Mashpee

Mashpee Neck, a peninsula along Cape Cod’s southern edge, is a popular second home for many families. The neck was originally inhabited by members of the Wampanoag tribe, many of whom still live in Mashpee today. Neighborhood residents have access to dog-friendly trails in the Mashpee River Woodlands, ample opportunities for boating and the nearby Mashpee Commons, an upscale retail and dining area. Golfers prize the community’s three nine-hole courses, which have been frequented by a long list of greats, including Greg Norman and John Daly. Nature lovers enjoy Mashpee’s nearly endless supply of outdoor recreation. The 248-acre Mashpee River Reservation, along the western edge of the Mashpee Neck peninsula, has several loop trails through pine barrens and along the river. To the west of Mashpee Neck is the 5,871-acre Mashpee National Wildlife Refuge, where hikers, hunters and birdwatchers can immerse themselves in Massachusetts coastal swamps and cranberry bogs. Boaters of all kinds enjoy the neck — kayakers can paddle down the narrow Mashpee River, hoping to spot osprey and bald eagles. Those with motorized boats can launch from their docks, the Mashpee Neck Boat Ramp or the private ramp at Mashpee Neck Marina. Some head to the sandy beach on the Popponosset Spit, says Jamie Regan, the senior vice president of the Regan Southworth Group with Compass Osterville, who has lived in Mashpee for more than 40 years. He says that others take day trips to Martha’s Vineyard or Nantucket. Members of Willowbend can play one of the three nine-hole championship courses or lounge by the pool. Around 2 miles west of the residential Mashpee Neck neighborhood is Mashpee Commons, a walkable shopping center. New homeowners can grab furnishings and housewares at Williams Sonoma or Pottery Barn, and the Mashpee Fresh Market, Roche Bros. and Stop & Shop cover grocery needs. Mashpee Commons also has several restaurants, varying from elegant French food at Bleu to more casual meals at Bobby Byrne’s. “Bobby Byrne’s makes a phenomenal Reuben with fish,” Regan says. Closer to the community is Sprout Farm Stand on Quinaquisset Avenue, which carries Cape Cod farm-fresh produce. For more traditional Cape Cod-style dining, Regan says that locals swear by the stuffed quahogs at Kettle Ho Restaurant & Taverna, which is about 2 miles east of Mashpee Neck. In Mashpee Neck, housing caters mostly to summer residents who value access to water and resort-style amenities. Most homes lie in subdivisions, each of which provides a different set of amenities. The Willowbend community, located in the northern portion of the peninsula, offers luxury new traditional-style builds that usually range from $1.6 million to $2.3 million. Members of Willowbend enjoy access to a pool, clubhouse and 27 holes of golf. At the southern end of the neck is Pirates Cove, a private neighborhood comprised of late 1900s and early 2000s single-family homes that share access to three private beaches. Ranch-style houses in the heart of Pirates Cove list in the $500,000s to the $700,000s, and those directly on the water may top $1.4 million. There are also some small streets off Mashpee Neck Road, with Cape Cods and ranch styles priced in the $400,000 to $800,000 range. In the weeks leading up to the Fourth of July, towns all over the cape have fireworks shows, giving everyone several opportunities to celebrate. Mashpee’s show usually takes place about a week before Independence Day. At the end of July, “people come from all over to go to the Barnstable County Fair,” Regan says. The week-long fair takes place at the Cape Cod Fairgrounds, approximately 5 miles from Mashpee Neck. It has rides, a full array of fried treats and the world’s largest Demolition Derby. In December, the annual Season of Illumination Parade brings locals out to celebrate the winter holidays. In addition to annual events, the Mashpee Recreation Department offers a slew of spring and summer programs, including kids clamming classes, adult qi gong and mermaid swim classes for females 13 and older. Mashpee Neck residents often use their car or boat to get around the cape. As Regan says, during summer months, “it takes a while to get places,” so many locals prefer to travel by boat when possible. There is also a Cape Cod Regional Transit Authority bus stop in Mashpee Commons for those who want to get around the cape without having to worry about parking. The buses also stop at the CapeFLYER stations — trains run to and from Boston on Friday evenings and weekend days throughout the summer. Residents who need to get to New York or Boston quickly can fly out of the Cape Cod Gateway Airport in Hyannis, which is about 12 miles from Mashpee Neck. Those looking for a ferry to Martha’s Vineyard or Nantucket can find several services in Falmouth, about 11 miles west of the community. Year-round residents of Mashpee Neck can send their children to Mashpee Public Schools, a district that rates a B-plus on Niche. Elementary-aged kids begin at Kenneth C. Coombs School, which gets a B-plus rating and teaches prekindergarten through second grades. Third through sixth graders can attend B-rated Quashnet School. Mashpee Middle-High School serves grades seven through 12 and earns a B-plus score. In seventh grade, students take a world languages course that includes an emphasis on the culture and language of the Wampanoag people. As Mashpee Neck is surrounded by water, low-lying areas are at increased risk of flooding. Homebuyers may be required to purchase flood insurance and should ensure that their home meets the latest building code requirements. In addition, all residents should become familiar with storm procedures and the Cape Cod Emergency Traffic Plan.

Though most Cape Cod visitors know Hyannis, Sandwich and Provincetown well, most have never heard of Monomoscoy Island. Connected to the town of Mashpee by a paved causeway, the island was once home to the Wampanoag people. Now it serves as a haven for retirees, summer visitors and long-time cape residents. Not many tourists venture to the island relative to the rest of the cape, and the ones that do often visit the area by bike. Most residents own boats, which are moored at private docks around the island — boat travel is often the preferred mode of transportation. Locals can spend their days exploring the ponds, rivers and wildlife refuges that surround their narrow island. Boaters can easily access all the beaches along Waquoit Bay. Callie’s Beach, on the eastern edge of the bay, is a popular spot for windsurfing or just strolling through the soft, white sand. Explorers head to the shores of Washburn Island, along the bay’s western side. “The military used to do amphibious training exercises there during World War II. There are old skeletons of wrecked vehicles — you can only get there by boat,” says Jamie Regan, the senior vice president of the Regan Southwest Group with Compass Osterville, who lives on Monomoscoy Island. Some people also take day trips to Martha’s Vineyard or Nantucket for a change of pace, he says. Families can visit the Cape Cod Children’s Museum year-round. The museum is around 3 miles from the island, and it features interactive exhibits that educate kids about the history and culture of Cape Cod. The island used to be covered in small summer cottages, but most have been replaced with sturdily built homes designed for year-round living. There are three-bedroom contemporary beach cabins and cedar-shingled Cape Cods, as well as grand, custom-built residences with side gables overlooking the water, expansive stone patios and large docks. Not many houses come on the market — most stay within families for generations. Recent sales have included an inland cottage for around $800,000 and a two-bedroom waterfront home for $2 million. Homeowners maintain their own septic systems and get water from the town of Mashpee. Summer months bring a flurry of activities and events to the cape. There are Independence Day fireworks displays and parades spread out over the month of July — Mashpee usually holds its celebration closer to the end of the month. The Barnstable County Fair is the crowning event of the summer, and crowds flock to the fairgrounds, about 6 miles from the island, where they can savor funnel cake, pet furry farm animals and watch daredevil acts. The Mashpee Recreation Department also offers a variety of adult clinics, from horseback riding to pickleball, allowing adults to stay active. In December, year-round residents decorate their boats and use them as floats for the Season of Illumination Parade, which passes through Mashpee Commons. Mild winters mean that residents can grow their own fresh vegetables. “I’ve had the same kale plants for years. We don’t get much snow,” Regan says. “I’ve also won a few blue ribbons at the Barnstable County Fair for growing tomatoes.” Locals are also just 4 miles from Mashpee Commons, a walkable retail area. There, shoppers can browse Vineyard Vines, Williams Sonoma and The Black Dog General Store for housewares and clothing. Mashpee Fresh Market and Roche Bros. carry a full range of groceries. The commons also has a mix of casual and upscale eateries, including Estia, which offers Greek food, and Bleu, which specializes in French cuisine. Cooke’s Seafood is about a half mile from Mashpee Commons. “They have fantastic seafood, and their pricing is very reasonable for the cape,” Regan says. Most homes on Monomoscoy Island border bodies of water — either Hamblin Pond, Little River or Great River — and the majority have docks. “We say that the Boston Whaler is the state bird — locals take their boats everywhere,” Regan says. “There are boating safety courses so kids 12 and up can get a license.” For inland travel, residents have a paved, two-lane road that leads on and off the island. The village of Hyannis is about 15 miles from the island, and it has a seasonal train service to Boston as well as the Cape Cod Gateway Airport. Children who live year-round on Monomoscoy Island can attend schools within the Mashpee Public Schools district, which earns a B-plus on Niche. Elementary students begin at B-plus-rated Kenneth C. Coombs School and then switch to B-rated Quashnet School for third through sixth grades. Mashpee Middle-High School, a combined school that serves seventh through 12th graders, receives a B-plus. Its curriculum includes an emphasis on world languages, including the language of the local Wampanoag tribe. Island living carries the risk of flooding, which means that many homes will require additional flood insurance. Buyers who are new to the area should familiarize themselves with local building codes and emergency procedures, particularly the Cape Cod Emergency Traffic Plan.

The New Seabury-Popponesset Island area is a popular summer retreat on the southern edge of Cape Cod. Winding, oak-lined inland streets lead to Popponesset Bay-front homes as well as large estates along the Nantucket and Vineyard Sounds. “Geographically speaking, it’s a great location,” says Jamie Regan, the senior vice president of the Regan Southwest Group with Compass Osterville, who has lived in Mashpee for more than 40 years. “You have access to both Popponesset and Waquoit Bays, and we have beautiful, clean water.” Residents and visitors spend their days boating, golfing on championship courses and lounging on the miles of sandy beaches. Seasonal neighborhood shops offer a variety of essentials and acclaimed lobster rolls, and a larger shopping center is just a few miles away. With nature surrounding the community, outdoor recreation is available in any direction. Those who live on Popponesset Island are a short paddle — or boat ride — from the beaches on the Popponesset Spit, the narrow strip of land that shelters the Popponesset Bay. A few species of terns nest along the spit in late spring and early summer, so locals are advised to stay off the spit during these times. The Waquoit Bay and South Cape Beach mark the western edge of the neighborhood. The bay is popular for windsurfing and kiteboarding because “the winds are so regular that you could set a clock off them,” Regan says. Members and guests can golf New Seabury Country Club’s waterside 18-hole courses or take lessons to improve their techniques. Those looking to fine-tune their putts can even try a round at Popponesset Mini Golf along Shore Drive. With the Cape Cod Children’s Museum about 2 miles north, families have a place to play on rainy days as well. New Seabury-Popponesset Island’s main retail destination is the Popponesset Marketplace, a cluster of cedar-shingled cabins at the corner of Rock Landing Road and Shore Drive. Seasonal shops include the Popponesset Fresh Market, which carries a few groceries, and the Popponesset Beach Company, which stocks embroidered beach towels and sun hats. The Raw Bar is hailed for its overstuffed lobster rolls, considered by many to be the best on Cape Cod. Many residents head to Mashpee Commons, about 4 miles away, to stock up on groceries or browse the Black Dog General Store and Vineyard Vines. Cape Cod is packed with summertime events for families and visitors, especially in the month of July. The month begins with fireworks celebrations, which all take place on different days in each town, allowing residents to enjoy more than one show. Mashpee’s display usually happens closer to the end of the month, and fireworks are launched from the Mashpee Middle-High School. The Barnstable County Fair, which Regan says draws crowds from all over the cape and beyond, is a seven-day festival with Ferris wheel rides and fried food, as well as livestock and farming exhibitions. The fair is around a 6-mile drive from the center of New Seabury. Those looking to enjoy the lifestyle in New Seabury and Popponesset Island can find options within a wide range of budgets. “If you’re willing to get your hands dirty, there are a few deals,” Regan says. “There’s so much demand for housing since COVID, though, since people can work from anywhere.” Single-family contemporary homes from the 1970s line inland streets with sharply angled rooflines and large windows. Buyers may find a few three-bedroom options from the $800,000s to just under $1 million, but newly built luxury cottages or houses with private pools or bay views climb to the $1.1 million to $2.7 million range. Large estates, many with traditional-style architecture and cedar shake siding, start from $3 million and may top $7 million. Some boast upwards of 5,000 square feet of living space, expansive waterfront lots beside a golf course or deepwater docks. There are also townhouse options — buyers might find an older two-bedroom townhouse between $450,000 and $950,000, but newer builds and those with views of the Vineyard and Nantucket Sounds often sell between $950,000 and $1.2 million. With its waterfront setting, residents with docks often travel by boat when possible. “The boating is fantastic — the neighborhood has access to two bays, the Popponesset and the Waquoit,” Regan says. “A lot of the locals take boats everywhere.” Those who don’t have boats travel by car, as the community lies about 5 miles from the nearest Cape Cod Regional Transit Authority bus stop. According to the Cape Cod Chamber of Commerce, more than 5 million tourists come to Cape Cod each year, which causes a marked increase in traffic, especially on the Sagamore and Bourne bridges. On summer weekends, CapeFLYER trains loaded with beach bikes and vacationers run to and from Boston. Trains leave from Hyannis and Bourne, which are 16 and 19 miles from New Seabury, respectively. The Cape Cod Gateway Airport is also in Hyannis — it offers flights to cities including New York and Boston. Those who live in the New Seabury-Popponesset Island area year-round can send their children to the Mashpee Public Schools district, which rates a B-plus on Niche. Kids in prekindergarten through second grade begin at Kenneth C. Coombs School, which gets a B-plus rating. Quashnet School serves third through sixth graders and earns a B on Niche. The combination Mashpee Middle-High School receives a B-minus for middle and a B-plus for its high school education. Students in middle and high school learn world languages, beginning with an overview course that teaches about the culture and language of the local Wampanoag tribe. Some homes in the area are at risk of flooding. Homebuyers who purchase in flood-prone areas may be required to get flood insurance. Most homes in the area rely on private septic systems, which will need to be maintained by individual owners. The town of Mashpee is converting some areas to septic, but New Seabury and Popponesset are not yet slated for conversion. All residents should familiarize themselves with storm safety procedures and the Cape Cod Emergency Traffic Plan.

The small community of Popponesset has been a family summertime destination on Cape Cod for generations. “Many people who grew up coming here in the summer have now bought their own places,” says Marian Oost-Lievense, a Realtor with New Seabury Sotheby’s International Realty and a decades-long resident of Popponesset. “It’s a throwback — you’ll see kids riding their bikes to the community center with their baseball mitts hanging off their handlebars.” Though fewer than 20% of residents make their year-round home in Popponesset, neighbors build strong ties through community activities and time spent together on the beach. Some properties are passed within families. Popponesset residents have exclusive use of their community beach. Members of the beach association receive a flag each year, which serves as their entry pass to the beach. Locals can set up umbrellas and beach chairs and spend the day playing with their kids. In addition to their association beach, the Popponesset Spit is also accessible on foot. The spit is a sandy peninsula that separates Popponesset Bay from Nantucket Sound. Parts of it are protected by the Massachusetts Audobon Society, as a few species of birds use it for nesting. Kids also spend their days playing at the community playground or riding their bikes to the footbridge across Dean Pond, where they can fish for perch and sunfish. “They let the fish go — sometimes they catch snapping turtles, and they have to cut their lines,” Oost-Lievense says. Popponesset homeowners pay an annual fee to the Popponesset Beach Association, which funds road maintenance and the upkeep of the Popponesset Beach Community House, among other things. Oost-Lievense says that the community house offers arts and crafts workshops twice a week for kids and pickup softball and soccer games in the field beside it on weekday mornings with adult supervision. “It’s not about winning and losing. It’s about fun and friendship,” Oost-Lievense says. On the Fourth of July, the association hosts a bike parade and field day. “There are wheelbarrow races, potato sack races and it ends with an egg toss. We have around 18 dozen eggs, and it often isn’t enough! Participants range from young children to grandparents.” At the end of July, community members can participate in the 5K Popponesset Road Race. There are fewer than 600 homes in Popponesset, and several of them have been passed from generation to generation. Housing consists of a few original mid-1900s cottages, sided with cedar shake shingles. Many of the original cottages have been updated or added onto, and buyers might find a renovated three-bedroom Cape Cod-style residence priced between $975,000 and $1.8 million. In some cases, homeowners have chosen to tear down their cottages and build a new place from scratch. A few of these spacious post-2000s builds have come on the market in the $4 million to $5 million range. They also boast cedar shake shingles, as well as gambrel-roofed gables and wide porches with views of the Nantucket Sound. In the summer months, residents can bike or drive to Popponesset Marketplace, which is between 0.5 and 1 mile of neighborhood homes. The marketplace is a small cluster of stores and restaurants, including a market that stocks fresh produce and other essentials. Most of the shops are only open from Memorial Day through Labor Day, though some keep weekend hours through the fall. The Raw Bar, which is known for its overstuffed lobster rolls, stays open well into October. For larger grocery trips and more restaurant options, people drive to Mashpee Commons, which is about 4 miles north. There, shoppers can find a Roche Bros. supermarket and a Stop & Shop. There is also a walkable outdoor mall with The Black Dog General Store, Vineyard Vines and around 10 restaurants. Within the community, people get from place to place via bike or on foot. For safety reasons, the community association does not allow cars to drive down to the beach so that pedestrians and young children on bikes can safely use the streets. Wading Place Road is the primary route in and out of the community — drivers can take it to connect back to Great Neck Road. Hyannis is about 17 miles from Popponesset. In Hyannis, there is a summer weekend commuter train called the CapeFLYER, which makes trips to and from Boston. There is also a small airport, the Cape Cod Gateway Airport, offering flights to Boston and New York City. Though the majority of Popponesset homeowners are not year-round residents, there is a school district that serves children who live in the area full time. Mashpee Public Schools is a B-plus-rated district with an 11-1 student-teacher ratio. Children can attend Kenneth C. Coombs School for prekindergarten through second grades and transition to Quashnet School for third through sixth grades. Coombs earns a B-plus rating, and Quashnet receives a B. From seventh grade onward, students go to the combined Mashpee Middle-High School, which gets a B-plus on Niche. Mashpee Middle-High offers world languages, including an introductory course on the language and culture of the native Wampanoag people. All of the homes in Popponesset, as in most of Cape Cod, rely on their own private septic systems. A septic inspection is a required part of the homebuying process. Some of the properties with high water tables may require raised septic fields. Additionally, buyers should research whether or not they will need to purchase flood insurance.