It was a great end to the year with fifteen waterfront sales on Winnipesaukee in December at an average of $675,300. That compares to nine sales last December but at a much higher average price of $1,306,044. Only three of the fifteen sales last month were over the million dollar mark resulting in the low average sale price.

The least expensive sale in December was at 65 Cow Island  in Tuftonboro. This classic Lake Winnipesaukee summer camp has the desired knotty pine interior, wood floors, a first floor bedroom, two large bunk rooms upstairs, a wood stove, and the requisite screened porch where you can sit and tell lies all night. The camp sits on a .79 (more…)

Halloween has come and gone and it didn’t scare off buyers looking to purchase waterfront homes on Lake Winnipesaukee. There were eleven sales at an average price of $1.17 million and a median price point of $950,000. That matches the eleven sales last October although the average sales price came in higher at $1.46 million. If there is a any bright spot or consistency in our current real estate market it would have to be waterfront sales on the big lake.

As usual, the least expensive sale (that’s the nice way to say cheapest) in October on Winnipesaukee is an island property. In fact, the three least expensive properties were on islands, but the property at 305 Bear Island in Meredith took the lowest priced honors selling for (more…)

Fall may be here, but there were still seven waterfronts sold on Winnipesaukee last month at an average price of just $714,357. That compares to eight sales last September at an average of $941,938. There were two sales over the $1 million mark compared to three last September. For the first three quarters of this year there have been 76 transactions on the big lake at an average sales price of $1.041 million and a median sales price of $840,000. For the same period last year there were 67 transactions with a slightly higher average sales and median price of $1.16 million and $858,000 respectively. So total sales are up 13% over last year which is great, but there has been a slight but definite trend toward lower priced waterfront sales. There have been 45 transaction under $1 million this year compared to 37 for the first three quarters of last year. On the high end there were three sales breaking the $3 million mark so far this year compared to five sales for the same period last year.

The least expensive sale on Winnipesaukee was at 157 Mount Major Highway in Alton. This home is actually across the street from the lake but has 60 feet of frontage and a dock on the water. This seasonal , two bedroom (plus a loft) cottage has a knotty pine interior, brick fireplace, and a screened porch overlooking Alton Bay. There’s also a waterfront deck to hang out on with a pitcher of icy Margaritas. This little place was first listed way back near the peak of the market in July of 2006 at $389,900, was on the market for a couple of years, and then re-listed in December of 2010 for $250,000. It came back on the market again this past March for $199,000, was reduced to $189,000, and went under contract for $155,000. So all it took was five years and a $234,000 price drop to find a buyer. The current tax assessment stands at $216,300. I’m not sure if the seller is ecstatic or crying?

An older 1964 vintage lake home at 420 Edgwater Drive on Governor’s Island in Gilford also sold after 675 days on the market. This 2,626 square foot four bedroom classic lake home has two full and two half baths, a living room with lots of wood, soaring ceilings and the requisite stone fireplace, a den, large kitchen, and great views of the lake. The 1.7 acre lot is level, has a sandy beach, and a permanent covered dock. The question here is whether it will be used as is or if it will make way for a newer, larger home. This home was originally listed at $2.395 million, was reduced to $1.495 million and sold for $1.15 million. It is currently assessed for $1.56 million.

The largest sale for the month was in Wolfeboro at 3 Wyanoke Gate Lane. This 3,600 square foot, open concept, contemporary was built in 1980 and features ten rooms, four bedrooms, three and a half baths, a chef’s kitchen with granite counter-tops, separate dining area, cathedral ceilings and stone fireplace, and views of the lake from almost every room. Outside there is a grand patio and a cabana over the boat house that are perfect for waterside entertaining. This home is located on a well landscaped 1.38 acre lot with 200 feet of frontage on Winter Harbor. It also has access to a private association beach and tennis courts just down the nature trail. This great property was listed at $1.775 million, subsequently reduced in steps down to $1.295 million and sold for $1.188 million after 648 days on the market. This property is currently on the Wolfeboro tax roles at a value of $1.542 million. Sounds like the new owner got a good deal…

Without trying to sound bleak, if you average the last two sales above, it took an average price reduction of $933,500 and 661 days to sell them. For all the waterfronts that sold for over a $1 million in the first nine months of 2011, the average sales price was  $346,000 less than the original asking price and they took 268 days on market to sell.

It just goes to show how long it takes to sell a property that is not priced correctly.

Over on little sister Lake Winnisquam, there were no sales last month and only one last September. I hate getting skunked. But for the first three quarters of this year there have been a total of 17 sales that sold at an average price of $508,254 after an average 99 days on the market. For the same period in 2010 there were 12 properties sold at an average price of $564,104 with an average 135 days on market.

Up on Squam there was just one sale in September and that was at 35 Grapevine Cove in Holderness. This 1974 vintage contemporary was completely and tastefully remodeled in 2003 and has a nice open floor plan. It has 1,536 square feet of lake loving space, three bedrooms, two baths, hardwood floors, stone fireplace, great kitchen with stainless steel appliances, and sliders that lead out to a large deck overlooking Golden Pond. This home sits on a level .32 acre lot with 90 feet of frontage with a sandy beach and permanent dock. This great waterfront retreat was listed at $849,000 and sold for $800,000 after only 102 days on the market. This property is currently assessed at $670,860. For the year to date there have been six sales on Squam with an average price of $1.11 million compared to just two for the same period last year. It’s great to be three times better than last year, right?

So through nine months, the total number of waterfront homes sold in the Lakes Region are up slightly from last year while prices seem to have fallen slightly. Many of the successful sales are coming after long periods of time on the market and usually after some price reductions to bring them down to a point that buyers are able to see true value and potential upside in their purchase.

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August was a great month for sales on Lake Winnipesaukee.

There were:

• Eighteen waterfront sales at an average price of $827,589.

• They sold at an average of 97% of their assessed value

• They sold at an average of 91% of the asking price.

• The highest sale was $1.669 million.

• There were 6 sales over $1 million.

Last August there were 14 sales on the big lake, but the average sales price was bit higher at $1.1 million. Six of those sales were over the $1 million mark as well but a $3.1 million boosted the average sales price. Anyway, it is good to see waterfronts selling well given the lackluster sales for the rest of the Lakes Region Market.

The least expensive sale was at  300 Cow Island  in Tuftonboro. Cow Island is sometimes called Guernsey Island as it was once used to quarantine cows brought from Europe (so the story goes). This property was a 1954 vintage, four bedroom cottage that was in great shape and had been owned by the same family since those cows were still there. The fully furnished cottage has been completely updated and has a new wrap-a-round deck. There’s also a separate furnished guest cottage and a workshop. There are two lots of record with 150’ of frontage, a large U shaped dock, and stunning views. This property was on the market for 837 days starting at $450,000 and had been reduce to $349,900. It may have been on the market a while, but it only took 7 days to close the deal after the happy new owner came ashore to look. The sales price was $329,000 which is just under the tax assessed value of $335,100.

The most expensive sale on the lake was at 76 West Point Road in Moultonborough. This 3,826 square foot, like-new Adirondack home was built in 2002 . It has four bedrooms, four baths, a great room with the requisite floor to ceiling stone fireplace, lots of wood, and a wall of glass for viewing the lake. There are master suites on the first and second floors and the lower level walkout has two bedrooms, a huge family room, and a pub where you can watch the ballgames. The detached three car garage has a finished second floor that can serve as additional guest space or an office. The home sits on a 1.5 acre lot with 200’ of frontage, a dock, and sensational sunset views. This home was listed at $1.769 million and sold for $1.668 million after only 113 days on the market. The town’s tax assessment value is $1.63 million.

Three homes changed hands on Winnisquam last month at an average sales price of $685,891. In August 2010, there were two sales at an average of $723,125. The largest sale on Winnisquam last month was at 98 Swain Road in Meredith. This 3,549 square foot, three bedroom, four bath home in Waldron Bay has an open floor plan with a custom kitchen, beautiful great room with cathedral ceilings and stone fireplace, lower level family room, first floor master with a gas fireplace and private deck, and an enclosed porch overlooking the lake. There are great lake views from every room. This home sits on a nicely landscaped .88 acre lot with 193 feet of frontage that has a sandy entry and dock. This home was listed in 2009 for $1.17 million, relisted this year at $999,950, and sold for $935,000 after just 36 days on the market. The property is currently assessed for $788,500.

Once again, there were no sales on Squam last month which is a little discouraging. There have only been five sales on Golden Pond so far this year. There are currently 24 properties available on Squam that have been on the market an average of 294 days. Maybe, someone has to make another movie up there…

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There were ten waterfront sales  during the month of July, 2011 on Lake Winnipesaukee at an average price of $1.223 million. That’s up from the six sales on the big pond last July at an average price of $955,333. Half of the sales for both months were over the $1 million mark but this year’s average was bumped by a nice $3 million new construction sale on Governor’s Island in Gilford. For the year thus far, there have been 51 sales on Winnipesaukee at an average price of $1.162 million compared to 45 at an average of $1.211 million for the first seven months of 2010.

As often is the case, the least expensive sale on Winni was an island property and this time it was at 842 Rattlesnake Island in Alton. This 1987 post and beam cape and an adjoining guest cottage are connected by a large deck and have a total of 2350 square feet of living space including three bedrooms. The .92 acre lot offers some great views and has 150’ of frontage, a covered boat slip, and a sandy beach. This vacation get-a-way was priced at $499,000 and went under contract in just 15 days at $465,000. The current tax assessment is $485,300. Rattlesnake Island is two miles long and rises to about 400’ above the mean water level of the lake. The story goes that Rattlesnake Island was named after the abundance of rattlesnakes that used to make their home on the island. I read that the island was once set on fire to try and get rid of the snakes. But these buyers don’t have to worry as it has been many, many years since a rattlesnake has been seen out there. I believe they all slithered down to Washington some time ago. Isn’t it amazing when you can mix real estate, lake lore, politics, and geography all in one paragraph?

Just a short distance across the lake at 23 Viewpoint Drive in Wolfeboro a property willed to Massachusetts General Hospital also found a live one (some pun intended). The 1970’s vintage ranch and separate guest cottage are likely tear down candidates on this private 1.35 acre level lot that has 360’ of frontage, a sandy beach, a 60’ permanent dock and breakwater, and long range views. This property was on the market for 675 days starting at $2 million. It was eventually reduced to $1.5 million and sold for $1.4 million. The tax assessed value is $1.729 million so it seems like someone got a good deal, but Mass General got an even better one.

The largest sale on the lake for the month was a new construction by Skiffington Homes at 432 Edgewater Drive on Governor’s Island in Gilford. This 5,000 square foot, four bedroom, four and a half bath Adirondack lake home has four fireplaces, a first floor master suite, the requisite great room and gourmet kitchen, lower level walkout, bonus rooms over the three car garage, and the high quality fit and finish that Skiffington Homes are known for. This home sits on a prime 1.06 acre lot with 185’ of frontage, boat dock, and great long views. The purchase price of $3.1 million exceeded the asking price of $2.995 undoubtedly due to upgrades and changes requested by the lucky new owner.

Over on Winnisquam there was but one sale in July and that was at 24 Lakeside Drive in Belmont. This property is a 1924 square foot log home built in 1995 which has two bedrooms, two and a half baths, a living room with wood burning fireplace, lower level family room, 50’ of frontage, a sandy beach, and, most importantly, a boathouse. This home was originally offered at $524,900, reduced to $499,000, and sold for $470,000 after 240 days on the market. The Town of Belmont has the property assessed for $456,800. It looks like a neat place and I bet the buyer is having a great time this summer!

There was also only one sale on Squam and that was at 119 Keewaydin Road in Center Harbor. This 1971 vintage cape style home has 2,280 square feet of living space, three bedrooms, a finished family room in the basement, a three season porch, and a nice deck overlooking Dog Cove. The beautiful 1.08 acre lot is at the very end of the road and has 190’ of unspoiled frontage plus all the Squam Lake appeal imaginable. The new owners are planning to build their dream home on Golden Pond. This property was offered last year at $1.695 million, relisted at $1.299 million this year and sold for $1.105 million. The property is assessed for $1.61 million.

In the Three Stooges 1940 short film “No Census, No Feeling,” the Stooges are census takers (some say the census takers are now the stooges!). Curly answers a question about where he was born with “Lake Winnipesaukee.” When Moe asks him to spell it, he stammers a few syllables but blurts out “Make that Lake Erie. I’ve got an uncle there!”

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Newly Completed Construction

37 Drew Lane, Laconia NH

MLS #4066622  Offered at $379,000

This newly completed, high quality, open concept contemporary in Long Bay is sure to please even the most discerning buyer.

You’ll find a custom kitchen with granite counter tops, stainless steel appliances including a wine cooler, and cherry cabinetry. The kitchen opens into the dining and large living room areas both of which feature birch hardwood flooring. The living room has a gas fireplace, large windows, and soaring ceilings. There’s a nice deck of the dining room for those evening barbeques. Upstairs you’ll find a large master suite with a spacious bath with tiled shower, granite vanity with double sinks, and a jacuzzi tub. Three additional bedrooms, a three quarter bath, and laundry room complete the upper level.

Residency in Long Bay gives you access to some of the nicest beaches on Winnipesaukee as well as a lakeside pool, walking trails, and tennis courts. Come check this new offering out on your next visit to South Down or Long Bay…

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189 Dockham Shore Rd

Gilford, NH

MLS #4076401  Offered at $899,000

This high quality Winnipesaukee waterfront home has an open floor plan designed by the owners for everyday living & entertaining.

Enjoy fabulous views of the lake from practically every room in this great home!

The main floor has a custom kitchen with granite counter tops, tile floors, & fabulous center island with a gas cook top. The kitchen opens into the great room featuring a wall of glass to view the lake, hardwood floors, beautiful trim work, a gas fireplace with flat screen TV above, a bar, & vaulted ceilings. Also adjacent to the kitchen is a dining area & a heated three season porch.

The upstairs is dedicated to the master suite complete with a gas fireplace & private deck & an office that looks down into the great room & out to the lake. The lower level walk out has two bedrooms, a full bath, and a family room. The home features in-floor radiant heat & a Bose sound system.

The .33 acre, beautifully landscaped lot has 50′ of frontage, sandy entry, & a dock. Don’t let this one get away!



Construction Specifications:

9’ Poured Concrete Foundation with 2” Rigid Insulation

2×6 Walls with Marvin Windows

Insulation; Spray Foam in Walls, 6” Fiberglass in Floors, Fiberglass & Blown-in in Attic

Skim Coat Plaster over Blue Board through out

Variable Speed Water pump in “True” artesian well

Radiant Heat with High Efficiency Gas fired Boiler

Oak & Pine Trim, Maple Cabinets, Ash, Ceramic Tile & Carpet Flooring

Special Features:

Miele Stainless Appliances with Disappearing Ventilation System

Baths; Under Vanity Lighting, Master; Tile Shower with three heads

Granite Counter Tops with under countertop stainless sink in kitchen

Central Vacuum System with commercial grade vacuum unit

Whole House, Four Zone Bose Entertainment System plus Two Exterior Zones

Two Gas Fireplaces, Great Room & Master

Great Room Soffit & Tray Ceiling in Master both with up lighting

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Yeah! Summer is really here. The temperature is heating up and it finally feels like it is lake weather. It’s time to get out on the boat and enjoy it. There were twelve waterfront sales sales on Winnipesaukee in June which is a 50% increase over June of last year. That’s pretty encouraging! And there were some large sales, too! In fact ten of the twelve sales were over the million mark. There were three sales in the $2-3 million range and one over $4 million. The average sales price last month was $1.778 million compared to $1.376 million last June and the total volume for the month was slightly over $21 million compared to $12.6 last June. That’s a pretty good month in my book.

The least expensive sale on the lake was at 13 Acadia Lane in Alton. This lakeside fifties vintage, 728 square foot, two bedroom cottage was a bank owned property that has had some recent updates including a metal roof and vinyl siding. The home sits on a one third acre lot with 100’ of frontage and a dock. The home was only on the market a month before some buyers jumped on it so they could enjoy the lake for the summer. It was priced at $385,000 and actually sold for more at $425,000. Sounds like there could have been a little bidding going on for this one. The current tax assessed value is $497,200 so it would seem that the buyer still got a good deal.

On the higher end pricing spectrum, across the lake in Moultonborough at 11 Mallard Way, there is a waterfront that is about ten times larger that also has a new owner. This Adirondack style home has 7,500 square feet of living space with seventeen rooms, six bedrooms, eight baths, and a whole lot of quality! This Skiffington home was built in 2004 and features post and beam construction, a gourmet custom kitchen, a fabulous great room with soaring ceilings, five fireplaces, a large family/game room on the walk out lower level, first floor master suite, a three room suite over the three car heated garage, and sweeping decks. The home sits on a 1.1 acre lot with beautiful landscaping, great sunset views, 156’ of frontage, a perched beach, and a covered dock. This home was originally listed on New Year’s Eve in 2008 for $3.999 million and again in September of 2009 for the same amount. It was listed again in November of 2010 for $3.495 million and sold for $2.9 million after a combined total of 750 days on the market. The current tax assessed value is $2,864,300. I wonder if there was confetti dropping and they were blowing horns when this one sold?

The highest sale on the lake last month was also in Moultonborough at 31 Wallace Point. This beautiful 10,000 square foot lodge style waterfront has fifteen rooms, seven bedrooms, nine baths, a grand living room with fieldstone fireplace, cathedral ceilings and exposed beams, a lower level family/pool room plus a lower level living room, and master suites on the first and second levels. This magnificent home sits on a professionally landscaped 1.89 acre lot with 235’ of frontage that has a sandy beach, two bay boat house, plus a permanent 58’ crib dock. As with many homes in this market, this one took a while to sell, too. It was originally listed in 2008 at $6.495 million, in 2009 at $5.295 million, in 2010 at $4.795 million, and this year at $4.495 million finally selling at $4.325 million after a combined total of 367 days on the market. The current assessed value is $3.639 million. Anyone see any trends here?

There have been a total of 41 Winnipesaukee sales for the first half of 2011 at an average of $1.172 million compared to 38 sales for the first half of 2010 at an average of $1.28 million. I’d say that’s holding our own in this economy!

Over on Winnisquam there were four waterfront sales with the largest being in Laconia at 126 Shore Drive This sixties vintage ranch had 3,900 square feet of living space, four bedrooms, three baths, a large living room, two fireplaces, and a family room in the walkout lower level. The one third acre lot has 100’ of frontage, a sandy beach, dock, and fabulous sunset views. This home was snapped up after one day on the market at the full asking price of $699,000 which is slightly above the current $665,000 tax assessment. A great deal in a great Winnisquam neighborhood. There have been thirteen sales on Winnisquam during the first half of 2011 at an average of $470,204 compared to just seven for the first half of 2010 at an average of $521,571. I’d say things are going pretty well on Winnisquam so far this year!

There weren’t any sales on Squam last month and only three sales through June 30th this year, but that is three more sales than the first half of last year. I’m not sure what’s going on up there but there are 24 homes on the lake for sale ranging from $399,000 to over $8 million so hopefully sales will pick up over the summer months. Maybe people have forgotten that the elusive lake trout “Walter” (or actually his descendant) is still out there. I read that “Walter” was brought over to Squam for the movie from a trout pond at the Castle in the Clouds. Ahhh, he wasn’t a Squamy after all…

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As part of the Lake Views series of articles, I thought it would be interesting to talk with someone that is responsible for building some of the nicest homes in the Lakes Region. It just so happens that most of these homes have great views of the lake. Mark Flanders, of Flanders and Company in Meredith, was good enough to spend some time talking about his business and business philosophy.

Flanders and Company has been around since 1980. Mark grew up in the business working for his father, Bob, and took over the company in 2001 with a vision of creating a company that focused on building the finest homes in the area. He wanted to create an exceptional experience for his clients, one that would ensure they would call him back if they ever wanted to build another home. He also wanted to make sure that they told all their friends about his company. Imagine that, a business founded on good old fashioned quality workmanship, satisfied customers, and word of mouth advertising!

The first thing that Mark does with potential clients is talk about the construction process and then determines what they are trying to achieve. He wants to make sure he is a good fit for them, that they are looking for a company with integrity, and that they want a high quality product. Mark is well aware that his clients are going to spend a lot of money and he wants to be able to say up front to that they will be happy with the results. If he can’t say that, he doesn’t want them as a customer. Flanders and Company is also a design/build company. Mark can sit and design a home to meet your exact needs and then build it for you, or he will work hand in hand with the architect of your choice.

Mark is probably one of the most tech-savvy builders in the Lakes Region. One of the things that really sets Flanders and Company apart from many others is the web accessible construction management system he uses to keep his clients informed about the status of their build. Most clients like to be involved in the build, but because most of them don’t live here they can’t be here every day and that could cause delays and frustration. Mark explained, “As a builder, I want to make this experience as fun as I can for them and as trouble free as I can so they do want to do it more… build another house, or renovate, and tell their friends. The web based project management portal allows them to come in and see the schedule, so they can see what is going to happen when and to see progress pictures.”

All of the documents associated with the project such the construction agreement, plans, and schedule of values are posted on the website so the client has everything readily accessible. When choices are made that are different than estimated in the construction agreement, the program automatically updates the expense section so the client knows exactly how much the change costs. Any changes, dialog, or communication are documented on the portal so there is never any disagreement about who said what and which changes were made when.

Mark says that at the end of a project a client doesn’t remember what went well; they just remember what went poorly. Two years down the road they might not even remember what they paid. But they will remember if they liked their builder. So the more disagreements (let’s say misunderstandings) you eliminate, the more satisfied the customer will be.

Mark’s clients are “willing to pay a little extra for quality and for piece of mind” knowing that work will be completed on time and on budget. His clients are more about a mindset rather than a dollar amount. And, while high end clients provide the bulk of the business for the company, they also do everything from homes for first time buyers to small additions, decks, and major renovations. No job is too big, or too small.

Mark says he thinks the next big building trend will be focusing on energy efficiency and green buildings. He says that “people sometimes don’t get the correspondence between the fact that generally if you build a house that is more energy efficient and cheaper to run, it is also more comfortable as long as you do it right. You get a tangible benefit of saving money, the intangible benefit of a better, more comfortable house, and the tangible, but hard to measure benefit of better resale.”

Mark hopes that there is an undercurrent of people that are not so focused on the size of their home, but more on the quality of the home and whether the home meets their needs. Some people really need 6,000 square feet because they entertain or they have a lot of family that visit. But he doesn’t want to build 6,000 square feet when the client doesn’t really have the budget and the quality suffers. He would rather design a smaller, high quality home for those same clients that would meet their needs and that would not only have all the features they were looking for but would also be very comfortable.

People will often live in a house for years before they realize that they have rooms that they never use and wish they didn’t have to heat. But it can be tough to tell new clients that when they walk through the door. Unfortunately, building a home is not like buying a car. He says if you make a mistake when you buy a car it is not a disaster as you can usually trade it or sell it even if it is at a small lose. It is much harder to deal with and lot more costly when you make a mistake on a house.

Mark believes that the next statistic that needs to go on the MLS is the HERS (Home Energy Rating System) score of the house for sale. It just so happens that there is a spot to denote the HERS score on the MLS, but I have yet to see anyone plug a number in there. Just as buyers often compare tax bills on similar homes and often buy the home with the lesser tax, they would likely opt for a home that has half the heating cost of the other if all other factors were the same. There are lots of different green home designations and different levels of achievement within those designations such as Energy Star, LEED Gold, Silver, and Platinum, or National Green Building Standard Gold, Silver or Emerald, but the HERS score is the number that would tell the buyer exactly how efficient the home is.

What does he feel his company does that is better than anyone else? Well, right after building some of the finest homes in the area, it would be providing a great home building experience to his clients through superb communication provided by the on-line project management system. Delivering on time, on budget, and with no surprises ensures that Flanders and Company will have many happy clients (and friends) talking about his company for years to come.

Mark can be reached at 603-279-4254 and the office is located at 169 Daniel Webster Highway, Suite 10, Meredith NH. Drop in and say “Hi”.

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47 Advent Cove, Meredith, NH

MLS #4061667

Take this High Definition Virtual Tour

First Time Ever Offered

Priced at $3,995,000

It’s very rare that a Lake Winnipesaukee waterfront property offers the privacy, views, and overall serenity that this very special property radiates. The “old lake” feel is all around you. Check out this video tour and you’ll agree!

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