Cotuit Real Estate Market Report

Cotuit's August 2026 data reflects a dramatic surge in sale prices driven by a concentration of high-value waterfront closings. The median sale price jumped 87.90% year-over-year to $1,475,000 — up from $785,000 in August 2025 — while the average sale price rose 62.44% to $1,475,000. The YTD median of $1,082,500 is up 28.56% from 2025, confirming a sustained upward trend through the year.

Days on market extended significantly. Both the median and average CDOM reached 160 days — up 321.05% and 116.22% YoY respectively — indicating that while the properties that do sell are commanding strong prices, buyers are taking considerably more time to commit. This is consistent with the high-end luxury segment, where longer decision cycles are the norm.

The absorption rate of 4.27 — down just 5.11% from August 2025's 4.50 — remains in seller's market territory, meaning supply is still constrained relative to demand. The median list price for active inventory rose 25.10% to $1,595,000, and the average list price surged 32.98% to $2,434,514, reflecting the premium nature of what sellers are bringing to market.

Cotuit's authentic village character, bay access, and limited developable land continue to underpin long-term value. Buyers drawn to the Cotuit Oyster Company, the village green, and the quiet harbor lifestyle are competing for a very limited pool of properties.