23 Christmas Way, South Yarmouth, MA 02664

23 Christmas Way South Yarmouth MA 02664
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Owner Information
Owner 1
Elizabeth A Selens
Owner 2
Selens Family Irrev Trust
Owner's Address
23 Christmas Way South Yarmouth, MA 02664
Market Sale Information
Most recent sale date
5/6/2022
Previous sale date
10/13/2016
Transfer document #
35100-174
Previous transfer document
3002-0148
Grantor
Keith A Selens
Previous grantor
Keith A Selens
Most recent sale price
$100.00
Previous sale price
$100.00
Site Information
Property ID
89-40
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
1983
Number of full baths
2
Condition
88
Number of half baths
Finished Area
1680
Number of Kitchen
Gross Living Area
3596
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
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
$177,100.00
Total value
$632,700.00
Building value
$455,600.00
Estimated tax
$4,479.00
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 Property2 Capt Small Road50 Geneva Road94 Capt Nickerson Road24 Stiles Road22 Bernard Street24 James Street94 Capt York Road105 Capt Small Road25 Augusta Way81 Chipping Green Circle44 Windjammer Lane23 Christmas Way1 Almira Road75 Capt Shiverick Road6 Pollock Rip Road382 North Main Street35 West Great Western Road$0$100,000$200,000$300,000$400,000$500,000$600,000$700,000$800,000$900,000Total Assessment ($)Total Assessment
Address 23 Christmas Way A) 2 Capt Small RoadB) 6 Pollock Rip RoadC) 24 Stiles RoadD) 22 Bernard StreetE) 94 Capt Nickerson RoadF) 94 Capt York RoadG) 24 James StreetH) 105 Capt Small RoadI) 35 West Great Western RoadJ) 1 Almira RoadK) 44 Windjammer LaneL) 25 Augusta WayM) 382 North Main StreetN) 75 Capt Shiverick RoadO) 50 Geneva RoadP) 81 Chipping Green Circle
Photo
Plan
Map
Proximity 0.30.30.60.60.60.60.60.70.70.70.80.80.80.90.91.0
Last Sold 4/25/20252/26/20256/25/20252/21/20253/21/20253/19/20254/23/20254/25/20255/15/20256/18/20256/26/20255/9/20256/16/20253/24/20256/6/20254/10/2025
Price $520,000$785,000$525,000$590,000$507,000$631,000$475,000$670,000$915,000$699,000$725,000$755,000$735,000$700,000$440,000$770,000
Net Living Area 1,3601,4201,3531,4981,4561,4161,6691,7321,8662,0541,5681,4541,3531,5321,3881,364
Stories 111111111.51111.75111
Sale Price/sft $0.06$382.35$552.82$388.03$393.86$348.21$445.62$284.60$386.84$490.35$340.31$462.37$519.26$543.24$456.92$317.00$564.52
Style RanchRanchRanchRanchRanchRanchRanchCape CodRanchCape CodRanchRanchRanchCape CodRanchRanchRanch
Age 19831960198719691965197319671961197320151964197519681976198119601970
Rooms 6556
Bedrooms 32322234333323333
Full baths 22221111221212211
Half baths 111111111
Gross Living Area 35962184379631142788347232024012360848044297372535083108335628743080
Heating Fuel GasGasGasOilGasGasGasGasGasGasOilGasGasGasGasOilOil
Detached Garage
Lot Size 0.360.390.390.310.250.370.280.270.3210.310.240.280.270.280.310.24
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/Cmp
AEM Value - Building $455,600.00$311,000$534,100$334,300$351,000$331,900$379,000$360,800$384,300$651,500$460,700$452,600$404,500$552,100$487,200$331,000$392,000
AEM Value - Land $177,100.00$144,200$169,700$180,400$178,200$182,500$179,300$178,900$180,700$160,000$180,400$177,800$166,000$173,900$179,300$167,000$230,500
AEM Value - Other $0.00$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0
AEM Value - Total $632,700.00$455,200$703,800$514,700$529,200$514,400$558,300$539,700$565,000$811,500$641,100$630,400$570,500$726,000$666,500$498,000$622,500
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 23 Christmas Way 5/6/2022 $100 0 Ranch 1,680 0.36 3 2- -
  Criteria
A 2 Capt Small Road 4/25/2025 $520,000 0.3 Ranch 1,360 0.39 2 2-
B 6 Pollock Rip Road 2/26/2025 $785,000 0.3 Ranch 1,420 0.39 3 2-
C 24 Stiles Road 6/25/2025 $525,000 0.6 Ranch 1,353 0.31 2 2-
D 22 Bernard Street 2/21/2025 $590,000 0.6 Ranch 1,498 0.25 2 1-1
E 94 Capt Nickerson Road 3/21/2025 $507,000 0.6 Ranch 1,456 0.37 2 1-1
F 94 Capt York Road 3/19/2025 $631,000 0.6 Ranch 1,416 0.28 3 1-1
G 24 James Street 4/23/2025 $475,000 0.6 Cape Cod 1,669 0.27 4 1-
H 105 Capt Small Road 4/25/2025 $670,000 0.7 Ranch 1,732 0.32 3 2-
I 35 West Great Western Road 5/15/2025 $915,000 0.7 Cape Cod 1,866 1 3 2-1
J 1 Almira Road 6/18/2025 $699,000 0.7 Ranch 2,054 0.31 3 1-1
K 44 Windjammer Lane 6/26/2025 $725,000 0.8 Ranch 1,568 0.24 3 2-
L 25 Augusta Way 5/9/2025 $755,000 0.8 Ranch 1,454 0.28 2 1-1
M 382 North Main Street 6/16/2025 $735,000 0.8 Cape Cod 1,353 0.27 3 2-1
N 75 Capt Shiverick Road 3/24/2025 $700,000 0.9 Ranch 1,532 0.28 3 2-
O 50 Geneva Road 6/6/2025 $440,000 0.9 Ranch 1,388 0.31 3 1-1
P 81 Chipping Green Circle 4/10/2025 $770,000 1.0 Ranch 1,364 0.24 3 1-1
Averages 66 days $652,625 0.69 --- 1,530 0.34 --- ---  

Estimation of Market Value - $704,274

As of today, 07/03/2025, the estimated market value of 23 Christmas Way, South Yarmouth considering the above 16 comparable properties is $704,274.

 

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 Property3 Sleighbell Lane2 Poinsettia Drive93 Poinsettia Drive6 Sleighbell Lane55 Christmas Way11 Poinsettia Drive9 Sleighbell Lane18 Mistletoe Lane1 Christmas Way41 Christmas Way9 Christmas Way40 Christmas Way15 Christmas Way10 Poinsettia Drive12 Mistletoe Lane15 Mistletoe Lane17 Poinsettia Drive12 Sleighbell Lane16 Christmas Way6 Mistletoe Lane103 Poinsettia Drive49 Christmas Way29 Christmas Way46 Christmas Way35 Christmas Way23 Christmas Way9 Mistletoe Lane$450,000$500,000$550,000$600,000$650,000$700,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 23 Christmas Way 5/6/2022 $100 0 Ranch 1,680 0.36 3 2- -
  Criteria
A 29 Christmas Way 11/17/2014 $308,200 0.0 Ranch 1,532 0.35 3 2-
B 15 Christmas Way 3/6/2023 $445,000 0.0 Ranch 1,384 0.35 3 2-
C 6 Sleighbell Lane 4/6/1993 $0 0.0 Ranch 1,244 0.36 3 2-
D 16 Christmas Way 4/7/2015 $100 0.0 Ranch 1,244 0.34 3 2-
E 3 Sleighbell Lane 12/15/2021 $457,000 0.0 Ranch 1,194 0.35 3 2-
F 35 Christmas Way 11/28/2016 $100 0.0 Ranch 1,564 0.36 3 2-
G 9 Christmas Way 6/12/2003 $1 0.0 Ranch 1,194 0.35 3 1-1
H 9 Sleighbell Lane 5/17/2012 $317,000 0.1 Ranch 1,244 0.41 3 2-
I 12 Sleighbell Lane 6/7/2024 $100 0.1 Ranch 1,388 0.35 3 2-
J 40 Christmas Way 11/9/2021 $474,000 0.1 Ranch 1,474 0.36 3 2-
K 9 Mistletoe Lane 7/24/2015 $275,000 0.1 Ranch 1,532 0.45 3 2-
L 6 Mistletoe Lane 10/29/2014 $100 0.1 Ranch 1,418 0.37 3 1-1
M 41 Christmas Way 2/9/2018 $100 0.1 Ranch 1,296 0.35 3 2-
N 1 Christmas Way 4/6/2012 $180,000 0.1 Ranch 1,194 0.36 3 1-1
O 81 Poinsettia Drive 7/14/2020 $10 0.1 Ranch 1,244 0.39 3 2-
P 87 Poinsettia Drive 11/9/2022 $100 0.1 Ranch 1,628 0.5 3 2-
Q 18 Sleighbell Lane 11/26/1991 $0 0.1 Ranch 1,194 0.35 3 1-1
R 46 Christmas Way 1/23/2019 $1 0.1 Ranch 1,244 0.36 3 2-
S 15 Mistletoe Lane 2/25/2008 $310,000 0.1 Ranch 1,244 0.39 3 2-
T 12 Mistletoe Lane 5/13/2015 $100 0.1 Ranch 1,194 0.44 3 2-
U 11 Poinsettia Drive 11/14/2024 $605,000 0.1 Ranch 1,194 0.4 3 2-
V 65 Poinsettia Drive 2/13/2020 $300,000 0.1 Ranch 1,244 0.37 3 2-
W 93 Poinsettia Drive 12/21/2020 $100 0.1 Ranch 1,194 0.35 3 2-
X 49 Christmas Way 5/6/2021 $560,000 0.1 Ranch 1,474 0.36 3 2-
Y 2 Poinsettia Drive 2/10/2023 $425,000 0.1 Ranch 1,194 0.35 3 2-
Z 17 Poinsettia Drive 6/2/2014 $100 0.1 Ranch 1,300 0.44 3 2-
- 103 Poinsettia Drive 1/15/2021 $100 0.1 Ranch 1,532 0.39 3 2-
- 82 Poinsettia Drive 5/10/2021 $100 0.1 Ranch 1,530 0.35 3 2-
- 18 Mistletoe Lane 5/25/2004 $307,000 0.1 Ranch 1,296 0.36 3 2-
- 59 Poinsettia Drive 8/8/2000 $179,900 0.1 Ranch 1,244 0.36 3 2-
- 88 Poinsettia Drive 8/31/2015 $245,050 0.1 Ranch 1,194 0.35 3 2-
- 76 Poinsettia Drive 10/20/2015 $317,000 0.1 Ranch 1,244 0.35 3 2-
- 10 Poinsettia Drive 6/28/2018 $319,000 0.1 Ranch 1,194 0.34 3 1-1
- 96 Poinsettia Drive 1/4/2017 $100 0.1 Ranch 1,604 0.35 3 2-
- 70 Poinsettia Drive 10/13/2023 $100 0.1 Ranch 1,436 0.35 3 2-
- 55 Christmas Way 10/20/2015 $279,500 0.1 Ranch 1,244 0.35 3 2-
Averages 3584 days $175,138 0.08 --- 1,327 0.37 --- ---  
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
89 40 23 Christmas Way