Sell your Lower Cape home with a clear plan and straight answers.
Septic, flood zones, summer renters, off-Cape owners: Lower Cape sales have their own rules. Start with a free home value and selling plan, written for your home.
The fastest sales got the best prices.
100.8% of asking for homes that sold within 7 days94.4% for homes that sat
Free. Arthur visits, then writes your home value and a plan to sell it fast. Median sale price as % of original asking, five Lower Cape towns, Cape Cod & Islands MLS, Nov 2023 – Oct 2026.
Arthur Radtke, Realtor, brokered by eXp Realty, MA licence #9582725. Call or text (774) 209-6032.
The fastest sales got the best prices.
Lower Cape homes that sold within 7 days got a median 100.8% of their asking price. Homes that sat got 94.4%. On an $865,500 home, the five-town median, that gap is about $55,000. Arthur's free home value and selling plan are built to help you land on the right side of that gap.
Arthur visits your home. Within a week of the visit, you get a plan written for it alone:
- Your home value. The price most likely to sell your home fast, with the recent nearby sales it rests on and why each sold for what it did.
- What you'd walk away with. Your estimated proceeds after commission, deed tax and closing costs.
- Your property check. Sewer or septic, flood zone and any sewer betterment for your address, so nothing surprises a buyer.
- Fix or skip. What's worth doing before you list, and what isn't worth the money.
- A marketing plan for your home, not a template. Who your likely buyer is and where they're looking from, which features to lead with, the photo, video and drone shot list, and the launch schedule.
Live off-Cape? Arthur can walk through by video call, with you or your caretaker at the house.
Three things that quietly derail Lower Cape sales, and how we handle them
Most surprises surface after a buyer is already involved. We bring them forward, so they can't cost you the deal.
Septic (Title 5)
Massachusetts requires a Title 5 septic inspection before most home sales, and a failed system can stall a deal for weeks. We get the inspection done before you list, so you know the result and the cost while you still control the timeline.
Flood zones and insurance
Buyers now ask about flood maps and insurance cost early, and a surprise quote can sink an offer. We check your FEMA flood zone up front and line up an insurance estimate, so buyers see the real numbers before they fall in love.
Summer rentals and timing
Many Lower Cape homes carry summer rental bookings. We plan showings around your guests, tell buyers which bookings come with the house, and pick a listing date that fits your rental calendar.
Which one sounds like you?
Pick one and Arthur will know where to start when he replies.
"I live off-Cape."
We handle showings, contractors, cleaners and closing paperwork here, so you don't have to drive down. Arthur can do the visit by video call.
Start with a free home valueFree guide: The Out-of-State Seller’s Playbook (PDF, 14 pages) · large print
Buyers fall for the Cape first. We show them yours.
- Professional photos, video and drone, so your home is seen at its best and in its setting.
- Featured in Celebrate Lower Cape, the weekly newsletter read by people who love the Lower Cape.
- The MLS and major home-search sites, through eXp Realty.
Your selling plan sets out the shot list, the features to lead with and the launch schedule for your home.
From first call to closing, in four steps
Visit and selling plan
We visit, look at what buyers will look at, and within a week of the visit you have your home value and selling plan.
Prepare, the Cape Cod way
Septic, flood and rental paperwork in order; small fixes only where they pay.
Photos, video, live
Your home goes live with full media, and a written update lands every Friday.
Negotiate and close
Every offer explained in plain English, then a calm run to closing.
Not ready to talk? Read chapter one of Selling Your Lower Cape Home now.
Arthur's complete guide for Cape Cod home sellers: Title 5, timing, pricing and the mistakes that cost families money, in plain language. Settling a family home? Ask about his second book, The House After Probate Begins, with a foreword by elder law attorney Jay Marsden.
Questions sellers ask us
What does it cost to sell?
Commission is agreed between you and Arthur, and it is negotiable. Before you sign anything, he shows you exactly what you would pay, what it covers (photos, 3-D tour, video and marketing), and what you would net at a few likely sale prices. Typical seller costs on the Cape also include the Title 5 septic inspection, Massachusetts deed excise tax, and your attorney's fee. No surprises at closing. To see the math now, try the What You Keep calculator.
When is the best time to list on the Lower Cape?
On Cape Cod, most serious buyers shop from about April through mid-July, and the buyer pool shrinks sharply after Labor Day. That doesn't mean other months don't work: homes sell in every season. Arthur looks at your home, your summer bookings and your next move, then picks a launch date that gives you the strongest first two weeks on the market. Chapter one of his book explains why those two weeks matter.
Can I sell while I live out of state?
Yes. Showings, contractors, cleaners and paperwork are handled here on the Cape, and documents can be signed electronically. You get a written update from Arthur every Friday, so you always know where things stand.
We inherited a house and probate is open. Can we sell it?
Often yes, but who can sign and when depends on the probate process, so your probate attorney sets the timing. Arthur handles the house side: securing and insuring it while it sits empty, a value report for the estate, clearing it out, and the sale. His book The House After Probate Begins walks through each step.
Your team is new. Why should I trust you with my home?
Fair question. Arthur wrote two books for Cape Cod homeowners, Selling Your Lower Cape Home and The House After Probate Begins, and publishes the Celebrate Lower Cape newsletter every week. He puts his promises in writing: a written update every Friday, and the 3-D tour, video and marketing plan attached to your listing agreement. Call him and ask him anything.