Published October 25, 2026 in Market Update

Some parts of Upper Cape are still moving fast, even with rates above 7%

By Liza Elmstrom

Real estate, Upper Cape

Rates are up. That part is real. Realtor.com reported mortgage rates climbed above 7% for the first time since January 2025. That stings. But here in Upper Cape, the Real Estate Data Aggregator counted homes across several ZIP codes still going under contract fast. Pricing right still matters more than the rate headline.

Where homes are moving quickest

Two ZIP codes tied for the top spot. The Real Estate Data Aggregator found that 45.2% of homes in East Sandwich and 45.2% in Falmouth went under contract within two weeks of listing, in the three months ending August 31, 2026. That is nearly 1 in 2 homes. North Falmouth and Sagamore Beach were close behind, both at 43.8%.

Not every part of Upper Cape moved at that pace. Marstons Mills came in at 26.1%, Centerville at 31.1%, and Pocasset at 30.4%, per the Real Estate Data Aggregator. Cataumet and Woods Hole each showed 0% in that window, though both had very few sales, so those numbers reflect small samples, not a trend.

Prices: a mixed picture, not a collapse

Some prices dipped a little. The Real Estate Data Aggregator put the median sale price in Mashpee at $640,000, down 3.4% from a year earlier. Pocasset slipped 12.3% to $680,000. Osterville dropped 19.6% to $1,035,000, though sales there nearly doubled, which can shift the median on its own.

Other areas moved the other way. Buzzards Bay rose 16.6% to $630,000. East Falmouth climbed 14.1% to $879,500. Falmouth was up 13.1% to $990,000. The Real Estate Data Aggregator counted these for the same three-month window.

How close to asking price are homes actually selling?

Even with rates above 7%, sellers in most of Upper Cape are getting close to their number. The Real Estate Data Aggregator showed East Sandwich and Forestdale both at 99.6% of list price. East Falmouth was at 99.2%, Sandwich at 99.3%, and Pocasset at 98.9%. Only Osterville and West Barnstable dipped below 96%.

Supply is still tight in most areas

Low supply is part of why well-priced homes move fast. The Real Estate Data Aggregator put months of supply at 1.3 in Centerville, 1.8 in North Falmouth, and 2 in Sagamore Beach. Those are tight numbers. East Sandwich sits at 4.6 months, and Falmouth at 4.1, which gives buyers a bit more room.

The rate context: it costs more to borrow right now

Realtor.com reported rates crossed 7% for the first time since January 2025. CNBC noted that a monthly payment on a median-priced home now takes about 33% of a median family's income, up from 26% in 2022. That is a real shift. It slows some buyers down. It does not stop well-priced homes from moving.

Nationally, Realtor.com counted 1.16 million active listings in September 2026, and 20.8% of listings had taken a price cut, the highest share since October 2022. Upper Cape is not immune to that pressure. But the two-week contract rates here tell a different story in several ZIP codes.

One thing to keep in mind: a ZIP code average covers a lot of ground. One street can read very differently from the whole area. If you want to know how your specific address stacks up, text me.