Barnstable Appreciation 2025: Which Villages Gained the Most Value?
Osterville dominated Barnstable's 2025 market with +18.2% appreciation, nearly double the town average, while luxury coastal villages showed the strongest value growth.
Comparing year-over-year performance from 2024 to 2025, Osterville homeowners saw something remarkable: their village appreciated 18.2% while the rest of Barnstable averaged just 7.0%. That means if you owned a median-priced home in Osterville, it went from $1.1 million to $1.3 million in one year—a $200,000 gain. Centerville wasn't far behind with 8.8% appreciation, followed by Marstons Mills (7.0%) and Cummaquid (6.1%). Meanwhile, Cotuit dropped 8.1%, and a few other villages stayed flat or declined slightly.
Deborah Camuso analyzed every closed sale in Barnstable from January through mid-December in both 2024 and 2025 to figure out where homeowners made money and what that tells us about where the market is heading in 2026.
Barnstable Village Appreciation Analysis - 2024 vs 2025 Performance
Here's what happened in Osterville: homes that sold for $1.1 million in 2024 were selling for $1.3 million in 2025. That's a $200,000 jump in just one year, and it happened even though fewer homes sold overall (71 sales in 2024 dropped to 60 in 2025). Homes also sold faster—66 days on market in 2024 versus 56 days in 2025.
Why the surge? Buyers shopping in the million-dollar range want specific things: yacht club access at Wianno or Oyster Harbors, mature trees and landscaping, and the ability to walk to Main Street's boutiques and restaurants. There just aren't many new homes being built at this price point, so buyers competed for what was available. When you have more qualified buyers than available homes, prices go up. Simple as that.
Centerville's median went from $625,000 to $680,000—a solid $55,000 gain. With 143 homes sold in 2025 (compared to 149 in 2024), this village proved you don't need million-dollar prices to see strong appreciation. Families love Centerville for the schools, Craigville Beach access, and homes with character in the $600K-$800K range.
Properties took a bit longer to sell (34 days in 2024, up to 48 days in 2025), which tells me buyers got pickier as prices climbed. But the fact that sales stayed steady means people still want to be in Centerville—they're just taking their time to find the right house. Think of Centerville as the "best value" village: you get coastal living without paying Osterville premiums.
Marstons Mills kept pace with the overall Barnstable market at 7.0%, going from $675,000 to $722,000. Seventy homes sold in 2025 (versus 73 in 2024), and days on market increased from 31 to 41 days. This inland village attracts buyers who want bigger lots and more privacy—people who'd rather have space than walk to the beach.
Homes in Marstons Mills typically give you more land for your dollar compared to coastal villages. I'm seeing a lot of interest in renovation-ready properties in the $650K-$750K range from buyers who plan to customize. If you value elbow room over ocean proximity, this village delivered solid returns in 2025.
Cummaquid's median rose from $865,000 to $917,500, but here's the catch: only 6 homes sold in 2025 (down from 9 in 2024). With such small numbers, I'm cautious about calling this a definitive trend. That said, the 6.1% appreciation makes sense given what Cummaquid offers—historic homes along Route 6A, Cape Cod Bay proximity, and a quieter vibe than Barnstable Village.
Days on market jumped from 52 to 82 days, which tells me these higher-end properties need patient marketing to find the right buyer. Cummaquid attracts people who want authenticity and character over turnkey perfection. The limited inventory helps keep values stable, even if it takes longer to find buyers willing to embrace a restoration project.
Hyannis had exactly 124 sales in both 2024 and 2025, with the median rising from $550,000 to $582,500. That's a 5.9% gain on rock-solid transaction volume, making Hyannis Barnstable's most active market. Days on market ticked up from 33 to 40 days, but that consistency in sales tells me buyers still want what Hyannis offers: walkability to Main Street, ferry access, and year-round amenities.
The appreciation came from buyers willing to pay extra for in-town convenience and rental income potential. Properties near the harbor and Main Street commercial district commanded the highest prices, while neighborhoods further inland offered better value for people buying a primary residence.
Barnstable Village Market Performance - 2024 vs 2025 Comprehensive Analysis
Barnstable Village stayed perfectly flat at a $950,000 median, even though more homes sold (43 in 2025 versus 37 in 2024). Interestingly, properties sold faster—56 days on market in 2024 dropped to 38 days in 2025. So homes moved quicker, but not for more money.
What's happening here? I think buyers love the Route 6A location and historic character, but they're not willing to overpay, especially if the house needs preservation work. Turnkey homes held their value just fine. Houses needing updates? Those sellers had to price realistically to compete.
West Barnstable dropped modestly from $869,000 to $852,500—just under 2%—across 30 sales (down from 31 in 2024). Days on market jumped from 44 to 67 days, the biggest increase I saw among the major villages.
This doesn't mean West Barnstable is a bad market. It means the village appeals to a specific type of buyer: someone who wants privacy, bigger lots, and distance from the tourist crowds. Those buyers are selective, and if a property is overpriced, they'll wait. Price it right, and it'll sell. Price it wrong, and you'll sit.
This one surprised people. Cotuit's median fell from $985,000 to $905,000 even though way more homes sold—64 transactions in 2025 compared to 42 in 2024. Days on market increased from 33 to 59 days too.
Here's what I think happened: 2024's sales included a lot of premium waterfront properties that pushed the median above $900K. In 2025, more affordable homes came on the market, pulling the median down. This isn't a collapsing market—it's just a different mix of inventory. Buyers still love Cotuit for the village character and Loop Beach access. They're just buying at price points below seven figures more often than they did in 2024.
You might have seen these numbers and thought the sky was falling: Hyannis Port dropped -77.1% (from $5.1 million to $1.17 million) and West Hyannisport fell -70.3% (from $2.3 million to $682,500).
Here's the truth: these villages aren't crashing. The statistics are just misleading because so few homes sold.
In 2024, Hyannis Port had only 2 sales and West Hyannisport had 3. When you only have 2-3 transactions, one ultra-luxury sale above $5 million completely skews the median upward. In 2025, both villages had 7-8 sales at more typical price points, which brought the median back down to reality.
Both villages are still exclusive, high-end markets. The numbers just show why you need meaningful sample sizes to draw conclusions. Don't let the percentages scare you—the market fundamentals in these villages remain strong.
[PLACE VISUAL 3: "Top 5 Barnstable Villages for Investment" (Callout Graphic) HERE]
Looking at all these numbers, three clear patterns emerge:
Water wins. Osterville's yacht club access and Centerville's beach proximity drove the strongest appreciation. In 2025, buyers with money chose coastal living over inland privacy every time. They paid premiums for water-related amenities and didn't hesitate.
The middle market performed best. Villages in the $625K-$722K range (Centerville, Marstons Mills) appreciated faster than Hyannis at sub-$600K. Why? Buyers with $650K+ budgets faced tighter inventory and competed more aggressively. Entry-level buyers had more options and could negotiate harder.
More sales doesn't mean higher prices. Cotuit's sales jumped from 42 to 64 but values dropped. Osterville's sales fell from 71 to 60 yet appreciated 18.2%. It's not about how many homes sell—it's about which homes sell. Luxury transactions push medians up. Affordable inventory pulls them down.
Planning to buy in Barnstable next year? Here's what these trends mean for you:
Osterville will stay competitive—and expensive. That 18.2% appreciation isn't slowing down. You'll compete with other well-qualified buyers, and you might need to go 10-15% above asking price for the right property. Get your financing locked in before you start looking, because homes are selling in about 56 days. You won't have forever to decide.
Centerville and Marstons Mills give you more breathing room. If your budget is $650K-$750K, these villages delivered great returns without Osterville's intensity. Homes are taking 41-48 days to sell, so you'll have time to think—but not unlimited negotiating power. Expect modest competition.
Cotuit might have opportunities. That -8.1% drop isn't a red flag—it's a sign that more homes came on the market at different price points. With 64 sales in 2025, you've got choices. If you're flexible about what you're looking for, you might find better negotiating room here than in villages where inventory is tight.
Don't write off the flat villages. Barnstable Village's 0.0% appreciation and faster sales (38 days on market) tell me sellers are pricing realistically. You might find better value here than in villages where sellers expect huge premiums just because their neighbor's house went up.
Thinking about selling? Here's how to position yourself based on what happened in 2025:
If you're in Osterville, you've got pricing power—if your home is perfect. That 18.2% appreciation is real, and buyers will pay for the right property. But at $1.3 million+, they expect perfection. Invest in professional staging and photography. Get a pre-listing inspection so there are no surprises. And price at or slightly above recent sales—Osterville buyers will pay, but only for exceptional homes.
Centerville and Marstons Mills sellers should move early. You've got solid appreciation (8.8% and 7.0%), but days on market are creeping up (48 and 41 days). List in early spring—March through May—before summer inventory floods the market. You want to capture buyers when options are limited, not when they can shop around.
Cotuit sellers need to be realistic about pricing. With that -8.1% median change, buyers know they have options. Your average time on market is 59 days, which means overpricing costs you two months of mortgage payments, taxes, and utilities. Price it right from day one. If your home needs work, position it as a renovation opportunity—don't try to charge finished-home prices for a fixer-upper.
Barnstable Village and West Barnstable sellers should focus on value. Flat or slightly declining medians mean buyers won't pay for potential—they'll pay for quality. If your home is turnkey, great. If it needs work, price accordingly. Don't expect buyers to see what it could be. Show them what it is.
Here's what I'm watching as we head into the new year:
Barnstable's 2025 patterns show a market that rewards location and quality. Osterville's 18.2% surge proves that luxury buyers will pay big premiums for waterfront access and established communities. Centerville's 8.8% gain shows families will stretch their budgets for good schools and beach access.
The overall Barnstable market appreciated 7.0% (from $675,000 to $722,000), which is healthy. But the village-by-village breakdown tells you where specific types of buyers are concentrating their demand.
As we move into 2026, I expect Osterville to keep commanding premium prices. Mid-market villages like Centerville and Marstons Mills will see competitive bidding from buyers who can't quite afford Osterville but still want coastal living. And inventory-rich villages like Cotuit might offer some negotiating room for buyers who aren't in a rush.
The data shows where values grew in 2025. Now it's about positioning yourself—whether you're buying or selling—to capitalize on what's coming in 2026.
The numbers tell one story—but your specific situation tells another. Whether you're eyeing Osterville's luxury market or Centerville's family-friendly value, the right strategy depends on more than just appreciation rates.
If you're buying: Yes, the data shows where homes gained value in 2025. But your ideal village depends on things appreciation rates can't measure—like how you want to spend your weekends, where your kids will go to school, or whether you'd rather walk to the beach or have more land. Let's talk about what matters to you. I'll show you what's actually available right now, give you the real story on each neighborhood, and help you figure out where to make your strongest offer.
If you're selling: Your home's potential depends on which village you're in, what condition it's in, and when you list. I'll walk through your property, explain what buyers in your village are looking for right now, suggest updates that actually add value (and which ones don't), and help you price it to sell at the number you need.
Let's turn these appreciation insights into a strategy that works for your specific situation.
Call at 508-335-3875, email me at [email protected], .....anytime!!
Analysis based on MLS closed sales data for Barnstable villages, January 1 - December 20, comparing 2024 and 2025 performance. Median prices, sales volume, and days on market figures derived from actual transaction records. Market insights reflect patterns observed across 555 closed sales in 2025 compared to 541 in 2024.
Deborah would love an opportunity to talk with you and show you why it would be a benefit to work with her. In a world full of uncertainty, she will guide you in the correct direction and ensure that you make the most confident decisions. Connect with Deborah - She is here to offer insight and support whenever you are ready.
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