Another week with at least as many sales as new listings.  Most of the price reductions are on properties that might be more difficult to sell than others.  That is, except for 671 Old Couny Road.  One of my favorites and reduced to $900,000.  Remember, we will only see the bottom in hindsight. 

 This Weeks New Listings

Vineyard Haven - 206 Spring Hill Road Status: Available Price: $350,000 Type: Land Zoning: R10 Year Built: 0 Lot Size (Acres): 0.4900 Frontage: None Bedrooms: 0 Bathrooms: 0 Sq. Footage: $/Sq. Foot: Description: At the end of the Cul-de-Sac on Spring HIll Road, this oversized lot backs up to town property with mature trees.   A foundation for  house and garage are already in on the lot, as is the 5 bedroom septic system.       An opportunity for a quick start to build your dream home.

Edgartown - 7 Hye Road Status: Available Price: $469,000 Type: Single Family Zoning: R20 Year Built: 1999 Lot Size (Acres): 0.5000 Frontage: None Bedrooms: 2 Bathrooms: 1.5 Sq. Footage: 1154 $/Sq. Foot: $406 Description: Located just off the bike path on one half acre, this recently renovated two plus bedroom has lots to offer. First floor has a heated one car garage, bedroom with new hardwood floors and additional room with tiled floor. Spiral staircase leads to the second floor with an open kitchen and living area with wood burning fireplace. This area is accentuated with beautiful hardwood floors, fancy and exotic woodwork and tile. The kitchen includes stainless steel appliances and soap stone counters. Off the living area is a bedroom, tiled bath and French doors which open to the TV room/office. A ladder leads to the third level open loft area. Many new improvements throughout the house. The house is ideally sited for future expansion. Town sewer is available and will allow for additional bedrooms, dwellings or guesthouse.

Oak Bluffs - 8 Mourning Dove Way Status: Available Price: $609,000 Type: Single Family Zoning: R3 Year Built: 1972 Lot Size (Acres): 0.6300 Frontage: None Bedrooms: 3 Bathrooms: 2 Sq. Footage: 1600 $/Sq. Foot: $381 Description: Situated on a private, wooded parcel, this house is in need of significant TLC.  Located in a community with protective covenants, saltwater dock, freshwater pond and tennis courts, it is equidistant to all three down-island towns, just off the bike path and a short drive to the beach and golf course, offering something for everyone.

Vineyard Haven - 227 Lake Street Status: Available Price: $899,000 Type: Single Family Zoning: R10 Year Built: 2005 Lot Size (Acres): 0.2900 Frontage: None Bedrooms: 4 Bathrooms: 3.5 Sq. Footage: 3244 $/Sq. Foot: $277 Description: Very well built Custom Colonial located a short distance to Town, Tennis and the Tashmoo Boat landing. This fine property boast of 3 floors of living space with Oak flooring thru out, 2 master suites with private baths, beautiful open kitchen with custom cabinets, corrian counters and stainless steel appliances, wonder built-ins in all of the right places. Top it off with a 575 sqft 2 car garage and a 500 +/- sqft unfinished room above for 5th bedroom, guest quarters or office. Approx 1000 ft to Lake Tashmoo.

Edgartown - 20 Bettencourt Way Status: Available Price: $995,000 Type: Single Family Zoning: R20 Year Built: 1978 Lot Size (Acres): 0.9500 Frontage: None Bedrooms: 4 Bathrooms: 3 Sq. Footage: 2208 $/Sq. Foot: $451 Description: Walk to downtown Edgartown location on almost an acre of gorgeous land.  Large 4 bedroom house has been dormered to accommodate two new 2nd floor bathrooms.  Addition of 1 bathroom forms a master suite and a 2nd bathroom services 2nd floor bedrooms.  Guest room with bath on first floor.  Living room, dining room with oak floors throughout the house.  A 6 bedroom leaching field is in place for expansion of house or construction of guest house.

Edgartown - 210 Upper Main Street Status: Available Price: $1,350,000 Type: Single Family Zoning: B2 Year Built: 1949 Lot Size (Acres): 0.1800 Frontage: None Bedrooms: 4 Bathrooms: 3.5 Sq. Footage: 2870 $/Sq. Foot: $470 Description: Bright, Beautiful, Newly Renovated Cape Cod with 2008 Magical Addition.  In Town Oasis.  Flexible & Gracious Floor Plan.  Income producing.  Zoned B11 for In Home Business.  Dramatic Entrance with view to Deck, Trellis and Fountain.  French Doors. Master Bedroom Suite with Cathedral Ceilings, Palladian Window, Separate Sitting Room to use as Gym, Office, Library.

This Weeks Price Reductions

Vineyard Haven - 0 Lantern Lane Status: Available Price: $239,000 Type: Land Zoning: R10 Year Built: 0 Lot Size (Acres): 0.2700 Frontage: None Bedrooms: 0 Bathrooms: 0 Sq. Footage: $/Sq. Foot: Description: First time buyers and retirees, here is your chance!  Land now listed under assessed value.  Build a 3-bedroom home of your own design on this 1/4 acre lot with septic design and permit included with the sale.  Or purchase the builder's package for $525,000 and live in an architecturally-designed, attractive, 3-bedroom, 2.5 bathroom home with first floor master bedroom.  A great value either way you slice it!

Oak Bluffs - 8 Bayes Hill Circle Status: Available Price: $425,000 Type: Land Zoning: RES Year Built: 0 Lot Size (Acres): 1.4500 Frontage: None Bedrooms: 0 Bathrooms: 0 Sq. Footage: $/Sq. Foot: Description: Large wooded lot in area of custom executive style homes.  Private association Lagoon Pond water access and tennis courts.  Lot has a standard septic design for a five bedroom home.  Gentle slope would accomodate walk-out basement.

Oak Bluffs - 8 Bayes Hill Circle Status: Available Price: $425,000 Type: Land Zoning: RES Year Built: 0 Lot Size (Acres): 1.4500 Frontage: None Bedrooms: 0 Bathrooms: 0 Sq. Footage: $/Sq. Foot: Description: Great opportunity to build your custom home in this desirable Oak Bluffs location  with Lagoon Pond access and tennis; lot has septic design for a four bedroom home. A  nicely treed lot bordered by conservation with lavish homes and close by to golf, town and beach.

Oak Bluffs - 10 Stanley Status: Available Price: $439,000 Type: Single Family Zoning: RES Year Built: 1964 Lot Size (Acres): 0.3400 Frontage: None Bedrooms: 3 Bathrooms: 1.5 Sq. Footage: 912 $/Sq. Foot: $481 Description: Great Opportunity.  One level living in this cozy 3 bedroom ranch.  Large lot offers possibilities to expand. This home is easy to maintain and enjoy.  Owner recently renovated many parts of the interior.  There is a fireplace and deck.  Lovely quite residential neighborhood.  AS AN INCENTIVE TO THE BUYER OWNER WILL GIVE BUYER A $10,000 AMERICAN EXPRESS GIFT CARD.

Edgartown - 17 Sutton's Way Status: Available Price: $499,000 Type: Single Family Zoning: R20 Year Built: 1985 Lot Size (Acres): 0.5000 Frontage: None Bedrooms: 2 Bathrooms: 1 Sq. Footage: 912 $/Sq. Foot: $547 Description: Delightful Katama Surprise!  Lovingly cared for Ranch style home in peaceful setting on beautifully landscaped 1/2 acre lot.  Bike to South Beach or relax on the back deck.  This home has so much to offer with a surprisingly large finished basement for additional living space.  Great House, Great Location, Great Price!!  Easy to show.

Vineyard Haven - 392 State Road Status: Available Price: $595,000 Type: Commercial Zoning: B2 Year Built: 1940 Lot Size (Acres): 0.3100 Frontage: None Bedrooms: 0 Bathrooms: 1 Sq. Footage: 920 $/Sq. Foot: $647 Description: Don't let this perfect location for the business of your dreams slip away! This free-standing Com with 60 feet of frontage on State Road and 300 feet of frontage on High Point Lane has very high visibility, plenty of off-street parking and an installed septic system for a 48 seat restaurant. This is a rare commercial opportunity with a realistic price tag.

Oak Bluffs - 21 Panola Ave. Status: Available Price: $649,000 Type: Single Family Zoning: RES Year Built: 2004 Lot Size (Acres): 0.3700 Frontage: None Bedrooms: 3 Bathrooms: 2 Sq. Footage: 1456 $/Sq. Foot: $446 Description: This Enchanting, well designed home awaits you ~ Come see the oasis of gardens just minutes from Oak Bluffs Town center and activities. Sited perfectly for privacy with custom details throughout. Surrounded by lush lawn, the huge open back deck (20 x 52) has a double size outdoor shower making for memorable Vineyard days & nights. Refreshing design & extremely well maintained. Please Note: 4 Bedroom Septic in place!

West Tisbury - 671 Old County Road Status: Available Price: $900,000 Type: Single Family Zoning: RES Year Built: 1955 Lot Size (Acres): 0.9700 Frontage: Pondfront Bedrooms: 4 Bathrooms: 2 Sq. Footage: 2042 $/Sq. Foot: $441 Description: In the West Tisbury Village Historic District!  This contemporary ranch is a one-of-a-kind, warm and charming home with lovely details inside and out.  The floor plan is terrific--big, open living spaces with expanses of windows to take advantage of the views of Mill Brook and the pond.  Outside there is a large deck, while inside you enjoy fireplaces in the living room, kitchen and study.  Walk to Alley's and the Farmers' Market.  This is truly a home for all seasons.

Aquinnah - 17 Lobsterville Road Status: Available Price: $1,595,000 Type: Single Family Zoning: RES Year Built: 1965 Lot Size (Acres): 1.5000 Frontage: Waterfront Bedrooms: 2 Bathrooms: 1 Sq. Footage: 512 $/Sq. Foot: $3,115 Description: This cozy guest house complements the property with its own private covered porch and deck area on 3 sides of the house. The same dramatic views of Dog fish bar and the Elizabeth Islands. You can reach out and touch Naushon from your deck. The house is built up to provide a better view and it gives walk in storage space below. Small loft area for kids to play or sleep. Kayak, swim, fish or just walk the beach and find treasures all out your front door.

This Weeks Sold Listings

Oak Bluffs - 56 Narragansett #3A Status: Sold Price: $257,000 Type: Condo Zoning: B1 Year Built: 1880 Lot Size (Acres): 0.0000 Frontage: None Bedrooms: 2 Bathrooms: 1 Sq. Footage: 647 $/Sq. Foot: $397 Description: Incredibly charming downtown condo Located in the Heart of Oak Bluffs this 2 bed 1 bath 1st floor condo is all about the location. Walk to the beach, restaurants, shops, parks, bars etc.. Condo was updated in 2005, new appliances, tile floors, new bath. Condo fees are low, rental history has been great. Currently used as 2 bed residential but potential for offices or commercial use as well. Priced to sell fast, Broker has owner interest. Exclusive Vineyard Haven - 29 Andrews Road Status: Sold Price: $306,000 Type: Single Family Zoning: R10 Year Built: 1952 Lot Size (Acres): 0.1800 Frontage: None Bedrooms: 3 Bathrooms: 2 Sq. Footage: 1192 $/Sq. Foot: $257 Description: Own a piece of Steamship History! The original Steamship Authority Freight office has been moved and converted into a three bedroom, two bath home. This 3 bedroom 2 bath bungalow awaits the TLC it deserves. Edgartown - 31 11th Street South Status: Sold Price: $430,000 Type: Single Family Zoning: R20 Year Built: 2007 Lot Size (Acres): 0.1653 Frontage: None Bedrooms: 3 Bathrooms: 2 Sq. Footage: 1140 $/Sq. Foot: $377 Description: A spanking new 3-bedroom home that offers the convenience of single-story living and so much more. The living room has vaulted ceilings, hardwood floors and a fireplace focal point with a charming mantelpiece. There are 2 tiled baths, an eat-in kitchen,a full basement with exceptionally high ceilings, a pull-down attic, a mahogany deck off the dining area and a large, grassy lawn. This is a stick-built home that has been constructed with care. A great value at this price. West Tisbury - 0 Lambert's Cove Road Status: Sold Price: $650,000 Type: Single Family Zoning: Year Built: 1850 Lot Size (Acres): 0.7700 Frontage: Bedrooms: 3 Bathrooms: 1 Sq. Footage: 1112 $/Sq. Foot: $585 Description: A rare opportunity to acquire a unique historical property on Martha's Vineyard: the former United Methodist Church of West Tisbury. Circa 1846, the original structures are intact and benefit from recent upgrades including a new Title V septic system andnew red cedar roofs on both structures. The original bronze bell is still in the belfry. The residence interior is in the midst of being refinished by hand to preserve the original elements. * combined land and Com Chilmark - 34 High Meadow - Lot 34 Status: Sold Price: $1,020,000 Type: Land Zoning: R3A Year Built: 0 Lot Size (Acres): 4.0900 Frontage: None Bedrooms: 0 Bathrooms: 0 Sq. Footage: $/Sq. Foot: Description: Private four acre lot with North Shore distant waterviews located in the new High Meadow subdivision in Chilmark's Tea Lane area. This is a rare offering of one of only a few lots in an area of pastoral & ecologically protected land in Chilmark. Enjoy the miles of walking trails at the abutting 185 acre Waskosim's Rock Reservation and access to Chilmark's south shore beaches. Engineering and well included. West Tisbury - 88 Charles Neck Way Status: Sold Price: $975,000 Type: Single Family Zoning: RES Year Built: 2000 Lot Size (Acres): 1.4000 Frontage: None Bedrooms: 4 Bathrooms: 2+ Sq. Footage: 3000 $/Sq. Foot: $325 Description: This meticulously kept home has an open floor plan with hardwood floors granite counter tops and a majestic fireplace. The first floor master bedroom suite has great separation with the other bedrooms. A large bonus room above the garage for future use and a finished basement with a bathroom create a great living situation for the whole family. There is magnificent landscaping in place with a raised bed herb garden and more varieties of rose bushes than ever before seen in this price range. A MUST SEE!