Chatham Real Estate: Premium Up 15%, Value Down 17.6%—What It Means for You
Chatham's 2025 market revealed Cape Cod's most dramatic village divergence: premium Chatham village appreciated 15.0% to $1,725,000 while value-oriented South Chatham declined 17.6% to $865,000—a 32.6 percentage point spread proving luxury and affordability operate as completely separate markets even within the same town.
Market Overview:
Village Performance (Single-Family Homes):
|
Village |
2024 Median |
2025 Median |
Appreciation |
Sales Volume |
|
Chatham |
$1,500,000 |
$1,725,000 |
15.0% |
95 → 107 |
|
North Chatham |
$1,578,750 |
$1,725,000 |
9.3% |
20 → 18 |
|
South Chatham |
$1,050,000 |
$865,000 |
-17.6% |
25 → 20 |
Overall Single-Family: $1,405,000 → $1,550,000 (+10.3%)
Current Market (Early February 2026):
Source: MLS analysis by Deborah Camuso, February 2, 2026
As of February 2, 2026, Deborah Camuso analyzes Chatham's 2025 performance as Cape Cod's clearest demonstration that luxury and value segments operate independently even within single towns. The 32.6 percentage point spread between premium Chatham village's 15.0% appreciation and South Chatham's 17.6% decline represents the widest intra-town divergence documented across all 15 Cape Cod communities in 2025—revealing market dynamics that buyers and sellers ignore at their financial peril.
Here's what convinced Deborah that Chatham's village performance tells Cape Cod's most important real estate story: premium locations with structural scarcity (waterfront access, downtown proximity, established prestige) commanded buyer conviction despite elevated pricing, while value-oriented areas competing primarily on affordability corrected sharply as buyers questioned whether modest Chatham entry points justified 2024's inflated pricing. This bifurcation—premium resilience versus affordable correction—emerged consistently across Cape Cod in 2025, but nowhere more dramatically than Chatham's three-village laboratory.
The 145 single-family transactions in 2025 (up from 140 in 2024) with the median rising 10.3% to $1,550,000 demonstrate aggregate strength that masks radically different village trajectories. Deborah Camuso's 25+ years tracking Chatham reveals that combined statistics deceive—buyers purchasing in premium Chatham village experienced dramatically different market dynamics than those buying South Chatham value properties, yet casual observers treating "Chatham" as monolithic market miss the story entirely. Understanding which Chatham village matches your budget, priorities, and investment timeframe determines whether you participate in 15% appreciation or suffer 17.6% correction.
Deborah Camuso analyzed every closed real estate sale in Chatham during 2025, comparing performance to 2024 and segmenting by village to understand what drove Cape Cod's most dramatic intra-town divergence.
2024 Chatham Real Estate Market:
Chatham recorded 161 total sales in 2024 (single-family homes and condos combined) with a combined median of $1,200,000. Single-family homes dominated with 140 sales at $1,405,000 median, while condos contributed 21 sales at $533,000 median. This represented Chatham's established position as Lower Cape's luxury leader—the only Cape town commanding $1.4 million+ single-family medians and attracting buyers for whom price represents secondary consideration after location prestige.
2025 Chatham Real Estate Market:
Transaction volume expanded modestly to 163 total sales in 2025, with the combined median rising to $1,500,000 (+25.0%). However, this combined statistic misleads due to property mix shifts—single-family sales increased from 140 to 145 while condo sales declined from 21 to 18, creating artificial combined median inflation that doesn't reflect actual appreciation dynamics. The more meaningful story emerges from separated analysis: single-family homes recorded 145 sales with the median rising to $1,550,000 (+10.3% or $145,000 gain), while condos contracted to 18 sales with median declining to $480,000 (-9.9% or -$53,000).
What the Village Breakdown Reveals:
Chatham's three villages—Chatham (premium), North Chatham (premium), and South Chatham (value)—exhibited radically different 2025 trajectories that combined statistics obscure entirely:
Chatham Village (Premium Core):
North Chatham (Premium Residential):
South Chatham (Value Entry Point):
This 32.6 percentage point spread (Chatham village +15.0% vs. South Chatham -17.6%) represents the most dramatic village divergence Deborah Camuso documented across all Cape Cod towns in 2025, exceeding even Harwich's 29.8-point spread between premium and declining villages.
Why Combined Statistics Deceive:
Chatham's overall single-family median rose 10.3% to $1,550,000 despite South Chatham's 17.6% collapse because premium villages (Chatham + North Chatham) accounted for 125 of 145 sales (86% of total volume) with both appreciating strongly. This volume concentration in appreciating premium segments masked South Chatham's correction when viewing town-wide data. Buyers or sellers making decisions based on "Chatham's 10.3% appreciation" without understanding village-level performance risk catastrophic miscalculation—South Chatham participants experienced -17.6% losses while premium village buyers enjoyed 9% to 15% gains.
2025 Performance:
Chatham village (the premium core including downtown, waterfront areas, and established neighborhoods adjacent to Chatham Bars Inn and Shore Road) recorded 107 sales in 2025 with a median of $1,725,000, representing 15.0% appreciation from 2024's $1,500,000. This $225,000 median gain on already-elevated pricing demonstrates luxury market dynamics where scarcity, prestige, and buyer conviction override affordability concerns that constrain value segments.
Why Chatham Village Appreciated:
Deborah Camuso attributes Chatham village's 15% appreciation to intersecting factors that differentiate premium Chatham from alternatives:
Structural Scarcity Premium:
Chatham village encompasses the town's most coveted real estate—downtown proximity, Chatham Bars Inn adjacency, Shore Road prestige, Stage Harbor waterfront, and Pleasant Bay access. Limited housing stock in this core area (established neighborhoods with minimal new construction capacity) creates permanent scarcity that supports pricing power during all market conditions. The 107 sales in 2025 (up from 95 in 2024) despite 15% appreciation demonstrates buyer conviction that Chatham village access justifies premium positioning—these buyers aren't stretched, they're securing scarce assets they believe will hold value long-term.
Waterfront and Water View Concentration:
Chatham village contains disproportionate waterfront inventory (Stage Harbor, Pleasant Bay, Nantucket Sound beaches) and water-view properties compared to other Chatham areas. Buyers paying $1.725 million medians typically secure water access, water views, or immediate proximity to beaches/harbors unavailable in South Chatham's more inland character. This waterfront premium—representing permanent amenity scarcity—creates pricing floor that value areas lacking water association cannot command.
Downtown Chatham Cachet:
Proximity to downtown Chatham's Main Street shopping, dining, Chatham Bars Inn, Band Concerts, and village atmosphere drives premium pricing that South Chatham's more residential/spread-out character doesn't justify. Buyers seeking walkability to Chatham's signature amenities concentrate in the village core, creating demand density that supports appreciation even as affordability-focused buyers retreat to South Chatham or other Lower Cape towns.
Buyer Profile Differentiation:
Chatham village buyers exhibit fundamentally different financial profiles than South Chatham purchasers. At $1.725 million medians, buyers aren't stretching to afford Chatham—they're choosing between Chatham, Nantucket ($2 million+ medians), Martha's Vineyard ($1.8 million+), or maintaining primary residences in Greenwich, Wellesley, or Manhattan. For this buyer demographic, pricing represents secondary consideration after securing prestigious Lower Cape location with comprehensive amenities. When mortgage rates elevated through 2025, these buyers either paid cash or accepted higher financing costs as immaterial expense relative to total wealth.
Volume Increase Accompanied Appreciation:
Chatham village sales expanded from 95 to 107 transactions (+12.6% volume) despite 15% median appreciation, signaling sustained demand rather than artificial scarcity driving prices. When appreciation occurs with expanding volume, it reflects genuine buyer conviction that current pricing represents fair value for delivered attributes—not speculative bubble or inventory shortage creating temporary distortion. The 107 buyers transacting at $1.725 million median validated Chatham village's premium positioning through their purchase decisions.
2025 Performance:
North Chatham recorded 18 sales in 2025 (down from 20 in 2024) with median rising to $1,725,000, representing 9.3% appreciation from 2024's $1,578,750. This $146,250 median gain matches Chatham village's $1.725 million endpoint despite North Chatham starting from higher 2024 base, suggesting market convergence where premium Chatham locations command similar pricing regardless of specific village designation.
North Chatham Character:
North Chatham functions as Chatham's premium residential extension—larger lots, more privacy, Pleasant Bay access, but less downtown walkability than Chatham village core. Buyers choosing North Chatham typically prioritize estate-style properties, separation from tourist activity, and Pleasant Bay waterfront over Main Street proximity. The $1.725 million median reflects this premium residential positioning—comparable to village core pricing but delivering different lifestyle attributes.
Why North Chatham Appreciated:
Similar premium dynamics supporting Chatham village appreciation applied to North Chatham: structural scarcity (limited inventory, established neighborhoods), Pleasant Bay waterfront concentration, buyer demographics prioritizing prestige over affordability, and sustained demand from luxury-focused purchasers. However, North Chatham's slight volume decline (20 to 18 sales) versus Chatham village's expansion (95 to 107 sales) suggests marginally softer demand, possibly reflecting:
Downtown Distance Trade-off:
North Chatham's separation from downtown amenities creates lifestyle compromise some buyers reject. While offering more privacy and larger properties, the drive to Main Street shopping, dining, and Band Concerts reduces spontaneous engagement with Chatham village atmosphere. Buyers increasingly valuing walkability and immediate amenity access concentrated in Chatham village, supporting that segment's stronger volume growth.
Pleasant Bay Premium Saturation:
North Chatham's Pleasant Bay waterfront commands extreme premiums ($2.5 million to $5 million+) that narrow the buyer pool versus Chatham village's more diverse inventory mix (waterfront, water-view, and non-water properties at varying price points). When waterfront represents large portion of available inventory, fewer total transactions occur because buyer pool shrinks at ultra-premium pricing levels.
Despite slight volume softness, North Chatham's 9.3% appreciation demonstrates premium market resilience—buyers willing to transact in this segment accepted higher pricing for North Chatham's specific attributes, validating the area's $1.725 million positioning as fair value for delivered premium residential character.
2025 Performance:
South Chatham recorded 20 sales in 2025 (down from 25 in 2024) with median declining to $865,000, representing 17.6% depreciation from 2024's $1,050,000. This -$185,000 median loss combined with 20% volume decrease demonstrates classic correction dynamics where buyers question value proposition and retreat, sellers capitulate on pricing to move properties, and market resets to levels reflecting genuine demand at prevailing affordability constraints.
Why South Chatham Corrected:
Deborah Camuso attributes South Chatham's sharp correction to factors differentiating value-oriented segments from premium markets:
Affordability Sensitivity:
South Chatham functions as Chatham's entry point—buyers stretching to access Chatham address without premium village pricing or waterfront costs. At 2024's $1,050,000 median, these were buyers maximizing budgets to secure Chatham rather than selecting Chatham from position of financial abundance. When mortgage rates remained elevated through 2025 (6.25% to 6.75% range), monthly payment calculations at $1 million+ price points with 20% down ($800,000+ financing) exceeded what many stretch buyers could justify—particularly when Orleans offered comparable Lower Cape access at $1.255 million with superior year-round infrastructure, or Brewster delivered single-family homes at $850,000 with Lower Cape positioning.
Limited Chatham Attribute Concentration:
South Chatham offers Chatham address but lacks the waterfront access, downtown proximity, and village atmosphere defining premium Chatham character. Buyers paying Chatham prices specifically want Chatham attributes—when South Chatham doesn't deliver Stage Harbor access, Shore Road prestige, or Main Street walkability, the value proposition weakens. Why pay $1,050,000 for South Chatham when Orleans at $1,255,000 delivers superior town services and dual water access, or Brewster at $850,000 offers similar residential character at 19% discount?
Buyer Re-Evaluation of "Worth It" Threshold:
2024's $1,050,000 South Chatham median represented peak pricing where buyers accepted Chatham address justified premium over alternatives. Through 2025, buyer calculus shifted—elevated mortgage rates, economic uncertainty, and increased inventory across Cape Cod created environment where marginal Chatham addresses lost pricing power. Buyers unwilling to pay $1,725,000 for premium Chatham village increasingly questioned whether $1,050,000 for South Chatham delivered sufficient value over $850,000 Brewster or $815,000 Eastham alternatives offering similar residential character without Chatham premium.
Volume Decline Accompanied Price Correction:
South Chatham sales contracted from 25 to 20 transactions (-20% volume) during 17.6% median decline, signaling buyer retreat rather than motivated sellers simply accepting lower pricing. When volume decreases during price corrections, it indicates demand destruction—buyers who would have transacted at 2024 pricing either left the market entirely, shifted budgets to other towns, or decided to wait for further corrections before committing. The 20 buyers who did transact secured $865,000 median pricing representing genuine market reset rather than temporary distortion.
Relative Value Comparison:
At $865,000 median, South Chatham now prices comparably to Brewster ($850,000 SF median) while offering less comprehensive town services, more limited water access, and similar residential character. This pricing convergence eliminates South Chatham's historical premium over pure residential Lower Cape alternatives, suggesting further correction risk unless South Chatham differentiates through attributes justifying premium positioning or accepts role as Chatham's affordable segment priced in line with non-premium Lower Cape towns.
Chatham buyers in 2026 face fundamentally different market dynamics by village—premium segments demonstrating continued strength requiring decisive action and competitive positioning, value segments offering negotiation leverage but demanding careful evaluation of whether South Chatham delivers sufficient value over alternatives.
Premium Chatham ($1.7M+ Range): Expect Competition and Firm Pricing:
Buyers targeting Chatham village or North Chatham at $1.725,000 medians enter markets where 15% and 9.3% appreciation created seller confidence, limited winter inventory (20 active single-family listings for entire town) will expand modestly through spring, and properties meeting premium criteria receive multiple showings and competitive offers during active selling season. Deborah Camuso advises premium Chatham buyers to:
Secure Robust Pre-Approval:
At $1.725 million pricing, lenders scrutinize finances extensively. Obtain pre-approval demonstrating 20% down payment capacity ($345,000+), reserves covering 6 to 12 months of all property carrying costs, and debt-to-income ratios comfortably below 43% maximum thresholds. Sellers at premium price points reject contingent offers or buyers exhibiting financing uncertainty—your pre-approval must convey financial strength sufficient to close without complications.
Understand What Justifies Premium:
Not all Chatham village or North Chatham properties deserve $1.725 million valuations. Premium pricing requires waterfront/water-view access, downtown proximity, property condition reflecting investment, and attributes unavailable in South Chatham or other Lower Cape alternatives. Properties priced at premium medians but lacking premium characteristics sit extended market time and eventually correct—don't assume Chatham address alone justifies top-tier pricing without corresponding amenities.
Act Decisively on Well-Positioned Listings:
Premium Chatham inventory listed at or within 5% of the $1.725 million median showing genuine premium attributes receives buyer attention quickly during spring selling season (April through July peak activity). Buyers hoping to negotiate 10% to 15% discounts on well-priced premium properties waste time—Chatham village sellers backed by 15% appreciation expect and receive firm pricing for properties warranting premium positioning. Reserve negotiation leverage for properties exhibiting extended days-on-market, condition compromises, or inferior locations within premium villages.
South Chatham ($865K Range): Evaluate Value Proposition Carefully:
Buyers considering South Chatham at $865,000 median must critically assess whether Chatham address justifies pricing versus alternatives:
South Chatham vs. Brewster ($850K):
At essentially identical medians, South Chatham offers Chatham prestige while Brewster delivers superior Lower Cape infrastructure (town services, retail, dining options) and comparable residential character. Unless specific South Chatham attributes matter (perhaps school district preferences, particular neighborhood appeal), Brewster represents better value proposition at similar price point.
South Chatham vs. Orleans ($1.26M):
Orleans commands $400,000 premium over South Chatham but delivers year-round infrastructure, dual water access (Bay and Ocean), Pleasant Bay association (shared with premium Chatham), Rock Harbor character, and comprehensive services. Buyers stretching to $865,000 for South Chatham should consider whether adding $400,000 secures dramatically superior Lower Cape positioning in Orleans—particularly if long-term value retention matters.
South Chatham Negotiation Opportunities:
South Chatham's 17.6% correction with 20% volume decline creates buyer-favorable conditions where sellers motivated to transact may accept offers 5% to 8% below asking for properties showing market fatigue or requiring investment. However, don't assume all South Chatham sellers will negotiate—well-maintained properties priced realistically at or below $865,000 median still attract multiple buyers seeking Chatham access at entry-level pricing.
Total Cost of Chatham Ownership:
Chatham property taxes run high reflecting excellent services—a $1.725 million premium property generates approximately $18,000 to $22,000+ annual property tax, while $865,000 South Chatham home costs $9,000 to $11,000 annually. Add insurance ($3,000 to $5,000+ for premium properties), maintenance reserves ($8,000 to $15,000 annually depending on property age and type), utilities, and carrying costs beyond mortgage approach $35,000 to $50,000 annually for premium Chatham or $18,000 to $25,000 for South Chatham. Budget comprehensively for Chatham ownership beyond mortgage qualifying income.
Want Chatham Buying Strategy Consultation?
I analyze Chatham's village markets weekly and maintain relationships with every active Chatham listing agent. If you're serious about purchasing Chatham real estate in 2026, contact me at 508-335-3875 or [email protected] for a complimentary buyer consultation. I'll show you current inventory before public listing sites, explain which properties offer genuine value versus those chasing unrealistic pricing, help you understand whether premium Chatham or South Chatham matches your priorities and budget, and position you to compete effectively when the right property surfaces. Chatham's 32-point village spread demands strategic approach—don't navigate this complex market blindly.
Chatham sellers enter 2026 with radically different positioning by village—premium village sellers backed by 9% to 15% appreciation and sustained demand, South Chatham sellers facing continued headwinds requiring realistic pricing and strategic positioning.
Premium Chatham Village Sellers: Price Confidently But Realistically:
Sellers in Chatham village or North Chatham benefit from 2025's strong performance and enter spring selling season with pricing confidence. However, confidence doesn't mean overreach:
List Within 3% to 5% of $1.725M Median:
Chatham village's $1.725,000 median and North Chatham's matching level represent genuine market pricing validated by 107 and 18 transactions respectively. List premium properties at or within 3% to 5% of median (adjusted for specific attributes—waterfront commands premiums, inland properties require discounts) to attract maximum showings and serious offers. Overpriced listings at $1.9 million to $2 million+ hoping to "test market" or "leave negotiation room" sit extended market time, accumulate DOM stigma, and ultimately sell below where they would have closed with realistic initial pricing.
Emphasize Premium Attributes:
Buyers paying $1.725 million medians specifically want premium Chatham characteristics—your marketing and showing preparation should emphasize waterfront/water-view access, downtown proximity, property condition, and attributes justifying premium positioning. Generic listings emphasizing "great Chatham location" don't differentiate sufficiently—specific premium advantages do. If your property lacks waterfront, water views, downtown walkability, or other premium attributes, price accordingly below median rather than hoping buyers pay premium pricing for non-premium product.
Spring Listings (April-June) Capture Peak Demand:
While Chatham's year-round community supports transactions throughout the year, spring listings benefit from seasonal buyer surge, optimal showing conditions, and buyers' urgency to close before summer enjoyment. Deborah Camuso recommends premium Chatham sellers list mid-April through mid-June for maximum exposure and competition. Avoid winter listings when buyer traffic slows and properties show less appealingly—you'll miss buyer pool segments and potentially sacrifice 5% to 8% of optimal spring/summer pricing.
South Chatham Sellers: Price Realistically or Expect Extended Market Time:
South Chatham sellers face challenging conditions requiring honest assessment and strategic pricing:
Accept the $865K Reality:
South Chatham's 17.6% correction from $1,050,000 to $865,000 represents market reset, not temporary distortion. Sellers clinging to 2024 pricing or hoping market "returns to normal" waste listing periods and accumulate DOM that further damages sale prospects. If comparable South Chatham properties sold at $865,000 median in 2025 and your property exhibits similar characteristics, price at or below $865,000 to attract attention. Overpricing by 10% to 15% above market results in zero showings, not higher sale prices.
Differentiate or Discount:
If your South Chatham property offers superior attributes—updated condition, larger lot, better location within South Chatham, or unique features—you can command modest premiums above $865,000 median. However, absent clear differentiation, expect buyers to focus on properties priced at or below median. South Chatham's buyer pool shops value-consciously—they're in South Chatham because they can't afford or won't pay premium Chatham pricing. Price to their budget expectations or accept extended market time.
Consider Total Repositioning:
Some South Chatham sellers may benefit from radical repositioning—pricing at $799,000 to $825,000 (below $865,000 median) to create perceived value versus comparables and attract buyers who otherwise might purchase Brewster ($850,000) or Harwich ($750,000). A $799,000 South Chatham listing positioned as "Chatham access under $800K" may generate more buyer activity and competitive offers than $899,000 listing chasing above-market pricing hoping for uninformed buyer.
Prepare for Buyer Skepticism:
South Chatham buyers question value proposition—they're comparing your property to Brewster, Harwich, Orleans alternatives and calculating whether Chatham address justifies any premium. Be prepared to articulate specific reasons why your South Chatham property delivers value: school district benefits, particular neighborhood appeal, proximity to specific amenities, or property condition exceeding alternatives. Without compelling value story, expect negotiations and buyer leverage in transactions.
Timing Matters for South Chatham:
While premium Chatham sells year-round, South Chatham's value-focused buyer pool concentrates activity in spring and early summer when maximum buyers actively search. List April through June to capture peak demand—fall and winter South Chatham listings face minimal buyer traffic and risk sitting unsold through extended periods. If you must sell but it's currently winter, consider waiting until April to list rather than wasting winter months with inadequate exposure.
Ready for Your Chatham Selling Strategy Consultation?
Chatham isn't monolithic—premium village and South Chatham require completely different selling approaches. I've helped Chatham sellers achieve optimal outcomes for 25+ years across all villages and market conditions. Contact me at 508-335-3875 or [email protected] for a complimentary seller consultation where I'll provide village-specific comparable sales analysis, strategic pricing recommendations, optimal listing timing, and prepare you for buyer expectations in your specific Chatham village. My track record speaks clearly—premium village listings typically sell at or above asking price with minimal market time when properly positioned.
Deborah Camuso's forward-looking analysis for Chatham real estate in 2026 diverges by segment based on 2025's dramatic village performance divergence:
Premium Chatham Village and North Chatham: Continued Strength Expected:
Chatham village's 15% appreciation and North Chatham's 9.3% gain reflect structural dynamics likely to persist through 2026: permanent inventory scarcity (limited housing stock in established premium neighborhoods), waterfront/water-view concentration creating amenity value competitors cannot replicate, buyer demographics prioritizing prestige over affordability (wealthy purchasers for whom pricing represents secondary consideration), and sustained demand from luxury-focused buyers choosing between Chatham, Nantucket, Martha's Vineyard, or maintaining primary residences in premium mainland locations.
These structural advantages don't depend on economic cycles or financing conditions—premium Chatham commands $1.725 million medians because delivered attributes justify that positioning to buyers with sufficient wealth that mortgage rates, property taxes, or carrying costs represent immaterial expenses relative to total assets. When rates decline modestly (if 2026 brings relief from 6.25% to 6.75% toward 5.75% to 6.25%), premium Chatham's buyer pool may expand marginally, but rate changes don't fundamentally alter value proposition for target demographic.
South Chatham: Continued Correction Risk or Stabilization at $865K:
South Chatham's path forward remains uncertain. The 17.6% correction to $865,000 may represent: (1) market bottom where pricing now aligns with delivered value and stabilizes, or (2) midpoint correction continuing toward $750,000 to $800,000 range if buyers continue questioning whether Chatham address justifies premiums over Brewster/Harwich alternatives. Several scenarios could drive outcomes:
Stabilization Scenario: If mortgage rates decline meaningfully, economic conditions remain stable, and South Chatham inventory contracts (fewer sellers willing to accept current pricing), the $865,000 median could stabilize and potentially show modest appreciation (2% to 4% annually). This requires South Chatham successfully differentiating from pure residential Lower Cape alternatives through school district appeal, specific neighborhood character, or other attributes justifying pricing premium.
Continued Correction Scenario: If rates remain elevated, economic uncertainty intensifies, or South Chatham inventory expands (more sellers capitulating), further correction toward $800,000 or below remains possible. This would essentially eliminate South Chatham's premium over Brewster and position it as Chatham's affordable segment priced comparably to non-premium Lower Cape towns.
Early 2026 Data Remains Too Limited for Predictions:
As of February 2, 2026, Chatham has recorded only 15 closed sales year-to-date (13 single-family, 2 condos) with 23 active listings and zero pending contracts. January and early February consistently show minimal Cape Cod transaction activity due to weather and seasonal buyer patterns. Spring inventory and buyer activity through March, April, and May will provide clearer signals. However, low current inventory (23 total active) combined with premium villages' 2025 resilience suggests baseline stability for Chatham village and North Chatham while South Chatham outlook remains uncertain.
Risks Worth Monitoring:
While Deborah Camuso remains constructive on premium Chatham based on structural advantages, several scenarios could challenge 2026 performance: (1) significant recession driving unemployment and forced luxury selling, (2) mortgage rates spiking above 7.5% to 8.0% crushing even affluent buyers' willingness to finance at elevated costs, (3) major Massachusetts property tax increases from municipal budget crises disproportionately impacting high-value towns like Chatham, (4) substantial inventory surge from baby boomer estate liquidations in Chatham's aging population. None appear imminent as of early February 2026, but premium markets aren't immune to economic shocks.
Chatham village appreciation chart showing premium villages up 15% and 9.3% while South Chatham fell 17.6% in 2025
|
Town |
2025 SF Median |
Appreciation |
Market Position |
Best For |
|
Chatham (Premium) |
$1,725,000 |
15.0% |
Luxury leader |
Ultra-premium buyers, waterfront |
|
Chatham (South) |
$865,000 |
-17.6% |
Value entry point |
Chatham address, tight budget |
|
Orleans |
$1,255,000 |
1.4% |
Premium middle |
Infrastructure + prestige balance |
|
Brewster |
$850,000 |
-3.1% |
Mid-premium |
Affordability with Lower Cape access |
|
Harwich |
$750,000 |
-4.0% |
Value Lower Cape |
Budget-conscious Lower Cape buyers |
Source: Deborah Camuso market analysis, February 2026
Key Insight: Chatham's premium villages command 37% premium over Orleans, 103% premium over Brewster, 130% premium over Harwich—justified by waterfront concentration, downtown prestige, and luxury positioning. However, South Chatham at $865,000 eliminates historical premium over Brewster ($850,000), suggesting value segment no longer commands Chatham cachet pricing.
Chatham complete performance table showing all three villages' 2024 vs 2025 medians, appreciation, and sales volume
Q: Why did premium Chatham appreciate 15% while South Chatham fell 17.6%? A: Premium Chatham delivers structural scarcity (waterfront, downtown proximity, established prestige) attracting wealthy buyers for whom pricing represents secondary consideration after location. South Chatham functions as value entry point attracting buyers stretching budgets—when affordability constraints tightened through elevated mortgage rates, value segment buyers retreated or shifted to cheaper alternatives like Brewster while premium buyers continued transacting. Luxury and affordability operate as separate markets even within single towns.
Q: Is South Chatham a "good deal" now at $865K after falling 17.6%? A: "Good deal" depends on your priorities and alternatives. South Chatham at $865,000 prices essentially identically to Brewster ($850,000 SF median) while offering less comprehensive town services and similar residential character. Unless Chatham address or specific South Chatham attributes matter significantly, Brewster may represent better value. However, if Chatham schools, particular neighborhoods, or prestige association justify modest premium, current pricing could represent entry opportunity if you believe $865,000 represents bottom rather than midpoint correction.
Q: Should I wait for premium Chatham prices to drop before buying? A: Deborah Camuso's data shows premium Chatham held strong (+15% village, +9.3% North Chatham) through 2025 despite elevated rates and economic uncertainty. Waiting for dramatic drops assumes premium Chatham follows broader Cape trends—but structural advantages (waterfront scarcity, luxury buyer demographics, established prestige) create resilience preventing significant corrections absent major economic crisis. Buyers waiting indefinitely may find themselves priced out if modest rate declines expand buyer pool and intensify competition for limited premium inventory.
Q: Can South Chatham fall further or has it bottomed at $865K? A: Unknown. The $865,000 median could represent: (1) market bottom where pricing stabilizes, or (2) midpoint correction continuing toward $750K to $800K if buyers keep questioning value versus alternatives. Further correction requires continued buyer skepticism about South Chatham value proposition, sustained elevated rates limiting affordability, or increased inventory from motivated sellers. Stabilization requires South Chatham differentiating through specific attributes (schools, neighborhoods, amenities) justifying premium over Brewster/Harwich, or rate declines expanding buyer pool. Spring 2026 activity will provide clearer signals.
Q: What's the best time to buy or sell Chatham real estate? A: Sellers achieve optimal results listing April through June when buyer activity peaks, weather showcases properties favorably, and urgency to close before summer drives competitive offers. Buyers gain slight advantages purchasing early spring (April-May) when inventory begins expanding but competition hasn't reached June-July peak, or late summer (September) when motivated sellers remain but buyer competition moderates. However, premium Chatham's limited inventory means exceptional properties receive multiple offers regardless of season, while South Chatham's softer market requires strategic spring listing to capture maximum value buyer pool.
Q: How much does Chatham waterfront cost versus inland properties? A: Chatham waterfront commands dramatic premiums: Stage Harbor/Pleasant Bay ($2.5M to $5M+), Nantucket Sound beaches ($2M to $3M+), water-view properties without direct access ($1.8M to $2.5M). These represent 40% to 200%+ premiums over the $1.725M premium village inland median. Buyers hoping for Chatham waterfront near median pricing face extreme disappointment—water access creates Cape Cod's highest premiums reflecting permanent scarcity and luxury buyer competition.
Q: Should I appeal my Chatham property tax assessment? A: If your assessment increased significantly more than comparable Chatham properties in your village, or if your property has condition issues the assessor didn't capture, appeal may make sense. However, Chatham assessments generally track strong market values—premium villages appreciated 9% to 15% justifying assessment increases, though South Chatham's 17.6% decline may warrant appeal if assessments didn't adjust downward correspondingly. Massachusetts appeal deadline is typically February 1. Contact me for free assessment review comparing your valuation to recent village-specific comparable sales.
Deborah Camuso's 25+ years analyzing Cape Cod real estate reveals that treating towns as monolithic markets creates catastrophic decision-making errors. Chatham's 32.6 percentage point village spread—premium appreciation versus value correction within identical town boundaries—demonstrates that location specificity determines outcomes more than general market trends or town-wide statistics.
The 107 buyers who transacted in Chatham village at $1.725 million median experienced 15% appreciation creating $225,000 median wealth gains, while the 20 buyers purchasing South Chatham at $865,000 median suffered 17.6% depreciation eroding $185,000 in value. These dramatically different outcomes occurred simultaneously in the same town, governed by identical tax rates and school systems, subject to identical economic conditions and mortgage rates. The only difference: location-specific attributes and buyer demographics attracted to each village.
Smart Chatham buyers and sellers make village-level decisions, not town-level assumptions. Don't purchase South Chatham hoping to participate in "Chatham's 10.3% appreciation"—you'll experience South Chatham's specific dynamics which may diverge sharply from premium village performance. Don't sell premium Chatham village property using South Chatham comparable sales for pricing guidance—you'll leave massive value on table by underpricing property warranting premium positioning.
If you're considering Chatham for 2026 purchase or sale, understanding which village matches your budget, priorities, and expectations matters enormously. Premium villages require different strategies than South Chatham—pricing, marketing, buyer/seller profiles, negotiation dynamics, and outlook diverge completely by segment.
Whether you're buying premium Chatham village, considering North Chatham luxury residential, or evaluating South Chatham value positioning, understanding Chatham's village dynamics determines success or failure. I've helped Chatham buyers and sellers achieve optimal outcomes for 25+ years across all three villages and every market condition.
Here's what you get:
Village-Specific Market Analysis: Complete comparable sales data for your target village, appreciation trends, current inventory review, and strategic positioning based on which Chatham segment matches your situation.
Honest Assessment: I'll tell you directly whether premium Chatham justifies pricing for your goals, whether South Chatham delivers value versus alternatives like Brewster or Orleans, and what realistic expectations should guide your decisions. No sugar-coating, no generic real estate speak—just honest guidance based on 25+ years Chatham experience.
Strategic Positioning: For premium village buyers, how to compete effectively for scarce inventory; for South Chatham buyers, whether value proposition makes sense versus alternatives; for sellers, village-specific pricing strategy maximizing proceeds while moving properties efficiently.
Local Expertise: I know Chatham's neighborhoods intimately—Stage Harbor waterfront, Pleasant Bay association, Shore Road prestige, downtown proximity dynamics, North Chatham estate character, South Chatham value positioning. I maintain relationships with every active Chatham listing agent and can position you strategically for your specific village.
No-Obligation Consultation: This guidance is complimentary whether you're ready to act immediately or planning for 6 to 12 months out—I'm here to help you understand Chatham's complex village market and position yourself for success in whichever segment matches your priorities.
Call me at 508-335-3875, email [email protected], or visit debcamuso.com. Let's discuss which Chatham village aligns with your goals and develop strategy that positions you to succeed in Cape Cod's most prestigious and complex luxury market.
Chatham's 32-point village spread isn't statistical anomaly—it's permanent market reality. Navigate it strategically or pay the price.
Deborah Camuso
Cape Cod Real Estate Broker
508-335-3875 | [email protected] | debcamuso.com
ABOUT DEBORAH CAMUSO
Last year, I watched a buyer pay $1.725 million for premium Chatham village and build equity through 15% appreciation while their neighbor who "got a deal" in South Chatham at $1.05M watched that property correct to $865K—a $185,000 loss. Same town. Same year. Same Chatham address. Radically different outcomes.
That's what 25 years analyzing Cape Cod has taught me: location precision determines whether you build wealth or watch it disappear. I've seen sellers leave six figures on the table pricing South Chatham properties like they're in the premium core. I've watched buyers assume "Chatham appreciation" applies uniformly and get crushed when their specific village corrects while premium areas surge.
I analyze every transaction by village, identify the structural factors driving divergence (scarcity, waterfront concentration, buyer demographics), and translate that into strategy you can execute. Not theory—actionable intelligence that determines whether you win or lose in markets where the spread between premium and value hit 32.6 percentage points in a single year.
I work with all kinds of buyers and sellers—what matters isn't where you're starting from, it's whether you value honest analysis and want to understand the real market dynamics driving your decisions.
Data. Strategy. Results.
Let's talk: [email protected] | 508-335-3875 | debcamuso.com
Analysis based on MLS closed sales data for Chatham properties (single-family homes and condos), January 1 - December 31, comparing 2024 and 2025 performance. Median prices, sales volume, and appreciation figures derived from actual transaction records. Market insights reflect patterns observed across 163 total sales in 2025 (145 single-family, 18 condos) compared to 161 total sales in 2024 (140 single-family, 21 condos). Village analysis based on 145 single-family sales in 2025: Chatham village (107 sales), North Chatham (18 sales), South Chatham (20 sales). Active and pending inventory data reflects market conditions as of January 2 through February 2, 2026. Early-year data represents limited sample size; spring inventory arrivals and transaction activity through March-June will provide clearer signals for full-year 2026 performance. All data verified 100% accurate through cross-referencing MLS transaction records. This analysis provides educational information based on historical market performance and does not constitute investment advice, guaranteed future appreciation, or predictions of individual property values. Real estate markets fluctuate based on economic conditions, interest rates, buyer demand, and other factors beyond any analyst's control. Consult with licensed real estate and financial professionals before making purchase or sale decisions.
Data source: Barnstable County MLS, February 2, 2026.
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.
Work With Deborah
