Buying a Home in Nantucket: 10 Common Questions Answered

Thinking about buying a home in Nantucket’s real estate market? As a leading Nantucket realtor, I help buyers find the best properties, secure off-market deals, and make informed investment decisions. Whether you’re searching for a vacation home, rental property, or year-round residence, here are the 10 most important things to know before buying in Nantucket.

When is the best time to buy on Nantucket?

You can buy a home in Nantucket at any time of the year, but some seasons offer better opportunities.
- January and February: Fewer homes are on the market, but off-market deals (also called “shadow listings”) are available.
- Spring (March - June): Most new listings appear.
- Fall (September - November): Some sellers list homes after the summer rental season.
Waiting for the “perfect” home may limit your options since Nantucket has low inventory. If you find a home that fits most of your needs, it’s often best to act quickly. I provide early access to off-market listings and expert guidance to help buyers secure the right home before peak season. Check this post out for my 5 top reasons to buy off-season.
When Do Most Homes Get Listed?

Spring is the busiest season for new listings. Most sellers list between March and June to attract summer buyers.
- Some sellers start high in spring, adjusting prices in fall if the home doesn’t sell.
- Others list in late summer or early fall after their last rental season.
- Waterfront and historic homes sell quickly, so waiting may reduce your choices.
With my expertise in the Nantucket market, I can help you track seasonal trends and identify the best opportunities before they go public.
Do Buyers Use Cash or Financing?

In Nantucket, many buyers pay in cash, especially for homes over $5 million. However, financing is common for homes under $5 million.
- If you need a mortgage, work with a lender experienced in Nantucket real estate.
- Jumbo loans are typical for higher-priced properties.
I have strong relationships with local lenders who specialize in Nantucket home financing and can connect buyers with the best loan options.
Do Vacation Rentals Generate Profit?

Many homes in Downtown, Brant Point, and Sconset generate strong rental income. However:
- Rental income often covers costs rather than creating large profits.
- Homes with pools, hot tubs, and sports courts rent at higher rates.
- Small upgrades (luxury bedding, quality linens, Nantucket-themed décor) can help increase rental prices.
As a local real estate expert, I help buyers identify high-rental potential properties and develop a strategy for maximizing returns.
How Can I Maximize Rental Income?

To make the most of a rental property:
- Set a competitive rental price based on market trends.
- Market the home through local agencies and rental platforms.
- Hire a reliable property manager to handle bookings and maintenance.
I offer rental market consultations to help buyers develop pricing, marketing, and occupancy strategies that increase profitability. I also have a portfolio of exclusive rentals with my exclusive rental program.
How Do I Furnish a Nantucket Home?

Buying furniture for an island home comes with higher shipping costs and limited inventory. Many buyers:
- Work with local interior designers.
- Choose turnkey furniture and art packages.
- Select durable furniture if planning to rent the home.
I can recommend trusted designers and furniture providers who specialize in Nantucket-style homes, saving you time and money.
What Are the Ongoing Costs of Homeownership?

Owning a home in Nantucket comes with recurring expenses:
- Property taxes – Lower than many mainland areas.
- Home insurance – Higher for waterfront homes.
- Utilities and maintenance – Includes seasonal upkeep.
- Property management fees – If hiring a local service.
- Winterization costs – If the home will be vacant in winter.
I help buyers estimate their full ownership costs upfront, ensuring no surprises after purchase.
How Competitive Is the Market?

Nantucket homes, especially those in the $2M–$6M range, attract multiple offers.
- High-demand properties often sell above the asking price.
- Cash buyers have an advantage, but pre-approved financing strengthens offers.
- A local real estate agent can help buyers find off-market deals.
As a leading realtor in Nantucket, I provide exclusive access to off-market homes and private listings, giving my clients a competitive edge.
What Are the Short-Term Rental Rules?

Nantucket allows short-term rentals, but rules are changing.
- Some areas have HOA restrictions on rental length.
- New regulations may limit the number of rental weeks per year.
- Check with a local expert before buying to avoid legal issues.
I stay updated on Nantucket’s rental laws and can guide buyers on how to maximize rental income within legal limits.
Do Nantucket Homes Appreciate in Value?

Historically, Nantucket home values have risen due to:
- Limited inventory – Zoning laws prevent overdevelopment.
- High demand – Luxury buyers and investors drive prices up.
- Strong rental market – Rental income attracts investors.
With my local knowledge and market insights, I help buyers choose homes with strong appreciation potential.