3 Proctor St, Manchester, MA, 01944
About This Home
Privately set on over an acre in one of Manchester-by-the-Sea’s most sought-after coastal neighborhoods, 3 Proctor offers convenience located just 0.4 miles from Singing Beach and moments from the Village’s shops and dining. Thoughtfully designed for both grand entertaining and everyday comfort, the home showcases expansive living areas, soaring vaulted ceilings, and dramatic floor-to-ceiling windows that bathe the interiors in natural light. Multiple fireplaces add warmth and character throughout. Recent improvements include beautifully refinished hardwood floors, fresh interior paint, and enhanced landscaping, ensuring a move-in-ready experience. The flexible floor plan features five bedrooms, highlighted by a generous primary suite and a private guest suite above the garage with its own entrance—ideal for extended stays or visiting guests. Coastal living, Reimagined.
Getting Around
Car-Dependent
Very Limited Transit
Somewhat BikeableSchools
Construction
Condition
- Year built: 1955
Materials
- Foundation: Concrete Perimeter
- Roof: Shingle
- Construction materials: Frame
Type & Style
- Home type: SingleFamily
- Architectural style: Cape,Ranch,Mid-Century Modern
- Property subType: Single Family Residence
Interior
Appliances
- Appliances included: Gas Water Heater,Range,Oven,Dishwasher,Refrigerator,Washer,Dryer,Range Hood
- Laundry features: Gas Dryer Hookup,Washer Hookup,First Floor
Basement
- Has basement: Yes
- Basement: Full
Bathroom1
- Features: Bathroom - Full, Bathroom - With Tub & Shower
- Level: First
- Area: 67.375
Bathroom2
- Features: Bathroom - Full, Bathroom - With Tub & Shower
- Level: First
- Area: 87.986111111
Bathroom3
- Features: Bathroom - Full, Bathroom - With Tub & Shower
- Level: First
- Area: 63.333333333
Bedroom2
- Features: Closet, Flooring - Hardwood
- Level: First
- Area: 142.034722222
Bedroom3
- Features: Fireplace, Flooring - Hardwood
- Level: First
- Area: 227.777777777
Bedroom4
- Features: Closet, Flooring - Wall to Wall Carpet, Slider
- Level: First
- Area: 218
Bedroom5
- Features: Flooring - Wall to Wall Carpet
- Level: First
- Area: 217.479166666
Bedrooms & Bathrooms
- Bedrooms: 5
- Bathrooms: 4
- Full bathrooms: 4
Dining Room
- Features: Vaulted Ceiling(s), Flooring - Hardwood, French Doors, Open Floorplan
- Level: First
- Area: 196.875
Family Room
- Features: Flooring - Wood, Exterior Access
- Level: First
- Area: 428.416666666
Features
- Closet/Cabinets - Custom Built,Closet,Bathroom - Full,Vaulted Ceiling(s),Entry Hall,Foyer,Bedroom,Internet Available - Unknown
- Door features: Insulated Doors,French Doors
- Window features: Insulated Windows
- Flooring: Wood,Tile,Vinyl,Hardwood,Flooring - Hardwood,Flooring - Wall to Wall Carpet
- Number of fireplaces: 5
- Fireplace features: Family Room,Living Room,Master Bedroom
- Fireplace: Yes
- Finished area above ground: 3,582
Heating & Cooling
- Heating features: Central,Baseboard,Natural Gas
- Cooling features: Ductless
Interior Area
- Total structure area: 3,582
- Total interior livable area: 3,582 sqft
Kitchen
- Features: Flooring - Stone/Ceramic Tile
- Level: First
- Area: 195.125
Living Room
- Features: Vaulted Ceiling(s), Flooring - Hardwood, Slider
- Level: First
- Area: 565.25
Master Bedroom
- Features: Bathroom - Full, Closet, Flooring - Hardwood
- Level: First
- Area: 339.375
Property
Details
- Parcel number: 2016496
- Zoning: E
Features
- Private pool: Yes
- Pool features: In Ground
- Patio & porch: Patio
- Exterior features: Patio,Pool - Inground,Rain Gutters,Professional Landscaping,Fenced Yard,Gazebo,Fruit Trees,Garden
- Fencing: Fenced
- Has view: Yes
- View description: Scenic View(s),Water,Harbor
- Has water view: Yes
- Water view: Harbor,Water
- Waterfront features: Ocean,0 to 1/10 Mile To Beach,Beach Ownership(Public)
Lot
- Lot size: 1.01 Acres
- Features: Level
Parking
- Total spaces: 10
- Parking features: Detached,Paved Drive,Off Street
- Has garage: Yes
- Attached garage spaces: 2
- Covered spaces: 2
- Has uncovered spaces: Yes
- Uncovered spaces: 8
Climate Risk is Financial Risk
Every home has a financial story beyond the listing price. Below, you’ll see the climate risks that could affect this property — and in Bills & Affordability, how those risks may influence repairs, insurance, utilities, and long-term value.
Biggest Threats for This Home
- Coastal Flooding
- Ice Storm
- Tsunami
How This Home’s Risks Compare
FEMA Declared Disasters Across Massachusetts Counties
Understanding the Costs
Financial advisors generally recommend spending no more than 30% of your gross household income on housing costs. In practice, many households stretch to 35% or beyond — especially in high-cost markets.
Estimated Costs Today
| Monthly | Annual | |
|---|---|---|
| Mortgage | $15,144 | $181,728 |
| Home Insurance * | $970 | $11,640 |
| Property Taxes | $2,264 | $27,168 |
| Electricity | $706 | $8,476 |
| Total | $19,084 | $229,008 |
Income You'd Need if You Spent...
Massachusetts FAIR Plan Programs
How Costs Could Change Over Time
Climate risk is quickly impacting all of the major home ownership costs. Adjust the growth rates and percentage of income spent on housing below to see how your housing costs could change over the next 10 years — and what income you'd need to keep up.
Comparing Against the Market
Price Per Sq Ft
vs Other Active Listings
Avg $/sqft
vs Homes Sold Last Month
Median $/sqft
Current Market Trends
Median Price Per Square Foot
The median price per square foot of homes sold in this area each month. Compare this to this listing's price per square foot to gauge whether the home is priced in line with recent sales.
Historicals for This Listing
Zestimate History ($/sqft)
Price History
| Date | Event | Price |
|---|---|---|
| 2026-05-03 | Listed for sale | $3,500,000 |
| 2025-09-15 | Sold | $3,275,000 |
| 2025-08-28 | Contingent | $2,995,000 |
| 2025-08-22 | Listed for sale | $2,995,000 |
| 1991-09-17 | Sold | $725,000 |
For Sale by Agent
View on Zillow