Staying in New Seabury with Beach Access
A vacation rental with beach access within New Seabury (NS) means you don’t have to drive to a busy public beach and pay ($40/day) to park. But, here are only three rental options in NS with beach access: Tidewatch and Maushop Village have their own private beaches; and, 25 rental units owned by the Club at New Seabury includes access to the beach at their Cabana Club.
When you see vacation rental websites picturing New Seabury’s beach clubs, pools, fitness center, tennis courts, two golf courses and five restaurants–there is no mention they are all off-limits to vacation renters. If you belong to a Concert Golf Partners club more than 100 miles away, then you have reciprocal access to the Club at New Seabury and golf, with 14-days advance booking.
The ads on VRBO, Airbnb, etc. never mention there is no beach in NS open to anyone renting in 27 of their 29 village communities, including the mansions that go for $15,000 per week. You must drive out of New Seabury to the public South Cape Beach State Park, where daily parking is $40 for non-Mass. residents. There are only three options to have beach access while vacationing at New Seabury:
You can access the Cabana Club pool and 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 Sea Quarters Cottages near the woodland Dunes Golf Course miles from the beach. They consist of two-story,
The other Stay-and-Play option is to rent one of the six Poppy Cottages adjacent to the Poponnesset Marketplace. They are just steps to the Cabana Club. The Summer rate for their tiny 575sf 1BR, 3/4BA units is $623/night and for their 850sf 2BR/1BA units is $858/night.
Remember, neither 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 cab be charged an additional daily fee to use its pool! For information call 508-539-8322 or email info@newseabury.
Maushop Village, actually a condo complex, is made up of about 175 saltbox-style cottages and townhouses, most are connected with a few free-standing units. Packed together with little to no visitor parking they usually have only one parking spot per unit. Quaint, but busy with families given it has a private beach and is close to the Marketplace, the place can feel crowded. However it is also terminally cute, has its own beach and pretty much sells out its rentals.
VRBO typically sells out 100% of its listings in Maushop. As of April 2026, VRBO listed 45 rentals. 1BR units are small (700-900 sf) and 2BR units are not much bigger, while
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 has 124 parking spaces and the State Park beach has 225+ spots. At the state park it’s $40/day to park for non-Mass residents or $15 for residents.
Facebook: New Seabury Homes
It’s just a bit far from New Seabury and the beach is quite narrow, especially at high tide. It stretches for a mile so you can find privacy if you walk aways.
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 is described in detail on this website. Suffice it to say, it has its own private beach which is far less busy with only 36 units of which three or four might serve as summer rentals, compared to a Village of 175 condo units of which 45–55 are active rentals. And there is plenty of parking for you and guests, compared to almost no visitor parking at Maushop. The only downside is we bike to Popponesset Place rather than walk the extra five minutes compared to Maushop. For the price of two weeks anywhere else in NS with beach access and a bit of a view, you can stay for a month at TW.
Comparison
Staying 32 days at Tidewatch (TW) during the summer will cost $10,000, total + $175 cleaning fee. We throw in extra days to get you to 32 which avoids all taxes, or 14.45%. Just two weeks at Sea Oaks will cost $13,350 (including tax). Or, for the price of a month+ at TW you can stay in a tiny Poppy Cottage 1-bedroom unit for 17 days. Staying for a month+ at TW will cost at least $3000 less than two weeks in a small, direct ocean-view Maushop Village unit.
For a couple or two people, it makes sense to stay at TW rent for month and get the privacy, parking, lots of indoor space, two roomy outdoor decks with unobstructed views. Even our cleaning fee at TW of $175 is low compared to the “resort fee” that includes cleaning of $250-$340 at Sea Oaks, and $200-$250 for the Poppy Cottages.
If time off is the issue, think again. Even if your time is limited, month-long access over a 32-day stay at Tidewatch gives you a pied-à-terre you can visit for long weekends.
Let’s take check out the beach condo in the next section.
