, Provincetown, MA 02657 (MLS# 22404237)
Provincetown, MA 02657
$2,995,000
Property Type:
Commercial
Square Footage:
3,100
Lot Size (sq. ft.):
5,619
Status:
Pending/Continue to Show
Current Price:
$2,995,000
List Date:
9/04/2025
Last Modified:
12/20/2025
Description
High on Miller Hill with commanding views of Cape Cod Bay, this exceptional Captain's House is available for the first time in decades. Known as Aerie House, the property features 8 bedrooms and 7 baths across three floors and has been run successfully as a guesthouse by one of Provincetown's most established innkeepers.
With panoramic views from Provincetown Harbor to Long Point, Truro, and beyond, this is a rare opportunity to own a high-performing investment in a premier hilltop location. The home offers multiple income streams, flexibility of use, and long-term upside — all above the flood zone.
The layout is ideal for continued hospitality use or as a single-family conversion with two self-contained, revenue-generating units — each with separate entrances and outdoor areas that do not interfere with the main residence. With excellent income potential, this property provides meaningful coverage for carrying costs and offers strong value at this price point. Highlights include: Four decks and two patios with water views across three levels
A spacious third-floor suite (''The Eagle's Nest'') with 2 bedrooms, ensuite bath, butler's pantry and private bay view deck;
Supplements: A fully equipped efficiency apartment with kitchen, breakfast bar, and private bath; multiple other ensuite guest rooms, many with bay views; expansive second-floor entertaining deck with bar area and exceptional views perfect for events or guest enjoyment; a greenhouse; established gardens; hot tub with bay views; off-street parking for six. Inside, the home is both gracious and practical: a wisteria-covered porch leads to a sunlit solarium and large living room with wood-burning fireplace. A front desk, kitchen, and laundry area can be closed off when not in use. Comfort features include wall-unit air conditioning, oil-fired hot water radiators, and a new on-demand hot water system. The inn is offered turnkey (with some personal exclusions), including brand assets, customer lists, website, booking engine, and optional training allowing for a seamless transition. Whether you're looking to run a high-profile Provincetown guesthouse, invest in a flexible income property, or convert to a multi-use residence with strong rental upside, this standout offering delivers.
More Information MLS# 22404237
Contract Info
List Price/SqFt: 966.13
Status: Pending/Continue to Show
Original List Price: 3449000
List Price: $2,995,000
Current Price: $2,995,000
List Date: 2024-09-03
Legal and Taxes
Unit #: U1
Town: Provincetown
Village: Provincetown
Estimated Annual Taxes: 7480.78
Building Assessments: 1433100
Other Assessments: 0
Total Assessment: 1433100
Flood Ins Required: No
Lead Base Paint: Unknown
Mass Use Code: 302 - Inn/Resort/Tourist Homes
Nitrogen Sensitive Area: No
County: Barnstable
State: MA
Zip Code: 02657
Tax Year: 2025
General Property Info
Region: Outer Cape
Primary Sub-Type: Bed & Breakfast
Zoning: RES 3
Renovated: Yes
# of Buildings: 1
Year Renovated: 2001
Stories: 2
Additional Finished Space: 3100
Additional SqFt Source: Public Records
Condo: Yes
Association: Yes
Fee Amount: 0
Fee Frequency: Annually
Business w/Real Estate: Yes
Lot Size SqFt: 5619
Lot Size Source: Plot Plan
Acres: 0.13
# of Parking Spaces: 6
Golf Course Front: No
Golf Course View: No
Waterfront: No
Waterview: Yes
Water Body View: Cape Cod Bay
Waterview Type: Bay/Harbor
Residential Units: Yes
Commercial Units: Yes
Industrial Units: No
Property Includes Recording Devices: No
Total Finished Space: 3100
Year Built: 1850
Remarks & Misc
Public Remarks: High on Miller Hill with commanding views of Cape Cod Bay, this exceptional Captain's House is available for the first time in decades. Known as Aerie House, the property features 8 bedrooms and 7 baths across three floors and has been run successfully as a guesthouse by one of Provincetown's most established innkeepers.
With panoramic views from Provincetown Harbor to Long Point, Truro, and beyond, this is a rare opportunity to own a high-performing investment in a premier hilltop location. The home offers multiple income streams, flexibility of use, and long-term upside — all above the flood zone.
The layout is ideal for continued hospitality use or as a single-family conversion with two self-contained, revenue-generating units — each with separate entrances and outdoor areas that do not interfere with the main residence. With excellent income potential, this property provides meaningful coverage for carrying costs and offers strong value at this price point. Highlights include: Four decks and two patios with water views across three levels
A spacious third-floor suite (''The Eagle's Nest'') with 2 bedrooms, ensuite bath, butler's pantry and private bay view deck;
Directions to Property: Bradford to turn on Miller Hill. Property on RHS
Status Change Info
Estimated Selling Date: 2026-02-27
Under Contract Date: 2025-12-19
Special Listing Cond
Standard: 1
Location Description
East of Route 6: 1
North of 6A: 1
Lot Features
Cleared: 1
Corner Lot: 1
Easements: 1
Steep Slope: 1
Basement Description
Cape Cod: 1
Present Use
Present Use Comments: B and B
Parking Features
Assigned: 1
Off Street: 1
Business Includes
Business Includes Comments: Customer records, brand equity.
Equip Inventory Avl: 1
Goodwill: 1
Owner Training: 1
Waterview Direction
East: 1
South: 1
Foundation Details
Brick/Mortar: 1
Water View Desc
Bay: 1
Convenient To
In Town Location: 1
Medical Facility: 1
Shopping: 1
Convenient to Water Body 1: Cape Cod Bay
Floors
Carpet: 1
Wood: 1
Walls
Plaster: 1
Sheet Rock: 1
Sewer
Public Sewer: 1
Exterior Features
Rear Entrance: 1
Sign: 1
Building Features
Private Yard: 1
Roof Description
Asphalt: 1
Pitched: 1
Shingle: 1
Siding Description
Clapboard: 1
Shingle: 1
Heating
Hot Water: 1
Cooling
Wall Unit(s): 1
Fuel Type
Electric: 1
Oil: 1
Propane: 1
Water
Public: 1
Hot Water
Tankless Water Heater: 1
Hot Water Source
Oil: 1
Seasonal
Year Round: 1
Miscellaneous
Other: 1
Furnished Common Fts
Other: 1
Property Features
Special Listing Cond: Standard
Location Description: East of Route 6; North of 6A
Business Includes: Equip Inventory Avl; Goodwill; Owner Training
Lot Features: Cleared; Corner Lot; Easements; Steep Slope
Parking Features: Assigned; Off Street
Waterview Direction: East; South
Water View Desc: Bay
Convenient To: In Town Location; Medical Facility; Shopping
Floors: Carpet; Wood
Walls: Plaster; Sheet Rock
Foundation Details: Brick/Mortar
Basement Description: Cape Cod
Building Features: Private Yard
Roof Description: Asphalt; Pitched; Shingle
Siding Description: Clapboard; Shingle
Heating: Hot Water
Cooling: Wall Unit(s)
Fuel Type: Electric; Oil; Propane
Water: Public
Hot Water: Tankless Water Heater
Hot Water Source: Oil
Seasonal: Year Round
Sewer: Public Sewer
Miscellaneous: Other
Furnished Common Fts: Other
Documents
Lead Paint Disclosure ›
Listing Office:
SeasCape Realty, Inc.
Listing Agent:
Timothy Brown
Last Updated: December - 20 - 2025
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