Independent analysis written for buyers, not sellers. No marketing copy, no boosterism. The goal is to give you the context you need before you engage an agent, make an offer, or commit capital.
Maine introduced a new transfer tax tier above $1M effective November 1, 2025. On a $5M Maine purchase, the total transfer tax is $52,400, split 50/50 between buyer and seller. Even after the change, Maine remains the lowest-closing-cost coastal luxury market in the Northeast. Here is the full 2026 breakdown.
June 19, 2026 · Peter Tumbas Read Analysis →Cape Cod has no Land Bank fee. Martha's Vineyard charges 2% to the buyer at closing, which is $40,000 on a $2M purchase. Cape Cod uses bridges. The Vineyard requires ferry. Here is the honest Boston-buyer comparison across access, costs, inventory, and which market fits which family.
June 19, 2026 · Peter Tumbas Read Analysis →Rhode Island has no mansion tax. The Hamptons mansion tax on a $5M purchase is $112,500 at closing. As of June 2026, Newport has 67 active listings ranging from $1M to $18M, with the $18M top being Champ Soleil, a 1929 French chateau on 5 acres. Here is the honest dollar-by-dollar comparison.
June 19, 2026 · Peter Tumbas Read Analysis →STR rules in the Hamptons are not uniform. East Hampton Township requires a two-week minimum stay; Southampton Township is more flexible. Village overlays in Southampton Village and Sagaponack stack additional restrictions. Here is the hamlet-by-hamlet breakdown buyers need before modeling rental income.
June 19, 2026 · Peter Tumbas Read Analysis →Both are within two hours of Boston, both have active prestige listings in 2026, and neither has a Land Bank fee or mansion tax. But Cape Elizabeth, ME and Kennebunkport, ME serve fundamentally different buyer profiles — and the comparison table makes the distinction clear.
May 23, 2026 · Peter Tumbas Read Analysis →Short-term rentals are permitted on Nantucket, MA — but the 2026 regulatory framework requires state registration, carries a total tax burden of up to 14.7% for non-owner-occupied properties, and is subject to Town of Nantucket zoning and HOA restrictions that vary by property. Here's the complete picture.
May 22, 2026 · Peter Tumbas Read Analysis →Every buyer on Martha's Vineyard, MA pays a 2% Land Bank fee at closing — the same rate as Nantucket, the same statutory obligation, zero room to negotiate. Here's what you owe at every price point, how it compares across markets, and what else belongs in your closing cost budget.
May 21, 2026 · Peter Tumbas Read Analysis →Maine has no mansion tax and no Land Bank fee — a structural cost advantage over Nantucket and the Hamptons. But Kennebunkport has its own closing cost landscape, including septic, well, oil tank, and marine structure inspections that most buyers underestimate. Here is the complete picture by price point.
May 20, 2026 · Peter Tumbas Read Analysis →Sea Girt and Spring Lake sit one mile apart in Monmouth County, NJ with similar price points and overlapping buyer profiles. They are not the same market. The beach access structure, inventory dynamics, and community character differ in ways that determine whether you'll be happy with the purchase five years from now.
May 19, 2026 · Peter Tumbas Read Analysis →If you're buying in the Hamptons, NY at $1M or more, you owe New York State a mansion tax at closing. The rate is progressive, scales sharply above $2M, and is not negotiable. Here is the full rate schedule and what it costs at every Hamptons price point.
May 18, 2026 · Peter Tumbas Read Analysis →Every buyer purchasing real estate on Nantucket, MA pays a 2% Land Bank fee on the purchase price at closing — no exceptions, no negotiations. On a $3M purchase, that's $60,000 due at the closing table. Here is exactly how it works.
May 2026 · Peter Tumbas Read Analysis →More intelligence coming weekly. Submit a private inquiry for direct market guidance in the meantime.