20 Polliwog Pond Road, Nantucket, MA 02554

20 Polliwog Pond Road Nantucket MA 02554
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Owner Information
Owner 1
Ackside Down LLC
Owner 2
Owner's Address
C/O Michael Occhinto, 20 Polliwog Pond Rd Nantucket, MA 02554
Market Sale Information
Most recent sale date
1/6/2021
Previous sale date
07/07/2015
Transfer document #
1794-139
Previous transfer document
01490-0052
Grantor
Joseph S Annese
Previous grantor
Joseph S Annese
Most recent sale price
$1,350,000.00
Previous sale price
$0.00
Site Information
Property ID
55-422-3
Lot Size
0.16
Use Code
104 - Residential, two family
Zoning
R10
Building Style
Cape Cod
Number of Rooms
Stories
1.75
Number of Beds
5
Year Built
1987
Number of full baths
5
Condition
Number of half baths
Finished Area
2328
Number of Kitchen
1
Gross Living Area
3575
Number of Fireplaces
Bsmnt floot
Number of parking
Interior walls
Drywall/Sheet
Floor type
Carpet
Solar Hot Water
No
Roof Structure
Gable/Hip
Heating type
Gas
Roof Cover
Wood Shingle
Heating fuel
Forced Air-Duc
Frame type
Air Condition (%)
Sidings
Wood Shingle
Assessment Information
Fiscal Year
2025
Land Value
$576,000.00
Total value
$1,528,000.00
Building value
$952,000.00
Estimated tax
$5,011.00
Yard improvement value
$0.00
Flood Map MassMapper Google Street View
Certified Mass Appraisal
20082009201020112012201320142015201620172018201920202021202220232024$0$200,000$400,000$600,000$800,000$1,000,000$1,200,000$1,400,000$1,600,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
Mailing Labels $Valuation Report Copy To Clipboard
52 Essex Road10 Bartlett Road20 Polliwog Pond Road$0$200,000$400,000$600,000$800,000$1,000,000$1,200,000$1,400,000$1,600,000Subject PropertyTotal Assessment ($)Total Assessment
Address 20 Polliwog Pond Road A) 10 Bartlett RoadB) 52 Essex Road
Photo
Plan
Map
Proximity 0.40.7
Last Sold 4/3/20254/25/2025
Price $1,525,000$1,775,000
Net Living Area 1,8812,206
Stories 21
Sale Price/sft $579.90$810.74$804.62
Style Cape CodFamily DuplexFamily Duplex
Age 198720051999
Rooms
Bedrooms 556
Full baths 544
Half baths 12
Gross Living Area 357523642924
Heating Fuel Forced Air-DucHot WaterHot Water
Detached Garage
Lot Size 0.160.140.12
Roof Cover Wood ShingleAsph/F Gls/CmpAsph/F Gls/Cmp
AEM Value - Building $952,000.00$803,300$859,000
AEM Value - Land $576,000.00$485,700$323,000
AEM Value - Other $0.00$0$0
AEM Value - Total $1,528,000.00$1,289,000$1,182,000
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 20 Polliwog Pond Road 1/6/2021 $1,350,000 0 Cape Cod 2,328 0.16 5 5- -
  Criteria
A 10 Bartlett Road 4/3/2025 $1,525,000 0.4 Family Duplex 1,881 0.14 5 4-1
B 52 Essex Road 4/25/2025 $1,775,000 0.7 Family Duplex 2,206 0.12 6 4-2
Averages 45 days $1,650,000 0.57 --- 2,044 0.13 --- ---  

Estimation of Market Value - $1,960,174

As of today, 05/28/2025, the estimated market value of 20 Polliwog Pond Road, Nantucket considering the above 2 comparable properties is $1,960,174.

 

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 Property34 Vesper Lane31 Cato Lane13 Vesper Lane15 Polliwog Pond Road32 Vesper Lane13 Polliwog Pond Road31 Vesper Lane28 Vesper Lane16 Cato Lane33 Vesper Lane17 Vesper Lane40 Vesper Lane36 Vesper Lane11 Polliwog Pond Road20 Polliwog Pond Road23 Cato Lane42 Vesper Lane18 Polliwog Pond Road15 Vesper Lane21 Cato Lane21 Vesper Lane38 Vesper Lane19 Cato Lane35 Vesper Lane19 Vesper Lane22 Vesper Lane27 Cato Lane$0$500,000$1,000,000$1,500,000$2,000,000$2,500,000$3,000,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 20 Polliwog Pond Road 1/6/2021 $1,350,000 0 Cape Cod 2,328 0.16 5 5- -
  Criteria
A 18 Polliwog Pond Road 7/18/2022 $0 0.0 Cape Cod 2,204 0.27 5 2-
B 18 Cato Lane 2/4/2019 $1,100,000 0.0 Family Duplex 3,061 0.17 5 4-
C 16 Cato Lane 3/19/2015 $785,000 0.0 Family Duplex 2,352 0.16 5 3-
D 20 Cato Lane 3/1/2021 $915,000 0.0 Cape Cod 1,269 0.18 4 2-1
E 16 Polliwog Pond Road 1/9/2024 $2,250,000 0.0 Cape Cod 1,830 0.24 5 2-
F 9 Polliwog Pond Road 1/31/2014 $615,000 0.0 Cape Cod 1,133 0.27 3 2-
G 13 Polliwog Pond Road 8/19/1993 $57,500 0.0 Cape Cod 1,348 0.2 3 2-1
H 22 Cato Lane 7/16/2004 $585,000 0.0 Conventional 1,412 0.14 3 2-
I 7 Polliwog Pond Road 4/29/1994 $60,000 0.0 Colonial 1,792 0.36 2 1-
J 11 Polliwog Pond Road 9/14/2015 $905,000 0.0 Colonial 2,140 0.33 4 2-
K 15 Polliwog Pond Road 6/1/1982 $0 0.0 Cape Cod 2,059 0.18 4 3-
L 14 Polliwog Pond Road 4/5/2022 $0 0.0 Vacant Land 0.27 -
M 21 Cato Lane $0 0.0 Ranch 1,785 0.77 3 2-
N 23 Cato Lane 7/22/2014 $0 0.0 Ranch 1,850 0.45 3 2-
O 5 Polliwog Pond Road 11/15/2019 $1,230,000 0.0 Cape Cod 1,530 0.29 3 2-
P 8 Netowa Lane 1/17/2019 $1,670,000 0.1 Cooperative 2,122 0.16 3 2-1
Q 10 Netowa Lane 11/13/2012 $771,500 0.1 Cooperative 1,694 0.14 3 2-1
R 19 Cato Lane 9/24/1996 $125,000 0.1 Family Duplex 2,412 0.48 5 3-1
S 38 Vesper Lane 5/31/2005 $0 0.1 Colonial 1,624 1.08 4 2-1
T 36 Vesper Lane 10/4/2004 $0 0.1 Ranch 1,792 0.29 4 2-
U 12 Polliwog Pond Road $0 0.1 Cape Cod 2,246 0.47 4 3-1
V 41 Washaman Avenue 10/4/2019 $0 0.1 Cooperative 3,277 0.14 5 3-1
W 34 Vesper Lane 10/4/2004 $0 0.1 Vacant Land 0.15 -
X 10 Polliwog Pond Road 11/9/2018 $835,000 0.1 Cape Cod 1,569 0.19 2 3-
Y 27 Cato Lane 3/27/2025 $3,595,695 0.1 Vacant Land 0.51 -
Z 32 Vesper Lane $0 0.1 Cape Cod 1,610 0.18 2 1-1
- 8 Polliwog Pond Road 5/4/2021 $1,800,000 0.1 Cape Cod 2,025 0.18 4 2-
- 4 Roberts Lane 10/20/2009 $0 0.1 Colonial 2,672 0.48 3 3-
- 5 Netowa Lane 3/23/2021 $0 0.1 Cooperative 1,726 0.12 3 2-1
- 39 Washaman Avenue 9/5/2014 $1,170,000 0.1 Cooperative 1,903 0.13 4 3-
- 3 Netowa Lane 12/20/2019 $1,005,000 0.1 Cooperative 1,564 0.11 2 2-1
- 6 Polliwog Pond Road 4/5/2022 $0 0.1 Cape Cod 1,667 0.17 4 2-
- 40 Vesper Lane 7/28/2016 $0 0.1 Ranch 1,180 0.35 3 1-
- 4 Netowa Lane 3/18/1992 $267,771 0.1 Cooperative 1,872 0.11 2 2-1
- 31 Cato Lane 10/26/2020 $0 0.1 Vacant Land 0.57 -
- 4 Polliwog Pond Road 10/31/2008 $789,000 0.1 Cape Cod 1,296 0.17 3 2-1
- 2 Netowa Lane 1/21/2022 $1,435,000 0.1 Cooperative 1,679 0.1 2 2-
- 31 Washaman Avenue 5/27/2004 $915,000 0.1 Cooperative 2,070 0.12 5 3-1
- 6 Roberts Lane 8/16/2019 $815,000 0.1 Ranch 1,760 0.47 4 3-
- 11 Roberts Lane 11/2/2022 $1,725,000 0.1 Ranch 1,042 0.34 2 1-1
- 42 Vesper Lane 1/7/2003 $75,000 0.1 Colonial 2,240 0.34 4 2-1
- 40 Washaman Avenue 4/3/2019 $0 0.1 Cooperative 2,571 0.12 4 3-1
- 33 Vesper Lane 7/24/2015 $714,000 0.1 Ranch 1,520 0.17 2 1-
- 31 Vesper Lane 5/17/1999 $65,000 0.1 Ranch 2,394 0.33 2 1-
- 42 Washaman Avenue 1/10/2005 $975,000 0.1 Cooperative 1,510 0.12 3 2-1
- 28 Vesper Lane 12/14/2010 $487,000 0.1 Cape Cod 1,863 0.24 3 2-
- 29 Washaman Avenue 10/22/2010 $820,000 0.1 Cooperative 2,100 0.14 3 3-
- 35 Vesper Lane 10/29/2003 $0 0.1 Ranch 728 0.34 2 1-
- 43 Autopscot Circle 1/12/2001 $770,000 0.1 Cooperative 2,300 0.12 3 2-1
- 21 Vesper Lane 3/23/2012 $0 0.1 Colonial 2,976 0.11 4 3-
- 15 Roberts Lane 10/12/2018 $0 0.1 Colonial 4,187 1.32 4 3-1
- 19 Vesper Lane 11/8/2013 $950,000 0.1 Colonial 3,013 0.11 3 3-1
- 27 Washaman Avenue 10/1/2021 $1,820,000 0.1 Cooperative 2,527 0.14 3 3-1
- 44 Vesper Lane 6/6/2016 $0 0.1 Ranch 2,292 0.81 4 3-
- 45 Autopscot Circle 12/6/2019 $1,450,000 0.1 Cooperative 2,150 0.12 5 3-1
- 22 Vesper Lane 5/7/2009 $0 0.1 Colonial 3,248 4 4 3-1
- 10 Paupamo Way 5/23/2005 $1,150,000 0.1 Cooperative 2,283 0.19 4 4-1
- 37 Autopscot Circle 12/5/2019 $1,560,000 0.1 Cooperative 2,897 0.18 3 3-1
- 17 Vesper Lane 7/26/2021 $835,000 0.1 Family Duplex 2,735 0.11 5 4-
- 5 Roberts Lane 10/16/2012 $0 0.1 Cape Cod 2,013 0.47 4 1-2
- 8 Roberts Lane 6/29/2022 $0 0.1 Cape Cod 1,344 0.47 3 2-1
- 15 Vesper Lane 1/12/2018 $1,195,000 0.1 Family Duplex 1,803 0.11 5 2-
- 32 Washaman Avenue 4/1/1992 $329,925 0.1 Cooperative 2,282 0.12 3 2-1
- 33 Autopscot Circle 10/13/2017 $1,100,000 0.1 Cooperative 1,833 0.12 3 4-
- 13 Vesper Lane $65,000 0.1 Colonial 1,536 0.11 2 2-
- 8 Cato Lane 6/3/2003 $0 0.1 Vacant Land 0.11 -
Averages 4671 days $602,764 0.08 --- 1,862 0.33 --- ---  
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
55 422 3 20 Polliwog Pond Road