Marc and Joan Hendel thought they have been lastly performed shifting. As an alternative, they’re dealing with a countdown and an ultimatum.
A month after shifting into the house that they had meticulously designed for retirement, the couple obtained a discover that their property was being taken by eminent area to make manner for the $2.1 billion Sagamore Bridge alternative undertaking.
For a lot of longtime Cape Cod, MA, residents, the undertaking had loomed within the background after the bridge was deemed “functionally out of date” by the Military Corps of Engineers in 2020. However the Hendels—who constructed their residence whereas residing out of state—had no thought they have been in its path till the discover arrived.
That was almost a yr in the past, successfully beginning the clock on the couple’s final days of their model new dream residence. And now, they’ve an finish date.
On March 13, Massachusetts Division of Transportation is ready to take possession of the deed to their residence. Shortly after, they anticipate to obtain compensation for the taking—cash they’ll want to purchase once more in a aggressive housing market. From there, they’ll have 120 days to discover a new residence, negotiate, shut, and transfer out.
In the event that they miss that window, they’ll should pay lease to stay in the home they as soon as owned outright.
The timeline has put the couple between a slow-moving relocation course of and a housing market that strikes at breakneck pace.
“It’s so overwhelming,” Joan says. “It’s like a nightmare yet again.”
Why the spring market issues a lot on Cape Cod
In a narrative stuffed with twists, the best one but would be the Cape’s housing market.
Because the pandemic, Cape Cod has seen explosive demand, pushed by need for luxurious and trip properties, and made worse by persistent under-building.
At this time, 1 in 10 properties on the Cape is a short-term rental, and an extra 25% are used just for seasonal or occasional use, in response to state knowledge, eradicating a good portion of the housing inventory from year-round availability.
“The Barnstable County housing market continues to be outlined by constrained provide,” says Hannah Jones, senior financial analysis analyst at Realtor.com®. “Energetic stock stays deeply depressed, with listings in December working 62.1% under pre-pandemic ranges.”
Properties are additionally shifting sooner than they used to, spending roughly two weeks much less available on the market than they did pre-pandemic.
Seasonality isn’t serving to, both. January is traditionally the slowest month for listings on the Cape, with stock solely starting to choose up in April and Could. In 2025, listings surged 24% month-over-month throughout each of these months—in contrast with a pre-pandemic seasonal common nearer to five%.
And whereas it’s excellent news that listings are more likely to choose up within the months forward, it does little to sluggish the ticking clock of their looming date to vacate.
“We do not have time,” Joan says. “There’s a lot towards us. Discovering a house, negotiating, closing, it takes a very long time.”
Few properties, and fewer comparables
However the Hendels’ dilemma runs deeper than a fast-moving housing market. Their actual impediment is stock—and extra particularly, comparable stock.
When Marc and Joan constructed their residence, they designed a home across the realities of their lives: demanding careers, proximity to household, and Joan’s well being wants as a lung most cancers survivor.
These priorities formed the whole lot from the structure—two separate workplace areas to assist their jobs—to the situation, chosen to maintain them inside attain of either side of the household.
Even the supplies and methods have been intentional: hardwood flooring as a substitute of carpet, and mini-split heating and cooling with particular filters they’ll clear recurrently to cut back mould and airborne contaminants.
Whereas they have been capable of construct that type of precision from the bottom up, discovering it on the open market is proving to be one other matter solely.
To information their search, the couple created a 61-point guidelines for his or her subsequent residence, detailing the entire above and extra. These necessities slender an already slender area, turning the state’s timeline right into a high-stakes race for a home that won’t exist within the present market.
Certainly one of their most simple stipulations is that they need a house inbuilt 2024 or later, like their present residence. However greater than three-quarters of the Cape’s housing inventory was constructed from the Nineteen Fifties to 2000s, whereas simply 491 properties (or 0.40% of residential housing inventory) was constructed since 2020, in response to knowledge from the Cape Cod Fee.
And in Barnstable County—the place the couple stay and hope to remain—simply 85 properties (or 10.3%) of lively listings in January have been inbuilt 2024 or later, in response to knowledge from Realtor.com.
When newer properties do come available on the market, they usually carry a steep premium: a median of $715 per sq. foot, in contrast with $520 per sq. foot for older properties.
“Restricted provide is very pronounced in newer housing,” says Jones. “When obtainable, these properties command a major premium, almost $200 extra per sq. foot than older properties, elevating the barrier to entry even additional for patrons looking for newer housing choices.”
Take note, that is additionally greater than a matter of desire. Older housing inventory introduces knock-on problems like increased upkeep and insurance coverage prices. And whereas the Hendels are entitled to simply compensation for the lack of their residence and relocation bills, these added prices aren’t a part of the deal.
“These kinds of future bills that they might incur, will increase in insurance coverage, will increase in taxes, actually aren’t coated,” explains Steve Mollica, a relocation specialist who has overseen eminent area instances. He notes that whereas there’s a mechanism to take care of variations in mortgage curiosity, he’s not conscious of an analogous precedent for the potential added prices of homeownership.
Insurers usually contemplate properties constructed greater than 40 years in the past to be increased threat, as a result of outdated methods and supplies which might be extra vulnerable to failure and costlier to rebuild if catastrophe strikes. Because of this, these properties are sometimes costlier to insure.
That stress is already being felt throughout Massachusetts. In late 2025, the state’s insurer of final resort noticed a surge of 15,000 new insurance policies, as personal carriers pulled again or priced out householders solely.
On Cape Cod, the hole is very stark: Roughly 40% of properties on the islands at the moment are coated by the FAIR Plan, the state-backed program for householders who can’t safe customary protection. These insurance policies account for greater than half of all FAIR Plan enrollment statewide.
‘We don’t suppose it’s unreasonable to ask them to pay lease’
Nonetheless, Mollica says he’s assured that the Hendels and their neighbors will obtain ample compensation.
“They’re good individuals trying to do good work,” he says of MassDOT workers. “However in addition they do should adjust to what these rules require.”
It’s these rules that appear to be within the starkest opposition with the truth of a housing market that has gone via radical modifications post-pandemic, particularly when it means the Hendels might should pay lease on a house they personal outright in the event that they miss the state’s 120-day window.
“We do not have a mortgage,” says Marc, “forcing us to pay lease to stay in our own residence would make us worse off, and we’re going to completely refuse to try this.”
However, Luisa Paiewonsky, govt director of MassDOT’s Mega Initiatives Supply Workplace, disagrees.
“We don’t suppose it’s an unreasonable factor to ask, we don’t suppose it’s a serious burden to ask them to pay lease on a house that they now not personal,” she instructed Boston 25 Information. “However we perceive that emotions run excessive typically and we empathize with what they’re going via.”
Once I spoke to Paiewonsky, she emphasised the truth that they’ll now not be homeowners of their home after the company takes possession of the deed.”They’re renting a house from the Commonwealth,” she says, framing the lease requirement as an obligation to the taxpayers whose tax {dollars} funded the acquisition of the house. “We’re not attempting to create a monetary burden for [the homeowners], however we do need them to have a monetary stake on this course of.”She additionally factors to the truth that the 120 days is a statutory requirement. “We do not have flexibility about that, however we do have flexibility about permitting them to remain and lease it for from us,” she provides.
For the Hendels, that framing feels indifferent from the truth of attempting to purchase once more in a good market whereas they await funds, sift via listings that don’t meet their wants, and race to a deadline they didn’t select.
“It has regarded like an empty glass,” Marc says of MassDOTs help. “They don’t seem to be speaking with us. They don’t seem to be telling us what the method is. Now we have questions.”
The couple says the state has offered little steering on what they need to be doing now to organize for a reimbursable transfer, and has not but offered perception on discovering comparable properties.
Mollica emphasizes that these items take time.
“They’re like snowflakes,” he says of relocations. “Every house is completely different. Everybody has completely different conditions and completely different circumstances, whether or not they’re monetary or whether or not they’re private.”
Even beneath superb circumstances, he added, actually one-to-one replacements are uncommon. “Nothing’s ever like-for-like precise,” he says. “I feel that the concept is that it’s meant to be potential, a mutually cooperative form of course of the place the householders and the company are type of working collectively to return to an answer.”
However on Cape Cod—the place provide is tight, newer properties are scarce, and competitors strikes shortly—there could also be little room to seek out that type of widespread floor.
For his or her half, Paiewonsky insists the state is working arduous to seek out that widespread floor.
“We acknowledge that it is not straightforward for them, and now we have loads of procedures and compensation in place to assist ease that course of to the extent we are able to,” she says. “And we have to hold shifting ahead on this bridge. It is not non-compulsory for us. We actually owe it to the individuals of Cape Cod to interchange these bridges.”
The Hendels are equally hopeful. Once I requested what the state might to do guarantee they’re handled pretty, Marc provided a easy imaginative and prescient:
“In a yr from now, I wish to be residing in a house that we’re very pleased with, that we’re happy with, that we are able to invite associates and relations over and say, ‘You already know what? This is not the house we constructed, however we’re happy to stay right here.’”
