N A N T U C K E T
SPRING!!
We are especially grateful for spring this year a er a very long, cold, and windy winter. We are also grateful for your loyalty to Atlan c East Nantucket Real Estate Loyalty some mes seems old-fashioned but, for us, it is the founda on on which we built this business and we do not take it for granted. Thank you for your support these past 22 years!
We find it useful to look at history to be er understand the influences that have shaped the Nantucket real estate market over me. Over the last 25 years, the Dow Jones Industrial Average has increased by approximately 360%, rising from roughly 10,400 in early 2000 to over 47,900 as of this spring. In comparison, the average price of a home on Nantucket has significantly outpaced the stock market, increasing by more than 220% between 2000 and 2022 alone. The average selling price of a home on Nantucket is now $5.3 million (+7%); the median home price is $4.4 million (+26%). Consider the factors at play here: Nantucket is an island, located 30 miles at sea, with nearly 60% of our land protected and preserved for future genera ons to enjoy. According to the Planning Department, less than 4% of the island remains unbuilt.
Nantucket has done an excellent job preserving what makes the island special: the open spaces, access to beaches and bike paths, historic architecture, and a high-quality experience for visitors with fine dining and shopping. As a result, those who can afford it like to spend me here. During the pandemic years people flocked to the island to live here year-round, many of whom decided to call it home. Because the island is naturally limited, prices have risen faster than any other county in the state and a recent CNBC ar cle iden fed Nantucket as the most costly housing market in the country with 99% of sales in excess of $1M. One of the challenges for our community is how do we retain our workforce that keeps the island running? Nantucket has recognized this and generously supported affordable housing efforts since 2019. But, the situa on is too complex to think that we will simply build our way out of it. Although gains have been made, there is much more to do, especially to help those in what we call the “missing middle”, folks that earn too much to qualify for affordable housing. Con nued on Page 2.....
MARKETNEWS
(continued from page 1)
To date in 2026, there have been 63 sales (-21% from last year), with an average selling price of $4,138,000 (+8%). These sales have generated $260 million dollars (-2% compared to 2025 at the end of Q1). Simply put, there have been fewer sales for more money. A few interes ng market sta s cs for context: the average me on the market is now 9 months, up from 7 last year and 5 months for the preceding three years. This usually means that lis ngs are overpriced.
Proper es are selling now for an average of 87% of list price. The last me this sta s c was below 90% was in 2013 when we were s ll coming out of a recession. The number of lis ngs remains historically low, meaning that buyers have fewer choices and this is certainly contribu ng to the prices remaining high. There are only 108 proper es ac vely listed for sale on the island as of this wri ng. The least expensive, (non-restricted, and non-eroding) single family home for sale is a one bedroom co age, with a 3 bedroom sep c system installed, located in Madaket listed for $1,795,000 on a 5,000 sf lot. The priciest lis ng ($28.5 million dollars) is located on the harbor on Easton Street in Brant Point. It is a 9 bedroom/9 bath fully renovated house on a third of an acre that has been for sale for 662 days. As is typical, as we get closer to summer, there will be an increase in the number of proper es for sale.
Every real estate market has its own characteris cs and a luxury market is different than most others. The current market on Nantucket appears to be defined by limited inventory and lower consumer confidence leaving some people observing from the sidelines. Nantucket is a discre onary market in which no buyer HAS to purchase (except folks that are trying to stay here). Stay tuned to see how the rest of the year shapes up!
Nantucket: Sales as % of List Price and Assessed Value as of Q1 2026
SNAPSHOTOF MARKETQ1
Most Sales byArea: Mid-Island,Town
AV Months on Market: 9 (up from 5)
AV SPas % of List Price: 87% (-3%)
AV SPas % ofAssessment: 124% (-10%)
Total # of Sales: 63 (-21%)
Total Sales $: $260 Million (-2%)
AV Selling Price Home: $5.3M (+7%)
Median SPHome: $4.4M (+26%)
AV SPLot: $1.5M (-23%)
Median SPLot: $1.5M (-1%)
Highest Residential SP: $16.8M
Lowest Residential SP: $1.6M
Affordable Sales: 1 (restricted for affordability in perpetuity)
WHYARE PROPERTYTAXES LOW ON NANTUCKET?
People are o en surprised to learn that property taxes are lower on Nantucket than in many mainland communi es. This is due to the seasonal economy in which non-resident taxpayers (those who own but do not live here all yearround) pay most of the property taxes on Nantucket (close to 82%). Addi onally, Nantucket does not have to provide municipal services at the same level in the off-season as we do during the summer months when the island is most populated. Those of us who live here year-round benefit directly from this. The Property Tax Rates for FY 2026 are: Residen al: $3.12 per $1,000, Open Space: $2.96 per $1000 and Commercial: $5.29 per $1,000.
In addi on, residents also benefit from a 25% year-round residen al exemp on which is $899,277 in 2026. Below is a chart showing the history of property tax rates on Nantucket. History of Tax Rates
Getting to Nantucket is Easy (if you leave the car)
Getting to the island doesn't necessarily mean fighting for a boat reservation for your car
There are several passengers only boat routes throughout the summer season. The Sea Streak runs from NewYork City, Highlands, NJ and New Bedford, MA. The SteamshipAuthority and Hyline Cruises both have multiple daily trips from Hyannis on fast or slow boats. Lastly, in addition to GullAir and Cape Air's service to Nantucket, many larger airlines such asAmericanAirlines, Delta, JetBlue and UnitedAirlines fly into NantucketAirport from cities as far away as Charlotte, NC and Chicago, IL.
Nantucket has made many strides in the last decade to make traversing the island much easier for visitors without cars. The , our local bus system, is currently free NRTAWave for all riders through the end of 2026 and runs from Madaket to Sconset and most everywhere in between. The island also has an extensive network of bicycle paths which are, in the words of oneAtlantic East team member…'delightful'. Scooters can also be rented on island for those looking for a little more adventure. For those who like to challenge themselves, the Coast to Coast hiking trail runs 24.6 miles from one end of the island to the other. It's an amazing way to see the real Nantucket powered by your own two feet. Reach out to your favoriteAtlantic East agent to find the perfect home base for your island adventures.
50thAnnual Daffodil Festival!
Our own Mary D. Malavase is co-chair of the Annual Daffodil Show and was instrumental in th raising the funds to plant 50,000 new daffodil bulbs last fall to celebrate the 50 annual Daffodil Fes val. The will be held April 24–26, 2026, celebra ng Nantucket Daffodil Fes val spring with over 3 million blooming flowers and themed "Tradi ons in Bloom". The weekend features a popular An que Car Parade to 'Sconset, a Tailgate Picnic, the Daffodil Hat Pageant, and the Daffodil Dog Parade. Key 2026 Fes val Highlights & Schedule
· 50th Annual Celebra on: The milestone event, "Daffy 50," takes place April 23-26, 2026, with core events over the weekend.
· Saturday, April 25 (2-5) and Sunday, April 26 (10-3): The Nantucket Garden Club's Annual Daffodil Show being held at a new loca on at the Nantucket Inn. Check it out at: h ps://nantucketgardenclub.org/nantucket-events/
· Saturday, April 25: The 47th Annual An que Car Parade departs from Main Street at 12:00 PM (lineup starts earlier), leading into the Tailgate Picnic in 'Sconset.
For the most up-to-date details as the date approaches, visit the Nantucket Chamber of Commerce Daffodil Fes val page
Nantucket Home Prices (In 000's YTD) As of Q1 2026
Check out our Instagram and Facebook pages which have a lot more in the local color department than most. Get ps on our favorite lis ngs and why, inside informa on about where we like to dine and hang out, advice about naviga ng on and off the island and a peek into what we all do when we’re not working. It’s a great way to get to know our brokers, see beau ful images and to stay in touch with Nantucket when you cannot be on-island! #AENantucketRealEstate.
The Homestead provides quality living for independent seniors in the heart of Nantucket Town. It is located on upper Main Street and one will o en see residents si ng on one of the benches in front cha ng or waving to those passing by.
This lovely Victorian home offers an unparalleled se ng with its tranquil sculpted garden, spacious fully furnished rooms, delicious home-cooked meals, top notch service, and the op on to par cipate in endless local ac vi es, summer, or year round. Their unique program is supported by a wonderful caring team of trained individuals available 24/7 to ensure the comfort of their residents.
The Homestead was founded in 1919 as a private non-profit organiza on. Over the years they have been able to offer individuals a comfortable family environment for those choosing a more simplified and carefree lifestyle. It has been over 100 years since the founding of The Homestead, as they celebrate this incredible achievement with fund raisers, gatherings with friends and neighbors, and open houses, we con nue to be inspired by the quiet, straigh orward mission The Homestead embraces. For more informa on visit: h ps://www thehomesteadofnantucket.com/
Democracy at Work
Our community will gather, once again, for our Annual Town Mee ng (ATM) at the Nantucket High School auditorium on May 4, 2026, six months to the day a er the Special Town Mee ng last fall which finally codified the long standing tradi on of private home rentals on our island. This is the first ATM in six years that has no ar cles related to vaca on rentals. We can turn our energy to important issues such as whether or not we support having and funding Our Island Home (residen al skilled care for our elderly) on Nantucket, and whether we should upgrade our playing fields at the High School to turf or keep them grass. Of course, there are many opinions on all sides of the issues and if one has strong feelings, please educate yourself in advance and plan to show up on May 4 (and th possibly May 5 and 6 ) to have your voice heard. Every vote truly does count.
th This is the 30 year our excellent Madame Moderator, Sarah F. Alger, is at the helm with her steady hand. Town Mee ng is a long-held tradi on in New England and is the purest form of democracy LINK TO THE 2026 ATM Warrant with Recommenda ons
Nantucket:
Heads’Up! Woof, Woof!
Offshore Animal Hospital has a new Pet Helpline through their Thrive program, called HelpFurYou. Connect via phone and get veterinary advice whenever you need it (24/7 and even on holidays!), especially useful when Offshore may be closed. This is an extension of Offshore care and can be accessed using your Pet Portal or the Thrive Pet Healthcare App. Spring Shredder Event: Clean out your closets and desks and support the Nantucket Lighthouse School’s Shredder Truck event on May 8, 2026. For a larger number of boxes, the truck can come to your loca on if scheduled in advance. For more informa on please visit: Pre-registra on is required. www.nantucketlighthouseschool.org/events/shredder-event.
Online registra on opens Tuesday, April 7, at 9:00 am.
Heritage Cra Workshops S ll Open this summer at the Nantucket Historical Associa on. Have you ever wanted to weave a Nantucket basket? You can learn this summer. Among the many class offerings are Calligraphy, Engraving on wood and metal, Fish prin ng, Sailor’s Valen nes, Knife Sharpening, Nantucket Basket Making and some youth offerings including Whi ling. For a full catalog, please visit: h ps://nha.org/learn/heritage-cra /workshops/
A t l a n t i c E a s t
N A N T U C K E T R E A L E S T A T E
Penny Dey, GRI, ABRM, Broker/Owner
Linda Bellevue, GRI, CBR; Heidi Drew, ABR, RSPS, SRS; Peter DuPont; Angel Conrad Frazier; 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
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 2, Spring 2026
