Welcome to Your Nantucket Buyer’s Guide! Investing in Nantucket real estate is about more than just finding the right property it’s about becoming part of a unique and vibrant community. To help you navigate this process, we’ve created this guide to provide an overview of the buying process along with Nantucket’s essential utilities, services, and Town oversight boards dedicated to preserving the island’s natural beauty and historic charm. We hope this resource helps you feel informed and confident as you embark on your journey to owning a piece of Nantucket
BERKSHIRE HATHAWAY HOMESERVICES
ISLAND PROPERTIES NANTUCKET
With over 40 years of leadership in Nantucket’s real es market, Berkshire Hathaway HomeServices Island Prop Nantucket offers expert guidance to buyers seeking the perfect island property. Whether you’re searching for a historic in-town residence, a year-round family home, a waterfront retreat, a land opportunity, or a commercial investment, our team provides deep market insight and strategic representation to help you make the best purc decision
As your buyer’s agent, we navigate every step of the pr with you from identifying properties that align with yo goals and budget to negotiating favorable terms and managing the intricacies of closing. We provide in-dept market analysis, local expertise, and personalized suppo ensure you make a well-informed investment.
To best serve you, we encourage open communication your needs, timeline, and financial objectives. All inform you share with us is handled with the utmost confident and discretion. Whether you’re buying your first Nantu home, expanding your portfolio, or securing a vacation getaway, we’ll develop a tailored approach to find the r property and negotiate the best possible outcome for you.
CORE VALUES
Buying a home on Nantucket is a personal investment, and our core values reflect the commitment and care you can expect from us throughout the process.
BUYER’S ROADMAP
Consider your lifestyle, investment objectives, and must-have features. Understanding your priorities will help narrow your search.
WITH A LOCAL EXPERT
Partner with a seasoned BHHS Island Properties Nantucket expert who knows the island’s market, zoning regulations, and conservation restrictions inside and out. Let us help you find properties that perfectly align with your goals.
Tour available homes, land, or commercial properties to find the right fit both in person and online We’ll provide market insights, property history, and comparative analysis
DUE DILIGENCE & INSPECTIONS
After your offer is accepted, your hired professionals will assist you in conducting inspections, title search, and confirming zoning or conservation considerations. Your agent will assist you in coordinating with attorneys, inspectors, and local officials to protect your interests.
On closing day, ownership is officially transferred, and you receive the keys to your Nantucket property. Congratulations welcome home! Our team is here to assist you beyond closing, whether with recommendations for local services, rental management, or future real estate goals. Let’s start your Nantucket home-buying journey today!
BUYER'S CHECKLIST
BUDGET
Calculate your monthly income/debt
Check your credit report/FICO score
Use a mortgage calculator
Establish your downpayment
MORTGAGE PRE-APPROVAL 02
Choose your mortgage type
Research to find the best lender
Shop for the best interest rates (IF APPLICABLE)
DETERMINE YOUR WANTS & NEEDS IN A HOME 03
Choose a few Nantucket areas
Choose a type of home
Choose a size
Choose a price range
Stay flexible with your criteria to avoid missing out on properties that could be a great fit for you
WORK WITH A REAL ESTATE PROFESSIONAL
Get a referral from friends/family
Interview agents and ask them about buyer's representation contracts and agreements
Go over your wants and needs
HOME SEARCH
ONLINE SEARCH
Many websites offer property searches based on criteria like price, location, and number of bedrooms However, we highly recommend using the LINK Nantucket MLS or islandpropertiesre.com instead of national sites like Zillow or Redfin, which often have outdated or inaccurate information. By using the MLS or our website, you and your agent can set up alerts to receive notifications when new properties become available or when price changes match your search criteria.
OPEN HOUSES
On Nantucket, open houses operate differently than in many other places The majority are broker open houses, meaning they are not open to the public but are instead designed for real estate agents to familiarize themselves with the property, and determine if it may be a good fit for their buyer clients
PRIVATE SHOWINGS
Once you and your agent identify properties that may be a good fit for your criteria, they will arrange for private showings with the listing agents This could be all in one or two days or spread out to better fit your schedule. Your agent will handle the logistics to ensure you have ample time to tour each property, ask questions, and have down time after or in-between showings to discuss your impressions
After you've seen several properties, you'll start to get a sense of what you like and what you don't Consider the location, size, layout, condition, and other factors when evaluating each property It’s also helpful to view homes that may not check every box on your list, as they can provide valuable insights into the market, neighborhood, and features you may not have initially considered
SUBMIT AN OFFER
Once you find a home you're interested in, you’ll work with your agent to submit an offer to the seller’s agent Your real estate agent will guide you through the offer process, ensuring it is presented promptly and competitively. Since most offers in our market are valid for 24 hours or less, it's important to be prepared to act quickly.
NEGOTIATE
When making an offer, you and your agent will review the terms to determine what works for you and what may need adjustment If the seller counters with a price or conditions that don’t align with your goals, you have the opportunity to negotiate through your agent This process allows you to stay engaged in the deal while working toward terms that better suit your needs, such as price, closing timeline, or contingencies.
OFFER ACCEPTED
Once the seller accepts your offer by signing the offer you have already signed, it becomes a legally binding contract, securing the terms of your purchase. This also starts the timeline for any contingencies outlined in your offer, such as inspections or financing. It’s important to ensure that all conditions are met by their respective deadlines
OFFERS & NEGOTIATIONS
PROFESSIONALS ON YOUR SIDE
Buying a home involves more than just finding the right property it requires a team of experts to guide you through the process From securing financing to ensuring legal protection and insuring your investment, professionals such as the ones listed below play a crucial role in a smooth transaction. Each expert brings specialized knowledge to help you navigate negotiations, paperwork, and closing with confidence.
LEGAL REPRESENTATION
Buying real estate is an exciting process, but it’s also a significant legal transaction. Having the right attorney is essential to review contracts, protect your interests, and ensure a smooth closing. Your agent can recommend trusted local Nantucket real estate attorneys who are familiar with Massachusetts Quit Claim and Land Court deeds, as well as island-specific regulations like the Land Bank Tax and Conservation Restrictions. Their expertise will help you navigate the legal complexities of your purchase with confidence.
MORTGAGE BROKERS
If you have an existing banking relationship, you may choose to work with your preferred lender. However, Nantucket also has several financial institutions that specialize in financing primary residences, second homes, land, and investment properties on the island. Many national banks and mortgage companies also offer competitive rates. Your real estate agent can provide insight into current rates and financing procedures and may recommend trusted lenders or mortgage brokers who understand the island’s unique market.
HOME INSURANCE ON NANTUCKET
Home insurance on Nantucket comes with unique considerations. Many properties are in flood zones, and the potential for extreme weather can increase risk. Additionally, higher property values and construction costs can affect coverage needs. Insurance agencies familiar with the island’s unique attributes understand these challenges and can help you secure the right policy. Speak with your agent for recommendations on established & knowledable insurance providers.
The Exclusive Buyer’s Agent Agreement is a formal contract between you (the buyer) and Berkshire Hathaway HomeServices Island Properties Nantucket. By signing this agreement, we establish a mutually committed and transparent relationship, where we, as your real estate agents, represent your best interests throughout the home-buying process. This agreement will be executed prior to physically or digitally touring any properties to ensure full representation from the start.
We encourage you to discuss the specifics of your relationship with your agent, including the terms of the agreement, expectations, and how we can best assist you in finding the perfect home. Please be sure to request a copy of the signed agreement for your records, so you have a clear understanding of the services and commitment provided throughout the process.
EXCLUSIVE BUYERS’ AGENT AGREEMENT
Dedicated Representation: With this agreement, your agent is fully committed to you as your exclusive representatives ensuring you have your agent’s focused attention when searching for your new property.
Professional Guidance: You will receive expert advice at every step of the process, including negotiations, contingency periods, and closing Our experience and knowledge will give you a competitive edge in a dynamic market.
Access to Comprehensive Listings: We will use all available tools, including the MLS and our extensive network, to find properties that meet your specific criteria, ensuring you get access to the best options.
Cost Transparency: While the buyer's broker's compensation was traditionally paid by the seller, recent changes have made this arrangement less certain. The buyer’s agent agreement ensures transparency, clearly outlining the fee structure so you won’t face unexpected costs for our services.
Tailored and Flexible Agreement: The buyer's agent agreement can be customized to align with your specific real estate goals, whether you're focused on a particular neighborhood, area, or property. It also covers a defined time frame, which can be adjusted based on your needs, ensuring our efforts are fully aligned with your priorities.
SMOKE & C02 DETECTOR INSPECTION
Before a residential property sale, the Nantucket Fire Department must inspect and certify that the home's smoke and carbon monoxide detectors are properly installed, functional, and comply with Massachusetts safety regulations based on the home's age and layout. A 26F Certificate is issued upon passing which is good for 60 days and is required for the closing process.
OIL TANK INSPECTION
Before a property sale in Nantucket, all oilheated buildings with aboveground tanks must have double-walled tanks or provide 110% containment capacity to prevent leaks. The seller must obtain a Chapter 135 Fuel Storage Tank Compliance Form, and the Nantucket Fire Department will inspect the tank typically alongside the smoke and CO detector inspection If compliant, a Certificate of Compliance is issued, which is required for closing. If not compliant, the tank must be replaced before the sale or plan for replacement would become a part of a negotiated agreement between buyer and seller.
& TESTING
Before reaching the P&S stage or closing on your home purchase, conducting both elective and required property inspections and testing is essential to ensure the property meets your expectations and is free of hidden issues. From general home inspections to specialized tests for water quality, septic systems, or environmental concerns, these evaluations provide valuable insight into the home's condition. Understanding potential repairs or risks upfront can help you make informed decisions and negotiate accordingly.
REQUIRED INSPECTIONS & TESTS
SELLER’S RESPONSIBILITY
WATER TESTS
In Nantucket, properties with private well water must undergo potability and PFAS testing before a sale. The potability test checks for bacteria, nitrates, and other contaminants to ensure the water is safe for consumption. The PFAS (Per- and Polyfluoroalkyl Substances) test detects potentially harmful chemicals linked to health concerns. Both tests are required, and the results must either meet safety standards or lead to a mutually agreed-upon plan to address any issues before the transaction can move forward.
TITLE V SEPTIC COMPLIANCE
In Massachusetts, properties with septic systems must undergo Title V compliance testing before a sale to ensure the system meets state and local environmental regulations. A licensed inspector evaluates the system’s condition, capacity, and functionality. If the system passes, the certificate remains valid for two years. If it fails, repairs or a replacement will be required before the sale or plans/cost for repair/replacement would become a part of a negotiated agreement between buyer and seller.
MASSACHUSETTS HOME INSPECTORS
CONSUMER FACT SHEET
ABOUT HOME INSPECTORS
A standard home inspection is a visual examination of the physical structure and major interior systems of a residential building consisting of one to four dwelling units. It should be understood that there are certain risks inherent in the purchase of property and a home inspection is inherently limited in its scope and depth. The information gained from home inspection conforming to 266 CMR 6 00 may reduce some of those risks, but the home inspection is not intended to provide the client with protection from all of the risks involved.
An inspection can be likened to a physical exam by a physician; however, it should be clearly understood that a home inspection is not to be confused with an appraisal, a building code inspection, a guarantee of any kind, and/or an insurance policy on the condition of the property.
During an inspection, the inspector will review the readily accessible exposed portions of the structure of the home, including the roof, the attic, walls, ceilings, floors, windows, doors, basement, and foundation as well as the heating/air conditioning systems, interior plumbing and electrical systems for potential problems Home inspections are not intended to point out every small problem or any invisible or latent defect in a home. Most minor or cosmetic flaws, for example, should be apparent to the buyer without the aid of a professional
TIMING OF THE HOME INSPECTION
A home inspector is typically hired by a potential homebuyer right after the offer to purchase contract is signed, prior to executing the final purchase and sales agreement However, before the potential buyer signs the offer to purchase contract, he/she should be sure that there is an inspection clause in the contract making the purchase obligation contingent upon the findings of a professional home inspection. This clause should specify the terms to which both the buyer and seller are obligated.
SELECTING A HOME INSPECTOR
Good referral sources for home inspection services are friends, neighbors, or business acquaintances who have been satisfied with a home inspector. In addition, lawyers and mortgage brokers may also recommend a home inspector. The names of local inspectors can be found by entering the words home inspection and the zip code of the community where you are purchasing the dwelling and/or searching the Division of Occupational Licensure website at www.mass.gov/dpl/boards/hi, or in the Yellow Pages where many advertise under "Building Inspection Service" or "Home Inspection Service "
Real estate brokers and salesmen may not directly recommend a specific home inspection company or home inspector unless representing the buyer as a buyer's broker. Brokers, however, may provide assistance to buyers in accessing information on licensed home inspectors.
MASSACHUSETTS HOME INSPECTORS
CONSUMER FACT SHEET
OTHER INSPECTIONS AND TESTS TO CONSIDER
It is strongly recommended that potential buyers consider having the following inspections and/or tests performed prior to signing the final purchase agreement:
Lead paint, https://www mass gov/finding-and-removing-lead
Water quality ( is it drinkable)
Wood destroying insects, including termites
Air quality, including radon gases
Fungi, mold and allergens
While some home inspectors are qualified to offer these services, these inspections and tests are not part of the basic home inspection and should be contracted through qualified licensed professionals (of your choice and hire) in those fields.
FILING A COMPLAINT
While most licensees conduct themselves as true professionals, the Division of Occupational Licensure will take action against those licensees who fail to maintain acceptable standards of competence and integrity. In some cases, dissatisfied consumers make complaints, however, dissatisfaction alone is not proof of incompetence or sufficient grounds for disciplinary action.
If you have a serious complaint about a home inspector, call or write the Divisions' Office of Investigations and ask for a complaint form. The Division's Office of Investigations is located at 1 Federal Street, Suite 0600 Boston, MA 02110. The phone number is 617-727-7406. A copy of the complaint form can also be downloaded from the Division's website ( www.mass.gov/dpl/ ).
For more information on Home Inspections visit www.mass.gov
LAND BANK FEE AND REAL ESTATE TAX
NANTUCKET LAND BANK FEE
The Nantucket Islands Land Bank was established in 1983 as the first land conservation program of its kind in the nation. Created by Nantucket’s Planning Commission, approved by local voters, and enacted by a special act of the Massachusetts Legislature, its mission is to acquire, protect, and manage open spaces for public use and enjoyment.
The Land Bank actively purchases land to preserve Nantucket’s natural landscapes, including waterfront properties, key open spaces, ecological resources, scenic vista parcels, and agricultural properties. These holdings provide opportunities for both passive and active recreation. The organization is governed by a publicly elected five-member commission.
Funding comes from a 2% fee on all real estate transfers in Nantucket County, paid by the buyer. First-time homebuyers may qualify for an exemption on the first $1,200,000 of their purchase. Transactions are processed through the Land Bank before being recorded at the Registry of Deeds. The IRS classifies this fee as an addition to the purchase price rather than a deductible sales tax.
Find more information on the Land Bank and its many publicly accessible properties at www.nantucketlandbank.org
REAL ESTATE TAX
Nantucket properties are subject to real estate taxes, which are assessed annually based on the property's value. In 2025, the residential tax rate is $3.28 per $1,000 of assessed value a relatively low rate compared to many other municipalities. This rate is subject to change each year, depending on the Town’s budgetary requirements.
In addition to standard property taxes, some properties may be subject to special assessments for neighborhood improvements, such as roadwork, utility upgrades, or other capital projects
The fiscal year for Nantucket property taxes runs from July 1 to June 30, with bills issued quarterly and due within 30 days of issuance.
Nantucket offers a Residential Exemption to qualified homeowners who use their property as their primary residence This exemption reduces the taxable value of the home, effectively lowering the owner's real estate tax burden. The exemption amount and eligibility requirements are determined annually by the Town. Homeowners must apply through the Assessor’s Office, providing proof of residency.
PERSONAL PROPERTY TAX
In addition to real estate taxes, Nantucket also assesses Personal Property Taxes on certain nonprimary residences and business assets. These taxes apply to:
Second homes
Rental properties
Business furniture and fixtures
Personal Property Tax bills follow the same schedule as real estate tax bills and are based on fair market assessments.
For any questions regarding your Real Estate or Personal Property Taxes, you may contact the Assessor’s Office or the Tax Collector’s Office at 508-228-7200.
HOME ESSENTIALS
UTILITIES & SERVICES ON NANTUCKET
ELECTRICITY
Nantucket’s electricity is exclusively supplied by National Grid, delivered via two undersea cables from the mainland. Although wind farms are visible from the island’s south shore, none of Nantucket’s power comes from these sources. Solar energy is becoming an increasingly popular addition to island homes, though they must comply with local and state regulations. These installations are privately funded, but many may be eligible for tax credits. Public EV charging stations are conveniently located throughout the island, and those interested in installing a private charger should contact National Grid to explore available incentives
Nationalgridus.com/nantucket | 1-800-322-3223
TELEVISION | TELEPHONE | INTERNET
Traditional cable TV service on Nantucket is provided by Xfinity/Comcast and is available in most areas of the island In addition, there are various satellite TV options, along with multiple providers for telephone and internet services. See the list below to explore the best choices for your home’s needs.
Xfinity/Comcast – Cable TV, Telephone, Cell Phone, Internet
Verizon – Telephone, Television/Internet (internet only in limited areas) Verizon.com | 1-800-VERIZON
DirecTV /AT&T – Satellite TV, Cell Phone, Internet (certain areas of the island only) directv.com | 1-877-940-1472
DISH – Satellite TV | dish.com | 1-844-650-5115
Starlink - Internet Only | starlink.com
HEATING YOUR HOME
Nantucket does not have a municipal gas supply, but there are several private suppliers offering heating oil and propane for residential use.
Island Energy Services (Harbor Fuel & Yates Island Gas)Heating Oil & Propane islandenergy-services.com
Nantucket Energy - Propane nantucketenergy.com
Sun Island Fuel - Heating Oil 1-800-325-0776
*See new oil tank regulations in the home inspection section
POSTAL & PACKAGE SERVICES
US MAIL
Postal service is provided to most residences in Nantucket with the exception of a few areas. Home mail boxes are usually located on main, public streets and may or may not be directly in front of your home. Several neighborhoods with long, unpaved or private roads may have clusters of mailboxes located on the nearest main road for easy access by postal carriers. Packages delivered by the postal service will most often be to your mail box, not necessarily your home.
UPS provides reliable package delivery services on Nantucket, with a local UPS store offering shipping, receiving, and packaging services UPS Ground packages come and go via truck/boat UPS Express packages usually arrive and depart by plane.
FEDERAL EXPRESS
FedEx offers package delivery and shipping services on Nantucket and has a distribution center at 9 Nancy Ann Lane with a drop box Retail services are no longer available since the FedEx office near the airport closed in early 2025.
SALLY’S SHIPPING CORNER AT POETS CORNER PRESS
As a FedEx Authorized ShipCenter and UPS Access Point, Sally’s Shipping Corner can handle any of your retail shipping and packing needs from their convenient location on Amelia Drive 16 Amelia Drive | poets-corner.com/sallys-shipping-counter/
Island weather can impact mail and package deliveries if planes or boats can’t reach Nantucket, neither will your shipments. This is especially important to keep in mind for time-sensitive items like closing documents or checks for real estate transactions.
READY TO CLOSE
CLOSING PROCESS
Once all contingencies have been met and the lender has approved the buyer's financing, the sale can close.
BUYER TASKS
You and/or your agent will conduct a final walkthrough of the property to confirm it is in the agreedupon condition, usually on or just before the closing date. You will transfer the purchase funds to the escrow agent through your bank or mortgage company and sign your portion of the closing documents. This may be done either in your attorney's office on closing day or ahead of time, with the documents sent to the island by courier.
SELLER TASKS
The seller will need to complete any agreed-upon repairs, move out, and leave the property in "broom clean" condition. They must also provide the closing attorney with any required receipts or documents. Be sure to confirm that your agent receives all keys, alarm codes, and access details so they can pass them on to you after closing. Finally, they will sign the documents to transfer ownership, either in person at closing or by arranging to sign them ahead of time and have them couriered to the island before closing day.
CLOSING ATTORNEY TASKS
On the day of closing, the attorney oversees the entire process, ensuring legal compliance and accuracy of documents such as the deed and settlement statement. They manage the disbursement of funds, paying off any liens or mortgages, and ensure the title transfer is properly executed and recorded. The attorney also resolves any last-minute issues that may arise to ensure a smooth transaction.
MOVING INTO YOUR NANTUCKET HOME
As closing day approaches, it's time to start planning your move into your new Nantucket home. If you're moving from another property on the island, consider hiring a reliable moving company to assist with packing and transporting your belongings. If you're relocating from off-island, choose a moving company that is familiar with the logistics of traveling to and from Nantucket, taking into account potential weather or ferry delays, especially during the busy summer months. Your agent can provide trusted recommendations to help with the process.
UTILITIES & SERVICE PROVIDERS
Transferring utilities and setting up essential services is a key step in preparing for your move. Your agent will help gather a list of the seller’s existing providers and accounts, and can recommend local options based on your needs. Be sure to contact each provider in advance to schedule service transfers or new account setups effective on your closing day. This ensures a seamless transition with no disruption to water, electricity, internet, or other vital services when you take ownership of your new home.
NEW HOME FURNISHINGS
If you plan to purchase new home furnishings or appliances, it’s helpful to work with designers or retailers experienced in shipping large items to Nantucket. Standard "home delivery" from off-island stores typically only covers transport to the nearest mainland location and does not include ferry service to the island. This can result in unexpected delays and additional costs if not coordinated in advance. Many local and regional businesses specialize in Nantucket deliveries, ensuring a smoother process from purchase to installation.
FINAL MOVING DAY TASKS
Before you move into your new home, confirm that the previous owners have left all keys, garage openers, and appliance manuals for you. Ensuring you have everything you need will make your transition smoother and help you settle in with ease.
