Everything You Need to Know Before Buying

Cape Cod is unlike anywhere else — and buying a home here requires local knowledge. From flood zones and septic systems to short-term rental rules and neighborhood personalities, this guide gives you everything you need to make a confident decision.

Know the Villages

The Upper Cape Cod region is home to unique towns and villages, each offering different price points and lifestyles:

• Falmouth – Popular for its vibrant Main Street, great schools, and easy ferry access to Martha’s Vineyard.
• Mashpee – Known for upscale living, golf communities, and Mashpee Commons shopping.
• Sandwich – Cape Cod’s oldest town, offering history, charm, and more affordability.
• Bourne – The gateway to the Cape, convenient for commuters and boaters alike.

Understanding these differences is key to finding the right fit.

What Your Money Buys

Home prices vary widely across Cape Cod. For example:

• Around $750K could buy you a three-bedroom Cape near the beach in Sandwich.
• The same budget in Falmouth may mean a smaller ranch further inland.
• Luxury homes in communities like New Seabury or on the waterfront often start above $1.5M.

Knowing how far your budget goes in each village helps you shop strategically.

Septic Systems & Flood Zones

Most Cape Cod homes are not connected to public sewer. Instead, they rely on private septic systems, which require Title V inspections before a sale.

Flood insurance is another factor. Many properties near the coastline, bays, or marshlands fall into flood zones, which can significantly affect ownership costs.

Short-Term Rentals

Short-Term Rentals

Dreaming of offsetting costs with an Airbnb or vacation rental? Be aware: some Cape Cod villages and towns have strict rental regulations. Always check local bylaws before planning a short-term rental strategy.

Pre-Buy Checklist

Pre-Buy Checklist

Before making an offer on your Cape Cod dream home, keep these steps in mind:

• Get pre-approved with a local lender.
• Research neighborhood traffic and vibe during different times of day.
• Factor in insurance, utilities, and seasonal expenses in your budget.
• Prioritize lifestyle fit — the community is just as important as the house itself.

Start Your Cape Cod Home Search Today

Buying on Cape Cod is an exciting journey — but it comes with unique considerations. Having a trusted guide makes all the difference.

Ready to buy on Cape Cod? Connect with Felicia Sawyer, your Cape Cod real estate expert. I’ll walk you through every step, from financing to inspections, and help you find the perfect home in the right village for your lifestyle.