Polpis vs. Tom Nevers: Which Nantucket Neighborhood is Right for You?
When buyers tell me they want peace and privacy on Nantucket without sacrificing convenience, two neighborhoods immediately come to mind: Polpis and Tom Nevers. Both offer spacious lots, natural beauty, and a quieter island experience compared to downtown living. But they deliver very different lifestyles.
As a sixth-generation Nantucket native, I've watched both neighborhoods evolve from summer cottage communities to year-round destinations. My family has stories spanning decades about what makes each area special—and which type of buyer thrives in each location.
If you're choosing between Polpis and Tom Nevers, this guide breaks down everything you need to know.
Location & Accessibility
Polpis: Eastern Harbor Convenience
Polpis sits on Nantucket's eastern shore along Polpis Harbor, roughly 10 minutes from downtown via Polpis Road. The drive is scenic, winding past conservation land and cranberry bogs, but it's quick enough that you never feel isolated.
What's Nearby:
Downtown Nantucket: 10 minutes
Sconset village: 10 minutes
Beaches: Quidnet and Sesachacha within 5 minutes
Airport: 15 minutes
The central-ish location means you can grab groceries, hit a restaurant, or catch the ferry without major planning. It's the sweet spot for buyers who want quiet but don't want to commit to true remoteness.
Tom Nevers: Southeastern Beach Proximity
Tom Nevers occupies Nantucket's southeastern corner, about 15 minutes from downtown. The neighborhood sits on rolling moorland just inland from Tom Nevers Beach, giving it a more secluded, end-of-the-island feel.
What's Nearby:
Downtown Nantucket: 15 minutes
Tom Nevers Beach: Walking/biking distance
Sconset village: 5-7 minutes
Airport: 10 minutes
Tom Nevers feels more removed from town activity. You're closer to the beach than to Main Street, which is exactly what many buyers want. Expect to plan your town trips rather than making spontaneous runs.
Winner for Convenience: Polpis, by a narrow margin. The 5-minute difference adds up over time.
Property Types & Prices
Polpis: Waterfront Estates & Buildable Land
Polpis properties range from $1.5M to $8M+, with waterfront commanding the highest prices. You'll find:
Historic harbor estates with private docks and sunset views
Modern new construction on larger lots (1-3+ acres)
Buildable land parcels for custom builds
Mix of architectural styles: Traditional shingle-style, contemporary, coastal modern
Lot sizes tend to be larger than in-town properties, often 1-2 acres or more. Waterfront lots with harbor access are the crown jewels, offering protected waters perfect for boating.
Tom Nevers: Beach-Oriented Family Homes
Tom Nevers properties typically range from $1.2M to $5M, making it slightly more accessible than Polpis. You'll find:
Traditional Cape-style homes with classic Nantucket character
Contemporary beach houses with open floor plans
Spacious lots (often 1+ acre) with room for pools and gardens
Family-friendly layouts designed for summer living
Properties here are generally inland rather than waterfront, but many offer moor views and easy beach access. The trade-off for lower prices is less water frontage and a bit more distance from town.
Winner for Value: Tom Nevers offers more house for your money, especially for non-waterfront buyers.
Winner for Waterfront: Polpis, hands down. Harbor access and docks are a major draw.
Lifestyle & Vibe
Polpis: Tranquil Harbor Living
Polpis attracts buyers who want privacy, natural beauty, and water access. The harbor creates a protected, serene environment—think calm mornings with coffee on the dock, kayaking at sunset, and sailboats drifting by.
The neighborhood feels sophisticated but understated. You'll see beautifully maintained estates, conservation land for walking, and a mix of year-round residents and summer families. It's quiet without feeling isolated.
Best For:
Boaters and water enthusiasts
Buyers seeking larger lots and privacy
Those who want quick access to both town and Sconset
Empty nesters and professionals working remotely
My Sixth-Generation Take:"Growing up, Polpis was where families who wanted space without sacrificing convenience settled. My family watched this area evolve from summer cottages to year-round estates. The harbor's protection and the neighborhood's quiet character make it one of the island's most desirable locations—especially for buyers who value privacy and water access."
Tom Nevers: Beach-Focused Family Haven
Tom Nevers is all about beach life and family summers. The neighborhood has a laid-back, unpretentious vibe. Kids bike to the beach, families gather for bonfires, and the pace is slower than anywhere else on the island.
It's less about waterfront elegance and more about authentic island living. You're surrounded by open moors, native vegetation, and that classic Nantucket landscape. The community is tight-knit, with many year-round residents who embrace the quieter off-season.
Best For:
Families with kids who love the beach
Buyers seeking a peaceful retreat
Those who prefer ocean access over harbor living
Budget-conscious buyers who want space and privacy
My Sixth-Generation Take:"Tom Nevers has always been where families came for summer simplicity—close to the beach, away from the crowds. Over the decades, I've seen it transform into a year-round community while keeping that laid-back character. It's perfect for buyers who want ocean access without the density of in-town living."
Winner for Lifestyle: Depends on your priorities. Polpis for sophistication and water access; Tom Nevers for beach culture and family living.
Waterfront & Beach Access
Polpis: Harbor Boating Paradise
Polpis offers direct harbor access for waterfront properties. You can have your own dock, launch kayaks and paddleboards, and enjoy protected waters perfect for swimming and boating. Sunset views over the harbor are spectacular.
Beach Access:While Polpis isn't directly on the ocean, you're just minutes from Quidnet Beach and Sesachacha Beach—both beautiful, less-crowded options.
Tom Nevers: Steps to the Ocean
Tom Nevers Beach is the neighborhood's crown jewel—a wide, family-friendly beach with gentle surf and plenty of space. Most homes are within walking or biking distance of the beach, making it easy for daily visits.
No Harbor Access:Tom Nevers doesn't offer harbor or dock opportunities. If boating is a priority, Polpis is the better choice.
Winner: Polpis for boaters; Tom Nevers for beach lovers.
Utilities & Practical Considerations
Polpis
Water: Mix of town water and private wells
Septic: All properties require septic systems
Waterfront Regulations: Conservation Commission oversight for harbor properties
Zoning: Primarily residential; verify lot coverage and setback requirements
Tom Nevers
Water: Private wells standard
Septic: All properties require septic systems
Zoning: Residential; verify building restrictions and lot coverage
Beach Access: Public beach within walking/biking distance
Both neighborhoods require septic systems (no town sewer on Nantucket) and have similar zoning considerations. Polpis waterfront buyers should expect additional regulatory oversight due to coastal protections.
Year-Round Living vs. Seasonal Use
Polpis
Many Polpis residents live here year-round, enjoying the quiet and quick access to town. The neighborhood maintains a steady population through winter, and essential services (plowing, utilities) are reliable.
Tom Nevers
Tom Nevers has a strong year-round community but feels quieter in winter due to its distance from town. If you're planning full-time island living, consider whether the 15-minute drive in winter weather feels manageable.
Both neighborhoods work well for seasonal use, though Polpis's proximity to town makes it slightly easier for shorter visits.
Which Neighborhood is Right for You?
Choose Polpis If You Want:
Harbor access and boating opportunities
Larger waterfront estates
Quick access to both town and Sconset
Sophisticated, private living
Higher-end investment ($1.5M-$8M+)
Choose Tom Nevers If You Want:
Steps-to-the-beach living
Family-friendly, laid-back vibe
Spacious lots at a better value ($1.2M-$5M)
Authentic island experience
Less emphasis on waterfront, more on beach culture
The Bottom Line
Both Polpis and Tom Nevers deliver the peaceful, spacious Nantucket lifestyle that buyers crave. Your choice comes down to water vs. beach, convenience vs. remoteness, and budget.
If you're a boater who values harbor access and wants to stay close to town, Polpis is your neighborhood. If you're a beach-loving family seeking value and authentic island living, Tom Nevers is calling your name.
As someone who's watched both neighborhoods evolve over generations, I can tell you this: there's no wrong choice. Both offer the quintessential Nantucket experience—just in different flavors.
Ready to Explore Polpis or Tom Nevers?
Let's talk about your priorities and find the perfect Nantucket neighborhood for your lifestyle. With sixth-generation island roots and deep local connections, I can help you access properties—including off-market opportunities—that match exactly what you're looking for.
Contact Sean KalmanKalman & Co. Real Estate
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