The New Year always seems to start off with a big drop in inventory due to many listing agreements expiring at the end of the year. For the communities listed in this report, we went from 1168 single family homes on the market as of December 1 down to 943 listings as of January 1, 2012. This represents about a 14.5 month supply of homes for sale which would be a much more manageable and healthy inventory level if we could stay there but many of these listings will be renewed or re-listed with another agency and work their way back into the system. Last January 1st we similarly had 940 homes available and the inventory was back up to almost 1,300 homes for sale by June 1. The median price point of the (more…)

This truly amazing property could just be the one that you have been looking for!  Please click the high def video tour button and you’ll see why… (more…)

Two Bedroom Townhouse in Desirable Gilford, NH

2393 Lakeshore Drive

MLS # 4106194

Offered at just $184,900

If you are looking for a great primary residence or the perfect vacation home this two bedroom, 2 1/2 bath townhome could be just for you. (more…)

Quite Possibly the Best Deal on a Waterfront in NH!

8 Jenness Pond Road, Pittsfield, NH

MLS #4099025

Offered Very Reasonably  at only $375,000

This beautiful custom built,four bedroom ranch with over 3 acres of land, 190 feet of frontage, & a dock on beautiful Jenness Pond could just be what you are looking for!

Built in 1998, this bright, open concept home features a living room with custom built ins, cathedral ceilings, hardwood floors, a gas fire place & slider leading out to a huge deck overlooking the lake.

The well appointed kitchen has a center island, oak cabinetry & built ins & corian (more…)

Affordable and Nice!!

71 Annis Drive, Unit 13

MLS #4103108

Reasonably offered at only $139,000

This tastefully decorated 1212 square foot, two bedoom, one and a half,  townhome offers affordable living in one of the Lakes Region most desirable communities.

The stylish eat in kitchen is well appointed and flows nicely into the spacious living room. There is a private back deck andback yard that’s perfect for barbequing.  A large master bedroom, full bath, and a second bedroom/den are located upstairs. There is a full basement plus an over size one car garage. This townhome is the last one on the cul-de-sac making it one of the more desirable (and private) units! No surprises here! Schedule a showing soon…

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Residential homes sales in the Lakes Region communities covered by this market report jumped a healthy 23% in August compared to the same month last year. There were 83 sales last month at an average of $330,718 compared to 67 last August at an average of $411,780. A 23% increase in sales is welcome news but one month doesn’t make a trend. On a rolling twelve month basis we are still off last year’s pace…just a bit. For the twelve month period ending 8/31/10 there were 772 sales at an average of $312,389. For the twelve month period ending 8/31/11 there have been 758 sales at an average of $331,556. Hopefully, a strong fall sales season will bring us up over last year’s total numbers.

As usual, about 50% (49.4% to be exact) of the sales were under $200,000. The sale to asking price percentage averaged 93%. One statistic that perhaps tells a little more of a story is the sale to the original asking price percentage. Last month the sales price was 88% of the original asking price which means that there was a 5% reduction on average in the original asking price before the homes went under contract. Sale prices averaged 95% of the home’s assessed value (for the homes reporting the assessed value in the MLS system).

There were a number of quick sales last month and it is always interesting to see what sold and why.The quickest sale, at least according to the MLS system, was a home that sold the same day it was put on the market only it was never on the market. Huh? It was actually a For Sale By Owner, that a quick thinking agent named Jason had in the back of his mind and showed to his client that had exhausted the other possibilities. It turns out that the buyer had always wanted this property and didn’t know it was for sale. This turn of the century Winnisquam waterfront property at 20 Winnicoash Street in Laconia has 1,624 square feet of living space, three bedrooms, 1 ½ baths, a one car garage, and sits on a .31 acre lot with 94’ of water frontage. The asking price was $480,000 and it sold for $457,674 which was well under the assessed value of $523,200.

Another extremely quick sale was at 44 Driftwood Drive in Moultonborough. This Winnipesaukee waterfront home was built in 2000 and has 2,924 square feet of living area, a master bedroom suite, three guest rooms , three full baths, cathedral ceilings, gas fireplace, and a two car garage on a .63 acre lot with 100 feet of frontage with southern exposure. This property was listed for $859,000 and sold for $825,000 after just two days on the market. The town’s current tax assessment is $943,000. Good deal, quick sale, happy seller, and happy buyer!

Over at 26 Hunter Court in Belmont an older 70’s vintage two bedroom, two bath, 1416 square foot ranch with a two car garage on a 1.11 acre lot also found a quick buyer. This property was listed at $134,900 and got a full price offer after only five days on the market. This great entry level home is currently assessed for $193,600.

Another ranch at 104 Waukewan Road in Center Harbor also sold for well under assessed value. This home was built in 1979 and has 1,536 square feet of living area with three bedrooms, two full baths, hardwood floors throughout, and a two car garage. It sits on a sunny 1.15 acre lot near the Waukewan Golf Course so I hope the new owners like to chase those little white balls around. This home was listed at $199,900 and sold for $187,500 after only 8 days on the market. The assessed value is $287,900. Are you beginning to see the trend?

A great little cottage with access to Hills Pond at 197 Alton Shores Road in Alton also sold in just 9 days. This four room, two bedroom, 680 square foot get-a-way is cute as a button and sits on .56 acres with two lots of record. The property is seasonal, but at only $93,500 it makes a great little summer vacation property. Perhaps you can go there to hide from the Mrs. or vice versa. The town’s current tax assessment is $117,1000.

So there you have it. Five quick sales; two waterfronts, two small ranches, one water access, and more accurately, five good deals.

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29 Johnson Road, Sanbornton, NH

MLS # 4086590

Offered at $264,900

This country cape in Sanbornton has all the curb appeal and country charm you are looking for!

This home features a large eat in kitchen with cathedral ceilings and lots of glass so that it is always bright and cheery. The dining room has a wood stove, french doors leading out to the back yard, and hardwood floors. The large living room features a beautiful gas fireplace to keep the chill off. There’s a large first floor master suite with a jacuzzi tub and separate shower.

Upstairs there are three more bedrooms plus another room that can double as a den or additional sleeping space. There is also a two car garage and a wonderful farmer’s porch to sit on and relax. The home sits on a 4.83 acre lot with 598 feet of frontage providing lots of privacy. This home is located on a country road with easy access to I-93 making it perfect for commuting. Come check it soon…

Property Features

• Beds: 4
• Total Baths: 3
• Full Baths: 2
• # Of Rooms: 7
• Living Room: 12.5 x 20
• Dining Room: 10.25 x 14
• Half Baths: 1
• Kitchen: 11 x 20.5

• Master Bedroom: 13.25 x 16
• Living Area: 1978 SF
• Bedroom 2: 18 x 9
• Bedroom 3: 13 x 16
• Bedroom 4: 8.75 x 15.
• Year Built: 2000
• Taxes: $4,897 for 2010
• Lot Size (Acreage): 4.83 Acres

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55 Shore Drive,  Laconia, NH

MLS# 4086612 

Offered at only $269,000

If you are looking for a stylish, move in ready home with a bright and open floor plan in a fabulous neighborhood, than you need look no further!

This home has great curb appeal and shows pride in ownership throughout. The center of this home is a beautiful living room with a wood burning fireplace, soaring ceilings, lots of windows, and brand new laminate flooring. The adjacent dining area opens onto a large front porch with  pleasant views of Lake Winnisquam. The eat in kitchen is well appointed and has plenty of counter and storage space. This four bedroom home has a large second floor master plus two more guest rooms and an en-suite on the lower level. There is a large family room and a craft room also on the lower level providing room for everyone to do their own thing.

The home sits on a well landscaped,  level, third acre lot in one of Laconia’s most desirable neighborhoods and has access to one of the nicest beaches on Winnisquam just a short walk down the street!

Come check out this property soon!

Property Features

• Beds: 4
• Total Baths: 3
• 3/4 Baths: 2
• # Of Rooms: 8
• Living Room: 21 x 15.5
• Dining Room: 11 x 12
• Family Room: 20.75 x 13
• Half Baths: 1
• Kitchen: 11.5 x 12.5
• Year Built: 1954
• Master Bedroom: 15.75 x 18.75
• Living Area: 2560 SF
• Bedroom 2: 11 x 9
• Bedroom 3: 19.5 x 21
• Bedroom 4: 16 x 11
• Other Room: 13 xs 6
• BASEMENT: Daylight, Finished, Interior Stairs, Walk Out
• CONSTRUCTION: Existing, Wood Frame
• DRIVEWAY: Paved
• ELECTRIC: 200 Amp, Circuit Breaker(s)
• EXTERIOR: Vinyl
• FLOORS: Carpet, Laminate, Tile
• FOUNDATION: Concrete
• GARAGE/PARKING: Attached, Auto Open, Direct Entry, 2 car
• HEAT FUEL: Oil
• HEATING/COOLING: Baseboard, Hot Water, In Floor
• Taxes: $5,800 for 2010
• Lot Size (Acreage): 0.3 Acres



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There can be any number of unexpected things that will kill a real estate deal these days. Home inspections and appraisals are the first things that come to mind. Mortgage underwriters are also coming up with innovative new ways to make life difficult for buyers, sellers, and real estate agents. Everyone is looking for perfect homes, at a perfect price, in a perfect world.

Getting someone to actually write up an offer on a property today almost seems like a miracle all by itself. Having a seller accept an offer can be like the second coming of Jerry Garcia. Many times an offer is D.O.A. and no amount of resuscitation will save it from the real restate morgue. But does it need to be that way? Isn’t there a miracle cure? There sure is. It is called “NOBUT”. This miracle drug can be taken orally and you can get a 90 day trial supply absolutely free by contacting me at the phone number below. I will prescribe it to anyone buying or selling real estate. It works equally well on buyers and sellers.

It almost goes without saying that in this uncertain market it is very difficult for buyers and sellers to see the same value in a property. Buyers often see the value of a property much lower than it may actually be based partly on the gloom and doom media reports which may or may not be reflective of the current local regional market. Buyers are also scared of making a mistake by paying more than they need to. Buyers also can be greedy (not really in a bad way.) Everyone wants to buy everything at the cheapest possible price. There’s nothing wrong with that. That’s normal. But, buyers can also be blind to what may already be a good deal. If they get too greedy they are likely to have the seller dig his heels in and miss out on what is a realistically priced and great property.

Sellers often, but not always, value their property higher than what the current market will bring. They paid “x” or have added this or that improving the property and would like to at least break even on the sale or perhaps make a little money for a down payment on their next place. That’s also very normal and expected. It has always been that way. The disparity between what the buyer wants to offer and what the sellers will accept seems to have become more exaggerated because there are so few buyers and because the market has declined significantly. It is not unusual to see an initial offer that is so far from what a seller is willing to accept that it prompts a resounding “NO” without even a counter offer. This deal is D.O.A. The word “No” Is the number one deal killer.

But just think of what would happen after taking just two “NOBUT” pills. A low offer is received by a seller. Instead of saying “NO”, he can only say “NOBUT, I will take this instead.” The buyer (who we have also had on “NOBUT” pills since they started looking for property nine months ago) gets the counter offer. Instead of saying “NO” and walking away, he will say “NOBUT, I’ll meet you half way!” This might go back and forth several times with no one uttering a single “NO” without the “BUT” after it, until surprisingly someone slips and says “YES!” This is the proverbial “making something out of nothing.”

“NOBUT’s” unbelievable curative powers don’t stop there. It works equally well in situations where buyers and sellers have historically tried to “make something into nothing.” That usually occurs during the home inspection process where any number of issues seem to pop up and cause gastric inflammation and other maladies that are too extreme to discuss here. During these attacks stricken buyers sometimes lapse into a unreasonable delirious state which can be contagious and can be contracted by the seller. There are countless documented cases where a perfectly good deal for both parties is ruined by the utterance of the deadly word “NO.” “NOBUT” prevents this from happening and helps buyers and sellers find common ground where the word “Yes” can safely be said.

My point here is, I think, if you want to buy or sell real estate in this market, don’t reject an offer or counter offer without trying to work the deal a little and find some middle ground. A “NO” will most certainly get you nowhere. A “NOBUT” might actual make “something out of nothing” and get you where you want to be which is either in or out of the home. Seems simple to me…

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With over 1,300 homes on the market right now in the Lakes Region towns I report on (Belknap County & Moultonborough) there ought to be some pretty good deals out there right now. It really is a great time to be a buyer. Interest rates are still amazingly low, there are plenty of homes in every price category to look at, and prices have fallen considerably. Here are a few properties that may, or may not, be a good deal. You can’t tell what’s a bargain until you go look, but given the fact that the following homes are on the market well under their tax assessment they might be a place to start.

Antique homes don’t seem to be as desirable as they once were, but they do have a certain allure to old home purists if they are in the right location and decent condition. The home at 543 Sanborn Road in Sanbornton is in the historic district. It was once owned and restored by Robert and Richard Wiggins who are well known for their work bringing antique homes back to life. This home was built in 1805 and has 2,426 square feet of living space with three bedrooms, two baths, two fireplaces, wide pine flooring, built-ins, updated kitchen, and an attached barn for the critters. You can get back to basics here although the .86 acre lot isn’t going to allow a huge garden. The property is now bank owned and there will be some repairs necessary. But, the property is offered at only $114,900 which is 44% of the current tax assessed value of $260,700. I would say someone is going to get a great deal on an antique home.

Another possible good deal on a bank owned property is at 14 Highcrest Drive in Belmont. This 3,048 square foot home was built in 1996 and has three bedrooms, one bath, an open concept layout, hardwood floors, front porch, two car garage, and a 1.23 acre lot on a cul-de-sac. It looks like it needs carpets, paint, appliances, and some good old TLC but it is priced at 46% of its assessment at $162,900. It’s certainly worth a look if you are in the market for a home in Belmont.

I like the looks of the home at 246 Durrell Mountain Road in Belmont. The good thing here is that it is not bank owned so you can get some history and disclosures on the property. This 2,036 square foot cape was built in 1988, has three bedrooms, one and three quarter baths, master bedroom suite, a stone fireplace in the living room, attached and detached two car garages, and a 3.74 acre lot. This home is listed at $199,900 which is 67% of the current assessment of $296,400. Good deal? Go see…

There are also some potential waterfront buys out there. On Waukewan there is a very affordable sixties vintage waterfront cottage at 25 Chapman Point in Meredith. Waukewan is a real hidden treasure so don’t tell anyone else about this. Anyway, this seasonal two bedroom, one bath cottage has a little over 1,000 square feet of space, a large eat in kitchen, a fireplace to take the chill off, a deck overlooking a peaceful cove, and a one car garage which has a bunkroom for the in-laws. The cottage sits on a .27 acre lot with 100 feet of owned frontage and you have access to a shared sandy beach next door (not sure what other kind of beach there is if they aren’t sandy?) This property is offered at $349,000 which is 21% below the assessed value of $440,500.

Over on Winnipesaukee at 17 Chipmunk Lane in Moultonborough there is another cottage with three bedrooms, two and a half baths, and 964 square feet of living space being offered at $425,000. It has a master suite (sweet!), a large living room, a gas fireplace, a sunny kitchen, and a detached two car garage with possible living space above for your new found relatives. The cottage sits on a .39 acre level lot with 100 feet of frontage with another one of those sandy beaches and a three fingered dock. This property is priced at 66% of the town’s current assessed value so it just might be worth checking out.

So if you are looking to buy a home, you’ll find plenty of potential bargains. Meet with a REALTOR® and go look. Just remember though, a cheap price alone doesn’t mean that it’s a good deal. You need to consider the repairs or upgrades that need to be done to the property, the all important location, location, location, and whether the home really fits your needs and lifestyle. Don’t just buy the least expensive home, buy the best home for you at the best price possible. That’s a real bargain…

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