Falmouth MA Real Estate 2025: Single Family Up 4%, Condos Down 10%—Complete Village Analysis
After 25+ years selling Falmouth real estate, Deborah Camuso watched 2025 deliver dramatically different outcomes for single family buyers versus condo buyers: single family homes appreciated 4.2% (median $825,000 → $860,000) while condos declined 9.8% ($660,000 → $595,000)—and the village-level splits reveal even sharper divergence, with East Falmouth single family surging 9.5% while East Falmouth condos plummeted 17.3%.
QUICK REFERENCE: Falmouth 2025 Performance by Property Type
| Village | 2024 Median | 2025 Median | Change | 2025 Sales |
|---|---|---|---|---|
| East Falmouth | $685,000 | $750,000 | +9.5% | 179 |
| Falmouth Village | $1,197,500 | $1,171,250 | -2.2% | 76 |
| North Falmouth | $1,060,256 | $1,025,000 | -3.3% | 35 |
| Hatchville | $957,500 | $875,000 | -8.6% | 31 |
| Teaticket | $807,500 | $733,750 | -9.1% | 26 |
| West Falmouth | N/A | $1,175,950 | N/A | 18 |
| Woods Hole | $1,345,750 | $1,362,500 | +1.2% | 8 |
| Waquoit | $785,000 | $1,104,500 | +40.7% | 8 |
Combined Single Family: $825,000 → $860,000 (+4.2%, 381 sales)
| Village | 2024 Median | 2025 Median | Change | 2025 Sales |
|---|---|---|---|---|
| North Falmouth | $949,000 | $1,040,000 | +9.6% | 9 |
| Teaticket | $565,000 | $580,000 | +2.7% | 3 |
| Falmouth Village | $680,000 | $639,000 | -6.0% | 25 |
| East Falmouth | $635,000 | $525,000 | -17.3% | 13 |
| West Falmouth | N/A | $492,500 | N/A | 2 |
| Hatchville | $964,950 | $422,000 | -56.3% | 4 |
Combined Condos: $660,000 → $595,000 (-9.8%, 56 sales)
Source: Deborah Camuso analysis of 437 Falmouth MLS sales (381 single family, 56 condos), 2025
Performance comparison tables by property type:
Single family homes across all 8 Falmouth villages: East Falmouth led appreciation at +9.5% while Waquoit showed dramatic +40.7% gain on limited sales.
Condo performance across all 8 villages revealed sharp divergence: North Falmouth gained +9.6% while East Falmouth dropped -17.3%. Five villages had insufficient condo inventory for analysis.
As of January 2026, Falmouth's real estate market delivered a clear message: single family home buyers who prioritized East Falmouth gained 9.5% appreciation while premium village buyers (Falmouth Village, North Falmouth) saw modest declines, and condo buyers across most villages lost ground as combined condo medians dropped 9.8% from $660,000 to $595,000. Understanding which villages and property types performed—and why—determines whether you're positioned for 2026 appreciation or buying into continued softness.
Based on comprehensive analysis of 437 Falmouth sales in 2025 (381 single family, 56 condos) compared to 438 sales in 2024 (375 single family, 63 condos), Deborah Camuso has identified the critical market shift: affordable single family homes in East Falmouth captured buyer demand while premium single family homes and condos across all price points faced buyer resistance as mortgage rates remained elevated through the year.
Analyzing 2024→2025 performance reveals the sharpest divergence between single family and condo outcomes in Falmouth's recent market history:
Single Family Homes:
Condominiums:
The 14-point gap (+4.2% single family vs -9.8% condos) represents the widest single family/condo performance split since 2020's COVID-driven market disruption, when buyers fled condos for single family homes with outdoor space and privacy.
Deborah Camuso attributes the single family/condo split to three converging factors:
1. Condo fee sensitivity at elevated rates: Monthly condo fees ($300-$800+ depending on amenities) add 15-25% to total housing costs beyond mortgage/taxes/insurance. At 6.5-7% mortgage rates, buyers calculating maximum affordable monthly payments eliminated condos with high fees, concentrating demand on single family homes where total monthly costs remain more predictable.
2. Investor exit from condo market: Falmouth condos historically attracted 20-30% investor/second-home buyers who viewed them as rental income opportunities or seasonal use properties. Rising condo fees, special assessments, and rental restrictions implemented by associations through 2024-2025 pushed investors toward single family rentals instead, reducing condo buyer pool significantly.
3. Single family supply constraints: While condo inventory remained available (particularly in East Falmouth and Falmouth Village complexes), single family inventory in affordable price tiers ($750K-$900K) stayed constrained, supporting prices through limited supply even as demand softened slightly.
Critical insight: The condo decline wasn't uniform—North Falmouth condos GAINED 9.6% ($949,000 → $1,040,000) while East Falmouth condos DROPPED 17.3% ($635,000 → $525,000), suggesting that premium condos with water views and low condo fees held value while budget/mid-range condos with high fees and limited amenities faced selling pressure.
This village-by-village comparison reveals the dramatic performance divergence in 2025: East Falmouth single family led gains at +9.5% while East Falmouth condos suffered the sharpest decline at -17.3%, demonstrating how property type mattered more than location in determining appreciation outcomes.
Analyzing 381 single family sales in 2025 reveals which Falmouth villages delivered appreciation versus those where buyers resisted premium pricing:
2024: $685,000 median, 209 sales 2025: $750,000 median, 179 sales Change: +9.5% (+$65,000)
East Falmouth single family homes led Falmouth appreciation in 2025, capturing buyer demand for affordable entry points to Falmouth ownership. The $750,000 median positions East Falmouth as Falmouth's value play—$421,250 below Falmouth Village single family ($1,171,250) and $275,000 below North Falmouth ($1,025,000).
What drove East Falmouth single family appreciation:
Market velocity: Despite 9.5% appreciation, East Falmouth maintained fastest market velocity with average days on market under 45 days for correctly priced properties, signaling that demand remained strong when properties offered clear value proposition.
2024: $1,197,500 median, 82 sales 2025: $1,171,250 median, 76 sales
Change: -2.2% (-$26,250)
Falmouth Village single family homes—the only village category to exceed $1M median in both years—faced buyer resistance in 2025 as the walkability premium that sustained pricing through 2024 softened. The 2.2% decline suggests buyers at $1.17M median questioned whether downtown proximity justified paying 56% more than East Falmouth ($750K).
Why Falmouth Village softened:
Market dynamics: Properties priced at 2024 levels ($1.2M+) sat extended periods (70-90+ days on market) until sellers adjusted to $1.1-$1.17M range where buyers engaged. Walkability premium still exists but compressed from 60-70% over East Falmouth to 50-55% range.
2024: $1,060,256 median, 40 sales 2025: $1,025,000 median, 35 sales Change: -3.3% (-$35,256)
North Falmouth single family homes experienced modest decline as buyers at $1M+ price points took time evaluating whether established neighborhoods and Old Silver Beach proximity justified premiums over more affordable villages. The -3.3% drop signals that "premium for premium's sake" faced scrutiny in 2025's rate environment.
North Falmouth trade-offs:
Hatchville Single Family:
Teaticket Single Family:
Both Hatchville and Teaticket single family homes faced declines despite increasing transaction volume (Hatchville 20→31 sales, Teaticket 10→26 sales). This pattern—more sales at lower prices—suggests sellers in these villages accepted reality that rural character (Hatchville) and budget positioning (Teaticket) don't command premiums buyers paid in 2024's tighter market.
Hatchville context: Newer construction with larger lots but remote location limits buyer pool. Buyers willing to drive everywhere can find similar value in less expensive Cape towns.
Teaticket context: Budget alternative to East Falmouth, but lacks clear differentiator beyond slightly lower pricing. When East Falmouth offers better location for marginal cost difference, Teaticket struggles to justify premium over truly affordable Cape towns (Barnstable, Yarmouth).
Analyzing 56 condo sales in 2025 reveals sharp village-level divergence: North Falmouth condos gained 9.6% while East Falmouth condos dropped 17.3%.
2024: $949,000 median, 5 sales 2025: $1,040,000 median, 9 sales Change: +9.6% (+$91,000)
North Falmouth condos—the only Falmouth condo category to gain in 2025—benefited from premium positioning, water views, and low condo fees relative to amenities. The $1,040,000 median reflects newer construction, marina/water access in some complexes, and buyers willing to pay premium for condo lifestyle without sacrificing location quality.
Why North Falmouth condos succeeded:
2024: $635,000 median, 14 sales 2025: $525,000 median, 13 sales Change: -17.3% (-$110,000)
East Falmouth condos suffered the sharpest decline among major village/property type combinations, dropping $110,000 in median price as buyers at $525,000 price point questioned value proposition: high monthly condo fees ($400-$700+ typical) added to mortgage/taxes/insurance made total monthly costs approach or exceed single family homes in same village.
Why East Falmouth condos declined:
Market reality: Buyers at $525,000 price point calculated that stretching to $750,000 single family (45% more upfront but no condo fees) delivered better value over 5-10 year hold, particularly given single family appreciation (+9.5%) versus condo decline (-17.3%).
2024: $680,000 median, 36 sales 2025: $639,000 median, 25 sales Change: -6.0% (-$41,000)
Falmouth Village condos declined 6.0% despite downtown walkability appeal, as buyers questioned whether $639,000 condo with $500-$800 monthly fees justified premium over East Falmouth alternatives. Transaction volume dropped 30% (36→25 sales), suggesting sellers held rather than accept deeper discounts.
Downtown condo trade-offs:
East Falmouth's 9.5% single family appreciation and $750,000 median position it as Falmouth's value opportunity for 2026.
What $750K buys:
Strategy: East Falmouth rewards buyers who prioritize space and value over walkability. You're buying Falmouth schools and Cape Cod location for $421,250 less than Falmouth Village, accepting trade-off of car-dependent lifestyle.
Negotiation leverage: Despite 9.5% appreciation, correctly identifying overpriced listings (asking $800K+ in neighborhoods where recent sales cluster $720-$770K) creates negotiation opportunities. Properties sitting 60+ days signal sellers testing market above realistic pricing.
Appreciation outlook: East Falmouth's affordability positioning suggests continued strength through 2026 as first-time buyers and move-up buyers from off-Cape prioritize entry to Falmouth ownership. Expect 3-6% appreciation if rates stabilize 6-6.5% range.
Want personalized guidance on which East Falmouth neighborhoods offer best value at $750K? Email me at [email protected] for honest assessment of micro-markets within East Falmouth—some neighborhoods consistently outperform median while others lag.
Falmouth Village and North Falmouth single family homes faced 2-3% declines in 2025, creating opportunity for buyers seeking premium villages who can negotiate from position of strength.
Falmouth Village SF ($1,171,250 median):
North Falmouth SF ($1,025,000 median):
Appreciation outlook: Premium villages face continued pressure through 2026 unless rates drop below 6%. Walkability and beach access command premiums but compression likely continues as buyers question whether 40-50% premiums over East Falmouth justify lifestyle differences.
Hatchville and Teaticket single family both declined 8-9% in 2025 despite increased sales volume, suggesting these villages struggle to justify pricing relative to alternatives.
Hatchville ($875,000): Newer construction with space but remote location. Consider whether similar homes in less expensive Cape towns (Barnstable, Yarmouth) offer better value.
Teaticket ($733,750): Budget alternative to East Falmouth but lacks clear differentiator. At only $16,250 less than East Falmouth median, question whether Teaticket location trade-offs justify minimal savings.
Combined condo median dropped 9.8% ($660,000 → $595,000) while single family gained 4.2%, creating 14-point performance gap. Understanding why determines whether condos offer value or continued risk in 2026.
Why condos declined:
North Falmouth Condos ($1,040,000): Premium positioning, water views, low fees relative to amenities. For buyers prioritizing low-maintenance lifestyle at premium price point, North Falmouth condos delivered 9.6% appreciation while most villages declined.
Budget condo buyers ($500-$600K): East Falmouth condos at $525,000 and West Falmouth at $492,500 offer affordable Cape Cod entry IF you can accept:
Avoid condos with:
Question condo purchase if:
Considering Falmouth condo purchase? Call me at 508-335-3875 for confidential consultation on which complexes have strong financials versus those facing special assessments or deferred maintenance.
East Falmouth single family appreciation (+9.5%) while Falmouth Village and North Falmouth declined (-2.2%, -3.3%) means pricing strategy must reflect village-specific dynamics.
East Falmouth SF sellers:
Falmouth Village / North Falmouth SF sellers:
Hatchville / Teaticket SF sellers:
Combined condo median dropped 9.8%, with East Falmouth condos down 17.3%. Sellers expecting 2024 pricing will sit on market indefinitely.
Pricing strategy:
Documentation critical:
Market reality: Condo buyers in 2026 will be skeptical given 2025's -9.8% decline. Sellers who acknowledge this reality upfront with competitive pricing sell; those who test market with 2024 prices sit 120-180+ days before capitulating.
Listing your Falmouth property? Call me at 508-335-3875 for free market analysis with village-specific pricing strategy separating single family from condo realities.
Deborah Camuso expects single family homes to maintain modest appreciation (2-5%) through 2026, with East Falmouth continuing to lead given affordability positioning.
Supporting factors:
Headwinds:
Village-specific outlook:
Combined condo median dropped 9.8% in 2025. Deborah Camuso expects continued softness through 2026 unless rates drop significantly (sub-6%) or condo fees stabilize.
Challenges:
Exceptions:
Buyer strategy: Condo buyers in 2026 should approach as short/medium-term housing (5-7 years max), not long-term appreciation play. Budget for fee increases, special assessments. Negotiate aggressively given sellers' weak position.
Q: Should I buy East Falmouth single family at $750K or wait for prices to drop?
A: East Falmouth single family led 2025 appreciation at +9.5%, demonstrating sustained demand at affordable price points. Waiting risks missing opportunities if rates drop (increasing competition) or inventory tightens further. Buyers expecting 10-15% price drops in East Falmouth likely disappointed—this village's affordability positioning supports continued strength.
Q: Why did Falmouth Village single family drop 2.2% while East Falmouth gained 9.5%?
A: Rate sensitivity at premium price points. Buyers at $1.17M median (Falmouth Village) questioned whether walkability justified paying $421,250 more than East Falmouth. Marginal buyers who stretched to Falmouth Village in 2024's 6% rate environment couldn't justify premium at 6.5-7% rates in 2025.
Q: Are Falmouth condos a good deal after -9.8% decline?
A: Depends on your situation. North Falmouth premium condos gained 9.6%, proving well-located condos with low fees can appreciate. But East Falmouth condos (-17.3%) and Falmouth Village condos (-6.0%) face continued pressure from high fees, aging inventory, and single family alternatives offering better value. Approach condos as short-term housing (5-7 years), not long-term appreciation play.
Q: Should I sell my Falmouth single family home in spring 2026 or wait?
A: East Falmouth sellers benefit from strength (+9.5% appreciation, fastest velocity). List spring 2026 to capture peak demand. Falmouth Village and North Falmouth sellers face weaker positioning after 2-3% declines—spring 2026 offers best buyer pool, but don't expect 2024 pricing. Waiting until 2027 risks further softening if rates stay elevated.
Q: Why did East Falmouth condos drop 17.3% while East Falmouth single family gained 9.5%?
A: Monthly cost burden. East Falmouth condos at $525,000 with $500-$700 monthly fees created total monthly costs approaching East Falmouth single family at $750,000. Buyers calculating affordability chose single family for better long-term value, leaving condos with smaller buyer pool and downward pricing pressure.
Q: Which Falmouth villages have condo inventory?
A: East Falmouth (13 sales), Falmouth Village (25 sales), and North Falmouth (9 sales) offer meaningful condo inventory. West Falmouth (2 sales), Teaticket (3 sales), and Hatchville (4 sales) have minimal condo options. Woods Hole and Waquoit essentially no condo market.
ABOUT DEBORAH CAMUSO
I've been selling Falmouth real estate for 25+ years, and I know which villages and property types deliver value versus which face continued pressure. With direct MLS access and experience closing hundreds of Falmouth transactions across single family homes and condos, I understand the market dynamics separating strategic purchases from overpaying for location or property type.
Whether you're buying East Falmouth single family at $750K, navigating premium village pricing at $1M+, evaluating condo value after 2025's decline, or selling property where understanding single family versus condo positioning determines your pricing strategy, I provide data-driven analysis and honest guidance.
Let's talk: [email protected] | 508-335-3875 | debcamuso.com
Analysis based on Deborah Camuso's 25+ years of Falmouth real estate experience and comprehensive review of 437 Falmouth MLS sales in 2025 (381 single family, 56 condos) compared to 438 sales in 2024 (375 single family, 63 condos). Performance data reflects actual closed transactions separated by property type. Market conditions change continuously. 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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