Westcliffe Final

T H E K N O W L E S C O M P A N Y P R E S E N T S
W E S T C L I F F E
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P R E S E N T A T I O N
TABLE OF CONTENTS
COMPARATIVE MARKET ANALYSIS
LILI PEW BACKGROUND
MARKETING PLAN
PRINT/DIGITAL ADVERTISING
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Comparative Market Analysis:
Westcliffe, Mount Desert, Maine
Pricing Rationale and Market Positioning:
Formulating the correct asking price is one of the most essential aspects of listing and
marketing a property. Our carefully prepared Comparative Market Analysis (CMA), identifies
relatively comparable, previously sold properties and evaluates current competition. Due to
the unique stature of Westcliffe, truly comparable properties are scarce, compelling us to
examine sales within the past ten years or more. From the outset Westcliffe stands apart
from the current competition due to its exceptional features, acreage, location, and setting.
Subject Property:
Westcliffe is 6.35 +/- acres with 968 +/- feet of shore frontage. There are two principal,
architecturally-designed structures on premise: The Main House, The Guest Cottage. All
total there is 9,275 square feet of living space at 7,291 and 1,984 respectfully. Both are yearround,
in excellent shape with distinctive classical shingle-style design and comfort. The
grounds are rustic with subtle professional landscaping in a natural environmentally
sustainable style. There are walking paths along the rocky shoreline and dock, with nearly
unlimited 180-degree views across Somes Sound from the North to the South, including
stunning views of Acadia National Park’s Eastern Mountains. With such connection to the
land, Acadia National Park, and the sea, Westcliffe is truly a remarkable property.
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R E S E A R C H .
In our research for this CMA, we examined numerous sold properties within New
England as well as on Mount Desert Island. We are highlighting several of those sold
properties to compare to Westcliffe as they are all on Mount Desert Island. The sales
price and property details of all shorefront offerings were considered. In our analysis
we compared and adjusted the properties respective location, acreage, sale date, days
on the market, and square footage relative to Westcliffe. These calculations assisted
us in determining the appropriate market range. Additional factors taken into
consideration are town zoning ordinances and any deed restrictions and covenants.
The first property
is Oversea, located at 29 Dodge Point Road, Seal Harbor, with a
Main Cottage and 2 guest cottages for a total of 5,311 +/- square feet, resting on
6.35+/- acres, and 569 +/- feet of shorefront facing the Great Harbor and outer
islands. This was listed at $9,500,000 in September of 2018 and went under contract
immediately. The property sold December 19, 2018 for $9,250,000.
The second property
is Faraway located on the Eastern Point of Greening Island, with
a Main House with 7,100+/- square feet, and 2 -bedroom guest cottages on 4.40+/-
acres and a deep-water dock on 1,500 +/- feet shorefront covering views from
Southwest Harbor to the Eastern Way to Somes Sound. This was listed at $6,500,000
in late 2019 and closed in September of 2021 at $6,625,000.
The third property
is Cow Cove located in Northeast Harbor at 79 Peabody Drive,
with 6.1+/- acres, and a deep-water dock on 1,480 +/- feet of shorefront on the east
side of Northeast Harbor. This c.1904 Classic Shingle style summer cottage has a
main house with approximately 7,128 +/- square feet with 8 bedrooms and 5 full
baths and has a guest cabin with 2 bedrooms and 1 full bath. The original asking price
in February of 2020 was $8,300,000. It sold on January 20, 2022 for $6,850,000.
The highest sale for 2022 was Wynnestay located at 125 Peabody Drive, with 1.51+/-
acres and a deep-water dock on 243+/- +feet of shorefront overlooking the Western
Way and outer islands of the Great Harbor. This modern 5-bedroom and 7-bath
cottage was built in 2006 with state-of-the-art year around systems, meticulous
details and materials on the interior, balanced with native landscaping around granite
terraces resting high above the shorefront.The property was listed at $11,600,000 in
June of 2022, and sold in September for $10,600,000.

Currently there are 10 properties in the state of Maine on the market priced
over $5,000,000 and 6 are between $8,900,000 and $11,200,000. By narrowing
the field to just Mount Desert Island, over $5,000,000, there are 2 waterfront
properties on the market, the highest being $11,200,000 (Bar Harbor) serving as
testament to the very limited market inventory of our uniquely situated and
much desired area.
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The high-end, luxury real estate market in the country over the past few years
since the pandemic gained tremendous momentum and prices exceeded
expectations due to limited inventory as well as robust cash positions for Buyers
wanting to invest stock market earnings in real estate. The New England
shorefront market of Nantucket, Cape Cod, and Martha’s Vineyard had 20 sales
over between $8 million and $12 million since 2022. The North Shore areas had
4 sales over $5 million since 2022 with a high of $11,500,000 in Manchester
which closed in December.
It should be noted however that the buyer for Westcliffe will most likely tour
properties all along the eastern seaboard. Familiarity with competing offerings
guides us as to market outlook.
Looking back on Mount Desert Island since 2018, the overall market to date has
been strong for waterfront properties over $5 million with 8 sales over $5 million
(total volume of $69 million+/-), including 7 sales between $5 million and $10.6
million, with an average closed price of $8,643,000. Gains in the global stock
market, influences of the Pandemic and limited residential inventory coming on
the market on Mount Desert Island, were major factors for the increased price
volume, and lower number of sales in this elite category.
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M A R K E T P O S I T I O N .
Here, we have traditionally seen the market move in 18-month cycles. This market
fluctuation has been typical over the past decade and is based on current inventory, interest
and activity in the high-end market along the eastern coast and the lower market sectors
here on Mount Desert Island. This pattern may continue to evolve with global issues as we
have seen in 2022.
Upon moving forward with the listing, we also may offer a few suggestions to enhance the
property in its current state. All of these will add to a pristine presentation and a clear view of
all Westcliffe has to offer.While we have an initial portfolio of aerial photos in hand from
recent site visits, we will have additional photo and video sessions to maximize our portfolio
to best present the property over time.
After analysis of these properties, their unique characteristics, the resulting transactions and
the current state of the real estate market, we recommend a price range between $
$8,500,000 and $10,500,000. Final Price determination should be reviewed again when
closer to the launch of marketing, taking into consideration global and regional market
changes that may be critical factors to consider.
As mentioned above, there are alternate strategies for offering the property. We would
recommend that we meet to discuss all of your possible scenarios and objectives before
resting on a final plan and price. It is not always the highest asking price that yields the best
result of a sale, especially to maximize family objectives from a sale. Just as there are many
buyers with unique needs and wants, there are sellers with similar objectives, hopes and
wishes. Our experience has led us to understand these dynamics and how important it is to
work with the seller to determine the best course of action at the present time.
Once these goals are clearly defined, it is critical to place Westcliffe in the strongest possible
position against existing national competition, as well as at the top of the list of properties
most likely to attract the interest of an elite buyer. Pricing the property correctly is but one
critical step in successful marketing. A strong brokerage team must execute a robust
marketing plan to take advantage of a correctly priced offering. We will then put into action
our Marketing Plan and vast company resources to set the stage to reach a global market,
while also focusing on former clients, family, friends, and social venues to deliver the right
buyer and reach a successful sale.
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Now with more than 16 years of experience in real estate, Lili brings strong business expertise,
dedicated professionalism, and great enthusiasm for our local area to bear in all her realty
transactions.
Lili grew up in Bryn Mawr, PA and graduated from Harvard College in 1985 with a BS in
Psychology. Her family has summered at their family cottage “Inchcape” in Northeast Harbor
since the early 1900s, and has been dedicated members of the community for more than a
century. She followed-up a successful corporate career with the U.S. Olympic Committee in
Colorado and The Narragansett Group in New York by moving to Maine full-time in 2001.
Currently Lili is on board of:
Maine Community Foundation
Friends of Acadia, (Chairman 2007-2011)
Harbor Club Board of Governors
MDI Search and Rescue
Lili Pew joined the Knowles real estate team in 2007 and has
consistently been a top producer in the Mount Desert Island area
while serving a wide range of national and international clientele. In
recent years, she has closed a record number of sales for both
Buyers and Sellers. Lili consistently goes above and beyond for her
clients both during and after a sale.
B a c k g r o u n d
For Acadia’s 2016 Centennial, she served on the Acadia Centennial Steering Committee,
Centennial Carriage Drive and Rockefeller Carriage Road Celebration, and co-chaired Major
Gifts for FOA Second Century Campaign that raised $25 million.
She is leading economic development and broadband initiatives in the towns of Mount Desert,
Ellsworth, and The Cranberry Isles as part of her continuing efforts to secure a strong and
vibrant future for current and future generations in our communities.
Lili has also been a board member of:
College of the Atlantic
Summer Residents Association Board (SRA) (President 2017-2019)
Ellsworth Business Development Corporation
The New York Women’s Foundation
Secretary of the Interior’s Steering Committee America’s Voice for Conservation,
Recreation and Preservation
Down East YMCA
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DownEast Magazine
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New Rental! New Rental! New Rental!
Mount Desert
Trenton
Tremont
Windiana- Sun filled lakeside cottage in a
private setting. Southerly views of the ANP
mountains. Semi-detached Guest Cottage
with space for two additional guests. A
path leads to a deck at the water’s edge.
New Rentals!
Contact Our Rental Team
For Availability
207 276-3322
The Starr House- Less than a 20 minute drive
to Acadia National Park. Exquisite views of
the surrounding island and distant mountains
from every window. Spacious deck and
recently renovated kitchen.
Puffins Perch- Secluded location on the
“Quite side” of Mount Desert Island. Open
floor plan layout and comfortable
furnishings capable of accommodating up to
10 guests with deeded access to the shore.
Kate Chaplin Blakeslee Bell Nikki Hooper Keri Hayes Marla Jones
Rental Agent Rental Agent Rental Agent Rental Agent Rental Agent
1 Summit Road, Northeast Harbor, ME 04662
info@KnowlesCo.com I Phone: (207) 276-3322
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R E C E N T K N O W L E S C L O S I N G S
42 Jordan Pond Mt Desert $580,000 Lili Pew Selling Member
17 Folkstone Drive Bar Harbor $562,500 Beth Ingebritson Selling Member
47 Point Lane Tremont $1,450,000 Hallock/Ingebritson Listing/Selling Members
14 Freeman Ridge SH $480,000 Sue Ferrante-Collier Selling Member
42 Grand View Ellsworth $345,000 Kristi Jacoby Listing Member
REAL ESTATE SALES
Distinctive Properties. Legendary Service.
Bar Harbor
$430,000
ACTIVE
Located at the end of a quiet lane, this 3-bedroom cottage offers
4 floors of living space .Property looks out onto 2+/- acres of
gardens filled with perennials. Close Bar Harbor amenities.
MLS# 1551799 Susan Ferrante-CollierAssociate Broker
(207) 266-9424
Northeast Harbor
$500,000
Located in the village of Northeast Harbor this .62+/- acre lot is
close to all amenities. Public water and sewer. Surveyed.
MLS#1537012 Lili Pew Associate Broker (207)276-3322
ext.238.
Great Cranberry Island
$225,000
SOLD
SOLD
Bright and sunny 2-bedroom, 1-bath home on Great Cranberry
Island. .26 +/- acres, covered porch, spacious kitchen. Subject to
very reasonable version of the CIRT covenants.
MLS#1506789 Nick Burnett Associate Broker (207) 460-5121
Seal Harbor
$2,200,000
ACTIVE
Exceptional shingle-style, year-round home. Property overlooks
Seal Harbor Beach. Mainesail features quality of craftsmanship
throughout. Large windows allow for bright rooms. Private deck
and hillside garden. Close to Acadia National Park trails.
MLS#1544373 Beth Ingebritson Broker (207) 266-7225
Swans Island
$1,325,000
SOLD
Mosaic of rocks. 4000' of Maine Coastline. Popplestone (large
pebble) beaches, Open ocean views. Private 106+/- acre parcel.
Road in place.
MLS#1497908 Beth Ingebritson Broker (207).266-7225
Bar Harbor
$750,000
ACTIVE
Ideal retreat set high up overlooking Frenchman's Bay. This
compact chalet style 2-bedroom, 2-bath home is moments from
the village, the head of the island and access to Acadia.
MLS#1549573 Tricia Blythe Broker (207) 664-3500
Ellsworth
$345,000
SOLD
Located in a quiet neighborhood this charming, well maintained,
three-bedroom, two full bath ranch home on 1.15+/- acres
features Beautiful perennial gardens in the fronty ard and a
backyard bordered by mature trees with an open deck
MLS#1547086 Kristi Jacoby Associate Broker (207) 266-0212
West Tremont
$1,400,000
"Cove Ledge" is perched on a grassy knoll that follows a field of
lupines to accessible deep-water shorefront. This 2-bed, 2-bath
Cape-style home on 4.5 +/- acres, with 408+/- ft. of shore
offers distant view of Placentia, Black and Gotts Islands.
MLS#1529773 Torie Hallock Associate Broker
(207) 276-3322 ext. 225
Bar Harbor
$695,000
ACTIVE
ACTIVE
The Ovens are geological sea caves carved by the ocean.
Accessed by an impressive, gated staircase from the property, a
short stroll down leads to one of the ovens, known as Cathedral
Rock. The 1.33 +/- acres features a private fine stone beach.
MLS#1538684 Kristi Jacoby Associate Broker (207) 266-0212
Great Cranberry Island
$725,000
SOLD
Off a beaten path this 3-bedroom home on shores of "The
Pool",offers a deck to the water and a covered porch to the
gardens. Cranberry Shores epitomizes island living set on 5+/-
acres. A long history of artists created a studio on the shore.
MLS#1533431 Torie Hallock Associate Broker (207) 276-3322
ext. 225
Bar Harbor
SOLD
$841,000
3-bed, 2.5 bath recently renovated home added 500+ ft living
area. Sun room, finished basement,. heat pumps, propane
fireplace and solar. 5.8+- acres abuts conservation.
MLS#1546968 Tricia Blythe Broker (207) 276-3322 ext. 237
Bar Harbor
$425,000
ACTIVE
36+/- private acres punctuated with old growth oak trees.
Property has been soils tested and is located off a private wellconstructed
road. Protective covenants in place.
MLS#1462498 Jane McCombs-Beaman Broker
(207) 276-3322 ext. 243
Northeast Harbor
$1,740,000
SOLD
Located in a beautiful, private setting on the outskirts of Northeast
Harbor, Asticou Acres is a wonderful estate property offering a
large, shingled home with distant ocean views from the upper
floors, two barns and a lovely grounds bordering Acadia National
Park.
MLS#1538684 Mia Thompson Broker (207) 276-3322 ext. 228
VACATION RENTALS
F E A T U R E D R E N T A L S O F T H E W E E K
SEARCHING FOR A VACATION RENTAL THIS YEAR?
DON'T WAIT UNTIL THE LAST MINUTE. SPRING IS COMING!
Island Sky: A charming cottage perched just off Mount Desert Island in
Trenton, this home has it all. Two decks to choose from, a spacious and
comfortable living room with sweeping water views and the mountains
of Acadia in the distance.
RENTAL AGENT (207) 276-3322 ext. 239
Acadia Lodge: Offering stunning views of Somes Sound from nearly
every room, find serenity and calm on the wrap around deck or relax
below at water's edge.
RENTAL AGENT (207) 266-0212 ext. 239
Kebo Cottage: A jewel of a house that gives you plenty of space when
vacationing with friends or family, close to Bar Harbor village!
RENTAL AGENT (207)276-3322 ext. 239
KnowlesCo.com
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