Active

81 Days on market

39 Naushon S Falmouth — Photo 1 of 42

$12,250,000

Investment Analysis — 39 Naushon S

Falmouth, MA 02540 — The Cliffs

Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 7-bedroom in 02540 carries an estimated $2,980/mo in gross rent — about a -0.04% cap rate and $-5,116/yr in estimated NOI at the $12,250,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

8.5

SqFt

11,628

Style

Single Family

Built

2000

Perched within ''The Cliffs''--West Falmouth's most coveted private seaside enclave--this custom shingle-style estate offers over 11,000 square feet of exquisitely finished living space in pristine condition. From its elevated vantage overlooking Buzzards Bay, the residence commands panoramic water views toward the Elizabeth Islands and Vineyard Sound--permanently protected by a perpetual view easement, ensuring unobstructed western sunsets for generations. An opulent foyer with sweeping curved staircase opens to soaring volumes, rich hardwoods, and custom millwork throughout. Seven bedrooms, eight full and one half baths are arranged for privacy, while a formal dining room and multiple living areas open through French doors to landscaped grounds and four expansive decks. Recent improvements include a new roof and whole-house generator. Residents enjoy The Cliffs' private sandy association beach, minutes from West Falmouth Harbor, yacht clubs, golf, and the Shining Sea Bikeway.

ADU Potential

Massachusetts allows one accessory dwelling unit by right in single-family zoning districts statewide (M.G.L. c. 40A §3; 760 CMR 71.00, effective Feb 2025). Estimated maximum ADU size for this property: 900 sq ft (the lesser of 900 sq ft or half the 11,628 sq ft principal dwelling). Lot size: 25,700 sq ft.

Based on listing data, which indicates the property type — not the zoning district. Local dimensional, septic (Title 5), and historic-district requirements still apply. Not legal advice — verify with the municipality.

Estimates — not financial advice

These figures are illustrative estimates for informational purposes only — not an appraisal, valuation, or guarantee of rent, income, or returns, and not financial, tax, or investment advice. Rent is either the figure reported on the MLS listing — in-place rent that may differ from market and is not verified against the actual leases — or, where the listing reports none, an estimate from HUD Small Area Fair Market Rents, a government benchmark that may differ from actual market rent. Each figure is labelled with its source. Cap rate, NOI, and returns depend on the assumptions shown, which you can change. MLS and other third-party data may be inaccurate or out of date. Verify all figures independently and consult your own financial, tax, and legal advisors before making any investment decision.

Financials

Original Price$12,250,000

Annual Taxes$32,294

Parking

Garage2

Off-Street10

Interior Specifications

Total Rooms15

Fireplaces4

FlooringTile, Marble, Hardwood, Flooring - Hardwood, Flooring - Wall to Wall Carpet

BasementFull, Finished, Walk-Out Access, Interior Entry

Climate & Utilities

HeatingCentral, Forced Air, Natural Gas, Fireplace(s)

CoolingCentral Air

WaterPublic

SewerInspection Required for Sale

Building & Exterior

ConstructionFrame

RoofShingle

FoundationConcrete Perimeter

ZoningRB

Property & Lot

Acres0.59

SqFt Lot25,700

Lot FeaturesCleared, Gentle Sloping, Level, Other

Amenities & Appliances

Gas Water Heater • Oven • Dishwasher • Microwave • Refrigerator • Washer • Dryer • Wine Refrigerator • Range Hood

Neighborhood

Tennis Court(s) • Walk/Jog Trails • Golf • Medical Facility • Bike Path • Conservation Area

Geography

Floorplan Breakdown

Structural Layout

Third

Office

Second

Primary BedroomBedroom 5

First

Kitchen

Basement

Family Room

Main,First

Living RoomDining RoomBedroom 2Bedroom 3Bedroom 4

Living Room

Lvl Main,First

Cathedral Ceiling(s), Beamed Ceilings, Vaulted Ceiling(s), Closet, Flooring - Hardwood, Window(s) - Picture, Balcony - Interior, Wet Bar, Cable Hookup, Deck - Exterior, Exterior Access, Recessed Lighting, Lighting - Pendant, Lighting - Overhead, Decorative Molding

Dining Room

Lvl Main,First

Ceiling Fan(s), Flooring - Hardwood, Window(s) - Picture, Deck - Exterior, Exterior Access, Recessed Lighting, Slider, Lighting - Overhead, Decorative Molding

Kitchen

Lvl First

Bathroom - Half, Flooring - Hardwood, Window(s) - Picture, Dining Area, Pantry, Countertops - Stone/Granite/Solid, Kitchen Island, Wet Bar, Breakfast Bar / Nook, Cabinets - Upgraded, Cable Hookup, Deck - Exterior, Exterior Access, High Speed Internet Hookup, Open Floorplan, Recessed Lighting, Second Dishwasher, Stainless Steel Appliances, Storage, Lighting - Pendant, Lighting - Overhead

Office

Lvl Third

Bathroom - Full, Bathroom - Tiled With Shower Stall, Ceiling Fan(s), Ceiling - Beamed, Closet, Closet/Cabinets - Custom Built, Flooring - Hardwood, Balcony / Deck, Attic Access, Recessed Lighting

Family Room

Lvl Basement

Bathroom - Full, Walk-In Closet(s), Closet, Flooring - Stone/Ceramic Tile, Flooring - Wall to Wall Carpet, Window(s) - Picture, Exterior Access, Recessed Lighting, Lighting - Overhead

Primary Bedroom

Lvl Second

Bathroom - Full, Bathroom - Double Vanity/Sink, Ceiling Fan(s), Closet - Linen, Walk-In Closet(s), Closet/Cabinets - Custom Built, Flooring - Hardwood, Window(s) - Picture, Balcony / Deck, Dressing Room, Laundry Chute, Recessed Lighting, Lighting - Overhead, Closet - Double