

ADDRESS: 25 Simpsons Ln. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 6/6 | LIVING AREA: 3,156 | LOT SIZE: 0.2 TYPE: Commercial | SOLD: April 2022

ADDRESS: 00 Herring Creek Rd. Lots 1 & 2 NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.3 TYPE: Land | SOLD: September 2022

ADDRESS: 69 Marthas Rd. NEIGHBORHOOD: South Shore BED/BATH: 4/3 | LIVING AREA: 3,000 | LOT SIZE: 0.51 TYPE: Single-Family Home | SOLD: March 2022

$2,800,000

$2,500,000

$2,499,000

ADDRESS: 32 Plantingfield Way NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 4/2 | LIVING AREA: 2,446 | LOT SIZE: 0.48 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 65 Road to the Plains NEIGHBORHOOD: South Shore BED/BATH: 4/3 | LIVING AREA: 2,587 | LOT SIZE: 0.62 TYPE: Single-Family Home | SOLD: January 2022

ADDRESS: 4 Chambers Way NEIGHBORHOOD: Central BED/BATH: 4/3 | LIVING AREA: 2,650 | LOT SIZE: 0.59 TYPE: Single-Family Home | SOLD: September 2022

$2,495,000

$2,495,000

$2,400,000

ADDRESS: 29 Slough Cove Rd. NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.53 TYPE: Land | SOLD: February 2022

ADDRESS: 9 Ocean View Ave. NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.5 TYPE: Land | SOLD: October 2022

ADDRESS: 7 Peases Point Way South NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 4/3 | LIVING AREA: 3,296 | LOT SIZE: 0.13 TYPE: Single-Family Home | SOLD: January 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

21

EDGARTOWN $2,345,000

ADDRESS: 16 Kent Harbor Rd. NEIGHBORHOOD: Katama BED/BATH: 3/1 | LIVING AREA: 1,008 | LOT SIZE: 1 TYPE: Single-Family Home | SOLD: January 2022

$2,345,000

$2,300,000

ADDRESS: 29 Main St. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 0/0 | LIVING AREA: 1,159 | LOT SIZE: 0.03 TYPE: Commercial | SOLD: August 2022

ADDRESS: 21 Norton St. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 2/2 | LIVING AREA: 2,000 | LOT SIZE: 0.1 TYPE: Single-Family Home | SOLD: November 2022

$2,200,000

$2,200,000

$2,250,000

ADDRESS: 17 Tenth St. North NEIGHBORHOOD: Sengekontacket BED/BATH: 3/4 | LIVING AREA: 2,912 | LOT SIZE: 0.25 TYPE: Single-Family Home | SOLD: March 2022

ADDRESS: 42 Field Club Dr. NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.64 TYPE: Land | SOLD: August 2022

ADDRESS: 11 Mattakesett Way NEIGHBORHOOD: Katama BED/BATH: 4/4 | LIVING AREA: 2,080 | LOT SIZE: 1.93 TYPE: Single-Family Home | SOLD: September 2022

$2,175,000

$2,175,000

$2,125,000

ADDRESS: 21 Herring Creek Rd. NEIGHBORHOOD: Katama BED/BATH: 3/2 | LIVING AREA: 2,030 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 13 Young St. NEIGHBORHOOD: Katama BED/BATH: 3/2 | LIVING AREA: 2,208 | LOT SIZE: 0.69 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 23 Majors Cove Ln. NEIGHBORHOOD: Sengekontacket BED/BATH: 4/4 | LIVING AREA: 3,050 | LOT SIZE: 0.56 TYPE: Single-Family Home | SOLD: August 2022

$2,100,000

$2,010,000

$2,000,000

ADDRESS: 3 Long Hill Rd. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 5/4 | LIVING AREA: 6,169 | LOT SIZE: 1.92 TYPE: Single-Family Home | SOLD: March 2022

ADDRESS: 27 Watcha Path NEIGHBORHOOD: South Shore BED/BATH: 3/3 | LIVING AREA: 2,620 | LOT SIZE: 3 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 11 Brown Rd. NEIGHBORHOOD: South Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 3.04 TYPE: Land | SOLD: April 2022 22

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

TIM JOHNSON

EDGARTOWN $2,000,000

ADDRESS: 0 Clevelandtown Rd. NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.73 TYPE: Land | SOLD: October 2022

$1,975,000

ADDRESS: 32 Norton Orchard Rd. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 3/2 | LIVING AREA: 3,164 | LOT SIZE: 0.29 TYPE: Single-Family Home | SOLD: July 2022

$1,900,000

ADDRESS: 3 Muskoday Way NEIGHBORHOOD: Katama BED/BATH: 4/2 | LIVING AREA: 1,054 | LOT SIZE: 0.41 TYPE: Single-Family Home | SOLD: March 2022

$1,900,000

ADDRESS: 235 Meetinghouse Way NEIGHBORHOOD: Katama BED/BATH: 3/2 | LIVING AREA: 1,443 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: May 2022

$1,880,000

ADDRESS: 26 Dark Woods Rd. NEIGHBORHOOD: Central BED/BATH: 3/3 | LIVING AREA: 2,862 | LOT SIZE: 0.77 TYPE: Single-Family Home | SOLD: December 2022

$1,875,000

ADDRESS: 148 Plantingfield Way NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.23 TYPE: Land | SOLD: March 2022

$1,800,000

ADDRESS: 80 Pilgrim Rd. NEIGHBORHOOD: Sengekontacket BED/BATH: 5/4 | LIVING AREA: 2,888 | LOT SIZE: 0.69 TYPE: Single-Family Home | SOLD: July 2022 24

$1,750,000

ADDRESS: 61 Herring Creek Rd. NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.32 TYPE: Land | SOLD: September 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

$1,950,000

ADDRESS: 9 Suttons Way NEIGHBORHOOD: Katama BED/BATH: 5/3 | LIVING AREA: 2,841 | LOT SIZE: 1 TYPE: Single-Family Home | SOLD: March 2022

$1,900,000

ADDRESS: 85 Pilgrim Rd. NEIGHBORHOOD: Sengekontacket BED/BATH: 5/3 | LIVING AREA: 2,390 | LOT SIZE: 0.41 TYPE: Single-Family Home | SOLD: June 2022

$1,850,000

ADDRESS: 54 Marthas Rd. NEIGHBORHOOD: South Shore BED/BATH: 3/3 | LIVING AREA: 1,993 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: October 2022

$1,725,000

ADDRESS: 81 Washque Ave. NEIGHBORHOOD: Chappaquiddick BED/BATH: 3/2 | LIVING AREA: 1,448 | LOT SIZE: 0.22 TYPE: Single-Family Home | SOLD: October 2022

EDGARTOWN $1,725,000

ADDRESS: 20 Jennie Ln. NEIGHBORHOOD: South Shore BED/BATH: 5/3 | LIVING AREA: 2,352 | LOT SIZE: 3.05 TYPE: Single-Family Home | SOLD: December 2022

$1,675,000

$1,675,000

ADDRESS: 9 Suttons Way NEIGHBORHOOD: Katama BED/BATH: 5/3 | LIVING AREA: 2,841 | LOT SIZE: 1 TYPE: Single-Family Home | SOLD: January 2022

$1,675,000

$1,650,000

ADDRESS: 13 Pierce Ln. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 2/2 | LIVING AREA: 1,222 | LOT SIZE: 0.05 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 68 Tower Ln. NEIGHBORHOOD: Sengekontacket BED/BATH: 3/2 | LIVING AREA: 1,740 | LOT SIZE: 0.68 TYPE: Single-Family Home | SOLD: September 2022

$1,600,000

$1,585,000

ADDRESS: 7 Pip’n Circle NEIGHBORHOOD: Chappaquiddick BED/BATH: 5/3 | LIVING AREA: 2,628 | LOT SIZE: 3.05 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 13 Pierce Ln. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 2/2 | LIVING AREA: 1,222 | LOT SIZE: 0.05 TYPE: Single-Family Home | SOLD: September 2022

$1,600,000

ADDRESS: 64 Dike Bridge Rd. NEIGHBORHOOD: Chappaquiddick BED/BATH: 4/2 | LIVING AREA: 1,148 | LOT SIZE: 1.2 TYPE: Single-Family Home | SOLD: October 2022

$1,575,000

ADDRESS: 6 Farmers Rd. NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.53 TYPE: Land | SOLD: July 2022

$1,555,000

$1,550,000

ADDRESS: 261 Edgartown-West Tisbury Rd. NEIGHBORHOOD: Central BED/BATH: 2/2 | LIVING AREA: 1,440 | LOT SIZE: 0.38 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 44 Marthas Rd. NEIGHBORHOOD: South Shore BED/BATH: 4/2 | LIVING AREA: 1,568 | LOT SIZE: 0.64 TYPE: Single-Family Home | SOLD: January 2022

ADDRESS: 1 Gray Gull Circle NEIGHBORHOOD: South Shore BED/BATH: 3/2 | LIVING AREA: 1,428 | LOT SIZE: 0.61 TYPE: Single-Family Home | SOLD: September 2022

$1,550,000

ADDRESS: 67 Division Rd. NEIGHBORHOOD: South Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.76 TYPE: Land | SOLD: April 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

25

EDGARTOWN $1,550,000

ADDRESS: 8 Pamela Way NEIGHBORHOOD: Chappaquiddick BED/BATH: 3/3 | LIVING AREA: 2,336 | LOT SIZE: 1 TYPE: Single-Family Home | SOLD: April 2022

$1,550,000

ADDRESS: 201 Upper Main St. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 5/3 | LIVING AREA: 1,640 | LOT SIZE: 0.14 TYPE: Multi-Family Home | SOLD: July 2022

$1,519,000

ADDRESS: 183 Upper Main St. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 3/2 | LIVING AREA: 2,154 | LOT SIZE: 0.28 TYPE: Single-Family Home | SOLD: February 2022

$1,500,000

ADDRESS: 41 Smith Hollow Rd. NEIGHBORHOOD: Central BED/BATH: 4/3 | LIVING AREA: 2,391 | LOT SIZE: 0.9 TYPE: Single-Family Home | SOLD: February 2022

$1,475,000

ADDRESS: 15 Bold Meadow Ln. NEIGHBORHOOD: Central BED/BATH: 3/3 | LIVING AREA: 1,700 | LOT SIZE: 0.8 TYPE: Single-Family Home | SOLD: February 2022

26

ADDRESS: 8 Marthas Way NEIGHBORHOOD: Katama BED/BATH: 3/2 | LIVING AREA: 1,939 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: October 2022

$1,480,000

ADDRESS: 41 Jernegan Pond Rd. NEIGHBORHOOD: Central BED/BATH: 2/2 | LIVING AREA: 1,900 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: April 2022

$1,469,000

$1,465,000

ADDRESS: 5 Westminster Court NEIGHBORHOOD: Central BED/BATH: 4/2 | LIVING AREA: 1,500 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 1 Coffins Field NEIGHBORHOOD: South Shore BED/BATH: 6/3 | LIVING AREA: 3,120 | LOT SIZE: 1.08 TYPE: Single-Family Home | SOLD: March 2022

$1,425,000

$1,400,000

$1,450,000

ADDRESS: 45 Curtis Ln. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 3/1 | LIVING AREA: 1,310 | LOT SIZE: 0.41 TYPE: Single-Family Home | SOLD: October 2022

$1,538,300

ADDRESS: 495 Katama Rd. Unit F-4 NEIGHBORHOOD: Katama BED/BATH: 3/2 | LIVING AREA: 1,411 | LOT SIZE: 0 TYPE: Condominium | SOLD: January 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

ADDRESS: 249 Edgartown-West Tisbury Rd. NEIGHBORHOOD: Central BED/BATH: 3/3 | LIVING AREA: 3,479 | LOT SIZE: 0.4 TYPE: Single-Family Home | SOLD: April 2022

EDGARTOWN $1,375,000

ADDRESS: 5 Hye Rd. NEIGHBORHOOD: South Shore BED/BATH: 3/2 | LIVING AREA: 1,272 | LOT SIZE: 1 TYPE: Single-Family Home | SOLD: May 2022

$1,316,250

ADDRESS: 84 Pennywise Path NEIGHBORHOOD: Central BED/BATH: 4/3 | LIVING AREA: 1,619 | LOT SIZE: 1 TYPE: Single-Family Home | SOLD: June 2022

$1,260,000

ADDRESS: 3 Meetinghouse Village Way Unit 3 NEIGHBORHOOD: South Shore BED/BATH: 2/2 | LIVING AREA: 1,952 | LOT SIZE: 0 TYPE: Condominium | SOLD: May 2022

$1,225,000

ADDRESS: 11 Brushy Ln. NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.5 TYPE: Land | SOLD: December 2022

$1,356,274

$1,322,500

ADDRESS: 475 Katama Rd. Unit C-6 NEIGHBORHOOD: Katama BED/BATH: 3/2 | LIVING AREA: 1,411 | LOT SIZE: 0 TYPE: Condominium | SOLD: July 2022

ADDRESS: 20 Oakdale Ln. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 2/1 | LIVING AREA: 1,084 | LOT SIZE: 0.38 TYPE: Single-Family Home | SOLD: August 2022

$1,300,000

$1,275,000

ADDRESS: 8 Massasoit Rd. NEIGHBORHOOD: Katama BED/BATH: 2/2 | LIVING AREA: 1,674 | LOT SIZE: 0.13 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 13 Hannahs Way NEIGHBORHOOD: Central BED/BATH: 4/3 | LIVING AREA: 2,400 | LOT SIZE: 0.25 TYPE: Single-Family Home | SOLD: July 2022

$1,250,000

$1,250,000

ADDRESS: 6 Robins Nest Rd. NEIGHBORHOOD: Central BED/BATH: 3/2 | LIVING AREA: 1,632 | LOT SIZE: 0.54 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 11 Eighteenth St. South NEIGHBORHOOD: Central BED/BATH: 4/3 | LIVING AREA: 2,433 | LOT SIZE: 0.27 TYPE: Single-Family Home | SOLD: October 2022

$1,220,000

$1,219,966

ADDRESS: 105 Whalers Walk NEIGHBORHOOD: Central BED/BATH: 3/2 | LIVING AREA: 1,968 | LOT SIZE: 0.95 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 7 Meetinghouse Village Way NEIGHBORHOOD: South Shore BED/BATH: 3/1 | LIVING AREA: 1,040 | LOT SIZE: 0 TYPE: Condominium | SOLD: June 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

27

EDGARTOWN $1,200,000

ADDRESS: 6 Jernegan Pond Rd. NEIGHBORHOOD: Central BED/BATH: 2/2 | LIVING AREA: 1,690 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: March 2022

$1,200,000

ADDRESS: 45 Clay Pit Rd. NEIGHBORHOOD: Central BED/BATH: 2/2 | LIVING AREA: 1,900 | LOT SIZE: 1 TYPE: Single-Family Home | SOLD: April 2022

$1,200,000

ADDRESS: 85 Eighteenth St. South NEIGHBORHOOD: Central BED/BATH: 2/1 | LIVING AREA: 1,360 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: August 2022

$1,160,000

ADDRESS: 69 Windsor Dr. NEIGHBORHOOD: Central BED/BATH: 2/2 | LIVING AREA: 1,365 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: October 2022

$1,100,000

ADDRESS: 39 Dodgers Hole Rd. NEIGHBORHOOD: Central BED/BATH: 3/2 | LIVING AREA: 1,688 | LOT SIZE: 0.52 TYPE: Single-Family Home | SOLD: March 2022

$1,100,000

ADDRESS: 6 Farmers Rd. NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.53 TYPE: Land | SOLD: March 2022

$1,100,000

ADDRESS: 65 Winter St. #C NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 0/0 | LIVING AREA: 800 | LOT SIZE: 0.17 TYPE: Commercial | SOLD: June 2022 28

$1,100,000

ADDRESS: 68 Schoolhouse Rd. NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.5 TYPE: Land | SOLD: September 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

$1,200,000

ADDRESS: 21 Meetinghouse Village Way NEIGHBORHOOD: South Shore BED/BATH: 2/2 | LIVING AREA: 1,910 | LOT SIZE: 0 TYPE: Condominium | SOLD: May 2022

$1,150,000

ADDRESS: 7 Clark Dr. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.35 TYPE: Land | SOLD: November 2022

$1,100,000

ADDRESS: 15 Church St. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 0/0 | LIVING AREA: 496 | LOT SIZE: 0.03 TYPE: Commercial | SOLD: April 2022

$1,050,000

ADDRESS: 20 Oakdale Dr. NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 2/1 | LIVING AREA: 784 | LOT SIZE: 0.39 TYPE: Single-Family Home | SOLD: May 2022

EDGARTOWN $1,025,000

ADDRESS: 49 Anthiers Way NEIGHBORHOOD: Sengekontacket BED/BATH: 3/3 | LIVING AREA: 2,120 | LOT SIZE: 0.21 TYPE: Single-Family Home | SOLD: January 2022

$1,025,000

ADDRESS: 4 Westminster Court NEIGHBORHOOD: Central BED/BATH: 4/3 | LIVING AREA: 1,656 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: February 2022

$1,009,000

ADDRESS: 55 Windsor Dr. NEIGHBORHOOD: Central BED/BATH: 3/2 | LIVING AREA: 1,568 | LOT SIZE: 0.5 TYPE: Single-Family Home | SOLD: July 2022

$980,000

ADDRESS: 8 Boylston Dr. NEIGHBORHOOD: Central BED/BATH: 3/2 | LIVING AREA: 1,170 | LOT SIZE: 0.66 TYPE: Single-Family Home | SOLD: August 2022

ADDRESS: 43 Eleventh St. South NEIGHBORHOOD: Central BED/BATH: 3/3 | LIVING AREA: 1,216 | LOT SIZE: 0.16 TYPE: Single-Family Home | SOLD: September 2022

$935,000

$920,000

ADDRESS: 298 Chappaquiddick Rd. NEIGHBORHOOD: Chappaquiddick BED/BATH: 2/2 | LIVING AREA: 1,324 | LOT SIZE: 0.43 TYPE: Single-Family Home | SOLD: October 2022

$915,000

ADDRESS: 65 Tower Ln. NEIGHBORHOOD: Sengekontacket BED/BATH: 3/3 | LIVING AREA: 1,096 | LOT SIZE: 0.9 TYPE: Multi-Family Home | SOLD: October 2022 30

ADDRESS: 2 Boylston Dr. NEIGHBORHOOD: Central BED/BATH: 3/2 | LIVING AREA: 1,568 | LOT SIZE: 0.68 TYPE: Single-Family Home | SOLD: January 2022

$992,500

$950,000

ADDRESS: 14 Mill Hill Rd. NEIGHBORHOOD: Katama BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.71 TYPE: Land | SOLD: July 2022

$1,019,000

$900,000

ADDRESS: 31 Ninth St. North NEIGHBORHOOD: Sengekontacket BED/BATH: 2/1 | LIVING AREA: 1,275 | LOT SIZE: 0.34 TYPE: Single-Family Home | SOLD: January 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

ADDRESS: 29 Jernegan Ave. NEIGHBORHOOD: Central BED/BATH: 2/1 | LIVING AREA: 1,126 | LOT SIZE: 0.73 TYPE: Single-Family Home | SOLD: January 2022

$900,000

ADDRESS: 25 Meshacket Rd. NEIGHBORHOOD: South Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.5 TYPE: Land | SOLD: February 2022

EDGARTOWN $850,000

ADDRESS: 6 Muskeget Ave. NEIGHBORHOOD: Chappaquiddick BED/BATH: 2/1 | LIVING AREA: 912 | LOT SIZE: 0.45 TYPE: Single-Family Home | SOLD: January 2022

$810,000

ADDRESS: 2 Teaberry Ln. NEIGHBORHOOD: Central BED/BATH: 3/1 | LIVING AREA: 1,040 | LOT SIZE: 0.31 TYPE: Single-Family Home | SOLD: February 2022

$765,000

ADDRESS: 17 Mill St. Unit 19 NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 2/1 | LIVING AREA: 1,173 | LOT SIZE: 0 TYPE: Condominium | SOLD: July 2022

$679,250

ADDRESS: 5 Lois Ln. NEIGHBORHOOD: South Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.55 TYPE: Land | SOLD: August 2022

$827,500

$825,000

ADDRESS: 48 Weeks Ln. NEIGHBORHOOD: Sengekontacket BED/BATH: 3/1 | LIVING AREA: 1,176 | LOT SIZE: 0.4 TYPE: Single-Family Home | SOLD: February 2022

$780,000

$769,500

ADDRESS: 9 Holly Bear Ln. NEIGHBORHOOD: Central BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.5 TYPE: Land | SOLD: October 2022

$745,000

ADDRESS: 10 Wood Ave. & 9 Lewis Ave. NEIGHBORHOOD: Chappaquiddick BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 3.1 TYPE: Land | SOLD: August 2022

ADDRESS: 6 Majors Cove Ln. NEIGHBORHOOD: Sengekontacket BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.76 TYPE: Land | SOLD: May 2022

$685,000

ADDRESS: 40 Edgewood Dr. NEIGHBORHOOD: Central BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.58 TYPE: Land | SOLD: May 2022

$677,625

ADDRESS: 1 Holly Bear Ln. NEIGHBORHOOD: Central BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 2.06 TYPE: Land | SOLD: April 2022

ADDRESS: 20 Wood Ave. NEIGHBORHOOD: Chappaquiddick BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 3.18 TYPE: Land | SOLD: May 2022

$650,000

ADDRESS: 27 Meshacket Rd. NEIGHBORHOOD: South Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.5 TYPE: Land | SOLD: January 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

31

EDGARTOWN $600,000

ADDRESS: One Mariners Landing #D NEIGHBORHOOD: Central BED/BATH: 0/0 | LIVING AREA: 1,742 | LOT SIZE: 0 TYPE: Commercial | SOLD: March 2022

$500,000

ADDRESS: 28 Holly Bear Ln. NEIGHBORHOOD: Central BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.5 TYPE: Land | SOLD: February 2022

$350,000

ADDRESS: 20 Peases Point Way North Unit 7 NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 1/1 | LIVING AREA: 478 | LOT SIZE: 0 TYPE: Condominium | SOLD: April 2022

32

$350,000

ADDRESS: 117 Pennywise Path NEIGHBORHOOD: Central BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 3 TYPE: Land | SOLD: June 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

$415,000

ADDRESS: 30 Peases Point Way North Unit 16 NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 1/1 | LIVING AREA: 529 | LOT SIZE: 0 TYPE: Condominium | SOLD: November 2022

$320,000

ADDRESS: 15 Mill St. Unit 23 NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 1/1 | LIVING AREA: 472 | LOT SIZE: 0 TYPE: Condominium | SOLD: May 2022

EDGARTOWN $315,000

ADDRESS: 20 Peases Point Way North Unit 4-A NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 1/1 | LIVING AREA: 478 | LOT SIZE: 0 TYPE: Condominium | SOLD: May 2022

$260,000

ADDRESS: 15 Mill St. Unit 31-F NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 0/1 | LIVING AREA: 279 | LOT SIZE: 0 TYPE: Condominium | SOLD: July 2022

$315,000

$300,000

ADDRESS: 20 Peases Point Way North Unit 2-A NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 1/1 | LIVING AREA: 478 | LOT SIZE: 0 TYPE: Condominium | SOLD: August 2022

$200,000

ADDRESS: 20 Peases Point Way North Unit 6-A NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 1/1 | LIVING AREA: 478 | LOT SIZE: 0 TYPE: Condominium | SOLD: May 2022

$160,000

ADDRESS: 15 Mill St. Unit 24-F NEIGHBORHOOD: Downtown/Edgartown Village BED/BATH: 0/1 | LIVING AREA: 279 | LOT SIZE: 0 TYPE: Condominium | SOLD: May 2022

ADDRESS: 78 Ninth St. North NEIGHBORHOOD: Sengekontacket BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.13 TYPE: Land | SOLD: April 2022

$49,000

ADDRESS: 72 Seventeenth St. North NEIGHBORHOOD: Sengekontacket BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.06 TYPE: Land | SOLD: November 2022

Following a year and a half of major renovations, the Kelley House will open as Faraway MV in spring 2023. Updates include a public pedestrian path and relocating the pool to the center of the property.

TIM JOHNSON

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

33

TOWN OF OAK BLUFFS Known for its beautiful parks and street layouts, Oak Bluffs was designed by the landscape architect Robert Morris Copeland, a contemporary of Frederick Law Olmsted. The Martha’s Vineyard Camp Meeting Association remains the

historic center of this colorful town of gingerbread cottages and Victorian architecture. Property values are highest in the East Chop area and around Ocean Park, and more modest in the downtown village and around Lagoon Pond.

Fast Facts POPULATION

INCORPORATED

ZIP CODE

RESIDENTIAL TAX RATE

5,602

1907

02557

5.28% COMMERCIAL: 5.21%

Sales by Property Type SINGLE-FAMILY

LAND

CONDOMINIUM

COMMERCIAL

MULTI-FAMILY

TOTAL

87

11

4

3

7

112

Single-Family Home Sales by Neighborhood, 2022

34

NEIGHBORHOOD

PROPERTIES SOLD

AVERAGE SALE PRICE

MEDIAN SALE PRICE

HIGH SALE PRICE

LOW SALE PRICE

Camp Ground

11

$744,045

$800,000

$969,000

$423,000

Central/Lagoon Heights

35

$1,367,667

$1,300,000

$3,500,000

$545,000

Downtown/Parks District

31

$1,791,419

$1,250,000

$14,750,000

$500,000

East Chop

5

$1,342,000

$1,300,000

$2,730,000

$550,000

Harthaven

1

$3,500,000

$3,500,000

$3,500,000

$3,500,000

Sengekontacket

4

$2,573,500

$2,172,500

$4,299,000

$1,650,000

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

TIM JOHNSON 2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

35

4

1

3 5

2

6

Manuel F. Correllus State Forest

36

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

NEIGHBORHOODS OF OAK BLUFFS 1. CAMP GROUND Originally named Cottage City, the symbol of Oak Bluffs is steps from Circuit Avenue and marked by brightly colored gingerbread cottages. The cottages, built in the late 1800s and early 1900s, replaced tents used during religious revivals. Today the area is owned and managed by the Martha’s Vineyard Camp Meeting Association. The Tabernacle is listed on the National Register of Historic Places.

2. CENTRAL/LAGOON HEIGHTS

3. DOWNTOWN/PARKS DISTRICT

A large area of residential subdivisions encompass the Lagoon Heights neighborhood in Oak Bluffs and its surrounding streets, including busy Barnes and County Roads. This area was once primarily farmland and was developed between the 1970s and 1990s. Homes built along Lagoon Pond enjoy peaceful, open views.

An emerald necklace of parks (Waban, Nashawena, and Ocean Parks), ringed by houses built in this town’s popular cottage style, grace the central downtown area. The park designs were created by Robert Morris Copeland, a landscape architect. The Copeland Plan District has architectural and landscape design restrictions for historic preservation.

4. EAST CHOP

5. HARTHAVEN

6. SENGEKONTACKET

A beautiful high headland overlooking Vineyard and Nantucket Sounds, East Chop once hosted a semaphore station to relay news of arriving ships to the mainland and still hosts a lighthouse along with handsome, sprawling summer homes built in the shingle or Queen Anne style. Small streets run from the Chop back to the Highlands, an area of small parks and modest homes.

This tiny Oak Bluffs neighborhood is named for the Hart family whose members settled here in the 1800s. The area features a small harbor and abuts the Farm Neck Golf Club. Not gated but distinct, Harthaven is at once funky and exclusive.

Major’s Cove, Farm Neck, and a small number of relatively new housing developments line County Road and Sengekontacket Pond, a vast saltwater pond in Edgartown and Oak Bluffs that borders Nantucket Sound to the east. Houses in the area are a mix of grand modern homes and old fishing camps. Farm Neck Golf Club is a hallmark of the area.

For transactions: living area denotes square footage; lot size denotes acreage. *Foreclosure/bank owned **Beach lot ***Teardown

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

37

OAK BLUFFS $14,750,000

$5,800,000

$4,700,000

ADDRESS: 14 R Temahigan Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 7/6 | LIVING AREA: 5,186 | LOT SIZE: 1.39 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 4 Troy St. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 5/4 | LIVING AREA: 4,303 | LOT SIZE: 0.83 TYPE: Multi-Family Home | SOLD: November 2022

ADDRESS: 19 Circuit Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 0/2 | LIVING AREA: 8,304 | LOT SIZE: 0.16 TYPE: Commercial | SOLD: December 2022

$4,299,000

$3,500,000

$3,500,000

ADDRESS: 11 Peter Williamson Boulevard NEIGHBORHOOD: Sengekontacket BED/BATH: 4/4 | LIVING AREA: 4,200 | LOT SIZE: 1.37 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 26 Greenleaf Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 6/3 | LIVING AREA: 2,366 | LOT SIZE: 0.11 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 25 Harthaven Rd. NEIGHBORHOOD: Harthaven BED/BATH: 4/3 | LIVING AREA: 3,554 | LOT SIZE: 1.56 TYPE: Single-Family Home | SOLD: September 2022

$3,500,000

$3,350,000

$3,100,000

ADDRESS: 71, 77 & 79 Edgartown-Vineyard Haven Rd. & 10 Gamba Rd. | NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 5/3 | LIVING AREA: 2,397 | LOT SIZE: 7.76 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 24 Sumner Park Rd. NEIGHBORHOOD: East Chop BED/BATH: 12/10 | LIVING AREA: 5,064 | LOT SIZE: 0.2 TYPE: Multi-Family Home | SOLD: August 2022

ADDRESS: 138 Edgartown-Vineyard Haven Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 5/3 | LIVING AREA: 4,062 | LOT SIZE: 1.2 TYPE: Single-Family Home | SOLD: December 2022

$3,000,000

$2,730,000

$2,645,000

ADDRESS: 28 Greenleaf Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/2 | LIVING AREA: 1,727 | LOT SIZE: 0.08 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 283 East Chop Dr. NEIGHBORHOOD: East Chop BED/BATH: 4/2 | LIVING AREA: 2,456 | LOT SIZE: 0.31 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 71 Sunset Rd. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 4/3 | LIVING AREA: 2,516 | LOT SIZE: 0.4 TYPE: Single-Family Home | SOLD: September 2022

38

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

OAK BLUFFS $2,595,000

ADDRESS: 20 Pulpit Rock Rd. NEIGHBORHOOD: Sengekontacket BED/BATH: 4/4 | LIVING AREA: 3,202 | LOT SIZE: 0.6 TYPE: Single-Family Home | SOLD: November 2022

$2,300,000

$2,300,000

ADDRESS: 375 Barnes Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/1 | LIVING AREA: 1,147 | LOT SIZE: 1 TYPE: Single-Family Home | SOLD: January 2022

ADDRESS: 30 Circuit Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 0/0 | LIVING AREA: 5,144 | LOT SIZE: 0.15 TYPE: Commercial | SOLD: June 2022

$2,000,000

$2,000,000

$1,900,000

ADDRESS: 1 Little Sandy Way NEIGHBORHOOD: Downtown/Parks District BED/BATH: 4/3 | LIVING AREA: 2,660 | LOT SIZE: 2.4 TYPE: Single-Family Home | SOLD: April 2022

ADDRESS: 47 Tiffany Dr. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 4/2 | LIVING AREA: 2,544 | LOT SIZE: 1.5 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 15 North Meadow Ln. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 4/2 | LIVING AREA: 2,860 | LOT SIZE: 0.66 TYPE: Single-Family Home | SOLD: September 2022

$1,900,000

$1,840,000

$1,800,000

ADDRESS: 6 Little Pond Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 2/1 | LIVING AREA: 2,468 | LOT SIZE: 2.94 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 34 Puritan Dr. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 2,641 | LOT SIZE: 0.81 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 35 Temahigan Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 5/3 | LIVING AREA: 2,069 | LOT SIZE: 0.63 TYPE: Single-Family Home | SOLD: June 2022

$1,800,000

$1,750,000

$1,675,000

ADDRESS: 24 Nashawena Park NEIGHBORHOOD: Downtown/Parks District BED/BATH: 5/2 | LIVING AREA: 1,337 | LOT SIZE: 0.08 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 7 Mourning Dove Way NEIGHBORHOOD: Sengekontacket BED/BATH: 4/2 | LIVING AREA: 1,948 | LOT SIZE: 0.83 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 3 Mayhew Way NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 1,976 | LOT SIZE: 0.78 TYPE: Single-Family Home | SOLD: March 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

39

OAK BLUFFS $1,650,000

$1,650,000

ADDRESS: 7 Hidden Cove Rd. NEIGHBORHOOD: Sengekontacket BED/BATH: 2/2 | LIVING AREA: 2,601 | LOT SIZE: 0.27 TYPE: Single-Family Home | SOLD: March 2022

ADDRESS: 12 New York Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 4/2 | LIVING AREA: 1,828 | LOT SIZE: 0.13 TYPE: Single-Family Home | SOLD: December 2022

$1,600,000

$1,540,000

$1,500,000

ADDRESS: 21 & 23 Panola Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/2 | LIVING AREA: 1,456 | LOT SIZE: 0.35 TYPE: Single-Family Home | SOLD: February 2022

ADDRESS: 8 Fairway Dr. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 4/2 | LIVING AREA: 1,552 | LOT SIZE: 1.65 TYPE: Single-Family Home | SOLD: May 2022

$1,500,000

$1,500,000

$1,499,000

ADDRESS: 18 & 22 Worcester Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 1,685 | LOT SIZE: 0.45 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 83 Meadow View Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 4/2 | LIVING AREA: 2,125 | LOT SIZE: 0.98 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 9 High Meadow Ln. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 4/3 | LIVING AREA: 3,445 | LOT SIZE: 0.78 TYPE: Single-Family Home | SOLD: June 2022

$1,455,000

$1,430,000

$1,400,000

ADDRESS: 5 Pacific Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/2 | LIVING AREA: 1,622 | LOT SIZE: 0.16 TYPE: Single-Family Home | SOLD: April 2022

ADDRESS: 12 Fairway Dr. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 1,754 | LOT SIZE: 0.22 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 81 Rogers Way NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/3 | LIVING AREA: 2,764 | LOT SIZE: 0.28 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 63 Circuit Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 0/0 | LIVING AREA: 1,582 | LOT SIZE: 0.1 TYPE: Commercial | SOLD: February 2022

40

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

$1,620,000

ADDRESS: 77 Pennacook Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 5/1 | LIVING AREA: 1,566 | LOT SIZE: 0.11 TYPE: Single-Family Home | SOLD: July 2022

OAK BLUFFS $1,400,000

$1,381,500

$1,350,000

ADDRESS: 6 West Meadow Ln. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 4/2 | LIVING AREA: 2,301 | LOT SIZE: 0.79 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 33 School House Village NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 1,656 | LOT SIZE: 0.36 TYPE: Single-Family Home | SOLD: January 2022

ADDRESS: 11 Isaac Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 2,009 | LOT SIZE: 0.25 TYPE: Single-Family Home | SOLD: January 2022

$1,325,000

$1,315,000

$1,300,000

ADDRESS: 52 Church Ave. NEIGHBORHOOD: East Chop BED/BATH: 6/2 | LIVING AREA: 2,136 | LOT SIZE: 0.07 TYPE: Single-Family Home | SOLD: April 2022

ADDRESS: 50 Pondview Dr. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 1,809 | LOT SIZE: 0.77 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 47 Buena Vista St. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/3 | LIVING AREA: 1,632 | LOT SIZE: 0.33 TYPE: Single-Family Home | SOLD: July 2022

$1,300,000

$1,300,000

$1,300,000

ADDRESS: 54 Cannahoot St. NEIGHBORHOOD: East Chop BED/BATH: 3/3 | LIVING AREA: 1,430 | LOT SIZE: 0.22 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 11 Checama Path NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 6/5 | LIVING AREA: 3,532 | LOT SIZE: 2.78 TYPE: Single-Family Home | SOLD: April 2022

$1,300,000

$1,299,900

$1,295,000

ADDRESS: 5 Farm Path NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 4/2 | LIVING AREA: 1,921 | LOT SIZE: 0.64 TYPE: Single-Family Home | SOLD: March 2022

ADDRESS: 6 Farm Path NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 4/2 | LIVING AREA: 2,304 | LOT SIZE: 0.62 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 2 Pennacook Ave. Unit 305-Q NEIGHBORHOOD: Downtown/Parks District BED/BATH: 2/2 | LIVING AREA: 1,107 | LOT SIZE: 0 TYPE: Condominium | SOLD: October 2022

ADDRESS: 9 Tuckernuck Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 4/1 | LIVING AREA: 3,464 | LOT SIZE: 0.11 TYPE: Single-Family Home | SOLD: July 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

41

OAK BLUFFS $1,290,000

$1,280,000

ADDRESS: 1 California Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 2/3 | LIVING AREA: 2,364 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 12 Dreamers Way NEIGHBORHOOD: Downtown/Parks District BED/BATH: 1/3 | LIVING AREA: 1,952 | LOT SIZE: 0.3 TYPE: Single-Family Home | SOLD: December 2022

$1,150,000

$1,149,000

$1,100,000

ADDRESS: 71 Rogers Way NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/2 | LIVING AREA: 1,736 | LOT SIZE: 0.33 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 71 Simpsons Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/3 | LIVING AREA: 2,564 | LOT SIZE: 0.17 TYPE: Single-Family Home | SOLD: January 2022

$1,095,000

$1,050,000

$1,045,000

ADDRESS: 64 & 66 Garvin St. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 2/2 | LIVING AREA: 1,746 | LOT SIZE: 0.24 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 0 & 15 Pheasant Ln. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/2 | LIVING AREA: 1,648 | LOT SIZE: 0.68 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 105 Eastville Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 4/2 | LIVING AREA: 1,879 | LOT SIZE: 0.45 TYPE: Single-Family Home | SOLD: January 2022

$1,005,000

$1,000,000

$1,000,000

ADDRESS: 21 Quantapog Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 5/3 | LIVING AREA: 2,560 | LOT SIZE: 1.38 TYPE: Multi-Family Home | SOLD: February 2022

ADDRESS: 33 Sunset Rd. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/3 | LIVING AREA: 1,484 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 44 Paddock Rd. Lot 20 NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 3.51 TYPE: Land | SOLD: July 2022

ADDRESS: 97 Shawanue Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 1,120 | LOT SIZE: 0.11 TYPE: Single-Family Home | SOLD: October 2022 42

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

$1,250,000

ADDRESS: 91 Carol Ln. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/2 | LIVING AREA: 1,360 | LOT SIZE: 1.15 TYPE: Single-Family Home | SOLD: April 2022

OAK BLUFFS $982,200

$975,000

$969,000

ADDRESS: 62 Springfield Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 1,810 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: April 2022

ADDRESS: 28-R School St. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 5/3 | LIVING AREA: 1,650 | LOT SIZE: 0.22 TYPE: Multi-Family Home | SOLD: March 2022

ADDRESS: 9 Central Ave. NEIGHBORHOOD: Camp Ground BED/BATH: 3/2 | LIVING AREA: 1,387 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: September 2022

$925,000

$920,000

$915,000

ADDRESS: 27 Linton Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 2/2 | LIVING AREA: 1,459 | LOT SIZE: 0.22 TYPE: Single-Family Home | SOLD: January 2022

ADDRESS: 59 Brush Pond Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/1 | LIVING AREA: 880 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 17 Syracuse Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 6/3 | LIVING AREA: 2,784 | LOT SIZE: 0.23 TYPE: Multi-Family Home | SOLD: February 2022

$909,000

$909,000

$902,000

ADDRESS: 10 Lagoon Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 1,176 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 4 Montgomery Square NEIGHBORHOOD: Camp Ground BED/BATH: 4/3 | LIVING AREA: 1,980 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 70 Washington Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/1 | LIVING AREA: 1,038 | LOT SIZE: 0.26 TYPE: Single-Family Home | SOLD: July 2022

$900,000

$899,000

$875,000

ADDRESS: 27 Barling Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 2/2 | LIVING AREA: 1,526 | LOT SIZE: 0.21 TYPE: Single-Family Home | SOLD: June 2022 44

ADDRESS: 14 Wheelhouse Way NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 960 | LOT SIZE: 0.21 TYPE: Single-Family Home | SOLD: May 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

ADDRESS: 18 Trinity Park NEIGHBORHOOD: Camp Ground BED/BATH: 4/1 | LIVING AREA: 1,153 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: January 2022

OAK BLUFFS $875,000

ADDRESS: 2 Nahomon St. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/2 | LIVING AREA: 1,300 | LOT SIZE: 0.21 TYPE: Single-Family Home | SOLD: July 2022

$823,000

ADDRESS: 1 Barnes Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 2/1 | LIVING AREA: 1,041 | LOT SIZE: 0.37 TYPE: Single-Family Home | SOLD: January 2022

$810,000

ADDRESS: 10 Winthrop Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/2 | LIVING AREA: 1,188 | LOT SIZE: 0.15 TYPE: Single-Family Home | SOLD: June 2022

$800,000

ADDRESS: 11 West Clinton Ave. NEIGHBORHOOD: Camp Ground BED/BATH: 5/1 | LIVING AREA: 1,378 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: August 2022

$849,500

$825,000

ADDRESS: 5 Tabernacle Ave. NEIGHBORHOOD: Camp Ground BED/BATH: 5/1 | LIVING AREA: 1,536 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: August 2022

ADDRESS: 4 Quail Run Unit 14 NEIGHBORHOOD: Sengekontacket BED/BATH: 1/1 | LIVING AREA: 1,182 | LOT SIZE: 0 TYPE: Condominium | SOLD: June 2022

$820,000

$810,000

ADDRESS: 71 Alpine Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 4/2 | LIVING AREA: 1,536 | LOT SIZE: 0.12 TYPE: Single-Family Home | SOLD: January 2022

ADDRESS: 20 Netock Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/2 | LIVING AREA: 1,428 | LOT SIZE: 0.25 TYPE: Single-Family Home | SOLD: June 2022

$805,000

$800,000

ADDRESS: 19 Beecher Park NEIGHBORHOOD: East Chop BED/BATH: 2/1 | LIVING AREA: 978 | LOT SIZE: 0.14 TYPE: Single-Family Home | SOLD: February 2022

ADDRESS: 20 Lincoln Ave. NEIGHBORHOOD: Camp Ground BED/BATH: 3/1 | LIVING AREA: 1,300 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: July 2022

$795,000

$780,000

ADDRESS: 7 Central Ave. NEIGHBORHOOD: Camp Ground BED/BATH: 4/2 | LIVING AREA: 1,454 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 6 First Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/3 | LIVING AREA: 1,800 | LOT SIZE: 0.23 TYPE: Multi-Family Home | SOLD: September 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

45

OAK BLUFFS $770,000

ADDRESS: 36 Carole Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 4/2 | LIVING AREA: 2,321 | LOT SIZE: 0.32 TYPE: Single-Family Home | SOLD: April 2022

$765,000

ADDRESS: 5 Masonic Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 2/1 | LIVING AREA: 855 | LOT SIZE: 0.08 TYPE: Single-Family Home | SOLD: February 2022

$730,000

ADDRESS: 11 Pennsylvania Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 1,613 | LOT SIZE: 0.21 TYPE: Multi-Family Home | SOLD: January 2022

$725,000

$725,000

$715,000

ADDRESS: 42 Beacon Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/2 | LIVING AREA: 1,075 | LOT SIZE: 0.13 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 3 Lori Ln. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 3/1 | LIVING AREA: 1,040 | LOT SIZE: 0.21 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 54 Norris Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 2/1 | LIVING AREA: 1,000 | LOT SIZE: 0.21 TYPE: Single-Family Home | SOLD: August 2022

$715,000

$706,000

$686,750

ADDRESS: 107 Pennsylvania Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/1 | LIVING AREA: 1,152 | LOT SIZE: 0.14 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 5 Captains Court NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 3/1 | LIVING AREA: 1,120 | LOT SIZE: 0.3 TYPE: Single-Family Home | SOLD: September 2022

$650,000

$635,000

ADDRESS: 11 Poplar Ln. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.88 TYPE: Land | SOLD: August 2022

$680,000

ADDRESS: 44 Eastville Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 1/1 | LIVING AREA: 1,152 | LOT SIZE: 0.38 TYPE: Single-Family Home | SOLD: August 2022 46

ADDRESS: 6 Hopes Way NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.27 TYPE: Land | SOLD: December 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

ADDRESS: 68 Pond View Dr. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.03 TYPE: Land | SOLD: January 2022

OAK BLUFFS $632,000

ADDRESS: 8 Siloam Ave. NEIGHBORHOOD: Camp Ground BED/BATH: 3/1 | LIVING AREA: 770 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: December 2022

$575,000

ADDRESS: 0 Shawanue Ave. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.22 TYPE: Land | SOLD: May 2022

$545,000

ADDRESS: 134 Barnes Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 1/1 | LIVING AREA: 604 | LOT SIZE: 0.11 TYPE: Single-Family Home | SOLD: December 2022

$505,000

ADDRESS: 21 Island Inn Rd. Unit 33-G NEIGHBORHOOD: Harthaven BED/BATH: 1/1 | LIVING AREA: 583 | LOT SIZE: 0 TYPE: Condominium | SOLD: August 2022

$600,000

$596,000

ADDRESS: 2 Fisk Ave. NEIGHBORHOOD: Camp Ground BED/BATH: 3/1 | LIVING AREA: 725 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: January 2022

$550,000

ADDRESS: 39 Meshaket Way NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.39 TYPE: Land | SOLD: September 2022

$550,000

ADDRESS: 4 Quail Run Unit 17 NEIGHBORHOOD: Sengekontacket BED/BATH: 2/1 | LIVING AREA: 1,208 | LOT SIZE: 0 TYPE: Condominium | SOLD: January 2022

$532,000

ADDRESS: 18 Highland Ave. NEIGHBORHOOD: East Chop BED/BATH: 1/1 | LIVING AREA: 677 | LOT SIZE: 0.17 TYPE: Single-Family Home | SOLD: May 2022

$515,000

ADDRESS: 1 Pease Ave. NEIGHBORHOOD: Camp Ground BED/BATH: 3/1 | LIVING AREA: 490 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: May 2022

$500,000

ADDRESS: 0 Oak Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.11 TYPE: Land | SOLD: April 2022

$499,000

ADDRESS: 6 Arch Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 0/1 | LIVING AREA: 366 | LOT SIZE: 0.24 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 27 Tower Ridge Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.75 TYPE: Land | SOLD: January 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

47

OAK BLUFFS $460,000

$423,000

ADDRESS: 0 Franklin Ave. NEIGHBORHOOD: Downtown/Parks District BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.3 TYPE: Land | SOLD: May 2022

ADDRESS: 2 Lincoln Ave. NEIGHBORHOOD: Camp Ground BED/BATH: 1/1 | LIVING AREA: 354 | LOT SIZE: 0 TYPE: Single-Family Home | SOLD: October 2022

$375,000

ADDRESS: 0 Grovedale Rd. NEIGHBORHOOD: Central/Lagoon Heights BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.25 TYPE: Land | SOLD: January 2022

$199,000

ADDRESS: 49 East Chop Dr. NEIGHBORHOOD: East Chop BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.08 TYPE: Land | SOLD: November 2022

The Island’s last main street hardware store – Phillips Hardware on Circuit Avenue – sold for $2.3 million in the summer of 2022 after more than ninety years under the ownership of the Phillips family.

REAL ESTATE POWER Search for properties available for sale on the Island in LINK, the multiple listing service for Martha’s Vineyard.

CONTACT your Martha’s Vineyard real estate agency for a username and password, and start searching today for Vineyard properties available for sale.

48

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

TIM JOHNSON

TOWN OF VINEYARD HAVEN Vineyard Haven (also called Tisbury) is the Island’s main port of entry and is known as the town that stays open year-round. Handsome historic homes line the Main Street area leading out to West Chop, where sprawling summer houses

overlook outer Vineyard Haven Harbor. Property values are highest in the downtown historic district and on West Chop and Lake Tashmoo, and more modest along the Edgartown–Vineyard Haven Road and off the main streets.

Fast Facts POPULATION

INCORPORATED

ZIP CODE

RESIDENTIAL TAX RATE

4,699

1671

02568

7.32% COMMERCIAL: 6.72%

Sales by Property Type SINGLE-FAMILY

LAND

CONDOMINIUM

COMMERCIAL

MULTI-FAMILY

TOTAL

66

12

4

8

5

95

Single-Family Home Sales by Neighborhood, 2022 NEIGHBORHOOD

PROPERTIES SOLD

AVERAGE SALE PRICE

MEDIAN SALE PRICE

HIGH SALE PRICE

LOW SALE PRICE

Central

5

$1,201,000

$905,000

$2,100,000

$625,000

Downtown/Historic District

14

$1,499,772

$1,062,750

$3,900,000

$500,000

Lagoon

19

$1,602,250

$1,280,000

$6,400,000

$525,000

Lambert’s Cove

4

$1,129,030

$1,150,000

$1,491,120

$725,000

Tashmoo

19

$1,197,579

$1,050,000

$2,450,000

$685,000

West Chop

5

$4,915,000

$4,900,000

$8,250,000

$1,675,000

50

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

TIM JOHNSON 2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

51

6

5 2 4

1

3

1

Manuel F. Correllus State Forest

52

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

NEIGHBORHOODS OF VINEYARD HAVEN 1. CENTRAL

2. DOWNTOWN/HISTORIC DISTRICT

3. LAGOON

Once open farmland, this area of Vineyard Haven was converted to low-key residential subdivisions more than thirty years ago. Small utilities, such as the old telephone company building and a local trucking company, bump shoulders with a working farm that sells fresh vegetables at a roadside stand. Homes are mostly modest in both size and price by Island standards.

The Island’s only year-round ferry port, Vineyard Haven never closes up shop in the winter as other towns do. Tiny streets radiate from Main and Franklin, lined with a mix of federal, Greek revival, and Cape Cod–style houses. The William Street Historic District runs just off Main Street through the center of town.

A large saltwater pond that extends into the town of Oak Bluffs, Lagoon Pond, on the Vineyard Haven side, is flanked by a commercial/industrial district along Vineyard Haven Harbor. On the landward side, residential areas include Hines Point, an old collection of summer and year-round homes fronting the pond; and Skiff Avenue, a pleasant neighborhood of mostly year-round homes.

4. LAMBERT’S COVE

5. TASHMOO

6. WEST CHOP

Situated in the hilly northwestern region of the Vineyard and spanning parts of Vineyard Haven and West Tisbury, Lambert’s Cove has a strikingly different topography from the rest of the Island. Lower Makonikey, Pilot Hill Farm, Tashmoo Farm, and the Vineyard Open Land Foundation’s cranberry bogs are among the natural landmarks.

Lake Tashmoo is a hidden gem in the densely built town of Vineyard Haven.

Synonymous with pine woods and quiet residential neighborhoods of every description, the Tashmoo area features old camps and modest homes to large summer houses. There are public town landing areas around the lake for launching boats, canoes, and kayaks.

A tiny summer community that dates to the late nineteenth century, West Chop is primarily an area of large homes facing the sea and is bordered by the downtown historic district. Mink Meadows Golf Club, a historic lighthouse, a U.S. Coast Guard station, and West Chop Woods, a public conservation property, are located here.

For transactions: living area denotes square footage; lot size denotes acreage. *Foreclosure/bank owned **Beach lot ***Teardown

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

53

VINEYARD HAVEN $8,250,000

$6,450,000

$6,400,000

ADDRESS: 1153 Main St. NEIGHBORHOOD: West Chop BED/BATH: 8/6 | LIVING AREA: 5,355 | LOT SIZE: 0.59 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 22 Cataumet Ave. NEIGHBORHOOD: West Chop BED/BATH: 5/4 | LIVING AREA: 3,849 | LOT SIZE: 0.58 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 66 Weaver Ln. NEIGHBORHOOD: Lagoon BED/BATH: 5/5 | LIVING AREA: 6,728 | LOT SIZE: 2.29 TYPE: Single-Family Home | SOLD: March 2022

$4,900,000

$4,096,250

$3,900,000

ADDRESS: 733 Main St. NEIGHBORHOOD: West Chop BED/BATH: 4/3 | LIVING AREA: 2,581 | LOT SIZE: 0.91 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 87 Bellevue Ave. & 0 Howard St. NEIGHBORHOOD: Lagoon BED/BATH: 5/2 | LIVING AREA: 2,398 | LOT SIZE: 2.96 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 14 Hatch Rd. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 7/5 | LIVING AREA: 3,141 | LOT SIZE: 0.79 TYPE: Single-Family Home | SOLD: November 2022

$3,789,000

$3,300,000

$2,500,000

ADDRESS: 14 Hatch Rd. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 7/5 | LIVING AREA: 3,141 | LOT SIZE: 0.79 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 68 Hilltop Rd. NEIGHBORHOOD: West Chop BED/BATH: 9/6 | LIVING AREA: 4,901 | LOT SIZE: 2.16 TYPE: Single-Family Home | SOLD: October 2022

$2,500,000

ADDRESS: 61 Lagoon Pond Rd. NEIGHBORHOOD: Lagoon BED/BATH: 6/3 | LIVING AREA: 2,358 | LOT SIZE: 0.16 TYPE: Commercial | SOLD: February 2022 54

$2,450,000

ADDRESS: 219 Herring Creek Rd. NEIGHBORHOOD: Tashmoo BED/BATH: 6/3 | LIVING AREA: 3,703 | LOT SIZE: 1.5 TYPE: Single-Family Home | SOLD: April 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

ADDRESS: Part of 61 Beach Rd. NEIGHBORHOOD: Lagoon BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.14 TYPE: Land | SOLD: February 2022

$2,400,000

ADDRESS: 4 State Rd. NEIGHBORHOOD: Lagoon BED/BATH: 0/0 | LIVING AREA: 5,430 | LOT SIZE: 0.48 TYPE: Commercial | SOLD: February 2022

VINEYARD HAVEN $2,375,000

$2,320,000

$2,250,000

ADDRESS: 39 Stonegate Circle NEIGHBORHOOD: Tashmoo BED/BATH: 4/3 | LIVING AREA: 2,648 | LOT SIZE: 1.85 TYPE: Single-Family Home | SOLD: March 2022

ADDRESS: 12 Spring St. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 4/4 | LIVING AREA: 4,000 | LOT SIZE: 0.06 TYPE: Single-Family Home | SOLD: April 2022

ADDRESS: 80 Bellevue Ave. NEIGHBORHOOD: Lagoon BED/BATH: 3/2 | LIVING AREA: 2,456 | LOT SIZE: 0.37 TYPE: Single-Family Home | SOLD: September 2022

$2,100,000

$2,075,000

$1,700,000

ADDRESS: 67 Lamberts Cove Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 3/1 | LIVING AREA: 2,451 | LOT SIZE: 12.58 TYPE: Multi-Family Home | SOLD: June 2022

ADDRESS: 8 Dolan Ave. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 4/4 | LIVING AREA: 2,632 | LOT SIZE: 0.28 TYPE: Single-Family Home | SOLD: October 2022

$1,695,000

$1,695,000

$1,675,000

ADDRESS: 21 Weaver Ln. NEIGHBORHOOD: Lagoon BED/BATH: 2/2 | LIVING AREA: 2,258 | LOT SIZE: 1.49 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 151 Tashmoo Ave. NEIGHBORHOOD: Tashmoo BED/BATH: 4/3 | LIVING AREA: 2,750 | LOT SIZE: 0.46 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 123 Golf Club Rd. NEIGHBORHOOD: West Chop BED/BATH: 5/3 | LIVING AREA: 2,566 | LOT SIZE: 1.15 TYPE: Single-Family Home | SOLD: November 2022

$1,650,000

$1,620,000

$1,600,000

ADDRESS: 193 Hines Point NEIGHBORHOOD: Lagoon BED/BATH: 5/2 | LIVING AREA: 2,387 | LOT SIZE: 0.61 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 93 Hvoslev Way NEIGHBORHOOD: Tashmoo BED/BATH: 4/2 | LIVING AREA: 2,044 | LOT SIZE: 1.65 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 54 Amelias Crossing NEIGHBORHOOD: Tashmoo BED/BATH: 4/4 | LIVING AREA: 2,280 | LOT SIZE: 0.36 TYPE: Single-Family Home | SOLD: March 2022

ADDRESS: 40 Bridle Path Rd. NEIGHBORHOOD: Central BED/BATH: 3/2 | LIVING AREA: 3,232 | LOT SIZE: 3.1 TYPE: Single-Family Home | SOLD: May 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

55

VINEYARD HAVEN $1,575,000

$1,570,000

$1,520,000

ADDRESS: 25 Lobster Alley NEIGHBORHOOD: Lagoon BED/BATH: 4/2 | LIVING AREA: 2,178 | LOT SIZE: 2.64 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 70 William St. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 3/2 | LIVING AREA: 1,684 | LOT SIZE: 0.16 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 27 Marions Way NEIGHBORHOOD: Central BED/BATH: 3/3 | LIVING AREA: 1,334 | LOT SIZE: 1.15 TYPE: Single-Family Home | SOLD: December 2022

$1,500,000

$1,500,000

$1,499,000

ADDRESS: 124 Main St. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 5/4 | LIVING AREA: 2,374 | LOT SIZE: 0.19 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 60 Lagoon Pond Road Unit 1-5 NEIGHBORHOOD: Lagoon BED/BATH: 5/5 | LIVING AREA: 2,319 | LOT SIZE: 0.13 TYPE: Condominium | SOLD: November 2022

ADDRESS: 250 Winyah Ln. NEIGHBORHOOD: Lagoon BED/BATH: 5/2 | LIVING AREA: 3,063 | LOT SIZE: 1.14 TYPE: Single-Family Home | SOLD: January 2022

$1,491,120

$1,350,000

$1,290,000

ADDRESS: 147 Cranberry Acres Way NEIGHBORHOOD: Lambert’s Cove BED/BATH: 3/4 | LIVING AREA: 2,979 | LOT SIZE: 2.77 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 164 Skiff Ave. NEIGHBORHOOD: Lagoon BED/BATH: 3/3 | LIVING AREA: 1,958 | LOT SIZE: 0.15 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 500 Edgartown-Vineyard Haven Rd. NEIGHBORHOOD: Lagoon BED/BATH: 4/3 | LIVING AREA: 1,387 | LOT SIZE: 0.74 TYPE: Single-Family Home | SOLD: July 2022

$1,280,000

$1,260,000

$1,250,000

ADDRESS: 83 Causeway Rd. NEIGHBORHOOD: Lagoon BED/BATH: 2/1 | LIVING AREA: 3,617 | LOT SIZE: 0.38 TYPE: Single-Family Home | SOLD: March 2022

ADDRESS: 129 Canterbury Ln. NEIGHBORHOOD: Central BED/BATH: 4/3 | LIVING AREA: 2,493 | LOT SIZE: 0.55 TYPE: Multi-Family Home | SOLD: April 2022

ADDRESS: 125 Skiff Ave. NEIGHBORHOOD: Lagoon BED/BATH: 4/2 | LIVING AREA: 1,640 | LOT SIZE: 0.27 TYPE: Single-Family Home | SOLD: October 2022

56

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

VINEYARD HAVEN $1,200,000

ADDRESS: 274 Pilot Hill Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 3.31 TYPE: Land | SOLD: January 2022

$1,200,000

$1,200,000

ADDRESS: 107 Mott Hill Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 3/3 | LIVING AREA: 1,858 | LOT SIZE: 1.71 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 38 Lake St. NEIGHBORHOOD: Tashmoo BED/BATH: 3/2 | LIVING AREA: 1,230 | LOT SIZE: 0.24 TYPE: Single-Family Home | SOLD: November 2022

$1,145,500

$1,136,000

$1,100,000

ADDRESS: 369 Main St. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 4/3 | LIVING AREA: 1,758 | LOT SIZE: 0.59 TYPE: Single-Family Home | SOLD: March 2022

ADDRESS: 24 Alyssa Ln. NEIGHBORHOOD: Tashmoo BED/BATH: 3/3 | LIVING AREA: 2,228 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 94 Paula Ave. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 3/2 | LIVING AREA: 2,600 | LOT SIZE: 0.89 TYPE: Single-Family Home | SOLD: June 2022

$1,085,000

$1,050,000

$1,050,000

ADDRESS: 97 Spring St. NEIGHBORHOOD: Tashmoo BED/BATH: 4/2 | LIVING AREA: 1,808 | LOT SIZE: 0.29 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 133 Franklin Terrace NEIGHBORHOOD: Tashmoo BED/BATH: 3/2 | LIVING AREA: 1,737 | LOT SIZE: 0.35 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 61 Heath Hen Ln. NEIGHBORHOOD: Tashmoo BED/BATH: 4/3 | LIVING AREA: 2,458 | LOT SIZE: 0.25 TYPE: Single-Family Home | SOLD: May 2022

$1,050,000

$1,050,000

$1,015,000

ADDRESS: 54 Oklahoma Ave. NEIGHBORHOOD: Lagoon BED/BATH: 3/2 | LIVING AREA: 1,260 | LOT SIZE: 0.4 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 24 Ferro Way NEIGHBORHOOD: Tashmoo BED/BATH: 4/2 | LIVING AREA: 2,183 | LOT SIZE: 0.35 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 0 Dudley St. NEIGHBORHOOD: West Chop BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.57 TYPE: Land | SOLD: June 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

57

VINEYARD HAVEN $980,000

ADDRESS: 152 Main St. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 6/5 | LIVING AREA: 2,416 | LOT SIZE: 0.28 TYPE: Single-Family Home | SOLD: January 2022

$975,000

ADDRESS: 145 Midland Ave. NEIGHBORHOOD: Tashmoo BED/BATH: 3/2 | LIVING AREA: 1,142 | LOT SIZE: 0.31 TYPE: Single-Family Home | SOLD: August 2022

$958,000

ADDRESS: 180 Main St. Unit 10 NEIGHBORHOOD: Downtown/Historic District BED/BATH: 2/2 | LIVING AREA: 1,240 | LOT SIZE: 0 TYPE: Condominium | SOLD: October 2022

$925,000

ADDRESS: 36 Park Ave. NEIGHBORHOOD: Lagoon BED/BATH: 3/1 | LIVING AREA: 1,180 | LOT SIZE: 0.37 TYPE: Single-Family Home | SOLD: August 2022

$905,000

ADDRESS: 24 Carrolls Way NEIGHBORHOOD: Central BED/BATH: 3/1 | LIVING AREA: 1,534 | LOT SIZE: 0.51 TYPE: Single-Family Home | SOLD: April 2022

$900,000

ADDRESS: 342 State Rd. NEIGHBORHOOD: Central BED/BATH: 1/1 | LIVING AREA: 1,400 | LOT SIZE: 0.15 TYPE: Commercial | SOLD: February 2022

$900,000

ADDRESS: 3 West Spring St. NEIGHBORHOOD: Tashmoo BED/BATH: 5/3 | LIVING AREA: 1,561 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: March 2022 58

$895,000

ADDRESS: 00 Bigelow Rd. NEIGHBORHOOD: West Chop BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 2.2 TYPE: Land | SOLD: January 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

$960,000

ADDRESS: 26 Daggett Ave. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 3/2 | LIVING AREA: 1,308 | LOT SIZE: 0.22 TYPE: Single-Family Home | SOLD: March 2022

$908,500

ADDRESS: 79 Beach Rd. #15-#18 NEIGHBORHOOD: Lagoon BED/BATH: 0/3 | LIVING AREA: 2,099 | LOT SIZE: 0 TYPE: Commercial | SOLD: January 2022

$900,000

ADDRESS: 36 Tashmoo Ave. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 3/2 | LIVING AREA: 1,637 | LOT SIZE: 0.21 TYPE: Single-Family Home | SOLD: February 2022

$895,000

ADDRESS: 48 Goah Way NEIGHBORHOOD: Tashmoo BED/BATH: 3/2 | LIVING AREA: 1,503 | LOT SIZE: 0.29 TYPE: Single-Family Home | SOLD: January 2022

TIM JOHNSON

VINEYARD HAVEN $887,250

ADDRESS: 0 Weaver Ln. NEIGHBORHOOD: Lagoon BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.17 TYPE: Land | SOLD: June 2022

$869,500

$859,000

ADDRESS: 95 Summer St. NEIGHBORHOOD: Tashmoo BED/BATH: 3/2 | LIVING AREA: 836 | LOT SIZE: 0.1 TYPE: Multi-Family Home | SOLD: September 2022

ADDRESS: 14 Cottage St. NEIGHBORHOOD: Lagoon BED/BATH: 3/1 | LIVING AREA: 1,040 | LOT SIZE: 0.22 TYPE: Single-Family Home | SOLD: November 2022

$821,000

$815,000

$855,000

ADDRESS: 244 State Rd. NEIGHBORHOOD: Central BED/BATH: 3/1 | LIVING AREA: 958 | LOT SIZE: 0.11 TYPE: Single-Family Home | SOLD: March 2022

ADDRESS: 173 Dunham Ave. NEIGHBORHOOD: Lagoon BED/BATH: 3/1 | LIVING AREA: 1,288 | LOT SIZE: 0.41 TYPE: Single-Family Home | SOLD: February 2022

$800,000

ADDRESS: 109 Daggett Ave. NEIGHBORHOOD: Tashmoo BED/BATH: 3/1 | LIVING AREA: 1,025 | LOT SIZE: 0.15 TYPE: Single-Family Home | SOLD: April 2022

$800,000

ADDRESS: 0 Bigelow Rd. NEIGHBORHOOD: West Chop BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 2.51 TYPE: Land | SOLD: November 2022

$795,000

ADDRESS: 48 Look St. NEIGHBORHOOD: Tashmoo BED/BATH: 4/2 | LIVING AREA: 2,000 | LOT SIZE: 0.15 TYPE: Multi-Family Home | SOLD: November 2022 60

$750,000

ADDRESS: 0 Rogers Way NEIGHBORHOOD: Tashmoo BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.15 TYPE: Land | SOLD: July 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

ADDRESS: 00 Weaver Ln. NEIGHBORHOOD: Lagoon BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.19 TYPE: Land | SOLD: October 2022

$799,000

ADDRESS: 154 Daggett Ave. NEIGHBORHOOD: Tashmoo BED/BATH: 2/1 | LIVING AREA: 872 | LOT SIZE: 0.29 TYPE: Single-Family Home | SOLD: May 2022

$750,000

ADDRESS: 00 Bigelow Rd. NEIGHBORHOOD: West Chop BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 2.01 TYPE: Land | SOLD: November 2022

VINEYARD HAVEN $725,000

$699,000

$690,000

ADDRESS: 131 Summer St. NEIGHBORHOOD: Tashmoo BED/BATH: 3/1 | LIVING AREA: 1,230 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 49 West Spring St. NEIGHBORHOOD: Tashmoo BED/BATH: 3/3 | LIVING AREA: 1,248 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: November 2022

$685,000

$675,000

$670,000*

ADDRESS: 15 Lantern Ln. NEIGHBORHOOD: Tashmoo BED/BATH: 3/2 | LIVING AREA: 1,714 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: April 2022

ADDRESS: 203 Franklin St. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 3/2 | LIVING AREA: 1,570 | LOT SIZE: 0.25 TYPE: Single-Family Home | SOLD: May 2022

$657,500

$650,000

$625,000

ADDRESS: 33 Lagoon Pond Rd. NEIGHBORHOOD: Lagoon BED/BATH: 4/2 | LIVING AREA: 1,478 | LOT SIZE: 0.13 TYPE: Multi-Family Home | SOLD: August 2022

ADDRESS: 13 Andrews Rd. NEIGHBORHOOD: Central BED/BATH: 2/1 | LIVING AREA: 859 | LOT SIZE: 0.19 TYPE: Single-Family Home | SOLD: November 2022

$550,000

$535,000

ADDRESS: 98 John Hoft Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 1/1 | LIVING AREA: 544 | LOT SIZE: 0.68 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 36 Skiff Ave. NEIGHBORHOOD: Lagoon BED/BATH: 1/1 | LIVING AREA: 660 | LOT SIZE: 0.19 TYPE: Single-Family Home | SOLD: February 2022

$600,000

ADDRESS: 90 Edgartown-Vineyard Haven Rd. NEIGHBORHOOD: Lagoon BED/BATH: 1/1 | LIVING AREA: 480 | LOT SIZE: 0.51 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 0 Megans Way NEIGHBORHOOD: Central BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.14 TYPE: Land | SOLD: February 2022

ADDRESS: 58 Weaver Court NEIGHBORHOOD: Lagoon BED/BATH: 4/3 | LIVING AREA: 2,300 | LOT SIZE: 1.5 TYPE: Single-Family Home | SOLD: August 2022

ADDRESS: 21 Locust Ln. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 3/2 | LIVING AREA: 1,390 | LOT SIZE: 0.16 TYPE: Single-Family Home | SOLD: May 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

61

VINEYARD HAVEN $525,000

ADDRESS: 110 Skiff Ave. NEIGHBORHOOD: Lagoon BED/BATH: 2/1 | LIVING AREA: 760 | LOT SIZE: 0.35 TYPE: Single-Family Home | SOLD: March 2022

$522,308

ADDRESS: 151 Bernard Circle NEIGHBORHOOD: Downtown/Historic District BED/BATH: 3/2 | LIVING AREA: 1,627 | LOT SIZE: 0.23 TYPE: Single-Family Home | SOLD: February 2022

$500,000

ADDRESS: 60 Bernard Circle NEIGHBORHOOD: Downtown/Historic District BED/BATH: 2/1 | LIVING AREA: 1,092 | LOT SIZE: 0.46 TYPE: Single-Family Home | SOLD: June 2022

$442,813

ADDRESS: 151 Irenes Way Unit A NEIGHBORHOOD: Tashmoo BED/BATH: 3/2 | LIVING AREA: 1,550 | LOT SIZE: 0 TYPE: Condominium | SOLD: May 2022

$425,000

ADDRESS: 107 Beach Rd. #A NEIGHBORHOOD: Lagoon BED/BATH: 0/1 | LIVING AREA: 463 | LOT SIZE: 0 TYPE: Commercial | SOLD: October 2022

$400,000

ADDRESS: 31 Beach Rd. #A-103 NEIGHBORHOOD: Lagoon BED/BATH: 0/0 | LIVING AREA: 854 | LOT SIZE: 0 TYPE: Commercial | SOLD: June 2022

$350,000

ADDRESS: 26 Surveyors Ln. #11 NEIGHBORHOOD: Tashmoo BED/BATH: 0/1 | LIVING AREA: 650 | LOT SIZE: 0 TYPE: Commercial | SOLD: July 2022 62

$520,000

ADDRESS: 124 Skiff Ave. Unit A-20 NEIGHBORHOOD: Lagoon BED/BATH: 2/1 | LIVING AREA: 754 | LOT SIZE: 0 TYPE: Condominium | SOLD: June 2022

$440,000

ADDRESS: 157B Clover Hill Dr. NEIGHBORHOOD: Central BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.45 TYPE: Land | SOLD: June 2022

$385,000

ADDRESS: 15 McLellan Way NEIGHBORHOOD: Central BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.46 TYPE: Land | SOLD: September 2022

$341,000

ADDRESS: 26 Surveyors Ln. #10 NEIGHBORHOOD: Tashmoo BED/BATH: 0/1 | LIVING AREA: 650 | LOT SIZE: 0 TYPE: Commercial | SOLD: February 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

The Tisbury School – built in 1929 – is in the midst of an $81 million renovation to rebuild a new school inside the original’s envelope, plus a brandnew gym addition.

TIM JOHNSON

TOWN OF WEST TISBURY Sitting squarely in the Island’s breadbasket, West Tisbury is a symbol of the Vineyard as a rural agricultural place. A general store and white-steepled church still occupy the village center, and there is a commercial village in the North

Tisbury section with a grocery store, pharmacy, and post office.

Property values are highest on the North Shore and along Lambert’s Cove Road, and more moderate along Edgartown–West Tisbury Road and off Old County Road.

Fast Facts POPULATION

INCORPORATED

ZIP CODE

TAX RATE

3,312

1892

02575

4.36%

Sales by Property Type SINGLE-FAMILY

LAND

CONDOMINIUM

COMMERCIAL

MULTI-FAMILY

TOTAL

36

9

0

2

0

47

Single-Family Home Sales by Neighborhood, 2022 NEIGHBORHOOD

PROPERTIES SOLD

AVERAGE SALE PRICE

MEDIAN SALE PRICE

HIGH SALE PRICE

LOW SALE PRICE

Downtown/Historic District

2

$2,350,000

$2,350,000

$2,950,000

$1,750,000

Lambert’s Cove

8

$2,334,688

$2,243,750

$5,750,000

$650,000

North Tisbury/Shore

4

$1,995,000

$1,500,000

$3,800,000

$1,180,000

Old County Road

6

$1,422,500

$1,342,500

$1,875,000

$1,200,000

South Shore

16

$3,065,625

$2,372,500

$14,000,000

$900,000

64

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

TIM JOHNSON 2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

65

2

4 3

Manuel F. Correllus State Forest

1

5

66

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

NEIGHBORHOODS OF WEST TISBURY 1. DOWNTOWN/HISTORIC DISTRICT Originally part of Tisbury, it became its own town in 1892 when disgruntled farmers petitioned for the separation.

Still a farm-oriented town, West Tisbury’s town center includes Alley’s General Store, the Grange Hall, a historic town hall, and a Congregational church.

Music Street, named in the 1800s, is the center of the historic district.

2. LAMBERT’S COVE

3. NORTH TISBURY/SHORE

The West Tisbury end of Lambert’s Cove continues the theme from Vineyard Haven, becoming more rural and dotted with old farms and farmhouses. Seth’s Pond, a freshwater glacial pond, is situated at the upper end, along with Duarte’s Pond. Come springtime, hundreds of naturalized daffodils bloom along the roadsides.

The commercial center of West Tisbury, North Tisbury includes up-Island’s only grocery store, a bank, post office, restaurant, and small shops intermixed with dirt roads and parcels of farmland where horses roam. Homes are set back from the commercial bustle. The bucolic North Shore is marked by swaths of farmland and wooded, winding dirt roads with multiple-acre lots.

4. OLD COUNTY ROAD

5. SOUTH SHORE

Running straight through the sandy flatlands of scrub oak and the state forest, this is West Tisbury’s main middle-class neighborhood, built in the 1980s when the town was a magnet for young families. Many of the subdivisions back up to the state forest. Whippoorwill Farm, the West Tisbury School, Nat’s Farm, and Scotchman’s Bridge Lane all lie off Old County Road.

Tisbury Great Pond, Sepiessa Point, and a vast area of sandplain forest stretching from Airport Road south to the Atlantic Ocean comprise the South Shore of West Tisbury, where small horse farms and summer and year-round homes mingle with upscale subdivisions like Deep Bottom, developed about thirty years ago.

For transactions: living area denotes square footage; lot size denotes acreage. *Foreclosure/bank owned **Beach lot ***Teardown

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

67

WEST TISBURY $14,000,000

$6,450,000

$5,750,000

ADDRESS: 139 & 120 Little Homers Pond Rd. NEIGHBORHOOD: South Shore BED/BATH: 4/3 | LIVING AREA: 3,542 | LOT SIZE: 22.2 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 90 Manaquayak Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 17/17 | LIVING AREA: 8,575 | LOT SIZE: 7.6 TYPE: Commercial | SOLD: January 2022

ADDRESS: 140 Merry Farm Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 6/4 | LIVING AREA: 5,769 | LOT SIZE: 28.3 TYPE: Single-Family Home | SOLD: June 2022

$4,500,000

$3,800,000

$3,700,000

ADDRESS: 69 Pond View Farm Rd. NEIGHBORHOOD: South Shore BED/BATH: 3/1 | LIVING AREA: 1,600 | LOT SIZE: 6.1 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 3 & 37 Stillpoint Meadows Rd. NEIGHBORHOOD: North Tisbury/Shore BED/BATH: 4/3 | LIVING AREA: 3,444 | LOT SIZE: 7.5 TYPE: Single-Family Home | SOLD: May 2022

$3,500,000

ADDRESS: 140 Sarita Walker Rd. NEIGHBORHOOD: South Shore BED/BATH: 5/2 | LIVING AREA: 1,500 | LOT SIZE: 6.3 TYPE: Single-Family Home | SOLD: March 2022

$3,490,000

$2,950,000

ADDRESS: 175 Pond Rd. NEIGHBORHOOD: South Shore BED/BATH: 4/3 | LIVING AREA: 4,415 | LOT SIZE: 1.38 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 1005 State Rd. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 4/4 | LIVING AREA: 4,500 | LOT SIZE: 3.31 TYPE: Single-Family Home | SOLD: September 2022

$2,870,000

$2,500,000

$2,915,000

ADDRESS: 136 Naushon Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 6/5 | LIVING AREA: 3,120 | LOT SIZE: 2.6 TYPE: Single-Family Home | SOLD: December 2022 68

ADDRESS: 89 Pond Rd. NEIGHBORHOOD: South Shore BED/BATH: 5/4 | LIVING AREA: 4,521 | LOT SIZE: 1.43 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 6 North Vine Ln. NEIGHBORHOOD: South Shore BED/BATH: 4/4 | LIVING AREA: 4,150 | LOT SIZE: 3 TYPE: Single-Family Home | SOLD: October 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

ADDRESS: 29 South Pond Rd. NEIGHBORHOOD: South Shore BED/BATH: 5/5 | LIVING AREA: 4,190 | LOT SIZE: 1.45 TYPE: Single-Family Home | SOLD: February 2022

WEST TISBURY $2,500,000

ADDRESS: 51, 61, 65, 71, 76 & 77 Stillpoint Meadows Rd. & 725 State Rd. | NEIGHBORHOOD: North Tisbury/Shore | BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 26.4 | TYPE: Land | SOLD: May 2022

$2,400,000

ADDRESS: 400 Indian Hill Rd. NEIGHBORHOOD: North Tisbury/Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 10.5 TYPE: Land | SOLD: January 2022

$2,325,000

ADDRESS: 6, 20, 36 & 50 Stillpoint Meadows Rd. NEIGHBORHOOD: North Tisbury/Shore BED/BATH: 0/0 | LIVING AREA: 2,700 | LOT SIZE: 13.1 TYPE: Commercial | SOLD: May 2022

$2,500,000

$2,462,500

ADDRESS: 26 Chappaquiddick Ave. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 3/1 | LIVING AREA: 1,881 | LOT SIZE: 1.41 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 6 Bea Ln. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 5/3 | LIVING AREA: 2,962 | LOT SIZE: 2.82 TYPE: Single-Family Home | SOLD: May 2022

$2,395,000

$2,350,000

ADDRESS: 140 Waldrons Bottom Rd. NEIGHBORHOOD: South Shore BED/BATH: 4/3 | LIVING AREA: 2,540 | LOT SIZE: 2.7 TYPE: Single-Family Home | SOLD: May 2022

ADDRESS: 119 Old Thumb Point Rd. NEIGHBORHOOD: South Shore BED/BATH: 1/1 | LIVING AREA: 512 | LOT SIZE: 3.2 TYPE: Single-Family Home | SOLD: December 2022

$2,025,000

$1,875,000

ADDRESS: 510 Lamberts Cove Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 4/2 | LIVING AREA: 2,047 | LOT SIZE: 1.3 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 32 Campbell Rd. NEIGHBORHOOD: Old County Road BED/BATH: 3/2 | LIVING AREA: 1,560 | LOT SIZE: 6.03 TYPE: Single-Family Home | SOLD: May 2022

$1,750,000

$1,650,000

$1,605,000

ADDRESS: 11 Music St. NEIGHBORHOOD: Downtown/Historic District BED/BATH: 3/2 | LIVING AREA: 2,010 | LOT SIZE: 0.42 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 74 Waldrons Bottom Rd. NEIGHBORHOOD: South Shore BED/BATH: 3/3 | LIVING AREA: 2,123 | LOT SIZE: 2.1 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 8 Oak Knoll Rd. NEIGHBORHOOD: North Tisbury/Shore BED/BATH: 3/3 | LIVING AREA: 2,250 | LOT SIZE: 1.94 TYPE: Single-Family Home | SOLD: April 2022

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

69

WEST TISBURY $1,600,000

ADDRESS: 63 Vineyard Meadow Farms Rd. NEIGHBORHOOD: South Shore BED/BATH: 5/3 | LIVING AREA: 2,075 | LOT SIZE: 1.6 TYPE: Single-Family Home | SOLD: May 2022

$1,600,000

ADDRESS: 55 Charles Neck Way NEIGHBORHOOD: South Shore BED/BATH: 4/3 | LIVING AREA: 1,654 | LOT SIZE: 1.6 TYPE: Single-Family Home | SOLD: October 2022

$1,575,000

ADDRESS: 101 Longview Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 3/2 | LIVING AREA: 1,494 | LOT SIZE: 0.85 TYPE: Single-Family Home | SOLD: September 2022

$1,525,000

$1,495,000

$1,395,000

ADDRESS: 127 Old County Rd. NEIGHBORHOOD: Old County Road BED/BATH: 3/3 | LIVING AREA: 2,073 | LOT SIZE: 0.52 TYPE: Single-Family Home | SOLD: June 2022

ADDRESS: 46 Crow Hollow Rd. NEIGHBORHOOD: South Shore BED/BATH: 2/2 | LIVING AREA: 1,205 | LOT SIZE: 1.37 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 694 State Rd. NEIGHBORHOOD: North Tisbury/Shore BED/BATH: 4/4 | LIVING AREA: 2,087 | LOT SIZE: 0.41 TYPE: Single-Family Home | SOLD: March 2022

$1,385,000

$1,325,000

$1,300,000

ADDRESS: 12 Trotters Ln. NEIGHBORHOOD: Old County Road BED/BATH: 3/2 | LIVING AREA: 1,456 | LOT SIZE: 1.1 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 28 Rustling Oaks Rd. NEIGHBORHOOD: South Shore BED/BATH: 4/3 | LIVING AREA: 1,812 | LOT SIZE: 1.5 TYPE: Single-Family Home | SOLD: September 2022

ADDRESS: 299 Oak Ln. NEIGHBORHOOD: Old County Road BED/BATH: 5/3 | LIVING AREA: 2,124 | LOT SIZE: 1.59 TYPE: Single-Family Home | SOLD: October 2022

$1,250,000

$1,200,000

$1,180,000

ADDRESS: 3 Trotters Ln. NEIGHBORHOOD: Old County Road BED/BATH: 3/2 | LIVING AREA: 2,233 | LOT SIZE: 0.86 TYPE: Single-Family Home | SOLD: January 2022 70

ADDRESS: 20 Atwood Ln. NEIGHBORHOOD: Old County Road BED/BATH: 4/1 | LIVING AREA: 1,361 | LOT SIZE: 1.4 TYPE: Single-Family Home | SOLD: May 2022

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

ADDRESS: 642 State Rd. NEIGHBORHOOD: North Tisbury/Shore BED/BATH: 3/1 | LIVING AREA: 1,390 | LOT SIZE: 1.06 TYPE: Single-Family Home | SOLD: March 2022

WEST TISBURY $1,175,000

ADDRESS: 2 Pond View Farm Rd. NEIGHBORHOOD: South Shore BED/BATH: 3/2 | LIVING AREA: 1,800 | LOT SIZE: 0.74 TYPE: Single-Family Home | SOLD: September 2022

$900,000

ADDRESS: 105 Charles Neck Way NEIGHBORHOOD: South Shore BED/BATH: 3/2 | LIVING AREA: 1,092 | LOT SIZE: 1.6 TYPE: Single-Family Home | SOLD: July 2022

$750,000

ADDRESS: 0 Takemmy Path NEIGHBORHOOD: Old County Road BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 3 TYPE: Land | SOLD: May 2022

$650,000

ADDRESS: 1 Lamberts Cove Rd. & 699 Lamberts Cove Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 1/1 | LIVING AREA: 670 | LOT SIZE: 0.06 TYPE: Single-Family Home | SOLD: March 2022

$1,090,000

$925,000

ADDRESS: 79 Norton Farm Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 2 TYPE: Land | SOLD: March 2022

ADDRESS: 0 Harpoon Ln. NEIGHBORHOOD: Old County Road BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 3.1 TYPE: Land | SOLD: May 2022

$800,000

$770,000

ADDRESS: 16 Scottys Ln. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 2/1 | LIVING AREA: 720 | LOT SIZE: 2.3 TYPE: Single-Family Home | SOLD: December 2022

$750,000

ADDRESS: 154 Longview Rd. NEIGHBORHOOD: Lambert’s Cove BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.4 TYPE: Land | SOLD: March 2022

$695,000

ADDRESS: 296 Oak Ln. NEIGHBORHOOD: Old County Road BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 3.3 TYPE: Land | SOLD: October 2022

ADDRESS: 107 Vineyard Meadow Farms Rd. NEIGHBORHOOD: South Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 1.4 TYPE: Land | SOLD: February 2022

$550,000

ADDRESS: 23 South Indian Hill Rd. NEIGHBORHOOD: North Tisbury/Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.82 TYPE: Land | SOLD: August 2022

Due to a “very large increase in taxable values,” the West Tisbury tax rate for fiscal year 2023 dropped by about 25 percent to $4.36 per $1,000 of property value.

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

71

TOWN OF CHILMARK Coastal sheep farms and stone walls are the signature features of this town that many say bears remarkable similarity to its namesake in England. It also includes the picturesque working fishing village of Menemsha. Town government is

marked by a long tradition of Yankee thrift and keeps its tax rate low by offering few services and maintaining a lean municipal budget.

Perhaps not surprisingly, property values are extremely high in nearly every area of town.

Fast Facts POPULATION

INCORPORATED

ZIP CODE

TAX RATE

1,324

1714

02535

2.63%

Sales by Property Type SINGLE-FAMILY

LAND

CONDOMINIUM

COMMERCIAL

MULTI-FAMILY

TOTAL

20

0

0

1

1

22

Single-Family Home Sales by Neighborhood, 2022

72

NEIGHBORHOOD

PROPERTIES SOLD

AVERAGE SALE PRICE

MEDIAN SALE PRICE

HIGH SALE PRICE

LOW SALE PRICE

Central/Middle Road

8

$2,184,750

$2,275,000

$3,400,000

$850,000

Menemsha

6

$4,315,167

$3,737,500

$8,500,000

$1,421,000

North Shore

3

$5,516,667

$3,900,000

$8,800,000

$3,850,000

South Shore

3

$6,308,333

$6,500,000

$9,025,000

$3,400,000

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

TIM JOHNSON 2022 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

73

3

1 2

4

74

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

NEIGHBORHOODS OF CHILMARK 1. CENTRAL/MIDDLE ROAD

2. MENEMSHA

One of the most scenic roads on the Island, Middle Road is a unique area with stone walls and stunning views across farmland to the distant Atlantic Ocean.

It is carefully protected by the town, therefore buses and large commercial vehicles are prohibited. The Yard, a summer dance colony, is situated off Middle Road near Beetlebung Corner, the Chilmark town center.

The small fishing village of Menemsha is a world unto itself. Multi-generational fleets are devoted to what lies just beyond the shore, and those not employed on the high seas seek their own catches of sorts from the fish markets, restaurants, and small shops. During the busy summer months crowds flock to the public beach for the famous sunsets.

3. NORTH SHORE

4. SOUTH SHORE

Beech and oak forest, clay soils, and rushing brooks are the signatures of Chilmark’s North Shore, historically the site of waterfront commerce where paint and bricks were made using the native clay. It’s rural, scenic, and sparsely developed. Spring Point, Old Farm Road, and Tea Lane are all residential areas off North Road.

Quansoo, Abel’s Hill, Chilmark Pond, Nashaquitsa Pond, and Stonewall Beach are all included in this Atlantic-facing section of Chilmark, where ancient stone walls frame the roads and wide, grassy moors and farm fields run to the sea.

Beaches are mostly private; Lucy Vincent and Squibnocket are public but reserved for town residents in the summer.

For transactions: living area denotes square footage; lot size denotes acreage. *Foreclosure/bank owned **Beach lot ***Teardown

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

75

CHILMARK $9,025,000

$8,800,000

ADDRESS: 18 Austin Pasture Rd. NEIGHBORHOOD: South Shore BED/BATH: 5/3 | LIVING AREA: 5,022 | LOT SIZE: 18.2 TYPE: Single-Family Home | SOLD: January 2022

ADDRESS: 45 Beach Rd. NEIGHBORHOOD: North Shore BED/BATH: 6/6 | LIVING AREA: 4,900 | LOT SIZE: 6.3 TYPE: Single-Family Home | SOLD: November 2022

$6,500,000

$5,000,000

ADDRESS: 20 Eliot Ave. NEIGHBORHOOD: South Shore BED/BATH: 4/3 | LIVING AREA: 3,052 | LOT SIZE: 0.6 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 20 Pinkletink Rd. NEIGHBORHOOD: Menemsha BED/BATH: 3/1 | LIVING AREA: 1,892 | LOT SIZE: 2.8 TYPE: Single-Family Home | SOLD: October 2022

$8,500,000

ADDRESS: 76 Menemsha Inn Rd. NEIGHBORHOOD: Menemsha BED/BATH: 3/3 | LIVING AREA: 4,033 | LOT SIZE: 1.1 TYPE: Single-Family Home | SOLD: June 2022

$3,900,000

ADDRESS: 4 Tilton Rd. NEIGHBORHOOD: North Shore BED/BATH: 4/2 | LIVING AREA: 1,362 | LOT SIZE: 3.2 TYPE: Single-Family Home | SOLD: November 2022

$3,850,000

$3,800,000

$3,675,000

ADDRESS: 86 Harlock Pond Rd. NEIGHBORHOOD: North Shore BED/BATH: 5/3 | LIVING AREA: 3,100 | LOT SIZE: 7.3 TYPE: Single-Family Home | SOLD: November 2022

ADDRESS: 39 Prospect Hill Rd. NEIGHBORHOOD: Menemsha BED/BATH: 4/2 | LIVING AREA: 2,200 | LOT SIZE: 3.3 TYPE: Single-Family Home | SOLD: January 2022

ADDRESS: 62 Gosnolds Way NEIGHBORHOOD: Menemsha BED/BATH: 3/2 | LIVING AREA: 3,568 | LOT SIZE: 10.1 TYPE: Single-Family Home | SOLD: November 2022

$3,495,000

$3,400,000

$3,400,000

ADDRESS: 7 Squibnocket Rd. NEIGHBORHOOD: South Shore BED/BATH: 6/4 | LIVING AREA: 5,462 | LOT SIZE: 3.81 TYPE: Single-Family Home | SOLD: April 2022

ADDRESS: 68 Meeting House Rd. & 0 Rockrose Path NEIGHBORHOOD: Central/Middle Road BED/BATH: 4/3 | LIVING AREA: 2,300 | LOT SIZE: 6.16 TYPE: Single-Family Home | SOLD: October 2022

ADDRESS: 26 Pinkletink Rd. NEIGHBORHOOD: Menemsha BED/BATH: 3/2 | LIVING AREA: 1,800 | LOT SIZE: 3 TYPE: Single-Family Home | SOLD: June 2022 76

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

CHILMARK $2,800,000

ADDRESS: 8 Tanglevine Rd. NEIGHBORHOOD: Central/Middle Road BED/BATH: 4/3 | LIVING AREA: 2,910 | LOT SIZE: 4.3 TYPE: Single-Family Home | SOLD: December 2022

$2,300,000

ADDRESS: 55 North Abels Hill Rd. NEIGHBORHOOD: Central/Middle Road BED/BATH: 3/2 | LIVING AREA: 2,384 | LOT SIZE: 1.6 TYPE: Single-Family Home | SOLD: July 2022

$1,753,000

ADDRESS: 5 Tree Frog Ln. NEIGHBORHOOD: Central/Middle Road BED/BATH: 4/2 | LIVING AREA: 1,788 | LOT SIZE: 4 TYPE: Single-Family Home | SOLD: February 2022

$2,575,000

$2,525,000

ADDRESS: 512 North Rd. NEIGHBORHOOD: Menemsha BED/BATH: 2/2 | LIVING AREA: 5,791 | LOT SIZE: 1 TYPE: Commercial | SOLD: June 2022

$2,250,000

ADDRESS: 135 Middle Rd. NEIGHBORHOOD: Central/Middle Road BED/BATH: 5/2 | LIVING AREA: 2,455 | LOT SIZE: 7.1 TYPE: Single-Family Home | SOLD: June 2022

$1,760,000

ADDRESS: 31 & 33 Flanders Ln. NEIGHBORHOOD: Central/Middle Road BED/BATH: 3/3 | LIVING AREA: 1,320 | LOT SIZE: 2 TYPE: Single-Family Home | SOLD: January 2022

$1,600,000

ADDRESS: 51 State Rd. NEIGHBORHOOD: Central/Middle Road BED/BATH: 5/3 | LIVING AREA: 3,200 | LOT SIZE: 0.7 TYPE: Multi-Family Home | SOLD: January 2022

$1,421,000

ADDRESS: 1 Shadbush Hollow Rd. NEIGHBORHOOD: Central/Middle Road BED/BATH: 4/3 | LIVING AREA: 2,480 | LOT SIZE: 1.7 TYPE: Single-Family Home | SOLD: July 2022

ADDRESS: 2 Creek Hill NEIGHBORHOOD: Menemsha BED/BATH: 2/1 | LIVING AREA: 770 | LOT SIZE: 0.2 TYPE: Single-Family Home | SOLD: November 2022

$850,000

Closed since 2019, the Homeport Restaurant, the iconic full-service and takeout eatery in Menemsha, sold for nearly $2.6 million in the spring of 2022 and reopened to the public.

ADDRESS: 207 Middle Rd. NEIGHBORHOOD: Central/Middle Road BED/BATH: 4/2 | LIVING AREA: 1,113 | LOT SIZE: 2 TYPE: Single-Family Home | SOLD: September 2022 2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

77

TOWN OF AQUINNAH Aquinnah, located at the western tip of the Vineyard, offers windswept lots and, in many areas, ocean views. The town is home to the first federally recognized Native American tribe of Massachusetts, which owns several

large tracts of land, held in trust as open space. Development is carefully controlled and home building regulations are strict. Property values are highest off Moshup Trail, Lobsterville, and Lighthouse Road, and lower off State Road.

Fast Facts POPULATION

INCORPORATED

ZIP CODE

TAX RATE

514

1870

02535

6.1%

Sales by Property Type SINGLE-FAMILY

LAND

CONDOMINIUM

COMMERCIAL

MULTI-FAMILY

TOTAL

6

4

0

0

0

10

Single-Family Home Sales by Neighborhood, 2022

78

NEIGHBORHOOD

PROPERTIES SOLD

AVERAGE SALE PRICE

MEDIAN SALE PRICE

HIGH SALE PRICE

LOW SALE PRICE

Aquinnah Circle

0

$0

$0

$0

$0

North Shore

4

$1,687,500

$1,187,500

$3,400,000

$975,000

South Shore

2

$1,935,000

$1,935,000

$3,220,000

$650,000

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

LARRY GLICK 2022 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

79

2

1

3

80

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

NEIGHBORHOODS OF AQUINNAH 1. AQUINNAH CIRCLE

2. NORTH SHORE

3. SOUTH SHORE

At the westernmost tip of the Island, State Road comes to an end, hemmed in by the Gay Head Light and colorful clay cliffs. This is Wampanoag territory, evidenced by the tribe-owned small shops and restaurants. The Wampanoag Cultural Center lies across a grassy knoll; beyond that is Moshup Beach. Few homes dot the peaceful, windswept landscape prized for its expansive views.

Modest homes line Lighthouse Road, which meanders from the Gay Head Light to Lobsterville Beach. Here, red stones are washed by gentle surf and sunbathers jockey for position with fishermen. The sunsets are every bit as fantastic as in Menemsha, but enjoyed by far fewer crowds than those that vie for viewing spots on the other side of the harbor.

Arguably the Island’s most beautiful road, Moshup Trail stretches from the near tip of the Island to the border of Squibnocket Pond, with expansive views of the ocean, heathlands, and sandy shores. Philbin Beach, open to Aquinnah residents only in the summer months, lies along this still serene stretch of road that has been well-guarded against overdevelopment.

For transactions: living area denotes square footage; lot size denotes acreage. *Foreclosure/bank owned **Beach lot ***Teardown

RAY EWING 2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

81

AQUINNAH $3,400,000

ADDRESS: 141 Lighthouse Rd. NEIGHBORHOOD: North Shore BED/BATH: 4/3 | LIVING AREA: 2,474 | LOT SIZE: 5.3 TYPE: Single-Family Home | SOLD: June 2022

$3,220,000

$1,325,000

ADDRESS: 7 Sea Mist Ln. NEIGHBORHOOD: South Shore BED/BATH: 3/2 | LIVING AREA: 2,204 | LOT SIZE: 2.55 TYPE: Single-Family Home | SOLD: December 2022

ADDRESS: 4 Beechwood Way NEIGHBORHOOD: North Shore BED/BATH: 3/2 | LIVING AREA: 1,422 | LOT SIZE: 4.78 TYPE: Single-Family Home | SOLD: December 2022

$975,000

$650,000

$1,050,000

ADDRESS: 4 Sand Castle Ln. NEIGHBORHOOD: North Shore BED/BATH: 2/1 | LIVING AREA: 1,025 | LOT SIZE: 2.3 TYPE: Single-Family Home | SOLD: August 2022

ADDRESS: 2 Beechwood Way NEIGHBORHOOD: North Shore BED/BATH: 3/1 | LIVING AREA: 1,120 | LOT SIZE: 1.1 TYPE: Single-Family Home | SOLD: December 2022

$450,000**

ADDRESS: 00 Moshup Trail NEIGHBORHOOD: South Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.26 TYPE: Land | SOLD: June 2022

$450,000**

ADDRESS: 00 Moshup Trail NEIGHBORHOOD: South Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 0.2 TYPE: Land | SOLD: October 2022

ADDRESS: 17 Old South Rd. NEIGHBORHOOD: South Shore BED/BATH: 4/3 | LIVING AREA: 3,836 | LOT SIZE: 4 TYPE: Single-Family Home | SOLD: February 2022

$250,000**

ADDRESS: 00 Moshup Trail NEIGHBORHOOD: South Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 3.4 TYPE: Land | SOLD: September 2022

$160,000**

ADDRESS: 0 Oxcart Rd. NEIGHBORHOOD: North Shore BED/BATH: 0/0 | LIVING AREA: 0 | LOT SIZE: 4.7 TYPE: Land | SOLD: December 2022 82

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

This past winter, the shopping area at Aquinnah Circle received an update in the form of a twenty-eight-foot-long summer shade structure crafted out of bark-stripped tree trunks.

RAY EWING

84

MARTHA’S VINEYARD REAL ESTATE YEARBOOK • 2023

2023 • MARTHA’S VINEYARD REAL ESTATE YEARBOOK

85

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Resource Guide

RESOURCE GUIDE SCHOOLS & SERVICES SCHOOLS Thanks in part to its seasonal tax base, the Vineyard has an excellent public school system. There are four elementary schools that include kindergarten through eighth grade: Tisbury, Edgartown, West Tisbury, and Oak Bluffs. Chilmark’s public school has about seventy students in kindergarten through fifth grade. Aquinnah does not support its own school, but sends students primarily to the Chilmark or West Tisbury Schools. There is no middle school. The Martha’s Vineyard Public Charter School is located in West Tisbury and teaches kindergarten through twelfth grade, offering a project-based learning program that has been cited for its excellence. School choice is available but somewhat limited; generally, although not always, people send their children to the elementary school in the town where they live.

The Martha’s Vineyard Regional High School is situated on a large campus in Oak Bluffs off the Edgartown–Vineyard Haven Road and offers a comprehensive education program in grades nine through twelve, including a vocational program, and a competitive college-track program with honors and Advanced Placement classes. Sports, music, drama, art, enrichment, and travel programs in all of the schools are robust.

There are no private schools on the Vineyard, except preschools; in this sector there are numerous choices for quality pre-kindergarten learning programs for young children.

For more information on Island schools, call the superintendent’s office at 508-693-2007.

colation for septic systems which, if properly maintained, are a biologically safe way to handle residential septic disposal.

COMMUNICATIONS Cellphone service has improved dramatically over the years, although it can still be spotty in rural places. Cable television and internet service are available through Comcast, and Verizon also provides high-speed internet service to most areas.

REFUSE Municipal trash collection is provided in Oak Bluffs and Vineyard Haven; in all other towns residents take their trash and recyclables to transfer and drop-off stations. There are a handful of private trash collection companies.

REAL ESTATE PROFESSIONALS REAL ESTATE AGENT A licensed professional who has completed certain real estate education requirements and works under the direct supervision of a licensed broker in the sale, exchange, purchase, rental, or leasing of real estate. An agent’s responsibilities can include showing a property; listing a property; and preparing listing agreements, purchase contracts, and other documents. Real estate agents cannot execute contracts on behalf of clients and customers or collect commissions, except through their supervising brokers.

WATER AND SEWER

REAL ESTATE BROKER

The three down-Island towns of Edgartown, Oak Bluffs, and Vineyard Haven have municipal water and sewage treatment facilities, although they generally encompass the downtown areas and do not extend into many of the outlying parts of the towns. The remaining areas of the Vineyard, including the three up-Island towns, use mostly private on-site wells and on-site septic systems.

Water quality is generally excellent, although high in iron and minerals in many areas.

The use of home water filtration systems is common on the Island. The Vineyard draws its water from a sole-source aquifer which is protected in large part by the 4,000-acre Manuel F. Correllus State Forest in the center of the Island. Sandy soils permit good per-

A licensed agent who has worked for a broker for at least three years and has completed additional real estate education and a more stringent licensing exam, qualifying him or her to run a brokerage firm. The stricter requirements for a broker’s license enable brokers to assume greater legal and fiduciary responsibilities. A real estate broker can work independently and/or hire real estate salespeople; some brokers are not actively involved in selling real estate but manage those in their brokerage who do so.

Licensing of real estate professionals in Massachusetts is handled by the state Board of Registration of Real Estate Brokers & Salespersons. Both real estate agents and brokers are required to take continuing education

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classes during the terms of their licenses.

REALTOR® A real estate agent/broker who is a member of the National Association of Realtors (NAR), a professional organization with a written code of ethics. Not all licensed real estate agents/brokers are members of NAR; only dues-paying members can identify themselves as a REALTOR®, a trademarked term.

Traditionally, a real estate agent/broker was legally obligated to represent the seller’s best interests, even when working with a buyer, but in recent years changes within the real estate profession have facilitated other types of contractual relationships.

BUYER’S AGENT/BROKER A buyer’s agent/broker is hired to solely represent a prospective buyer’s interests, including researching potential properties, preparing an offer to purchase property with terms favorable to the buyer, and negotiating terms and contract details on behalf of the buyer.

EXCLUSIVE BUYER’S BROKERAGE An exclusive buyer’s brokerage takes this concept one step further, working only with prospective buyers and not listing any properties for sale, to avoid potential conflicts of interest.

A buyer’s agent is generally compensated through a percentage of the sales commission following a completed transaction, though occasionally a prospective buyer will elect to pay a predetermined fee for services.

LISTING OR SELLER’S AGENT A listing or seller’s agent is contracted by an owner to list and market a property, and negotiate terms of sale on the seller’s behalf through to a completed transaction, in return for a commission, usually a percentage of the sale price of the property. The listing agent’s fiduciary duty is to get the highest possible price at the best possible terms for the seller.

DISCLOSED DUAL AGENT In Massachusetts, it is legal for a real estate agent/broker to work for both the buyer and the seller on the same property transaction. In

this case, the broker is considered a disclosed dual agent, owing both the seller and buyer a legal obligation to deal with them fairly and honestly, neutral with regard to any conflicting interests that may exist or arise. The broker must provide them with a written notice of the relationship, and both parties are required to sign a consent form before proceeding with the transaction negotiations.

DESIGNATED AGENCY Some real estate firms adopt a designated agency policy to avoid potential conflicts of interest when one agent/broker ends up representing both the buyer and the seller in a transaction. In such a situation, the firm’s owner/broker designates another agent within the firm to represent either the buyer or the seller so that each party to the transaction is represented by a different individual.

PROPERTY TYPES RESIDENTIAL Property types include single-family homes, multi-family homes, and condominiums. These comprise the majority of real estate sales.

SINGLE-FAMILY HOME Detached residence usually occupied by just one household or family. In some towns, single-family homes may be accompanied by guest cottages and accessory buildings owned by the same person or family. Singlefamily homes do not include short-term or large rental accommodations, such as hotels and inns or condominiums.

MULTI-FAMILY HOME Defined differently in each of the six Island towns, multi-family homes typically include a main residence, usually occupied by the owner of the property, and then a separate living space (such as a guest house or in-law apartment) for another family.

CONDOMINIUM Building or complex of buildings containing a number of individually owned apartments or houses. Condominium owners have full title to the individual apartment or house and a shared interest in communal areas and facilities, including outdoor space. Almost all condominium complexes have a Home Owners Association (HOA). The HOA fee often includes the cost of services such as water, trash, sewer, some insurance, and sometimes gas, maintenance, and landscaping.

Resource Guide AVERAGE SELLING PRICE

COMMERCIAL Property that can be empty land that is zoned for commercial use, or an existing business building, condominium, or buildings. Commercial property valuation requires taking into account the income potential and historical revenue of the property.

LAND A land sale is any which involves a plot of land that does not presently include a dwelling or commercial structure. Depending on zoning, the lot may be suitable for development; those that are not are referred to as unbuildable lots.

Land sales typically sell at a lower price than similar plots with structures present.

BEACH LOT Provide partial ownership and shared access to private beaches. The lots are not able to be developed. Owners may sell or pass their beach lot ownership on to others through inheritance. Private beaches include, among others, Quansoo, Hancock, and Black Point Beaches in Chilmark; Goff Beach, Dogfish Bar, the 538 Association, and Oxcart Road in Aquinnah; and Crackatuxet Beach in Edgartown.

FRACTIONAL OWNERSHIP Similar to a timeshare in that each owner has an undivided interest in the property as a tenant-in-common. Blocks of time, ranging from weeks to several months, are often assigned on a rotating basis so that every tenant may experience various parts of the seasons over the years. Like timeshares, fractional ownership often allows for the renting or trading of shares. However, unlike many timeshares, fractionals provide deeded ownership that can be sold or passed on to others through inheritance. A professional management company typically takes care of daily operations.

SEASONAL HOME Homes on the Vineyard, including most located at the Martha’s Vineyard Camp Meeting Association in Oak Bluffs, may be described as seasonal homes, meaning they lack insulation and full heating sources. However, they may contain fireplaces or propane heaters.

REAL ESTATE TERMS NON-BROKER TRANSACTIONS Sales that occur without the use of a real estate broker.

Calculated by adding the total value of all sales in a given area and dividing that number by the number of properties sold.

MEDIAN SELLING PRICE The median selling price of property is the midpoint of sales, where there are an equal number of sales above and below the median number.

INVENTORY The number of properties currently on the market for a given area.

ABSORPTION RATE The rate at which homes are selling in a given area is called the absorption rate. The absorption rate on-Island is calculated by taking the total number of homes sold in a six-month period and dividing it by the total number of homes for sale at the end of that six-month period.

CONSERVATION MARTHA’S VINEYARD LAND BANK COMMISSION In the 1980s, concerned that development was putting undue pressure on open space, Island voters created the Martha’s Vineyard Land Bank Commission to ensure that key areas of the Island were preserved for the benefit of all.

Since 1986, all sales of real estate are subject to a 2 percent land bank fee, which is charged to the buyer at closing. Homes occupied by first-time homebuyers are exempt on the first $800,000 of the purchase price, subject to a five-year residency requirement.

Fees paid to the land bank are added to the cost basis of the property and can be used to reduce the amount of capital gain if and when the property is later sold.

Since its creation, the land bank has conserved 4,055.2 acres of land, about 7 percent of the area of the Island. The land bank works with other private land conservation agencies to identify and protect key properties on the Island. Land bank properties are managed according to a set of criteria designed to balance a range of interests, including preservation of aquifers, farms, and forests. Environmental protection leads the list of goals, with public use encouraged where and when possible.

Today, the land bank manages eighty-five properties, most of which have well-maintained trails and are open daily to the public (except during hunting season).

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LINK Directory

LINK DIRECTORY REAL ESTATE FIRMS

Alisan Lohan-Conway Properties 508-627-1858 alcproperties.com

Compass | MV Team 508-627-0599 compass.com

American Real Estate 508-627-3734 americanremv.com

Compass | The O’Hanlon Group 508-212-8278 compass.com

Anchor Realty 508-696-7777 anchorrealtymv.com

Compass | Point B 508-627-4567 compass.com

Anson Realty 508-696-4924 ansonrealtymv.com

Conroy & Company Real Estate 508-645-3533 conroymv.com

Arrowhead Homes 508-693-4878 arrowheadhomesmv.com

Cronig’s Real Estate 508-693-0394 cronigsrealestate.com

Austin Real Estate Properties 508-696-8388 austinmv.com

Dockside Real Estate 508-693-1444 docksiderealestatemv.com

Blue Flag Residential 617-314-9003 blueflagpartners.com

Donnelly + Co 508-627-1022 donnellyandco.com

Boston Realty Advisors 617-818-7977 bradvisors.com

Douglas Elliman Real Estate 617-227-6070 elliman.com

Breakwater - Martha’s Vineyard Real Estate 508-693-6500 breakwatermv.com

Elevated Residential 617-729-2761 elevatedboston.com

Bruce Stuart & Associates 508-560-0643 mvbroker.net Byrne & Company Real Estate 617-817-1668 C McManus Realty Group 508-221-1139 cmcmanusrealtygroup.com Carroll & Vincent Real Estate 508-627-4080 carrollandvincent.com

EXIT Cape Realty 508-449-2200 exitcaperealty.com eXp Realty The Vineyard Life Team 774-549-9374 thevineyardlife.com Feiner Real Estate 508-645-2658 mvre.com Flanders Up-Island Real Estate 508-645-2632 flandersrealestate.net

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Gay Head Realty of Martha’s Vineyard 508-645-9018 gayheadrealty.com

Kelleher Real Estate Services of Martha’s Vineyard 508-728-9590 vineyardsalesandrentals.com

Grace Hagerty Real Estate 508-627-0476 hagertyremv.com

Keller Williams Realty 617-969-9000

Grade A Realty 508-509-2861 Hammarlund Law 508-696-7700 Hammond Residential Real Estate 617-775-0013 Hancock Real Estate 508-645-2544 hancockremv.com Hartel Realty 508-444-0172 hartelrealty.com Hob Knob Realty 508-627-2266 hobknobrealty.com HomeSmart Heritage Realty 508-287-2428 homesmart.com Island Home Realty 508-693-9100 marthasrealestate.com Island Real Estate 508-693-4800 islandrealestatemv.com

Kendall & Kendall Real Estate of Martha’s Vineyard 508-693-0829 kendallmarthasvineyard.com Kendrick Real Estate 617-564-1076 KXA Realty Group 617-877-7121 LAER Realty Partners 508-687-2600 laerrealty.com Lagoon Pond Realty 508-693-3089 lagoonpondrealty.com Landmarks at Today Real Estate 508-784-7361 mvlandmarks.com LandVest Martha’s Vineyard 508-627-3757 mvlandvest.com Ledden Properties 508-627-4333 leddenproperties.com Lewis Real Estate Services 475-777-4544 slewisrealestate.com

Jane Brown Associates 508-627-4741 janebrownmv.com

Linda Comstock Real Estate 617-721-7479

John Best Associates 508-693-5566 mvrealestate.com/johnbest

Little Gem Resorts 508-310-9922 littlegemresorts.com

Karen M. Overtoom Martha’s Vineyard Real Estate 508-693-7832 overtoommv.com

Manter Real Estate 508-645-5111 Martha’s Vineyard Buyer Agents 508-627-5177 mvbuyeragents.com

LINK Directory

Martha’s Vineyard Homes 508-423-1443 mvsalesandrentals.com

Premier Properties 508-238-8400 massrealtor.com

Martha’s Vineyard Island-Wide Realty 508-693-3700 mvislandwiderealty.com

Premiere Broker Inc 978-733-1548

Martha’s Vineyard Real Estate 508-627-7890 mvyre.com Martha’s Vineyard Real Estate Appraisals 508-627-4737 mvreappraisal.com Martha’s Vineyard Realty Source 617-775-7072 Martha’s Vineyard Vacation Rentals & Real Estate Sales 508-693-7711 mvvacationrentals.com Match Point Properties 508-627-7320 matchpointproperties.com Metes & Bounds Real Estate 508-627-3311 MT Fox Real Estate, Inc 774-248-1107 Muskeget Associates 508-693-3489 MV Luxury Homes 973-789-1264

R Hunt Realty 617-721-8187 Raposa Properties 508-560-0307 Rooney & Company of MV 508-696-3293 rooneyandcompany.com Rosbeck Realty Corp.

508-693-3020 Russell Maloney Real Estate 508-645-2478 russellmaloney.com Sandcastle Realty 508-627-3737 sandcastlemv.com Sandpiper Realty 508-627-3737 sandpiperrealty.com Sawyer Realty Group 508-696-1900 sawyerrealtygroup.com Seacoast Properties 508-627-9201 mvseacoast.com Seagull Realty 508-274-3222

MV Post and Beam 508-645-3572 americanpostandbeam.com/ post-beam-on-marthas-vineyard

SplitRock Real Estate 508-696-9009 splitrockre.com

Nab’s Corner Associates 508-627-0020 nabs-corner.com

Suzanne Lanzone & Daughters 508-627-0702 mvybroker.com

Nautilus Realty 508-693-6677

Tashmoo Realty 508-693-4085

Ocean Park Realty 508-693-4210 oceanparkmv.com

Tea Lane Associates 508-696-9999 tealaneassociates.com

Portfolio Properties 508-221-4643 portfoliopropertiesmv.com

The Tharp Group 508-901-1140

Thomas Melone 212-232-0987 Tobia Real Estate 508-627-5570 Towne & Country Realty 508-693-1100 homesmv.com Up-Island Real Estate 508-693-3670 mvupisland.com Upper Cape & Vineyard Realty 508-693-5379 uppercapeandvineyard.com Vera Thornton Real Estate 508-423-1166 verathorntonmv.com Viewpoints Real Estate 508-693-0222 viewpointsmv.com Vineyard Dream Realty LLC 617-997-9483 vineyarddreamrealty.com Vineyard Homes 508-693-7066 Vineyard Open House Real Estate 508-338-2495 vineyardopenhouse.com Vineyard Real Estate 508-627-2693 vineyardrealtor.com Vineyard Select Properties 508-693-0017 vineyardselectproperties.com Vineyard Village Realty 413-250-9090 vineyardvillagerealty.com

William Raveis MV 508-627-9750 raveis.com Zillow Group 206-516-2255 stlrealtors.com

APPRAISERS Appraisal Power 774-254-2600 Appraisal Services of Cape Cod and the Islands 508-394-9257 ascci.com Appraisals Unlimited 781-449-7600 appraisals-unlimited.com Atlantic Appraisal Associates 781-444-0400 Atlantic Valuation Group 617-549-0597 Carroll Appraisal Services 774-338-0888 carrollappraisalservices.com Edgartown National Bank 508-627-1100 Martha’s Vineyard Appraisal 508-627-5121 Matt Mitchell Associates 781-545-3300 Munsell Appraisal Services 508-428-3315 munsellappraisal.net Network Realty Services 508-833-0505

Wallace & Co. Sotheby’s International Realty 508-627-3313 wallacemv.com Wiggy’s Pond Real Estate 508-627-9750 mvrealestate.com/wiggyspond

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MENEMSHA INN ROAD WATERFRONT, CHILMARK

This seaside 4 bedroom 2.5 bath quality custom home and detached 1 bedroom, 1 bath guest studio are sited on 5.6 pristine acres. Enjoy spectacular water views and magnificent sunsets from almost every room and the stone terrace, screened porch, and primary bedroom balcony. This is a finely crafted home set amidst gardens, an expansive lawn, and mature trees. A large building envelope allows room for expansion should a new owner desire. Walk down a short path to 340 feet of private beach on the Vineyard Sound and swim in the calm waters. Price upon request.

Specializing in Choice Sales and Rental Properties Since 1967 Abby Rabinovitz • Leslie Pearlson • Jill Hobby Napior • Michelle Foster Kelly • Meg Bodner • Robert Kenny • Heidi Vanderhoop • Elle Lash • Alexis Holden Heather Dias-Fried • Kyle Neyer • Jessica Bradlee • Selena Roman

w w w. t e a l a n e a s s o c i a t e s . c o m

504 State Road, West Tisbury MA 02575 • Beetlebung Corner, Chilmark MA 02535