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WINTER As the year progresses, we are o en reminded of how unique Nantucket truly is, contras ng sharply with the common percep ons held by many about our island. The residents of Nantucket share a profound sense of community, united by mutual reliance and a collec ve spirit that defines our way of life. Historically, the island has faced severe winter condi ons, including snow, freezing temperatures, strong winds, and disrup ons such as canceled ferries and planes. During the 1970s and 1980s, it was not unusual for the harbor to freeze over, some mes for weeks on end. These experiences have taught us resilience and adaptability, fostering a community that is prepared to navigate and overcome the unpredictable nature of our environment. Today, while modern technology and infrastructure have alleviated some of these difficul es, the spirit of flexibility and solidarity remains integral to life on Nantucket, especially during the harsher winter months, reminding us of our enduring connec on to the land and sea. Market snapshot: With 2025 in the books, it is clear that the real estate market on Nantucket is in different territory than it was during the pandemic years. There were 477 sales in 2025 (+40 % from last year but down 42% from 2021). Sales in 2025 totaled $1.824 billion (+34% from last year but down 27% from 2021). The average sale price (of all proper es sold) dropped 4% from $3.995M to $3.825M by the end of 2025. The average selling price, as a percentage of list price, dropped to 90%, a er averaging 92.60% for the most recent five years. The average selling price, as a percentage of assessed value, is actually up from 136% in 2024 to 139% in 2025. This will change as a full revalua on of all proper es on Nantucket is occurring in 2026. Perhaps the most important indicator that the market may be shi ing is that the average me on the market is now up to 7 months; from 2021 through 2024 it was averaging 5 months. When the me it takes to sell rises, it means that lis ngs are overpriced. Today it may also be a sign that buyers are becoming more cau ous about a major purchase, due to the uncertainty surrounding the current economic climate. Nantucket is primarily a discre onary real estate market, driven by second, or third homeowners. Con nued on Page 2....
MARKET NEWS (continued from page 1)
Average price con nues to rise for residen al proper es. The average selling price of a residen al property on Nantucket is now $4,914,000 (+8% from 2024). For perspec ve, in 2020 the average price of a home on Nantucket was $2.72M, a 44% increase in the past five years. The median home sale is now $3,495,000 (-4% from 2024). In 2025 the average vacant lot sold for $1,930,000 (-29%); and the median vacant land sale was $1,500,000 (-36%). More than 75% of all property sales on Nantucket were over $1M. And 50% of all sales in 2025 were over $5,000,000. What is selling? Only one residen al property sold for under $500,000 in 2025 and it was located in an area subject to erosion. The good news is that there were 4 sales of Covenant Proper es in 2025. The market for commercial property con nues to be strong, especially in Town. There were 24 commercial sales in 2025, averaging nearly $4M per sale. It is no surprise that the proper es that are selling the most rapidly are those that can be occupied now and those with a high level of ameni es and finishes, including swimming pools. Inventory con nues to be low. At the end of 2015 there were 289 property lis ngs ac vely on the market; at the end of 2020 there were 366; at the end of 2025 there were 151. In pre-pandemic markets, the average number of lis ngs ranged between 350 and 400 during the summer season. Inventory con nues to be low due to the very large number of sales between 2020 and 2023. As a result, buyers have fewer choices. The Nantucket market is s ll strong even though volume is down from the height of the market. The Nantucket real estate market exceeded $1B for the first me in 2017 and the average, since then, has been $1.4 billion in annual sales. The outlier years were 2020 ($1.89 billion) and 2021 ($2.33 billion) as people escaped to places like Nantucket that were perceived as safe during the pandemic. It is important to note that, historically, just under 35% of sales on Nantucket close in the first half of the year meaning that more than 65% of all sales dollars close in the last two quarters of the year. Last year ended with $1.82 billion dollars in sales, the third highest year ever for sales on Nantucket. Follow us to stay up to date on the real story about Nantucket real estate.
Nantucket Home Prices (In 000's YTD) As of Q4 2025 6000 Avg Home ($OOO) Median Home ($OOO)
4914
5000 4566 4143
4281
4000 3648 3436
3495
3225 3000
3000
2022
2023
3000 2615 2271 1945
2000
1528
1425 970
1000
2124
1970
1100
1666
2133
2276
1726 1400
1013
1050
999
2011
2012
2013
1525
1525
2015
2016
2440
2373
1600
1750
2434
2588
1670
0 2008
2009
2010
2014
Page 2
2017
2018
2019
2020
2021
2024
2025
2025 SNAPSHOT Total # of Sales: 477 (+40%) Total Sales $: $1.8 billion (+34%)
Most Sales by Area: Town
AV Selling Price Home: $4.9 M (+8%) Median SP Home: $3.5 M (-4%)
No Sales in Beach Plum, Madequecham, Shawkemo and Shimmo
AV SP Lot: $1.9 M (-29%) Median SP Lot: $1.5 M (-36%)
AV Months on Market: 7 (+ from 5)
Highest Residential SP: $37.7 M Lowest Residential SP: $400 K
AV SP as % of List Price: 90% AV SP as % of Assessment: 139%
ATLANTIC EAST RESOLUTIONS FOR 2026 Giving Back...In 2026 we are commi ed to growing our impact by con nuing to donate a por on of every sale to Nantucket non-profits. Housing Advocacy and Educa on...In 2026, we will con nue advoca ng locally and at the state level for safe, affordable year-round housing for Nantucket’s year-round community. Responsible Homeownership...In 2026, we will con nue to support property rights while educa ng both owners and vaca oning guests about respec ng Nantucket’s neighborhoods, by-laws, resources and community. Atlan c East is Different... When you work with one of our agents you can be assured of a smooth experience with the highest level of transac onal competency and local knowledge. Although we have a thick office policy book, it is very simple: we treat our clients and customers the way we would expect to be treated. And it has been working for 22 years.
Who’s in Charge? At Atlan c East, we are proud of our dedicated support team whose exper se and commitment significantly contribute to our success. Erikka Perkins, our Administrator of Business Opera ons, has been an integral part of our team for 22 years. Her extensive knowledge of vaca on rental regula ons on Nantucket makes her an invaluable resource for both clients and colleagues. Erikka's proac ve approach and deep understanding ensure that our opera ons run smoothly, fostering a seamless experience for everyone involved. In 2022, Mary O'Donnell joined us as Office Manager a er reloca ng to Nantucket from Cape Cod, where she built a dis nguished career in real estate. Her cheerful demeanor and helpful a tude have made her a beloved member of our team. Addi onally, Mary is fluent in French, which enhances our ability to serve a diverse clientele and facilitates communica on with interna onal visitors and partners. Yesenia Valer Perez, who ini ally joined as a summer office helper, has advanced to a full- me Office Manager role. Originally from Peru, Yesenia brings excellent social media skills and is fluent in Spanish and Portuguese. Her mul lingual abili es enable us to connect effec vely with a broader range of clients and stakeholders, enriching our community engagement and marke ng efforts. We invite you to visit us this summer and enjoy a glass of lemonade on our front porch. Our team's diverse skills and dedica on are here to support your needs and provide a memorable experience on the island. Page 3
2026 VACATION RENTALS If you own a property in Nantucket and plan to rent it out as a short-term rental (less than 32 days), it is essen al to complete the registra on process with both the state and the local health department. While the state-issued cer ficate remains valid indefinitely, the local permit requires renewal annually. If you have not yet registered your property with the town or renewed your permit for the upcoming 2026 season, it is advisable to do so promptly to ensure compliance with local regula ons. Detailed instruc ons for registering with the state or the town can be found at: bit.ly/45C8qoT. Following the holiday season, we an cipate an increase in inquiries throughout January, coinciding with the launch of the Steamship Authority's summer cket sales. If you have not recently updated your property's available dates and rates with our office, now is an ideal me to do so. Maintaining regular communica on helps keep your property top of mind for our agents and poten al renters. For those seeking to rent a vaca on home during the 2026 summer season, early planning is highly recommended. The rental market tends to be highly compe ve during this period, and securing your booking well in advance provides a broader selec on of proper es and ample me to arrange dinner reserva ons, tee mes, tours, and other ac vi es. Contact one of our experienced agents today to begin your search for the perfect summer retreat!
Nantucket: Sales as % of List Price and Assessed Value As of Q4 2025 190%
170%
150%
130%
110%
90%
70%
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Avg Sale as % of List price
93%
90%
79%
82%
84%
88%
90%
91%
90%
90%
90%
89%
93%
94%
94%
91%
91%
90%
Avg Sale % of AV
114%
99%
95%
106%
89%
81%
139% 141% 103% 127% 123% 120% 123% 155% 181% 152% 136% 139%
CCIAOR Supports Sep c/Sewer Upgrade Tax Credit The Cape Cod and Islands Associa on of Realtors is suppor ng a bill, H.4082, on refundable sep c/sewer tax credits. The proposal amends the exis ng Title 5 tax credit law from a nonrefundable to a refundable credit, ensuring that every resident on Cape Cod, Martha's Vineyard and Nantucket receives the full $18,000 tax credit regardless of the income tax they pay to Massachuse s. The current Title 5 tax credit applies to homeowners who incur expenses for the repair, replacement, or upgrade of a failed cesspool or sep c system, or connec on to a municipal sewer system, as required by state environmental regula ons. This personal income tax credit allows homeowners to receive a total tax credit of $18,000 with a maximum credit claimed in any single tax year of $4,000. These eligible expenses can only be used to reduce the taxes a homeowner owes the Commonwealth of Massachuse s. “CCIAOR believes H.4082 is a fair and equitable solu on to the problem that will benefit current and future homeowners and will help the Cape and Islands solve its wastewater problem,” read a statement. Stay tuned for more info. Page 4
Community Spotlight: The Harvey Foundation and GearUp Founded to honor the memory of Robin Harvey, a beloved community member, the Harvey Founda on supports Nantucket High School winter sports by providing scholarships, hos ng fundraisers like 3-on-3 basketball tournaments, and supplying gear, such as sneakers, to studentathletes, empowering par cipa on in sports and educa on as part of their mission to help Nantucket youth. Their GearUp program was established to help families in need and is now in full swing! The event gives away FREE athle c gear to Nantucket youth ages 7-19. Winter sports are so important on Nantucket and include both girls and boys ice hockey, swimming and diving, basketball, and indoor track and field. This past winter GearUp provided 140 pairs of basketball sneakers and 25 pairs of swim goggles to Nantucket’s winter athletes! For more informa on or to see how you can help please reach out to the Harvey Founda on at: harveyfounda oninc@gmail.com. Thank you.
Short Term Rentals on Nantucket: Now What? A er nearly 6 years of community debate, the voters at Nantucket’s Special Town Mee ng overwhelmingly supported the ci zen’s ar cle, Ar cle 1, which legalized and codified all rentals, both short and long term, into Nantucket’s Zoning By-Law. Seventy-one percent of voters in a endance effec vely stopped the ACK-Now funded lawsuits and codified all rentals into local zoning where they can be further regulated should the community decide to do so. The final step in the process is to have the A orney General of Massachuse s cer fy the results of the Town Mee ng votes and she has 90 days from early November to do so. At least one opponent of Ar cle 1, unhappy with the vote and represented by ACK-Now’s a orney, has filed a complaint with the office of the A orney General of Massachuse s in an effort to overturn the voters of Nantucket’s Special Town mee ng. The A orney General’s office has indicated that a decision will be made by February 16, 2026. The warrant for our Annual Town Mee ngs in May has no STR ar cles on it for the first me in six years. This should enable voters to focus on some of the more real and pressing issues facing our island community. Page 5
Nantucket Total Sales Dollars by Year YTD (000's) 2000 - 2025 $2,500 $2,336
$2,000
$1,895 $1,824 $1,672
$1,500 $1,362 $1,202
$1,186 $1,066
$1,065 $1,005 $1,000
$917 $809 $748
$694
$500
$614 $453
$450
2001
2002
$972 $882
$852
$628
$1,168 $1,027
$574
$531 $434
$0 2000
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
This and That Loam Limits Raised: The Federal Housing Finance Agency has increased the maximum conforming loan limit for a mortgage to $832,750, reflec ng rising home prices across the country. For higher-cost markets, such as on Nantucket, the limit for 2026, effec ve January 1 is $1,249,125. Please contact your lender for more info. Nantucket and Safe Harbor: In order for a community in Massachuse s to deny unfriendly 40b developments, the community must have at least 10% of its year-round housing stock designated as affordable (known as Safe Harbor) or have a verifiable plan in place to create a certain number of affordable units each year. Under state defini ons, affordable units are defined as those serving residents who earn less than 80% of Area Median Income. At the end of 2025, AMI on Nantucket, for a household of 4, was $163,500. Nantucket affordable housing advocates have been working hard to maintain “Safe Harbor” since 2019 and, with the final approval of the Town’s Ticcoma Green rental project, in December hit 8% of the 10% goal, securing two more years of Safe Harbor un l December of 2027. Although this is a major accomplishment for our community and it gets Nantucket closer to adequately housing our workforce, it does not solve the housing crisis.
Atlantic East NANTUCKET
REAL
ESTATE
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 1, Winter 2026