16 Christmas Way, South Yarmouth, MA 02664

16 Christmas Way South Yarmouth MA 02664
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Owner Information
Owner 1
Michael L McCarthy
Owner 2
Mary S McCarthy
Owner's Address
19 Turnpike Rd Jaffrey, NH 03452
Market Sale Information
Most recent sale date
4/7/2015
Previous sale date
9/24/2013
Transfer document #
28785-0042
Previous transfer document
27710-0002
Grantor
Michael L Co-Trs McCarthy
Previous grantor
Norman D Woodfall
Most recent sale price
$100.00
Previous sale price
$320,000.00
Site Information
Property ID
89-48
Lot Size
0.34
Use Code
101 - Residential, single family
Zoning
Building Style
Ranch
Number of Rooms
Stories
1
Number of Beds
3
Year Built
1979
Number of full baths
2
Condition
88
Number of half baths
Finished Area
1244
Number of Kitchen
Gross Living Area
3208
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
Vinyl Siding
Assessment Information
Fiscal Year
2025
Land Value
$176,400.00
Total value
$587,300.00
Building value
$410,900.00
Estimated tax
$4,158.00
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 Avenue11 Clara Street17 Antlers Road62 Raymond Avenue109 Pond Street10 West Great Western Road75 Capt York Road2 Capt Small Road280 North Main Street86 Capt Bacon Road29 Capt Besse Road50 Geneva Road17 Touraine Way69 Astor Way94 Capt Nickerson Road24 Stiles Road31 Deacon Street22 Bernard Street142 Capt Small Road94 Capt York Road25 Augusta Way56 Capt Lothrop Road16 Christmas Way81 Chipping Green Circle75 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 16 Christmas Way A) 69 Astor WayB) 17 Touraine WayC) 6 Pollock Rip RoadD) 2 Capt Small RoadE) 140 Beacon StreetF) 356 Station AvenueG) 62 Raymond AvenueH) 17 Antlers RoadI) 405 Station AvenueJ) 75 Capt York RoadK) 24 Stiles RoadL) 86 Capt Bacon RoadM) 31 Deacon StreetN) 22 Bernard StreetO) 94 Capt Nickerson RoadP) 94 Capt York RoadQ) 280 North Main StreetR) 56 Capt Lothrop RoadS) 382 North Main StreetT) 10 West Great Western RoadU) 25 Augusta WayV) 29 Capt Besse RoadW) 142 Capt Small RoadX) 11 Clara StreetY) 81 Chipping Green CircleZ) 50 Geneva Road-) 75 Capt Shiverick Road-) 109 Pond Street
Photo
Plan
Map
Proximity 0.20.30.30.30.40.40.40.50.50.60.60.60.60.60.60.60.70.80.80.80.80.80.90.90.90.91.01.0
Last Sold 5/7/20255/13/20252/26/20254/25/20252/3/20256/24/20256/10/20256/30/20254/4/20256/10/20256/25/20257/10/20251/22/20252/21/20253/21/20253/19/20255/23/20251/22/20256/16/20252/7/20255/9/20251/31/20251/31/20255/2/20254/10/20256/6/20253/24/20257/2/2025
Price $649,000$600,000$785,000$520,000$599,000$510,000$430,000$490,000$525,000$396,500$525,000$511,000$640,000$590,000$507,000$631,000$262,500$580,000$735,000$525,000$755,000$450,000$580,000$500,000$770,000$440,000$700,000$665,000
Net Living Area 1,0761,1821,4201,3601,1801,0879601,1229471,0531,3531,0901,2041,4981,4561,4161,1181,2261,3531,0921,4541,1531,2249601,3641,3881,5321,084
Stories 1111111111111111111.75111111111
Sale Price/sft $0.08$603.16$507.61$552.82$382.35$507.63$469.18$447.92$436.72$554.38$376.54$388.03$468.81$531.56$393.86$348.21$445.62$234.79$473.08$543.24$480.77$519.26$390.29$473.86$520.83$564.52$317.00$456.92$613.47
Style RanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchCape CodRanchRanchRanchRanchRanchRanchRanchRanchRanch
Age 19791974197319871960198519721965196019661964196919651971196519731967196819711976198619681970197419551970196019811950
Rooms 56655
Bedrooms 33232323322223223233322223333
Full baths 21222111111211111112111111121
Half baths 111111111111111
Gross Living Area 32083150257037962184311229842752240224452527311429243098278834723202275630983108232435082804328824043080287433562368
Heating Fuel GasGasGasGasGasGasGasGasOilGasOilOilOilGasGasGasGasGasGasGasOilGasGasGasOilOilOilGasGas
Detached Garage
Lot Size 0.340.280.240.390.390.360.290.240.270.270.280.310.270.280.250.370.280.280.260.270.350.280.260.450.390.240.310.280.21
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/CmpAsph/F Gls/Cmp
AEM Value - Building $410,900.00$333,500$326,600$534,100$311,000$418,100$269,800$261,800$254,700$263,700$275,400$334,300$284,700$336,600$351,000$331,900$379,000$280,900$407,500$552,100$308,100$404,500$305,900$365,600$279,000$392,000$331,000$487,200$291,100
AEM Value - Land $176,400.00$174,300$172,900$169,700$144,200$168,700$133,100$172,900$178,900$132,500$179,300$180,400$178,900$179,300$178,200$182,500$179,300$174,300$178,500$173,900$143,100$166,000$169,600$185,400$144,200$230,500$167,000$179,300$159,100
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
AEM Value - Total $587,300.00$507,800$499,500$703,800$455,200$586,800$402,900$434,700$433,600$396,200$454,700$514,700$463,600$515,900$529,200$514,400$558,300$455,200$586,000$726,000$451,200$570,500$475,500$551,000$423,200$622,500$498,000$666,500$450,200
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 16 Christmas Way 4/7/2015 $100 0 Ranch 1,244 0.34 3 2- -
  Criteria
A 69 Astor Way 5/7/2025 $649,000 0.2 Ranch 1,076 0.28 3 1-1
B 17 Touraine Way 5/13/2025 $600,000 0.3 Ranch 1,182 0.24 2 2-
C 6 Pollock Rip Road 2/26/2025 $785,000 0.3 Ranch 1,420 0.39 3 2-
D 2 Capt Small Road 4/25/2025 $520,000 0.3 Ranch 1,360 0.39 2 2-
E 140 Beacon Street 2/3/2025 $599,000 0.4 Ranch 1,180 0.36 3 1-1
F 356 Station Avenue 6/24/2025 $510,000 0.4 Ranch 1,087 0.29 2 1-
G 62 Raymond Avenue 6/10/2025 $430,000 0.4 Ranch 960 0.24 3 1-
H 17 Antlers Road 6/30/2025 $490,000 0.5 Ranch 1,122 0.27 3 1-
I 405 Station Avenue 4/4/2025 $525,000 0.5 Ranch 947 0.27 2 1-
J 75 Capt York Road 6/10/2025 $396,500 0.6 Ranch 1,053 0.28 2 1-
K 24 Stiles Road 6/25/2025 $525,000 0.6 Ranch 1,353 0.31 2 2-
L 86 Capt Bacon Road 7/10/2025 $511,000 0.6 Ranch 1,090 0.27 2 1-1
M 31 Deacon Street 1/22/2025 $640,000 0.6 Ranch 1,204 0.28 3 1-1
N 22 Bernard Street 2/21/2025 $590,000 0.6 Ranch 1,498 0.25 2 1-1
O 94 Capt Nickerson Road 3/21/2025 $507,000 0.6 Ranch 1,456 0.37 2 1-1
P 94 Capt York Road 3/19/2025 $631,000 0.6 Ranch 1,416 0.28 3 1-1
Q 280 North Main Street 5/23/2025 $262,500 0.7 Ranch 1,118 0.28 2 1-1
R 56 Capt Lothrop Road 1/22/2025 $580,000 0.8 Ranch 1,226 0.26 3 1-1
S 382 North Main Street 6/16/2025 $735,000 0.8 Cape Cod 1,353 0.27 3 2-1
T 10 West Great Western Road 2/7/2025 $525,000 0.8 Ranch 1,092 0.35 3 1-
U 25 Augusta Way 5/9/2025 $755,000 0.8 Ranch 1,454 0.28 2 1-1
V 29 Capt Besse Road 1/31/2025 $450,000 0.8 Ranch 1,153 0.26 2 1-
W 142 Capt Small Road 1/31/2025 $580,000 0.9 Ranch 1,224 0.45 2 1-1
X 11 Clara Street 5/2/2025 $500,000 0.9 Ranch 960 0.39 2 1-
Y 81 Chipping Green Circle 4/10/2025 $770,000 0.9 Ranch 1,364 0.24 3 1-1
Z 50 Geneva Road 6/6/2025 $440,000 0.9 Ranch 1,388 0.31 3 1-1
- 75 Capt Shiverick Road 3/24/2025 $700,000 1.0 Ranch 1,532 0.28 3 2-
- 109 Pond Street 7/2/2025 $665,000 1.0 Ranch 1,084 0.21 3 1-1
Averages 94 days $566,821 0.63 --- 1,227 0.3 --- ---  

Estimation of Market Value - $609,963

As of today, 07/21/2025, the estimated market value of 16 Christmas Way, South Yarmouth considering the above 28 comparable properties is $609,963.

 

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 Lane22 Poinsettia Drive11 Poinsettia Drive9 Sleighbell Lane18 Mistletoe Lane1 Christmas Way41 Christmas Way9 Christmas Way40 Christmas Way24 Mistletoe Lane15 Christmas Way10 Poinsettia Drive12 Mistletoe Lane15 Mistletoe Lane12 Sleighbell Lane16 Christmas Way6 Mistletoe Lane103 Poinsettia Drive29 Christmas Way46 Christmas Way35 Christmas Way16 Poinsettia Drive23 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
@ 16 Christmas Way 4/7/2015 $100 0 Ranch 1,244 0.34 3 2- -
  Criteria
A 6 Sleighbell Lane 4/6/1993 $0 0.0 Ranch 1,244 0.36 3 2-
B 9 Mistletoe Lane 7/24/2015 $275,000 0.0 Ranch 1,532 0.45 3 2-
C 15 Christmas Way 3/6/2023 $445,000 0.0 Ranch 1,384 0.35 3 2-
D 6 Mistletoe Lane 10/29/2014 $100 0.0 Ranch 1,418 0.37 3 1-1
E 12 Sleighbell Lane 6/7/2024 $100 0.0 Ranch 1,388 0.35 3 2-
F 9 Christmas Way 6/12/2003 $1 0.0 Ranch 1,194 0.35 3 1-1
G 23 Christmas Way 5/6/2022 $100 0.0 Ranch 1,680 0.36 3 2-
H 15 Mistletoe Lane 2/25/2008 $310,000 0.0 Ranch 1,244 0.39 3 2-
I 12 Mistletoe Lane 5/13/2015 $100 0.0 Ranch 1,194 0.44 3 2-
J 3 Sleighbell Lane 12/15/2021 $457,000 0.1 Ranch 1,194 0.35 3 2-
K 9 Sleighbell Lane 5/17/2012 $317,000 0.1 Ranch 1,244 0.41 3 2-
L 1 Christmas Way 4/6/2012 $180,000 0.1 Ranch 1,194 0.36 3 1-1
M 18 Sleighbell Lane 11/26/1991 $0 0.1 Ranch 1,194 0.35 3 1-1
N 11 Poinsettia Drive 11/14/2024 $605,000 0.1 Ranch 1,194 0.4 3 2-
O 29 Christmas Way 11/17/2014 $308,200 0.1 Ranch 1,532 0.35 3 2-
P 65 Poinsettia Drive 2/13/2020 $300,000 0.1 Ranch 1,244 0.37 3 2-
Q 81 Poinsettia Drive 7/14/2020 $10 0.1 Ranch 1,244 0.39 3 2-
R 17 Poinsettia Drive 6/2/2014 $100 0.1 Ranch 1,300 0.44 3 2-
S 18 Mistletoe Lane 5/25/2004 $307,000 0.1 Ranch 1,296 0.36 3 2-
T 59 Poinsettia Drive 8/8/2000 $179,900 0.1 Ranch 1,244 0.36 3 2-
U 35 Christmas Way 11/28/2016 $100 0.1 Ranch 1,564 0.36 3 2-
V 40 Christmas Way 11/9/2021 $474,000 0.1 Ranch 1,474 0.36 3 2-
W 87 Poinsettia Drive 11/9/2022 $100 0.1 Ranch 1,628 0.5 3 2-
X 2 Poinsettia Drive 2/10/2023 $425,000 0.1 Ranch 1,194 0.35 3 2-
Y 23 Poinsettia Drive 7/29/2021 $435,000 0.1 Ranch 1,244 0.48 3 2-
Z 10 Poinsettia Drive 6/28/2018 $319,000 0.1 Ranch 1,194 0.34 3 1-1
- 76 Poinsettia Drive 10/20/2015 $317,000 0.1 Ranch 1,244 0.35 3 2-
- 70 Poinsettia Drive 10/13/2023 $100 0.1 Ranch 1,436 0.35 3 2-
- 24 Mistletoe Lane 9/6/2001 $205,000 0.1 Ranch 1,194 0.41 3 2-
- 82 Poinsettia Drive 5/10/2021 $100 0.1 Ranch 1,530 0.35 3 2-
- 16 Poinsettia Drive 3/14/2014 $282,000 0.1 Ranch 1,482 0.34 3 2-
- 62 Poinsettia Drive 1/4/2012 $100 0.1 Ranch 1,244 0.35 3 2-
- 41 Christmas Way 2/9/2018 $100 0.1 Ranch 1,296 0.35 3 2-
- 46 Christmas Way 1/23/2019 $1 0.1 Ranch 1,244 0.36 3 2-
- 93 Poinsettia Drive 12/21/2020 $100 0.1 Ranch 1,194 0.35 3 2-
- 88 Poinsettia Drive 8/31/2015 $245,050 0.1 Ranch 1,194 0.35 3 2-
- 43 Poinsettia Drive 4/5/2022 $100 0.1 Ranch 1,194 0.54 3 1-1
- 22 Poinsettia Drive 11/20/2018 $100 0.1 Ranch 1,258 0.34 2 1-
- 56 Poinsettia Drive 9/25/2014 $287,500 0.1 Ranch 1,532 0.35 2 2-
- 31 Poinsettia Drive 1/7/2009 $100 0.1 Ranch 1,244 0.36 3 2-
- 96 Poinsettia Drive 1/4/2017 $100 0.1 Ranch 1,604 0.35 3 2-
- 103 Poinsettia Drive 1/15/2021 $100 0.1 Ranch 1,532 0.39 3 2-
Averages 3688 days $158,937 0.08 --- 1,330 0.38 --- ---  
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 48 16 Christmas Way