CONTINGENT

Contingent

$2,500,000

Est. $15,965/mo —

•

2,979

sq ft

22&23 Samoset Rd, Mashpee, MA 02649

About this home

Tucked along the water’s edge in one of Mashpee’s most scenic settings, this rare coastal retreat offers the quintessential Cape Cod boating lifestyle with a private sandy beach area, deepwater dock and sweeping water views. Comprised of two waterfront parcels at 22 & 23 Samoset Road, the property combines classic Cape charm with exceptional potential to renovate, reimagine or enjoy as-is. The light-filled interior features vaulted ceilings with exposed beams, wide pine floors and walls of glass framing the water beyond. An expansive waterfront deck creates seamless indoor-outdoor living, while a dramatic brick hearth with wood stove anchors the spacious living area. The adjoining waterfront parcel enhances privacy and offers exciting possibilities for expanded outdoor living or future improvements, subject to approvals. Conservation land beyond adds to the setting. Seller credit provided toward a new septic system and roof.

Single-familyProperty Type

1981Year Built

0.56 acresLot Size

$839Price/Sq.Ft.

$650/moHOA Dues

2 garage spacesParking

Listed by Livia Freitas Monteforte • Compass

Listed by Vanessa Walker • Compass

Listing updated: Oct 8, 2026 at 08:50pm

Redfin checked: a minute ago

•Source:MLS PIN #73571852

Payment calculator

$15,965 per month

Principal and interest$13,984

Property taxes

HOA dues

Home insurance

Utilities

5 minutes to get started. No credit impact.

Affordability tools

Open houses

No upcoming open houses.

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Around this home

Schools

K - 12
Preschool & daycare

Kenneth Coombs School

Public PreK-2 • Assigned • 4.1mi

Mashpee High School

Public 7-12 • Assigned • 3.6mi

5/10

Provided by GreatSchools

About Upper

Cape

Upper Cape, located between Buzzards Bay and Cape Cod Bay, is a coastal and village-centered Falmouth neighborhood with saltwater inlets and piney conservation land. The neighborhood’s character concentrates around Main Street in Woods Hole, where ferry docks, marine labs, and compact storefronts set a working-harbor rhythm. The Woods Hole Oceanographic Institution and the Woods Hole Science Aquarium act as cultural anchors, with The Knob adding a quiet shoreline counterpoint. Architecture leans toward shingled Cape cottages and weathered harbor-side buildings, with bikeable lanes linking beaches and ponds. Days track tides, ferry schedules, and the Shining Sea Bikeway’s steady flow. Small marinas and pocket parks keep the landscape open and maritime.

Provided by Walk Score and Local Logic

Offer insights

22&23 Samoset Rd · $2,500,000

Strong offer

$2.5M and above

75% chance or better to win

Why $2.5M+ is a strong offer

DAYS ON MARKET

The average home goes pending in 32 days.

SALE-TO-LIST

Most homes are selling 2% below list price.

About offer insights

Property details

Interior
Exterior
Finance

Kitchen

Bathroom

Bedroom

Living

Dining

Interior features
Full, unfinished basement with bulkhead and concrete construction
Fireplace

Bathrooms
2 full bathrooms
1 half bathroom

Heating & cooling
Electric heating
Central air conditioning

Sale and tax history for 22&23 Samoset Rd

Sale History
Tax History

Date

Event

Price

CCIMLS #22604422

Oct 3, 2026

Pending

—

Sep 4, 2026

Listed

$2,500,000

$839/sq ft

+60

Tucked along the water's edge in one of Mashpee's most scenic settings, this rare coastal retreat offers the quintessential Cape Cod boating lifestyle with a private sandy beach area, deepwater dock and sweeping water views. Comprised of two waterfront parcels at 22 & 23 Samoset Road, the property blends the charm of a classic Cape retreat with exceptional potential to renovate, reimagine or enjoy as-is. The light-filled interior features vaulted ceilings with exposed beams, wide pine floors and walls of glass framing the water beyond. An expansive waterfront deck creates seamless indoor-outdoor living, while the spacious living room with dramatic brick hearth and wood stove flows to the dining area, kitchen and water-facing gathering spaces. The adjoining waterfront parcel provides added privacy and exciting possibilities for expanded outdoor living or other future improvements, subject to applicable approvals. With conservation land beyond, sandy frontage, deepwater access and remarkable potential, this is a truly special opportunity to own a legacy Cape Cod waterfront property. Credit being provided for new septic & roof. Buyer/Buyer Representative to perform all due diligence and independently verify all information; 22 & 23 Samoset Rd are separately deeded parcels being sold together, and taxes/assessment shown reflect 22 Samoset Rd only; information deemed reliable but not guaranteed.

MLS PIN #73571852

Oct 8, 2026

Contingent

—

Sep 4, 2026

Listed

$2,500,000

$839/sq ft

Year

Property tax

Land + Additions

Assessment*

2023

$8,113 (+4.5%)

$648,200 + $509,200

$1,157,400

2022

$7,767 (−6.3%)

$527,000 + $423,700

$950,700

2021

$8,285 (+3.0%)

$538,000 + $375,500

$913,500

2020

$8,043 (+3.0%)

$517,500 + $367,300

$884,800

2019

$7,809 (−1.4%)

$517,500 + $345,400

$862,900

2018

$7,917 (−0.1%)

$547,900 + $339,600

$887,500

2017

$7,928 (−5.1%)

$547,900 + $314,800

$862,700

2016

$8,350 (+3.8%)

$608,800 + $294,900

$903,700

2014

$8,046

$574,500 + $282,400

$856,900

Public record

Beds

Baths

1.5

Stories

Lot width

—

Lot depth

—

Lot size

0.56 Acres

Year renovated

1987

Finished Sq. Ft.

2,979

Unfinished Sq. Ft.

—

Total Sq. Ft.

2,979

Year built

1981

Style

Single Family Residential

County

Barnstable County

APN

2347108

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Jul 20, 2023.

Climate risks

7/10 Flood Factor

Estimated 80%+ chance of a flood reaching the building in the next 30 years

2/10 Fire Factor

0.00% chance of being in a wildfire in next 30 years

4/10 Heat Factor

7 days above 88° expected this year, 16 days in 30 years

8/10 Wind Factor

80% chance of strong winds in next 30 years

3/10 Air Factor

3 unhealthy days expected this year, 4 days in 30 years

Provided by First Street

Historical weather

Mashpee, MA • 02649

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

19/ 100

Low sunlight

Sunscore

There appears to be significant shading by surrounding buildings, terrain, and vegetation.

2.1 hrs

0.7 hr

JuneDecember

Provided by Shadowmap

Redfin Estimate for 22&23 Samoset Rd

$2,402,060

$98K under list price of $2.50M

Nearby comparable homes

The Redfin Estimate uses 6 recent nearby sales, priced between $881K to $2.5M.

SOLD AUG 31, 2026
$1,225,000 Last sold price
3 beds3.5 baths2,449 sq ft
50 Topping Lift, Mashpee, MA 02649
$339/sq ft
smaller lot
7 years newer
SOLD JUL 27, 2026
$881,000 Last sold price
3 beds2 baths1,809 sq ft
43 Neshobe Rd, Mashpee, MA 02649
$352/sq ft
15 years newer
no basement
SOLD AUG 3, 2026
$1,650,000 Last sold price
3 beds3.5 baths2,763 sq ft
26 Driftwood Cir, Mashpee, MA 02649
$242/sq ft
smaller lot
6 years newer
SOLD NOV 18, 2025
$2,500,000 Last sold price
3 beds2.5 baths2,931 sq ft
111 Waterline Dr S, Mashpee, MA 02649
$14/sq ft
smaller lot
6 years newer
SOLD NOV 13, 2025
$1,325,000 Last sold price
4 beds3.5 baths2,425 sq ft
23 Topping Lift, Mashpee, MA 02649
$293/sq ft
smaller lot
SOLD JUL 31, 2026
$1,260,000 Last sold price
3 beds3 baths1,949 sq ft
72 Walton Heath Way, Mashpee, MA 02649
$193/sq ft
smaller lot
7 years older

Rental earnings

Est. $1,580 per month, based on comparable rentals

Make a winning offer with the help of a local agent

Ask a question

(617) 397-3327

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Details provided by MLS PIN and may not match the public record. Learn more.

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About this home

Payment calculator

Affordability tools

Open houses

Nearby open houses (10)

Around this home

Schools

Offer insights

Property details

Sale and tax history for 22&23 Samoset Rd

Public record

Climate risks

Historical weather

Sun exposure

Redfin Estimate for 22&23 Samoset Rd

Nearby similar homes

New listings for sale in 02649

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