Nantucket Real Estate News Dec 11, 2025

Nantucket Real Estate Updates

Loopholes

Loopholes, in general, add value if you capitalize on them. If you can recognize loopholes in Nantucket's building and zoning codes, you can often create value. Take, for example, that a structure does not count against a property's ground-cover ratio unless it is enclosed. So, if you're maxed out on ground cover and want to build, let's say, a pool cabana, you can build a structure without one wall.

The latest loophole is an accessory dwelling unit, an ADU. The Massachusetts Affordable Homes Act of 2024 allows "by-right" for single-family zoning districts to have an ADU. Many properties on Nantucket allow for a secondary, and, up until recently, even a tertiary dwelling. So, if a property already has two dwellings, can it have an ADU, a third dwelling, "by-right"? I have yet to get a straight answer, which leads me to believe there's a loophole there...

Another banner year, with no end in sight:

Results That Speak for Themselves

What a wonderful world we live in, especially when your world is the island of Nantucket. Team JPFCO has been to every state and every continent, so we truly know that we live the good life, and we proudly send a message of love across all borders. That global perspective gives us a deep appreciation for where we live and how we do business. Years of doing deals have taught us many valuable tricks of the trade to better serve our clients.

Recently, Team JPFCO worked with a potential seller who had previously listed their property with two other top real estate firms on the island. Despite their efforts, neither firm was able to make it happen. When the seller approached Team JPFCO, we immediately got to work. It was time to make it happen.

The next step was a new game plan: selling the client's property as two separate parcels instead of one. This subdivision strategy resulted in an acceptable offer within just 10 days of listing with JPFCO. Two years listed with two of Nantucket's other top-producing firms and no offers. Just 10 days with Nantucket's best firm, JPFCO, and an acceptable offer in hand. One can only imagine how much more the seller could have accomplished with those proceeds if the sale had happened two years earlier.

Some firms may claim to be top producers, but that is often just smoke and mirrors. Team JPFCO is always making it happen. If you are looking to make it happen in 2026, Team JPFCO is available 24/7, 365 days a year.

We would like to thank everyone for helping make 2025 another successful year for Team JPFCO and for all of our valued clients. We wish everyone a healthy, happy, and prosperous New Year.

Let's go, 2026!

Season's Greetings

As we move through the final weeks of 2025, J Pepper Frazier Company continues to prepare for the upcoming 2026 rental season. We're excited to be adding new rental properties to our program and assisting our homeowners with rate updates, availability changes, and listing enhancements. We're also thrilled to continue welcoming both first-time visitors and returning guests to Nantucket.

Homeowners, have you updated your rates and availability for the 2026 season? If it's been a while, please click the link below to update online. Additionally, if you haven't sent us your 2026 Rental Permit from the Town of Nantucket, please do so by replying directly to this newsletter or by emailing a copy to rentals@jpfco.com.

Tenants, it's never too early to begin planning your Nantucket vacation. Many properties are already receiving inquiries for next summer, and now is a great time to reach out to your agent or call our office to secure your preferred rental.

From all of us at J Pepper Frazier Company, thank you for helping make 2025 another successful year. We wish you a healthy, happy, and peaceful holiday season, and we look forward to working with you in 2026.

Update Your Rental Listing →Search Rentals →

Steamship Authority 2026 Reservation Opening Dates

For qualified homeowners who participate in the Steamship Authority's Preferred or Excursion programs, the 2026 Head Start reservation period will begin on January 13, 2026.

2026 Head Start Program Details
Week 1: January 13 to 19, 2026 During this first Head Start week, non-transferable reservations only are allowed. Reservations must be made for your own account and cannot be transferred.

Week 2: January 20 to 26, 2026 During the second Head Start week, all reservation types are allowed, including transferable reservations and bookings for other accounts.

General Public Reservations Open: January 27, 2026

Head Start Reservation Limits
Each qualified resident is eligible for 10 Head Start reservations:

Up to 5 of the 10 may be booked directly for another person
Up to 3 of the 10 may be designated as transferable to give to someone at a later date
If two qualified people are on the same profile, that account is eligible for 20 Head Start
reservations

Important Account Renewal Reminder
Customers whose Steamship Authority account numbers end in an odd number (1, 3, 5, 7, or 9) must renew their Preferred or Excursion accounts by December 31, 2025, in order to be eligible for the 2026 Head Start reservation period.

For further details regarding the purchase, use, and transfer of reservations, as well as all additional information related to 2026 vehicle ferry reservations, please follow the link below to the Steamship Authority website.

Reservation Opening Dates →Excursion, Preferred & Headstart Information →

Now Streaming: Nobadeer Beach

We're excited to share that our website now features a live surf cam at Nobadeer Beach! Whether you're checking conditions before heading out, keeping an eye on the ocean in the off-season, or simply enjoying a moment of Nantucket from wherever you are, the live feed offers a real-time look at the waves, weather, and shoreline activity. Known for its wide stretch of sand, steady Atlantic swell, and energetic surf conditions, Nobadeer is one of the island's most iconic beaches for both seasoned surfers and those just getting comfortable on a board. Be sure to check out the live feed by clicking the link below.

Nantucket Surf Cam | JPFCO →

6 Tautemo Way | $13,475,000 | Cisco

Nearing completion and scheduled for delivery in early 2026, 6 Tautemo Way is a stunning contemporary beach house set on an elevated lot, capturing sweeping views of the Atlantic Ocean, Hummock Pond, and acres of pristine Conservation Land. This exceptional new construction is located less than 300 yards from Cisco Beach, one of Nantucket's most coveted coastal destinations, and offers effortless access to the island's charming and historic downtown. The coastal home was thoughtfully conceived and designed to take advantage of the amazing views and is being developed by one of the island's premier teams: Concept Design Architects, Off Shore Development, and Elisa Allen Design.

The estate will feature a main house, a heated 18 x 36 gunite pool with a sunken 8 x 8 spa, surrounded by Bluestone coping and IPE decking, a pool cabana with an outdoor kitchen, bar, and half bath, with convenient access to an outdoor shower, and a stand-alone 200 sq ft garage for your island vehicle. For additional details, please follow the link below for more information.

6 Tautemo Way | Cisco →