$871,506Average Value$546Average Price per Sq Ft9Homes For Sale
Pocasset has a year-round waterfront lifestyle with sunset views
Pocasset is located on the northwestern side of Cape Cod, north enough that some people argue it isn’t truly part of the Cape, but it lacks nothing when it comes to water access. “The way that the coastline is in this part of the Cape, it winds in rivers and inlets,” says Shannon Heino, a real estate agent at Coldwell Banker RE who bought her home here 28 years ago and moved in full-time 20 years ago. She’s been selling houses in Pocasset for 16 years now. “You’ll see these little jet-outs that spit out into Buzzards Bay, and it makes so much beachfront for everyone, and so many nooks and crannies for people to discover.” Most of these areas are public land, she adds, so they truly are open for exploration.
Pocasset has a few key differences, though, including western-facing coasts that open it up to unique views. “It has tremendous sunsets because it’s a western facing beach, which is very rare in Cape Cod,” Heino says. “You have to get up really early to see the sunrise, but here you get to relax and see the sunset because of the way it wraps around.” Another key difference is its year-round appeal; while Heino says more southern, tourist-centric parts of the Cape go to sleep in the winter, Pocasset stays awake.
Beachfront homes with access to Barlows Landing Beach sell for up to $10.1M.
Coastline views in Pocasset include marshlands and protected conservation areas.
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Boating, kayaking and swimming in Pocasset’s harbors and coves, hiking
Waterfront activities are at the forefront of life in Pocasset, which has several public beaches where people go swimming on hot days. “Some areas are very shallow, so great for shell fishing and splashing around and kayaking,” Heino says. “There’s no real wake or undertow, and even sharks — if we see them, they’re these little sand sharks.” Barlows Landing Beach is among the most popular, offering swimming in one of the village’s harbors as well as a fishing pier and boat ramp. There are plenty of others, though, including Hen’s Cove Public Beach and Bourne Public Beach, both of which are on Hen Cove. Boating, jet skiing and tubing are all popular in deeper waters, especially around Tobys Island. “The kayaking is spectacular if you go down the Pocasset River, and it just opens up into a marshy area that’s abundant with all kinds of birds that travel up and down the coast,” Heino says. “You’ll see egrets and so many birds, I’ve even seen a little otter family in there.”
Heino says all this wildlife is, in part, thanks to land protected by the Bourne Conservation Trust, including the Four Ponds Conservation Area. These areas are full of hiking trails, providing plenty of outdoor recreation beyond the water, too. “They wind through along kettle ponds or by the water’s edge or by old train tracks,” Heino says. “It’s just a nice way to get out of the sun and into the woods and you’re right in Pocasset.” Golfers can join the private Pocasset Golf Club for access to its 18-hole course.
Pocasset’s docks offer boat access to Buzzards Bay and nearby islands.
Pocasset River opens into marshlands ideal for kayaking and birdwatching.
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Inland and waterfront homes sell quickly
Cape Cods, including expanded Capes, Colonial Revivals and ranch-style houses are common in Pocasset. Heino says that many older houses, usually dating to the 1940s or earlier, were Sears kit houses; this means that the original homeowners chose the design from a Sears catalogue, after which the materials to assemble it were delivered by train. Inland houses start as low as $450,000 for fixer-uppers. On the main body of Pocasset, most max out at around $850,000, but they can occasionally climb to $1.3 million. Pocasset has a narrow peninsula with many waterfront homes, but there are several homes near its center that don’t have direct waterfront access; still, these homes go for more, costing up to $1.5 million. Waterfront houses go for a premium, costing anywhere from $1.1 million to $10.1 million. Pocasset’s median home price is $725,000, and homes spend an average of 31 days on the market — much shorter than the national average of 50 days.
Pocasset’s waterfront homes offer kayaking and boating.
Split-level homes in Pocasset offer spacious living near conservation areas.
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Neighborhood associations, annual blueberry festival
The Pocasset Village Association, which has annual dues of $25, throws an annual parade for members, as do other associations residents can join. The annual Everything Blueberry Festival is held about 5 miles away at the historic Briggs-McDermott House and Alonzo Booth Forge. “Essentially, they make blueberry treats and whipped cream and lemonade, and you can come see the house,” Heino says. “They decorate it for this occasion, and you can see the forge. It’s an actual working forge. It’s a fundraiser for these communities that are trying to keep these museums going.” Local artists and craftsmen often have booths with their wares as well.
Local restaurants and shops along Barlows Landing Road and Route 28
Pocasset has a smattering of restaurants and shops, which Kerry Houde, a Realtor at LaMacchia Realty who has sold homes there for six years, says are almost all family-run spots. Corner Café is the go-to breakfast spot and residents often pick up take out at Graziella’s Pizza or Tuk Tuk Thai Food. Right on the water, Chart Room is known for its lobster rolls and sunset views over the water. Pocasset has its own post office, and Pocasset Country Market offers groceries. Everything stays open through winter, so eating out and grabbing essentials is easy all year round.
Corner Café in Pocasset is a favorite for homestyle breakfast and friendly service.
Graziella's Pizza offers convenient takeout for Pocasset residents.
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Advanced Placement at Bourne High
Bourne Public Schools earn a B-minus from Niche. Children attend Bournedale Elementary School, which also has a B-minus, from pre-kindergarten through second grade. Bourne Intermediate School and Bourne Middle School both earn C-plus ratings, and Bourne High School has a B-minus. The high school is known for its Advanced Placement program and was one of only 250 schools in the United States and Canada to make the College Board AP Honor Roll in 2019.
Bournedale Elementary School was given a B- in the academics category by Niche.
Bourne Intermediate School was given an overall B- rating from Niche.
Bourne Middle School was given an overall C+ rating from Niche.
Bourne High School was given an overall B rating from Niche.
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Easy access to Route 28, nearby hospital
State Route 28 runs along Pocasset’s eastern edge. Following it north brings residents over Bourne Bridge and off Cape in a matter of minutes, while heading south along it leads to well-known Cape towns like Falmouth. The nearest hospital is Falmouth Hospital, which is about 10 miles away.
Bourne Bridge connects Pocasset to mainland Massachusetts in minutes.
Falmouth Hospital is the nearest medical center, just 10 miles from Pocasset.
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Flood zones along the coast and peninsula
The Federal Emergency Management Agency places parts of Pocasset in flood zones, especially waterfront homes and homes in the stretch of land connecting the peninsula to the rest of the village. Heavy rain, which is more common during hurricane season, can lead to this flooding.
Written By
Christina Norwood
Photography Contributed By
Max Gilmore
Video By
Benjamin Rose
Interested in learning more about homes in this area?
Reach out to
Katie Elderkin,
an experienced agent in this area.
On average, homes in Pocasset, MA sell after 29 days on the market compared to the national average of 52 days. The median sale price for homes in Pocasset, MA over the last 12 months is $739,000, up 4% from the median home sale price over the previous 12 months.
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