Barnstable Real Estate 2026: 3 Villages Surged 20%, 4 Declined—Here's Your Move
The village you chose in Barnstable could have made you $250,000 or cost you $100,000 in 2025—Osterville surged +20.8% to $1,450,000 while Cotuit dropped -9.9% to $882,500, creating a 30.7-point performance spread across Barnstable's 10 villages that separates buyers and sellers who win from those who lose.
QUICK DATA: Barnstable Real Estate 2025
Market Overview:
Village Performance (Single-Family Homes):
| Village | Appreciation | 2024 Median | 2025 Median | 2025 Sales |
|---|---|---|---|---|
| Osterville | +20.8% | $1,200,000 | $1,450,000 | 57 |
| Marstons Mills | +8.3% | $660,000 | $715,000 | 71 |
| Centerville | +8.3% | $632,500 | $685,000 | 136 |
| Cummaquid | +6.1% | $865,000 | $917,500 | 6 |
| Barnstable | +5.3% | $950,000 | $1,000,000 | 41 |
| Hyannis | +4.5% | $574,000 | $600,000 | 97 |
| West Barnstable | -2.2% | $872,000 | $852,500 | 30 |
| Cotuit | -9.9% | $980,000 | $882,500 | 64 |
Source: MLS analysis by Deborah Camuso, February 2026
IMPORTANT DISCLAIMER
This analysis provides village-level real estate market data for Barnstable, Massachusetts and is NOT a substitute for professional real estate guidance. Market conditions vary by neighborhood, property type, and individual circumstances. Always consult with licensed Massachusetts real estate brokers, attorneys, inspectors, and lenders. All data represents closed sales from Barnstable MLS for calendar years 2024-2025.
As of February 2026, the Barnstable real estate market delivered a harsh lesson: village choice mattered more than timing, more than property condition, more than negotiation skill—and the $250,000 gap between Osterville's surge to $1,450,000 and Cotuit's decline to $882,500 proves it. Deborah Camuso analyzed all 567 Barnstable sales in 2025 (516 single-family, 51 condos) and found that three villages surged 8-21% while four declined, creating opportunities for buyers who understand where value exists and urgency for sellers who need to capitalize on appreciation before market dynamics shift.
Here's what you need to know—and more importantly, here's what you need to do about it.
Analyzing Barnstable's 2025 performance reveals the most dramatic village-level divergence on Cape Cod: Osterville's +20.8% appreciation versus Cotuit's -9.9% decline created a 30.7-point spread that turned village selection into the single most important decision Barnstable buyers and sellers made all year.
Combined Barnstable Performance:
But combined numbers hide the real story. Three villages crushed it—Osterville (+20.8%), Marstons Mills and Centerville (both +8.3%)—while four villages declined, with Cotuit losing -9.9% and West Barnstable down -2.2%. If you're buying or selling in 2026, understanding which villages won and which lost determines whether you make money or leave it on the table.
Barnstable Village Appreciation Bar Chart
I've watched Barnstable buyers lose six figures by choosing the wrong village, and I've watched sellers leave $100,000+ on the table by listing in declining villages at the wrong time. The 2025 data shows exactly why village-level analysis isn't optional—it's the difference between winning and losing.
Here's the math that matters:
That's a $347,500 swing based purely on village choice. Same town. Same timeframe. Opposite outcomes.
Analyzing single-family home performance across all 10 Barnstable villages, Deborah Camuso identified clear winners, solid performers, and villages where buyers overpaid and sellers are now stuck. Here's what happened—and what it means for your 2026 decisions.
Complete Barnstable Village Performance Table
Osterville: +20.8% to $1,450,000
What drove Osterville:
The move for 2026: If you're selling Osterville, list now—this surge won't last forever. If you're buying Osterville, understand you're paying peak premiums and betting on continued luxury demand.
Marstons Mills: +8.3% to $715,000
What drove Marstons Mills:
The move for 2026: Marstons Mills is where smart money buys—solid appreciation, reasonable prices, sustainable demand. If you're a buyer priced out of premium villages, this is your target.
Centerville: +8.3% to $685,000
What drove Centerville:
The move for 2026: Centerville offers the best combination of appreciation, affordability, and beach access in Barnstable. If you're buying under $750K and want water proximity, start here.
Cummaquid: +6.1% to $917,500 (Limited Data)
Barnstable Village: +5.3% to $1,000,000
Hyannis: +4.5% to $600,000
West Barnstable: -2.2% to $852,500
Cotuit: -9.9% to $882,500
What went wrong in Cotuit:
The move for 2026: Cotuit presents opportunity IF you're buying—discounted village at $882K with potential for recovery. If you're selling Cotuit, price aggressively at or below $882K median or wait for market stabilization.
Hyannis Port and West Hyannisport had too few sales (2-7 transactions) for reliable 2024→2025 comparisons. Ultra-premium positioning and limited inventory create volatility—medians fluctuate wildly based on individual sales.
Here's where the Serhant-style truth matters: most Barnstable buyers make village decisions based on name recognition, proximity to relatives, or vague "feel" assessments. Then they wonder why they overpaid or why appreciation lagged. Don't be that buyer.
Target Village #1: Centerville ($685,000 median)
Centerville delivered +8.3% appreciation, 136 sales (highest volume), and beach access at under-$700K pricing. This is where first-time buyers and move-up buyers from off-Cape should focus 100% of their energy.
What you get:
What you pay: $685,000 median means budget $650K-$750K range for realistic options.
The strategy: Centerville moves fast when priced right (beach access + affordability = competition). Get pre-approved, tour properties immediately when listed, make strong offers on correctly priced homes. Waiting costs you—inventory disappears within 30-45 days at this price point.
Target Village #2: Hyannis ($600,000 median)
Hyannis offers Barnstable's most affordable entry at $600K median with +4.5% appreciation. Trade-off: commercial character, limited beach proximity, but unbeatable price accessibility.
What you get:
What you trade: Beach access, residential quiet, village character—Hyannis is Barnstable's commercial hub.
The strategy: Hyannis rewards buyers prioritizing affordability over aesthetics. If you need Cape Cod access under $650K, Hyannis delivers. Don't expect Osterville character at Hyannis prices—different buyer priorities, different village positioning.
Want help deciding between Centerville and Hyannis? Email me at [email protected] with your budget and must-haves. I'll show you exactly what $650K-$750K buys in each village and help you avoid overpaying for location features you won't use.
Target Village: Marstons Mills ($715,000 median)
Marstons Mills hit the sweet spot in 2025: +8.3% appreciation matching Centerville but with larger lots, more space, and residential character Osterville buyers want without Osterville prices.
What you get:
What you pay: $715,000 median means budget $680K-$800K for competitive positioning.
The strategy: Marstons Mills attracts buyers seeking single-family space without waterfront premiums. You're buying lot size, residential character, and school access—not beach walking distance. If those priorities align, Marstons Mills delivers better value than Osterville or Cotuit.
Alternative: Barnstable Village ($1,000,000 median)
Barnstable Village offers walkable downtown living at $1M median with +5.3% appreciation. Premium for Main Street proximity, village services, historic character.
The question: Does walkability justify paying $285K more than Marstons Mills? If you prioritize car-free lifestyle and village center access, yes. If you need space and don't value walkability, no—choose Marstons Mills and save $285K.
Target Village: Osterville ($1,450,000 median)
Osterville surged +20.8% to $1.45M in 2025. If you're buying here in 2026, you're betting on continued luxury demand and waterfront scarcity—and paying peak premiums for the privilege.
The reality check: Osterville appreciation won't sustain 20%+ annually. You're buying at or near peak. If you're purchasing for lifestyle (waterfront, historic character, prestige), proceed—but don't expect 2025's appreciation to repeat in 2026.
What you're paying for:
The strategy: If you're buying Osterville, negotiate condition issues aggressively. At $1.45M medians, expect turnkey properties. Don't overpay for deferred maintenance hoping appreciation covers it—those days ended.
Alternative: Cotuit ($882,500 median)
Cotuit dropped -9.9% to $882,500, creating potential opportunity for contrarian buyers betting on recovery. The $568K discount versus Osterville buys similar village character with appreciation upside IF Cotuit stabilizes.
The bet: Cotuit's -9.9% decline was overcorrection, not fundamental weakness. Recovery to $950K+ medians in 2-3 years rewards patient buyers.
The risk: Cotuit continues declining if buyer preferences permanently shifted toward Centerville/Marstons Mills value plays.
Call me at 508-335-3875 if you're considering Osterville or Cotuit at $1M+. These villages require different strategies, and I'll walk you through what appreciation patterns, inventory levels, and buyer competition actually look like right now—not what they looked like in 2025.
If you're selling in 2026, village performance determines your pricing strategy, timing, and competitive positioning. Here's what you need to know by village.
Your situation: Osterville surged +20.8% to $1.45M. You're sitting on appreciation—the question is whether to capitalize now or wait for more gains.
My advice: List in spring 2026. Here's why:
Timing factors:
Pricing strategy: Price at $1.42M-$1.48M range depending on condition, waterfront proximity, and updates. Don't test market at $1.6M+ hoping for "the right buyer"—that's how Osterville listings sit 120+ days and force reductions.
Preparation: At $1.45M medians, buyers expect perfection. Address deferred maintenance, update dated kitchens/baths if needed, stage professionally. You're competing with other Osterville sellers for a small pool of luxury buyers—presentation matters.
Your situation: Both villages delivered +8.3% appreciation with solid volume. You're in strong position.
Pricing strategy:
The move: List March-April 2026 to catch spring buyer wave. These villages attract family buyers planning summer moves—timing matters. Don't wait until June when inventory floods market and buyers have maximum choice.
Competitive positioning: Your competition is other Marstons Mills/Centerville sellers AND buyers comparing your village to Osterville/Cotuit. Emphasize value proposition: appreciation performance, affordability, beach access (Centerville), or space/lots (Marstons Mills).
Your situation: Cotuit declined -9.9% to $882,500. You're in the toughest position.
Two strategies:
Strategy #1: Sell Now (Aggressive Pricing)
Strategy #2: Wait for Stabilization
My recommendation: If you MUST sell in 2026, price at $875K-$895K and be prepared to negotiate. If you can wait, hold through 2026 and reassess in early 2027 based on whether Cotuit stabilizes or continues declining.
Don't do this: Price at $980K (2024 median) hoping to "get what it's worth." The market already told you what it's worth: $882,500. Overpricing creates 90-120+ day listings, stigma ("what's wrong with it?"), and eventual forced reductions below where you should have started.
Hyannis ($600K median, +4.5%): Price competitively at $580K-$620K range. Volume is strong (97 sales) but appreciation modest. Don't overprice hoping for premium—Hyannis attracts value buyers, not luxury seekers.
Barnstable Village ($1M median, +5.3%): Price at $975K-$1.05M depending on walkability to Main Street. You're selling downtown lifestyle—emphasize car-free access, village services, historic character.
Thinking about selling in next 6-12 months? Email me at [email protected] with your village and property details. I'll send you a free comparative market analysis showing exactly what sold in your neighborhood in last 90 days and what pricing strategy makes sense for your timeline.
As of February 2026, analyzing early-year market signals from Barnstable's active and pending inventory, several patterns emerge that shape 2026 expectations:
Inventory levels: Barnstable inventory entering spring 2026 sits approximately 10-15% above spring 2025 levels, creating modest buyer advantage but not dramatic inventory surge that would force widespread price reductions.
Buyer demand signals: Pending-to-active ratios vary by village:
Rate environment: If mortgage rates stabilize in 6-6.5% range through spring 2026, expect continued appreciation in Centerville/Marstons Mills (+5-8%) with Osterville moderating (+5-10%) and Cotuit stabilizing (0-3%).
Critical caveat: We're analyzing early February 2026 data representing tiny sample size. Spring inventory (March-June) determines whether 2025 patterns continue or shift. These early signals suggest momentum continues in mid-tier villages while luxury and declining villages face headwinds.
The bottom line: Village choice matters more in 2026 than it did in 2025. Buyers who target Centerville/Marstons Mills win. Buyers who overpay for Osterville prestige or bet on Cotuit without understanding risks lose. Sellers who time markets correctly and price aggressively capitalize. Sellers who test markets with inflated pricing sit.
Q: Why did Osterville surge 21% while Cotuit dropped 10% when they're both premium villages?
A: Osterville has waterfront scarcity and historic preservation that Cotuit lacks. Luxury buyers at $1M+ prioritize Nantucket Sound proximity and village prestige over rural character. Cotuit's $980K 2024 median proved unsustainable when buyers realized they could get better value in Marstons Mills ($660K) or Centerville ($632K) without premium pricing. Osterville justified its premium; Cotuit didn't.
Q: Should I buy Cotuit now that it dropped 10% or wait for further decline?
A: Depends on your timeline and risk tolerance. Cotuit at $882K offers $568K discount versus Osterville with potential recovery upside IF the -9.9% decline was overcorrection rather than fundamental weakness. If you're buying for 5+ years and believe Cotuit returns to $950K+ medians, it's contrarian opportunity. If you need appreciation in 1-2 years, target Centerville or Marstons Mills where momentum is proven.
Q: How current is this data and does it account for early 2026 trends?
A: This analysis was completed February 2026 using complete calendar year 2025 MLS data (567 total sales). Early 2026 signals (active/pending inventory as of February 13, 2026) are incorporated into the outlook section but represent limited sample size. Spring inventory levels (March-June 2026) will determine whether 2025 patterns continue or shift.
Q: Which Barnstable village offers best appreciation potential for 2026-2027?
A: Centerville and Marstons Mills delivered sustainable +8.3% appreciation in 2025 with strong fundamentals (beach access, affordability, volume). Osterville's +20.8% surge likely moderates in 2026 as luxury buyers become more selective. For buyers prioritizing appreciation over lifestyle, Centerville/Marstons Mills offer best risk-reward. For buyers betting on contrarian recovery, Cotuit presents opportunity with downside risk.
Q: Should I avoid Hyannis because appreciation was only 4.5%?
A: No—Hyannis delivered +4.5% appreciation at $600K median, outperforming many Cape Cod premium villages that declined. If you need affordability and can accept commercial character trade-offs, Hyannis provides solid value. Don't expect Osterville character or Centerville beach access, but don't dismiss +4.5% appreciation as "only"—that's sustainable performance many villages would envy.
Q: I'm selling Osterville in 2026—should I price at $1.45M median or push for $1.6M+?
A: Price at $1.42M-$1.48M depending on condition and waterfront proximity. Testing market at $1.6M+ creates 90-120+ day listings as luxury buyers at that price point are extremely selective and have alternatives. Osterville's +20.8% surge positions you well, but overpricing hoping for "the one buyer" backfires when inventory increases and buyers have choice. Capture the 2025 appreciation—don't gamble on 2026 continuation.
ABOUT DEBORAH CAMUSO
I've been helping Barnstable buyers and sellers navigate these 10 villages for over 25 years. With direct MLS access and experience closing hundreds of Barnstable transactions, I understand the village-level dynamics that separate smart decisions from expensive mistakes. Whether you're buying your first Cape home or selling a property you've loved for decades, I'm here to help you make the move that works for you.
Let's talk: [email protected] | 508-335-3875 | debcamuso.com
Analysis based on Deborah Camuso's 25+ years of Barnstable real estate experience and comprehensive review of 567 Barnstable MLS sales in 2025 (516 single-family, 51 condos) compared to 552 sales in 2024 (506 single-family, 46 condos). Village-level performance data reflects actual closed transactions. Market conditions change continuously. Active and pending inventory data reflects February 13, 2026 market snapshot. This analysis was completed February 2026 and reflects market conditions as of that date.
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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