Sell your Lower Cape home with a clear plan and straight answers.
Septic, flood zones, summer renters, off-Cape owners: Lower Cape sales have their own rules. Start with a free, honest value report.
Three things that quietly derail Lower Cape sales, and how we handle them
Most surprises surface after a buyer is already involved. We bring them forward, so they can't cost you the deal.
Septic (Title 5)
Massachusetts requires a Title 5 septic inspection before most home sales, and a failed system can stall a deal for weeks. We get the inspection done before you list, so you know the result and the cost while you still control the timeline.
Flood zones and insurance
Buyers now ask about flood maps and insurance cost early, and a surprise quote can sink an offer. We check your FEMA flood zone up front and line up an insurance estimate, so buyers see the real numbers before they fall in love.
Summer rentals and timing
Many Lower Cape homes carry summer rental bookings. We plan showings around your guests, tell buyers which bookings come with the house, and pick a listing date that fits your rental calendar.
Which one sounds like you?
Pick one and Arthur will know where to start when he replies.
Buyers fall for the Cape first. We show them yours.
From first call to closing, in four steps
Walk-through and value
We visit, look at what buyers will look at, and agree a price strategy.
Prepare, the Cape Cod way
Septic, flood and rental paperwork in order; small fixes only where they pay.
Photos, video, live
Your home goes live with full media, and a written update lands every Friday.
Negotiate and close
Every offer explained in plain English, then a calm run to closing.
Not ready to talk? Read chapter one of Selling Cape Cod now.
Arthur's complete guide for Cape Cod home sellers: Title 5, timing, pricing and the mistakes that cost families money, in plain language. Settling a family home? Ask about his second book, The House After Probate Begins, with a foreword by elder law attorney Jay Marsden.
Questions sellers ask us
What does it cost to sell?
Commission is agreed between you and Arthur, and it is negotiable. Before you sign anything, he shows you exactly what you would pay, what it covers (photos, 3-D tour, video and marketing), and what you would net at a few likely sale prices. Typical seller costs on the Cape also include the Title 5 septic inspection, Massachusetts deed excise tax, and your attorney's fee. No surprises at closing. To see the math now, try the What You Keep calculator.
When is the best time to list on the Lower Cape?
On Cape Cod, most serious buyers shop from about April through mid-July, and the buyer pool shrinks sharply after Labor Day. That doesn't mean other months don't work: homes sell in every season. Arthur looks at your home, your summer bookings and your next move, then picks a launch date that gives you the strongest first two weeks on the market. Chapter one of his book explains why those two weeks matter.
Can I sell while I live out of state?
Yes. Showings, contractors, cleaners and paperwork are handled here on the Cape, and documents can be signed electronically. You get a written update from Arthur every Friday, so you always know where things stand.
We inherited a house and probate is open. Can we sell it?
Often yes, but who can sign and when depends on the probate process, so your probate attorney sets the timing. Arthur handles the house side: securing and insuring it while it sits empty, a value report for the estate, clearing it out, and the sale. His book The House After Probate Begins walks through each step.
Your team is new. Why should I trust you with my home?
Fair question. Arthur wrote two books for Cape Cod homeowners, Selling Cape Cod and The House After Probate Begins, and publishes the Celebrate Lower Cape newsletter every week. He puts his promises in writing: a written update every Friday, and the 3-D tour, video and marketing plan attached to your listing agreement. Call him and ask him anything.
