Tucked along the water's edge in one of Mashpee's most scenic settings, this rare coastal retreat offers the quintessential Cape Cod boating lifestyle with a private sandy beach area, deepwater dock and sweeping water views. Comprised of two waterfront parcels at 22 & 23 Samoset Road, the property combines classic Cape charm with exceptional potential to renovate, reimagine or enjoy as-is. The light-filled interior features vaulted ceilings with exposed beams, wide pine floors and walls of glass framing the water beyond. An expansive waterfront deck creates seamless indoor-outdoor living, while a dramatic brick hearth with wood stove anchors the spacious living area. The adjoining waterfront parcel enhances privacy and offers exciting possibilities for expanded outdoor living or future improvements, subject to approvals. Conservation land beyond adds to the setting. Seller credit provided toward a new septic system and roof.