Welcome to an unbelievably rare opportunity to own a stunning southwest-facing water-view home in beautiful Pocasset, MA, just steps from sought-after Barlows Landing Beach. This exceptional residence offers extraordinary panoramic water views, spectacular sunsets, and the ultimate Cape Cod lifestyle. Filled with natural light, the home features a bright, open, and inviting atmosphere designed to showcase its breathtaking setting. Surrounded by multi-million-dollar waterfront estates, this premier location provides easy access to boating, swimming, shellfishing, kayaking, and more. Enjoy the convenience of a nearby paved deep-water boat ramp, ideal for boating enthusiasts. Barlows Landing Beach is renowned for its calm waters and natural beauty. Conveniently located approximately 60 miles from Boston with easy access via Route 3 and the Bourne Bridge. A truly special coastal offering combining charm, location, and incredible views.
Single-familyProperty Type
1960Year Built
0.3 acresLot Size
$628Price/Sq.Ft.
2 garage spacesParking
Listed by Sylvia Makarios• Coldwell Banker Realty - Westwood
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
Market insights
446 Barlows Landing Rd · $1,695,000
DAYS ON MARKET
85 days
The average home goes pending in 29 days.
SALE-TO-LIST
98.2%
Most homes are selling 2% below list price.
LIST PRICE
$1,695,000
Median sale price in this area is $812,335. (52% lower than this home)
PRICE DROP
2 price drops
22% of homes in this area have had a price drop in the past month.
Property details
Interior
Exterior
Finance
Kitchen
Bathroom
Bedroom
Living
Dining
Interior features
Sun room
Loft
Central vacuum
Broadband internet available
Insulated doors
Insulated windows
2,698 total square feet
Bedrooms
Master bedroom on second floor
Three additional bedrooms on first floor
Bathrooms
Three full bathrooms
Master bathroom included
Kitchen
Range
Dishwasher
Disposal
Trash compactor
Microwave
Refrigerator
Range hood
Plumbed for ice maker
Gas water heater
Laundry & utility
Washer
Dryer
First-floor laundry
Gas dryer hookup
Flooring
Tile
Hardwood
Heating & cooling
Forced air heating (natural gas)
Central air conditioning
Has heating
Has cooling
Exterior features
Deck
Patio
Rain gutters
Exterior storage
Professional landscaping
Sprinkler system
Decorative lighting
Garden
Scenic waterfront and ocean views
0 to 1/10 mile to beach (public beach)
Cleared lot
Public road frontage
Home design
Single family residence
Grey exterior color
Has waterview
Parking
Attached garage (2 spaces)
2 covered spaces
6 open parking spaces
Total 8 parking spaces
Paved driveway
Construction
Frame construction
Shingle roof
Concrete perimeter foundation
Built (year per public records)
Utilities
Public water
Private sewer
200+ amp electric service
Generator and generator connection
Gas hookups for range, oven, and dryer
Icemaker connection
HOA & community
Community offers public transportation, shopping, pool, tennis courts, parks, walk/jog trails, golf, medical facility, bike path, conservation area, highway access, house of worship, marina, and T-Station
Other
Property is active
Basement: crawl space, unfinished
9 total rooms
Two fireplaces
Electricity and solar
View estimated energy costs and solar savings for this home
Welcome to an unbelievably rare opportunity to own a stunning southwest-facing water-view home in beautiful Pocasset, MA, just steps from sought-after Barlows Landing Beach. This exceptional residence offers extraordinary panoramic water views, spectacular sunsets, and the ultimate Cape Cod lifestyle. Filled with natural light, the home features a bright, open, and inviting atmosphere designed to showcase its breathtaking setting. Surrounded by multi-million-dollar waterfront estates, this premier location provides easy access to boating, swimming, shellfishing, kayaking, and more. Enjoy the convenience of a nearby paved deep-water boat ramp, ideal for boating enthusiasts. Barlows Landing Beach is renowned for its calm waters and natural beauty. Conveniently located approximately 60 miles from Boston with easy access via Route 3 and the Bourne Bridge. A truly special coastal offering combining charm, location, and incredible views.
MLS PIN #73528854
Aug 27, 2026
Pending
—
Aug 18, 2026
Price Changed
$1,695,000
$628/sq ft
Aug 6, 2026
Price Changed
$1,795,000
$665/sq ft
Jun 3, 2026
Listed
$1,895,000
$702/sq ft
Year
Property tax
Land + Additions
Assessment*
2023
$7,389 (+3.5%)
$462,100 + $376,600
$838,700
2022
$7,142 (+20.9%)
$408,900 + $298,900
$707,800
2021
$5,908 (+2.9%)
$241,900 + $306,700
$548,600
2020
$5,741 (+5.5%)
$239,600 + $294,900
$534,500
2019
$5,443 (+6.3%)
$239,600 + $278,300
$517,900
2018
$5,121 (+2.2%)
$234,100 + $251,800
$485,900
2017
$5,012 (+7.7%)
$255,000 + $231,600
$486,600
2016
$4,654 (+0.9%)
$231,800 + $226,300
$458,100
2015
$4,613
$231,800 + $226,300
$458,100
Public record
Public record
Zoning
Beds
4
Baths
2.5
Stories
1
Lot width
—
Lot depth
—
Lot size
0.3 Acres
Year renovated
1998
Finished Sq. Ft.
2,456
Unfinished Sq. Ft.
—
Total Sq. Ft.
2,456
Year built
1960
Style
Single Family Residential
County
Barnstable County
APN
2189052
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Feb 6, 2023.
R40
Residential District
To ensure continuance of a residential environment, with any development carefully related to environmental capacities and existing character
Permitted uses
Include but are not limited to:
Greenhouse / nursery
Housing-Single unit
Housing-Multiple units
Climate risks
3/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
1/10 Fire Factor
Unlikely to be in a wildfire in next 30 years
5/10 Heat Factor
7 days above 94° 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
Pocasset, MA • 02559
Average low and high temperatures (°F)
35
22
36
23
47
34
55
41
64
52
75
61
79
67
76
60
72
58
62
48
53
37
41
27
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
85/ 100
Very good sunlight
Sunscore
There appears to be minimal shading by surrounding buildings, terrain, and vegetation.
9.5 hrs
5.7 hrs
JuneDecember
Provided by Shadowmap
Redfin Estimate for 446 Barlows Landing Rd
$1,607,782
$87K under list price of $1.70M
Nearby comparable homes
The Redfin Estimate uses 6 recent nearby sales, priced between $675K to $1.4M.