Nantucket Real Estate Values and Expectations, the New Baseline for Seasonal Buyers

As Fisher approaches its 10th anniversary in 2026, Nantucket’s market has undergone a structural shift that now feels permanent—one that continues to redefine what buyers can reasonably expect at the “entry level.” Anyone living or working on the island has watched this evolution firsthand: steady price appreciation, new record-setting sales, and a diminishing supply of what once was a starting point. A decade ago, sub-$1M homes accounted for roughly 6% of annual sales. Today, that segment has disappeared entirely, and as we close out 2025, even the sub-$2M market is becoming a distant memory. Only two single-family homes are currently listed under $2M, and both require significant compromise.

This is not a story of runaway pricing for the sake of pricing; it’s the result of scarcity, consistent demand, and the realities of a sandspit with a finite housing supply. For both year-round residents and seasonal families, understanding where the true floor of the market lies is critical to recalibrate expectations and demonstrate what purchasing power looks like across price segments.

Let’s set our baseline and lay out the facts of what happened in 2025. Looking at just single-family home sales (excluding land, condos, etc.), there were 271 properties sold through the month of November. By transaction count, the largest segment was in the $3mm-$5mm price range with 77 transactions. Sub-$2 mm accounts accounted for 48 transactions, and in the $7mm-$10mm and $10mm-$20mm ranges, there were 48 transactions combined. Average days on market was consistent except for two categories ($5mm-$7mm and over $20mm – 79 days). Outside of those categories, the DOM hovered around 123.

The above data indicates the facts of what happened ytd, but what we want to know is what buyers received for what they paid? More so, how much buyers are spending to what they’re receiving for those dollars. The data reveals distinct tiers of value across the island.

Under $2 mm: This once-robust segment has nearly vanished, now representing fewer than 19 percent of sales. The typical sub-$2 million purchase measured roughly 1,500 square feet, with two to three bedrooms on a quarter-acre lot, and was built around the 1970s. These homes tend to be mid-island cottages or Madaket and Tom Nevers properties—livable but often dated, with deferred maintenance and limited outdoor amenities. For buyers at this level, compromise is required—whether on location, size, or condition. The upside to remember here, though, is that you are getting into the market, and that is critical.

$2 mm – $3 mm: The new “entry-level” for year-round and seasonal buyers. Homes averaged 2,300 square feet, three to four bedrooms, and 0.45 acres, typically built in the 1970s to early 1980s. These are often Naushop, Mid-Island, or Surfside addresses—traditional Capes and ranches with modest updates or additions. Pools are uncommon, but buyers gain functional layouts, proximity to conveniences, and opportunities for improvement.

$3 mm – $5 mm: Representing the core of the 2025 market, this segment accounted for nearly a third of all transactions. Buyers secured ~2,700 square feet, four bedrooms, and 0.6 acres, often in Town, Sconset, or Surfside. Many of these homes were built between 1950 and 1980, though updated or rebuilt versions command premium pricing. Style and location start to merge here—buyers can find properties that blend character with improved finishes or small guest dwellings.

$5 mm – $7 mm: Buyers in this range crossed into “turnkey” product—properties averaging 3,400 square feet and four to five bedrooms, built between the 1980s and 2000s. Pools, guest cottages, and curated landscaping become standard. Popular neighborhoods include Cliff, Brant Point, and Cisco, where mid-century remodels and post-2000 homes deliver stronger design quality and modern amenities.

$7 mm – $10 mm: With 4,200-square-foot homes and five to six bedrooms, this bracket offers luxury without the full-estate scale. These properties, typically on 0.7-acre lots, are located in Monomoy, Shimmo, Cliff, and Miacomet—areas with water views or walkable access to the beach. Construction quality is high, interiors are professionally designed, and outdoor living spaces are integral to the home’s lifestyle appeal.

$10 mm and above: The upper echelon of 2025 sales—roughly 10 percent of transactions yet 35 percent of dollar volume—featured 5,000+ square feet, six or more bedrooms, and one-acre or larger parcels. Nearly all were post-2000 builds, many of which were new or recently renovated, with pools, guest cottages, and premier water access. The names read like a luxury map: Pocomo, Brant Point, Shimmo, Dionis.

Across the board, buyers traded scale and finish for location at lower price points and gained both as budgets rose. The leap from $2 million to $5 million often doubled interior living space, while moving from $5 million to $10 million shifted the conversation to architecture and setting, not just square footage.

As 2026 approaches, Nantucket’s market continues to reward quality construction and turnkey lifestyle-driven design—proof that even in a high-cost environment, value remains measurable in what buyers truly receive for what they pay. And remember, time is money, and the goal is to get into the market. When is the right time to buy… when it is right for you!

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