40 Christmas Way, South Yarmouth, MA 02664

Owner Information
Owner 1
Jon A Pearson
Owner 2
Leanne M Woods
Owner's Address
40 Christmas Way South Yarmouth, MA 02664
Market Sale Information
Most recent sale date
11/9/2021
Previous sale date
6/22/2012
Transfer document #
34649-83
Previous transfer document
26438-0296
Grantor
John F Fitzgerald
Previous grantor
John F Fitzgerald
Most recent sale price
$474,000.00
Previous sale price
$100.00
Site Information
Property ID
89-43
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
82
Number of half baths
Finished Area
1474
Number of Kitchen
1
Gross Living Area
3256
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
$572,600.00
Building value
$395,500.00
Estimated tax
$4,054.00
Yard improvement value
$0.00
Certified Mass Appraisal
20082009201020112012201320142015201620172018201920202021202220232024$0$100,000$200,000$300,000$400,000$500,000$600,000$700,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
Subject Property30 Rhine Road17 Antlers Road2 Capt Small Road280 North Main Street29 Capt Besse Road50 Geneva Road17 Touraine Way94 Capt Nickerson Road24 Stiles Road31 Deacon Street22 Bernard Street24 James Street142 Capt Small Road94 Capt York Road105 Capt Small Road25 Augusta Way40 Christmas Way56 Capt Lothrop Road140 Beacon Street44 Windjammer Lane75 Capt Shiverick Road6 Pollock Rip 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 40 Christmas Way A) 6 Pollock Rip RoadB) 140 Beacon StreetC) 2 Capt Small RoadD) 17 Touraine WayE) 17 Antlers RoadF) 22 Bernard StreetG) 94 Capt Nickerson RoadH) 94 Capt York RoadI) 24 Stiles RoadJ) 31 Deacon StreetK) 24 James StreetL) 105 Capt Small RoadM) 56 Capt Lothrop RoadN) 29 Capt Besse RoadO) 44 Windjammer LaneP) 280 North Main StreetQ) 142 Capt Small RoadR) 382 North Main StreetS) 25 Augusta WayT) 75 Capt Shiverick RoadU) 30 Rhine RoadV) 50 Geneva Road
Photo
Plan
Map
Proximity 0.30.30.30.40.50.50.60.60.60.60.70.70.70.80.80.80.80.90.90.90.91.0
Last Sold 2/26/20252/3/20254/25/20255/13/20256/30/20252/21/20253/21/20253/19/20256/25/20251/22/20254/23/20254/25/20251/22/20251/31/20256/26/20255/23/20251/31/20256/16/20255/9/20253/24/20251/31/20256/6/2025
Price $785,000$599,000$520,000$600,000$490,000$590,000$507,000$631,000$525,000$640,000$475,000$670,000$580,000$450,000$725,000$262,500$580,000$735,000$755,000$700,000$437,780$440,000
Net Living Area 1,4201,1801,3601,1821,1221,4981,4561,4161,3531,2041,6691,7321,2261,1531,5681,1181,2241,3531,4541,5321,1521,388
Stories 111111111111111111.751111
Sale Price/sft $321.57$552.82$507.63$382.35$507.61$436.72$393.86$348.21$445.62$388.03$531.56$284.60$386.84$473.08$390.29$462.37$234.79$473.86$543.24$519.26$456.92$380.02$317.00
Style RanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchCape CodRanchRanchRanchRanchRanchRanchCape CodRanchRanchCape CodRanch
Age 19821987198519601973196019651973196719691971196119731971197019751968197419761968198119901960
Rooms 66556
Bedrooms 33322322323433232232343
Full baths 22122111121121121121221
Half baths 11111111111
Gross Living Area 32563796311221842570240227883472320231143098401236083098280437252756328831083508335627522874
Heating Fuel GasGasGasGasGasOilGasGasGasOilGasGasGasGasGasGasGasGasGasGasGasGasOil
Detached Garage
Lot Size 0.360.390.360.390.240.270.250.370.280.310.280.270.320.260.260.240.280.450.270.280.280.190.31
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/Cmp
AEM Value - Building $395,500.00$534,100$418,100$311,000$326,600$254,700$351,000$331,900$379,000$334,300$336,600$360,800$384,300$407,500$305,900$452,600$280,900$365,600$552,100$404,500$487,200$312,600$331,000
AEM Value - Land $177,100.00$169,700$168,700$144,200$172,900$178,900$178,200$182,500$179,300$180,400$179,300$178,900$180,700$178,500$169,600$177,800$174,300$185,400$173,900$166,000$179,300$109,400$167,000
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
AEM Value - Total $572,600.00$703,800$586,800$455,200$499,500$433,600$529,200$514,400$558,300$514,700$515,900$539,700$565,000$586,000$475,500$630,400$455,200$551,000$726,000$570,500$666,500$422,000$498,000
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 40 Christmas Way 11/9/2021 $474,000 0 Ranch 1,474 0.36 3 2- -
  Criteria
A 6 Pollock Rip Road 2/26/2025 $785,000 0.3 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 2 Capt Small Road 4/25/2025 $520,000 0.3 Ranch 1,360 0.39 2 2-
D 17 Touraine Way 5/13/2025 $600,000 0.4 Ranch 1,182 0.24 2 2-
E 17 Antlers Road 6/30/2025 $490,000 0.5 Ranch 1,122 0.27 3 1-
F 22 Bernard Street 2/21/2025 $590,000 0.5 Ranch 1,498 0.25 2 1-1
G 94 Capt Nickerson Road 3/21/2025 $507,000 0.6 Ranch 1,456 0.37 2 1-1
H 94 Capt York Road 3/19/2025 $631,000 0.6 Ranch 1,416 0.28 3 1-1
I 24 Stiles Road 6/25/2025 $525,000 0.6 Ranch 1,353 0.31 2 2-
J 31 Deacon Street 1/22/2025 $640,000 0.6 Ranch 1,204 0.28 3 1-1
K 24 James Street 4/23/2025 $475,000 0.7 Cape Cod 1,669 0.27 4 1-
L 105 Capt Small Road 4/25/2025 $670,000 0.7 Ranch 1,732 0.32 3 2-
M 56 Capt Lothrop Road 1/22/2025 $580,000 0.7 Ranch 1,226 0.26 3 1-1
N 29 Capt Besse Road 1/31/2025 $450,000 0.8 Ranch 1,153 0.26 2 1-
O 44 Windjammer Lane 6/26/2025 $725,000 0.8 Ranch 1,568 0.24 3 2-
P 280 North Main Street 5/23/2025 $262,500 0.8 Ranch 1,118 0.28 2 1-1
Q 142 Capt Small Road 1/31/2025 $580,000 0.8 Ranch 1,224 0.45 2 1-1
R 382 North Main Street 6/16/2025 $735,000 0.9 Cape Cod 1,353 0.27 3 2-1
S 25 Augusta Way 5/9/2025 $755,000 0.9 Ranch 1,454 0.28 2 1-1
T 75 Capt Shiverick Road 3/24/2025 $700,000 0.9 Ranch 1,532 0.28 3 2-
U 30 Rhine Road 1/31/2025 $437,780 0.9 Cape Cod 1,152 0.19 4 2-
V 50 Geneva Road 6/6/2025 $440,000 1.0 Ranch 1,388 0.31 3 1-1
Averages 107 days $577,149 0.66 --- 1,353 0.3 --- ---  

Estimation of Market Value - $617,452

As of today, 07/22/2025, the estimated market value of 40 Christmas Way, South Yarmouth considering the above 22 comparable properties is $617,452.

 

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 Way3 Sleighbell Lane93 Poinsettia Drive6 Sleighbell Lane55 Christmas Way9 Sleighbell Lane108 Poinsettia Drive70 Christmas Way41 Christmas Way9 Christmas Way40 Christmas Way15 Christmas Way12 Mistletoe Lane15 Mistletoe Lane102 Poinsettia Drive12 Sleighbell Lane16 Christmas Way6 Mistletoe Lane103 Poinsettia Drive63 Christmas Way49 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
@ 40 Christmas Way 11/9/2021 $474,000 0 Ranch 1,474 0.36 3 2- -
  Criteria
A 46 Christmas Way 1/23/2019 $1 0.0 Ranch 1,244 0.36 3 2-
B 3 Sleighbell Lane 12/15/2021 $457,000 0.0 Ranch 1,194 0.35 3 2-
C 87 Poinsettia Drive 11/9/2022 $100 0.0 Ranch 1,628 0.5 3 2-
D 35 Christmas Way 11/28/2016 $100 0.0 Ranch 1,564 0.36 3 2-
E 93 Poinsettia Drive 12/21/2020 $100 0.0 Ranch 1,194 0.35 3 2-
F 41 Christmas Way 2/9/2018 $100 0.0 Ranch 1,296 0.35 3 2-
G 9 Sleighbell Lane 5/17/2012 $317,000 0.0 Ranch 1,244 0.41 3 2-
H 29 Christmas Way 11/17/2014 $308,200 0.0 Ranch 1,532 0.35 3 2-
I 103 Poinsettia Drive 1/15/2021 $100 0.0 Ranch 1,532 0.39 3 2-
J 81 Poinsettia Drive 7/14/2020 $10 0.0 Ranch 1,244 0.39 3 2-
K 49 Christmas Way 5/6/2021 $560,000 0.1 Ranch 1,474 0.36 3 2-
L 6 Sleighbell Lane 4/6/1993 $0 0.1 Ranch 1,244 0.36 3 2-
M 96 Poinsettia Drive 1/4/2017 $100 0.1 Ranch 1,604 0.35 3 2-
N 23 Christmas Way 5/6/2022 $100 0.1 Ranch 1,680 0.36 3 2-
O 88 Poinsettia Drive 8/31/2015 $245,050 0.1 Ranch 1,194 0.35 3 2-
P 12 Sleighbell Lane 6/7/2024 $100 0.1 Ranch 1,388 0.35 3 2-
Q 102 Poinsettia Drive 10/18/2016 $100 0.1 Ranch 1,532 0.46 3 2-
R 55 Christmas Way 10/20/2015 $279,500 0.1 Ranch 1,244 0.35 3 2-
S 108 Poinsettia Drive 10/13/2006 $300,000 0.1 Ranch 1,244 0.47 3 2-
T 82 Poinsettia Drive 5/10/2021 $100 0.1 Ranch 1,530 0.35 3 2-
U 18 Sleighbell Lane 11/26/1991 $0 0.1 Ranch 1,194 0.35 3 1-1
V 16 Christmas Way 4/7/2015 $100 0.1 Ranch 1,244 0.34 3 2-
W 15 Christmas Way 3/6/2023 $445,000 0.1 Ranch 1,384 0.35 3 2-
X 9 Mistletoe Lane 7/24/2015 $275,000 0.1 Ranch 1,532 0.45 3 2-
Y 76 Poinsettia Drive 10/20/2015 $317,000 0.1 Ranch 1,244 0.35 3 2-
Z 64 Christmas Way 10/20/2022 $590,000 0.1 Ranch 1,244 0.53 3 2-
- 63 Christmas Way 2/1/2022 $100 0.1 Ranch 1,532 0.39 3 2-
- 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-
- 9 Christmas Way 6/12/2003 $1 0.1 Ranch 1,194 0.35 3 1-1
- 0 Christmas Way 12/14/1987 $0 0.1 Vacant Land 6.45 -
- 70 Poinsettia Drive 10/13/2023 $100 0.1 Ranch 1,436 0.35 3 2-
- 6 Mistletoe Lane 10/29/2014 $100 0.1 Ranch 1,418 0.37 3 1-1
- 70 Christmas Way 7/20/2012 $275,000 0.1 Ranch 1,218 0.43 3 2-
- 59 Poinsettia Drive 8/8/2000 $179,900 0.1 Ranch 1,244 0.36 3 2-
- 12 Mistletoe Lane 5/13/2015 $100 0.1 Ranch 1,194 0.44 3 2-
Averages 3888 days $143,338 0.07 --- 1,316 0.55 --- ---  
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 43 40 Christmas Way