OVERVIEW
The $2-4 million range represents the sweet spot of Nantucket real estate, offering buyers access to well-maintained homes in desirable neighborhoods with genuine island character. Properties at this level typically feature quality renovations, good locations relative to beaches and downtown, and the authentic Nantucket aesthetic that defines the island.
This price segment includes attractive options in beach communities like Surfside and Cisco, charming villages like Madaket, and more accessible downtown-adjacent locations. Buyers can expect solid construction, updated interiors, and outdoor spaces suitable for entertaining, though waterfront access remains at a premium.
Homes in this range appeal to families seeking comfortable vacation properties, buyers looking for strong rental income potential, and those who want a well-finished home without the ultra-premium pricing of waterfront estates. The variety of options makes this an active segment of the market with steady inventory turnover.
TYPICAL PROPERTIES
1,800 - 3,000 sq ft
3-4 bedrooms
0.25 - 1 acre
Mix of renovated historic homes and newer construction (1990s-2020s)
Classic Nantucket shingle
Updated Cape Cods
Contemporary island homes
REALISTIC EXPECTATIONS
RECOMMENDED AREAS
MARKET INSIGHTS
BUYER PROFILE
COMMON QUESTIONS
It depends on your priorities. Surfside offers the best beach access and bike path connectivity. Madaket provides spectacular sunsets and seclusion. Cisco appeals to those who enjoy the brewery scene and surfing. Polpis offers a quieter, more rural setting with water access. Each neighborhood has distinct character worth exploring.
Absolutely. Properties in this range, particularly in beach communities like Surfside and Cisco, can generate substantial rental income during peak summer weeks. Well-maintained 3-4 bedroom homes can command $5,000-15,000+ per week in high season, helping offset carrying costs significantly.
Renovated homes offer convenience and predictable costs, while fixer-uppers can provide value if you're prepared for Nantucket's higher renovation expenses. Consider that island renovation costs run 30-50% above mainland prices, contractor availability is limited, and HDC approval is required for exterior changes.
Very important for many buyers. Nantucket's bike path network provides car-free access to beaches, downtown, and neighborhoods. Properties near bike paths, particularly the Surfside and Madaket routes, command premiums and tend to be more popular with renters.
Plan for property taxes ($15,000-35,000 depending on assessment), insurance ($5,000-15,000 including flood if required), maintenance and landscaping ($5,000-15,000), and utilities. Total carrying costs typically run $30,000-70,000 annually before any rental income offset.
Limited. Most new construction on Nantucket is in higher price ranges due to land costs and construction expenses. In the $2-4M range, you're more likely to find renovated homes or older construction. Some newer homes exist in developing areas like Tom Nevers and Miacomet.