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.
For sale
Price cut: $4.6M (9/30)
$9,950,000
12 Boldwater Rd, Edgartown, MA 02539
8beds
7,585sqft
Single Family Residence
Built in 1994
9.87 Acres Lot
$12,698,500 Zestimate®
$1,312/sqft
$208/mo HOA
What's special
Seven-bedroom ten-bath residenceMassage roomLight-filled interiorsFully equipped gymMultiple fireplacesScreened porch with fireplaceGracious foyer
- 3 days
- 613
- 32
Zillow last checked:
Listing updated:
Listed by:
Patrick McCarthy,
Grace Hagerty Real Estate Inc
Source: LINK,MLS#: 45000
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 8
- Bathrooms: 12
- Full bathrooms: 9
- 1/2 bathrooms: 3
- Main level bedrooms: 3
Heating
- GFHA
Appliances
- Included: Stove: Wolf 6-Burner Gas Range, Washer: Yes - multiple
Features
- A, AC, Ins, Irr, OSh, Floor 1: Vaulted ceilings, a fireplace, and a wall of French doors opening to the deck and landscaped grounds make the great room the heart of the first floor. Beyond it sits the gourmet kitchen with top-of-the-line appliances, a butler's pantry, and a sun-filled dining area built for entertaining. The main foyer opens to a dramatic staircase climbing to the master suite, alongside a cozy study, a powder room, and a large private office wrapped in floor-to-ceiling windows and warmed by a stone fireplace. The left wing holds two guest suites and a nursery or children's room, each with an en suite bath and its own access to the deck. The right wing stands apart for privacy, with two additional guest bedrooms, one and a half baths, and a second office., Floor 2: Upstairs, this wing is the master suite alone: fireplace-warmed sitting area, private deck, and his and her baths and dressing rooms. On the opposite side of the home, there are 3 additional guest bedrooms.
- Basement: Full basement consisting of additional living space, full bathroom, wine cellar, storage, laundry room
- Fireplace features: 8 Total: 6 inside, 2 outside
Interior area
- Total structure area: 7,585
- Total interior livable area: 7,585 sqft
Property
Parking
- Parking features: Large private drive with ample parking
Features
- Exterior features: AscBch, PvtBch, Cov, Deck, Garden, Gym, H/Tub, Patio, Porch, P/Pool, Tennis
- Has view: Yes
- View description: None, Pasture
- Frontage type: None
Lot
- Size: 9.87 Acres
- Features: Professionally landscaped grounds set against open fields, pool & spa
Details
- Parcel number: EDGAM0038B0003L31
- Zoning: RA120
Construction
Type & style
- Home type: SingleFamily
- Property subtype: Single Family Residence
Materials
- Foundation: Full, poured concrete
Condition
- Year built: 1994
- Major remodel year: 2020
Utilities & green energy
- Sewer: Septic Tank
- Water: Well
- Utilities for property: Cbl
Community & HOA
HOA
- Has HOA: Yes
- Services included: Boldwater Association Fees
- HOA fee: $2,500 annually
Location
- Region: Edgartown
Financial & listing details
- Price per square foot: $1,312/sqft
- Tax assessed value: $11,091,500
- Annual tax amount: $28,258
- Date on market: 9/30/2026
- Listing agreement: Co-Ex
Estimated market value
$12,698,500
$11.94M - $13.59M
Not available
Price history
| Date | Event | Price |
|---|---|---|
| 9/30/2026 | Price change | $9,950,000-31.4%$1,312/sqft |
Source: MLS PIN #73584420 Report a problem | ||
| 7/27/2026 | Listed for sale | $14,500,000+45.1%$1,912/sqft |
Source: LINK #44738 Report a problem | ||
| 7/28/2025 | Listing removed | $9,995,000$1,318/sqft |
Source: LINK #43002 Report a problem | ||
| 3/17/2025 | Listed for sale | $9,995,000$1,318/sqft |
Source: MLS PIN #73346189 Report a problem | ||
| 9/25/2024 | Listing removed | $9,995,000$1,318/sqft |
Source: LINK #42153 Report a problem | ||
| 6/13/2024 | Listed for sale | $9,995,000-16.7%$1,318/sqft |
Source: MLS PIN #73251927 Report a problem | ||
| 10/2/2022 | Listing removed | $12,000,000$1,582/sqft |
Source: LINK #39586 Report a problem | ||
| 5/10/2022 | Listed for sale | $12,000,000+37.1%$1,582/sqft |
Source: LINK #39586 Report a problem | ||
| 5/3/2021 | Listing removed | -- |
Source: Landvest, Inc Report a problem | ||
| 1/5/2021 | Listed for sale | $8,750,000+2.9%$1,154/sqft |
Source: Landvest, Inc #MA2782 Report a problem | ||
| 2/21/2020 | Listed for sale | $8,500,000+70%$1,121/sqft |
Source: Gibson Sotheby's International Realty #72622370 Report a problem | ||
| 7/24/2019 | Sold | $5,000,000-58.3%$659/sqft |
Source: Public Record Report a problem | ||
| 11/22/2018 | Listing removed | $12,000,000$1,582/sqft |
Source: Douglas Elliman #de11317 Report a problem | ||
| 10/2/2018 | Price change | $12,000,000-5.9%$1,582/sqft |
Source: Douglas Elliman #de11317 Report a problem | ||
| 5/22/2018 | Listed for sale | $12,750,000$1,681/sqft |
Source: Douglas Elliman #de11317 Report a problem | ||
| 4/7/2018 | Listing removed | $12,750,000$1,681/sqft |
Source: LandVest, Inc. #MA1847 Report a problem | ||
| 4/20/2017 | Listed for sale | $12,750,000-12.1%$1,681/sqft |
Source: Landvest, Inc #MA1847 Report a problem | ||
| 2/16/2017 | Listing removed | $14,500,000$1,912/sqft |
Source: Landvest, Inc #MA1847 Report a problem | ||
| 5/4/2016 | Listed for sale | $14,500,000$1,912/sqft |
Source: Landvest, Inc #MA1847 Report a problem | ||
| 3/26/2016 | Listing removed | $14,500,000$1,912/sqft |
Source: Landvest, Inc #MA1847 Report a problem | ||
| 2/12/2016 | Listed for sale | $14,500,000$1,912/sqft |
Source: Landvest, Inc #MA1847 Report a problem | ||
| 12/1/2015 | Listing removed | $75,000$10/sqft |
Source: Wallace & Co. Sotheby's International Realty #Adrianna2 Report a problem | ||
| 4/2/2015 | Listed for rent | $75,000$10/sqft |
Source: Wallace & Co. Sotheby's International Realty #Adrianna2 Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | $30,195 +12.8% | $11,394,400 +8.5% |
| 2024 | $26,779 +3.4% | $10,501,600 +2.2% |
| 2023 | $25,899 +6.5% | $10,277,400 +28.1% |
| 2022 | $24,310 -12.9% | $8,023,200 -5.8% |
| 2021 | $27,923 -0.8% | $8,513,100 +1.3% |
| 2020 | $28,143 -9.3% | $8,400,900 +4.8% |
| 2019 | $31,031 +21.9% | $8,018,300 +21.9% |
| 2018 | $25,452 +16.9% | $6,576,800 +7.2% |
| 2017 | $21,774 +9.6% | $6,133,400 +11.8% |
| 2016 | $19,867 +6.3% | $5,488,100 +1.8% |
| 2015 | $18,698 +22.5% | $5,388,600 +30.6% |
| 2014 | $15,263 +4.9% | $4,125,100 +0.6% |
| 2013 | $14,553 +2.8% | $4,099,500 -0.6% |
| 2012 | $14,153 +10.1% | $4,126,100 +9.1% |
| 2011 | $12,858 +8.3% | $3,781,700 -1.6% |
| 2010 | $11,878 +4.3% | $3,844,100 -1.8% |
| 2009 | $11,390 +0.4% | $3,914,100 -5.8% |
| 2008 | $11,343 -8% | $4,154,800 -4% |
| 2007 | $12,336 -4.2% | $4,328,500 +1.8% |
| 2006 | $12,879 +12.9% | $4,250,400 +13.7% |
| 2005 | $11,403 +53.5% | $3,738,800 +76.6% |
| 2004 | $7,430 +47.7% | $2,116,700 +54.9% |
| 2003 | $5,030 -27% | $1,366,800 +2% |
| 2001 | $6,887 +1% | $1,339,800 +22.7% |
| 2000 | $6,816 | $1,092,300 |
Find assessor info on the county website
Monthly payment
Est. payment
Payment breakdown
Explore the cost of this home by adjusting the details. Changes won't be saved.Climate risks
Neighborhood: 02539
- $12,670,4007 bd11 ba11k sqft10 & 12 Boldwater Rd, Edgartown, MA 02539Off Market
- $3,111,1003 bd3 ba1.4k sqft10 Boldwater Rd, Edgartown, MA 02539Off Market
- $5,755,3004 bd5 ba3.6k sqft14 Boldwater Rd, Edgartown, MA 02539Off Market
- $11,004,4007 bd11 ba11k sqft10 & 12 Boldwater Rd, Edgartown, MA 02539Off Market
Similar homes
- $9,995,0006 bd8 ba7.2k sqft25 Lelands Path, Edgartown, MA 02539For Sale
MLS ID #44492, Wendy Harman, Compass | Point B. LINK - $8,750,00010 bd6 ba4.2k sqft4 Sand Plain Way, Edgartown, MA 02539For Sale
MLS ID #44837, Gerrett Conover, Landvest MV. LINK - $12,250,0007 bd4 ba4.8k sqft139 Chappaquiddick Rd #75, Edgartown, MA 02539For Sale
MLS ID #44777, Katie Donahue and Rachel Serwa, Sandpiper Realty. LINK - $12,250,0007 bd4 ba4.8k sqft139 Chappaquiddick Rd, Edgartown, MA 02539For Sale
MLS ID #73563263, Katie Donahue & Rachel Serwa Group, Sandpiper Realty, Inc.. MLS PIN - $5,900,0007 bd5 ba6.9k sqft19 Locust Lane, Aquinnah, MA 02535For Sale
MLS ID #22602646, Kimberly Biggs, eXp Realty, LLC. CCIMLS - $7,900,0006 bd7 ba5.3k sqft141 Daniels Island Road, Mashpee, MA 02649For SaleMLS ID #22604537, Mark A Thompson, New Seabury Sotheby's International Realty. CCIMLS
- $6,850,0005 bd6 ba6.6k sqft40 Triton Way, Mashpee, MA 02649For SaleMLS ID #22600786, Paul E Grover, Berkshire Hathaway HomeServices Robert Paul Properties. CCIMLS
- $6,795,0005 bd5 ba4.1k sqft181 Daniels Island Road, Mashpee, MA 02649For SaleMLS ID #22603264, Marian Oost-Lievense, New Seabury Sotheby's International Realty. CCIMLS
