DSCR loans in Barnstable, MA

Market snapshot for Barnstable

Two Census medians frame the Barnstable rental market: gross rent of $1,917 a month, which is about 9% above the Massachusetts median of $1,762, and a home value of $602,500, which is close to the Massachusetts median of $562,100. Dividing a year of median rent by the median home value gives a gross rent-to-value ratio of 3.8%, a lean ratio that leaves little room for taxes, insurance and dues. It mixes apartments and houses, so treat it as a compass and not as the number for any one property.

Renters are a minority in Barnstable at 24.3% of households (well below the Massachusetts median of 37%). Expect rentals to cluster near employers, campuses or older housing. Median household income is $91,982, about 12% below the Massachusetts median of $103,960, and 65% of renter households pay 30 percent or more of income on rent.

Property types and condition in Barnstable

Barnstable is dominated by detached homes (81% of units), which keeps most rental income tied to house comparables and puts maintenance squarely on the owner. The median structure went up in 1978, so request ages for the roof, HVAC and water heater on any rental you consider.

About 23% of Barnstable's housing units are vacant, and the rental vacancy rate (units for rent against rented plus for-rent units) works out to 5.6%. The Census flags 19% of units as seasonal or recreational use, so demand swings with tourist seasons and local lodging rules.

Reading Barnstable as an investor

With only 3.8% gross yield, Barnstable buyers often rely on appreciation as part of the plan, and a lender will want the ratio to clear without it. Housing here is neither new nor ancient, so condition varies widely from block to block and the inspection tells you more than the median. Because only 24% of households rent, vacant units can take longer to lease, and location relative to employers or campuses matters more.

Insurance, tax and flood context for Barnstable

The Census reports median real estate taxes paid of $3,975 in Barnstable, well below the Massachusetts median of $5,992. Against the median value that is an effective rate of roughly 0.66%, compared with 1.07% for Massachusetts as a whole. In rent terms, the tax bill equals roughly 17% of twelve months of median rent.

The federal National Risk Index scores Barnstable County relatively moderate for overall risk, led by coastal flooding (very high), hurricanes (relatively high) and lightning (relatively high). That is a county-level view, so check the flood map for the exact parcel.

Standard landlord policies usually exclude flood, and coastal ones can add a separate wind deductible, so ask the agent for Barnstable exclusions before trusting a premium estimate.

The ratio in Barnstable dollars

Worked through with this city's own medians: rent of $1,917 against taxes of about $331 a month leaves $1,586 for principal, interest, insurance and dues at a 1.00 ratio, and $1,202 at a 1.25 ratio. That arithmetic is the whole game, and the real rent and quotes for your address replace these medians.

What MA law and Barnstable require of landlords

For Barnstable, treat local rental rules as an open question to close before you offer. Ask the city and Barnstable County about landlord registration, inspections and short-term rental permits, and check association documents too. If you are weighing nightly income in Barnstable, the state tax backdrop is this. Massachusetts has required short-term rental operators to register with the Department of Revenue since July 1, 2019, and applies the room occupancy excise to rentals of 31 days or less, with local taxes and fees added where a city or town has adopted them.

The return clock runs 30 days from move-out in Massachusetts, so Barnstable landlords should keep move-in photos and repair receipts. Rent increases in Massachusetts: Rent control is prohibited statewide by the Massachusetts Rent Control Prohibition Act (c. 40P), which bars rent-control schemes except voluntary ones.

Where Barnstable sits among nearby places

Of the cities listed, Brockton is the most expensive ($437,500 median value) and New Bedford the least ($357,300); Barnstable sits at $602,500.

What fills Barnstable rentals

Self-employed workers, incorporated or not, make up 13.0% of employed residents, a group that often has irregular tax-return income and a natural fit with rent-based qualification. The same survey shows government workers are about 12% of employment, 42% of adults hold a bachelor's degree or higher and 11% of commuters travel 45 minutes or more.

The Barnstable area is home to Cape Cod Community College and Suffolk University. Students and employees at schools like these are a recurring source of rental demand. For getting around, Barnstable has air service through Barnstable Municipal Airport and Logan International Airport, which matters to commuters and to out-of-town owners planning a visit.

Next steps for a Barnstable purchase

A good Barnstable file has four pieces: rent evidence, a tax estimate, an insurance quote and cash. Preview the ratio in the calculator, then apply or talk to us.

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Sources and data notes

• State rule cited for Barnstable hosts: Room occupancy excise
• American Community Survey tables, Massachusetts
• FEMA hazard ratings for Barnstable County
• Wikipedia: Barnstable, Massachusetts
• Text of M.G.L. c. 186, § 15B(1)(b), (1)(d), (2), (3), (4), (5) for Barnstable landlords
• Lodging tax reference: Mass.gov TIR 19-3

The Barnstable statistics are five-year ACS estimates (2020 to 2024), which have sampling error. Deposit and notice summaries come from RedFlagLease (CC BY 4.0) and the linked Massachusetts sections. Checked October 2026; confirm with Barnstable or the county before you rely on any rule.

DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.