$838,613Average Value$492Average Price per Sq Ft63Homes For Sale
Mashpee offers scenic seaside living in Cape Cod
The Cape Cod community of Mashpee sprawls across a seaside landscape as rich with history as it is with nature. It’s the homeland of the Wampanoag Tribe, who controlled the town government until the late 1960s. “They concentrated efforts in conservation, so now every other thing you drive by is a beautifully preserved area – bays and ponds everywhere,” says longtime local Clay Southworth, broker of the Southworth Group with Compass. “There are some developed clusters, like New Seabury and Willowbend, but for the most part, everything is widely spread out and peaceful.” Mashpee is home to just over 15,000, a figure that can double in the summer thanks to the community's popular beaches.
Popponesset residents love quiet walks on the beach with friends.
Members of the Wampanoag Tribe teach Mashpee students about their rich history at the Waquoit Bay National Estuarine Research Reserve.
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Low taxes and a variety of homes in the Upper Cape
The Cape Cod area is popular sandy beaches and old-growth forests, but some choose to move here for monetary reasons. “Everyone loves the low taxes, and Mashpee is one of the lowest tax areas on the Cape,” Southworth says. “People moving from the suburbs in Boston always ask: ‘Do you mean per month or per year?’ In some cases, they’re saving $20,000 a year.”
The median cost of homes in Mashpee is around $700,000. The community features options, ranging from waterfront condos and townhouses in planned subdivisions to secluded, HOA-free cottages and estates on an acre or more. Popular styles include vintage Cape Cods, single-sided cottages and Colonial Revivals.
Coastal weather hazards include windstorms and hurricanes. Properties in special flood zones, such as waterfront homes, require flood insurance.
Townhouses provide residents of Mashpee with a low-maintenance option for homeownership.
Classic Cape Cod homes line the streets of Popponesset.
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The three schools of the Mashpee Public School District
The Mashpee Public School District serves just under 1,500 students across three schools. It earns an A-minus from Niche and is ranked No. 2 on the website’s list of Barnstable County’s best school districts. From prekindergarten to Grade 2, students attend Kenneth C. Coombs School, rated B-plus. Quashnet School, for Grades 3 through 6, is rated B. Mashpee Middle-High School earns an A-minus. Its department of Career and Technical Education has programs for manufacturing, culinary arts, health services and more.
Children of Mashpee begin their academic journey at K C Coombs School.
Students conclude their education at Mashpee Middle-High School.
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Almost half of Mashpee is preserved natural land apt for recreation
Nearly 50% of Mashpee is protected land. Mashpee National Wildlife Refuge stretches across almost 6,000 acres and crosses into the nearby town of Falmouth. Its trails and fire roads guide hikers through biodiverse pine barrens and mossy white Cedar swamps. Visitors can fish on the Quashnet River, and more angling opportunities are close by in the Waquoit Bay National Estuarine Research Reserve. The reserve’s 2,700 acres are home to highlands, marshes, brackish waters and barrier beaches, the most popular being South Cape Beach State Park. Between May and September, the mile-long sandy stretch gets busy with out-of-towners and has a few more restrictions; however, in the off-season, residents enjoy a quiet, dog-friendly oceanfront, and they might just spot a bob of harbor seals soaking up the sun. The Club at New Seabury is also on the oceanfront with a private championship golf course, tennis center and more. Mashpee also has several community gardens and parks.
Hikers can explore the nearly 6,000 acres of wilderness at Mashpee National Wildlife Refuge.
People and pups enjoy walks around the Mashpee Pine Barrons in Seabrook.
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Mashpee’s extensive shopping and dining scene
Massachusetts Routes 151 and 28 are the main commercial corridors, home to three shopping plazas: Mashpee Commons, Mashpee Commons North Market and South Cape Villas. Together, they offer a blend of shopping and dining options, from upscale restaurants to mom-and-pop shops. Bleu is a popular French bistro with a contemporary menu curated by Chef Frederic Feufeu from the Loire Valley in France. Located in Mashpee Commons, it’s within walking distance of The Red Balloon Toy Shop, a family-owned staple since 1970, and established American retailers like Vineyard Vines, Pottery Barn, L.L. Bean and more. As for grabbing groceries, there are options like Stop & Shop and Roche Bros.
Monomoscoy Island residents dine at Bleu which specializes in French dishes.
Children of Mashpee have been picking out their favorite stuffed animal from The Red Balloon Toy Shop for over 50 years.
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Public transportation options, the closest ER and the nearest airport
The Cape Cod Regional Transit Authority operates seasonal and year-round bus routes. The Sealine Breeze line has stops at convenient plazas like the Community Health Center of Cape Cod and South Cape Village. That said, most residents get around Cape Cod by car. “There’s a huge crowd of seasonal residents, but the traffic jams aren’t really that bad because you learn the backroads to avoid all that,” Southworth says. Massachusetts Route 28, locally known as Falmouth Road, runs along the community’s south side. Due east, it’s a direct line to the town of Barnstable, which has the closest hospital and airport. Cape Cod Hospital and Cape Cod Gateway Airport are roughly 12 miles away.
Written By
Micaela Willoughby
Photography Contributed By
Shawn Miller
Video By
Pasha Chichagov
Interested in learning more about homes in this area?
Reach out to
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an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
On average, homes in Mashpee, MA sell after 53 days on the market compared to the national average of 49 days. The median sale price for homes in Mashpee, MA over the last 12 months is $678,000, up 4% from the median home sale price over the previous 12 months.
Welcome to this beautiful, WELL-MAINTAINED ranch in the desirable Quashnet Woods cul-de-sac neighborhood! This expansive home features three bedrooms, two baths including a primary en-suite bedroom with walk-in shower and two closets. The lovely kitchen has a charming breakfast nook in front of a large window where sunlight pours in, a pantry and granite counters which offer plenty of prep space
LOOKING TO ROLL UP OUR SLEEVES....if so, then this 3 bedroom ranch with a finished lower level with bedroom, 2nd kitchen & bath. This home needs interior and exterior updates and improvements, property sold "as is." Title 5 APPROVED. Convenient location in town.
Peacefully tucked away in Bright Coves, yet so convenient to the nearby Kayak access and the beautiful Popponesset Spit, sits this spacious and inviting home waiting for you to enjoy this summer! Spend your days on the water or at the beach and come home to relax, entertain indoors or out on the private back deck, enjoying an evening cook-out. The spacious living room and dining area are great
Marian Oost-LievenseNew Seabury Sotheby's International Realty
Discover the potential of this beautiful parcel of raw land located in Mashpee. Offering just under a quarter of an acre of opportunity, this could be the perfect spot for your new home. Whether you're looking to build your dream home, develop an investment property, or hold land for future use, this lot offers flexible possibilities. Located across from Mashpee River Woodlands, this corner lot
Nestled between Mashpee Neck Marina and Willowbend Country Club, 66 Frog Pond Close is a stunning single-family home that offers a tremendous lifestyle. The experiences at your fingertips are extraordinary at this location. Walk a few houses down the road to your boat slip at the marina, or access the bay with your kayak across the street. Between golf, fitness, tennis, pickleball, pool,
A Rare Coastal Dream in Bright CovesWake to the scent of salt air and the soft murmur of water in Bright Coves, one of New Seabury's most treasured waterfront communities. Here, life moves with the tides -- slow, steady, full of possibility.This rare .20-acre parcel offers over 100 feet of deep-water frontage with direct access to the wide blue sweep of Popponesset Bay and out to the open waters
Year-Round Rental - Beautifully updated 2-bedroom, 2.5-bath end-unit townhouse in Quashnet Valley Condominium complex. This spacious home features an open kitchen, eat-in dining and living-room floor plan, with air conditioning and a spacious deck off the living-room. One of the two generously sized bedrooms includes an ensuite bathroom for added privacy. Recent updates include new laminate
Year round rental in Windchime community commencing July 1, 2025.Charming Nantucket designed, fully furnished, 2bd/2.5 end unit condo in private enclave of just 14 homes. Primary bedroom with cathedral ceiling and guest bedroom both ensuite on second level and adjacent to beautiful outsized deck for entertaining. The sun filled upgraded kitchen with wall of windows overlooks a paved patio and
Caryle ConnellyCape Coastal Sotheby's International Realty
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