38 Black Point Rd

Chilmark, MA 02535

$16,000,000
Price
2
Beds
1,041 Sq. Ft.
$15,370 / Sq. Ft.
1,041
Sq. Ft.
$15,370
per Sq. Ft.
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Description

Forty six extraordinary acres on Black Point Pond with easy access to Black Point sandy ocean beach. Magical expansive views of meadows, pond and ocean. This estate-sized property abuts 140 acres of Sheriff's Meadow conservation land, offering exceptional privacy. A simple 1041 square foot two bedroom home sits on one lot with two detached studios alongside. Close to nature, this seasonal home (April through October) was built in 1973 and evokes an earlier and simpler time. Use as is, build anew...Forty six extraordinary acres on Black Point Pond with easy access to Black Point sandy ocean beach. Magical expansive views of meadows, pond and ocean. This estate-sized property abuts 140 acres of Sheriff's Meadow conservation land, offering exceptional privacy. A simple 1041 square foot two bedroom home sits on one lot with two detached studios alongside. Close to nature, this seasonal home (April through October) was built in 1973 and evokes an earlier and simpler time. Use as is, build anew or significantly expand and/or modify the existing dwelling. There is a second abutting buildable lot with many options as well. Enjoyed as a summer retreat by one family for three generations, this is the only private home on Black Point Pond. Walking into the generous, inviting wood panelled living room, the eye is drawn to the large windows opening to expansive views. Rolling meadows, pond, and endless sea and sky… this blend of fields and water stretching into the horizon is the property's backyard. Gazing out from the two-story shingled home it's easy to imagine the legacy of this land, the family that grazed their sheep and for generations tended the land, and the more recent history over the last 50 years of family backyard cookouts, children catching crabs in the nearby creek and bike rides down the dirt road to idyllic Black Point Beach where expansive stretches of white sand run between Black Point Pond and the Atlantic Ocean. A short walking path leads from the house to a kayak rack on the pond. Paddle and explore the pond or walk, bike, kayak or drive to nearby Black Point Beach. These three lots (6 acres, 6 acres and 34 acres) are being offered together for the first time in over fifty years. Two of the lots (Lots 1 and 2) are buildable while the third lot (the Meadow Lot) provides view protection for lots 1 and 2 and frontage on beautiful Black Point Pond. A Black Point Beach lot is also included as part of this offering and will give a new owner membership in the Black Point Beach Association. This is a rare opportunity to purchase an estate-sized parcel on Chilmark's south shore with enormous privacy, stunning views, private pond frontage, two buildable lots and access to one of the most spectacular beaches on Martha's Vineyard.
  1. Listed by Abby Rabinovitz • Tea Lane Associates

Property Details for 38 Black Point Road

Zoning
RES
View
Pond, Ocean
LISTING UPDATED: 05/26/2026 06:04 PM

Property Details for 38 Black Point Road

StatusActive
MLS #44495
Days on Market16
Taxes$10,914 / year
HOA Fees-
Condo/Co-op Fees-
Property TypeSingle Family
MLS Type1 Family / Single Family Residence
Year Built1973
Lot Size46.00 AC / 2,003,760 SF
CountyDukes County
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Location

Listing Courtesy of Tea Lane Associates, Abby Rabinovitz
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Building Information for 38 Black Point Road

Stories-Year Built1973Building Size-Lot Size46.00 AC / 2,003,760 SF

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$80,639 per month

30 year fixed, 6.36% Interest

Principal and Interest

$79,730

Property Taxes

$910

HOA Dues

$0

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Property Information for 38 Black Point Road

Summary
Location and General Information
  • Latitude: 41.3540584
  • Longitude: -70.6748004
  • Listing ods: WViews, Deck, AscBch
  • Listing other Building: Grg
  • MLS Area Major: 5
Taxes and HOA Information
  • Tax Assessed Value: $444,900.00
  • Tax Lot: 11, 9-02, 9-01, 058-00
  • Tax Map Number: 23
  • Tax Other Annual Assessment Amount: $4,342,100.00
  • Tax Year: 2026
Parking
  • Parking Features: Yes
Property
Lot Information
  • Lot Features: Lots 1 and 2 both have easements over the Meadow Lot to access Black Point Pond. The owners have been ardent stewards of this coastal meadow and desire to see its special character preserved over time. Both of the six acre lots (Lot 1 and Lot 2) are buildable. These lots look out over the Meadow Lot to the pond, dunes and ocean. The coastal meadow provides these buildable lots with view protection and access to Black Point Pond., Expansive lawn and fields beyond.
  • Property Type: 1 Family
Property and Assessments
  • Photos Count: 39
  • Deed No: 440
  • Approval Status: -1
  • Reviewed: Yes
Utilities
  • Sewer: Septic Tank
  • Utilities: Cbl
  • Water Source: Well
Interior and Exterior Features
Exterior Features
  • Exterior Features: WViews, Deck, AscBch
Interior Features
  • Main Level Bedrooms: 1
  • Other Structures: Garage and two detached studio cabins for overflow family and guests. Composting toilet in a separate shed is shared by the two studios which are approximately 700 square feet combined.
  • Rooms Total: 5
  • Appliances: Stove: Yes, Washer: Yes
  • Fireplace Features: 2
  • Fireplace: No
  • Flooring: wood
  • Foundation Details: There is a crawl space. The house is supported on multiple concrete piers.
  • Furnished: Unfurnished
  • Heating: Electric
  • Interior Features: Disp,Ins,OSh, Floor 1: Open living, dining, kitchen area. First floor bedroom. Fireplace in living room. Sliders from the dining area open to a spacious deck. Enjoy outdoor meals and take in the view. One bathroom on this level. Laundry room with washer dryer., Floor 2: Primary bedroom with fireplace and balcony overlooking meadow, pond, out to ocean. This bedroom has its own bathroom.

Property History for 38 Black Point Road

DateEvent & SourcePriceAppreciation
May 18, 2026

Listed (Active)

LINK #43569

$16,000,000—
May 18, 2026

Listed (Active)

LINK #44495

$16,000,000—
DateEvent & SourcePrice
05/18/2026

Listed (Active)

LINK #43569

$16,000,000
05/18/2026

Listed (Active)

LINK #44495

$16,000,000

For completeness, we often displays two records for one sale: the MLS record and the public record.

Public Records for 38 Black Point Road

Taxable ValueLand$1,436,700Additions-Total$1,436,700
Tax Record2025$3,233 ($269 / month)
Home Facts
Beds0Lot Size261,360 SqFtStyleResidentialZoning1-3CountyDUKESAPNCHIL M:23 P:9 E:1

Schools near 38 Black Point Road

This home is within Up-Island Regional School District.
Rating
School
Type
Grades
Distance
West Tisbury Elementary School
Public - PK to 8
Martha's Vineyard Regional High School
Public - 9 to 12
Chilmark Elementary School
Public - K to 5
Rating
School
Distance
West Tisbury Elementary School
PublicPK to 8

Martha's Vineyard Regional High School
Public9 to 12

Chilmark Elementary School
PublicK to 5

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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More information about 38 Black Point Road, Chilmark, MA 02535

38 Black Point Road is a single family home for sale in Chilmark, MA 02535. This property was listed for sale on May 18, 2026 by Tea Lane Associates, it's currently listed at $16,000,000. This listing's school districts are Up-Island Regional School District, Marthas Vineyard School District. Nearby schools include West Tisbury Elementary School, Martha's Vineyard Regional High School and Chilmark Elementary School. 38 Black Point Road is a 2-bed, 2-bath, 1,041 sqft single family home built in 1973.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity. Subject to change at any time. Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties make no guarantee, warranty or representation regarding the accuracy of any waterfront feature, water view or waterfront view.

Listing Courtesy of Tea Lane Associates, Abby Rabinovitz

The property listing data and information, or the images, set forth herein were provided to MLS Property Information Network, Inc., Martha's Vineyard MLS, CCIMLS, Link MLS, and Berkshire County Board of REALTORS from third party sources, including sellers, lessors and public records, and were compiled by MLS Property Information Network, Inc., Martha's Vineyard MLS, CCIMLS, Link MLS, and Berkshire County Board of REALTORS. The property listing data and information, and the images, are for the personal, non-commercial use of consumers having a good faith interest in purchasing or leasing listed properties of the type displayed to them and may not be used for any purpose other than to identify prospective properties which such consumers may have a good faith interest in purchasing or leasing. MLS Property Information Network, Inc., Martha's Vineyard MLS, CCIMLS, Link MLS, and Berkshire County Board of REALTORS and its subscribers disclaim any and all representations and warranties as to the accuracy of the property listing data and information, or as to the accuracy of any of the images, set forth herein.