22 Witchwood Road, South Yarmouth, MA 02664

22 Witchwood Road South Yarmouth MA 02664

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Owner Information

Owner 1

Michael A Bolduc

Owner 2

Owner's Address

22 Witchwood Rd South Yarmouth, MA 02664

Market Sale Information

Most recent sale date

6/3/1983

Previous sale date

Transfer document #

3759-0033

Previous transfer document

Grantor

Michael A Bolduc

Previous grantor

Most recent sale price

$0.00

Previous sale price

$0.00

Site Information

Property ID

68-149

Lot Size

0.23

Use Code

101 - Residential, single family

Zoning

Building Style

Cape Cod

Number of Rooms

Stories

Number of Beds

Year Built

1984

Number of full baths

Condition

Number of half baths

Finished Area

1264

Number of Kitchen

Gross Living Area

3048

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Carpet

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Hot Water

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Oil

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$177,500.00

Total value

$516,300.00

Building value

$338,800.00

Estimated tax

$3,655.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$562,317 to $570,009

$562,317 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,240	$551,628
	sft x ($551,628/1,240 sft)	$562,317

$570,009 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$499,651	$551,628
	x ($551,628/$499,651)	$570,009

Comparable Properties

Mailing Labels $Valuation Report


Address 22 Witchwood Road	A) 33 Almira Road	B) 31 Deacon Street	C) 94 Capt York Road	D) 159 Wood Road	E) 47 Nauhaught Road	F) 56 Capt Lothrop Road	G) 2 Capt Small Road	H) 9 Capt Percival Road	I) 29 Capt Besse Road	J) 50 Geneva Road	K) 10 Still Brook Road	L) 6 Lauries Lane	M) 11 Clara Street	N) 94 Capt Nickerson Road	O) 75 Capt Shiverick Road	P) 60 Wood Road	Q) 142 Capt Small Road	R) 32 Capt Bearse Road	S) 6 Sierra Way	T) 22 Bernard Street	U) 1 Skyline Drive	V) 9 Station Avenue	W) 2 Widgeon Lane	X) 18 Johnson Lane	Y) 22 Johnson Lane	Z) 111 Forest Road	-) 17 Touraine Way	-) 16 Widgeon Lane	-) 51 Yankee Drive	-) 8 Bass River Road	-) 69 Astor Way	-) 49 Finch Lane	-) 27 Harding Lane	-) 17 Taft Road	-) 56 Bob-O-Link Lane	-) 23 Shady Rest Drive	-) 68 Bob-O-Link Lane

Photo
Plan
Map
Proximity	0.1	0.3	0.4	0.4	0.4	0.4	0.5	0.5	0.5	0.5	0.6	0.6	0.7	0.7	0.7	0.7	0.7	0.7	0.8	0.8	0.8	0.8	0.8	0.8	0.8	0.8	0.9	0.9	0.9	0.9	0.9	1.0	1.0	1.0	1.0	1.0	1.0
Last Sold	12/3/2024	1/22/2025	3/19/2025	1/24/2025	12/10/2024	1/22/2025	4/25/2025	12/2/2024	1/31/2025	12/10/2024	3/20/2025	11/22/2024	5/2/2025	3/21/2025	3/24/2025	1/21/2025	1/31/2025	5/16/2025	4/4/2025	2/21/2025	5/2/2025	12/9/2024	5/16/2025	2/25/2025	1/17/2025	4/22/2025	5/13/2025	2/19/2025	12/30/2024	2/21/2025	5/7/2025	12/23/2024	5/5/2025	4/23/2025	12/6/2024	11/20/2024	12/31/2024
Price	$662,000	$640,000	$631,000	$329,700	$620,000	$580,000	$520,000	$589,000	$450,000	$443,948	$500,000	$500,000	$500,000	$507,000	$700,000	$699,900	$580,000	$550,000	$650,000	$590,000	$460,000	$515,000	$520,000	$500,000	$550,000	$460,000	$600,000	$568,500	$533,000	$605,000	$649,000	$400,000	$368,200	$675,000	$514,000	$595,000	$655,000
Net Living Area	1,563	1,204	1,416	1,152	1,108	1,226	1,360	964	1,153	1,388	1,004	1,028	960	1,456	1,532	1,376	1,224	1,144	1,436	1,498	1,530	970	1,108	1,100	996	1,040	1,182	1,516	1,344	1,288	1,076	1,390	1,076	1,300	1,036	1,267	1,468
Stories	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1.25	1	1	1	1	1
Sale Price/sft $0.00	$423.54	$531.56	$445.62	$286.20	$559.57	$473.08	$382.35	$611.00	$390.29	$319.85	$498.01	$486.38	$520.83	$348.21	$456.92	$508.65	$473.86	$480.77	$452.65	$393.86	$300.65	$530.93	$469.31	$454.55	$552.21	$442.31	$507.61	$375.00	$396.58	$469.72	$603.16	$287.77	$342.19	$519.23	$496.14	$469.61	$446.19
Style Cape Cod	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Rr/Split	Ranch	Ranch	Ranch	Ranch	Ranch	Old Style	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Cape Cod	Ranch	Ranch	Ranch	Ranch	Ranch
Age 1984	1967	1971	1967	1951	1951	1971	1960	1968	1970	1960	1967	1920	1955	1973	1981	1960	1974	1978	1970	1965	1979	1860	1969	1968	1968	1973	1973	1970	1976	1965	1974	1970	1968	1963	1967	1965	1965
Rooms 4	6				5	6							5				5							6	5				5	5				4
Bedrooms 2	2	3	3	3	3	3	2	2	2	3	2	3	2	2	3	3	2	3	3	2	2	2	2	3	3	3	2	2	3	3	3	4	2	2	2	2	3
Full baths 1	2	1	1	1	2	1	2	2	1	1	1	1	1	1	2	1	1	1	2	1	1	1	1	1	1	1	2	1	2	2	1	1	1	1	1	1	1
Half baths		1	1	1		1				1				1		1	1	1		1	1			1	1						1	1	2
Gross Living Area 3048	5143	3098	3202	2160	1304	3098	2184	2402	2804	2874	2428	1763	2404	3472	3356	2728	3288	2744	3512	2788	3953	1170	1693	2761	2652	2828	2570	2848	3060	2716	3150	2957	2328	2442	2312	2401	3896
Heating Fuel Oil	Oil	Gas	Gas	Oil	Gas	Gas	Gas	Gas	Gas	Oil	Gas	Oil	Oil	Gas	Gas	Oil	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Oil	Gas	Gas	Gas	Gas	Gas	Gas	Gas
Detached Garage
Lot Size 0.23	0.4	0.28	0.28	0.23	0.25	0.26	0.39	0.3	0.26	0.31	0.27	0.18	0.39	0.37	0.28	0.26	0.45	0.3	0.45	0.25	0.35	0.23	0.3	0.21	0.21	0.47	0.24	0.24	0.43	0.37	0.28	0.22	0.23	0.23	0.23	0.25	0.36
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	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 $338,800.00	$405,200	$336,600	$379,000	$195,700	$285,900	$407,500	$311,000	$276,800	$305,900	$331,000	$276,200	$252,800	$279,000	$331,900	$487,200	$311,800	$365,600	$379,500	$372,300	$351,000	$430,000	$155,400	$288,700	$322,500	$305,700	$326,900	$326,600	$381,200	$432,000	$336,800	$333,500	$327,900	$365,000	$289,500	$287,600	$339,200	$370,900
AEM Value - Land $177,500.00	$183,600	$179,300	$179,300	$177,500	$165,000	$178,500	$144,200	$180,000	$169,600	$167,000	$178,900	$151,200	$144,200	$182,500	$179,300	$165,300	$185,400	$180,000	$139,100	$178,200	$174,300	$131,500	$150,000	$143,200	$143,200	$155,200	$172,900	$148,200	$184,700	$169,000	$174,300	$145,600	$147,900	$147,900	$147,900	$178,200	$303,700
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	$0	$0	$0	$0	$0	$0	$0	$0	$0
AEM Value - Total $516,300.00	$588,800	$515,900	$558,300	$373,200	$450,900	$586,000	$455,200	$456,800	$475,500	$498,000	$455,100	$404,000	$423,200	$514,400	$666,500	$477,100	$551,000	$559,500	$511,400	$529,200	$604,300	$286,900	$438,700	$465,700	$448,900	$482,100	$499,500	$529,400	$616,700	$505,800	$507,800	$473,500	$512,900	$437,400	$435,500	$517,400	$674,600

Estimation of Market Value - $566,163

As of today, 05/20/2025, the estimated market value of 22 Witchwood Road, South Yarmouth considering the above 37 comparable properties is $566,163.

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

Address

Last Sold

Sale Price

Dist(m)

Style

LA (sq ft)

Lot(ac)

F-HB

22 Witchwood Road

6/3/1983

Cape Cod

1,264

0.23

Criteria

A	18 Witchwood Road	5/10/2004	$100	0.0	Vacant Land		0.23		-
B	28 Witchwood Road	6/24/2022	$340,000	0.0	Ranch	864	0.23	3	1-
C	39 Lakefield Road	11/30/1960	$0	0.0	Ranch	988	0.24	3	1-
D	33 Lakefield Road	6/24/2024	$573,600	0.0	Colonial	1,660	0.24	5	2-
E	23 Witchwood Road	12/16/2011	$100	0.0	Ranch	1,328	0.28	3	2-
F	27 Witchwood Road	8/4/2021	$423,000	0.0	Cape Cod	1,296	0.28	3	2-
G	41 Lakefield Road	5/12/1983	$0	0.0	Ranch	1,140	0.24	3	1-
H	17 Witchwood Road	10/15/2019	$377,500	0.0	Cape Cod	1,488	0.28	4	2-
I	12 Witchwood Road	5/10/2004	$100	0.0	Cape Cod	1,952	0.29	4	2-
J	27 Lakefield Road	3/19/2020	$100	0.0	Ranch	960	0.3	3	2-
K	32 Witchwood Road	8/28/1970	$0	0.0	Cape Cod	864	0.23	2	1-
L	33 Witchwood Road	10/10/2013	$100	0.0	Cape Cod	1,296	0.28	3	2-
M	32 Lakefield Road	10/31/2013	$100	0.0	Ranch	1,128	0.23	3	2-
N	38 Lakefield Road	5/5/2014	$190,000	0.0	Ranch	672	0.23	2	1-
O	18 General Holway Road	7/17/2023	$100	0.1	Colonial	3,320	0.4	3	2-
P	11 Witchwood Road	3/23/2010	$100	0.1	Colonial	1,748	0.31	3	1-1
Q	28 Lakefield Road	11/5/2020	$276,000	0.1	Ranch	1,056	0.23	3	1-1
R	47 Lakefield Road	12/23/1963	$0	0.1	Ranch	960	0.27	3	1-
S	42 Lakefield Road	1/28/2005	$240,000	0.1	Ranch	936	0.23	3	1-
T	26 General Holway Road	1/7/2021	$100	0.1	Ranch	1,248	0.4	3	2-
U	38 Witchwood Road	3/23/2015	$100	0.1	Cape Cod	1,166	0.26	4	1-1
V	37 Witchwood Road	5/9/1980	$0	0.1	Ranch	960	0.28	3	1-
W	8 Witchwood Road	2/4/1999	$1	0.1	Cape Cod	2,179	0.25	5	3-
X	19 Lakefield Road	5/23/2003	$250,000	0.1	Cape Cod	1,246	0.48	3	1-
Y	22 Lakefield Road	6/16/2017	$257,000	0.1	Ranch	1,056	0.23	3	1-
Z	25 Almira Road	5/25/2021	$100	0.1	Ranch	1,430	0.27	2	2-
-	10 General Holway Road	2/16/2021	$100	0.1	Ranch	1,321	0.61	2	1-1
-	48 Lakefield Road	12/30/2021	$525,000	0.1	Cape Cod	1,560	0.25	4	2-
-	19 Almira Road	5/29/2015	$255,000	0.1	Ranch	1,467	0.27	3	2-
-	29 Almira Road	5/2/2022	$580,000	0.1	Ranch	1,152	0.32	3	1-1
-	335 Long Pond Drive	5/11/2017	$250,000	0.1	Colonial	1,272	0.34	3	1-1
-	15 Almira Road	9/30/1999	$140,000	0.1	Ranch	1,482	0.27	3	1-1
-	32 General Holway Road	4/2/1976	$0	0.1	Multi Family	3,221	0.64	5	3-
-	18 Lakefield Road	1/10/2017	$265,000	0.1	Ranch	1,543	0.23	3	2-
-	2 Witchwood Road	2/11/2010	$149,000	0.1	Conventional	1,408	0.23	2	2-1
-	33 Almira Road	12/3/2024	$662,000	0.1	Ranch	1,563	0.4	2	2-
-	11 Lakefield Road	9/30/1998	$94,000	0.1	Colonial	1,954	0.32	4	2-
-	43 Witchwood Road	8/24/2011	$100	0.1	Ranch	1,268	0.42	3	3-
-	329 Long Pond Drive	8/12/2021	$425,000	0.1	Cape Cod	1,548	0.43	2	1-1
-	27 General Holway Road	4/29/1988	$0	0.1	Cape Cod	1,715	0.5	4	2-1
-	48 Witchwood Road	10/21/1983	$0	0.1	Cape Cod	1,660	0.42	4	2-
-	55 Lakefield Road	4/12/2001	$174,900	0.1	Ranch	1,656	0.38	4	3-
-	9 Almira Road	8/27/2021	$490,000	0.1	Ranch	1,656	0.27	3	2-
-	349 Long Pond Drive	6/11/2020	$310,000	0.1	Ranch	992	0.32	3	1-
-	17 General Holway Road	2/8/2023	$100	0.1	Colonial	2,038	0.62	3	2-1
-	12 Lakefield Road	1/23/2006	$100	0.1	Colonial	1,872	0.23	3	2-
-	26 Almira Road	11/14/2023	$100	0.1	Ranch	1,122	0.29	3	1-1
-	58 Lakefield Road	12/9/2019	$100	0.1	Ranch	1,382	0.31	3	2-
-	31 James Street	8/31/2020	$100	0.1	Ranch	1,522	0.41	3	2-
-	1 Almira Road	6/12/2009	$100	0.1	Ranch	2,054	0.31	3	1-1
-	32 Almira Road	6/15/2022	$550,000	0.1	Ranch	1,563	0.32	2	2-
-	357 Long Pond Drive	1/23/2020	$100	0.1	Cape Cod	1,338	0.46	4	1-
-	54 Witchwood Road	5/15/2020	$100	0.1	Cape Cod	1,470	0.32	3	1-1
-	51 Witchwood Road	1/14/1999	$122,500	0.1	Ranch	1,128	0.31	3	1-
-	39 Almira Road	12/23/2020	$359,000	0.1	Ranch	1,353	0.28	2	2-
-	61 Lakefield Road	12/15/2023	$513,000	0.1	Ranch	1,580	0.34	3	2-
-	75 Mulford Street	3/30/2021	$430,000	0.1	Ranch	1,408	0.4	3	2-
-	6 Lakefield Road	7/30/2018	$273,000	0.1	Ranch	1,628	0.23	3	1-1
-	32 James Street	11/26/2008	$255,000	0.1	Ranch	1,290	0.27	2	1-
-	346 Long Pond Drive	6/26/2024	$705,000	0.1	Cape Cod	1,715	0.34	4	2-1
-	11 General Holway Road	9/15/1975	$0	0.1	Colonial	2,064	0.73	4	2-
-	321 Long Pond Drive	12/19/2001	$195,000	0.1	Ranch	1,224	0.42	2	1-1
-	8 Almira Road	11/21/2014	$225,000	0.1	Ranch	1,122	0.35	3	1-
-	342 Long Pond Drive	2/26/2016	$612,000	0.1	Ranch	1,985	1.05	6	2-1
-	64 Lakefield Road	12/5/2005	$285,000	0.1	Ranch	960	0.27	2	1-
-	25 Mulford Street	1/13/2022	$395,000	0.1	Ranch	1,198	0.29	3	1-1
-	330 Long Pond Drive	5/16/2025	$1,250,000	0.1	Ranch	3,049	0.78	5	3-1
-	27 James Street	6/9/2016	$240,000	0.1	Ranch	1,486	0.27	3	1-1
-	55 Witchwood Road	12/30/2015	$288,500	0.1	Ranch	1,122	0.27	4	1-

Averages

5465 days

$202,132

0.08

---

1,450

0.34

---

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

68 149 22 Witchwood Road