Chatham Real Estate in 2025: Which Sellers Should Act Now — and Which Should Wait
Recent Chatham sales data shows that timing matters differently by price range, with some sellers positioned to act now and others better served by waiting.
If you own a home in Chatham, you’re probably not asking,
“Is the market good or bad?”
You’re asking something much more specific:
“Given what’s actually selling in Chatham right now… is this the right time for me to list? Or should I wait?”
Over the last 90 days, the Chatham market has been active but selective. Some segments are seeing steady, decisive buyer activity. Others are moving more slowly, with only a handful of sales.
Below, I’ll walk you through three simple visuals that show:
Whether the market is moving at all
Where buyers are actually transacting by price range
How to decide if you should act now or prepare and wait
This snapshot shows the total number of Active, Pending, and Closed residential listings in Chatham over the last 90 days.
50 Closed
27 Pending
34 Active
What this tells you:
Buyers are still writing contracts (27 pending)
Deals are closing regularly (50 closed)
There is a real amount of inventory (34 active) — you’re not the only option
This is not a frozen market and it’s not a frenzy.
It’s a market where buyers are choosing carefully and rewarding properties that are well-positioned for today’s conditions.
The next question is: where are they choosing to buy?
This chart shows how many closed sales happened in each price band over the last 90 days:
Under $1M: 12 sales
$1M–$3M: 28 sales
$3M–$5M: 6 sales
$5M–$8M: 3 sales
$8M–$10M: 1 sale
$10M+: 0 sales
So out of 50 closed sales:
40 of them were under $3M
Just 10 sales occurred above $3M
Only 4 sales happened above $5M, and none above $10M in this 90-day window
This is the heart of your decision:
Some parts of Chatham are seeing consistent, repeatable buyer demand
Others are functioning more like a fine art market — occasional, high-stakes, very selective
Let’s break that down by how people actually think about their homes:
Village & in-town
Homes near the water
Luxury & true waterfront
(Most Activity: Under $1M–$3M)
Think of:
In-town Chatham near Main Street and the Old Village
Year-round neighborhoods in South Chatham, West Chatham, Riverbay, and similar areas
Smaller single-family homes and cottages not driven purely by waterfront value
In the last 90 days:
40 of the 50 sales in Chatham were under $3M
The heaviest concentration of activity sits in the $1M–$3M band (28 sales)
What this means:
Buyers in this range are still decisive when a home is priced in line with recent sales
There is more liquidity — more buyers and more transactions — for village and in-town property types
These segments often attract:
Year-round residents
Second-home buyers looking for walkability
People trading within Chatham rather than purely from outside markets
You may want to lean toward listing in the near term if:
Your home likely falls under $3M based on recent comps
You’re in or near the village, or in a well-known in-town neighborhood
You’d prefer to sell into a market with proven buyer activity rather than waiting to see what happens later
You may want a strategy session and some preparation time if:
Your pricing expectations are still anchored to 2021–2022 peak numbers
Your home needs obvious updates compared to recent sales
You’re not time-sensitive and want to sharpen your positioning before testing the market
(Selective but Real Demand: Often $3M–$5M and Some $5M–$8M)
This includes homes:
On streets near Pleasant Bay, Stage Harbor, Oyster Pond, or Nantucket Sound
With water views, access, or short walks to the shoreline, but not necessarily direct frontage
In neighborhoods where lifestyle and proximity do a lot of the heavy lifting
In the last 90 days:
6 sales closed between $3M–$5M
3 sales closed between $5M–$8M
So roughly 9 higher-end “near the water”–type homes traded hands.
What this means:
Buyers in this band are present, but they are more willing to wait for the right property
They compare condition, setting, and pricing carefully across Chatham and other Cape markets
Homes that feel “almost there” but not quite aligned with price can sit while others move
You may want to list sooner rather than later if:
Your home has a clean story: strong location, good condition, and pricing that matches recent nearby sales
You’re in a known coastal area where buyers regularly look (for example, near Pleasant Bay, Stage Harbor, Harding’s Beach, or similarly desirable pockets)
You’d rather capture today’s proven 3M–5M demand than gamble on a different environment later
You may want to be more deliberate if:
Your price expectations depend heavily on what neighbors got in peak years
Your home needs work that higher-end buyers are unlikely to overlook
You’re not in a rush and prefer to address condition, staging, or pricing strategy before you go live
(Thin but Powerful Market: $5M+ and Especially $8M+)
Now we move into the rarest tier of the Chatham market:
Direct waterfront homes
Estate-level properties
Signature Old Village, Stage Harbor, or Nantucket Sound compounds that compete on a national second-home stage
In the last 90 days:
3 sales happened between $5M–$8M
1 sale happened between $8M–$10M
0 sales closed above $10M
So out of 50 total sales, only 4 were above $5M, and none above $10M.
What this means:
The luxury and true waterfront market is not dead — but it’s thin
Buyers at this level are patient and often looking at multiple coastal markets, not just Chatham
When they do act, it’s usually for properties that are:
Architecturally compelling
Well-maintained or recently improved
Positioned correctly in price for the setting and frontage
You may want to act sooner if:
Your property is genuinely unique (irreplaceable frontage, exceptional setting, or iconic location)
You are prepared to price in a way that resonates with today’s limited but serious buyers, not just yesterday’s headlines
You have clarity that this is the right window for your personal plans, regardless of macro noise
You may want to pause, plan, or improve if:
You are targeting a record or near-record price without a clear value case
You have flexibility on timing and can afford to upgrade, stage, or reposition first
You’d rather enter the market only once, at a level that reflects both the data and your home’s story
This decision matrix is designed to help you translate all of the information above into a simple path: Act Now or Prepare / Wait.
You’re likely in one or more of these situations:
Your home’s likely value sits where most of the sales have occurred (under $3M, or clearly aligned with past 3M–5M trades)
You’ve reviewed recent comps and your expectations match the data, not nostalgia
You’d rather take advantage of known, present demand than wait for a “perfect” future market
You may be in one of these camps:
You’re in a thinner segment (higher luxury, very niche location) and want to sharpen your story before listing
Your home needs updates or repairs that could materially improve your outcome
You’re not yet clear on pricing, positioning, or what buyers truly see as competition
The goal isn’t to rush or stall you — it’s to make sure that when you do go to market, the odds are stacked in your favor.
Every chart in this post is pulled from real Chatham MLS data over the last 90 days.
But charts don’t live in your house — you do.
The right move depends on:
Your specific location in Chatham (in-town, village, near the water, or true waterfront)
Your likely price band
Your timing needs
How your home compares to the properties that actually sold — not just the ones that listed
Considering selling in Chatham — now or later?
I offer a private, data-backed review that looks at how buyers are actually responding in your specific segment of the market.
That review includes:
Where your home fits within Chatham’s current price-range activity
How similar homes in your village have performed over the last 90 days
Whether today’s buyer behavior favors acting now or preparing for later
What pricing lane the data supports — not guesswork
How condition, location, and timing may impact days on market
No pressure.
No obligation.
Just clear, objective insight so you can make a confident decision.
Request your private Chatham market review here: https://debcamuso.com/home-valuation
Chatham has always been a nuanced market — and that hasn’t changed.
What has changed is how intentional buyers and sellers have become.
Today’s decisions aren’t driven by headlines or hype, but by clarity, timing, and understanding how a specific home fits into the broader picture.
Whether you’re:
Exploring the right moment to sell
Preparing a home for a future move
Or quietly evaluating opportunities as a buyer
The best outcomes come from good information and thoughtful planning, not rushed decisions.
If you’d like help interpreting what the data means for you, I’m always happy to be a resource. Please call or email me ANYTIME...The information is yours for the asking!!
508-335-3875
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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