Marstons Mills is often described as Barnstable's best-kept secret — a quiet, inland-feeling village that quietly harbors some of the most impressive waterfront estates on Cape Cod. While the village's median sale price sits at $705,000, the top of the market tells a very different story.
The five most expensive homes currently listed in Marstons Mills range from $899,900 to $6,950,000. Three of the top five are waterfront, two sit on nearly two acres or more, and the top three alone represent over $19.7 million in active inventory. Here's a property-by-property breakdown.
About Marstons Mills: The village sits in the geographic center of Barnstable, bordered by Cotuit to the south and West Barnstable to the north. Its southern edge fronts Popponesset Bay and Nantucket Sound, while the interior is defined by conservation land, freshwater ponds, and the rural character of Route 149. For a full overview, see our Marstons Mills village guide, market report, and complete homes-for-sale listings.
116 Cove Point Lane, Marstons Mills
$6,950,000
WaterfrontThe most expensive home currently listed in Marstons Mills — a 6-bed, 8-bath, 8,996 sq ft waterfront estate on 1.9 acres with direct Popponesset Bay access on Cove Point Lane.
Beds / Baths6 bd • 8 baSq Footage8,996 sq ftLot Size1.9 acresPrice / Sq Ft$773WaterWaterfrontMLS #22604414Property type: Waterfront • Popponesset Bay • Private Setting
Cove Point Lane is one of the most private addresses in all of Marstons Mills, and 16 Cove Point Lane is its crown jewel. This 8,996 sq ft estate delivers six bedrooms, eight bathrooms, and sweeping water views across Popponesset Bay from a 1.9-acre parcel that provides the kind of buffer and seclusion increasingly rare anywhere in Barnstable. The scale of the home — nearly 9,000 square feet — is exceptional for the village, and at $773 per square foot it represents a meaningful discount to comparable waterfront square footage in Osterville or Cotuit. MLS #22604414.
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2359 Baxter Neck Road, Marstons Mills
$6,750,000
WaterfrontA 5-bed, 8-bath waterfront estate on 2.15 acres along Baxter Neck Road — Marstons Mills' most coveted luxury corridor — with direct Popponesset Bay frontage.
Beds / Baths5 bd • 8 baSq Footage8,989 sq ftLot Size2.15 acresPrice / Sq Ft$751WaterWaterfrontMLS #22504597Property type: Waterfront • Popponesset Bay • 2.15 Acres
Baxter Neck Road is the closest thing Marstons Mills has to a luxury address, and 359 Baxter Neck Road is among its most significant offerings. Sitting on 2.15 acres with direct Popponesset Bay frontage, this 8,989 sq ft estate delivers five bedrooms and eight bathrooms across a footprint that rivals anything in the village. The combination of lot size, water exposure, and interior scale makes this one of the most compelling waterfront values currently available anywhere in Barnstable. MLS #22504597.
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3375 Baxters Neck Road, Marstons Mills
$5,995,000
WaterfrontThe largest home on this list at 9,645 sq ft — a 5-bed, 7-bath waterfront estate on Baxters Neck Road with Popponesset Bay views and the lowest price per square foot in the top three.
Beds / Baths5 bd • 7 baSq Footage9,645 sq ftLot Size1.69 acresPrice / Sq Ft$622WaterWaterfrontMLS #22603088Property type: Waterfront • Popponesset Bay • 1.69 Acres
At 9,645 square feet, 375 Baxters Neck Road is the largest home on this list and offers the lowest price per square foot of the top three at $622 — a figure that underscores the relative value of Marstons Mills waterfront compared to neighboring villages. Five bedrooms and seven bathrooms are spread across a floor plan designed for both grand entertaining and comfortable everyday living. The 1.69-acre Popponesset Bay parcel delivers the water exposure and privacy that define the Baxter's Neck corridor. MLS #22603088.
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4591 Wakeby Road, Marstons Mills
$1,800,000
A 4-bed, 6-bath home on 1.5 acres along Wakeby Road — the top non-waterfront listing in Marstons Mills, offering privacy and space at a fraction of the waterfront premium.
Beds / Baths4 bd • 6 baSq Footage2,688 sq ftLot Size1.5 acresPrice / Sq Ft$670WaterNon-waterfrontMLS #22603811Property type: Non-Waterfront • 1.5 Acres • Private Setting
Not every buyer needs a dock. 591 Wakeby Road is the highest-priced non-waterfront listing in Marstons Mills and makes a compelling case for buyers who want the village's space, privacy, and lot sizes without paying the waterfront premium. Four bedrooms and six bathrooms across 2,688 square feet sit on a 1.5-acre parcel along one of the village's most established roads. Wakeby Road runs through the heart of Marstons Mills and provides easy access to both Route 149 and the Santuit Pond conservation area. MLS #22603811.
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5635 Santuit Newtown Road, Marstons Mills
$1,695,000
A 4-bed, 3-bath home with 3,407 sq ft on a 1-acre lot along Santuit Newtown Road — the best value per square foot in the top five and a strong entry point into Marstons Mills' upper market.
Beds / Baths4 bd • 3 baSq Footage3,407 sq ftLot Size1.0 acresPrice / Sq Ft$497WaterNon-waterfrontMLS #22603470Property type: Non-Waterfront • 1 Acre • Rural Setting
At $497 per square foot, 635 Santuit Newtown Road offers the best value per square foot of any property on this list. Four bedrooms and three bathrooms across 3,407 square feet on a one-acre lot along Santuit Newtown Road — a quiet, rural corridor that connects the village center to the Cotuit border. For buyers who want meaningful square footage and a genuine acre of land in Marstons Mills without the waterfront price tag, this is the most accessible entry point in the top five. MLS #22603470.
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What the Top of the Marstons Mills Market Tells Us
Baxter's Neck Road is Marstons Mills' luxury corridor
Two of the three top-priced properties sit on or near Baxter's Neck Road — a peninsula that juts into Popponesset Bay and delivers the kind of protected, south-facing water exposure that commands serious premiums. Homes here rarely come to market, and when they do, they attract buyers who have already exhausted the Osterville and Cotuit inventory. The combination of large lots, deep-water access, and relative privacy makes this corridor one of the most underappreciated luxury addresses in all of Barnstable.
Waterfront drives the top tier — but not the whole market
Three of the five properties on this list are waterfront, and those three account for over 90% of the combined value. The two non-waterfront entries — 591 Wakeby Road and 635 Santuit Newtown Road — are priced at $1.8M and $1.695M respectively, reflecting the premium that water access commands even within a single village. For buyers who want Marstons Mills' space, privacy, and lot sizes without the waterfront price tag, those two properties represent genuine value relative to comparable homes in Osterville or Cotuit.
Square footage and price per square foot
The top three properties on this list are all above 8,900 square feet — unusually large for Cape Cod residential inventory at any price point. At $6.95M for 8,996 sq ft, 16 Cove Point Lane prices at roughly $773 per square foot, a meaningful discount to comparable waterfront square footage in Osterville or Cotuit, where price per square foot regularly exceeds $1,400. For buyers who prioritize interior scale alongside water access, Marstons Mills offers a compelling case.
Lot sizes reflect the village's rural character
The average lot across these five properties is 1.49 acres — generous by Cape Cod standards, and consistent with Marstons Mills' lower-density zoning compared to the more built-out villages closer to the Sound. The largest parcel, 359 Baxter Neck Road at 2.15 acres, offers the kind of buffer and privacy that's increasingly difficult to find anywhere in Barnstable. For buyers who value land as much as structure, that acreage carries real long-term value.
A market that rewards patient buyers
Marstons Mills luxury inventory turns over slowly — which cuts both ways. Sellers can wait for the right buyer; buyers who do their homework can occasionally find properties that haven't yet attracted the attention they deserve. With the August 2026 Barnstable median at $705,000 and the village's top listings ranging up to nearly $7M, the spread between median and luxury is wider here than in any other Barnstable village. That gap is both a reflection of the market's depth and an opportunity for buyers willing to look beyond the obvious addresses.
Price per sq ft range on this list: $497 – $773 (based on disclosed square footage). Average lot size: 1.65 acres.
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© 2026 Cape Cod & Islands Multiple Listing Service. All rights reserved. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange Program of CCIMLS. Information provided is deemed reliable but not guaranteed. All properties are subject to prior sale, changes, or withdrawal. Listing prices and details are current as of September 9, 2026.