Welcome to
Barnstable, Massachusetts
The seven villages of Cape Cod’s largest town
Barnstable is the largest town on Cape Cod and the county seat of Barnstable County, with 48,916 residents at the 2020 Census and a total area of about 76 square miles. It has seven villages: Barnstable Village, Centerville, Cotuit, Hyannis, Marstons Mills, Osterville, and West Barnstable. Hyannis Port is part of the village of Hyannis.
Browse current Barnstable listings, then ask our advisors about private opportunities.
Speak with an advisor about pricing and marketing your Barnstable home.
Village | Setting | Known For | What to Check |
|---|---|---|---|
Osterville | South side, on Nantucket Sound | Oyster Harbors on Grand Island, the village center | Flood maps and coastal exposure for shoreline homes |
Hyannis (with Hyannis Port) | South side, the largest village and the town’s business center | Ferries to Nantucket and Martha’s Vineyard, the airport, the Cape Cod Mall, the Kennedy compound at Hyannis Port | Noise and traffic near the center; flood maps near the harbor |
Cotuit | Peninsula on the south side | Cotuit Bay and Cotuit oysters | Flood maps and coastal exposure |
Centerville (with Craigville) | South side, west of Hyannis | Craigville Beach | Flood maps near the water |
Barnstable Village (with Cummaquid) | North side, on Cape Cod Bay | The Barnstable County Courthouse, Route 6A, and Crocker Tavern (1754) | Old King’s Highway review for exterior changes |
West Barnstable | North side, inland and on the bay | Sandy Neck barrier beach and Cape Cod Community College | Old King’s Highway review along Route 6A; coastal exposure near Sandy Neck |
Marstons Mills | Inland, with no ocean frontage | Lakes, ponds, and cranberry bogs; founded in 1648 | Pond access and septic or sewer status |
Population comes from the 2020 U.S. Census. Village lists and area come from the Town of Barnstable and the U.S. Census Bureau, and review rules come from the Town of Barnstable Old King’s Highway committee. Confirm details with the town before you buy.
Understanding Barnstable
Barnstable is one town made up of seven villages, and each village has its own center, its own ZIP code, and its own feel. Because the villages are not separate towns, the Town of Barnstable sets the rules, the taxes, and the services for all of them. When you hear “Osterville” or “Hyannis,” you are hearing a village name inside the town of Barnstable.
The town stretches between two bodies of water. The south side faces Nantucket Sound and includes Osterville, Cotuit, Centerville, and Hyannis. The north side faces Cape Cod Bay and includes Barnstable Village and West Barnstable, and Marstons Mills sits inland with lakes and ponds instead of ocean frontage.
Hyannis is the largest village and the town’s business center. Hyannis Port, known for the Kennedy compound, is part of Hyannis rather than a separate village. The sections below describe each village, and the links go to current listings.
A village on Nantucket Sound.
Osterville is one of the seven villages of Barnstable. Oyster Harbors, on Grand Island, is part of the village, and the village center sits inland from the water.
Many Osterville properties are close to the water, so check flood maps, erosion history, and insurance costs for any shoreline home.
The town’s largest village and business center.
Hyannis is the largest of the seven villages, with 14,089 residents at the 2010 Census, and it is the town’s central business district. It has the ferry terminals for Nantucket and Martha’s Vineyard, Barnstable Municipal Airport, and the Cape Cod Mall, which opened in 1970.
Hyannis Port is part of the village of Hyannis and is known for the Kennedy family compound. Because Hyannis is a busy center, ask about noise, traffic, and parking for any home you consider.
A quiet peninsula village on Cotuit Bay.
Cotuit sits on a peninsula on the south side of Barnstable, about midway between Falmouth and Hyannis. It is one of the town’s smallest villages by area, and Cotuit Bay is its main body of water. The village is known for Cotuit oysters.
Because the village is on a peninsula, check flood maps and storm exposure for any waterfront home.
A south-side village with Craigville Beach.
Centerville is on the south side of Barnstable, about three miles west of Hyannis, near Wequaquet Lake. It is best known for Craigville Beach, which is part of the village.
Because the village borders both the water and a large lake, ask about flood zones and any water access for the specific property.
The historic north-side village on Cape Cod Bay.
Barnstable Village, which includes Cummaquid, is on the north side of town along Route 6A. The Barnstable County Courthouse is here, and Crocker Tavern, built in 1754, is now a museum.
Route 6A is part of the Old King’s Highway Regional Historic District, and a committee reviews exterior changes such as windows, fences, pools, and additions. Ask what applies to a property before you plan any work.
A quiet village with Sandy Neck and a college campus.
West Barnstable is on the north side of town and includes about six miles of the Sandy Neck barrier beach, which protects the Great Marshes. Cape Cod Community College sits on 116 acres here.
Properties along Route 6A fall under the Old King’s Highway historic district review, and properties near Sandy Neck and the marshes can be exposed to coastal conditions, so check flood maps and ask about approvals.
An inland village of ponds and bogs.
The Marston family founded Marstons Mills in 1648 and built gristmills on the Marstons Mills River. The village is primarily residential and rural, with many lakes, ponds, and cranberry bogs. It has no ocean frontage.
Because many properties are near ponds and wetlands, ask about pond access, wetlands approvals, and whether a property is on sewer or a private septic system.
Getting Around
Hyannis is the Cape’s main transportation hub. Ferries leave Hyannis for Nantucket, and Hy-Line also sails from Hyannis to Martha’s Vineyard, and Cape Air and other carriers fly from Barnstable Municipal Airport. Check current schedules and reservations, especially for vehicles in summer.
By road, Barnstable is about 70 miles southeast of Boston. Drive times depend on traffic at the Bourne and Sagamore bridges, which can be heavy in summer, so test the trip at the times you would travel.
Strategic Buyer Guidance
Listing sites show price and photos. In Barnstable, a few other points often decide whether a property works.
Know the village and the town. The village name tells you about the setting, but the Town of Barnstable sets the rules, taxes, and services. Ask which village a property is in and what that means for access and services.
Ask about historic district review. Along Route 6A, the Old King’s Highway committee reviews exterior changes. Ask what has been approved before you plan windows, fences, a pool, or an addition.
Check septic and sewer. Ask whether a property is on town sewer or a private septic system. Massachusetts requires a septic inspection when a property with a septic system is sold.
Check coastal risk. Look at flood maps, erosion history, and insurance costs for any shoreline or low-lying property.
Understand rental rules. If you plan to rent a property, Massachusetts requires state registration and taxes for short-term rentals, and the town may have its own rules. Check before you count on rental income.
Ask about private opportunities. Some properties sell privately before they reach public listings. Our advisors can tell you what is available now.
Related Reading
Local Market Authority
Boston & Cohasset Real Estate Advisors
Corcoran Property Advisors serves clients throughout the greater Boston area from a flagship office on Newbury Street and a second office in Cohasset. Our advisors can talk through Barnstable’s seven villages, access, and current opportunities.
Boston office: 14 Newbury St, Boston, MA 02116 | Phone: (617) 203-2005
Frequently Asked Questions
The seven villages are Barnstable Village, Centerville, Cotuit, Hyannis, Marstons Mills, Osterville, and West Barnstable. Cummaquid is part of Barnstable Village, Craigville is part of Centerville, and Hyannis Port is part of Hyannis.
Yes. Barnstable is the county seat and the largest community on Cape Cod by land area and population, with 48,916 residents at the 2020 Census.
The Town of Barnstable is the whole municipality, which contains seven villages. Barnstable Village is one of those villages, on the north side of town along Route 6A and Cape Cod Bay.
Hyannis Port is part of the village of Hyannis. It is known for the Kennedy family compound.
Barnstable is about 70 miles southeast of Boston. Drive time depends on traffic at the Bourne and Sagamore bridges, which can be heavy in summer.
Ask which village a property is in, whether it falls under Old King’s Highway historic district review along Route 6A, whether it is on sewer or septic, and what the flood and erosion risk is for any waterfront or low-lying home.
Private Advisory
Contact our advisory team for a conversation about Barnstable’s villages, access, and current opportunities.
4,250 people live in Barnstable, where the median age is 58 and the average individual income is $109,141. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density
Average individual Income
There's plenty to do around Barnstable, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Cake Out, Gone Chocolate, and The Chart Room at Crosby's.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining · $ | 0.29 miles | 1 review | 5/5 stars | |
| Dining · $ | 0.31 miles | 27 reviews | 3.9/5 stars | |
| Dining · $$ | 0.33 miles | 75 reviews | 3.4/5 stars | |
| Dining · $$$ | 0.38 miles | 106 reviews | 3.7/5 stars | |
| Dining | 0.39 miles | 2 reviews | 5/5 stars | |
| Dining | 0.39 miles | 0 reviews | 0/5 stars | |
| Dining | 0.44 miles | 8 reviews | 3.9/5 stars | |
| Dining · $$ | 0.46 miles | 418 reviews | 4.2/5 stars | |
| Shopping | 0.34 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.34 miles | 1 review | 5/5 stars | |
| Active | 0.02 miles | 0 reviews | 0/5 stars | |
| Active | 0.15 miles | 0 reviews | 0/5 stars | |
| Active | 0.15 miles | 1 review | 5/5 stars | |
| Active | 0.28 miles | 1 review | 5/5 stars | |
| Active | 0.31 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.3 miles | 2 reviews | 5/5 stars | |
| Beauty | 0.34 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.35 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.35 miles | 1 review | 5/5 stars | |
| Beauty | 0.35 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.36 miles | 11 reviews | 5/5 stars | |
| Beauty | 0.36 miles | 2 reviews | 3/5 stars | |
| Beauty | 0.39 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.39 miles | 1 review | 5/5 stars | |
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Barnstable has 1,892 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Barnstable do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 4,250 people call Barnstable home. The population density is 1,043 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Blue vs White Collar Workers
Blue Collar:
White Collar:
