New Seabury
Mashpee, Barnstable County, Massachusetts · Cape Cod & the Islands golf market
- Access
- membership optional
- Holes
- 36
- Architect(s)
- William Mitchell
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New Seabury is Cape Cod's original and largest golf-anchored planned community: 1,500 acres on Mashpee's southern peninsula, developed starting in 1962 by Malcolm and Arnold 'Buff' Chace as one of the country's first master-planned resort-residential developments. Two William Mitchell-designed courses, the Ocean Course and Dunes Course, opened in 1964-65 and remain the community's organizing feature -- the back nine of the Ocean Course and all of the Dunes Course wind behind the Greensward village along roads with names like Slice, Walton Heath and Troon, and multiple newer sections (including a 23-homesite gated enclave with waterfront views) are marketed explicitly on their golf-course frontage.
The club itself, however, is now a separately purchased membership. New Seabury's current 2026 membership plan is explicit that owning a residence or a lot inside New Seabury creates no vested right or easement to use club facilities -- golf, the beach clubs, tennis, and the fitness center are all sold as memberships (from roughly $65,000 to $100,000 initiation depending on tier) open to owners and non-owners alike on essentially the same terms. That arms-length structure is a real signal that could point toward exclusion under this platform's 'resort access sold the same to everyone' discipline, but New Seabury's sheer scale and the degree to which its 29 villages, road names, and gated sections are physically organized around the two courses support qualification here on residential-integration grounds instead.
Golf & Course
The Ocean Course and Dunes Course, both by William Mitchell, opened in 1964 and 1965 and have been renovated multiple times since, including a widely covered reshaping of the Dunes Course. The club changed hands in 1998 when investor Carl Icahn acquired it out of the prior owner's bankruptcy (under a bankruptcy-court order that restricted dramatic changes to membership terms), and Concert Golf Partners acquired the club from an Icahn-affiliated real estate fund for just over $60 million in 2025, with new ownership signaling plans to invest further in the property.
Membership & Access
Does buying a home here include club membership?
Buying a home or lot in New Seabury does not, by itself, include any club privileges. Golf, beach-club, tennis and fitness access are all sold as a separate membership with four disclosed 2026 tiers -- Diamond ($100,000 initiation / roughly $23,400 annual dues), Lifestyle Plus, Lifestyle ($65,000 initiation / roughly $12,720 annual dues), and a lower-cost Silver social tier -- open to owners and non-owners on essentially the same terms. This is a deliberate, current, and club-stated policy, not a research gap: a buyer should plan on the membership as a separate, optional purchase rather than assume it comes bundled with the house.
Living in New Seabury
New Seabury is organized into 29 named villages -- among them Bright Coves, Fells Pond, Greensward, Highwood, Popponesset Island, and The Preserve -- governed by an umbrella homeowners' association, the Peninsula Council, which manages architectural review across all 29 villages and provides direct property management for seven of them; each village sets and collects its own maintenance fee, which varies by village size and services. Housing ranges from condominiums at Promontory Point to gated waterfront single-family homes at Seaside and The Preserve, with golf-frontage lots along the Ocean and Dunes courses marketed by name throughout.
Costs & Fees
Figures below are labeled Current only when the source itself frames them as presently accurate. Everything else is labeled Historical — a source checked today does not make an old fee a current one.
Initiation (range low)
Current$65,000
Lowest disclosed 2026 initiation tier (Lifestyle).
Initiation (range high)
Current$100,000
Top disclosed 2026 initiation tier (Diamond).
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What Buyers Should Verify
- Confirm current membership tier pricing, dues, and any waitlist directly with the club -- figures here come from third-party membership-cost aggregators, not the club's own current rate sheet, which was not independently fetchable this session.
- Confirm whether any individual New Seabury village (e.g., The Preserve, Seaside) has its own separate golf-access arrangement distinct from the general club membership plan described here.
- Confirm village-specific HOA/maintenance fees directly with Peninsula Council; they vary by village and were not itemized this session.
Notable
- One of the first master-planned resort-residential communities in the United States, developed from 1962.
- 29 villages, 2,000-plus homeowners, governed by the Peninsula Council homeowners' association.
- Sold by Carl Icahn's real estate fund to Concert Golf Partners for just over $60 million in 2025.
Related Comparisons
Considering a Move to New Seabury?
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US Golf Living provides independent real-estate research and can connect consumers with real-estate professionals. Golf membership, availability, fees and approval are determined independently by the applicable club.