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AUTUMN! Autumn truly is the best me of year on Nantucket - restaurants, shops and historical sites are s ll open, family scalloping is underway, the weather has a bite, the sunsets have been spectacular and ge ng around is much easier than during the height of summer. We encourage you to visit Nantucket in the fall if you have not yet done so. With Quarter 3 complete, we have a more clear sense of how 2026 will shape up for the Nantucket real estate market. It was once uncommon for annual sales to exceed $1 billion, but that is no longer the case. Nantucket real estate sales have exceeded $1 billion each year since 2016. Although the number of sales is down 23% so far this year, the dollar volume represented by those sales exceeded $981 billion by the end of September (-13%). There have been 248 sales so far this year, compared with 324 at this me last year. In 2021, during the pandemic, there had been 539 sales by the end of Q3. History suggests that 2026 will end with close to $1.5 billion in sales. As has been the trend, those proper es that are in move-in, updated condi on are the most popular, especially if they are in a loca on readily accessible to either Town or the beach. Most buyers today are seeking a very high level of ameni es and many are using their proper es throughout the off-season. Several factors are contribu ng to current market condi ons, including extremely limited inventory—150 lis ngs, compared with the usual 350–400. There has been an unprecedented 45% increase in real estate prices between 2021 and 2025, and con nued uncertainty about the economy. Rather than fi ng the tradi onal defini on of either a seller's or a buyer's market, this is a very different kind of market: a contracted market that is likely to persist for some me, barring a major unforeseen event. Con nued on Page 2...
MARKET NEWS (continued from page 1)
The average price of a residen al property on Nantucket is now $4,609,000 (-6%), while the median home price is $3,700,000 (+6%). The average price of a vacant lot is $2,013,000 (+4%), and the median price is $1,479,000 (-1%). The average me on the market, which was nine months at the beginning of this year, has stabilized at seven months—the same as in 2025. The average selling price is 91% of the list price, 1% higher than in 2025, and 132% of assessed value, compared with 139% in 2025. As usual, the largest number of property sales year to date has occurred in Town (50), followed by Mid-Island (40). Surfside is next (18), followed by Madaket and Tom Nevers (16 each), Miacomet (13), 'Sconset (11), West of Town (10), Cisco/Hummock Pond and the Cliff (9 each), Sandpiper Place and South of Town (5 each), and Brant Point and Monomoy (4 each). Nashaquisset, Naushop, Middle Moors, Quidnet, and Shawkemo each had three or fewer sales. There have been no sales so far in 2026 in Beach Plum, Madequecham, Polpis, Quaise, Squam, or Tuckernuck Island. If you are interested in Nantucket real estate, please contact your agent to make sure you are subscribed to our MLS, LINK Nantucket. Because we have been in the Nantucket real estate business for nearly 50 years, we also have much more extensive market data available. We look forward to hearing from you!
Note: No sales YTD in Beach Plum, Madequecham, Nashaquisset, Polpis, Quaise, Squam, and Tuckernuck
Page 2
Nantucket: Sales as % of List Price and Assessed Value as of Q3 2026
190%
170%
150%
130%
110%
90%
70%
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
Avg Sale as % of List price 90%
79%
Avg Sale % of AV
95% 106% 89%
99%
82%
84%
88%
90%
91%
90%
90%
90%
89%
93%
94%
94%
91%
91%
90%
91%
81% 139% 141% 103% 127% 123% 120% 123% 155% 181% 152% 136% 139% 132%
CLARITY ON LOCAL STR REGISTRATION We are happy to report that the Nantucket Health & Human Services Department has moved to a new Short-Term Rental Registra on applica on system as of October 1st. Owners and operators should use the new system to submit their annual renewal applica ons for the 2026-2027 cer ficate period now. The date by which cer ficates must be renewed is November 1, 2026. The annual fee is $250. The upgrade is part of the Town’s ongoing efforts to improve the administra on of the STR registra on program and to provide a more user-friendly experience. The new system will provide several benefits, including a more intui ve applica on process, greater flexibility over applica on updates and changes, improved iden fica on of unregistered STR’s, enhanced enforcement capabili es, and reduced annual opera ng costs compared to the previous system. Please remember if you are ren ng for only 14 days or less in the calendar year you do not need to register locally. You do, however, need to register with the state and then apply for the 14 day exemp on from collec ng and paying the STR rental tax. Addi onal informa on will be posted on the Town’s STR web site: h ps://nantucket-ma.gov/2673/Short-Term-Rentals. Ques ons may be directed to STR Community Liaison Lauri Ellio at shor ermrental@nantucket-ma.gov 2026 Sales by Price Sector, YTD as of Q3 Over $10M 14
<$1M 19
$7-$10M 20
<$1M $1-$2M 38
$5-$7M 26
$1-$2M $2-$3M $3-$4M $4-$5M $5-$7M $7-$10M
$4-$5M 26
Over $10M $2-$3M 52
$3-$4M 34
Page 3
TUCK YOUR HOME IN FOR THE WINTER With the busy summer season behind us it's me to se le in and enjoy the cooler nights and vivid colors of fall on the island. It's also me to start thinking about the winter season and how to care for your home un l next spring. Make sure your caretaker is aware of your departure schedule for the winter. If your home will be vacant un l spring, you may want to have your pipes drained to avoid damage when the temps dip below freezing. This includes winterizing your outdoor shower and any exterior faucets as well. Remember, free-flowing water is a home's biggest enemy. You may also want to suspend your u li es such as internet, cable, phone and your trash service. If you plan on returning during the winter season, make sure to leave your heat on low to keep the pipes safe in your absence. Installing storm windows and doors will help keep hea ng costs in check. Fall and winter are also a great me to remove and repair any damaged screens and replace ba eries in smoke and CO detectors. Also, pu ng outside furniture in the garage or a spare room in your home will extend its lifespan. If you have a pool and or spa, make sure to contact your service company to schedule closing those up as well. While closing up your island home is bi ersweet, a few though ul steps now will give you peace of mind all winter long. Your home will be safe, secure and ready to welcome you back for another wonderful season in the spring. Please contact us if you would like caretaker or cleaner recommenda ons. We work with some of the best in the business.
FRACTIONAL OWNERSHIP NO MORE At Nantucket’s Annual Town Mee ng in May, there was an ar cle on the warrant that would strengthen the ban on a form of property ownership known as frac onal or me share. The ar cle passed unanimously by voice vote as it was never called for discussion. The ar cle will clarify what is, and is not, permi ed on Nantucket. In such a high value market, people are seeking ways to mone ze their return on investments, many of which land in gray areas. We applaud the ini a ve to provide greater clarity.
HISTORIC TAX CREDITS Massachuse s offers state tax credits for qualified rehabilita on expenditures related to income-producing historic proper es. Under the Massachuse s Historic Rehabilita on Tax Credit (MHRTC) program, taxpayers may receive a credit of up to 20% of cer fied rehabilita on costs. The program operates on a rolling basis, with the next sunset date scheduled for December 31, 2027. To qualify, a property must be incomeproducing - commercial, industrial, or rental residen al - and cer fied by the Massachuse s Historical Commission as mee ng the Secretary of the Interior's Standards for Rehabilita on. Credits are transferable to other taxpayers and may be carried forward for up to five years. If a taxpayer disposes of an interest in the structure within five years a er it is placed in service, the credit may be subject to tax and penal es. For more informa on, please consult your trusted tax advisor. Page 4
Community Spotlight: Nantucket Harbor Master Nantucket Harbormaster Sheila Lucey formerly served as commander of Coast Guard Sta on Brant Point. Fortunately for us, she remained on Nantucket a er her tenure there. Her department manages local mari me safety, enforces marine laws, and oversees 82 miles of coastline, the Town pier, moorings, and public beaches. Its core responsibili es include harbor and mooring management; beach and lifeguard opera ons, including more than 60 lifeguards this summer; environmental and pump-out services; educa on and training; and facility maintenance. As the seasons change, so do the department's responsibili es. Thank you to Sheila Lucey and her en re crew for keeping Nantucket safe this summer!
Nantucket Home Prices (In 000's YTD) As of Q3 2026 6000 Avg Home ($OOO) Median Home ($OOO)
4914
5000
4609
4566 4143
4281
4000 3648 3436
3700 3495
3225 3000
3000
2022
2023
3000 2615
2000
1945
2124
1970 1528
1000
970
1100
1666
2133
2276
1726 1400
1013
1050
999
2011
2012
2013
1525
1525
2015
2016
2440
2373
1600
1750
2434
2588
1670
0 2009
2010
2014
2017
2018
2019
2020
2021
2024
2025
2026
Sewer Fees on the Rise
Local Color
On Nantucket there are sewer fees for those whose proper es are serviced by municipal sewer. Because the state classified the island as in a Level 2 Drought this summer, the water department required residents to cut back on the use of water. Our sewer usage bills are calculated based upon water usage and Wannacomet Water Company has seen a decline in revenue due to the drought requirements. The Select Board recently voted to raise sewer fees to make up for this drop in revenue.
Please visit our updated web site at www.NantucketRealEstate.com for the latest and most accurate informa on on new lis ngs, sold proper es, what is happening from a real estate regulatory standpoint and detailed informa on on each of Nantucket’s neighborhoods. We have robust tools for sellers, buyers and renters. If you have not yet signed up for our MLS access, please contact your agent. We encourage you to take a look around and sign up for complimentary island updates! Page 5
NANTUCKET ANNUAL SALES DOLLARS in Billions (ytd) 2,500,000 2,336,733
2,000,000
1,895,472 1,824,752 1,672,485
1,500,000 1,362,184 1,202,353 1,066,079
1,011,597
972,172
1,000,000
1,168,525
1,027,808
981,759
882,666 809,846 748,866
694,253 531,597 500,000
434,592
0 Dollars in Sales ($000) 2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
PLAN YOUR VACATION NOW FOR 2027! We're excited to announce our newly redesigned website at NantucketRealEstate.com! It's faster and easier than ever to learn more about different areas of the island, see what to expect from a rental, search for proper es, and submit your reserva on request in just a few clicks. If you prefer to talk through your plans, give our office a call at 508-228-7707 and speak with one of Atlan c East's rental agents. Put our decades of experience and island knowledge to work finding the perfect spot to make your island memories. Steamship Authority vehicle reserva ons open in January and ckets for the high season sell out almost immediately. If you're hoping to bring a car to the island next summer, we strongly recommend securing the property and dates you want now so you are fully prepared when ferry reserva ons drop.
Atlantic East NANTUCKET
REAL
ESTATE
Penny Dey, GRI, ABRM, Broker/Owner Linda Bellevue, GRI, CBR; Heidi Drew, ABR, RSPS, SRS; Peter DuPont; Mary D. Malavase, GRI, ABR, RSPS, SFR; Erikka Perkins, Admin. Business Operations; Meg Ruley, ABR, RSPS; Lisa Sherburne, ABR, RSPS; Melinda Vallett; Geri Walker, RSPS, SFR; Mary O’Donnell and Yesenia Valer, Office Managers, Mamta Dey, Office Assistant We believe in doing one thing and in doing it well! 82 Easton Street Nantucket MA 02554 508.228.7707 NantucketRealEstate.com
Volume XXII, Issue 4, Autumn 2026