The Property Cape Cod DifferenceWe are in the people business, and as a result, we help them find their Cape Cod dream home.
Ready To Buy A Home On Cape Cod?We offer a hassle-free buying experience
With us, you benefit from a range of unique advantages the larger firms don’t offer:
We have agents who specialize in certain niches of real estate, such as First Time Homebuyers, Downsizing, Sellers over the age of 50, Purchasing and Selling your home at the same time, New Construction, Water and Luxury Property, Land Acquisition and certain locales of Cape Cod. To learn more about which one of our agents best matches your needs, click below.
Our Competitive AdvantageWhy work with us?
We will be with you every step of the way
We will guide you through the steps to buying a home on Cape Cod so you’ll know what to expect at each stage of the process.
Every situation is a little different, but we will outline what you should anticipate when buying your Cape Cod home.
You deserve a brokerage who listens to you.
Our agents are devoted to helping you find the right real estate to fit your needs, on your timetable.
You deserve a brokerage you can connect with and trust—one who listens to you and always has your best interest at heart. We understand how important this is in making your home-buying experience pleasant.
Our team has sold over $113 million in real estate since 2016.
We measure our success by having happy clients. Our most valued asset is you.
With us, you get the attention you deserve. We will always choose you over our convenience.
We offer experienced negotiators for contracts. We plan for the unexpected. We solve the seemingly unsolvable.
- Mortgage originators
- Paint Contractors
- Septic Installers
- Home Inspectors
- Trash Removal vendors
- and more
We guide and protect you through each transaction – and beyond. Your trust, loyalty and repeat business is the biggest reward we could ever ask for or receive.
BUYER'S AGENTS THAT ADAPTTo The Ever Changing Market
One of the biggest questions brokers and realtors are asked is: “ How is the market?” This question is asked often once a person learns you work in real estate. And, it is a great question as the market changes. Sometimes it can be years before changes are evident, but shifts and changes always occur and the market never stays the same.
"Is it a seller’s market or a buyer’s market?” This is another great question, and the advice we give our buyer clients will also change depending if the market favors buyers or sellers based on market supply and demand. An additional consideration when it comes to Cape Cod is the home’s location and what your ultimate goal is. For example, are you looking for a year-round neighborhood, or a home close to the water? Essentially Cape Cod has two different markets, and while sometimes they are in sync, many times they are affected differently as the market moves through shifts and changes. This is why extensive local knowledge can be such an advantage. The benefits of local knowledge cannot be substituted with big search engines and their algorithms when determining market value. Our market here on Cape Cod is quite unique. Because we are on a peninsula surrounded by water, the impact on home prices is dramatic. Our extensive local knowledge often proves invaluable throughout the buying process.
An experienced, knowledgeable buyer’s agent should quickly adapt to these market changes, all while taking their client’s situation into consideration. What do we mean by situation? We all have differing circumstances and reasons for how we approach making decisions and what is important to us. Each offer brings a different set of circumstances, a different house, sellers, listing agent. Our overall process is to assess each situation and advise you accordingly based on your criteria of what is important, and the current market situation, and ultimately give you the best path that will successfully lead you to a positive outcome. And then, in the end, you decide what is right for you.
It is important to look for a buyer’s agent that is knowledgeable about that property’s specific location and can offer their insight and thoughts with respect to the current market. You ultimately make the decision, but our team is groomed to offer advice and the best solutions to obstacles, not just be messengers passing along information between parties in a transaction. And while there are many great agents from which to choose, we always recommend that you look for an agent that has your best interest at heart and offers "good" advice overall, and of course one that always adapts to the current market.
Local Cape Cod ExpertsCertain sectors of the Cape Cod property market in which we specialize.
Working with water properties is a specialty and we have a team here at Property Cape Cod devoted exclusively to our Water and Luxury brand.
Why should you work with a Realtor who specializes in Cape Cod Waterfront homes? Experience can prove valuable whether purchasing or selling water properties, because there are a number of unique variables that need to be considered throughout the transaction, such as the property’s characteristics, circumstances, septic, setting, and local conservation requirements.
Here are some questions to consider: Are there any outstanding orders of conditions? What are they for? Are there any order of conditions that need to be maintained in the future? What I am allowed or not allowed to do? How do I go about getting approval? What is involved? How long will it take? Is the dock licensed? If so, for how long? Can I add a dock? There is so much more to these properties than a traditional sale.
Whether considering a Cape Cod waterfront home for sale near wetlands, on the water, or near the water, each of the 15 towns on Cape Cod has their own rules and protocols that require local conservation, and sometimes state approval. The simplest of things, such as cutting down trees, trimming and planting, require conservation approval.
Before buying a water property, it can prove beneficial having an agent familiar with these rules and protocols ahead of time to avoid any surprises, disappointments, or misunderstandings later on.
Whether purchasing or selling a water property, our Water and Luxury team conducts considerable due diligence ahead of time, so that you will be prepared on how to proceed to achieve the best outcome overall.
Water and Luxury property do not always go hand-in-hand.
The finishes, quality of materials, special features, moldings, and attention to the finer details are important aspects of a Cape Cod Luxury home that sometimes can go unnoticed. We find the smallest details can have the greatest impact. Then there are the luxurious comforts and special features that sets the property apart from the others. Our team is very familiar with these features, which allows us to easily demonstrate these unique and special features to prospective buyers. Granted we know these features well for any property we list, where we have the direct knowledge from our client or the builder. When representing a buyer client, this type of knowledge is helpful when looking at a variety of homes with different builders, and perhaps homeowners. Our extensive prior experience with luxury property, and our unique access to additional luxury resources, has proven most helpful when helping you find and buy a luxury home.
We spend the time to get to know all aspects of the Cape Cod luxury homes for sale on our website so we can accurately demonstrate the property’s unique and special features to you. If you are looking for that perfect Cape Cod house for you and yours, contact us today.
I am looking for an investment property.” This is said to us often. But this means different scenarios to different buyers. So the first step is to understand your goal with this investment. Are you looking for a property that you can purchase, renovate, and sell? We can help with that. Are you looking for a property in which to invest, enjoy, build equity, and never rent? A property to hold onto for generations to come? We can help. Are you looking for a property that you can purchase, enjoy some weeks, and rent the rest of the time? Or are you looking for a property to purchase solely for rental income purposes? We can help with either of those scenarios, too, and manage the rental for you.
The purchase of a property, regardless of the goal, it is in fact an investment. However, your goal will determine how we advise you.
For example, our clientele is growing for those who love Cape Cod and want to purchase here, but they live far away and cannot oversee their property and the projects and improvements they would want to make to customize the home. In fact, in the past, this has held them back from purchasing. In recent years, this has become a large part of our business, and we love love it! We can help you purchase the right home, and then we manage all of the projects for you from start to completion.
We have been fortunate, honored, and grateful to assist many buyer clients in such a way as to eliminate their burden of homeownership, as we take care of all of the homeowner responsibilities overseeing the property. For example, the picture of the home above is an example of a property where we have hired the contractors, coordinating all the details for the improvements, managed the rental of the property, and handled the alarm systems, and more, since we started our brokerage in 2016. We also have a dedicated interior designer on our team, exclusive to us, who plays a huge role in the overall process of staging and readying the property for marketing before going to booking - yet another service that sets us apart.
Should you want to purchase an investment property, but oversee your own work, that is encouraged as well. We are here if you need us! However, before heading out and looking at properties, the first step is to understand your goal, so that we can give you the best advice for your circumstance. Let's chat about your goals - schedule a phone appointment, or come by our office, or if you want to chat via email, we can do that as well.
When purchasing a new construction home, there is peace of mind, from a maintenance standpoint. There should be no upcoming worries or expenses, as everything is brand new - which is exciting! And yes, typically that is the situation, but nonetheless it is important to conduct due diligence when purchasing a new construction home. In order to get a Certificate of Occupancy, the inspectors for the town need to approve and sign off on the work performed when the home was built. It is a good idea to have a copy of this approval paperwork from each department, along with the Certificate of Occupancy, which can be found in the files at the respective departments at the town. A good buyer’s agent will pull all this information for you. This also gives you insight as to which company installed the electrical, HVAC, plumbing, drywall, insulation, foundation, and more.
Another item to consider: Is there a Builder's Warranty? For how long? Should you conduct a home inspection of the property? It would be good to know the answers to all these questions. Your buyer’s agent can advise the best course of action, given the circumstances, as each situation and seller/builder are different as to how they think and handle their new construction builds. Is the property in a Conservation zone? What does that mean? What is allowed? What are the restrictions? Is flood insurance required?
You will want a buyer’s agent who does their own due diligence on your behalf, and who does not rely on third party information. This is often where communication breaks down, and what you thought to be the case, versus what actually is, can be two totally different matters - even though new construction seems more straight forward than buying a home that was previously lived-in. This is one of the many reasons why having an agent familiar with new construction homes can prove helpful.
From condos with ocean vistas in famous Popponesset Village to the calm, tranquil living on Horse Pond in West Yarmouth, to oceanside living in a premier Hyannis location, we have a team of experienced agents ready to assist you in finding your perfect Cape Cod condominium. Since 2016, we have represented buyers in purchasing over $7.5 million in condominium properties.
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Who best to advise and assist in this area, but an agent on our team who is a former marine himself - Chris Lilly. Understanding and maneuvering the paperwork and government requirements can prove to be essential. As Chris closes in on graduating from UMASS Boston, he has joined our brokerage full time. Another important factor to have in a buyer’s agent is having one where this is their full time job, and who is available to help every step of the way - and even after you purchase your home. Chris recently helped a buyer client with a VA loan, and will continue to assist them with items after the sale.
Born and raised on Cape Cod, he has a great deal of knowledge about the Cape. Additionally, having purchased his own home with a VA loan, he has experienced the process personally and this makes him an excellent choice to represent you on your purchase of your home with a VA loan. He is loyal, honorable, and cares a great deal about his clients.
When it comes to buying a home on Cape Cod, Chris’s goal is to make everything as easy and exciting as possible for you, as buying a house can be fun! And Chris believes there is no reason this should equate to a negative experience for anyone. And because he holds himself to these high standards, he is able to ensure that everyone who asks Property Cape Cod Real Estate for help, gets the absolute best this profession has to offer."
First Time Home BuyersThe Road to Home Ownership
Your first home.
No matter your age, the idea of buying your first home is exciting and possibly terrifying. As a first time home buyer, you have probably thought of just what YOUR dream home will have. Will it have a modern kitchen? Stainless steel appliances? Granite countertops?
While your buyer’s agent doesn’t want to curb your enthusiasm, it is incumbent upon us to educate you about the whole first time home buying process on Cape Cod with a consultation."
Take advantage of our no-obligation, complementary first time home buyer consultation. This will give you and your potential buyer’s agent a chance to discuss your “must-haves” (e.g., distance from work, number of bedrooms/bathrooms), “should-haves”, and the “wish list”.
During this process, we get to know you and you get to know us. In the end, buying a home is a compromise between what you would ideally want, and choices that are within your budget.Book an appointment
Book an Appointment
When starting to look to buy a new home in Cape Cod, it’s a good idea to already have a pre-approval letter from a bank, mortgage broker, or mortgage lender for two reasons. First, it helps you decide your home-buying budget, so your Property Cape Cod agent knows at what price point to search for houses. Second, it strengthens your offer to purchase. Buyers who complete this step before beginning their home search will have a bargaining advantage in a situation where competing offers are made on the same property.
There are many options when it comes to home loans, and it is important to choose the right program for your situation. It’s not a “one size fits all” formula. There are adjustable rate mortgages, conventional mortgages, FHA, VA, MA, US loan programs and more.
So where do you start?
We work with mortgage professionals everyday, and we can guide you to the best lender for your situation. Not all lenders are the same. Sometimes a bank is the best fit; sometimes it is a mortgage broker. Sometimes working with the right bank leads to a smoother transaction. Each situation is unique.
Your mortgage options will be reviewed thoroughly at your first time home buyer consultation.
An important item first time home buyers overlook when looking for a mortgage is Credit Scores. It’s important to work with a knowledgeable, experienced agent, as we will help match you with a mortgage representative that specializes in your type of financing needs. It is beneficial to prepare ahead of time, and an experienced mortgage broker will give you advice on the steps you need to know to increase your Credit Scores and work with you towards the common goal of home ownership.
Did you know interest rates vary greatly and is dependent heavily on your Credit Score? Sure. But did you also know with a few simple tips, you can increase your credit score?* This could result in saving thousands over the life of your loan.Learn More
CHOOSING THE RIGHT LENDER FOR YOUR MORTGAGE PRE-APPROVALAn Important, But Often Overlooked Step in the Cape Cod Market
When you are not paying for your new home in cash, which most buyers do not, mortgage pre-approval is an important step for so many reasons. It is imperative to know your options from a financing standpoint. Even if you are putting a large deposit down, it may require a jumbo loan. There are many options, so it is important to speak to a mortgage expert.
Also, the amount for which you get approved is not the only thing that is important, but how financially comfortable you are with the mortgage payment, including taxes, and insurance. Talking to a reputable mortgage lender is important, so you can understand from a financial aspect what the payments will look like with different priced home ranges, and then you can make an intelligent decision on how much you want to spend on a house.
It is best to set your offer up for success by submitting a mortgage pre-approval with your offer to purchase a home. Most sellers and their listing agent will one want to see this pre-approval.
If you are reading this, and planning to purchase in the Cape Cod market, (versus another market in another state), we highly recommend you consult with your buyer’s agent about who you chose to work with for your mortgage. Regardless of who you bank with now, or how much money you have in that bank, it is best to be open-minded when it comes to choosing a lender. We have seen time and time again, our buyer clients win the bid for their home in multiple offer situations where the other offers have comparable mortgages, primarily because they choose to have the right local lender represent them, versus a national lender from out-of-state. However, this does not apply to competing offers where the terms are more favorable, such as a competing cash offer.
YOUR PERFECT HOME!
Make an offer and negotiate.
You make an offer, consisting of the amount you are willing to pay. Your agent will advise you of the amount you might consider offering, based upon comparable sales, but the decision on the offer amount and possible contingencies is yours! Contingencies are conditions the buyer wants to have in place before agreeing to the sale, such as inspections of and for: the house structure, pests, lead paint, radon, water quality, and the septic system. Anything built-in remains with the property, but items not built-in, such as the washer, dryer, refrigerator, and window treatments, need to be specified in your offer if you would like them included in the purchase. It’s best not to assume something “comes with the house” when you buy a home on Cape Cod; and we will get it all outlined for you. Make that clear in your offer.
You make a written signed offer, consisting of:
- A TIME LIMIT FOR A RESPONSE FROM THE SELLER
- A period of 24 to 48 hours is a typical amount of time for the seller to respond, but remember that there are always exceptions.
- A GOOD FAITH DEPOSIT FROM THE BUYER TO BIND THE OFFER.
- On Cape Cod, typically it is a check for $1,000.00, held in escrow until the closing.
The Seller replies to your offer.
- Your offer is accepted.
- The seller declines your offer and doesn’t make a counter-offer. You can make another offer or choose to consider a different property.
- The seller counters your offer, with different terms or compromises.
- The sale moves ahead once the buyer and seller have agreed, verbally, to the selling price and the contingencies.
Get a Home Inspection.
Not to be confused with the appraisal, you’ll also hire a home inspector to determine whether there are any unpleasant surprises hiding in your new home. You typically have 10 days to complete the inspection. It takes 24 hours to get the inspection report, and then it could take a week or more to renegotiate if any unexpected problems turn up. There are always exceptions and varying circumstances, but this is the typical time frame.
Purchase and Sale Agreement.
This document is a more elaborate legal document of your offer, where a larger deposit is held in escrow before you can buy your new house. The goal is to protect both the buyer and seller, and to ensure that all expectations are clear.
We recommend that you hire a lawyer to review, make recommendations and revise, if needed, in your best interest.
Wait for the Appraisal.
Your lender will hire a professional to conduct an appraisal to determine your home’s value. The appraisal is usually scheduled within a week, and then it takes about three days for the report to come in. You don’t have to do a thing except wait for the result—and hope it’s higher than the price you negotiated. If not, you may have to increase your down payment or renegotiate with the seller.
Buyers apply for Homeowners’ Insurance.
- Buyers should apply once the mortgage commitment has been fulfilled. Your home is likely one of the most valuable assets you have. Homeowners insurance helps protect that investment — and you — in a variety of ways.
- If you have a mortgage, your lender is most likely going to require that you provide proof that your home is adequately insured. That's because the lender wants to be sure its financial investment in your home is protected if it's damaged or destroyed by a fire or other certain risks.
- If you don't have a homeowners insurance policy, your lender is allowed to buy insurance and charge you for the cost. Keep in mind, however, that the insurance policy the lender obtains may be more expensive than what you can purchase on your own and may offer more limited coverage.
Close on your new home.
About 2 to 4 weeks after the Purchase and Sale Agreement is signed, the closing takes place. Congratulations! You now own a new home!
DO I NEED
In addition to home insurance, other types of insurance may be required by mortgage companies. Depending on where your home is located, you may have to have flood insurance.
When purchasing flood insurance, it makes sense to keep an open mind, as there are a lot of considerations. The FEMA flood maps change, causing properties to move in and out of flood zones. In some cases, it may be blatantly obvious when a property is in a flood zone, and other times it is baffling how a property can be so close to the water and not be listed in a flood zone. Cape Cod is very unique, as some properties are far away from the ocean and yet are listed in a flood zone, and it might not be so obvious as to why.
How much does flood insurance cost? The expense of flood insurance will depend on many factors. On the FEMA flood map below, under “Legend”, there are different zones and categories where you can see where a specific property has been zoned.
Please keep in mind that flood insurance typically only insures a property up to $250,000. This amount is clearly not a lot of coverage when you are making a substantial investment in the purchase of a property. If you pay cash, or own the home outright with no mortgage, then having flood insurance coverage is optional. Most homeowners do not purchase flood insurance, but carry more insurance coverage on their regular homeowner’s insurance policy. If one is paying for flood insurance coverage, or carrying additional coverage on their regular policy, an extra $250,000 of coverage is very minimal additional coverage on a much higher home investment.
How do you determine what insurance will cost before purchasing a home? Your buyer's agent can help guide you to an answer with this, but first we recommend looking on the FEMA flood map, at the button provided above, to see what category in which the property is zoned. We also suggest asking the property’s seller for an elevation certificate, as this is required in order for an insurance agent to determine the cost of flood insurance for the specific property. An additional question for the Seller and Seller's agent is: does the current homeowner already pay for flood insurance? If so, how much? If it is a great rate, is it transferable? The homeowner’s insurance agent will be able to answer this question for you.
A home might be zoned in the highest risk category, but was elevated out of the floodplain when it was built, and therefore the cost of flood insurance will be minimal. Or it might be a costly expense, and this can range quite a bit. Your insurance agent can advise you about the best way to be fully covered, prior to making an offer, or during the due diligence period.
Besides flood insurance, it is important to look at the overall structure of the property. Does it need work? When a property is located within 100 feet of wetlands, it is important to get local Conservation approval before moving forward with improvements.
We feel it is important to look at each property, individually one at a time, and evaluate the overall situation to make the best decision when purchasing a property on Cape Cod.
We will guide you start to finish
As experienced agents, we can guide and advise you through your transaction from start to finish. We have resources for everything you need to turn a Cape Cod house for sale into your dream home including: lenders, home inspectors, pest inspectors, septic systems, and all types of tradespeople.
Our philosophy is to share our knowledge and experience, and we honor the opportunity to be a part of making your dream come true. Home ownership is not only a great investment, but it is a big accomplishment that is truly fulfilling. Nothing compares to having a home that is all yours!
Are you ready to go home shopping! Call or email today for a consultation with one of our friendly agents.
What Our Clients SayLearn why you should work with us.
Working with Tia has been a pleasure. This is our 2nd successful business experience with Property Cape Cod, once for purchasing a vacation home, once for selling. She and her team work efficiently and smoothly...like a concierge at a 5 Star hotel, they act on every detail. Pleasant, friendly, knowledgeable, and experienced...these qualities along with their caring personalities and networking capacities have made our realty experience one of ease, comfort and success!Nancy & John S.
"Highly recommend Dawn...She is very professional, knowledgeable, and provides excellent advice. We have already recommended Dawn to our friends who are searching for a home."Marco B.
Craigville Beach, Centerville
"Tia sold my in-law’s home in Marstons Mills, my brother’s home in Mashpee and she helped us purchase our vacation home in Popponesset. She's lovely and fun to work with and always incredibly responsive to questions. She truly just wants what's best for her clients and is not hesitant to provide important advice based on her years of experience. We highly recommend Tia and Property Cape Cod."Laura and Rich B.
"Dawn was fantastic throughout our buying process, very competent and professional. She was helpful in so many ways, from consistently sending potential property matches, to advising us on presenting an offer, researching and finding info for us on special permitting needed and providing lots of town info. I would not hesitate to work with Dawn again or recommend her services."Donna F.
Parker’s River, South Yarmouth
"Tia, the best Real Estate person I ever met. She was so helpful during my sale. She is very professional as a RE broker and very pleasant to talk to. Thank you, Tia!"Mike Y.
Parker’s River, South Yarmouth
"Working with Dawn was an absolute pleasure. She made the process of finding a house and closing extremely straight forward and seamless. She is always kind and available and extremely knowledgeable and resourceful. If we had to go through this process again we would not hesitate to work together once more."Cristina A.
I couldn't be happier with Dawn as she went above and beyond for me. I would highly recommend her on the buy or sell side. We trust her so much that she is also managing our property for us.Jason G.
"Everything was perfect. Karen was open and knowledgeable and I couldn't be happier. I was having a lot of trouble with the properties down the Cape and had a lot of negative experiences. I met with her on a whim one day and she picked out a few places to see and the second one was a hit, then and there. There was another offer on the table and we were able to compete with it and won the house. I am now on my second week in the home and that's what it is, it is a home. She even went the extra step with her husband to help fix one of the improvement items on my list and it couldn't be better. Thank you, Karen!"Scott H.
"Karen is the most patient and hard working realtor, she never stops and always takes your call and questions and goes right to work researching. She puts her client's needs in front of her own. Additionally she is a great negotiator and finds great buys! Highly recommended."Jake D.
"Great ladies - proactive, caring and insightful. Thank you Dawn and Karen for taking all the time you did with my family and me."Leslie K.
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