LevelSecond
12 Boldwater Road, Edgartown MA 02539
Edgartown, MA 02539 • Boldwater
$9,950,000
Est. $53,013/month
Estimate assumptions
20% down, a 30-year loan at 6.5%, and $200/month estimated insurance.
Includes the supplied property-tax and HOA inputs; missing inputs contribute $0. HOA fees with an unspecified frequency are treated as monthly. PMI and closing costs are excluded.
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About this home
A winding approach through 9.8 acres sets the tone for 12 Boldwater Road: a private Edgartown estate of uncommon scale and distinction. At its heart stands a seven-bedroom, ten-bath residence designed by Robert A.M. Stern. A gracious foyer introduces light-filled interiors, a dramatic post-and-beam living room, multiple fireplaces, and a gourmet kitchen equally suited to intimate dinners and large gatherings. The grounds offer the ease of a private resort. Spend the day beside the heated 20' x 60' pool, or retreat to the pool house with an exterior hot tub, complete with a fully equipped gym, sauna, massage room, and screened porch with fireplace. Every element of the property invites a slower, more considered way of living on the Vineyard. The Boldwater Association membership adds access to a private ocean beach, boat landing, tennis, and pickleball courts. Together with the estate’s remarkable privacy, these amenities offer a compelling balance of seclusion and coastal recreation. Architectural heritage, expansive land, and a setting designed to be enjoyed across generations make 12 Boldwater Road an extraordinary Vineyard offering.
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Recently Sold Nearby
Property History
Property Timeline
Listed for Sale
Sep 30, 2026
$9,950,000
Original listing
Agent: Michael Carucci
Office: Serhant
| Date | Event | Price | Change | $/sqft | Details |
|---|---|---|---|---|---|
| 09/30/2026 | 🏠 Listed for Sale | $9,950,000 | - | - | Original listing |
Tax History
| Year | Taxes | Assessment |
|---|---|---|
| 2026 | $27,507 | $11,091,500 |
Financial Details
Annual Property Tax
$27,507
Tax Year 2026
HOA Fee
$2,500
Annually
Assessed Value
$11,091,500
Facts & Features
2 Car Garage
Central AC
Home Facts
Type
Residential
Style
Single Family Residence
Year Built
1994
Living Area
7,585 sq ft
Lot Size
9.78 acres
Bedrooms
8
Full Baths
9
Half Baths
2
Total Rooms
20
Interior
Heating
Forced Air, Natural Gas, Propane
Cooling
Central Air
Flooring
Wood, Tile
Appliances
Range, Oven, Dishwasher, Microwave, Refrigerator, Washer, Dryer
Fireplace
Dining Room, Family Room, Living Room, Master Bedroom
Fireplaces
6
Basement
Full, Finished, Interior Entry
Laundry
In Basement
Features
Bedroom, Sauna/steam/hot Tub
Exterior
Construction
Frame
Architecture
Cape
Roof
Wood, Shake
Features
Porch, Porch - Enclosed, Deck, Patio, Balcony, Pool - Inground Heated, Tennis Court(s), Rain Gutters, Hot Tub/spa, Barn/stable, Professional Landscaping, Sprinkler System, Decorative Lighting, Garden, Guest House, Outdoor Shower
Pool
Pool - Inground Heated
Spa
Private
Fencing
None
Patio/Porch
Porch, Porch - Enclosed, Deck, Patio
Parking
Garage Spaces
2
Has Garage
Yes
Features
Attached
Total Spaces
12
Utilities
Electric
None
Water
Private
Sewer
Private Sewer
Gas
None
Other
None
Financial
Annual Tax
$27,507
Assessed Value
$11,091,500
HOA & Community
HOA
Yes
HOA Fee
$2,500 Annually
Fee Includes
None
Amenities
None
Optional Fee Includes
None
Association Required
Yes
MA Disclosures
Lead Paint
None
Seller Disclosures
None
Additional Details
Possession
None
Accepted Financing
None
Structure Type
[]
Sq Ft Source
Measured
Sq Ft Disclosures
6,685 sq. ft. main house + 900 sq. ft. guest/pool house. Does not include finished basement areas.
Documents
None
County
Dukes
Property Overview
Property Type
Single Family Residence
Listing Type
For Sale
Year Built
1994
Bedrooms
8
Full Bathrooms
9
Half Bathrooms
2
Living Area
7,585 sq ft
Total Rooms
20
Floor Layout
Interactive room guide
Floor Layout
Finished Area
7,585 sq ft above grade
LevelSecond
LevelSecond
LevelSecond
LevelSecond
LevelSecond
FeaturesWalk-In Closet(s), Balcony / Deck, French Doors
LevelSecond
FeaturesCountertops - Stone/Granite/Solid, Kitchen Island, Wet Bar, Breakfast Bar / Nook
LevelMain,First
LevelFirst
LevelFirst
LevelFirst
FeaturesCathedral Ceiling(s), Beamed Ceilings, French Doors
LevelMain,First
FeaturesYes
Display Options
Outdoor Areas
PoolPool - Inground Heated
SpaPrivate
Patio & porchPorch, Porch - Enclosed, Deck, Patio
Room Markers
OOffice (1)
KKitchen (1)
BRBedroom (5)
BABathroom (4)
DDining (1)
LLiving (2)
Conceptual diagram based on MLS room data. It is not to scale and is not a substitute for architectural plans or on-site measurements.
Interior Features
Flooring:
Wood, Tile
Appliances:
Range, Oven, Dishwasher, Microwave, Refrigerator, Washer, Dryer
Interior Features:
Bedroom, Sauna/Steam/Hot Tub
Windows:
Insulated Windows
Basement:
Full, Finished, Interior Entry
Laundry:
In Basement
Security:
Security System
Construction & Materials
Style:
Cape
Year Built:
1994
Structure Type:
Exterior Materials:
Frame
Roof:
Wood, Shake
Foundation:
Concrete Perimeter
Heating, Cooling & Utilities
Heating:
Forced Air, Natural Gas, Propane
Cooling:
Central Air
Hot Water:
Water Source:
Private
Sewer:
Private Sewer
Energy Features:
Thermostat
Exterior & Lot
Exterior Features:
Porch, Porch - Enclosed, Deck, Patio, Balcony, Pool - Inground Heated, Tennis Court(s), Rain Gutters, Hot Tub/Spa, Barn/Stable, Professional Landscaping, Sprinkler System, Decorative Lighting, Garden, Guest House, Outdoor Shower
Patio & Porch:
Porch, Porch - Enclosed, Deck, Patio
Fencing:
Other Structures:
Barn/Stable, Guest House
Lot Features:
Wooded, Other
Road Surface:
Parking & Garage
Garage Spaces:
2
Garage Type:
Attached
Total Parking Spaces:
12
Parking Features:
Attached
Special Features
Fireplaces:
6
Fireplace Type:
Dining Room, Family Room, Living Room, Master Bedroom
Pool:
Private Pool
Pool Features:
Pool - Inground Heated
Spa/Hot Tub:
Yes
Spa Features:
Private
Waterfront:
Yes
Waterfront Type:
Waterfront, Ocean, Pond, Lake/Pond, Ocean, Beach Ownership(Private)
Community Amenities:
Shopping, Pool, Tennis Court(s), Park, Walk/Jog Trails, Stable(s), Golf, Medical Facility, Laundromat, Bike Path, Public School, Other
Nearby Schools
School District
Edgartown School District local
School Safety
2024-25
0.0%
Very Low (Safest)
5.5% below state avg
Elementary Schools
1 school
B+
Edgartown Elementary School
2.8 mi
|
#123 of 352
|
Score: 47.3
Improved 43 spots from last year
-10.9 below state avg
355 students
Diverse
Rising School
Grades PK-08
High Schools
1 school
A-
Martha's Vineyard Regional High School
3.5 mi
|
#103 of 346
|
Score: 60.2
Improved 41 spots from last year
+2 above state avg
703 students
Diverse
19 sports
• 1,209 athletes
Strong AP Program
Rising School
Career Tech Programs
College Ready Curriculum
Grades 09-12
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Monthly Payment Calculator
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Loan Amount
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After down payment
Total Interest
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Over life of loan
Total Cost
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Including down payment
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Down: $0
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Monthly Payment Breakdown
Principal & Interest
$0
Property Tax
$2,292
Homeowners Insurance
$200
HOA Fee
$208/mo
PMI (if <20% down)
$0
Loan Summary
Total of 360 payments
$0
Total principal paid
$0
Total interest paid
$0
Rate Impact
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Payment Over Time
Year 1
95% Interest
Year 15
50/50
Year 30
95% Principal
* Estimates only. Actual payments may vary. Consult with a lender for accurate figures.
Location
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Neighborhood
Boldwater
12 Boldwater Road, Edgartown MA 02539
Edgartown, MA 02539
Listing Information
Listing Agent
Michael Carucci
Listing Office
Serhant
Office Phone
617-250-0559
Agent MLS ID
BB900822
Office MLS ID
AN9455
Listing Data Updated
Sep 30, 2026 11:38 AM EDT
Listing information is deemed reliable but not guaranteed. Data provided by MLS Property Information Network, Inc. All information should be independently verified.
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