Guide to Cape Cod waterfront homes in 2026: prices from $600K-$10M+, types of water access, best towns, and what to know before buying.

As of February 2026, there are about 120 waterfront properties available across the 15 towns of Cape Cod. Prices begin around $600,000 for pond-front homes; however, they climb past $10 million for premium oceanfront estates.

Whether you desire a deepwater dock for a vessel or require a quiet beach for morning coffee, options worth exploring are available.

The definition of "waterfront" varies wildly here. This variation is the source of confusion for most buyers.

Understanding the options for Cape Cod waterfront

Three primary classifications are what a buyer is looking at. Oceanfront properties provide direct access to the Atlantic or Cape Cod Bay, starting roughly at $2 million.

Deepwater properties include dock access for boats. Freshwater options, such as rivers and ponds, allow entry at $600,000 to $2 million.

Water Body	Price Range	Best For
Atlantic Ocean	$2M to $8M+	Privacy and views
Nantucket Sound	$1.8M to $6M+	Boating and calmer water
Cape Cod Bay	$1.2M to $4M	Families and sunsets
Inland Ponds	$600K to $2M	Affordability
Deep Water Harbors	$2M to $7M+	Year-round boating

If one considers elevation, it becomes more significant than most purchasers realize. Properties situated 8 to 10 feet above mean high tide qualify for superior flood insurance.

This sometimes cuts premiums in half. Water temperature fluctuates dramatically as well.

Nantucket Sound heats to 68 – 72 degrees Fahrenheit by mid-summer. In contrast, Atlantic and Bay properties remain around 60 to 65 degrees.

The location of the purchase changes everything. Each town has developed its own character over the decades.

Prime Cape Cod waterfront towns

Upper Cape: Falmouth and Mashpee

Extending along Buzzards Bay and Vineyard Sound is Falmouth. Oceanfront estates are clustered near Old Silver Beach; however, accessible homes with beach rights are scattered around.

Woods Hole possesses a distinct vibe. The scientific community is mixed with exceptional water access.

Most waterfront real estate runs $1.8 million to $3.5 million.

Popponesset in Mashpee has transformed into a highly desirable location. It offers direct Nantucket Sound access and deepwater docks capable of handling substantial vessels.

Recent sales have run between $2 million and $4.5 million.

Town	Water Access	Property Tax	Season
Falmouth	Ocean, bay, pond	$11.42 per $1,000	Apr-Nov
Mashpee	Sound, bay, pond	$9.87 per $1,000	May-Oct
Sandwich	Bay, marsh, pond	$10.23 per $1,000	May-Oct

Properties on Buzzards Bay face strong southwest winds throughout the summer. While refreshing at 85 degrees, this becomes annoying when attempting to keep a grill lit.

Homes on the Sound side avoid the majority of that wind.

Heading east toward the Mid Cape results in a shift in atmosphere. There is less dramatic ocean exposure.

The focus is on convenience and established neighborhoods.

Mid Cape: Barnstable and Dennis

Osterville in Barnstable is the location of significant capital. Estates in Oyster Harbors sell for $5 million to $15 million or more.

These come complete with deepwater docks. For those where such prices are out of reach, West Barnstable and Barnstable Village offer bay-front homes starting around $800,000 and topping out at $3 million.

Options on both sides are provided by Dennis. Dennis Port and West Dennis are situated on the Sound.

These are family-friendly beach towns with homes priced between $700,000 and $2.5 million. Routes 6 and 28 run directly through this area.

Consequently, one can access their house year-round without planning a military operation. This makes these properties work well for vacation rentals.

The Lower Cape takes that preserved, natural feeling and amplifies it significantly.

Lower Cape: Chatham, Orleans, and Brewster

The luxury market is topped by Chatham. Properties around Chatham Harbor and Oyster Pond go for $3 million to $12 million plus.

The "elbow" position commands a premium. There is a protected harbor on one side and open ocean on the other.

Houses include deepwater dock rights for boats up to 40 feet or larger.

Location	Advantage	Price Range
Chatham	Ocean views, prestige	$3M to $12M+
Orleans	Dual water access	$1M to $5M+
Brewster	Bay views, tidal flats	$1.2M to $4M
Harwich Port	Deep water docking	$1.5M to $4M

Orleans offers both the Atlantic and protected inland waterways. Brewster consists entirely of Cape Cod Bay.

Tidal flats extend indefinitely, and sunsets stop traffic. Harwich Port built its reputation on Wychmere Harbor and serious deepwater access.

Upon pushing out to Wellfleet and Truro, one might as well be in coastal Maine. These towns fought development hard enough that the effort succeeded.

Outer Cape: Wellfleet, Truro, and Provincetown

Wellfleet represents the most natural form of Cape Cod. Properties sit along Wellfleet Bay and the Atlantic.

Many are right up against the National Seashore. Houses remain small, typically 2 to 4 bedrooms, running $1 million to $4 million.

One buys into authenticity here. There are unpaved roads and actual dunes rather than commercial elements.

Truro takes the concept of remote to another level. Properties often provide views of both the bay and the Atlantic because the land is that narrow.

Contemporary homes dominate the market at $1.5 million to $6 million plus. Provincetown operates differently.

It features a working harbor, fishing boats, and residents who actually live there year-round. Condos start at $600,000; single-family homes range from $1.2 million to $5 million plus.

All these categories affect the wallet twice. This occurs once when you buy and again every year after.

Types of waterfront access explained

Oceanfront properties

To have oceanfront property is to have direct access to the Atlantic Ocean or Cape Cod Bay. These are the expensive units, $2 million to $10 million or more with 3 to 5 bedrooms typically.

Beach access varies wildly. Some properties feature gentle sandy beaches where one walks right in; others face rocky shorelines or dune systems where climbing stairs is required.

Factor	What to Check	Best Scenario
Beach	Sand quality, stairs	Wide stable beach
Elevation	Height above tide	10+ feet elevation
Flood Zone	FEMA designation	Zone A or X, elevated
Insurance	Annual premium	Under $5,000

Flood insurance is mandatory if one holds a mortgage. Premiums run $3,000 to $15,000 or more per year based on elevation and flood zone.

Salt air consumes everything. An extra 1 to 2 percent of the property value should be budgeted yearly just for maintenance.

Composite decking and PVC trim hold up better than wood. Wood basically needs constant attention.

Many individuals who utilize their boats year-round will state that deepwater dock access is superior to an ocean view.

Deepwater dock access

A depth of six feet or more at low tide is defined as deepwater. The boat stays put regardless of the tide schedule.

Wychmere Harbor in Harwich Port, the harbors of Chatham, and Oyster Harbors in Osterville all qualify. Properties run $2 million to $7 million plus.

A private dock with utilities adds $200,000 to $500,000 to the purchase price. Harbor associations charge $2,000 to $15,000 or more yearly.

This covers dredging and management.

Harbor/Location	Water Depth	Boat Capacity	Annual Fees
Oyster Harbors	8 to 15 feet	Up to 60+ feet	$8,000 to $15,000
Wychmere Harbor	8 to 12 feet	Up to 50 feet	$5,000 to $10,000
Chatham Harbor	8 to 20 feet	Up to 70+ feet	Varies
Bass River	6 to 12 feet	Up to 45 feet	$2,500 to $6,000

One must check permit status with the local Conservation Commission before buying. Dock permits expire every 5 to 10 years depending on the structure.

Shared docks require coordinating with 2 to 4 other homeowners on boat placement. Private docks place all the repair work and storm prep on the owner.

Plenty of buyers ignore the ocean and harbor discussion. They desire a location to swim without dealing with salt or insurance nightmares.

Riverfront and freshwater properties

Rather than focusing on the ocean, one might look to rivers and ponds for affordability. Prices range from $600,000 to $2 million.

Swimming, fishing, and kayaking are available. There is an absence of salt damage or beach parking chaos.

Examples include Bass River, Herring River, and Mashpee-Wakeby.

Comparison	Oceanfront	Freshwater
Price	$2M to $10M+	$600K to $2M
Flood Insurance	$3K to $15K/year	$500 to $2K/year
Swim Season	June to Sept	May to Oct
Maintenance	High (salt)	Moderate

Pond associations run water quality checks and manage boat ramps. Annual fees hover around $100 to $500.

This is minimal compared to harbor associations. Septic regulations are stricter near water.

Title 5 requirements sometimes force the installation of enhanced nitrogen removal systems.

The task of finding actual waterfront takes work. This is distinct from finding "water views from the third-floor bathroom window."

Finding waterfront listings in 2026

According to Zillow, there are approximately 124 waterfront properties right now across Cape Cod. Redfin states 147.

The difference depends on how they define "waterfront." Some platforms count water views without actual access.

MLS data runs 24 to 48 hours ahead of public websites. It includes the details that actually matter.

These include flood zones, specific beach association names, and dock dimensions. Brokers see this information first.

Search filters should be used carefully. "Oceanfront" indicates direct Atlantic or Bay access.

"Waterfront" covers any water body. "Beach rights" should mean deeded access; however, this must be verified.

"Dock" indicates boat access. One should watch for phrases like "across the street from beach."

Such properties sell for 30 to 50 percent less than actual waterfront in the same area.

Search tools display what is listed. They cannot reveal that the oceanfront house sits on eroding shoreline.

Nor can they mention the harbor association has a three-year dock waiting list. This is why the right broker matters.

Working with waterfront specialists

Local brokerages with a waterfront focus maintain relationships with property owners. These owners sometimes sell before listing anything publicly.

Robert Paul Properties works the Chatham and Orleans luxury market. Kinlin Grover Compass has offices across the entire Cape.

Sotheby's International Realty targets premium listings above $3 million.

What to Ask Brokers	Why It Matters
"How many waterfront sales in past 2 years?"	Shows actual experience
"What waterfront types do you specialize in?"	Tests depth of knowledge
"Can you explain flood insurance requirements?"	Checks regulatory understanding

The Freitas Monteforte Group at Compass has worked on Cape Cod waterfront for over 20 years. That time adds up to knowing which beaches are stable.

It also includes knowledge of what dock infrastructure actually costs to maintain. This information does not show up in MLS descriptions.

Recent deals in Popponesset and properties with deepwater docks on Monomoscoy Island sold at strong percentages of asking price. Demand has not softened there.

Most buyers search for months before learning a key fact. The best waterfront properties skip Zillow entirely.

Off-market opportunities

Public listings are often bypassed by high-end waterfront properties. Owners of oceanfront estates prefer quiet marketing through trusted brokers to pre-qualified buyers.

These "pocket listings" do not appear on Zillow or the MLS.

Gaining access to off-market inventory requires relationships with brokerages that know waterfront property owners. Sellers often test the market privately first.

This gives buyers a 30 to 60 day window to negotiate before facing competition. This is true for properties above $3 million especially.

Owners know each other through harbor associations or beach clubs.

Finding a property leads to another critical question. What does "beach access" actually mean in the listing?

The fine print here changes everything about daily use.

Beach and water rights: what you need to know

The type of water access affects property value significantly. Deeded beach rights mean the owner holds a legal right to specific beach areas.

This is written into the deed. Association access means beach rights are administered through a homeowners association.

Access Type	Value Premium	Permanence	Annual Costs
Private beach (owned)	+50 to 100%	Permanent	Maintenance only
Deeded rights	+40 to 70%	Permanent	None to minimal
Association access	+25 to 40%	Depends on association	$200 to $2,000

Deeded access is permanent. Rights cannot be revoked; they transfer automatically.

Association access depends on the association remaining in existence. Some limit guests or restrict parking.

Others charge fees that creep up.

Beach rights documents should be read word for word. Some "deeded" rights only allow walking to the beach.

Chairs, umbrellas, or boats are not permitted. Others restrict time or ban dogs.

For association access, one should obtain bylaws and financial statements. Meeting minutes from the past 2 or 3 years are also useful.

Healthy associations keep adequate reserves. Warning signs include deferred maintenance and special assessments.

If the Cape home is used only part-time, rental income has likely been considered. Whether that works depends on location and regulations.

Vacation rental potential

Generating revenue is possible through the short-term rental market. However, regulations have tightened.

As of the year 2026, rentals need registration with Massachusetts and the town. Properties must have smoke detectors and carbon monoxide detectors.

Fire extinguishers and emergency lighting are also required.

Strongest demand hits waterfront properties within walking distance from beaches in Dennis Port, Harwich, Yarmouth, Mashpee, and Falmouth. A 3-bedroom waterfront home with beach access generates $40,000 to $80,000 in peak season.

An additional $15,000 to $30,000 comes in shoulder months.

Revenue/Expense	Annual Amount
Gross Rental (16 weeks)	$72,000
Management Fees (25%)	-$18,000
Cleaning & Linens	-$5,500
Maintenance (15%)	-$10,800
Property Tax	-$24,000
Net Income	$13,700

Rental restrictions have been implemented by some towns. These include density limits and caps.

Dennis, Brewster, and Eastham debate this constantly. Current rules should be checked before buying with rental income in mind.

Everything from property types to regulations matters when looking for Cape Cod waterfront. This is not a search where one wings it with someone who "knows real estate generally."

Ready to find your Cape Cod waterfront home?

With over 20 years of experience, the Freitas Monteforte Group at Compass brings expertise in working Cape Cod waterfront and coastal real estate. We know oceanfront properties and deepwater dock homes.

We also know beachfront estates from Popponesset to Truro. Our track record includes negotiations on properties from $2 million to $2.6 million or more.

We often secure favorable terms in competitive situations. If you are serious about finding the right waterfront property, let us talk about what you are actually looking for.

Contact Us Today