2026 Pricing Guide
What Does Caretaking Cost on Martha's Vineyard?
The first transparent pricing guide for MV caretaking. Real market data from verified island professionals — no hidden fees, no surprises.
Avg. MV Home Value
$2,626,357
Seasonal Homes
10,700+
Standard Annual Cost
$3,600–$12,000
Island Contractor Premium
20–35%
Per-Visit Pricing
Pay-per-visit works best for owners who only need occasional checks or want to supplement a monthly plan during off-season months.
basic
$60–$100
Bi-monthly inspections, smaller home
standard
$75–$150
Weekly inspections, mid-size home
premium
$100–$200+
Weekly + project management, large estate
Monthly Retainer Plans
Monthly retainers are the most common arrangement on MV. Your caretaker is your first call for anything — inspections, emergencies, vendor coordination.
basic
$120–$200
2 visits/month, basic checklist
standard
$300–$600
Weekly visits, full reports
premium
$500–$1,000+
Weekly + concierge + vendor coordination
luxury
$1,000–$4,000+
Full estate management
Annual Cost Breakdown
When budgeting for the year, most MV homeowners should plan for monthly retainer + seasonal opening/closing + 1-2 storm response visits.
| Tier | Annual Range | Includes |
|---|---|---|
| basic | $1,440–$2,400 | Entry-level monitoring |
| standard | $3,600–$7,200 | Comprehensive caretaking |
| premium | $6,000–$12,000+ | Enhanced estate management |
| luxury | $15,000–$50,000 | Full-service luxury estate |
Seasonal & Add-On Services
These are charged per event in addition to your monthly retainer. Most caretakers build these into an annual budget estimate.
opening Closing
$500–$2,000 each
storm Response
$200–$500/visit
rental Turnover
$150–$350/turnover
concierge Arrival
$200–$500/visit
emergency Callout
$300–$600/call
Hourly Add-Ons
$50–$100/hr
1-hour minimum
Cost by Town
Location significantly impacts caretaking costs. Down-island towns have more contractors and shorter drive times; up-island properties require more travel and specialized service.
Edgartown
Avg. sale price: $3.6M
$350–$800/mo
Highest STR concentration — turnover management drives cost
Oak Bluffs
Avg. sale price: $1.2M
$200–$500/mo
Most affordable entry; older stock needs more hands-on maintenance
Vineyard Haven
Avg. sale price: $1.75M
$250–$600/mo
Year-round town; best contractor availability on island
Chilmark
Avg. sale price: $6.4M
$800–$4,000/mo
Highest values demand full estate management; remote location premium
West Tisbury
Avg. sale price: $2.5M
$400–$1,000/mo
Large parcels with outbuildings; new strict STR regulations
Aquinnah
Avg. sale price: $3.5M
$600–$1,500/mo
Most remote; cliff exposure and limited contractor access
Sample Annual Budget
A realistic budget for a typical $2.5M seasonal home using standard-tier services.
| Line Item | Annual Cost |
|---|---|
| Monthly retainer (Standard — 12 months × $450) | $5,400 |
| Spring opening | $800 |
| Fall closing / winterization | $1,200 |
| Storm response visits (est. 3 × $350) | $1,050 |
| Concierge arrival prep (est. 4 visits × $300) | $1,200 |
| Hourly add-ons (est. 10 hrs × $65) | $650 |
| Estimated Annual Total | $10,300 |
This represents roughly 0.4% of property value — well within the 0.5–1% industry benchmark. Actual costs vary by property size, location, and services selected.
What's Included at Each Tier
Every caretaker packages services differently, but here's what you should typically expect at each level.
Basic
$120–$200/mo
- 2 visits per month
- Visual exterior/interior check
- Basic photo report
- Thermostat & water verification
- Mail & package collection
- —Storm response
- —Vendor coordination
- —Concierge services
Standard
$300–$600/mo
- Weekly visits
- Detailed photo reports (24hr)
- Storm prep & response
- Vendor coordination
- Seasonal opening/closing assist
- Insurance documentation
- —Concierge/arrival prep
- —Full project management
Premium
$500–$1,000+/mo
- Weekly visits + on-demand
- Full photo reports
- Storm prep & response
- Vendor coordination & oversight
- Concierge arrival prep
- Rental turnover support
- Seasonal open/close included
- —24/7 dedicated line
Luxury
$1,000–$4,000+/mo
- Unlimited access
- Comprehensive reporting
- 24/7 emergency line
- Full project management
- White-glove concierge
- Rental management
- Landscaping oversight
- Security monitoring
What Drives Caretaking Costs on MV?
Property Size & Complexity
A 1,200 sq ft Oak Bluffs cottage requires very different care than a 6,000 sq ft Chilmark estate compound with a pool, guest house, and private road. More structures = more inspections = higher cost.
Island Contractor Premium
Everything costs more on an island. Contractors charge a 20–35% premium over mainland rates due to ferry logistics, limited labor supply, and seasonal demand spikes.
Town & Location
Up-island properties (Chilmark, Aquinnah, West Tisbury) involve longer drive times, more remote locations, and fewer nearby contractors — all of which factor into pricing.
Rental vs. Personal Use
STR properties require significantly more attention: turnover inspections, cleaning crew coordination, guest communication, and compliance with evolving town regulations.
Seasonal Exposure
Waterfront homes, especially on the south shore, face more extreme weather exposure and require more frequent storm prep and post-storm inspections than protected inland properties.
Service Scope
Basic home-watch (visual inspections only) costs a fraction of full estate management, which includes vendor coordination, concierge services, project management, and 24/7 availability.
The Cost of Not Having a Caretaker
Professional caretaking typically costs 0.5–1% of your property value annually. Here's what homeowners without caretakers risk:
Frozen pipe burst (undetected for weeks)
$20,000–$150,000
Mold from unnoticed roof leak
$15,000–$75,000
Storm damage without pre-storm prep
$10,000–$100,000+
Insurance claim denial — no proof of monitoring
Full claim value
Squatter or vandalism damage
$5,000–$50,000
Failed septic system (no monitoring)
$25,000–$60,000
Get a Custom Caretaking Quote
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Request Your Free QuoteAll pricing on this page reflects estimated market ranges based on publicly available data and provider feedback. MVCaretaking.com does not set, negotiate, or guarantee pricing. Actual costs are determined solely between you and your chosen service provider. This guide is for informational purposes only and does not constitute a quote, offer, or professional financial advice.