A FEW ADVISORIES REGARDING RESEARCH:

The Multiple Listing System property search feature provided on our website includes almost all Maine real estate for sale - both homes and raw land - as currently listed by MLS participating agencies . There are a few coastal brokers that have chosen not to participate in this system, and we will upon request provide you with a list of their individual websites. If you have the inclination, there is value in time spent perusing the MLS inventory to develop a general sense of the current market. (Prices stated are, of course, asking prices, which may differ significantly from actual selling prices.) You may certainly entrust all research to us if you wish; our access to the data offers more detailed search parameters than those provided for the public use.

MLS Terms: Amount of finished living space is separated into categories: above grade, below grade and total. Walkout basement space is therefore technically entered as being “below grade“, even though it may be very pleasant, sunny space with a good view. Water frontage can be either owned or shared and will be so designated along with the amount of shoreline in each category. In some cases, a parcel comes with a ROW (Right of Way) to access the waterfront.

In Maine waterfront real estate, the MLS term “deep water” is in theory reserved for areas which do not show any mud at low tide; but seller representations are not always precise or objective. 90% of Maine coastal real estate with frontage is “tidal”, meaning that some amount of mud is visible during the low tide cycle. Some tidal coves empty out completely, while other coves still afford one a good visual expanse of water beyond the mud shelf.

Many sizeable salt water bays are called by the name of the river which flows into them. This occurs most commonly among the peninsulas from Harpswell up to Rockland. A cottage with a deep salt water location is thus sometimes technically referred to in the MLS as being on a river.

The photos presented by sellers are always taken at high tide. We buyer agents prefer to check the property at low tide to capture the whole story. Sellers naturally present the positive features of a property. We like to take our own photos when making site visits to convey a more comprehensive sense of the setting and the neighborhood.

The Delorme Maine Atlas (which includes many of the road names) is an excellent aid to figuring out just where a Maine coastal real estate parcel is. The Atlas also shows public boat landings, public beaches and swimming areas, nature preserves, parks, historic sites, and distinctive natural features. It is readily available for about $18 at large bookstores or online. It is handy for assessing locations while studying data from afar, and it is indispensable for finding your way around on back roads when you are here exploring.

The use of online maps is helpful for analyzing property. Several show most named public roads. Although it lacks street names, www.maptech.com does allow you to switch from topographic map to nautical map to aerial photo of the same spot. The nautical map is handy to accurately establish the water depth for property frontage and nearby mooring areas.

Note that prevailing winds in the summer are from the south and will tend to significantly lessen audible noise from a road lying north of a parcel. Aside from wind direction, houses on hills above roads pick up more traffic noise than would houses the same distance from the road yet being lower on a hillside than is the road. The prevailing wind pattern also keeps south facing areas less buggy than leeward parcels.

A word on direct contact between a buyer and the seller‘s broker: current standards of practice in the real estate profession honor the role of a buyer agent. It is expected, though, that you will mention your affiliation with a Maine buyer broker if you should happen to speak with a seller’s broker (the listing broker) to solicit basic information. Whenever practical, the gathering of detailed information is the province of the buyer broker.