R E A L E S TAT E
A Comprehensive Real Estate Analysis by Jen Shalley Allen
2025 YEAR IN REVIEW TABLE OF CONTENTS 2
2025 Year in Review
3
Nantucket Real Estate by the Numbers
4
2025 in Photos with Year-to-Year Comparison
5
The Big Picture: 2025
6
Cumulative Sales & Transaction Volume
7
Single-Family Home Sales Overview
8
Single-Family Home Sales by Price Point
9
Speculative Home Sales Metrics
10-11 Luxury Market Overview 12-13 Nantucket Real Estate by Neighborhood 14
Vacant Land Sales Overview
15
Commercial Property Sales Overview
16-17 Topics of Note from the Fisher Team 18-19 Fisher Celebrates 10 Years
21 Main Street, Nantucket, MA 02554 508.228.4407 | fishernantucket.com
21 Main Street, Nantucket, Massachusetts | 508.228.4407 | fishernantucket.com
1
2025: The Reacceleration of the Nantucket Real Estate Market For the five years preceding 2020, Nantucket real estate activity was largely consistent from year to year. Annual transactions averaged around 450 property sales, totaling near $1 billion in dollar volume. This steady pattern was disrupted during the pandemic peak when transactions skyrocketed from 423 sales in 2019 to 732 sales in 2021 and dollar volume surged handily past $2 billion. Between 2023-2024, transactions cooled to around 300 annual sales, while property values marginally improved upon their sizable gains from 2021-2022, keeping total dollar volume at impressive figures. The 2025 market marked a reacceleration of activity across the island. Every segment of the market, including residential properties, commercial properties and vacant land, experienced double-digit transaction growth. For the first time since 2021, transactions surpassed 400, approaching pre-pandemic norms. On a broad-market basis, property values held firm at their post-pandemic valuation levels
2
with the average sale value of all property types holding steady from 2024 at $4.3 million. Marketing times lengthened marginally but that was largely due to a few outlier transactions with most sales taking place in less than four months. Although the year began with higher inventory than any of the prior four years, by the third quarter buyers were firmly engaged, eagerly absorbing new inventory. By year’send, inventory levels had returned closer to those seen in 2022. As we look to 2026, we anticipate that Nantucket real estate will see another efficient year of active buyers and stable to rising pricing. Of course, the market will need the inventory to support another year of 400+ transactions, but it appears the mentality of both sellers and buyers will be conducive to more transaction activity than we saw in 20222023. Let’s dive into the data… Jen Shalley Allen, Principal Broker
© 2 0 2 5 F I S H E R R E A L E S TAT E
2025 YEAR IN REVIEW
2025 TRANSACTIONS
2025 DOLLAR VOLUME
Q1 17% Q4 34%
417
Q1 15% Q4 38%
Q2 18%
+34%
$1.8B
Q2 14%
+34%
Q3 31%
Q3 33%
AVERAGE MARKETING TIME (MONTHS) SF HOMES
LAND
4.2
4.5 -20%
+11%
MEDIAN HOME SALE PRICE
COMMERCIAL
CONDOS/MF/CO-OP
1.3
2.6
+473%
-10%
TOP 10 BUYER STATES % OF TOTAL
2015 2016
$1.58M
MA
39%
r
0%
$1.63M
FL
14%
d
5%
NY
8%
f
2%
CT
6%
f
3%
TX
6%
d
3%
VA
3%
d
1%
CA
5%
r
0%
MI
2%
d
2%
NJ
3%
r
0%
DC
2%
d
1%
2017
$1.92M
2018
$1.90M
2019
$1.86M $2.55M
2020
$2.78M
2021
$3.36M
2022
$3.20M
2023
$3.73M
2024
$3.50M
2025 $0.0M
$0.5M
$1.0M
VS. 2024
$1.5M
$2.0M
$2.5M
$3.0M
$3.5M
$4M
21 Main Street, Nantucket, Massachusetts | 508.228.4407 | fishernantucket.com
3
2025 IN PHOTOS WITH YEAR-TO-YEAR COMPARISON
$37.75M
HIGHEST RESIDENTIAL SALE (+49%)
21 ABOVE FULL-PRICE TRANSACTIONS (+16%)
39 FULL-PRICE TRANSACTIONS (+18%)
$5.0M
17
30
HOMES MARKETED FOR > 1 YEAR
AVERAGE HOME SALE PRICE
FINISHED SPEC HOMES SOLD
(+21%)
(+3%)
(+36%)
26%
6
15
HIGHEST ANNUALIZED RESALE RETURN
HOMES MARKETED FOR < 30 DAYS
NUMBER OF HOMES SOLD UNDER $1M
(-11%)
(+16%)
(+50%)
4
© 2 0 2 5 F I S H E R R E A L E S TAT E
2025 YEAR IN REVIEW THE BIG PICTURE: 2025 Each year, we aim to summarize the most consequential issues shaping Nantucket’s real estate market. Later in this report, our team explores many of these topics in greater detail. Below is a high-level overview of the factors we believe are having, or may soon have, the greatest impact on property values. SHORT TERM RENTAL (STR) CLARITY After nearly six years of debate, island voters formally legalized short-term rentals by codifying them within Nantucket’s zoning code. A longstanding and divisive issue, uncertainty around whether STRs would be permitted (and under what restrictions) created ambiguity for future property values. While opinions differ on how STR regulations ultimately affect pricing, the 2025 vote has, at least temporarily, brought clarity heading into the 2026 season. That said, the issue is likely far from settled. At the time of this report, an appeal has been filed requesting that the Massachusetts Attorney General deny approval of the island’s vote. INCREASING BOARD OF HEALTH (BOH) STRINGENCY Few regulatory bodies have as much influence over Nantucket real estate values as the Board of Health. Recent proposed septic regulations in the Hummock Pond watershed and wellhead protection districts could significantly impact property values by restricting buildability. These proposals include stricter requirements for system upgrades, inspections, and, most notably, septic system sizing, which could be limited to one bedroom per 10,000 square feet of land. While variances have historically allowed for larger systems, that precedent could change abruptly. For example, a 20,000-square-foot lot limited to a two-bedroom septic system would materially affect development potential and value. If adopted, similar regulations could eventually be proposed in other areas of the island, particularly where sewer infrastructure is unlikely. We will monitor this closely in 2026 and encourage clients to attend or listen in on public hearings. DEMAND FOR PROPERTIES IN CN/CTEC/RC-2 ZONING This topic warrants a deeper dive in a follow-up report, but it is worth noting the increasing demand for commercially zoned land. With limited acreage designated for commercial use and a growing number of businesses seeking space to support the island’s expansion, vacant parcels in these zones are appreciating rapidly. Broad estimates suggest land in these districts traded near $33 per square foot in 2012 and as high as $140 per square foot in 2025. Given finite supply and rising demand for zoning flexibility, we expect this trend to continue.
21 Main Street, Nantucket, Massachusetts | 508.228.4407 | fishernantucket.com
5
Cumulative Real Estate Sales & Transaction Volume REACCELERATION OF THE NANTUCKET REAL ESTATE MARKET
After two years of comparatively muted transaction and dollar volume following the market’s peak in 2021 and a solid year in 2022, Nantucket real estate saw a pronounced rebound in 2025. Transactions pushed past 400 property sales for the first time since the peak, and dollar volume tallied its third highest total in island history, thanks not only to the increase in transactions but also to elevated property values in the post-pandemic era. While market activity followed its typical seasonal crescendo, the second half of the year packed a huge punch with the third and fourth quarters posting roughly double the transaction activity of the first and second quarters. The 270 transactions posted in the second half of the year were materially higher than any quarter since
2022 such that by year’s end, there were 417 transactions totaling $1.81 billion on the books, a respective increase of 34 percent for both metrics from 2024. Interestingly, for the first time in several years, the average sale value of all property types held steady from 2024, indicating that the increase in dollar volume stemmed more from an increase in buyer confidence and transaction activity than it did from price appreciation or an overcharged luxury market.
TOTAL DOLLAR & TRANSACTION VOLUME*
$2,500,000
800
700 $2,000,000 600
500
$1,500,000
400 $1,000,000
300
200
$500,000
100 0 2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
0
in $000’s
1st Quarter ($)
2nd Quarter ($)
3rd Quarter ($)
4th Quarter ($)
Total (#’s)
* Data excludes foreclosure sales and non-market transactions such as affordable/covenant home sales.
6
© 2 0 2 5 F I S H E R R E A L E S TAT E
2025 YEAR IN REVIEW SINGLE-FAMILY HOME METRICS 2025
2024
% CHANGE
5-YEAR AVG.
% CHANGE
306
244
25%
332
-8%
Dollar Volume ($000’s)
$1,531,178
$1,190,325
29%
$1,311,337
17%
Median Sale Price ($000’s)
$3,500
$3,730
-6%
$2,995
17%
Average Months on Market
4.2
3.8
11%
4.5
-7%
Sale Price / Original List Price
90%
90%
0
91%
-1
Sale Price / Most Recent List Price
94%
95%
-1
95%
-1
Average Inventory
108
146
-26%
110
-2%
Transaction Volume
*All sales data is as of December 31 and excludes condominiums, foreclosures, affordable home sales and timeshare sales. Sources: LINK Nantucket, Nantucket Land Bank, MA Registry of Deeds
Single-Family Home Sales Overview HIGHER INVENTORY SPURS RETURN OF TRANSACTION ACTIVITY
Single-family home sales on Nantucket exceeded 300 transactions annually from 2014 through 2021. This streak ended in 2022, when sales fell sharply from 475 transactions in 2021 to just 286. Thanks in part to the lowest housing inventory of all time, the lowest transaction figures were set in 2023 when just 219 home sales took place across the island. In 2024, inventory increased for the first time in several years, and sales activity followed. That momentum carried into 2025, as both inventory and transactions continued to rise, with single-family home sales surpassing 300 transactions for the first time since 2021. Seasonal inventory peaked earlier than usual in June (rather than the typical July high) with 198 homes listed. This represented a 10 percent increase year over year and marked the highest June inventory level since 2020. Unlike the prior two years, increased inventory coincided with a meaningful pickup in contract and closed-sale activity, allowing 2025 transaction totals to outpace both 2023 and 2024. Buyers readily absorbed the additional supply,
21 Main Street, Nantucket, Massachusetts | 508.228.4407 | fishernantucket.com
with the third and fourth quarters posting notable gains in transaction volume compared to the previous three years. Compared to 2024, sales discounts widened slightly, and marketing times lengthened for the second time in five years. Despite this, full-price offers increased by 18 percent after declining in 2024, and above-asking-price offers rose by 16 percent. This indicates that disciplined pricing aligned with buyer expectations and allowed pent-up demand— constrained for years by limited inventory—to reemerge. Average single-family home prices posted modest, singledigit gains in 2025, while the median sale price declined. Whether driven by stable pricing, modestly improved mortgage rates, or both, buyer urgency increased, as evidenced by a 16 percent rise in homes selling within 30 days. If inventory levels are sufficient to support demand in 2026, the market may once again shift toward upward price pressure.
7
Single-Family Homes Sales by Price Point DEPTH ACROSS PRICE POINTS, NOT JUST AT THE TOP Entry Level: Under $2M
Core Market: $3M-$5M
The sub-$2 million segment, now defined as entry-level properties, represented 17 percent of all single-family sales in 2025, up modestly from 2024, despite limited inventory. As a point of refence, in 2019, this segment of the market represented 56 percent of all sales. Six years later, demand outweighs supply so significantly that it is the most competitive and fastest selling segment of the market with often less than one month to zero months of supply and near immediate absorption when listings come to the market. Not only are traditional buyers competing for homes in this price point, but in recent years many island businesses and non-profits have also entered the arena to secure workforce housing.
The $3 million to $5 million price range formed the core of the 2025 market in that it represented the largest share of transactions at 28 percent of total activity. This segment also reflects the 2025 median home sale price of $3.5 million. This percentage of transaction activity is nearly identical to 2024 (30%) but 10 percentage points higher than in 2019 illustrating the growth in this segment over time. At close to six months, the average marketing time for homes in this price range is slightly longer than the previous two price points, but it shortened the most of all price segments from 2024 pointing to stronger demand. Interestingly, transactions between $4 million to $5 million were one of only two price points to see a reduction in transaction activity from 2024. This does not appear to be due to constrained inventory given levels were consistent year to year so it’s likely that the available inventory did not meet buyer value expectations.
Lower Mid-Market: $2M-$3M Single-family home sales between $2 million and $3 million represented approximately one quarter of 2025 activity. Absorption in this price segment improved meaningfully from 2024, with homes selling 35 days faster, suggesting buyers were less cautious, making faster decisions than one year earlier. Unlike properties priced for less than $2 million, inventory in this price point remained at year’s end (representing approximately half of the peak amount in June/July) indicating a more balanced seller/ buyer dynamic in this segment.
Luxury Market: $5M+ We dive into this segment in more detail on the following pages but, as to be expected, this portion of the market was the dominant force in boosting aggregate dollar volume. Combined, properties over $5 million represented 32 percent of annual transaction activity but generated more than 60 percent of all single-family dollar volume in 2025. While the sheer number of transactions in this segment increased compared to 2024, the percentage of total transactions in the luxury market saw a modest reduction.
SINGLE-FAMILY HOME SALES BY PRICE POINT
2021
143
20
2022
55
2024
57
32
0
36 69
50
29
42
31
56
48
2025
8
62
42
2023
23 37
32
43
19
22
17
25 22
56 100
82
119
150
19
17
32
18
21
200
250
17
25 300
350
400
450
< $1M
$1M - $2M
$2M - $3M
$3M - $4M
$4M - $5M
$5M - $6M
$6M - $7M
$7M - $8M
$8M - $9M
$9M - $10M
$10M - $20M
> $20M
500
© 2 0 2 5 F I S H E R R E A L E S TAT E
2025 YEAR IN REVIEW
Speculative Home Sales Metrics REBOUND FROM 2022, YET STILL BELOW PRE-PANDEMIC FIGURES Fisher’s records indicate that 30 speculative home sales closed on Nantucket in 2025, totaling $185 million. This represents a 36 percent increase in transactions and a 44 percent rise in dollar volume compared to 2024. The average sale price for speculative homes increased from $6.25 million in 2024 to $6.5 million in 2025. For context, the average speculative sale price was approximately $4 million in 2020, reflecting appreciation largely in line with the broader market.
Speculative sales accounted for nine percent of all single-family home transactions in 2025. While this marks a meaningful rebound from the 2022 low, it remains below pre-pandemic levels, when speculative homes represented approximately 11 to 13 percent of annual sales. Shortening average marketing times for these turnkey properties suggest buyer demand remains solid. However, rising material and labor costs, combined with constrained inventory, are likely to limit developers’ ability to meet demand in 2026, making significant growth in this segment unlikely.
Average price per square foot rose from $1,325 in 2024 to $1,500 in 2025. Sales ranged from roughly $600 per square foot for properties in the Sandpiper Place neighborhood off Old South Road to as high as $3,000 per square foot for a comprehensive renovation on Main Street.
# OF TRANSACTIONS
SPEC SALES AS A % OF SFH SALES
AVERAGE MARKETING TIME
SALE PRICE TO LAST ASKING PRICE
2021
26
5%
2.7
91%
2022
8
3%
2.0
95%
2023
14
6%
3.7
95%
2024
22
9%
6.2
96%
2025
30
9%
5.0
94%
SPECULATIVE HOME SALES
SPECULATIVE HOME SALES BY PRICE POINT 9
4
2021
6
2022
1
4
2023
2
2024
12
1
6
3
0
1
8
5 9
2025
1
3 7
5
10 $1M - $2M
8 15
$2M - $4M
4
$4M - $7M
21 Main Street, Nantucket, Massachusetts | 508.228.4407 | fishernantucket.com
4 25
20 $7M - $10M
30
$10M - $20M
9
Luxury Market Overview INCREASE COMMENSURATE WITH WEALTH EFFECT
Mirroring the broader market, Nantucket’s luxury segment, defined as home sales above $5 million, recorded higher transaction and dollar volume in 2025 than in the prior two years. The $5 million to $10 million price range experienced strong year-over-year growth, posting its highest transaction count since 2020. Within this tier, the most notable increase occurred in the $7 million to $8 million segment, where transactions nearly doubled from nine sales in 2024 to 17 in 2025. Four of these transactions involved buyers purchasing speculative homes.
$10 million. In this context, increased luxury-market transaction volume is largely expected. At the mega-high end of the market, or sales exceeding $20 million, transaction activity remained limited, consistent with the scarcity of available inventory at this level. The few transactions that occurred involved highly unique offerings, including two waterfront properties, a Lincoln Circle estate, and a comprehensively renovated home with water views and nearby beach access. Only one of these properties was publicly marketed through the MLS; most transactions in this segment occur off market.
The $10 million to $20 million segment recorded the highest transaction count in island history, capturing an eight percent market share in 2025. While noteworthy, this increase largely reflects the broader upward repricing of Nantucket real estate driven by the wealth effect of recent years. Over the same period, the S&P 500 has risen approximately 80 to 100 percent, depending on precise timing. Similarly, properties that once traded near $5 million now often command prices closer to
The following page offers insight into the property attributes of Nantucket’s luxury home sales.
RESIDENTIAL PROPERTY SALES ABOVE $5M $5M - $10M
10
$10M - $20M
>$20M
Total
Total Sales
Total
Total Sales
Total
Total Sales
Transactions
Volume
Transactions
Volume
Transactions
Volume
2014
16
$98,887,500
5
$59,487,500
3
$69,560,000
2015
13
$87,148,875
5
$55,500,000
1
$26,500,000
2016
24
$160,580,502
7
$90,525,000
-
-
2017
24
$164,852,750
10
$124,290,000
-
-
2018
31
$202,094,500
10
$128,640,000
1
$25,000,000
2019
27
$181,160,000
3
$40,920,000
1
$23,183,349
2020
72
$460,829,425
10
$134,872,500
4
$89,500,000
2021
62
$426,593,150
22
$295,040,000
2
$45,750,000
2022
68
$445,798,231
17
$226,775,000
4
$126,500,000
2023
48
$309,553,638
10
$129,768,000
3
$107,002,500
2024
58
$382,594,750
17
$225,270,000
4
$100,800,000
2025
70
$484,181,250
25
$341,384,000
4
$116,250,000
© 2 0 2 5 F I S H E R R E A L E S TAT E
2025 YEAR IN REVIEW RESIDENTIAL PROPERTY SALES $10M - $20M
OCEANFRONT
3
$45M
1
$11M
HARBORFRONT
3
$61M
1
$24M
SOUNDFRONT
1
$38M
1
$26M
PONDFRONT
2
$32M
-
-
WATERVIEW
14
$229M
6
$94M
INLAND
6
$79M
9
$123M
NEW CONSTRUCTION
8
$130M
5
$63M
TURNKEY
7
$114M
6
$110M
RENOVATION PROJECT
9
$133M
6
$64M
LAND/TEARDOWN
5
$107M
5
$94M
BRANT POINT
1
$16M
2
$38.3M
CISCO
1
$15M
-
-
CLIFF
4
$106M
7
$113M
DIONIS
7
$98M
2
$23M
MONOMOY
1
$16M
2
$25M
POCOMO
3
$55M
-
-
POLPIS
1
$19M
-
-
QUAISE
1
$17M
-
-
‘SCONSET
2
$31M
2
$24M
SHIMMO
-
-
2
$40M
SQUAM
1
$15M
1
$11M
SURFSIDE
1
$12M
1
$14M
TOM NEVERS
-
-
1
$13M
TOWN
5
$69M
1
$25M
WAUWINET
-
-
1
$13M
WEST OF TOWN
1
$15M
-
-
VO LU ME
VO LU ME
2024 TR AN SA CT IO NS
BY LOCATION
BY TYPE
BY SETTING
TR AN SA CT IO NS
2025
21 Main Street, Nantucket, Massachusetts | 508.228.4407 | fishernantucket.com
11
NANTUCKET REAL ESTATE BY NEIGHBORHOOD - 3 YEAR AVERAGE 2025
VS. 3-YEAR
2025 MEDIAN
VS. 3-YEAR
$/SQ. FT.
VS. 3-YEAR
TRANSACTIONS
AVERAGE
SELLING PRICE
AVERAGE
(STRUCTURE)
AVERAGE
Brant Point
6
f 38%
$5,113,750
d 3%
$2,415
d 14%
Cisco
12
d 50%
$5,075,000
f 16%
$2,405
d 2%
Cliff
19
d 36%
$6,955,000
f 1%
$2,441
d 10%
Dionis
8
d 100%
$11,150,000
d 37%
$2,235
d 8%
Hummock Pond
10
d 20%
$3,962,500
f 11%
$1,373
d 2%
Madaket
17
d 38%
$1,967,500
f 5%
$1,248
d 4%
Madequecham
0
f 100%
Miacomet
12
d 29%
$2,650,000
f 4%
$1,287
d 3%
Mid Island
23
f 5%
$2,200,000
d 7%
$1,223
d 13%
Middle Moors
3
d 50%
$2,200,000
f 26%
$1,002
f 8%
Monomoy
4
d 9%
$5,875,000
f 42%
$1,769
f 21%
Nashaquisset
5
d 67%
$2,350,000
f 20%
$1,246
d 2%
Naushop
10
d 25%
$2,272,500
d 2%
$978
d 1%
Pocomo
4
d 71%
$13,925,000
d 9%
$3,856
d 25%
Polpis
5
r 0%
$8,565,000
d 36%
$2,118
d 27%
Quidnet
1
r 0%
$16,434,000
d 47%
$2,003
f 17%
Quaise
1
f 25%
$3,375,000
f 30%
$1,341
f 23%
Sandpiper
9
d 50%
$2,294,250
d 4%
$690
r0
Sconset
37
d 37%
$3,600,000
f 7%
$1,881
f 2%
Shawkemo
0
f 100%
f 100%
Shimmo
0
f 100%
f 100%
South of Town
9
d 42%
$2,475,000
f 3%
$1,130
d 6%
Squam
1
r 0%
$15,000,000
d 17%
$4,387
d 38%
Surfside
22
d 22%
$3,997,500
d 7%
$1,494
f 6%
Tom Nevers
16
d 17%
$2,250,000
f 23%
$1,372
f 3%
Town
55
f 1%
$4,475,000
d 21%
$1,782
d 8%
Wauwinet
3
f 10%
$5,875,000
d 5%
$2,186
d 11%
West of Town
9
d 29%
$4,768,000
d 18%
$2,556
d 35%
NEIGHBORHOOD
12
f 100%
© 2 0 2 5 F I S H E R R E A L E S TAT E
2025 YEAR IN REVIEW RESIDENTIAL DOLLAR VOLUME BY AREA Town
$247M $180M
Cliff ‘Sconset
$147M
Surfside
$102M
Dionis
$71M $63M
Cisco Mid Island Pocomo
$55M $46M
$40M
$60M
$80M
$120M
$100M
$140M
$160M
$180M
$200M
$220M
$240M
$260M
PERCENTAGE OF TRANSACTIONS BY AREA (SFH)
6% Cliff
6% Madaket
8%
18%
12%
Town
Mid Island
4% Miacomet
‘Sconset
7%
5% Tom Nevers
Surfside
21 Main Street, Nantucket, Massachusetts | 508.228.4407 | fishernantucket.com
13
Vacant Land Sales Overview REBOUND IN VOLUME, HEALTHY RESALE RETURNS
Similar to single-family home and commercial property sales, vacant lot sales also rebounded from 2024 figures. Through December 31, 2025, vacant land sales measured 58 transactions totaling $148 million, a respective increase of 93 percent and 80 percent from one year earlier, though still notably below the five-year average on a transaction figure basis. Land characteristics vary drastically across the island and thus lot sales (as categorized in the MLS) ranged from $550,000 for an unbuildable piece of creek-front land in Madaket to the $9.375 million sale of a subdividable parcel in the Cliff area. The latter sale was technically marked as land in the MLS and would be perceived as land by most buyers, but there was an existing 1960’s structure on the property. This opens the age-old debate on what is truly categorized as a vacant land sale when there is an existing dwelling slated
to be removed or demolished. So, in fact, by this lens, the highest land sale of 2025 is also the highest real estate transaction of the year, the $37.75 million sale of 3 Sherburne Way, which also has a 1960’s structure on the lot. It was marked as a residential sale in the MLS but in reality, it marks the highest land sale of all time on the island. A roughly similar and abutting property traded for $21 million in 2020. Marketing times for properties categorized as land in the MLS ranged from a two-day marketing period for a half-acre parcel of land in ‘Sconset to 682 days for a 15,000 square foot parcel of Mid-Island land that ultimately sold for a four percent haircut from the initial list price despite the lengthier marketing time. As a way to narrow in on property appreciation rates on the island, Fisher tracks property resale information. This
is particularly insightful for vacant land transactions given there is a higher likelihood of no changes to the property between sales. There were three transactions in 2025 that shed light on underlying appreciation for land parcels that are truly vacant. The first was the resale of a parcel on Cannonbury Lane in ‘Sconset, which sold for an annualized return of 21 percent between transactions (excluding transaction costs). The second was a half-acre parcel on Maple Lane off of Fairgrounds Road, which sold with an annualized appreciation of 12 percent. Lastly, there was a notable lot resale in Tom Nevers within less than 30 days that resulted in a 854 percent return. The property retraded within two months from the previous sale and shows just how lucrative a return on vacant land can be and/or how easy it may be to underestimate a property’s value.
VACANT LAND SALES 2025
2024
% CHANGE
5-YEAR AVG.
% CHANGE
58
30
93%
68
-15
Dollar Volume ($000’s)
$147,803
$81,965
80%
$136,416
8%
Median Sale Price ($000’s)
$2,000
$2,345
-15%
$1,618
24%
Average Months on Market
4.5
5.6
-20%
4.5
0%
Sale Price / Original List Price
91%
92%
-1
93%
-2
Sale Price / Most Recent List Price
94%
95%
-1
95%
-1
Average Inventory
15
25
-40%
17
-12%
Transaction Volume
14
© 2 0 2 5 F I S H E R R E A L E S TAT E
2025 YEAR IN REVIEW
Commercial Property Sales Overview RESURGENCE IN ACTIVITY, MYRIAD TRANSACTION TYPES
2025
2024
% CHANGE
5-YEAR AVG.
% CHANGE
21
11
91%
19
11%
Dollar Volume ($000’s)
$78,187
$33,130
136%
$74,123
5%
Median Sales Price ($000’s)
$3,250
$2,200
48%
$2,464
32%
Average Months on Market
1.3
0.2
473%
5.7
-77%
Sale Price / Original List Price
87%
97%
-10
90%
-3
Sale Price / Most Recent List Price
90%
98%
-8
92%
-2
Average Inventory
6
5
20%
6
0%
Transaction Volume
Nantucket’s commercial sales represent a relatively small percentage (5 percent) of the overall real estate market. Occasionally, however, there are years where several notable transactions amount to a significant shift in the commercial landscape of the island -- 2025 was one of them. As of December 31, 2025, there were 21 transactions totaling $78 million, a respective increase of 91 percent and 136 percent from 2024, and on par with the five-year average of 19 transactions totaling $74 million. For perspective, the most recent “best” year for this segment of the market was in 2021 when there were 39 transactions totaling $216 million. Prior to 2020, there were typically 13-20 annual transactions. Given the relatively limited number of transactions, the wide variety of property types and associated businesses, and the fact that many of the sales are private, it’s difficult to draw meaningful year-to-year comparisons in this part of the market. We therefore summarize the most notable transactions from 2025: •
•
The highest sale of the year took place in April and was the $9.485 million sale of 5 North Water Street. The property includes two buildings totaling nearly 8,500 square feet on an oversized, corner lot in CDT zoning and had been the longtime home of White Heron Theater. The buyer, Nantucket Performing Arts Center, Inc., was a group of former board members of the White Heron Theatre. The next highest commercial sale was the $6.5 million purchase of 17, 19, and 21 Boynton Lane by Nourish
21 Main Street, Nantucket, Massachusetts | 508.228.4407 | fishernantucket.com
Nantucket and the Nantucket Land Bank. This transaction secured a long-term home for the Nantucket Food Pantry and will expand the island’s food security infrastructure. •
The third highest commercial sale of the year was the $6.25 million sale of 30 Sparks Avenue, a mixed-use property home to Cumberland Farms and a residential unit above. The purchase was by an entity related to the family who owns the adjacent On Island Gas.
•
Other notable sales included the Nantucket Historical Association’s $6.1 million purchase of 91 Bartlett Road (to relocate its wood shop and expand operational space; the sale of Glyn’s Marine for $5.5 million to Blue Water Marinas, in partnership with Bain Capital Real Estate; the $2.2 million sale of 19 Washington Street by the Artists Association of Nantucket who then purchased 8 Federal Street for $3.5 million.
•
The lowest commercial sale of the year was the $800,000 transfer of a commercial condominium on Windy Way.
Annual commercial inventory peaked in June when there were 10 properties publicly listed for sale. By year’s end, there were just five properties listed in the MLS. For reference, the most recent peak for year-end, commercial inventory was the 18 properties listed in 2018. As we look to 2026, we already know there are a handful of notable sales pending in the restaurant space so it could be that we see another active, seller-transition year for commercial properties.
15
TOPICS OF NOTE FROM THE FISHER TEAM TO READ THE FULL BLOGS VISIT: ACK.FISH/CURRENTTOPICS
SHORT TERM RENTAL UPDATE & TRENDS After six years of debate, Nantucket voters decidedly passed Article 1 at the November 4th, 2025 Special Town Meeting which formally
COMPARING REAL ESTATE TECH TOOLS Most people interested in real estate on Nantucket are not based on the island full-time, so it’s no surprise that nearly all our buyers and sellers are actively using digital platforms for researching properties, neighborhoods, and values. Let’s compare some of the more popular platforms like Zillow, Realtor.com, Redfin, and others to see the benefits and potential pitfalls of each. Quinn Veysey Sales & Rental Agent
codifies short term rentals in the zoning code. Over these six years, voters were successful at creating some restrictions and regulations, including a corporate ownership ban, creation of a local rental registry, and mandatory compliance with the Town’s noise, parking, occupancy, and safety regulations. Lara Hanson Sales Broker & Rental Agent
TO READ THE FULL BLOGS VISIT:
ACK.FISH/ CURRENTTOPICS
NANTUCKET HOA’S: HOW NEIGHBORHOOD RULES SHAPE ISLAND LIVING On Nantucket where lifestyle and community matter as much as the home itself, the island’s homeowners associations are greater than many think and more diverse than one might expect. Nantucket HOA’s shape how each neighborhood lives and because they’re not all created equal, it’s important to understand how their differences impact daily life and future planning. This blog series will break down how these HOA’s function, what they cost, how restrictive they are, and how (potential) homeowners can evaluate their lifestyle fit in an evolving Nantucket market. J. Brent Tartamella Sales Broker & Rental Agent
STR REQUIREMENTS & REGULATIONS Whether you’ve been renting your property short-term for years or you’re a brand-new owner diving in for the first time, the regulations and permitting requirements can feel overwhelming. With new local rules being added on top of the existing state regulations and registration process, it can be challenging to keep everything straight and ensure you’re in full compliance. Marleah Lydon Business Director
16
© 2 0 2 5 F I S H E R R E A L E S TAT E
WHAT ARE ACCESSORY DWELLING UNITS? Massachusetts passed the Affordable Homes Act in 2025 which created a “protected use Accessory Dwelling Unit” allowing for the by-right construction of Accessory Dwelling Units (ADU’s) on residential lots. The intention behind the passage of this act was to help address the affordable housing shortage statewide and assist municipalities with tools for housing production. Read on to learn more about ADU’s and how their creation impacts Nantucket. Liza Hatton Sales Broker & Rental Agent
NEW HOME INSPECTION DISCLOSURE As of October 15, 2025, a new regulation under the Affordable Homes Act has taken effect in Massachusetts. A new mandatory form — called the “Massachusetts Mandatory Residential Home Inspection Disclosure” — must be provided by the seller or listing broker to the buyer and signed by both at or before the signing of the first written contract, which is either an offer to purchase or a purchase and sale agreement. Joelle Bouchard Sales Broker & Rental Agent
A STUDY ON THE ZESTIMATE® Though we are in the midst of an AI boom, home valuation algorithms are nothing new. Zillow has been using the Zestimate® tool for years to give consumers an idea of home values in a market with an increasingly “do it yourself” mindset. There are many ways to determine home value, including the price per square foot model, as a percentage of assessed value based on market dynamics, and via comparable sales. Read on to learn more about the high margin of error when it comes to online estimates and how these tools are not well-suited for Nantucket real estate. Lara Hanson Sales Broker & Rental Agent 21 Main Street, Nantucket, Massachusetts | 508.228.4407 | fishernantucket.com
NANTUCKET 2025 YEAR INREAL REVIEW ESTATE VALUES & EXPECTATIONS
As Fisher approaches its 10th anniversary in 2026, Nantucket’s market has undergone a structural shift that now feels permanent—one that continues to redefine what buyers can reasonably expect at the “entry level.” Anyone living or working on the island has watched this evolution firsthand: steady price appreciation, new record-setting sales, and a diminishing supply of what once was a starting point. A decade ago, sub-$1M homes accounted for roughly 6% of annual sales. Today, that segment has disappeared entirely, and as we close out 2025, even the sub-$2M market is becoming a distant memory. J. Brent Tartamella Sales Broker & Rental Agent
MODULAR CONSTRUCTION ON ISLAND Modular construction has become an increasingly popular choice among Nantucket homeowners. This option offers several compelling advantages over traditional stick-built homes, with the two main ones being reduced construction costs and enhanced time efficiency as the modules are completed in a factory-controlled environment. In addition, the ability to customize these homes also makes them a very attractive alternative. Read on to learn more. Olga Malahova Sales Broker & Rental Agent
17
OUR TEAM Fisher Real Estate was created to elevate the way real estate is explored, discovered, and serviced. We see ourselves as stewards of an incredibly special place and take pride in raising the bar when it comes to showcasing the island’s unparalleled lifestyle and exceptional real estate.
18
© 2 0 2 5 F I S H E R R E A L E S TAT E
2025 YEAR IN REVIEW
FISHER CELEBRATES 10 YEARS! Our team is approaching a milestone—10 years together in 2026—and we want to take a moment to extend our heartfelt thanks to you: our clients, our friends, and our community. Year after year, it is our privilege to work alongside you. As we look ahead to this anniversary, we reaffirm our commitment to a relationship-first and community-minded approach, and to delivering the informative content and timely market analytics you rely on. We remain dedicated to leading the market in innovative real estate technology, thoughtful marketing and design, and data-driven insights. Above all, we strive to stay deeply engaged in the Nantucket community we are so fortunate to call home. Our team is proud to be involved with the following areas of our island: • Affordable Housing Trust Committee • The Nantucket Historical Association Board • Swim Across America’s Executive Committee • Palliative & Supportive Care of Nantucket Board • Nantucket Community Foundation Advisory Committee • Nantucket Half Marathon Volunteer • Nantucket Triathlon Volunteer • Nantucket Planning & Economic Development Commission • Capital Program Committee • A Safe Place Committee • Nantucket Community Music Center Committee • Small Friends Board of Directors • NHS School Council • Varsity Golf Team Assistant • Nantucket Litter Derby • Nantucket Boys & Girls Club
21 Main Street, Nantucket, Massachusetts | 508.228.4407 | fishernantucket.com
19
21 Main Street, Nantucket, MA 02554 508.228.4407 | fishernantucket.com
THE BENCHMARK FOR NANTUCKET REAL ESTATE INFORMATION
ANNUAL REPORT MONTHLY MARKET REPORTS WEEKLY WEB UPDATES
Jen Allen Brian Sullivan Cam Gammill Michael Angelastro Joelle Bouchard Lara Hanson Liza Hatton Spencer Heydt Sarah Holmes Cait Kappler Marleah Lydon Danno Lynch Olga Malahova Gina O’Callaghan J. Brent Tartamella Aleks Trifunovic Gaelan Truyman Erin Wilson Quinn Veysey