43 Witchwood Road, South Yarmouth, MA 02664

43 Witchwood Road South Yarmouth MA 02664

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Owner Information

Owner 1

Thomas J Williamson

Owner 2

Owner's Address

32 General Holway Rd South Yarmouth, MA 02664

Market Sale Information

Most recent sale date

8/24/2011

Previous sale date

7/15/1980

Transfer document #

25638-0205

Previous transfer document

3124-0231

Grantor

Thomas J Williamson

Previous grantor

Thomas J Williamson

Most recent sale price

$100.00

Previous sale price

$0.00

Site Information

Property ID

68-196

Lot Size

0.42

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

2000

Number of full baths

Condition

Number of half baths

Finished Area

1268

Number of Kitchen

Gross Living Area

3137

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Hardwood

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Hot Water

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Gas

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$184,300.00

Total value

$768,500.00

Building value

$584,200.00

Estimated tax

$5,440.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$562,116 to $849,852

$562,116 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,246	$552,579
	sft x ($552,579/1,246 sft)	$562,116

$849,852 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$499,683	$552,579
	x ($552,579/$499,683)	$849,852

Comparable Properties

Mailing Labels $Valuation Report


Address 43 Witchwood Road	A) 33 Almira Road	B) 31 Deacon Street	C) 94 Capt York Road	D) 56 Capt Lothrop Road	E) 9 Capt Percival Road	F) 29 Capt Besse Road	G) 2 Capt Small Road	H) 159 Wood Road	I) 10 Still Brook Road	J) 47 Nauhaught Road	K) 94 Capt Nickerson Road	L) 75 Capt Shiverick Road	M) 50 Geneva Road	N) 142 Capt Small Road	O) 6 Lauries Lane	P) 6 Sierra Way	Q) 22 Bernard Street	R) 1 Skyline Drive	S) 11 Clara Street	T) 60 Wood Road	U) 18 Johnson Lane	V) 22 Johnson Lane	W) 51 Yankee Drive	X) 16 Widgeon Lane	Y) 111 Forest Road	Z) 17 Touraine Way	-) 9 Station Avenue	-) 27 Harding Lane	-) 23 Shady Rest Drive	-) 17 Taft Road	-) 49 Finch Lane	-) 69 Astor Way	-) 56 Bob-O-Link Lane	-) 8 Bass River Road	-) 68 Bob-O-Link Lane

Photo
Plan
Map
Proximity	0.1	0.3	0.3	0.4	0.4	0.4	0.5	0.5	0.5	0.5	0.6	0.6	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	0.9	0.9	0.9	0.9	0.9	0.9	0.9	1.0	1.0	1.0
Last Sold	12/3/2024	1/22/2025	3/19/2025	1/22/2025	12/2/2024	1/31/2025	4/25/2025	1/24/2025	3/20/2025	12/10/2024	3/21/2025	3/24/2025	12/10/2024	1/31/2025	11/22/2024	4/4/2025	2/21/2025	5/2/2025	5/2/2025	1/21/2025	2/25/2025	1/17/2025	12/30/2024	2/19/2025	4/22/2025	5/13/2025	12/9/2024	5/5/2025	11/20/2024	4/23/2025	12/23/2024	5/7/2025	12/6/2024	2/21/2025	12/31/2024
Price	$662,000	$640,000	$631,000	$580,000	$589,000	$450,000	$520,000	$329,700	$500,000	$620,000	$507,000	$700,000	$443,948	$580,000	$500,000	$650,000	$590,000	$460,000	$500,000	$699,900	$500,000	$550,000	$533,000	$568,500	$460,000	$600,000	$515,000	$368,200	$595,000	$675,000	$400,000	$649,000	$514,000	$605,000	$655,000
Net Living Area	1,563	1,204	1,416	1,226	964	1,153	1,360	1,152	1,004	1,108	1,456	1,532	1,388	1,224	1,028	1,436	1,498	1,530	960	1,376	1,100	996	1,344	1,516	1,040	1,182	970	1,076	1,267	1,300	1,390	1,076	1,036	1,288	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	1.25	1	1	1	1
Sale Price/sft $0.08	$423.54	$531.56	$445.62	$473.08	$611.00	$390.29	$382.35	$286.20	$498.01	$559.57	$348.21	$456.92	$319.85	$473.86	$486.38	$452.65	$393.86	$300.65	$520.83	$508.65	$454.55	$552.21	$396.58	$375.00	$442.31	$507.61	$530.93	$342.19	$469.61	$519.23	$287.77	$603.16	$496.14	$469.72	$446.19
Style Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Rr/Split	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Old Style	Ranch	Ranch	Ranch	Cape Cod	Ranch	Ranch	Ranch	Ranch
Age 2000	1967	1971	1967	1971	1968	1970	1960	1951	1967	1951	1973	1981	1960	1974	1920	1970	1965	1979	1955	1960	1968	1968	1976	1970	1973	1973	1860	1968	1965	1963	1970	1974	1967	1965	1965
Rooms 5	6			6						5				5					5		6	5	5							4				5
Bedrooms 3	2	3	3	3	2	2	2	3	2	3	2	3	3	2	3	3	2	2	2	3	3	3	3	2	3	2	2	2	2	2	4	3	2	3	3
Full baths 3	2	1	1	1	2	1	2	1	1	2	1	2	1	1	1	2	1	1	1	1	1	1	2	1	1	2	1	1	1	1	1	1	1	2	1
Half baths		1	1	1				1			1		1	1			1	1		1	1	1						2			1	1
Gross Living Area 3137	5143	3098	3202	3098	2402	2804	2184	2160	2428	1304	3472	3356	2874	3288	1763	3512	2788	3953	2404	2728	2761	2652	3060	2848	2828	2570	1170	2328	2401	2442	2957	3150	2312	2716	3896
Heating Fuel Gas	Oil	Gas	Gas	Gas	Gas	Gas	Gas	Oil	Gas	Gas	Gas	Gas	Oil	Gas	Oil	Gas	Gas	Gas	Oil	Oil	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Oil	Gas
Detached Garage
Lot Size 0.42	0.4	0.28	0.28	0.26	0.3	0.26	0.39	0.23	0.27	0.25	0.37	0.28	0.31	0.45	0.18	0.45	0.25	0.35	0.39	0.26	0.21	0.21	0.43	0.24	0.47	0.24	0.23	0.23	0.25	0.23	0.22	0.28	0.23	0.37	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
AEM Value - Building $584,200.00	$405,200	$336,600	$379,000	$407,500	$276,800	$305,900	$311,000	$195,700	$276,200	$285,900	$331,900	$487,200	$331,000	$365,600	$252,800	$372,300	$351,000	$430,000	$279,000	$311,800	$322,500	$305,700	$432,000	$381,200	$326,900	$326,600	$155,400	$365,000	$339,200	$289,500	$327,900	$333,500	$287,600	$336,800	$370,900
AEM Value - Land $184,300.00	$183,600	$179,300	$179,300	$178,500	$180,000	$169,600	$144,200	$177,500	$178,900	$165,000	$182,500	$179,300	$167,000	$185,400	$151,200	$139,100	$178,200	$174,300	$144,200	$165,300	$143,200	$143,200	$184,700	$148,200	$155,200	$172,900	$131,500	$147,900	$178,200	$147,900	$145,600	$174,300	$147,900	$169,000	$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
AEM Value - Total $768,500.00	$588,800	$515,900	$558,300	$586,000	$456,800	$475,500	$455,200	$373,200	$455,100	$450,900	$514,400	$666,500	$498,000	$551,000	$404,000	$511,400	$529,200	$604,300	$423,200	$477,100	$465,700	$448,900	$616,700	$529,400	$482,100	$499,500	$286,900	$512,900	$517,400	$437,400	$473,500	$507,800	$435,500	$505,800	$674,600

Estimation of Market Value - $705,984

As of today, 05/20/2025, the estimated market value of 43 Witchwood Road, South Yarmouth considering the above 35 comparable properties is $705,984.

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

43 Witchwood Road

8/24/2011

$100

Ranch

1,268

0.42

Criteria

A	37 Witchwood Road	5/9/1980	$0	0.0	Ranch	960	0.28	3	1-
B	32 General Holway Road	4/2/1976	$0	0.0	Multi Family	3,221	0.64	5	3-
C	51 Witchwood Road	1/14/1999	$122,500	0.0	Ranch	1,128	0.31	3	1-
D	75 Mulford Street	3/30/2021	$430,000	0.0	Ranch	1,408	0.4	3	2-
E	38 Witchwood Road	3/23/2015	$100	0.0	Cape Cod	1,166	0.26	4	1-1
F	48 Witchwood Road	10/21/1983	$0	0.0	Cape Cod	1,660	0.42	4	2-
G	33 Witchwood Road	10/10/2013	$100	0.0	Cape Cod	1,296	0.28	3	2-
H	153 Capt Bacon Road	10/25/2022	$100	0.0	Ranch	1,392	0.37	2	2-
I	32 Witchwood Road	8/28/1970	$0	0.0	Cape Cod	864	0.23	2	1-
J	55 Witchwood Road	12/30/2015	$288,500	0.1	Ranch	1,122	0.27	4	1-
K	47 Lakefield Road	12/23/1963	$0	0.1	Ranch	960	0.27	3	1-
L	54 Witchwood Road	5/15/2020	$100	0.1	Cape Cod	1,470	0.32	3	1-1
M	26 General Holway Road	1/7/2021	$100	0.1	Ranch	1,248	0.4	3	2-
N	83 Mulford Street	2/21/2019	$353,000	0.1	Ranch	1,408	0.36	3	1-1
O	55 Lakefield Road	4/12/2001	$174,900	0.1	Ranch	1,656	0.38	4	3-
P	27 Witchwood Road	8/4/2021	$423,000	0.1	Cape Cod	1,296	0.28	3	2-
Q	147 Capt Bacon Road	12/8/2006	$273,500	0.1	Ranch	1,248	0.35	2	1-1
R	28 Witchwood Road	6/24/2022	$340,000	0.1	Ranch	864	0.23	3	1-
S	41 Lakefield Road	5/12/1983	$0	0.1	Ranch	1,140	0.24	3	1-
T	61 Witchwood Road	2/11/2010	$149,000	0.1	Ranch	960	0.27	2	1-
U	60 Witchwood Road	6/28/1994	$0	0.1	Cape Cod	1,418	0.32	3	2-
V	152 Capt Bacon Road	7/15/2014	$245,000	0.1	Ranch	1,461	0.46	2	2-
W	27 General Holway Road	4/29/1988	$0	0.1	Cape Cod	1,715	0.5	4	2-1
X	61 Lakefield Road	12/15/2023	$513,000	0.1	Ranch	1,580	0.34	3	2-
Y	48 Lakefield Road	12/30/2021	$525,000	0.1	Cape Cod	1,560	0.25	4	2-
Z	23 Witchwood Road	12/16/2011	$100	0.1	Ranch	1,328	0.28	3	2-
-	22 Witchwood Road	6/3/1983	$0	0.1	Cape Cod	1,264	0.23	2	1-
-	39 Lakefield Road	11/30/1960	$0	0.1	Ranch	988	0.24	3	1-
-	89 Mulford Street	8/30/2023	$100	0.1	Ranch	1,788	0.41	3	2-
-	18 General Holway Road	7/17/2023	$100	0.1	Colonial	3,320	0.4	3	2-
-	141 Capt Bacon Road	6/1/2023	$64,000	0.1	Ranch	1,248	0.35	2	1-1
-	65 Witchwood Road	12/8/2011	$225,000	0.1	Cape Cod	1,428	0.27	4	2-
-	42 Lakefield Road	1/28/2005	$240,000	0.1	Ranch	936	0.23	3	1-
-	144 Capt Bacon Road	4/18/2013	$250,000	0.1	Ranch	1,432	0.37	2	2-
-	64 Witchwood Road	5/20/2024	$450,000	0.1	Cape Cod	1,296	0.32	3	2-
-	67 Lakefield Road	10/20/2011	$100	0.1	Ranch	1,412	0.34	2	1-
-	58 Lakefield Road	12/9/2019	$100	0.1	Ranch	1,382	0.31	3	2-
-	18 Witchwood Road	5/10/2004	$100	0.1	Vacant Land		0.23		-
-	38 Lakefield Road	5/5/2014	$190,000	0.1	Ranch	672	0.23	2	1-
-	17 Witchwood Road	10/15/2019	$377,500	0.1	Cape Cod	1,488	0.28	4	2-
-	33 Lakefield Road	6/24/2024	$573,600	0.1	Colonial	1,660	0.24	5	2-
-	17 General Holway Road	2/8/2023	$100	0.1	Colonial	2,038	0.62	3	2-1
-	33 Almira Road	12/3/2024	$662,000	0.1	Ranch	1,563	0.4	2	2-
-	71 Witchwood Road	3/24/2015	$230,000	0.1	Cape Cod	1,248	0.27	4	2-
-	64 Lakefield Road	12/5/2005	$285,000	0.1	Ranch	960	0.27	2	1-
-	70 Witchwood Road	12/1/2017	$284,000	0.1	Cape Cod	1,296	0.32	4	2-
-	135 Capt Bacon Road	1/6/2003	$0	0.1	Ranch	1,229	0.35	2	1-1
-	29 Almira Road	5/2/2022	$580,000	0.1	Ranch	1,152	0.32	3	1-1
-	138 Capt Bacon Road	1/9/2024	$100	0.1	Ranch	1,248	0.38	2	1-1
-	10 General Holway Road	2/16/2021	$100	0.1	Ranch	1,321	0.61	2	1-1
-	71 Lakefield Road	8/29/1986	$0	0.1	Ranch	1,536	0.34	3	2-
-	97 Mulford Street	6/11/2024	$100	0.1	Ranch	1,630	0.48	2	2-
-	32 Lakefield Road	10/31/2013	$100	0.1	Ranch	1,128	0.23	3	2-
-	92 Mulford Street	7/16/1976	$0	0.1	Vacant Land		1.32		-
-	39 Almira Road	12/23/2020	$359,000	0.1	Ranch	1,353	0.28	2	2-
-	12 Witchwood Road	5/10/2004	$100	0.1	Cape Cod	1,952	0.29	4	2-
-	68 Lakefield Road	8/17/2017	$269,000	0.1	Ranch	988	0.27	3	1-
-	27 Lakefield Road	3/19/2020	$100	0.1	Ranch	960	0.3	3	2-
-	11 Witchwood Road	3/23/2010	$100	0.1	Colonial	1,748	0.31	3	1-1
-	25 Almira Road	5/25/2021	$100	0.1	Ranch	1,430	0.27	2	2-

Averages

5966 days

$147,975

0.08

---

1,344

0.35

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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

68 196 43 Witchwood Road