Staying in New Seabury with Beach Access
A vacation rental with beach access in New Seabury (NS) means you don’t have to drive miles to a public beach and pay to park. But, there are only three communities within NS that have vacation rental options with beach access, they are: Tidewatch and Maushop Village each of which has its own private beach; and the 25 rental units owned/managed by the Club at New Seabury that offer access to the New Seabury Club’s beach – called the Cabana Club.
When you see vacation rentals on websites picturing New Seabury’s beach, pools, club house, fitness center, 14 tennis courts, golf courses and four restaurants–there is no mention they are all off-limits to vacation renters. They are all owned by Concert Golf Partners (CGP) and only if you belong to a partnered club more than 100 miles away, can you gain reciprocal access to the amenities at the Club at New Seabury.
The ads on VRBO, Airbnb, etc. never mention there is no beach in NS available to anyone renting in 27 of the 29 communities, including mansions that go for $15,000 per week. You must drive two+ miles out of New Seabury to the public South Cape Beach State Park, where daily parking is $40 for non-Mass. residents and $15 for residents. A busy main roads without sidewalks preclude bicycling/walking. In sum, there are only three options to have beach access while vacationing at New Seabury:
Option #1: SeaQuarters
You can access the Cabana Club’s beach (but nothing else) by renting one of 25 units owned/managed by the Club, which is called the “Stay-and-Play” option. This includes the 19 free-standing SeaQuarters Condos near the woodland Dunes Golf Course which is two-miles from the beach. They
You can access the Cabana Club’s beach (but nothing else) by renting one of 25 units owned/managed by the Club, which is called the “Stay-and-Play” option. This includes the 19 free-standing SeaQuarters Condos near the woodland Dunes Golf Course which is two-miles from the beach. They
are two-story, two-bedroom units with a pullout sofa that sleep up to six. As of 03/25/26 spring seasonal rates are $376/wknt and $505/wkend night; Summer rates are $933/night; and, Fall are $442/wknt and $588/wkend night.
Here’s a review from Tripadvisor:
Stayed in Sea Quarters cottage … a spacious, new, well equipped, clean 2-story house, but it is located far away from the beach and swimming pool. We were aware that the club territory is big, but it is really huge with … a little [over a] dozen cottages in the middle of club to rent. It was literally 2 miles by GPS from our cottage door to the beach club. It was frustrating to realize that on arrival, especially when we have little kids with us.
Option #2: Poppy Place
The other Stay-and-Play option is to rent one of the six Poppy Cottages which are adjacent to the Popponnesset Marketplace. They are a short walk to the Cabana Club. In 2026 summer rates for a tiny 575sf 1BR/1BA unit were $623/night or an 850sf 2BR/1BA unit was $858. Yup, $600+ per night, and there’s a resort fee, too!
Photo by Fenway6 on TripAdvisor.com
Photo by Fenway6 on TripAdvisor.com
While convenient to New Seabury’s Cabana Club beach & pool, they are also right on the Marketplace’s big sandy parking lot, and they look a bit spare. There is little to no privacy, and no outdoor space as only the 2-Bed units have a small enclosed sunporch. But you are close to (and can hear) the action at the Marketplace and you can walk to the Cabana Club beach in a minute or two. The Poppy Inn is right there. So they are popular despite their price and size.
Remember, neither Stay-and-Play option gets you into the Club’s restaurants, fitness & sports centers or golf – they include only access to the Cabana Club for swimming. In the high season you may even be charged an additional daily fee to use its pool! For information call 508-539-8322 or email info@newseabury. Everything on-line regarding both SeaQuarters and Poppy Place can be found here.
Remember, neither Stay-and-Play option gets you into the Club’s restaurants, fitness & sports centers or golf – they include only access to the Cabana Club for swimming. In the high season you may even be charged an additional daily fee to use its pool! For information call 508-539-8322 or email info@newseabury. Everything on-line regarding both SeaQuarters and Poppy Place can be found here.
Option #2: Maushop Village
Maushop Village, a condo complex, is made up of about 175 saltbox-style cottages and townhouses, most are connected with a few free-standing units. All are privately owned. Up to ~75 are rented each summer at top dollar. Packed together with little to no visitor parking most offer only one parking spot. It is quaint, but busy with families given it has a private beach and that it is close to the Marketplace. However it is terminally cute and super popular. But, book far ahead, as it is 100% booked every year, mostly by the end of December.
Maushop Village, a condo complex, is made up of about 175 saltbox-style cottages and townhouses, most are connected with a few free-standing units. All are privately owned. Up to ~75 are rented each summer at top dollar. Packed together with little to no visitor parking most offer only one parking spot. It is quaint, but busy with families given it has a private beach and that it is close to the Marketplace. However it is terminally cute and super popular. But, book far ahead, as it is 100% booked every year, mostly by the end of December.
From: weneedavacation.com
From: VRBO.com
VRBO typically sells out 100% of its listings in Maushop. As of April, 2026 VRBO listed 45 rentals in Maushop Village. The 1BR units are very small, averaging only 540 sf.
The 2BRs are also small, averaging 840 sf. They all have a tiny brick patio (some have two) designed to accommodate a dining table with seating for four and a grill. Some units have a Juliet balcony off the second floor.
Consider that our TW one-bedroom condo is 1175 sf with an additional 340 sq feet of covered deck space. Enough room for two dining tables and a dozen Adirondack chairs! The least expensive unit (incl. tax) of all 45 Maushop rentals in the high-season is $385/night. For a peek-a-boo view, the cheapest is $485/night.
Consider that our TW one-bedroom condo is 1175 sf with an additional 340 sq feet of covered deck space. Enough room for two dining tables and a dozen Adirondack chairs! The least expensive unit (incl. tax) of all 45 Maushop rentals in the high-season is $385/night. For a peek-a-boo view, the cheapest is $485/night.
From: Expedia.com
To find something with view like the one below, which is pretty obstructed, you’ll pay ~$625/night which, plus tax, will cost $715 – $10,000 for 14 days (2 weeks). At Tidewatch, you’d pay that or less during peak high-season
From: WeNeedaVacation.com
for 32 days as opposed to 14 days in this tiny 1BR/1BA Maushop cottage. A month+ stay at TW is cheaper than two weeks in a Maushop village unit. And you get twice as much interior space and unobstructed
views, 2.5 miles of private beach with two decks directly overlooking the Nantucket Sound and the beach. Plus there’s plenty of parking and just 36 units in the complex, not 175.
About South Cape Beach
So what’s so bad about South Cape Beach? Absolutely nothing. It’s actually two beaches side-by-side; the Mashpee town beach which has 124 parking spaces and the State Park beach which has 225+ spots. At the state park it’s $40/day to park for non-Mass residents or $15 for residents. The town beach areas does not allow daily parking, you must buy a $50 weekly visitor pass to park there.
So a day at the beach is an expensive hassle for anyone coming to NS and not staying in a Club owned cottage, in Maushop Village or at Tidewatch. There are no exceptions unless your rental has its own beach, which in 2026 started at $12k per week for the few options available.
BTW, you can see the two miles of walkable beach heading west from Tidewatch below. You can wander all the way to South Cape and use the public bathroom and have a coffee, then head back. Most of our renters do this for exercise and peace of mind every morning or late afternoon. Why not? You might not see a single person along the way.
About South Cape Beach
So what’s so bad about South Cape Beach? Absolutely nothing. It’s actually two beaches side-by-side; the Mashpee town beach which has 124 parking spaces and the State Park beach which has 225+ spots. At the state park it’s $40/day to park for non-Mass residents or $15 for residents. The town beach areas does not allow daily parking, you must buy a $50 weekly visitor pass to park there.
So a day at the beach is an expensive hassle for anyone coming to NS and not staying in a Club owned cottage, in Maushop Village or at Tidewatch. There are no exceptions unless your rental has its own beach, which in 2026 started at $12k per week for the few options available.
BTW, you can see the two miles of walkable beach heading west from Tidewatch below. You can wander all the way to South Cape and use the public bathroom and have a coffee, then head back. Most of our renters do this for exercise and peace of mind every morning or late afternoon. Why not? You might not see a single person along the way.
Facebook: New Seabury Homes
You can’t safely bicycle to South Cape Beach from New Seabury as you must get out on the main road which has no sidewalks or bikeways. The beach is quite narrow, especially at high tide. You can find privacy if you walk aways.
The biggest disadvantage is it can be a little crowded and noisy during the summer, which is fine if you have kids. But Tidewatch is all about couples seeking a private and romantic get-a-way. Perfect for an extended honeymoon.
Capecodbeaches.net
South Cape Beach does have amenities like life guards and public restrooms, but it gets busy. As shown below, it’s not in New Seabury and about a two-mile drive from the resort.
Option #3: Tidewatch Condos
TW has its own private beach and with only 36 units of which only three or four might be offered as summer rentals making is far less busy and crowded compared to Maushop Village’s 175 condos of which 50 to 75 are active summer rentals.
At TW there is plenty of parking for you and guests, compared to almost no visitor parking in Maushop Village. The only downside is we bike to Popponesset Marketplace rather than walk the extra five minutes, compared to Maushop. For the price of two weeks anywhere else in NS with beach access (with or without views), you can stay for 32 days at TW.
Comparison of NS Rentals with Beach Access
Staying four weeks days at Tidewatch (TW) during peak-summer will cost ~$10,000 + $200 cleaning fee. We throw in extra days to get you to 32 which avoids 14.45% in taxes and brings the cost from $357/day down to $312/day. Two weeks at Sea Oaks will cost $13,350 (including Lodging Tax) or $954/day!
Staying for a month+ at TW will cost at least $3000 less than two weeks in a small Maushop Village unit with an obstructed ocean view, or in Sea Quarters which is two miles from the NS’ Cabana Club beach. In 2026, for the price of 32 days in our TW ocean-front villa in peak summer season you could stay for:
• 9 days at Sea Quarters two miles from the NS beach (no water view)
• 13 days in a tiny Poppy Cottage (close to beach, but no water view)
• 9 days in the cheapest Maushop cottage (with a partial sea view)
• 13 days in the average Maushop cottage (peek-a-boo or no view)
• 13 days in a tiny Poppy Cottage (close to beach, but no water view)
• 9 days in the cheapest Maushop cottage (with a partial sea view)
• 13 days in the average Maushop cottage (peek-a-boo or no view)
If you need room for three or more people, consider the above options. But for just one or two people, it makes good sense to stay at TW for month and get quiet & privacy, parking, lots of indoor space, two roomy covered outdoor decks and unobstructed views. Even our cleaning fee at TW of $200 is low compared to the must-pay “resort fee” the Club charges, that includes cleaning, for $250-$340 at Sea Oaks and $200-$250 at the Poppy Cottages.
If getting a full month off is the issue, think of it this way: Even if your vacation is limited to two weeks, pay less at TW than for two-weeks elsewhere and use Tidewatch as your pied-à-terre on the Cape for long weekends.
Let’s take check out the beach condo in the next section.
