Living inBrewster, MA
Homes, costs, villages and what owners should know
Brewster lies along Cape Cod Bay on Route 6A, with tidal flats that stretch for miles at low tide, freshwater ponds and Nickerson State Park. In the 12 months to 30 October 2026, the median Brewster home sold for $750,000 (193 sales, Cape Cod & Islands MLS), below the Lower Cape median.
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.
By Arthur Radtke, Realtor, brokered by eXp Realty, MA licence #9582725. Updated .
- Homes sold, 12 months
- 193
- Median time to sell
- 12 days
- Tax rate, FY2026
- $6.77 per $1,000
- Beaches
- Cape Cod Bay and ponds
More Brewster facts
- Villages
- Brewster, West, East, South
- ZIP code
- 02631
- Schools
- Nauset Public Schools
- County
- Barnstable (Lower Cape)
- Seasonal homes
- 41.4% of housing units
- Sewer
- None; septic
- Town Hall
- 2198 Main St
What is Brewster like year-round?
Brewster's center runs along Route 6A, the Old King's Highway, with Town Hall at 2198 Main Street, the Brewster Ladies' Library (open since 1852) and the Council on Aging at 1673 Main Street. Nickerson State Park's 1,900 acres and the Cape Cod Rail Trail are in town, and Brewster for the Holidays is the town's winter festival.
About 41.4% of Brewster housing units are seasonal or occasional-use homes, according to state data. More than a third of recent Brewster sales were condominiums (70 of 193 in the 12 months to October 2026), compared with about a fifth across the five Lower Cape towns.
Getting around Brewster
Route 6A runs the length of Brewster along the bay, and Route 6 crosses the south of town. The Cape Cod Rail Trail passes through Brewster and Nickerson State Park on its way between Dennis and Wellfleet.
What do homes cost in Brewster, MA?
Median sale price, 193 Brewster homes sold 31 Oct 2025 to 30 Oct 2026
- Single-family homes (122 sales)
- $852,500
- Condos (70 sales)
- $469,950
- Five Lower Cape towns
- $865,500
- Sale price vs first asking price
- 98.48%
See the full numbers
The median Brewster home sold for $750,000 in the 12 months to 30 October 2026. That is below the five-town Lower Cape median of $865,500 for the same period. In the 12 months before that, the median was $675,000 (197 sales). Medians move with the mix of homes that sell, so treat one year's change with care.
| Sale price | Brewster sales |
|---|---|
| Under $750,000 | 96 |
| $750,000 to $1.5 million | 80 |
| Over $1.5 million | 17 |
Source: Cape Cod & Islands MLS, residential (single-family and condo) sales in Brewster, sold 31 Oct 2025 – 30 Oct 2026, n = 193; analysis by The Celebrate Team, checked with two separate methods. Medians. Market-wide figures, not Arthur's own sales. Estimate what you'd keep from a sale.
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 a $750,000 home, that gap is about $47,000. Arthur's free Brewster 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 Brewster 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.
What are the villages of Brewster?
Brewster's historic villages are Brewster Village (Brewster Center), West Brewster (also called Factory Village), East Brewster and South Brewster. On the MLS, Brewster listings are filed under Brewster. Brewster has one ZIP code, 02631.
Brewster Village
The center along Route 6A, with Town Hall, the Brewster Ladies' Library and the historic Brewster Store.
West Brewster (Factory Village)
Stony Brook Grist Mill and Museum (1873), a working mill, and the Stony Brook herring run.
East Brewster
The Orleans side of town, near Nickerson State Park and the Cape Cod Rail Trail.
South Brewster
A small inland area among the ponds, south of Route 6.
Which beaches and waters are in Brewster?
Brewster's beaches all face Cape Cod Bay, where the tide goes out a long way and leaves wide sand flats. Inland, Brewster has dozens of freshwater ponds.
Each beach, and beach stickers
- Cape Cod Bay beaches and landings: Breakwater, Crosby, Ellis, Linnell, Mant's, Paine's Creek, Point of Rocks, Saint's Landing, Spruce Hill and First Light (residents only).
- Freshwater: Long Pond Beach, and Fisherman's Landing on Sheep Pond.
- Nickerson State Park, with ponds, trails and campgrounds.
Brewster beach stickers
Beach permits are required from 15 June through Labor Day weekend. Resident permits for 2026 are $25 for the first vehicle, $25 for the second and $40 for each additional vehicle; non-residents pay $20 a day or $150 for the season. See the town's beach information page.
Before you buy, check the deed for any private beach or water rights; town stickers and deeded rights are separate things.
Beach news, events and local spots, every week, in the free Celebrate Lower Cape newsletter
How much are property taxes in Brewster?
Brewster's FY2026 tax rate is $6.77 per $1,000 of assessed value, one rate for all property types, down from $6.88 in FY2025. Brewster's assessors recommended against a residential exemption. FY2026 assessments reflect values as of 1 January 2025.
Example tax bills
| Assessed value | Approx. annual tax at $6.77 |
|---|---|
| $750,000 | $5,078 |
| $750,000 (the median sale price) | $5,078 |
| $1,500,000 | $10,155 |
Assessed value isn't what your home would sell for. What could waiting cost me? Lower Cape homes that sat sold for a median 94.4% of asking.
Sewer, septic, flood zones and rental rules in Brewster
Before buying in Brewster, check four things: whether the house is on town sewer or a septic system, whether it sits in a FEMA flood zone, whether a sewer betterment applies, and what rules apply if you plan to rent it out. Each can change the cost of owning by thousands of dollars a year.
Septic, no town sewer
Brewster has no municipal sewer. Homes use septic systems, and the town's 2026 water resources plan update found no need for large-scale sewers. A Title 5 inspection is normally required when the house is sold.
Flood zones
Waterfront and low-lying streets can fall in FEMA flood zones. Look the address up on FEMA's Flood Map Service Center and get an insurance quote before you make an offer.
Short-term rentals
Stays of 31 days or less must be registered with the Massachusetts Department of Revenue and pay room occupancy excise (5.7% state, a local option of up to 6%, and up to 2.75% for the Cape Cod and Islands Water Protection Fund). Check with the Town of Brewster for local registration rules before counting on rental income.
Schools
Brewster is part of Nauset Public Schools.
Live off-Cape, or inherited a house in Brewster?
Arthur's free guides cover what to do first: The Out-of-State Seller's Playbook and The Inherited Cape Property Starter Guide (PDFs; large-print versions on the Sell page).
Selling a home in Brewster: what the numbers say
Across the five Lower Cape towns over three years, homes that sold within 7 days got a median 100.77% of their original asking price; homes that took longer got 94.44%. In Brewster, 24.9% of sales in the last 12 months had a price cut first, and 17.0% of listings (77 of 452) came off the market without selling. The launch price and the first two weeks matter more than the month you list.
Your plan is built for your home, not a template. The take-home estimate takes 2 minutes: no visit, no phone number.
Or watch the free 16-lesson Lower Cape Sellers Course before you talk to any agent, including Arthur.
Where these figures come from
Cape Cod & Islands MLS, residential, five Lower Cape towns. Sales 31 Oct 2023 – 30 Oct 2026 (6 records with negative days on market excluded). Did-not-sell: listings taken 1 Nov 2023 – 31 Oct 2025 that sold, expired or were cancelled by 1 Nov 2026 (expired or cancelled = did not sell). Medians. Not Arthur's own sales.
How does Brewster compare with nearby towns?
Brewster has the lowest median sale price of the five Lower Cape towns: $750,000 in the 12 months to 30 October 2026, against $865,500 across all five. 38.3% of Brewster homes sold within 7 days (more than the five-town 34.9%), and 42.5% were bought with cash (more often than the five-town 42.3%). See all five towns compared
Compare all five towns
| 12 months to 30 Oct 2026 | Brewster | Harwich | Chatham | Orleans | Eastham | 5 towns |
|---|---|---|---|---|---|---|
| Median sale price | $750,000 | $760,000 | $1,458,750 | $899,900 | $828,000 | $865,500 |
| Sales | 193 | 220 | 178 | 127 | 102 | 820 |
| Sale price vs original ask | 98.48% | 97.65% | 97.32% | 95.83% | 96.85% | 97.32% |
| Sold within 7 days | 38.3% | 36.4% | 34.8% | 27.6% | 34.3% | 34.9% |
| Had a price cut first | 24.9% | 31.8% | 24.7% | 37.8% | 30.4% | 29.4% |
| Paid cash | 42.5% | 39.1% | 44.4% | 44.9% | 42.2% | 42.3% |
| Median days on market | 12 | 13.5 | 16.5 | 27 | 24 | 16 |
Questions people ask about Brewster, MA
What is the median home price in Brewster, MA?
$750,000. That is the median sale price of the 193 Brewster homes that sold on the Cape Cod & Islands MLS between 31 October 2025 and 30 October 2026. Across the five Lower Cape towns the median for the same 12 months was $865,500 (820 sales).
Do homes in Brewster sell quickly?
38.3% of Brewster sales (74 of 193) happened within 7 days of listing in the 12 months to 30 October 2026, and 24.9% (48) had a price reduction first. The median Brewster sale closed at 98.48% of its original asking price after 12 days on the market.
How much is a condo in Brewster, MA?
The median Brewster condo sold for $469,950 in the 12 months to 30 October 2026 (70 sales). The median single-family home sold for $852,500 (122 sales).
What are the villages of Brewster, MA?
Brewster Village (Brewster Center), West Brewster (Factory Village), East Brewster and South Brewster. On the MLS, Brewster listings are filed under Brewster.
Which beaches are in Brewster, MA?
Bay beaches and landings on Cape Cod Bay, including Breakwater, Crosby, Paine's Creek and Point of Rocks, plus Long Pond and Sheep Pond. Resident beach permits were $25 per vehicle in 2026.
Does Brewster have town sewer?
No. Brewster homes use septic systems, and the town's 2026 water resources plan update found no need for large-scale sewers. A Title 5 inspection is normally required when a house is sold.
What is the property tax rate in Brewster, MA?
$6.77 per $1,000 of assessed value for FY2026, down from $6.88 in FY2025, with one rate for all property types.
About Arthur Radtke
Arthur is a Realtor with The Celebrate Team, brokered by eXp Realty (MA license #9582725), working in Brewster, Chatham, Harwich, Orleans and Eastham from 60 Munson Meeting Way, Chatham. He publishes the Celebrate Lower Cape newsletter and wrote Selling Your Lower Cape Home and The House After Probate Begins.
Call or text (774) 209-6032 or email arthur.radtke@exprealty.com
Sources for this page (5)
- Cape Cod & Islands MLS, residential closed sales and listings, Brewster, Chatham, Harwich, Orleans and Eastham; export of 2 Nov 2026, analysed by The Celebrate Team.
- Town of Brewster, beach information, FY2026 classification presentation, integrated water resources plan update (2026), Our Community and Factory Village (accessed 2 Nov 2026).
- Massachusetts Historical Commission, Brewster town report.
- Commonwealth of Massachusetts, Seasonal Communities Advisory Council policy overview (Dec 2024; seasonal share of housing units, American Community Survey).
- FEMA, Flood Map Service Center; Massachusetts DOR, Room occupancy excise.