If you priced your Bay Club condo using the town-wide median, you probably left $25,000 on the table. And if you listed your Water Street colonial the same way, you’re probably still waiting for a showing.
The mattapoisett ma housing market september 2026 is actually three markets wearing one zip code. The town-wide median sale price hit $627,000 in August 2026, per MLS PIN closed-sale data. That single number is useless for pricing. Bay Club condos are trading at a median of $485,000 (up 9.2% year over year). Village single-family homes sit at a median of $689,000, essentially flat from September 2025. And North Mattapoisett, the stretch along Route 105 toward Rochester, has the most new inventory of the three zones with 11 active listings versus 6 in the village and 8 in the Bay Club/Brandt Point corridor.
These three sub-markets are moving in different directions at the same time, and town-wide stats mask every bit of it.
Sellers who treat the $627,000 median as their anchor will misprice in two out of three neighborhoods. That’s the gap this report fills, with zone-by-zone numbers you won’t find on any national portal’s Mattapoisett page. (I split Marion the same way last month in this Marion market report.)
Key Takeaways
- Bay Club condos hit a $485,000 median, up 9.2% YoY (MLS PIN, Aug 2026)
- Village single-family inventory stuck at 6 active listings, median $689,000
- North Mattapoisett leads the town with 11 active listings and a $549,000 median
- Town-wide median of $627,000 misrepresents all three sub-markets
- Days on market range from 18 (Bay Club) to 41 (village SFH)
What do Bay Club Mattapoisett homes look like in September 2026?
Bay Club condos and attached townhomes are the hottest segment in town. The median closed price reached $485,000 in August 2026, up 9.2% from $444,000 the same month last year (MLS PIN, Aug 2026). Median days on market: 18. That’s nearly half the village pace.
Why the heat? The buyer pool for turnkey, low-maintenance living along I-195 access keeps expanding. Empty nesters from Marion and Rochester who want to stay in the Tri-Town are trading their 4-bedroom colonials for 2-bed Bay Club units with HOA-covered landscaping. Several closings this summer came from buyers relocating from the Cape, where comparable units run $100K higher.
Across 250+ transactions on the South Coast, I’ve watched Bay Club appreciation outpace the village in 4 of the last 5 years. The HOA fee ($385/month as of Q3 2026, per current listings on MLS PIN) gives some buyers pause, but it covers exterior maintenance, snow removal, and common-area landscaping, costs that run $6,000 to $9,000 annually on a village colonial.
“Sellers in the Bay Club who list within 3% of the sub-market median are going under agreement in under three weeks; village sellers using the same strategy are sitting 40-plus days,” says Christine Medeiros, Broker/Owner of Kokopelli Realty.
How is Brandt Point Village real estate performing this fall?
Brandt Point Village, the newer planned community off Brandt Island Road, shows a slightly different pattern from the Bay Club. The median sale price for Brandt Point sits at approximately $512,000 as of the last 6 months of closings, up roughly 6% year over year (MLS PIN, Mar-Aug 2026). Inventory: 3 active listings as of September 1.
Brandt Point attracts a slightly different buyer than Bay Club. The units trend newer (most built 2015 to 2020), and the community sits closer to the harbor. But with only 3 units available, the data set is small. Two of the three active listings are priced above $530,000, which would set a new price-per-square-foot record for the development if they close at ask.
The constraint here is supply, pure and simple. Brandt Point has 68 total units. Turnover in any given year averages 6 to 8 sales. When only 3 are listed, you can’t draw sweeping conclusions, but the direction is clearly upward.
Why is mattapoisett village inventory flat in September 2026?
Village single-family homes, the stretch from Ned’s Point through the center along Water, Church, and Barstow streets, have just 6 active listings as of September 1, 2026 (MLS PIN). That matches August 2025. The median asking price: $719,000. The median closed price over the last 90 days: $689,000, a gap that signals overpricing.
The village’s problem isn’t demand. It’s a mismatch between seller expectations and what buyers will pay for homes that often need $40,000 to $80,000 in updates. Many village colonials and capes were built between 1870 and 1940. Buyers love the character (I’m a W.H.A.L.E. Certified Historic House Specialist, so I get it), but they also see the oil-fired boiler, the knob-and-tube remnants in the attic, and the 100-amp panel, and they calculate.
I’ve worked with village sellers who list at $740,000 based on the $627,000 town-wide median plus their renovation math. But the village SFH median is $689,000. And when your home needs a new septic ($30,000 to $50,000 in Plymouth County), buyers subtract that from any offer, regardless of your comps.
Median days on market for village listings: 41. Compare that to 18 in the Bay Club. If you’re sitting at day 30 with no offers, you didn’t price for the village micro-market. You priced for the town.
What’s happening in North Mattapoisett along Route 105?
North Mattapoisett, the area along Route 105 heading toward Rochester, has the most active inventory of any Mattapoisett sub-market this September: 11 listings as of September 1 (MLS PIN). The median asking price is $569,000, and the median closed price over the last 90 days is $549,000.
This part of town is where you find the newer construction, the 1990s-to-2010s garrison colonials on half-acre-plus lots off streets like Crystal Spring and Prospect Road. The schools are the same (Old Hammondtown, Old Rochester Regional), but the character is suburban, not coastal village.
Builders have been more active here. Two spec homes are currently under construction off Aucoot Road, and a potential new housing project in nearby Marion has been discussed at planning board level over the past several months, a sign that developers see demand in the Tri-Town corridor that the village can’t absorb because of lot constraints and historic district regulations.
North Mattapoisett’s days on market: 29. Right between the Bay Club’s 18 and the village’s 41.
How does the tri-town housing market fall 2026 compare across Marion, Mattapoisett, and Rochester?
The Tri-Town is three distinct price bands. Marion’s town-wide median hit $735,000 in August (MLS PIN, Aug 2026). Mattapoisett sits at $627,000. Rochester, with its larger lots and more rural feel, trades around $525,000. All three saw year-over-year price increases, but inventory tells a more nuanced story.
Marion had 14 active SFH listings as of September 1. Mattapoisett had 17 across all sub-markets. Rochester had 19, the highest count in the Tri-Town and the first time Rochester has led Mattapoisett in active listings since spring 2025.
If you’re a buyer priced out of Bay Club condos, Wareham’s August inventory spike opened up options under $400,000, roughly 15 minutes from Mattapoisett center. And New Bedford’s sub-$350K market still has active listings for buyers who prioritize price over school district.
What should Mattapoisett sellers do differently this September?
Price for your sub-market, not the town. A Bay Club condo priced at $485,000 to $500,000 will likely move within 3 weeks. A village colonial priced at $700,000 to $720,000 needs to be in move-in condition to justify that number, or expect 40+ days and a price reduction.
Three specific moves:
- Pull sub-market comps, not town-wide comps. Ask your agent (or pull MLS data yourself) for closings within your specific neighborhood over the last 6 months. Town-wide medians are noise.
- Budget for pre-listing repairs in the village. Title V compliance, electrical panel upgrades, and boiler replacements are the three items village buyers flag most. A $12,000 panel upgrade that prevents a $25,000 price negotiation pays for itself.
- Time your Bay Club listing carefully. With only 8 active listings in the corridor, new inventory gets immediate attention. Listing during a lull (like mid-September, when competing listings from summer go under agreement) maximizes your exposure window.
Across my Mattapoisett closings over 23 years, September and October produce the best price-to-list ratios for Bay Club and Brandt Point properties. The village runs more seasonal, with spring historically outperforming fall by about 2% on sale-to-list ratio.
Frequently asked questions
What is the median home price in Mattapoisett MA in September 2026?
The town-wide median closed price is $627,000 as of August 2026 (MLS PIN). But that number blends three different sub-markets: Bay Club condos at $485,000 median, village single-family homes at $689,000, and North Mattapoisett at $549,000. Pricing off the town-wide figure leads to mispriced listings in two of those three zones.
Are Bay Club Mattapoisett homes a good investment in 2026?
Bay Club condos appreciated 9.2% year over year to a $485,000 median, outpacing the village’s flat growth (MLS PIN, Aug 2026). The $385/month HOA covers exterior costs that run $6,000 to $9,000 annually on a standalone home. With median days on market at 18, demand is strong, but the HOA fee affects net returns for investors.
How many homes are for sale in Mattapoisett MA right now?
As of September 1, 2026, Mattapoisett has 25 total active residential listings across all sub-markets (MLS PIN). North Mattapoisett leads with 11, the Bay Club/Brandt Point corridor has 8 (plus 3 in Brandt Point specifically), and the village has just 6. Village inventory has been flat since fall 2025.
How long do Mattapoisett homes take to sell?
It depends entirely on the sub-market. Bay Club condos average 18 days on market. North Mattapoisett homes average 29 days. Village single-family homes average 41 days (MLS PIN, 90-day trailing average as of Aug 2026). The village’s longer timeline reflects pricing misalignment, not low demand.
Is Mattapoisett MA a buyer’s or seller’s market in September 2026?
The Bay Club and Brandt Point are firmly seller’s markets with under 2 months of supply. The village is closer to balanced at roughly 3 months of supply based on 6 listings and a recent absorption rate of about 2 closings per month (MLS PIN). North Mattapoisett, with 11 listings and similar absorption, leans slightly toward buyers.
Your next move
Mattapoisett’s mattapoisett ma housing market september 2026 story is a three-part story. Pricing, timing, and marketing all shift depending on whether you’re in the Bay Club, the village, or up along Route 105.
If you’re thinking about listing this fall, the single most valuable thing you can do is get sub-market comps for your specific neighborhood, not a Zillow Zestimate based on town averages. I run those numbers for sellers across the Tri-Town every week, and the gap between sub-market pricing and town-wide pricing is wider right now than I’ve seen in 23 years on the South Coast.
Start with the right number. Everything else follows.
