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Rustic Modern Oak Bluffs New Build Lowers Its Expectations

According to the listing for this Oak Bluffs new-build, "Piano Nobile is an Italian term for having the primary living floor on the 2nd floor rather that the ground floor." No doubt, but in these parts, we just call such a floor plan upside down (while perhaps humming the Diana Ross hit for good measure). Either way, the 1,900-square-foot house looks like a classic split-level ranch that's been tricked-out with some rather lovely finishes. As the brokerbabble puts it, "rustic materials shaped by a modern sensibility imbue a feeling of age and authenticity." In addition to a 3BR, 2.5BA main level, "the lower floor functions equivalently well as a separate dwelling or a conventionally associated part of the home." Outside, the .3 acre property features a raised terrace with a fireplace and mahogany stairs to a deck. Alas, although 36 Tia Anna Lane listed in early September for $869,000, the ask for "urban flare" with deeded access to a private beach on the Lagoon has already been sliced down to $825,000.

· Listing: 36 Tia Anna Lane, Oak Bluffs [Zillow]