$851,996Average Value$458Average Price per Sq Ft25Homes 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
Marie Souza,
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.
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On average, homes in Mashpee, MA sell after 50 days on the market compared to the national average of 70 days. The median sale price for homes in Mashpee, MA over the last 12 months is $990,000, up 39% from the median home sale price over the previous 12 months.
Waterfront on Deans Pond, Popponesset. Newer Contemporary. This property offers a unique opportunity to enjoy stunning water views and proximity to the beach.As you step inside, you'll be greeted by an open-concept design that seamlessly blends modern luxury with coastal charm. The gourmet kitchen is a culinary masterpiece, outfitted with premium appliances and abundant counter space. The
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,
Dreams of owning a home in coveted Popponesset do come true! This airy, spacious custom Cape sits on a beautifully landscaped corner lot, just a short stroll to the scenic Dean’s Pond footbridge to your own private Sandy Beach, the Popponesset Inn and Marketplace. The classic design features steep gables, vaulted ceiling, bay window, and central fireplace in a open living room. A bright sunroom
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
THE LAST OPPORTUNITY! Right in the heart of the Willowbend, this is your last chance to build your dream house from the ground up. You can walk to all the amenities of Willowbend, yet are tucked away in a spacious setting with a walkout and privacy. Amazingly, one of the best locations is available to build in one of Cape Cods most coveted addresses. This is a special opportunity for the buyer
2 year old 1 bedroom, kitchenette apartment, above garage, in a quite residential neighborhood. 2 miles from Mashpee Commons, 1 mile to Mashpee/Wakeby beach. 10 minute easy commute to Falmouth, Hyannis or Sandwich. In ground pool access available during summer months, Off road, driveway space for 1 vehicle. Utilities and internet access included. No smoking inside and no pets.
Year round rental in Windchime community commencing on or before September 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
Caryle ConnellyCape Coastal Sotheby's International Realty
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