Cape Cod Cottage, perched precariously on the edge of an ocean cliff, is selling for less than half its asking price of $239,000

A Cape Cod cottage just feet from the edge of an eroding ocean bluff has traded hands for the bargain price of $100,000 — less than two months after it was put on the market for more than double that amount.

The property at 153 Brownell Road in Eastham, Massachusetts, was listed for sale in September for $239,000 and immediately caught the attention of house hunters who were fascinated and awed by its proximity to the edge of a rapidly crumbling cliff.

At first glance, the deal may seem like a dream for anyone looking for their perfect beachfront home, and to some extent it is, especially considering that the median sales price in Eastham as of September 2025 was $869,500.

Still, ownership of the property likely comes with a ticking clock due to the looming threat of the home falling victim to coastal erosion.

Listing agent Jack Sullivanby William Raveis property – Harwich harbourpreviously revealed the true extent of that risk in an interview with Realtor.com®admitting that nearly 60 feet of the land separating the house from the edge of the cliff had disappeared into the water in the five years since it was last sold.

“When the seller bought the property it was 75 feet in front of the house, and now it is 15 feet from the house to the edge of the cliff,” he revealed.

However, he insisted that a buyer would have about eight years to enjoy the house as there were no major weather problems.

“It’s priced at a little less than the appraised value,” Sullivan said. “The house itself is great. It’s a shame. The seller lived there full-time for five years, so in calm weather you could have it for about eight years.”

Yet the growing threat of a possible ocean real estate collapse hasn’t deterred potential buyers – quite the opposite, in fact. Within days of putting the house on the market, Sullivan revealed that he had received two concrete offers, both from “current or retired builders.”

Known as “The Outer Most House,” the gray-shingled residence was described as offering a buyer the opportunity to “live with the ocean as your nearest neighbor.”

Offering panoramic views of the Atlantic Ocean, the cozy cottage was built in 1956 and sold as is. It features just 972 square feet of living space. However, the modernized interior features laminate floors, radiant heat and a wood-burning stove.

According to the ad, there is also “space to relax, garden or simply sit with your morning coffee and enjoy the sights and sounds of the sea.”

It is currently unclear who purchased the property and whether they plan to make any significant structural changes to extend the life of the home, which offers fantastic ocean views and unparalleled proximity to the beach.

Either way, the seller took a very big hit on the house, which he bought just five years ago for $450,000.

Meanwhile, the owner of the adjacent property faces similarly bleak prospects when it comes to selling his home, 157 Brownell Road, which was initially listed for sale in October for $199,000. A few weeks later the price was reduced to just $99,000.

Even if the seller David Mootthat reaches full demand, he also faces a large loss on his investment, since he bought the house less than two years ago for $395,000.

At the time, he talked about his decision to buy a house with such a short shelf life, revealing that even though he knew buying a house just 7 meters from the cliff was risky, he wanted to take advantage of the proximity to the ocean, even if only for a short time.

“Life is too short, and I said to myself, ‘Let’s see what happens,’” ​​he said Bloomberg.

It may well be that his decision to offer such a significant discount is related to pressure from local municipal authorities to make adjustments to the property that officials say would reduce the risk of the house collapsing over the cliff.

According to the Provincial City IndependentEastham’s health board and its conservation committee have accused Moot of failing to respond to repeated messages asking him to ‘take steps to ensure the structure does not endanger the public’.

The main issues involve the home’s septic system and leach field, which officials believe are at high risk of being exposed to the bluff, especially after a brutal winter storm in December 2024 caused further erosion of the bluff.

A letter sent to Moot by local officials on December 13, 2024, and seen by the Independent, urged him to take swift action.

“We urge you to take action now. Inaction will be costly and have significant environmental impacts, and will make your property unlivable if there is no sewer or water,” the letter said.

Officials say that despite these warnings, Moot has not taken any action to update the property.

As a result of his inaction, he has received fines totaling $300 per day, the outlet reported.

“We advised him on several different scenarios he could implement at short notice,” said Eastham Health Director Hillary Greenberg-Lemos The board reportedly said this during a meeting in April. “The longer he waits, the more dangerous the situation will become.”

However, Moot has hit back at officials, insisting that the problems with the property’s safety lie with the previous owners.

“There were things that were kept hidden from me as a new buyer,” he told the Independent. “It seems like everything comes down to me, but these issues should have been addressed by the previous owners.”

He also claimed he had tried to tackle a relocation of the property’s leach field, but said he was unable to implement that project because officials did not respond to his requests for help.

The advertisement for his home refers to the risks associated with the property, advising interested parties not to “walk the grounds without permission”, while also noting that there are excellent conditions that the buyer must meet when taking over ownership of the home.

“According to the Town of Eastham, the well and leach field must be relocated,” it reads. “Conservation requires a deconstruction protocol engineering plan on file. Buyers are responsible for adhering to all conditions prior to closing.”

Still, the listing certainly points out the many benefits of living so close to the ocean, urging potential buyers to “imagine being so far east that you’re one of the first to see the sunrise every morning!”

In contrast, the ad for the neighboring home drew attention to the many updates made in the five years since it was last sold, including several “environmentally conscious” renovations.

“This home is environmentally conscious and turnkey,” it noted, before listing the various upgrades: installation of solar panels in 2022; the addition of new insulation, flooring, radiant heat and charging station in 2021; an overhaul of the septic system in 2020; and well upgrades in 2025.