Nantucket Insights by Brent

What Nantucket Buyers Should Expect at Every Price Point

Based on 2025 single-family sales through November. Adapted from my original piece, Nantucket Real Estate Values and Expectations, December 2025.

The island has a new baseline. A decade ago, homes under $1 million made up roughly 6 percent of annual sales. Today that tier has all but vanished, and the sub-$2 million range is thin, with only two single-family homes listed under $2 million when I wrote the original piece.

Through November 2025 there were 271 single-family sales, not counting land or condos. The $3 million to $5 million range was the busiest, with 77 sales. Homes spent about 123 days on market on average, with the $5 million to $7 million and over-$20 million ranges moving faster at about 79 days.

What each tier tends to look like

• Under $2 million: Around 1,500 square feet, two or three bedrooms, often a quarter-acre lot and a 1970s build, typically mid-island, Madaket or Tom Nevers. Buyers usually compromise on location, size or condition.
• $2 million to $3 million: The new entry point. Think 2,300 square feet, three or four bedrooms and about 0.45 acres, often in Naushop, Mid-Island or Surfside.
• $3 million to $5 million: The heart of the market, nearly a third of 2025 sales. Roughly 2,700 square feet, four bedrooms and 0.6 acres, in Town, 'Sconset or Surfside.
• $5 million to $7 million: Turnkey homes near 3,400 square feet with four or five bedrooms, built from the 1980s to the 2000s. Pools and guest cottages are common, especially in Cliff, Brant Point and Cisco.
• $7 million to $10 million: About 4,200 square feet and five or six bedrooms on roughly 0.7 acre, often with water views or beach access in Monomoy, Shimmo, Cliff and Miacomet.
• $10 million and above: About 10 percent of sales but 35 percent of dollar volume. Typically 5,000-plus square feet, six or more bedrooms and an acre or more, mostly post-2000 builds in places like Pocomo, Brant Point, Shimmo and Dionis.

The pattern is simple. At lower price points buyers trade size and finish for location. As budgets rise, they gain both. Costs are high, but what each dollar buys is still measurable, and a clear picture helps you decide where to stretch and where to hold the line.

This is educational market commentary, not an opinion of value for any specific property.

Keep reading: Is now a good time to buy?, How HOAs shape daily life, and the latest market insights. Want to see how your budget maps to these tiers? Let's talk it through.

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