Welcome, there. The course is yours. A good place to start: Start Here — Seller Course Intro for the orientation, then the Lower Cape Pre-Listing Checklist to take with you. The full library is below — watch in any order, skip what doesn't apply.

Lower Cape Cod · Brewster · Chatham · Harwich · Orleans · Eastham

The Lower Cape Sellers Course

16 short video lessons on selling a house in Brewster, Chatham, Harwich, Orleans or Eastham — the season, the off-Cape buyers, Title 5, commissions, and how to read an offer that isn't the highest one. Free to watch, in any order. Seven print-and-keep guides come with it.

Start the free course ↓ Get my Custom Home Sale Plan →
Welcome back

The Lower Cape Sellers Course is open.

16 video lessons, seven guides, the quarterly market read — yours to keep.

Browse the library ↓ Show me what my house would do → Get my Custom Home Sale Plan
Arthur Radtke

The Five Towns
Brewster · Chatham · Harwich
Orleans · Eastham

Five towns, year-roundBrewster · Chatham · Harwich · Orleans · Eastham
Education before salesUseful whether or not you list with me
16 lessons · 7 guidesPlus the quarterly market read
Free, alwaysYours to keep — even if you never list

Selling on the Lower Cape isn't like selling anywhere else

Most "how to sell your home" advice online was written for the suburbs — three-bedroom colonials with town sewer, normal flood risk, and primary-residence buyers. That isn't the Lower Cape. Here's what actually matters here:

I

Title 5 and septic

Almost every Lower Cape sale touches it. Timing and prep make the difference between a routine item and a deal-breaker.

II

Flood zones and insurance

What buyers will ask. What lenders require. How to talk about it without scaring anyone.

III

Seasonal pricing windows

A March listing reads differently than a June listing. The shoulder seasons matter more here than people realize.

IV

Second-home and vacation buyers

They make up a real share of Lower Cape buyers, and they care about very different things than year-round buyers.

V

Year-round vs. summer homes

Pricing, marketing, and showings work differently depending on which side of that line your home sits.

VI

Inherited and probate properties

Where to start when nothing is urgent yet — and what the timeline actually looks like.

VII

Out-of-state owners

How to sell a Cape home from another state without flying back every other week.

VIII

Older homes with character

What to update, what to leave alone, and what buyers of older Cape homes actually care about.

The Free Lower Cape Sellers Course

Your Lower Cape Sellers Course

16 short video lessons and seven print-and-keep guides — what most Lower Cape homeowners wish they'd known before they listed. The intro video plays free. The Pre-Listing Checklist gives you a 2-page preview. The rest unlocks with your email.

16 short video lessons and seven print-and-keep guides. Watch in any order. Skip what doesn't apply. Yours to keep.

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Video Lessons

16 lessons · ~1h 35m total

Print-and-Keep Guides

7 guides · ~64 pages total

Sixteen lessons, and not one of them is about your house

Everything in this course is true about the Lower Cape. None of it is true about one particular house, on one particular road, going live in one particular month. That part takes thirty minutes — what's actually selling near you, what your house would be walking into, and the honest answer even when the honest answer is "not this year."

It isn't a listing appointment. Nothing gets signed.

Show me what my house would do →

Unlock the full library — free

One email gets you all 16 lessons and all 7 guides. Yours to keep. Unsubscribe anytime, the resources stay yours forever.

Updated Spring 2026 · Quarterly

What's actually happening in the Lower Cape market right now

The Lower Cape in 2026 isn't the market of 2021. Inventory has eased. Buyers are slower and a little more selective. Well-priced, well-prepared homes in our five towns are still moving — sometimes quickly. Homes that lean on the old "name your price and wait" approach are sitting longer than they were two years ago.

What this means for you depends on the town, the road, the season, and the property itself. A Brewster kettle-pond home doesn't price like a Chatham village walk-to. An Orleans cottage on a private road doesn't price like a Harwich condo. An Eastham bayside reads differently than an Eastham oceanside. Generic Cape-wide numbers will mislead you here.

If you want this same read narrowed down to your street and your situation, that's what the Custom Home Sale Plan is for.

Get my Custom Home Sale Plan →

What's different about selling in...

Brewster

Brewster splits into more sub-markets than most people realize: Route 6A antique homes, the kettle-pond neighborhoods, the bay-side stretches near the flats. Second-home buyers love the ponds; year-round buyers chase 6A and the village.

Get the Brewster read in your Plan →

Chatham

Chatham buyers care about three things: walkability to the village, harbor access, and proximity to the lighthouse. Pricing here is more sensitive to street and view than any other Lower Cape town — the wrong block can flatten the walk-to-Main premium.

Get the Chatham read in your Plan →

Harwich

Harwich is really three towns inside one. Harwich Port (waterfront, walkable), East Harwich (newer subdivisions, year-round families), West Harwich (mixed, often the surprise value play). Selling well means pricing to the right buyer pool for the right village.

Get the Harwich read in your Plan →

Orleans

Orleans is the Lower Cape's quietly strong town. Real restaurants, a real arts scene, pricing that's tracked steadier than the louder towns either side. East Orleans and Skaket attract different buyers than Tonset or Nauset Heights.

Get the Orleans read in your Plan →

Eastham

Eastham gets overlooked from outside, but Cape locals know it well. The big swing here is bayside vs. oceanside vs. inland — three different markets in one town. Which side of Route 6 you're on matters more than most online tools account for.

Get the Eastham read in your Plan →

Which of these sounds like you?

Pick the one that fits — we'll send the right starting guide and queue up the relevant lessons first.

Ready to sell soon

You've thought about it. You're ready for a real conversation. Get a tailored plan for your home.

Get my Custom Home Sale Plan →

Just want the number?

Commission, excise stamps, attorney, payoff — see roughly what actually lands in your account.

Estimate what you keep →
Arthur Radtke
Arthur Radtke · Realtor · eXp Realty

Hi — I'm Arthur Radtke

Realtor with eXp Realty, working year-round in the five towns of the Lower Cape: Brewster, Chatham, Harwich, Orleans, and Eastham. Office on Munson Meeting Way in Chatham.

Most of the people who land on this page aren't ready to list tomorrow. Maybe you're thinking about next year. Maybe you inherited a place. Maybe you've been quietly comparing agents for months. Selling a Cape home isn't a decision anyone should be rushed through — and I won't.

My job, before anything else, is to help you see your options clearly. If now makes sense to list, I'll walk you through how I'd approach it. If waiting makes more sense, I'll tell you that too.

What I bring: a calm, prepared process; honest pricing conversations; year-round knowledge of how each of the five Lower Cape towns actually behaves.

Talk to Arthur — Get my Custom Home Sale Plan →

Most who request the Plan don't list with me. That's fine.

Rather just talk? Thirty minutes, and the honest answer — even if it's "wait" →

When you're ready

The Custom Home Sale Plan

The Custom Home Sale Plan isn't a Zillow estimate or a listing presentation. It's a real conversation followed by a short written plan — value range, timing, prep priorities, and answers to your specific questions.

I

Tell me a few things

Four quick fields. About 30 seconds.

II

We talk

A 30-minute conversation — phone, Zoom, or in person in Chatham. No PowerPoint.

III

I prepare your plan

A short document — value range, timing, prep priorities, anything specific you raised. Usually 4–6 pages, a few days.

IV

You decide

List with me. List with someone else. Wait six months. Use the document however helps.

Get my Custom Home Sale Plan →

Lower Cape Seller Questions, Answered

Yes. It's a no-cost, no-obligation read on your home and the local market. Most Lower Cape homeowners want to think before they list, and the plan gives you the information you need to think clearly.

No. You can use the plan with any agent, or just keep it for reference. If you decide to list with me later, great. If not, no awkwardness.

Usually a few business days after our conversation. Faster if you flag urgency.

No. You'll get a confirmation, the plan itself, and one optional follow-up. After that, you opt in to more or you don't.

That's a normal part of the conversation, especially on Cape Cod. The plan covers what's worth doing, what isn't, and what buyers actually care about — which is usually less than you think.

Title 5 is the single most common worry among Lower Cape sellers. The plan covers timing, options, and the difference between a real problem and a paperwork item.

The Lower Cape is its own market — different from Mid-Cape, different from the Upper Cape, different from the islands. It's still active, but more selective than two years ago. The market read section above gives the current view.

Yes. A significant share of Lower Cape sellers live elsewhere. The process is built for that. You stay home; I handle the on-Cape work.

No. The earliest conversations are often the most useful ones. There's no obligation to list — you'll just get a sense of the timeline and what to expect.

Those are the five towns I focus on year-round. If your home is elsewhere on the Cape, reach out — I'll either help directly or refer you to someone trusted.

Automated tools (Zillow, Redfin) get the Lower Cape wrong more often than they get it right — too much weight on square footage, not enough on land, location, or condition. The Custom Home Sale Plan is a short document prepared by a person who knows these five towns. It includes a value range, but also the why.

Depends on town, price band, condition, and season. The plan gives you a realistic window for your specific home — not a Cape-wide average.

If your home is in a flood zone, buyers and lenders will both have questions. The plan flags the relevant zones and what they typically mean for marketability.

Ready for a real read on your home — not an algorithm's guess?

Get your free Custom Home Sale Plan. Yours to keep, whether you list or not.

Get my Custom Home Sale Plan

You'll get more out of this if you come back to it

Bookmark this page. Come back when something comes up — when you're wondering about timing, when an inherited property hits your inbox, when the spring market starts moving. The library stays here and keeps growing.

Show me what my house would do → Get my Custom Home Sale Plan Email me a question instead →
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