At a glance
| Region | Upper Cape, between Falmouth, Sandwich and Barnstable on Nantucket Sound |
|---|---|
| Villages | Mashpee has no formal villages. Its main areas are Mashpee Commons/town center, New Seabury and Popponesset, South Mashpee/Waquoit Bay, and the pond areas around Mashpee-Wakeby, Johns and Santuit Ponds. |
| Year-round population | 15,060 in the 2020 Census. The July 2025 Census estimate is 15,468 (U.S. Census QuickFacts). |
| Tax rate (residential) | FY2025: $6.42 per $1,000 residential, with a different commercial rate (MMA community profile, DLS data). Confirm the FY2026 rate with the assessor through the town website. |
| Residential exemption | Confirm with town assessor (Town of Mashpee) |
| Public water supplier(s) | Mashpee Water District. Some areas use private wells. |
| Sewer status | Being built in phases. Phase 2 expands the town's Water Resource Recovery Facility and extends sewer in the Mashpee River watershed. |
| Nitrogen / watershed permit | The town has posted notice of intent to file watershed permits for Popponesset Bay and Waquoit Bay under Title 5's Nitrogen Sensitive Area rules (310 CMR 15.215). Confirm status with the town. Background: septic & sewer guide. |
| School district | Mashpee (DESE district profile) |
| Town website | mashpeema.gov |
Villages & areas
Mashpee covers about 23 square miles. Routes 28, 151 and 130 all meet near the town center.
Mashpee Commons and the town center
Mashpee Commons is a walkable, village-style shopping and mixed-use center at the Route 28/151 rotary. It has shops, restaurants, the library and some residential units nearby. Housing around the center includes condos, townhouses and single-family neighborhoods.
New Seabury, Popponesset and the south shore
Along Nantucket Sound, New Seabury and Popponesset have planned communities of condos, townhouses and single-family homes, many with association rules and fees, plus golf and beach amenities. Popponesset Bay and the Mashpee River estuary are on the west side. South Cape Beach State Park and town beach land sit near Waquoit Bay on the Falmouth line. Ask for HOA documents early, since associations often control rentals, exterior changes and beach access.
Pond areas and North Mashpee
Mashpee-Wakeby Pond, Johns Pond and Santuit Pond have shoreline homes and town landings. North Mashpee, toward Route 130 and Sandwich, has wooded subdivisions of Capes, ranches and colonials.
Septic & Sewer
Most Mashpee homes still use septic or shared/package treatment plants, which are common in condo and planned communities. The town is building sewer in phases under its watershed plan:
- Phase 2 treatment and collection: The state's 2024 Clean Water SRF list includes a $50 million loan to expand capacity at the Mashpee Water Resource Recovery Facility and extend sewer in the Mashpee River watershed (MassDEP project descriptions). The town has posted a proposed Phase 2 sewer service area street list.
- Watershed permits: The town has given notice of intent to file watershed permits for Popponesset and Waquoit Bays. Under the 2023 Title 5 rules, a watershed permit can replace the property-by-property I/A septic upgrade requirement.
- Santuit Pond: The town has surveyed septic systems near Santuit Pond.
For any property, ask the Board of Health for the septic file, check whether the street is on the Phase 2 list, and ask about assessments or connection requirements. For condos, ask whether the association's treatment plant has upcoming upgrade costs. Start at the town website and our septic, sewer & nitrogen guide.
Water, Flood & Environment
Water: The Mashpee Water District publishes water quality testing on its Water Quality page. Review the latest report, including any PFAS results. Test any private well. The town posts beach and pond advisories on its homepage. See our water & flood guide.
Flood: Low-lying south-shore areas along Popponesset Bay, the Mashpee River and Waquoit Bay include FEMA flood zones. Check any address on the FEMA Flood Map Service Center.
Ponds and conservation: Mashpee has large conservation holdings along the Mashpee River and around the ponds. Conservation Commission permits apply near wetlands and water.
Living here
- Beaches and stickers: Town beach and transfer station stickers are issued by the town. Check the town website. South Cape Beach and pond beaches are the main public swimming spots. Some planned communities have private beach access through their association.
- Transfer station: Confirm resident sticker rules and fees with the town DPW.
- Harbors and moorings: The harbormaster covers Popponesset Bay, Waquoit Bay and the ponds. Ask about mooring waitlists.
- Getting around: Routes 28, 151 and 130. Falmouth, Hyannis and the Bourne Bridge are each within a short drive. CCRTA buses serve the Route 28 corridor.
- Healthcare: Falmouth Hospital and Cape Cod Hospital (Hyannis) are the nearest hospitals.
- Short-term rentals: Check town rules and your HOA documents, and ask your attorney about state registration and tax requirements.
Official links
- Town of MashpeeMain town website; notices on sewer phases and watershed permits · Town of Mashpee
- Assessors / property database & GISConfirm with town · Town of Mashpee
- Board of HealthConfirm with town: septic files and Title 5 · Town of Mashpee
- Building DepartmentConfirm with town: permits · Town of Mashpee
- Harbormaster / Natural ResourcesConfirm with town: moorings, shellfish · Town of Mashpee
- Conservation CommissionConfirm with town: wetlands permitting · Town of Mashpee
- Veterans' ServicesConfirm with town: local VSO · Town of Mashpee
- Town ClerkConfirm with town · Town of Mashpee
- Mashpee Water DistrictWater service, quality reports · Mashpee Water District
- Mashpee community profileGovernment form, area, tax data · Massachusetts Municipal Association
Questions about buying in Mashpee?
Call or text Sherman at 508-534-3425 or send a message.