46 Christmas Way, South Yarmouth, MA 02664

46 Christmas Way South Yarmouth MA 02664
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Owner Information
Owner 1
Kathleen Caoette
Owner 2
The Christmas Way Trust
Owner's Address
46 Christmas Way South Yarmouth, MA 02664
Market Sale Information
Most recent sale date
1/23/2019
Previous sale date
10/25/2018
Transfer document #
31796-272
Previous transfer document
31618-0210
Grantor
Kathleen Caouette
Previous grantor
Ronald J Leclair
Most recent sale price
$1.00
Previous sale price
$370,000.00
Site Information
Property ID
88-105
Lot Size
0.36
Use Code
101 - Residential, single family
Zoning
Building Style
Ranch
Number of Rooms
Stories
1
Number of Beds
3
Year Built
1982
Number of full baths
2
Condition
88
Number of half baths
Finished Area
1244
Number of Kitchen
Gross Living Area
3352
Number of Fireplaces
Bsmnt floot
Number of parking
Interior walls
Drywall/Sheet
Floor type
Hardwood
Solar Hot Water
No
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
$177,100.00
Total value
$612,100.00
Building value
$435,000.00
Estimated tax
$4,333.00
Yard improvement value
$0.00
Flood Map MassMapper Google Street View
Certified Mass Appraisal
20082009201020112012201320142015201620172018201920202021202220232024$0$100,000$200,000$300,000$400,000$500,000$600,000$700,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
Mailing Labels $Valuation Report Copy To Clipboard
Subject Property405 Station Avenue356 Station Avenue30 Rhine Road11 Clara Street17 Antlers Road62 Raymond Avenue10 West Great Western Road75 Capt York Road2 Capt Small Road280 North Main Street86 Capt Bacon Road490 Forest Road29 Capt Besse Road17 Touraine Way69 Astor Way94 Capt Nickerson Road24 Stiles Road31 Deacon Street22 Bernard Street142 Capt Small Road94 Capt York Road25 Augusta Way56 Capt Lothrop Road140 Beacon Street46 Christmas Way75 Capt Shiverick Road382 North Main Street$0$100,000$200,000$300,000$400,000$500,000$600,000$700,000$800,000Total Assessment ($)Total Assessment
Address 46 Christmas Way A) 6 Pollock Rip RoadB) 140 Beacon StreetC) 69 Astor WayD) 356 Station AvenueE) 2 Capt Small RoadF) 17 Touraine WayG) 405 Station AvenueH) 62 Raymond AvenueI) 17 Antlers RoadJ) 22 Bernard StreetK) 75 Capt York RoadL) 94 Capt Nickerson RoadM) 86 Capt Bacon RoadN) 94 Capt York RoadO) 24 Stiles RoadP) 31 Deacon StreetQ) 56 Capt Lothrop RoadR) 29 Capt Besse RoadS) 10 West Great Western RoadT) 142 Capt Small RoadU) 280 North Main StreetV) 382 North Main StreetW) 75 Capt Shiverick RoadX) 30 Rhine RoadY) 25 Augusta WayZ) 11 Clara Street-) 490 Forest Road
Photo
Plan
Map
Proximity 0.20.30.30.30.30.40.40.50.50.50.50.50.60.60.60.60.70.80.80.80.80.90.90.90.91.01.0
Last Sold 2/26/20252/3/20255/7/20256/24/20254/25/20255/13/20254/4/20256/10/20256/30/20252/21/20256/10/20253/21/20257/10/20253/19/20256/25/20251/22/20251/22/20251/31/20252/7/20251/31/20255/23/20256/16/20253/24/20251/31/20255/9/20255/2/20255/16/2025
Price $785,000$599,000$649,000$510,000$520,000$600,000$525,000$430,000$490,000$590,000$396,500$507,000$511,000$631,000$525,000$640,000$580,000$450,000$525,000$580,000$262,500$735,000$700,000$437,780$755,000$500,000$490,000
Net Living Area 1,4201,1801,0761,0871,3601,1829479601,1221,4981,0531,4561,0901,4161,3531,2041,2261,1531,0921,2241,1181,3531,5321,1521,4549601,268
Stories 1111111111111111111111.7511111
Sale Price/sft $0.00$552.82$507.63$603.16$469.18$382.35$507.61$554.38$447.92$436.72$393.86$376.54$348.21$468.81$445.62$388.03$531.56$473.08$390.29$480.77$473.86$234.79$543.24$456.92$380.02$519.26$520.83$386.44
Style RanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchCape CodRanchCape CodRanchRanchRanch
Age 1982198719851974197219601973196619651960196519641973196519671969197119711970198619741968197619811990196819551974
Rooms 65565
Bedrooms 3333222233222232332322334222
Full baths 2211122111111112111111222111
Half baths 1111111111111
Gross Living Area 3352379631123150298421842570244527522402278825273472292432023114309830982804232432882756310833562752350824043348
Heating Fuel GasGasGasGasGasGasGasGasGasOilGasOilGasOilGasOilGasGasGasOilGasGasGasGasGasGasOilOil
Detached Garage
Lot Size 0.360.390.360.280.290.390.240.270.240.270.250.280.370.270.280.310.280.260.260.350.450.280.270.280.190.280.390.43
Roof Cover Asph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/Cmp
AEM Value - Building $435,000.00$534,100$418,100$333,500$269,800$311,000$326,600$263,700$261,800$254,700$351,000$275,400$331,900$284,700$379,000$334,300$336,600$407,500$305,900$308,100$365,600$280,900$552,100$487,200$312,600$404,500$279,000$324,200
AEM Value - Land $177,100.00$169,700$168,700$174,300$133,100$144,200$172,900$132,500$172,900$178,900$178,200$179,300$182,500$178,900$179,300$180,400$179,300$178,500$169,600$143,100$185,400$174,300$173,900$179,300$109,400$166,000$144,200$145,400
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
AEM Value - Total $612,100.00$703,800$586,800$507,800$402,900$455,200$499,500$396,200$434,700$433,600$529,200$454,700$514,400$463,600$558,300$514,700$515,900$586,000$475,500$451,200$551,000$455,200$726,000$666,500$422,000$570,500$423,200$469,600
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 46 Christmas Way 1/23/2019 $1 0 Ranch 1,244 0.36 3 2- -
  Criteria
A 6 Pollock Rip Road 2/26/2025 $785,000 0.2 Ranch 1,420 0.39 3 2-
B 140 Beacon Street 2/3/2025 $599,000 0.3 Ranch 1,180 0.36 3 1-1
C 69 Astor Way 5/7/2025 $649,000 0.3 Ranch 1,076 0.28 3 1-1
D 356 Station Avenue 6/24/2025 $510,000 0.3 Ranch 1,087 0.29 2 1-
E 2 Capt Small Road 4/25/2025 $520,000 0.3 Ranch 1,360 0.39 2 2-
F 17 Touraine Way 5/13/2025 $600,000 0.4 Ranch 1,182 0.24 2 2-
G 405 Station Avenue 4/4/2025 $525,000 0.4 Ranch 947 0.27 2 1-
H 62 Raymond Avenue 6/10/2025 $430,000 0.5 Ranch 960 0.24 3 1-
I 17 Antlers Road 6/30/2025 $490,000 0.5 Ranch 1,122 0.27 3 1-
J 22 Bernard Street 2/21/2025 $590,000 0.5 Ranch 1,498 0.25 2 1-1
K 75 Capt York Road 6/10/2025 $396,500 0.5 Ranch 1,053 0.28 2 1-
L 94 Capt Nickerson Road 3/21/2025 $507,000 0.5 Ranch 1,456 0.37 2 1-1
M 86 Capt Bacon Road 7/10/2025 $511,000 0.6 Ranch 1,090 0.27 2 1-1
N 94 Capt York Road 3/19/2025 $631,000 0.6 Ranch 1,416 0.28 3 1-1
O 24 Stiles Road 6/25/2025 $525,000 0.6 Ranch 1,353 0.31 2 2-
P 31 Deacon Street 1/22/2025 $640,000 0.6 Ranch 1,204 0.28 3 1-1
Q 56 Capt Lothrop Road 1/22/2025 $580,000 0.7 Ranch 1,226 0.26 3 1-1
R 29 Capt Besse Road 1/31/2025 $450,000 0.8 Ranch 1,153 0.26 2 1-
S 10 West Great Western Road 2/7/2025 $525,000 0.8 Ranch 1,092 0.35 3 1-
T 142 Capt Small Road 1/31/2025 $580,000 0.8 Ranch 1,224 0.45 2 1-1
U 280 North Main Street 5/23/2025 $262,500 0.8 Ranch 1,118 0.28 2 1-1
V 382 North Main Street 6/16/2025 $735,000 0.9 Cape Cod 1,353 0.27 3 2-1
W 75 Capt Shiverick Road 3/24/2025 $700,000 0.9 Ranch 1,532 0.28 3 2-
X 30 Rhine Road 1/31/2025 $437,780 0.9 Cape Cod 1,152 0.19 4 2-
Y 25 Augusta Way 5/9/2025 $755,000 0.9 Ranch 1,454 0.28 2 1-1
Z 11 Clara Street 5/2/2025 $500,000 1.0 Ranch 960 0.39 2 1-
- 490 Forest Road 5/16/2025 $490,000 1.0 Ranch 1,268 0.43 2 1-1
Averages 93 days $552,733 0.62 --- 1,220 0.3 --- ---  

Estimation of Market Value - $613,579

As of today, 07/14/2025, the estimated market value of 46 Christmas Way, South Yarmouth considering the above 27 comparable properties is $613,579.

 

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 Property0 Christmas Way0 Christmas Way18 Sleighbell Lane3 Sleighbell Lane93 Poinsettia Drive6 Sleighbell Lane55 Christmas Way9 Sleighbell Lane108 Poinsettia Drive70 Christmas Way41 Christmas Way40 Christmas Way15 Christmas Way15 Mistletoe Lane102 Poinsettia Drive12 Sleighbell Lane16 Christmas Way103 Poinsettia Drive63 Christmas Way65 Poinsettia Drive49 Christmas Way29 Christmas Way46 Christmas Way64 Christmas Way35 Christmas Way23 Christmas Way9 Mistletoe Lane$0$100,000$200,000$300,000$400,000$500,000$600,000$700,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 46 Christmas Way 1/23/2019 $1 0 Ranch 1,244 0.36 3 2- -
  Criteria
A 103 Poinsettia Drive 1/15/2021 $100 0.0 Ranch 1,532 0.39 3 2-
B 93 Poinsettia Drive 12/21/2020 $100 0.0 Ranch 1,194 0.35 3 2-
C 40 Christmas Way 11/9/2021 $474,000 0.0 Ranch 1,474 0.36 3 2-
D 41 Christmas Way 2/9/2018 $100 0.0 Ranch 1,296 0.35 3 2-
E 49 Christmas Way 5/6/2021 $560,000 0.0 Ranch 1,474 0.36 3 2-
F 87 Poinsettia Drive 11/9/2022 $100 0.0 Ranch 1,628 0.5 3 2-
G 35 Christmas Way 11/28/2016 $100 0.0 Ranch 1,564 0.36 3 2-
H 55 Christmas Way 10/20/2015 $279,500 0.0 Ranch 1,244 0.35 3 2-
I 3 Sleighbell Lane 12/15/2021 $457,000 0.0 Ranch 1,194 0.35 3 2-
J 108 Poinsettia Drive 10/13/2006 $300,000 0.1 Ranch 1,244 0.47 3 2-
K 96 Poinsettia Drive 1/4/2017 $100 0.1 Ranch 1,604 0.35 3 2-
L 102 Poinsettia Drive 10/18/2016 $100 0.1 Ranch 1,532 0.46 3 2-
M 9 Sleighbell Lane 5/17/2012 $317,000 0.1 Ranch 1,244 0.41 3 2-
N 81 Poinsettia Drive 7/14/2020 $10 0.1 Ranch 1,244 0.39 3 2-
O 29 Christmas Way 11/17/2014 $308,200 0.1 Ranch 1,532 0.35 3 2-
P 88 Poinsettia Drive 8/31/2015 $245,050 0.1 Ranch 1,194 0.35 3 2-
Q 64 Christmas Way 10/20/2022 $590,000 0.1 Ranch 1,244 0.53 3 2-
R 63 Christmas Way 2/1/2022 $100 0.1 Ranch 1,532 0.39 3 2-
S 6 Sleighbell Lane 4/6/1993 $0 0.1 Ranch 1,244 0.36 3 2-
T 82 Poinsettia Drive 5/10/2021 $100 0.1 Ranch 1,530 0.35 3 2-
U 23 Christmas Way 5/6/2022 $100 0.1 Ranch 1,680 0.36 3 2-
V 12 Sleighbell Lane 6/7/2024 $100 0.1 Ranch 1,388 0.35 3 2-
W 0 Christmas Way 12/14/1987 $0 0.1 Vacant Land 6.45 -
X 18 Sleighbell Lane 11/26/1991 $0 0.1 Ranch 1,194 0.35 3 1-1
Y 70 Christmas Way 7/20/2012 $275,000 0.1 Ranch 1,218 0.43 3 2-
Z 76 Poinsettia Drive 10/20/2015 $317,000 0.1 Ranch 1,244 0.35 3 2-
- 16 Christmas Way 4/7/2015 $100 0.1 Ranch 1,244 0.34 3 2-
- 15 Christmas Way 3/6/2023 $445,000 0.1 Ranch 1,384 0.35 3 2-
- 9 Mistletoe Lane 7/24/2015 $275,000 0.1 Ranch 1,532 0.45 3 2-
- 0 Christmas Way 5/10/2006 $100 0.1 Vacant Land 11.92 -
- 65 Poinsettia Drive 2/13/2020 $300,000 0.1 Ranch 1,244 0.37 3 2-
- 15 Mistletoe Lane 2/25/2008 $310,000 0.1 Ranch 1,244 0.39 3 2-
- 70 Poinsettia Drive 10/13/2023 $100 0.1 Ranch 1,436 0.35 3 2-
Averages 3662 days $165,278 0.07 --- 1,289 0.92 --- ---  
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
88 105 46 Christmas Way