21 Merganser Lane, West Yarmouth, MA 02673

21 Merganser Lane West Yarmouth MA 02673

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Owner Information

Owner 1

Stephany Kovar

Owner 2

Owner's Address

21 Merganser Ln West Yarmouth, MA 02673

Market Sale Information

Most recent sale date

4/9/2018

Previous sale date

12/5/2007

Transfer document #

31189-0230

Previous transfer document

22514-0332

Grantor

Robert T Benoit

Previous grantor

Robert T Benoit

Most recent sale price

$277,500.00

Previous sale price

$100.00

Site Information

Property ID

49-214

Lot Size

0.23

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1973

Number of full baths

Condition

Number of half baths

Finished Area

1200

Number of Kitchen

Gross Living Area

2064

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Hardwood

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Forced Air-Duc

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Gas

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$147,900.00

Total value

$502,600.00

Building value

$354,700.00

Estimated tax

$3,558.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$570,997 to $560,242

$570,997 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,120	$532,693
	sft x ($532,693/1,120 sft)	$570,997

$560,242 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$477,886	$532,693
	x ($532,693/$477,886)	$560,242

Comparable Properties

Mailing Labels $Valuation Report Copy To Clipboard


Address 21 Merganser Lane	A) 2 Widgeon Lane	B) 111 Swan Lake Road	C) 111 Forest Road	D) 17 Taft Road	E) 12 Hidden Acres Avenue	F) 39 Nauset Road	G) 25 Taft Road	H) 18 Snow Brook Road	I) 10 Still Brook Road	J) 22 Johnson Lane	K) 18 Johnson Lane	L) 27 Harding Lane	M) 33 Village Brook Road	N) 21 Lyman Lane	O) 6 Sierra Way	P) 32 Capt Bearse Road	Q) 60 Wood Road	R) 19 Ocean Avenue	S) 718 Willow Street	T) 57 Skyline Drive	U) 159 Wood Road	V) 116 Evergreen Street	W) 38 Wampanoag Road	X) 29 Capt Besse Road	Y) 56 Capt Lothrop Road	Z) 49 Warbler Lane	-) 1 Mayflower Lane	-) 41 Wampanoag Road

Photo
Plan
Map
Proximity	0.2	0.2	0.2	0.3	0.3	0.3	0.3	0.4	0.4	0.4	0.5	0.5	0.5	0.6	0.6	0.6	0.7	0.7	0.7	0.8	0.9	0.9	0.9	1.0	1.0	1.0	1.0	1.0
Last Sold	5/16/2025	4/14/2025	4/22/2025	4/23/2025	3/19/2025	3/27/2025	6/9/2025	6/18/2025	3/20/2025	1/17/2025	2/25/2025	5/5/2025	6/30/2025	4/15/2025	4/4/2025	5/16/2025	1/21/2025	2/27/2025	4/1/2025	5/27/2025	1/24/2025	4/29/2025	6/12/2025	1/31/2025	1/22/2025	2/26/2025	3/7/2025	6/27/2025
Price	$520,000	$490,000	$460,000	$675,000	$500,000	$325,000	$527,000	$600,000	$500,000	$550,000	$500,000	$368,200	$549,000	$540,000	$650,000	$550,000	$699,900	$545,000	$589,000	$720,000	$329,700	$624,900	$500,000	$450,000	$580,000	$450,000	$600,000	$522,700
Net Living Area	1,108	1,040	1,040	1,300	1,191	1,440	912	1,072	1,004	996	1,100	1,076	1,044	912	1,436	1,144	1,376	936	988	1,397	1,152	960	936	1,153	1,226	1,386	928	1,093
Stories	1	1	1	1	1.25	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1
Sale Price/sft $231.25	$469.31	$471.15	$442.31	$519.23	$419.82	$225.69	$577.85	$559.70	$498.01	$552.21	$454.55	$342.19	$525.86	$592.11	$452.65	$480.77	$508.65	$582.26	$596.15	$515.39	$286.20	$650.94	$534.19	$390.29	$473.08	$324.68	$646.55	$478.23
Style Ranch	Ranch	Ranch	Ranch	Ranch	Cape Cod	Cape Cod	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Rr/Split	Ranch	Old Style	Rr/Split	Ranch	Ranch	Ranch	Ranch	Ranch	Rr/Split	Ranch	Ranch
Age 1973	1969	1986	1973	1963	1965	1961	1970	1968	1967	1968	1968	1968	1971	1952	1970	1978	1960	1955	1890	1975	1951	1960	1955	1970	1971	1979	1955	1955
Rooms				4				4		5	6		4	5											6
Bedrooms 3	2	2	3	2	4	3	2	2	2	3	3	2	2	2	3	3	3	2	3	3	3	2	3	2	3	4	3	2
Full baths 2	1	1	1	1	1	1	1	1	1	1	1	1	1	1	2	1	1	1	1	2	1	1	1	1	1	2	1	1
Half baths		1								1	1	2		1		1	1			1	1				1	1
Gross Living Area 2064	1693	2240	2828	2442	3345	3278	2328	2647	2428	2652	2761	2328	2392	1968	3512	2744	2728	2144	2012	2971	2160	1448	1132	2804	3098	2990	1600	1493
Heating Fuel Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Oil	Gas	Gas	Gas	Oil	Gas	Gas	Gas	Gas	Gas	Oil	Gas
Detached Garage
Lot Size 0.23	0.3	0.27	0.47	0.23	0.22	0.14	0.23	0.2	0.27	0.21	0.21	0.23	0.32	0.2	0.45	0.3	0.26	0.28	0.25	0.29	0.23	0.2	0.32	0.26	0.26	0.47	0.24	0.24
Roof Cover Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp
AEM Value - Building $354,700.00	$288,700	$285,700	$326,900	$289,500	$312,500	$284,900	$315,700	$330,700	$276,200	$305,700	$322,500	$365,000	$305,400	$233,500	$372,300	$379,500	$311,800	$211,600	$228,100	$414,300	$195,700	$273,300	$217,200	$305,900	$407,500	$402,900	$235,700	$274,000
AEM Value - Land $147,900.00	$150,000	$140,800	$155,200	$147,900	$137,500	$119,600	$147,900	$140,800	$178,900	$143,200	$143,200	$147,900	$180,700	$169,000	$139,100	$180,000	$165,300	$232,400	$297,000	$232,000	$177,500	$219,100	$234,300	$169,600	$178,500	$172,400	$177,800	$230,500
AEM Value - Other $0.00	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0
AEM Value - Total $502,600.00	$438,700	$426,500	$482,100	$437,400	$450,000	$404,500	$463,600	$471,500	$455,100	$448,900	$465,700	$512,900	$486,100	$402,500	$511,400	$559,500	$477,100	$444,000	$525,100	$646,300	$373,200	$492,400	$451,500	$475,500	$586,000	$575,300	$413,500	$504,500

Estimation of Market Value - $565,619

As of today, 07/03/2025, the estimated market value of 21 Merganser Lane, West Yarmouth considering the above 28 comparable properties is $565,619.

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

Address

Last Sold

Sale Price

Dist(m)

Style

LA (sq ft)

Lot(ac)

F-HB

21 Merganser Lane

4/9/2018

$277,500

Ranch

1,200

0.23

Criteria

A	22 Muscovy Lane	9/1/2017	$324,000	0.0	Ranch	1,168	0.23	2	2-
B	27 Merganser Lane	6/10/2016	$222,500	0.0	Ranch	864	0.23	2	1-
C	17 Merganser Lane	9/9/2015	$278,000	0.0	Ranch	1,440	0.23	2	2-
D	22 Merganser Lane	1/27/2020	$100	0.0	Ranch	1,200	0.23	3	2-
E	18 Muscovy Lane	2/27/2023	$100	0.0	Ranch	1,416	0.23	2	2-
F	18 Merganser Lane	7/22/2005	$300,000	0.0	Ranch	1,124	0.23	2	1-
G	28 Merganser Lane	2/26/2024	$529,900	0.0	Ranch	1,520	0.23	2	1-1
H	11 Merganser Lane	4/30/2010	$159,000	0.0	Ranch	1,128	0.23	2	1-
I	25 Muscovy Lane	6/2/1982	$0	0.0	Colonial	1,670	0.64	3	1-1
J	12 Muscovy Lane	1/15/2021	$410,000	0.0	Ranch	1,388	0.23	3	3-
K	21 Black Duck Lane	4/18/1984	$0	0.0	Ranch	1,500	0.23	2	1-
L	12 Merganser Lane	6/26/2020	$322,500	0.0	Ranch	1,124	0.23	2	1-
M	49 Finch Lane	12/23/2024	$400,000	0.0	Cape Cod	1,390	0.22	4	1-1
N	155 Swan Lake Road	6/9/2011	$100	0.0	Ranch	1,122	0.23	3	1-
O	27 Black Duck Lane	10/23/2023	$208,000	0.0	Ranch	816	0.23	2	1-
P	17 Black Duck Lane	12/13/2022	$450,000	0.0	Ranch	1,128	0.23	2	1-
Q	21 Muscovy Lane	8/2/2018	$283,500	0.1	Ranch	864	0.29	2	1-
R	45 Finch Lane	11/19/2009	$225,000	0.1	Colonial	1,530	0.22	4	2-
S	7 Merganser Lane	1/7/2015	$100	0.1	Ranch	1,276	0.23	3	1-
T	11 Black Duck Lane	5/5/2021	$100	0.1	Ranch	864	0.23	2	1-
U	11 Muscovy Lane	3/30/2023	$100	0.1	Ranch	1,128	0.22	2	1-
V	8 Muscovy Lane	8/21/2012	$100	0.1	Ranch	1,128	0.23	2	1-
W	156 Swan Lake Road	11/9/2020	$10	0.1	Ranch	2,120	0.5	3	2-
X	8 Merganser Lane	12/30/2016	$265,000	0.1	Ranch	1,012	0.23	2	1-
Y	39 Finch Lane	9/16/2004	$277,700	0.1	Cape Cod	1,280	0.22	3	2-
Z	50 Bob-O-Link Lane	7/28/2020	$360,000	0.1	Cape Cod	1,291	0.22	3	1-1
-	56 Bob-O-Link Lane	12/6/2024	$514,000	0.1	Ranch	1,036	0.23	2	1-
-	46 Bob-O-Link Lane	1/9/2014	$243,500	0.1	Cape Cod	1,368	0.22	3	2-1
-	22 Black Duck Lane	7/10/2019	$100	0.1	Ranch	1,248	0.23	2	2-
-	62 Bob-O-Link Lane	7/27/2010	$222,500	0.1	Ranch	1,144	0.33	3	1-
-	7 Black Duck Lane	6/15/2005	$299,000	0.1	Ranch	1,012	0.23	2	1-
-	7 Muscovy Lane	6/22/2011	$245,000	0.1	Ranch	1,232	0.28	2	2-
-	18 Black Duck Lane	8/2/2004	$285,000	0.1	Ranch	1,276	0.23	2	1-
-	28 Black Duck Lane	7/26/2012	$216,000	0.1	Ranch	864	0.23	2	1-
-	1 Merganser Lane	4/11/2024	$580,000	0.1	Ranch	1,128	0.23	2	1-
-	35 Finch Lane	10/16/2014	$246,000	0.1	Ranch	1,068	0.22	3	2-
-	40 Bob-O-Link Lane	10/26/1993	$0	0.1	Cape Cod	1,804	0.22	4	2-
-	2 Muscovy Lane	7/13/2012	$228,000	0.1	Ranch	864	0.23	2	1-
-	2 Merganser Lane	12/10/2018	$324,900	0.1	Ranch	864	0.23	2	2-
-	12 Black Duck Lane	10/30/2018	$100	0.1	Ranch	1,056	0.23	2	1-
-	68 Bob-O-Link Lane	12/31/2024	$655,000	0.1	Ranch	1,468	0.36	3	1-
-	1 Black Duck Lane	7/24/2024	$100	0.1	Ranch	864	0.23	2	1-
-	1 Muscovy Lane	4/11/2017	$100	0.1	Ranch	864	0.24	2	1-
-	36 Bob-O-Link Lane	8/30/2023	$100	0.1	Cape Cod	1,232	0.22	3	1-
-	31 Finch Lane	9/25/2015	$275,000	0.1	Cape Cod	1,326	0.22	3	1-1
-	21 Canvasback Lane	1/24/2014	$249,500	0.1	Ranch	1,392	0.23	2	2-
-	8 Black Duck Lane	7/21/2023	$405,000	0.1	Ranch	1,128	0.23	2	1-
-	49 Bob-O-Link Lane	4/30/1997	$90,500	0.1	Ranch	1,268	0.22	2	1-
-	55 Bob-O-Link Lane	12/13/2011	$100	0.1	Ranch	1,140	0.23	2	1-
-	0 Clear Brook Road	11/15/1978	$0	0.1	Vacant Land		6.4		-
-	17 Canvasback Lane	4/13/2011	$100	0.1	Ranch	1,108	0.23	2	1-1
-	27 Canvasback Lane	4/28/2022	$551,000	0.1	Ranch	1,480	0.23	3	2-
-	45 Bob-O-Link Lane	6/5/2023	$410,000	0.1	Ranch	1,144	0.22	3	2-
-	133 Clear Brook Road	8/31/2023	$494,500	0.1	Ranch	1,128	0.29	2	1-
-	11 Canvasback Lane	9/20/2001	$200,000	0.1	Cape Cod	1,596	0.23	3	1-2
-	39 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,172	0.22	2	2-
-	32 Bob-O-Link Lane	7/29/1988	$0	0.1	Cape Cod	1,258	0.22	3	1-
-	142 Swan Lake Road	5/24/2017	$615,000	0.1	Cape Cod	2,504	0.46	4	2-1
-	2 Black Duck Lane	3/22/2021	$10	0.1	Ranch	864	0.23	2	1-
-	25 Finch Lane	6/26/1998	$105,000	0.1	Ranch	1,280	0.22	2	1-
-	7 Canvasback Lane	7/21/2020	$365,000	0.1	Ranch	1,248	0.23	3	2-
-	35 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,134	0.22	2	2-
-	118 Clear Brook Road	8/28/1986	$0	0.1	Ranch	1,512	0.4	2	2-
-	50 Grouse Lane	8/20/2021	$495,000	0.1	Cape Cod	1,235	0.22	3	2-
-	139 Swan Lake Road	7/23/2007	$100	0.1	Ranch	960	0.23	3	1-
-	114 Clear Brook Road	10/31/2016	$265,000	0.1	Ranch	1,128	0.41	2	1-
-	124 Clear Brook Road	8/22/1988	$0	0.1	Ranch	1,012	0.42	2	1-
-	46 Grouse Lane	10/17/2016	$269,500	0.1	Ranch	1,080	0.22	2	1-1
-	108 Clear Brook Road	6/17/2014	$100	0.1	Ranch	1,124	0.41	2	1-
-	26 Bob-O-Link Lane	9/24/2019	$100	0.1	Outbuildings		0.22		-
-	138 Swan Lake Road	7/7/2017	$308,500	0.1	Cape Cod	1,174	0.23	3	1-
-	22 Canvasback Lane	12/1/2006	$290,000	0.1	Ranch	1,451	0.23	2	1-1
-	1 Canvasback Lane	12/30/2016	$279,000	0.1	Cape Cod	1,462	0.23	3	2-
-	128 Clear Brook Road	9/3/2015	$231,000	0.1	Ranch	864	0.41	2	1-
-	40 Grouse Lane	8/29/2024	$495,000	0.1	Ranch	1,086	0.22	2	1-
-	18 Canvasback Lane	6/11/1999	$138,500	0.1	Cape Cod	1,390	0.23	2	1-1
-	28 Canvasback Lane	10/7/2004	$322,500	0.1	Cape Cod	1,228	0.23	3	1-
-	31 Bob-O-Link Lane	11/15/2010	$100	0.1	Ranch	1,051	0.22	2	1-
-	102 Clear Brook Road	2/27/2017	$235,000	0.1	Ranch	1,012	0.41	2	1-
-	12 Canvasback Lane	9/17/2021	$445,000	0.1	Cape Cod	1,624	0.23	3	1-1
-	21 Finch Lane	6/16/2008	$220,000	0.1	Cape Cod	1,512	0.22	3	1-1
-	68 Grouse Lane	6/26/2019	$100	0.1	Ranch	1,208	0.22	3	1-

Averages

4373 days

$205,251

0.08

---

1,197

0.33

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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

49 214 21 Merganser Lane