Interior & Building Features

Building 2: West Wing

• Built in 2020
• Approximately 7,400 square feet
• 17 lodging units
• Kitchen and full bathroom within each unit
• New modular construction on a new foundation
• Small operating office and front-desk area
• Represents the newest building within the offering

Building 3: Beachfront Building

• Originally built in 1955
• Renovated in 2020
• Approximately 5,950 square feet
• 10 units
• Nine units equipped with kitchens
• Renovation included bathrooms, kitchens, cabinetry, doors, windows and fire walls
• Positioned at the beachfront end of the central courtyard
• Direct water orientation and access to elevated exterior decking

Building 4: East Wing

• Originally built in 1950
• Approximately 6,935 square feet
• 15 units
• Ten units equipped with kitchens
• Largely original interior condition
• Primary renovation and value-add component
• Includes an approximately 2,000-square-foot, two-story former gym structure currently used for storage

More than $1.26 million in declared permit costs are documented across the property’s recent demolition, reconstruction and renovation work. The newest and renovated buildings provide an established base, while Building 4 offers a clear path for additional capital improvement and repositioning.

Location Highlights

White Sands Beach Club is located along Shore Road at Beach Point, one of the Outer Cape’s most limited and supply-constrained beachfront corridors.

• Cape Cod Bay beachfront setting
• Immediately south of the Provincetown town line
• Positioned at the southern gateway to Provincetown
• Convenient access to Provincetown restaurants, galleries, entertainment and ferry service
• Adjacent to the Cape Cod National Seashore, creating a permanent natural amenity and barrier to competing development
• Located within an established corridor of beachfront condominiums, seasonal lodging properties and vacation residences
• Strong appeal to second-home buyers, vacationers and investors seeking direct beachfront exposure
• Limited availability of comparable redevelopment-scale parcels along Beach Point

Zoning, coastal regulations and National Seashore adjacency materially restrict the creation of competing beachfront inventory, supporting the long-term scarcity of the location.

Sale Details

Full Offering

Buildings 2, 3 and 4

• Purchase Price: $22,999,000
• Units: 42
• Building Area: Approximately 20,285 square feet
• Includes the West Wing, Beachfront Building and East Wing
• Includes associated site improvements, pool, courtyard, decking and operating office

Alternative Offering

Buildings 3 and 4

• Purchase Price: $14,999,000
• Includes the Beachfront Building and East Wing
• Building 2 is excluded from this alternative offering

Ownership Carve-Out

Building 1 is retained by the Seller and is not included in either offering. Building 1 contains a four-bedroom owner or manager residence and a two-bedroom staff apartment totaling approximately 4,516 square feet.

The transaction will require confirmation of condominium unit designations, common-area and expense allocations, shared utilities, parking arrangements, access rights and any cross-easements between the retained and conveyed portions of the property. Public records indicate an access or easement benefit to the beach on an abutting parcel, the scope and terms of which should be confirmed by buyer’s counsel.

The property is presently configured for seasonal lodging. Offering materials identify an April through October seasonal restriction. Complete offering documentation is available to qualified parties following execution of a confidentiality agreement.

Assessment of Opportunity

White Sands Beach Club offers a combination that is difficult to replicate on the Outer Cape: redevelopment-scale acreage, a Cape Cod Bay beachfront setting, 42 established condominium units and substantial recent construction already completed.

The existing condominium structure is central to the opportunity. Rather than beginning with a conventional motel conversion and creating a condominium regime from the ground up, an incoming buyer acquires existing fee-simple units. A residential conversion would still require a Section 40.3 special permit, a corresponding Master Deed amendment and all applicable regulatory approvals, but the underlying ownership structure is already in place.

Potential strategies include:

• Phased fee-simple condominium redevelopment
• Continued seasonal lodging during the entitlement process
• Multifamily or workforce housing conversion
• Renovation and repositioning of the existing lodging operation
• Building-by-building redevelopment
• Individual condominium unit sales following approval and completion

The primary value thesis is a fee-simple beachfront condominium redevelopment, with seasonal lodging providing a potential interim holding strategy. Building 2 provides recent construction, Building 3 provides a renovated beachfront component and Building 4 provides the principal value-add opportunity.

Prospective buyers should evaluate the property with experienced coastal engineering, zoning, environmental and legal professionals. Material considerations include FEMA Zone AE requirements, substantial-improvement thresholds, Title 5 and wastewater capacity, parking, Conservation Commission jurisdiction, coastal resources and discretionary permitting.