Tips for Successfully Staging and Selling Your Waterfront Asset

Massachusetts’ coastline is dotted with some of the most desirable waterfront homes in the country. From the charming shingle-style houses of Cape Cod to the classic gray cottages of Nantucket and the tranquil retreats on Martha’s Vineyard, these properties represent a unique and valuable real estate market segment.

However, selling a waterfront property—especially in competitive markets like these—requires more than listing and waiting. Buyers searching for homes with ocean, bay, or harbor views have high expectations and discerning tastes. That’s why strategic staging, thoughtful pricing, and targeted marketing are essential for success.

Here are expert tips to help you prepare, stage, and sell your Massachusetts waterfront home for top dollar with minimal time on the market.

1. Understand the Waterfront Buyer Mindset

Waterfront buyers are not just purchasing a home—they’re investing in a lifestyle. Whether it’s a family looking for a summer retreat, retirees seeking a peaceful harbor view, or investors eyeing short-term rental potential, your staging and sales strategy should speak directly to this emotional motivation.

Key elements waterfront buyers are looking for include:

Unobstructed views of the water
Direct access to the beach, dock, or waterway
Outdoor living spaces for entertaining
Coastal charm with updated interiors
Privacy and serenity

Before listing your home, think through how your property delivers on these desires—and how staging can highlight them.

2. Highlight the Water Views

The biggest selling point of your coastal property is, without question, the view. Maximize this asset in every possible way:

Clear windows of drapes, blinds, or screens that block the scenery
Arrange furniture to direct focus toward the water
Trim trees or shrubs that obstruct sightlines
Use reflective or light paint colors to amplify natural light

During showings, make sure that buyers experience that “wow” moment when stepping into the living room, bedroom, or deck with a view. If the property has more than one viewable direction (such as harbor and open ocean), be sure both are unobstructed and emphasized.

3. Create Inviting Outdoor Spaces

In Massachusetts’ coastal communities, outdoor living is a major draw—especially during warmer months. Whether your property has a sprawling deck in Provincetown, a porch in Edgartown, or a patio in Sandwich, enhancing these areas is crucial.

Enhancement tips include:

Staging outdoor furniture (lounge chairs, dining sets, hammocks)
Freshening up decking or railings with power washing or new stain
Adding planters or potted greenery for a welcoming vibe
Installing soft lighting for twilight appeal
Setting up a fire pit or grill (where permitted)

If the home has direct water access, a private dock, or beach frontage, be sure to stage these areas as well. A tidy kayak rack, well-kept boathouse, or styled beach path can make all the difference.

4. Remove Personalized Decor

Buyers want to imagine themselves in your home, not feel like they’re visiting someone else's summer cottage. That means depersonalization is essential—especially in vacation homes where quirky or nostalgic decor can distract rather than attract.

Swap out:

Family photos
Highly specific nautical memorabilia
Regional knick-knacks
Overly bold or dated furniture pieces

Instead, opt for a neutral coastal palette with white, beige, and soft blues or greens. This conveys a fresh, breezy atmosphere while allowing buyers to envision their own furnishings in the space.

5. Emphasize Seasonal Flexibility

Massachusetts waterfront properties shine in the summer—but savvy buyers will want assurance that the home is also comfortable and practical year-round. If the property is winterized or has been updated for year-round use, be sure to stage with that in mind.

This may include:

Showing off fireplaces, cozy reading nooks, or enclosed porches
Displaying seasonal photography (e.g., fall foliage along the shoreline)
Including blankets or soft textures that evoke year-round comfort
Providing information on insulation, heating systems, or storm protection

Highlighting features like radiant heat, weatherproof windows, or energy-efficient HVAC systems can also build confidence in off-season usability.

6. Tend to the Details—Inside and Out

Curb appeal is crucial for any home sale—but for waterfront homes, first impressions often begin at the end of a long driveway or upon stepping onto a ferry.

Exterior areas to improve:

Roof, siding, and shingles: Replace damaged materials and clean salt buildup
Windows and trim: Repaint and seal where needed
Landscaping: Clean up garden beds, mow grass, and define paths
Pathways and stairs: Ensure safe, attractive access to the water

Inside, consider small but impactful improvements like:

Updating cabinet hardware and lighting fixtures
Replacing outdated tile or vanities in bathrooms
Freshening paint with neutral, coastal-inspired tones

These details signal to buyers that the home has been well cared for—an important factor in high-value waterfront transactions.

7. Price It Right from the Start

Waterfront properties are unique, and pricing should reflect more than square footage or bedroom count. Factors such as view quality, proximity to the water, deeded access, flood zone placement, and neighborhood prestige play a significant role in determining value.

An experienced coastal real estate agent will:

Conduct a competitive market analysis specific to your location
Account for seasonal trends and timing
Compare not just recent sales, but waterfront sales
Evaluate appreciation potential and rental income forecasts

Overpricing a waterfront home—especially in a market like Nantucket or Martha’s Vineyard—can deter serious buyers. Accurate pricing backed by market knowledge ensures strong interest and faster results.

8. Work with a Specialist in Coastal Real Estate

Selling waterfront property isn’t like selling a traditional home. It involves:

Navigating FEMA flood zones and insurance disclosures
Understanding conservation easements or building restrictions
Marketing to high-end or out-of-state buyers
Presenting the lifestyle—not just the structure

That’s why partnering with a Massachusetts coastal real estate expert is essential. From staging advice and pricing strategy to listing exposure and negotiation, an experienced agent will guide you through a seamless, profitable sale.

Sell Your Waterfront Home with Confidence

When you’re ready to sell your coastal home in Cape Cod, Nantucket, or Martha’s Vineyard, trust the team at Corcoran Property Advisors to lead the way.

Our team understands what makes Massachusetts waterfront property so special—and how to present it at its absolute best. With deep local knowledge, proven staging strategies, and a commitment to white-glove service, we help sellers navigate the unique coastal market and maximize their return.

Connect with Corcoran Property Advisors today and discover how we can help you stage, market, and sell your waterfront asset with expert care.