88 Westwood Road, North Falmouth, MA 02556

Owner Information
Owner 1
Michael J Lombard
Owner 2
Owner's Address
14 Bridle Trail Rd Needham, MA 02492
Market Sale Information
Most recent sale date
12/28/2011
Previous sale date
11/2/2000
Transfer document #
195978-
Previous transfer document
159630
Grantor
Michael J Lombard
Previous grantor
Joseph P Lombard
Most recent sale price
$1.00
Previous sale price
$0.00
Site Information
Property ID
04 02B 000 031
Lot Size
0.69
Use Code
101 - Residential, single family
Zoning
RB
Building Style
Ranch
Number of Rooms
8
Stories
Number of Beds
5
Year Built
1956
Number of full baths
3
Condition
Average
Number of half baths
0
Finished Area
2732
Number of Kitchen
Gross Living Area
Number of Fireplaces
Bsmnt floot
Number of parking
0
Interior walls
Drywall
Floor type
Hardwood
Solar Hot Water
No
Roof Structure
Gable/Hip
Heating type
Hot Water
Roof Cover
Asphalt
Heating fuel
Gas
Frame type
Wood
Air Condition (%)
1
Sidings
Wood Shingle
Assessment Information
Fiscal Year
2025
Land Value
$2,628,000.00
Total value
$3,273,600.00
Building value
$629,100.00
Estimated tax
$19,216.00
Yard improvement value
$16,500.00
Certified Mass Appraisal
20082009201020112012201320142015201620172018201920202021202220232024$0$500,000$1,000,000$1,500,000$2,000,000$2,500,000$3,000,000$3,500,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
10 Aspen Lane24 Five Gate Lane12 Highcrest Road228 Alder Lane88 Westwood Road68 Waterside Drive$0$500,000$1,000,000$1,500,000$2,000,000$2,500,000$3,000,000$3,500,000$4,000,000Subject PropertyTotal Assessment ($)Total Assessment
Address 88 Westwood Road A) 68 Waterside DriveB) 12 Highcrest RoadC) 24 Five Gate LaneD) 10 Aspen LaneE) 228 Alder Lane
Photo
Plan
Map
Proximity 0.30.30.80.90.9
Last Sold 5/7/20251/3/20251/13/20255/19/20255/23/2025
Price $3,750,000$1,600,000$1,300,000$1,300,000$2,250,000
Net Living Area 2,8532,3883,0562,9923,383
Stories
Sale Price/sft $0.00$1314.41$670.02$425.39$434.49$665.09
Style RanchCape CodColonialColonialRanchContemporary
Age 195619881970198619811979
Rooms 876867
Bedrooms 543334
Full baths 332222
Half baths 010111
Gross Living Area
Heating Fuel GasGasGasGasOilGas
Detached Garage
Lot Size 0.690.510.40.490.350.46
Roof Cover AsphaltAsphaltAsphaltAsphaltAsphaltAsphalt
AEM Value - Building $629,100.00$1,091,200$522,900$781,600$554,200$636,100
AEM Value - Land $2,628,000.00$2,433,500$812,700$368,500$499,000$970,000
AEM Value - Other $16,500.00$0$1,100$12,200$0$0
AEM Value - Total $3,273,600.00$3,524,700$1,336,700$1,162,300$1,053,200$1,606,100
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 88 Westwood Road 12/28/2011 $1 0 Ranch 2,732 0.69 5 3-0 -
  Criteria
A 68 Waterside Drive 5/7/2025 $3,750,000 0.3 Cape Cod 2,853 0.51 4 3-1
B 12 Highcrest Road 1/3/2025 $1,600,000 0.3 Colonial 2,388 0.4 3 2-0
C 24 Five Gate Lane 1/13/2025 $1,300,000 0.8 Colonial 3,056 0.49 3 2-1
D 10 Aspen Lane 5/19/2025 $1,300,000 0.9 Ranch 2,992 0.35 3 2-1
E 228 Alder Lane 5/23/2025 $2,250,000 0.9 Contemporary 3,383 0.46 4 2-1
Averages 64 days $2,040,000 0.63 --- 2,934 0.44 --- ---  

Estimation of Market Value - $2,872,410

As of today, 05/29/2025, the estimated market value of 88 Westwood Road, North Falmouth considering the above 5 comparable properties is $2,872,410.

 

In estimating the current market value, RealtyInSite follows the sales comparison (market) approach which is an approach based on the principles of supply and demand (principle of change) and the principle of substitution. The principle of substitution assumes that a prudent person will pay no more for a property than it would cost to purchase a comparable substitute property.

 

Comparable sales data are applied to arrive at an estimate of value. By default, comparable properties are those properties located within 1 mile of the subject property that have sold within the last 6 months and have a similar size of living area. The table shown above lists the comparable properties that were considered. Note that which properties are considered comparables can be adjusted by varying the selection criteria or deleting non-representative properties.

Neighboring Properties
Mailing Labels Copy to Clipboard
Subject Property87 Westwood Road20 Arch Road107 Westwood Road13 Alden Drive4 Alden Drive26 Overhill Road15 Arch Road61 Westwood Road7 Arch Road97 Westwood Road25 Overhill Road75 Westwood Road81 Westwood Road69 Westwood Road2 Arch Road55 Westwood Road39 Loren Road117 Westwood Road17 Arch Road9 Alden Drive31 Loren Road11 Arch Road10 Arch Road93 Westwood Road17 Overhill Road103 Westwood Road88 Westwood Road$0$500,000$1,000,000$1,500,000$2,000,000$2,500,000$3,000,000$3,500,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 88 Westwood Road 12/28/2011 $1 0 Ranch 2,732 0.69 5 3-0 -
  Criteria
A 5 Sunset Point Road 12/5/2012 $1 0.0 Contemporary 5,383 0.46 4 4-1
B 0 Sunset Point Road 6/15/2001 $400,000 0.0 0.31 0 0-0
C 94 Westwood Road 9/19/2018 $357,000 0.0 Custom 3,876 0.59 5 4-1
D 87 Westwood Road 4/13/2001 $0 0.0 Ranch 1,060 0.26 3 1-0
E 9 Sunset Point Road 4/18/2024 $100 0.0 Cape Cod 3,818 0.39 4 3-1
F 100 Westwood Road 1/16/2018 $100 0.0 Cape Cod 1,398 0.6 4 2-0
G 93 Westwood Road 10/2/2003 $610,000 0.0 Colonial 3,666 0.23 4 3-2
H 81 Westwood Road 9/10/2014 $1 0.1 Cape Cod 2,801 0.25 4 0-0
I 2 Sunset Point Road 9/30/2011 $677,500 0.1 Ranch 2,322 0.29 3 3-0
J 97 Westwood Road 6/4/2020 $950,000 0.1 Ranch 2,418 0.23 4 3-0
K 12 Sunset Point Road 4/23/2018 $925,000 0.1 Contemporary 2,222 0.32 4 2-0
L 11 Arch Road 1/30/2013 $1 0.1 Colonial 2,806 0.26 3 3-0
M 7 Arch Road 1/27/2023 $1 0.1 Cape Cod 2,242 0.23 4 2-0
N 15 Sunset Point Road 12/10/2020 $825,000 0.1 Ranch 1,990 0.4 4 1-1
O 75 Westwood Road 6/22/2016 $1 0.1 Cape Cod 2,130 0.27 4 2-0
P 48 Sunset Point Road 3/1/2017 $10 0.1 Ranch 2,242 0.25 3 4-0
Q 26 Overhill Road 10/2/2019 $825,000 0.1 Ranch 1,524 0.23 3 1-0
R 108 Westwood Road 3/15/2000 $1,650,000 0.1 Cape Cod 4,724 0.8 4 3-1
S 15 Arch Road 5/8/2024 $1,300,000 0.1 Ranch 2,142 0.27 4 2-2
T 38 Sunset Point Road 5/26/2011 $1 0.1 Ranch 2,057 0.4 3 0-0
U 103 Westwood Road 8/2/2013 $1,300,000 0.1 Cape Cod 3,282 0.25 3 3-1
V 69 Westwood Road 9/1/2023 $1 0.1 Cape Cod 2,935 0.27 4 1-1
W 0 Sunset Point Road 12/28/1994 $0 0.1 0.41 0 0-0
X 25 Overhill Road 1/20/2022 $1,200,000 0.1 Colonial 3,368 0.25 5 3-1
Y 10 Arch Road 10/15/2010 $620,000 0.1 Colonial 3,690 0.3 4 3-2
Z 107 Westwood Road 10/24/2008 $100 0.1 Ranch 1,538 0.25 4 2-0
- 23 Sunset Point Road 11/14/2019 $1 0.1 Gambrel 3,816 0.6 3 2-1
- 17 Arch Road 6/26/2008 $100 0.1 Contemporary 3,231 0.24 4 3-1
- 2 Arch Road 9/23/2016 $1 0.1 Colonial 2,797 0.27 4 3-1
- 118 Westwood Road 10/22/2021 $5,200,000 0.1 Custom 3,680 0.84 5 4-2
- 9 Alden Drive 4/23/2015 $100 0.1 Colonial 3,416 0.23 3 4-0
- 61 Westwood Road 4/30/1990 $0 0.1 Contemporary 1,738 0.23 3 2-0
- 20 Arch Road 1/10/2007 $1 0.1 Ranch 1,190 0.26 2 2-0
- 45 Sunset Point Road 9/27/2013 $100 0.1 Contemporary 4,818 0.59 3 4-0
- 17 Overhill Road 8/30/2019 $1,575,000 0.1 Colonial 4,144 0.33 3 3-2
- 39 Loren Road 12/30/2016 $100 0.1 Cape Cod 2,818 0.23 4 2-1
- 41 Sunset Point Road 12/31/1993 $540,000 0.1 Cape Cod 3,239 0.55 3 3-0
- 14 Overhill Road 6/18/2019 $100 0.1 Cape Cod 3,038 0.32 3 2-1
- 35 Sunset Point Road 12/15/2023 $6,084,000 0.1 Custom 4,835 0.45 4 2-2
- 13 Alden Drive 9/4/2015 $660,000 0.1 Ranch 1,996 0.33 3 2-0
- 31 Loren Road 12/14/2020 $1,550,000 0.1 Cape Cod 2,358 0.26 4 2-1
- 62 Westwood Road 2/7/2023 $1 0.1 Gambrel 3,930 0.59 5 2-2
- 55 Westwood Road 4/8/2021 $100 0.1 Cape Cod 2,947 0.23 3 3-0
- 4 Alden Drive 3/31/2015 $1 0.1 Ranch 2,537 0.37 4 2-1
- 117 Westwood Road 3/21/2014 $900,000 0.1 Cape Cod 3,546 0.28 4 0-1
Averages 4055 days $625,543 0.08 --- 2,793 0.35 --- ---  
DISCLAIMER: The information in this report was collected from the concerned Assessors Office and Registry of Deeds.  Compu-Links disclaims any and all representations or warranties as to the accuracy of this information
04 02B000 031 88 Westwood Road