At a glance
| Region | Mid Cape, between Barnstable and Dennis (Bass River forms most of the Dennis line) |
|---|---|
| Villages | Yarmouth Port, South Yarmouth (including the Bass River area), West Yarmouth |
| Year-round population | 25,023 in the 2020 Census. The July 2025 Census estimate is 25,225 (U.S. Census QuickFacts). |
| Tax rate (residential) | FY2025: $7.08 per $1,000, a single rate for all classes (MMA community profile, DLS data). Confirm the FY2026 rate with the Yarmouth Assessor. |
| Residential exemption | Confirm with town assessor (Yarmouth Assessor) |
| Public water supplier(s) | Town of Yarmouth Water Division (municipal wells). It interconnects with Barnstable's Hyannis Water System for backup. |
| Sewer status | Phase 1 is underway: a new treatment facility and about 78,000 feet of sewer along Route 28 and South Shore Drive. The rest of town is on septic. |
| Nitrogen / watershed permit | Phase 1 is designed to cut nitrogen to the Bass River, Parkers River and Lewis Bay watersheds. Confirm NSA and watershed permit status with the town. Background: septic & sewer guide. |
| School district | Dennis-Yarmouth Regional (DESE district profile) |
| Town website | yarmouth.ma.us |
Villages & areas
Yarmouth covers about 24 square miles and stretches from Cape Cod Bay to Nantucket Sound. Route 6 crosses the middle, with Route 6A to the north and Route 28 to the south.
Yarmouth Port
On the north side along Route 6A, part of the Old King's Highway regional historic district, Yarmouth Port has a long row of 18th- and 19th-century homes, often called Captains' Mile. Gray's Beach and the Bass Hole boardwalk look out over the marsh on Cape Cod Bay. Housing is mostly antique homes on 6A and wooded single-family neighborhoods between 6A and Route 6. Exterior changes visible from the road go through historic district review.
South Yarmouth and Bass River
South Yarmouth runs along the west bank of Bass River down to the Sound. It has the historic Bass River village area, marinas and boatyards on the river, and south-side beaches like Bass River Beach and Seagull Beach. Housing includes older village homes, mid-century Capes and ranches, condos, and waterfront properties on the river and the Sound.
West Yarmouth
West Yarmouth lies between Hyannis and Parkers River, with Lewis Bay and its coves on the west. Route 28 is a busy commercial corridor with motels, restaurants and shops, some of which have been redeveloped into housing. South of 28 are neighborhoods near Englewood, Seagull and Colonial Acres beaches. Housing includes small Capes and cottages, condos and waterfront homes on Lewis Bay and the Sound.
Septic & Sewer
Until recently, nearly all of Yarmouth relied on septic. Phase 1 of the town's Comprehensive Wastewater Management Plan includes a new Water Resource Recovery Facility, an effluent recharge site, pump stations and about 78,000 linear feet of new sewer. It serves Route 28 from the Barnstable line to Bass River, plus South Shore Drive. The goals are to cut nitrogen to Bass River, Parkers River and Lewis Bay and to protect the town's drinking water wells (MassDEP SRF project descriptions).
- If a property is on or near Route 28 or South Shore Drive, ask the town whether it's in the Phase 1 sewer area, the expected connection timing, and any betterment or assessment.
- Elsewhere, expect a Title 5 inspection, and ask the Board of Health for the septic file.
- Ask whether later phases or I/A septic requirements could affect the street.
Start at the town website (DPW/wastewater) and read our septic, sewer & nitrogen guide.
Water, Flood & Environment
Water: The Yarmouth Water Division supplies most homes from town wells and is interconnected with Barnstable's Hyannis system. Ask for the latest Consumer Confidence Report and any PFAS sampling results through the town website. See our water & flood guide.
Flood: The south shore along Nantucket Sound, Lewis Bay, Parkers River and Bass River has extensive FEMA flood zones, and the low marsh areas near Bass Hole on the north side are also exposed. Check any address on the FEMA Flood Map Service Center.
Ponds: Long Pond, Dennis Pond, Big Sandy Pond and other ponds dot the middle of town. Conservation Commission permits apply near wetlands and water.
Living here
- Beaches and stickers: Resident beach and transfer station stickers are issued by the town. Check the town website for where to buy and current fees.
- Transfer station: Confirm sticker rules with the town DPW.
- Harbors and moorings: Bass River, Parkers River and Lewis Bay moorings are managed by the town's natural resources/harbormaster staff, and waitlists are common.
- Getting around: Route 6 (exits for Willow Street and Union Street/Station Avenue), Route 6A and Route 28. Hyannis's bus and ferry terminals are next door. CCRTA runs fixed routes and ride-hail service in Yarmouth.
- Healthcare: Cape Cod Hospital in Hyannis is a short drive away.
- Short-term rentals: Ask the town about local registration or permit rules, and ask your attorney about state registration and tax requirements.
Official links
- Town of YarmouthMain town website (department directory) · Town of Yarmouth
- AssessorValues, exemptions, tax forms · Town of Yarmouth
- Board of HealthConfirm with town: septic files and Title 5 · Town of Yarmouth
- Building DepartmentConfirm with town: permits · Town of Yarmouth
- Natural Resources / HarbormasterConfirm with town: moorings, shellfish · Town of Yarmouth
- Conservation CommissionConfirm with town: wetlands permitting · Town of Yarmouth
- Veterans' ServicesConfirm with town: local VSO · Town of Yarmouth
- Town ClerkConfirm with town · Town of Yarmouth
- Yarmouth community profileGovernment form, area, tax data · Massachusetts Municipal Association
Questions about buying in Yarmouth?
Call or text Sherman at 508-534-3425 or send a message.