The least expensive home that sold on the lake was at 56 Braun Bay Road in Moultonborough. Originally listed at $1.2 million, it was reduced to $895,000 and sold at $830,000 after 754 days on the market. This home is a 1,660 square foot, six room, three bedroom cottage that was completely and tastefully remodeled in 1996. The home has a nice eat in kitchen, living room with fireplace, loft area, a nice deck offering great views of the lake and mountains beyond, and a two car garage with a playroom above. The cottage sits on a .42 acre lot with 100 feet of frontage, a sandy beach, and a covered dock. I bet the new owners have enjoyed it immensely during this recent heat wave.

On the other end of the price spectrum, a vintage cottage at 304 Woodlands Road in Alton with two separate lots of record totaling 2.79 acres sold well below the $2.4 million asking price at $1.9 million. The property has expansive lake views, a total of 565 feet of shorefront, and a deepwater boathouse. There is a new five bedroom septic system servicing the cottage with another five bedroom septic design included for the other lot. You can expect to see a couple new homes there in the future…

The highest sale on Winnie in June was at 45 Swan Point Road in Moultonborough. This high end, Craftsman style lake home has 6,000 square feet of living space including 6 bedrooms, eight baths, a designer kitchen, great room with cathedral ceilings and fireplace, game room, and all the other requisite amenities expected at this price point. There is even a 700 square foot, three season pavilion sitting steps from the water on a point of land that provides gorgeous views. There is no need to go back to the main house for lunch as inside the pavilion you’ll find a kitchen, dining area, and half bath. This home sits on a very private 1.73 acre lot with 668 feet of frontage with a sandy beach, three docks, and a boat ramp. The home was listed at $3.49 million and sold for $3.15 million after 421 days. My kind of place.

Waterfront sales over the first 6 months of 2010 are ahead of last year with a total of 39 sales compared to 30 last year. The average sales price is up considerably from $839,858 in the 1st half of 2009 to $1.25 million so far this year. The total sales volume year to date comes in at $48.7 million compared to just $25 million over the same period last year. There were nine sales over a million in the 1st half of 2009 compared to nineteen so far this year. It seems that perhaps there is some confidence returning in the marketplace with buyers realizing that Winnipesaukee waterfront is a sound and safe place to invest.

There was only one sale on Winnisquam in June. Located at 30 Broadview in Sanbornton, this like new, 1,963 square foot contemporary home built in 2005 has six rooms, three bedrooms, and two and a half bath. The home sits on a .12 acre lot with 55 feet of frontage and has a nice sandy beach with great views down the broad part of the lake. This property was listed at $399,900 and sold for $389,000 which was well below the assessed value of $468,500. Sales are definitely up in the first half of 2010 on Winnisquam with seven sales at an average sales price of $521,571 compared to just two sales in the first half of 2009 at an average of $341,250.

Currently there are over 260 waterfronts for sale on Winnipesaukee including island properties and almost 30 on Winnisquam. That is one very large boat load of expensive real estate. Let’s hope the great weather continues to heat up the interest in these properties and we have a banner summer season!

Winnipesaukee Waterfront Sales June 2010

The largest sale on Winnipesaukee in May was at 46 Rocky Winds Drive in Moultonborough which was listed for $4,295,000 and sold for $3,900,000. This spectacular Adirondack lake home was built by one of the premiere builders in the Lakes Region, Skiffington Homes, and has 8,000 square feet of living space, seven bedrooms, eight baths, gourmet kitchen, five fireplaces, elevator, and…well just about every amenity you could possibly want. This impeccable home sits on a 1.2 acre lot with 200 feet of water frontage, a sandy beach, a permanent 50’ U-shaped covered dock and westerly views. I expect the new owner will have a fantastic summer! So will Joe Skiffington…

Another fine property at 124 Beede Road in Moultonborough that was originally offered at $1.595 million, was reduced to $1.35 million, sold for $1,198,500 after 250 days on the market. This home is a 3,594 square foot, three bedroom contemporary home built in 1996 that features a large open floor plan with a huge great room with a stone fireplace, a first floor master, and a wall of glass looking toward the lake. It also features two huge decks for outside entertaining, 304 feet of frontage with a sandy beach and a U shaped dock.

Over at 118 Pendleton Beach Road in Laconia a deal was struck on a 3,510 square foot, four bedroom contemporary that was built in 1979. Originally offered in 2008 for $1.699 million it sold for just about its assessed value at $1.15 million. The least expensive waterfront property sold in May was at 12 Wagon Wheel Trailin Meredith. This 1940’s vintage lake cottage on a level .33 acre lot had 90 feet of frontage, great westerly views of the bay and a sandy beach. The new owners plan to live there a while and eventually replace it with a new structure. This property was on the market for $699,000 and sold for $660,000 which was $108,000 below assessed value.

There was only one sale one Winnisquam in May which was over at 262 Shore Drive in Laconia. This home was built in 1974 and has 4,472 square feet of living space, seven bedrooms, and four baths. The .85 acre lot has 340 feet of frontage, a sugar sand beach, three docks, and southwestern exposure. Originally offered in 2008 at $1.075 million, it sold for $837,500 which was $112,000 less than its tax assessment.

You can always find the vey latest listings on Winnipesaukee right here at Lakes Region Home!

There were three sales over the $1 million mark. The largest was a newly constructed, 8,000 square foot Adirondack style home at 140 Alpine Park Road in Moultonborough. It was constructed by Scott C. Fuller Development and was originally on the market for $4.6 million, reduced to $4.295, and then brought $3.8 million after 414 days on the market. It goes without saying that this home is high quality throughout and provided all the bells and whistles one would expect in this price range. There are eight bedrooms, seven full baths plus one half bath, the requisite gourmet kitchen, great room, home theater room, exercise room, screened porch, large deck, and fabulous sunsets. The home sits on 2.8 acres with a 288’ sandy beach and separate docking area.

Over at 7 Wyanoke Gate Lane in  Wolfeboro, a 3,662 square foot contemporary style home constructed in 1986 that was originally listed for $2,295,000, then reduced to $1.795 million, and sold for $1.53 million. It was situated on a 1.66 acre lot with 152 feet of shorefront with a great sandy beach. This property was only on the market for 159 days. Rounding out the sales over a million dollars is the property at 58 Governor Wentworth Highway in Tuftonboro. This is another contemporary home built in 1986 and has 2,400 square feet of living space on 2.72 private acres with 58 feet of waterfront. It was originally on for $1.96 million, reduced to $1.595 and sold for $1.5 million.

Things had been relatively quiet over on Winnisquam but there were four sales in April which is a good sign. The lowest sale came in at $304,000 for a 1,500 square foot, 4 bedroom cottage at 109 Tucker Shore Rd in Belmont. It has a quarter acre lot with 50 feet of frontage. The other three sales were all in Sanbornton: a 864 square foot, two bedroom cottage at 334 Black Brook Rd sold for $357,500; a very nice five bedroom log cabin with great views at 36 Broadview Drive brought $515,000 (originally offered at $749,000 last year); and the highest sale was at 51 Lower Smith at $643,000 for a older 2,393 square foot colonial with four bedrooms and three baths on an acre lot with 141 feet of frontage and a boat house! Its current assessment is $799,000 so I’d say the buyer got a good deal.

So things seem to be kicking into gear on the lakes and we’re off to a great start for 2010. With over 240 properties for sale on the big lake and over 20 on Winnisquam there is something out there for every waterfront buyers taste, lifestyle, and pocketbook! Check them out…

For Winnipesaukee Sales Details Click Here :  Winnipesaukee    (PDF FILES–USE BACK ARROW TO COME BACK TO WEBSITE)

For Winnisquam Sales Details Click Here :    Winnisquam (PDF FILES–USE BACK ARROW TO COME BACK TO WEBSITE)

For the latest Lake Winnipesaukee Listings Click HERE!

MLS 2834222  Offered at $849,800

This unique Winnisquam waterfront compound nestled among the trees & natural landscape features three wonderful cottages on .9 acres with 164′ of frontage & three docks (2 lots of record).

Enjoy the two bedroom year round Windswept Cottage for yourself. Well, it is more like a home than a cottage, but it has that wonderful cottage feel everyone tries to replicate! You will feel at home the minute you walk in the door! It has great views from every room. The main level is a bright, open area that is perfect for entertaining.  The kitchen flows into the dining area and livingroom  with high cathedral ceilings, pine floors, and a gas stove. The well appointed kitchen has a breakfast bar and is the perfect place to hang out. There are two large bedrooms and a three quarter bath downstairs . You can sun yourself  on the large deck or enjoy the screened porch one of those buggy evenings.

 Let your special guests stay in the Breezy Point Cottage which is literally steps to the water. It has a beautiful open first level with a large kitchen, dining area , cozy living room, and deck overlo0king the water.  There are two great bedrooms upstairs.

Send the kids up to the adorable Northwind Cottage nestled in the trees for that extra privacy. You may never see them or hear from them again! There is a great room with hearth and wood stove, kitchen, dining area, and one large bedroom & loft.  This cottage also has a screened porch and deck as well. Great rental opportunities!

 The quintessential Winnisquam lakefront cottage experience can be yours this summer!

“Ice-Out” on Lake Winnipesaukee was officially declared on Wednesday, March 24, 2010 at 2:00 pm and was the earliest ice out ever recorded. While the global warming advocates will undoubtedly point to rising temperatures caused by increased concentrations of greenhouse gases, I know better. The following statistics will prove beyond a shadow of doubt that the early ice out was caused by an unseasonably hot month of waterfront sales! Well, at least compared to last March when there was only one sale on the Big Lake. We had eight sales on Winnipesaukee with an average sales price of $1,020,675 last month. It was the best March that we have had since way back 2005 when there were 13 sales at an average of $904,308. OK, so March wasn’t blistering hot as far as sales on the lake go, but it is sure better than it was last year.

For details of the above sales click here: Waterfront Sales March 2010

But we are definitely off to a pretty good start in 2010. During the first quarter there were 17 Winnipesaukee waterfront sales at an average of $1.21 million compared to just 6 sales during the first quarter of 2009. The best prior start was in 2007 when there were 25 sales in the first quarter at an average price of $1.75 million. Activity has been pretty strong as far as waterfront inquiries and the number of showings are up as well. As of April 14, there were 230 Winnipesaukee waterfront properties available (including island property) at an average asking price of $1.86 million. Of those, 97 were priced below $1 million and 19 were below $500,000.

The highest sale on Winnipesaukee in March was the property located at 68 Sewall Road  in Wolfeboro which was on the market for $4.9 million and sold at $4.295 million. This is an elegant, vintage waterfront home built in 1903 that has been updated with all new systems. The home has 6,630 square feet of living space, seven bedrooms, eight baths, a grand dining area, a formal living room as well as a family room, and great porches to enjoy the views. There is also a beautiful boat house with guest quarters above. The home sits on a 1.1 acre lot with 247 feet of frontage. This is great waterfront property in a great location in the oldest summer resort town in America! Congratulations to the happy new owner!

There was only one sale on Winnisquam in March and that was at 14  Lakeside Drive  in Belmont.  This property consists of a 1960 vintage main house and separate year round guesthouse on an acre lot with 76 feet of frontage with western exposure. Both structures have been completely remodeled. The main house features an open concept design with cathedral ceilings and features a gourmet kitchen with granite countertops. Great sunset views. This home was on the market for $625,000 and found a new buyer at $605,000

There was also only one sale on Newfound Lake at 311 Deer Path Lane  in Bridgewater. This four room, two bedroom, seasonal cottage was built in 1951 and sits on a half acre lot with 105 feet of frontage. It was originally listed at $625,000, reduced to $549,000 and then sold for $520,000.

So the ice is out, the days are getting warmer, and waterfront buyers are hopefully going to keep the temperature turned up high during the coming sales season! If they keep it up maybe the lake won’t freeze at all next winter…

April showers bring May flowers and more real estate listings, but the unseasonably warm and sunny days have also brought out the buyers. Let’s hope they actually buy something! The number of single family homes in the towns in this Lakes Region report jumped from 993 last month to 1070 as of April 1. That number is also up compared to the 1000 homes listed as of April 1, 2009. Based on the number of homes sold in the last 12 months, this total is equivalent to 17 months worth of inventory. We are fortunate to have a good mix of properties and great offerings in every price range and with 28% of the listings priced under $200k there are a lot of affordable homes on the market.

For those following the lake front listings, there are 211 homes available on Lake Winnipesaukee (including island property as of April 3) with an average asking price of $1.85 million. A little under half of these listings are on the market for less than $1 million. Over on Lake Winnisquam there are 18 waterfronts available with an average asking price of $650,833. I’ve read several articles lately that say vacation and luxury homes sales are rebounding in many parts of the country so let’s hope for a great summer here as well.

The wonderful world of real estate is a very challenging place right now to say the least, for buyers, sellers, lenders, and REALTORS® alike. It seems like the normal hurdles that we face in every transaction have become magnified because we just don’t get as many offers on homes as we used to. The biggest hurdle may be getting a showing on a property. Stress levels have increased for sellers in particular (real estate agents have always had to go for therapy) and buyers seem to enjoy tormenting them with the ever popular “low ball offer”. But, in some circumstance, sellers should think very seriously about your first lowball offer!

So what is a “low ball offer”? Well, it can be viewed differently depending on your perspective on the matter. Assuming we are talking about a seller, let’s see if we can make some sense out of it. Let’s say you have been trying to sell your home for $359,00. Mr. Seller’s property is very, very nice and he has remodeled every square inch with the highest quality materials, replaced all the systems, and made it the best and most unique domicile on the planet (his agent knows all of this because Mr. Seller has told him ten times). It has been on the market for 237 days, but Mr. Seller has also had it listed before with two other agencies for a little over $400,000. Despite the fact that there have been two homes sold in town for $325,000 that were pretty similar and every bit as nice Mr. Seller’s, he is standing firm on the conviction that his home is worth more because, well…because he says so and the price is the price. Remember when you were a little kid playing baseball? Seems like the worst player was always stuck way out in right field. That’s where Mr. Seller is…

But Mr. Seller’s home really does show beautifully and after the third showing on it (yup, three showings in 237 days—pretty good right?), he gets an offer. It is a solid deal with standard contingencies and good buyer. But the buyer, through his very astute Buyer’s Agent, makes the offer at $310,000. You see, the buyer’s agent did his homework. He saw the two recently sold properties for $325,000 and also observed that Mr. Seller’s home was assessed for $315,000. To the buyer, this is not a “low ball offer”, but the right offer. To Mr. Seller, it was time for a tantrum, a token small counter offer, and then a rejection of the deal. To use another baseball analogy the offer was not low, it was really in the strike zone

Just like on ABC”s “Flash Forward” (where everyone on earth got a glimpse of their future) Mr. Seller saw that he would receive another offer. But he didn’t see how much the offer was for. Six months later, after considerable badgering by Mrs. Seller and his agent, he lowers his price to $329,000. He really didn’t want to lower his asking price, but his wife assured him that in his next Flash Forward he wouldn’t see anything except darkness. She had seen Florida in hers. Just like in the Flash Forward, he receives another offer. But this new offer for $250,000 is from a buyer that had been in town for a week and was looking for a deal on anything he could find that he could buy at a bargain price. This was a true “low ball offer”. I suspect Mr. Seller would jump at the first “low ball” offer if he could do it all over again.

If you are selling your home don’t go ballistic if you receive what you perceive to be “low ball” offer. Take time to really think about it, look at comparable sales, and talk with your agent. Someone might be trying to tell you something, particularly if your home has been for sale for the better part of this decade. It may not really be a low ball offer. It may be a reasonable offer. The moral of the story is; don’t get caught standing in right field in this housing market or its going to be a long game with extra innings and you are likely to lose in the end…

Sales of waterfront homes

Click here for more details on these three sales: Waterfront sales Feb 2010

The largest sale was for $1.74 million in Gilford at 122 Varney Point. This was a very nice 3,500 square foot Adironack style home built in 2008. It has five bedrooms, 4 baths, cathedral ceilings, beautiful floor to ceiling stone fireplace, spectacular lake and mountain views, and sits on  a quarter acre lot with 100 feet of frontage.

Currently there are just over 200 homes on Winnipesaukee for sale ranging from $220,000 for a property on Bear Island all the way up to $12 million for a tiny, 11,000 square foot cottage to-be-constructed at 520 Edgewater Drive on Governor’s Island in Gilford. The average price for property on the big lake currently stands at $1.875 million, but there are plenty of offerings that won’t necessarily rival the current nation deficit.

There are 86 offerings below $1 million with 16 or so under $500,000. The average price of the homes below the $1 million mark is $715,676 . Some of these are island properties of course, but it is an affordable way to have a great vacation home on Winni! There are 116 homes offered over $1 million with 57 of these in the $1-2 million range.

So whatever your price range is, there should be something on Winnipesaukee to meet your needs and budget. Let me know if I can assist you in your search!

To keep up with all the latest Winnipesaukee listings, you can alway check the main page at Lakes Region Home under my “one click search” menu.

In January 2010 there were six properties on Winnipesaukee that changed hands at an average sales price of $1.45 million. That may not seem like a lot, but in January 2009 there was only one sale for $700,000, in Jan. 2008 only four at an average $2.1 million, Jan. 2007 there were 10 at an average $1.14 million , four in Jan. 2006 at an average $1.2 million, and five in 2005 at an average of $1.93 million. Sales for this January came in at an average 85% of the asking price. There were also four more homes that went pending on the big lake as well as three others that are pending with contingencies.

The least expensive home sold on the lake in January was at 39 Gregson Lane in Moultonborough. This was a seasonal three bedroom, 900 square foot, 1960’s vintage cottage on a third acre with westerly views, 100 feet of waterfront, a sandy beach and U shaped dock. This home was listed at $679,000 and sold for $630,000 which was just about the town’s tax assessed value of $631,000.

The highest sale in January was at 66 Iroquois Lane in Moultonborough which sold for $2.25 million. This 5,500 square foot Adirondack style home had 12 rooms, 5 bedrooms, seven baths, a three car garage, and all the amenities and quality construction expected in this price range. The home was set on a fabulous 1.9 acre lot with 150 feet of frontage, H dock, and a sandy beach. I’m sure the buyer of this property is hoping for no more snow and an early spring!

Interestingly, there were no properties sold on Winnisquam, Squam, Waukewan, Kanasatka, or Newfound Lakes. In fact there were only four other waterfronts that did sell in Carroll and Belknap Counties, one each on Suncook, Opeeche, Pine River Pond, and Province Lake.

There are about 18 waterfront properties available on Winnisquam right now ranging from $274,900 up to $1.995 million. On Winnipesaukee you can choose from over 180 properties for as little as $199,900 all the way up to a mere $12.8 million for a nice little place down on Umbrella Point in Wolfeboro. I’d be happy to sell you either one or anything in between! Winnipesaukee truly has something for everyone

Click here to see details on all the sales on the lake: Waterfronts sold Jan 2010 pdf

My favorite Lakes Region Real Estate Market Report

Waterfront sales on Lake Winnipesaukee started pretty slow in 2009. There were only 30 waterfront sales (including island properties) in the first half of 2009 in the communities that border the big lake (Alton, Center Harbor, Gilford, Laconia, Meredith, Moultonborough, Tuftonboro, and Wolfeboro.) Sales did pick up steam in the second half of the year and we posted 46 more for a total of 76 sales on the year with an average sales price of $1,164,819. Moultonborough had the majority of the sales with 26 and Alton recorded 14 sales. Both Alton and Moultonborough had low average sales prices (although Laconia had the lowest average) which probably indicates that the availability of “affordable” waterfront properties led to a higher number of sales.

Winnipesaukee island properties are always an affordable option for buyers looking to get their little slice of paradise on the lake. A small two bedroom cottage on Moose Island in Alton sold for a mere $156,000 and a very nice three bedroom, two bathroom cape with .62 acres and 100 ft of frontage on Sleeper Island in Alton sold for $425,000 covering both ends of the pricing spectrum. If island living is appealing to you, 2010 should be a good year to find an affordable island vacation get-a-way.

There were also some good deals found on mainland properties. For example, in Alton a two story seasonal cottage that also included another studio cottage right on the lake sold for $120,000 (it was assessed for $311,800). It might not have been beautiful but for that price and 121 feet of frontage on Winnipesaukee who cares! Another affordable waterfront that sold was at 62 Driftwood Drive in Moultonborough. This 1972 vintage. three bedroom, one bath ranch with 100 feet of frontage and a 30 foot dock was assessed for $424,100 and sold for $335,000. In fact, there were 16 properties that sold between $300,000 and $500,000. On the upper end of the spectrum there were 26 homes that sold over $1 million. The top three were properties at 25 Gazebo Point in Wolfeboro at $5.98 million, 55 Broadview Terrace in Gilford at $6.5 million, and the highest sale ever on the big lake at 50-60 Wagon Wheel Trail in Meredith at $7.8 million.

Overall, we ended up the same as last year on Lake Winnipesaukee in terms of total sales. The average sales price of $1.176 million was down just a bit from the $1.218 posted in 2008 but pretty strong still when compared to the past 5 years.

Over on Lake Winnisquam, the total number of sales came in at 14 for the year. That is up from 2008 but still lower than the twenty or so that changed hands in previous years. The average sales price of $496,536 was the lowest it has been in the past five years and confirms that there were some good deals found on the lake over the past year. Properties on Winnisquam are always a bit more affordable than those on the big lake. The least expensive property this past year on Winnisquam was a seasonal two bedroom cottage with 114 feet of frontage at 118 Gray Rd in Sanborn which was assessed for $452,100 and originally offered at $449,000 that sold for $340,000. The highest sale was a fourteen room, six bedroom, 4,572 square foot contemporary with 170 feet of frontage at 87 Collins Brook Rd in Meredith that brought $740,000.

While 2009 was not one of those banner years for waterfront sales in the Lakes Region, considering the overall state of the economy, it was a pretty solid year. Given the rebound in the stock market and a little better outlook on the part of many people, 2010 should be a stronger year for vacation, water access, and waterfront sales.

If  you are interested in receiving FREE additional detailed information on the Lakes Region waterfront sales and ongoing updates that will keep you informed on the value of your waterfront investment just click on the following button…

If you are looking for a vacation property in the Lakes Region of NH that offers Winnisquam water access across the street and access to snowmobile trails nearby then the meticulously maintained four bedroom cape could be just for you!

This single owner home was built in 2002 and shows pride in ownership throughout. Two new bedrooms and a 3/4 bath were recently added on the second floor making this a great primary or vacation home option.  There is even a partial view of the lake to greet you in the morning from one of the upstairs bedrooms.  There is a bright, well appointed eat-in kitchen and ample size living room plus two bedrooms and a bath on the first floor.

This home is large enough to offer space for everyone yet it is very economical to heat with an oil fired, forced hot water boiler.

The basement has a finished room complete with a hot tub, palm trees, and island mural that will warm you after a day out snowmobiling. Park you sleds in the one car garage so they will be warm and ready to go the next day.

The owner has done extensive landscaping outside on the 1.07 acre lot,  yet the property offers  a low maintenance  exterior so that you can spend you time enjoying all that the Lakes Region has to offer. So whether you are looking for an affordable primary or a vacation retreat you should check this home out…

This country location is easy to reach from Interstate 93 and is close to schools, shopping, and all Lakes Region attractions.

MLS #28115301 -11 Wakeman Rd, Belmont,NH 

Offered at $249,900