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 acre level lot with 150’ of shallow sand bottom frontage and crystal clear water. This property was offered at $324,500 and sold for $282,000 after 190 days on the market. This property is currently assessed for $352,900 so I’d say you have a pretty happy camper there.

Out at 62 Varney Point Left  Gilford there’s a new owner that will be tearing down the existing structure to make way for her dream home. The existing home, which was built in 1930 and remodeled in 1988, was not quite to her tastes. But the fantastic westerly views and 115’ of shore front which features a 24’ x 32’ boathouse, attached dock, and breakwater was. The property was offered at $1.195 million and sold for $925,000 after 121 days on the market. That’s just over the new assessed value of $896,540. It will be intersting to see what she builds there…

The largest sale of the month was at 97 Pleasant Street in Meredith. This 1960’s vintage, three bed, four bath, 4,000 square foot home has been nicely updated throughout. It features a first floor master, eat in kitchen, double sided fireplace, recreation room, screened porch, and a three car garage. It sits on a .48 acre lot with 136’ of frontage, dock, and has great views down Meredith Bay. This home was first listed in 2006 at $1.75 million, re-listed in February 2011 for $1.3 million, and sold for $1.1 million which is just under the $1.19 million assessment.

So how did we do for the year on the Big Lake? Pretty darn good, I’d say! The total number of sales were up from 96 in 2010 to 107  in 2011 for an 11.5% increase. However, the average sale price was down below the $1 million mark for the first time since 2003 when it came in at $994,688. The average price is down partially due to some weakening in waterfront prices but also because more lower and fewer higher priced homes sold compared to the prior year. There were 69 properties sold below $1 million last year compared to 52 in 2010. On the high end there were just four sales over $3 million while there were nine in 2010. The total sales volume for waterfronts sold was $106.4 million in 2011 compared to $120.7 million in 2010. The largest sale on the lake for the year was at 31 Wallace Point in Moultonborough at $4.325 million.

There were four sales on Winnisquam last month at an average sale price of $370,250 compared to just one last December. The largest sale for the month was at 264-3 Black Brook Road Road in Sanbornton. This property consists of a three bed, three bath main house, a 1 bedroom guest house, and a three car detached garage on a .65 acre lot with 125’ of frontage. This house was first listed in June of 2009 at $725,000, listed in 2010 for $659,900, and in 2011 for $649,900. After another $20,000 price reduction it sold for $575,000 which is just over the current assessment of $556,000. This brings the total on Winnisquam to 23 sales in 2011 at an average price of $480,536. That’s a 44% increase in total sales from the 16 sales posted in 2010. Just as on Winnipesaukee, the average sale price was down for the year when compared to the prior year’s average of $560,000.

Over on Squam there was just one sale in December and that was the property at 50 Route 113 in Holderness. This is a 1926 vintage, four bed, two bath, 1,600 square foot New Englander on a 1.71 acre lot with 114′ of shore front, sandy beach, and a dock. It was first listed in 2009 for $729,000 and then re-listed this year at $699,000. It was reduced to $499,000 and sold for $450,000. The property is currently assessed at $624,710. Do you see a pattern? There were just seven sales on Golden Pond in 2011 at an average $1.036 million. But that is somewhat better than the five transactions in 2010  although the average sales price was about one half of the $2 million average posted .

We’re hoping that 2012 will be a great year for sales on all the lakes in the area. After all, there’s no place more beautiful and better to live or vacation in than the Lakes Region and right now many people believe there is no place to invest than in lakefront property. If you are considering a waterfront property this may just be one of the best times ever to buy.  So contact your REALTOR® and go take a look. You may just find the home you’ve always dreamed of…

The least expensive transaction last month on the big lake was an 838 square foot, two bedroom year round cottage with a guest house at 156 Black Point Road in Alton. This cute property has a knotty pine interior, eat in kitchen, stone gas fireplace, and a deck overlooking the water. There are two lots of record equaling 9/10 of an acre with 103 feet of frontage and two grandfathered crib docks. There’s also an association beach just down the street if the kids need to dig in the sand. This property was originally offered at $725,000, reduced to $579,900, and sold for $450,000 after 526 days on the market. This property is currently assessed for $489,400 by the town of Alton. It sure sounds like the new buyer should be happy with their purchase.

Over at 189 Dockham Shore Road in Gilford, a really nicely done 2,636 square foot, three bedroom contemporary waterfront home also found a new owner after only 56 days on the market and just in time for the holiday season. This high quality home, built in 2007, features an open concept living area with a beautiful great room with hardwood flooring, cathedral ceilings, gas fireplace, a bar area, lots of built ins and a wall of windows facing the lake. The custom kitchen has granite counter tops, tile floors, and a great center island with a gas cook top. There is also a formal dining area and a nice three season porch overlooking the water. The second level contains an elegant master suite with a gas fireplace and a private outside balcony. There’s also a secluded office that looks down into the great room should you need to pretend to work. On the walkout lower level are two guest bedrooms, a guest bath, and a family room. This home has lots of other great features including in floor heat, Bose surround sound system, and a lawn irrigation system. The house sits on a third acre lot with 50 feet of frontage with a sandy entry area and a dock. The new owners thought it was perfect for them and paid $873,000 which was just off the $899,000 asking price. The home is currently assessed of $764,930.

The largest sale of the month honors goes to a property at 28 Dale Road in Meredith. This beautiful 4,773 square foot, three bedroom, four bath Adirondack was built by Skiffington Homes in 2003 on a level 1.21 acre lot with 200 feet of frontage on Fish Cove. This home features the requisite natural woodwork, hardwood flooring, soaring ceilings, floor to ceiling stone fireplaces, a gourmet kitchen, great open spaces, and high end finishes and the craftsmanship one would expect in this style home. There’s a first floor master suite, two guest bedrooms up, a nice screened porch, and a huge family room on the lower level. This really looks like a home where casual lakeside living will come very easily. Initially priced at $1.795 million and subsequently reduced to $1.595, it found a buyer for $1.45 million after 407 days on the market. The current tax assessment is $1.45 million. I bet the new owners are going to have one of those Lexus’s December To Remember Christmas deals over there this year!

Over on Winnisquam and Squam there were no sales. Zip, nada, none. But that’s OK because December will be full of Christmas miracles, both on and off the lakes…

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 only $157,000 after 225 days on the market. This bank owned property was initially listed for $254,900 and subsequently reduced to $179,000. The town has the property assessed for just over $300,000. This one bedroom cottage has a huge screened porch plus a bunkhouse and sits on a .23 acre lot with 100 feet of frontage with some pretty good docking. The only problem was that part of the house and the bunkhouse are on the neighbors lot. A “slight encroachment” you might say. But I guess that is not as big of a problem as one might think. After all, this is NaHamsha ya’know and at least the septic system was on the right lot.

Over at 37 Hanson Drive in Moultonborough, Scott Fuller Development built a nice 4,524 square foot Adirondack home proving that if you build the right home they will come. This quality home has three bedrooms including a first floor master suite, five baths, custom cherry cabinetry, granite, natural woodwork, great room, stone fireplaces, and family room. You know the drill. This home sits on only a .52 acre lot with 100 feet of water frontage proving that maybe less if more if that “less” is pretty good. This property was offered at $1.75 million and sold for $1.69 million going under contract after 107 days on the market. It is nice to see a new construction on the lake move quickly.

The largest sale on Winnipesaukee was in Wolfeboro at 72 Parker Island Road. This modest 8,300 square foot, eighteen room, six bedroom, eight bath home built in 1986 was completely rebuilt in 2002 with no expense spared. I have to admit, it looks pretty nice, but one might be a little nervous about kicking back here or coming in with a bit of sand on your flip flops. But hey, to each his own. There are magnificent views from most rooms in this impeccable home, first and second floor master suites, sauna, exercise rooms, and the open floor plan with a traditional feel lends itself to eloquent entertaining. You know, kind of like Tony Bennett style versus Lynard Skynard, but all is good. The professionally landscaped 3.37 acre lot has 242 feet of frontage, a sandy beach, stone patios, breakwater, and docking. This home was listed at $4.195 million and sold for $3.8 million. The Town of Wolfeboro currently has this property assessed at $4.116 million.

There were two sales on Winnisquam last month but that doubled the amount in October last year. The largest sale was at 116-2 Gray Road in Sanbornton. This really neat, custom built, 2,368 square foot, two bedroom house has that true lake home feel. It kind of reminds me of a place Jimmy Buffett would like. There’s plenty of knotty pine, hand forged lighting fixtures, a large custom kitchen with cherry cabinets, a Viking stove, and granite counters, two fireplaces, a master suite, and a year round porch to drink margaritas on. There is even a two bay carriage house with a bunk room above for any Parrott Heads that want to come and visit. The well landscaped .38 acre lot has 100’ of frontage and a 40’ dock, raft, and mooring. This property was originally offered at $649,000, reduced to $599,000, and went under contract at $569,000 after only 73 days on the market.

Once again, there were no waterfront homes sold on Squam. All I can hear is Don Gibson singing “Oh, Lonesome Me…” Maybe we’ll get one next month?

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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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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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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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The least expensive sale on Winnipesaukee last month was at 20 Railroad Ave in Alton. This is an updated two bedroom, 744 square foot seasonal camp sitting on a .16 acre lot with 40’ of waterfront. The big selling feature here is that this small cottage has really big, panoramic views from the large deck. This lakeside retreat was listed at $429,000, reduced to $389,000, and sold for $355,000 after 266 days on the market. The current tax assessment for is Alton waterfront is $401,500.

Another completely renovated waterfront home at 177 Kingswood Road in Wolfeboro also attracted a new buyer. This 1980 vintage, 3,400 square foot, three bedroom, five bath contemporary home was put on a new foundation and stripped right down to the studs. The only thing reused were the beautiful fir floors. Everything else is new-inside and out. The home features a custom kitchen with beautiful cabinetry, granite countertops and stainless steel appliances, a lakeside living room with gas fireplace, a family room in the walk out basement, and three bedrooms all with private baths. The home sits on a level one acre lot with southern exposure and gorgeous views. There is 119’ of frontage, a sandy beach, and a forty foot dock for the new owners to enjoy now that summer is finally here. This home was on the market for 305 days starting at a list price of $1.995 million, with several price reductions down to $1.595, with an offer accepted at $1.47 million. The current tax assessment for this property is $1.352 million.

The largest sale for the month was at 112 Hopewell Road in Alton. This is a 3,192 square foot, four bedroom, three bath, classic lake home with a large wrap-around porch that is perfect for telling tales on. The home was built in 1999 on a 2.18 acre lot on Roberts Cove that offers great privacy, westerly views, stunning sunsets, 296’ of frontage, plus a U-shaped dock with breakwater. The tale of the sale on this home is a long one. It was first offered in December 2005 at $3.9 million, in October 2006 for $2.995 million, in 2008 for $3.1 mil, and in 2010 for $1.6 as a short sale. This year it was listed for $1.595 million and found a buyer at $1.5 mil after 168 days. The listing doesn’t say that it was a short sale, but the fact that it was under contract for only 39 days before closing would mean that it wasn’t. It probably just felt that way to the seller…The property is current assessed at $1,46,200.

Over on Winnisquam there were five sales which is actually a banner month for this lake! That puts the tally for the first five months up to fifteen sales compared to ten for the same period last year. Three of the five sales occurred on Leighton Ave in Laconia which is a little unusual. The largest sale was at 140 Leighton Ave North in Laconia. This Japanese influenced contemporary home built in 1980 has 1,580 square feet of living space, three bedrooms, two baths, a massive stone fireplace in the living room, a sauna, and a newly remodeled kitchen with granite countertops, cherry cabinets, and Jenn–Air appliances. The home literally is on the water as the decks actually overhang the lake. You can imagine how great the views are! The house sits on a .85 acre lot with 369 feet of frontage. There is even a Japanese Tea House straddling a babbling brook that is accessed by a small bridge. Kind of makes you want to watch a rerun of Karate Kid. It was a bit of a struggle to get this property sold. It was listed originally in 2009 and 2010 at $799,000 and at $749,900 this year. It was reduced to $649,000 with a deal accepted at $605,000 after a total of 977 days on the market. The current tax assessment on this property is $645,200. I bet the former owner was happy to finally say “Sayōnara” to this one…

Right now there are about 275 waterfront properties available on Winnipesaukee and 27  on Winnisquam from as little as $189,000 to just over $10 million with lots of deals in between. Maybe you can find your own great deal on the water this summer!

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The least expensive waterfront sold was an island property at 14 Pine Island  in Meredith. This is a six room, three bedroom, A-Frame style home that has a knotty pine interior, living room with a fieldstone fireplace, master bedroom in the loft, and a large deck. The home sits on a 2 acre lot with 215 feet of sandy bottom frontage and a 30’ dock. It looks like a really cute place! It was listed for $320,000 and sold for $300,000 after 175 days on the market. The property is currently assessed for $373,400. It must have been a cold snowmobile trip to go out and look at this one back in February, but what the heck, they got a good deal!

Over in Laconia, the waterfront at 178-194 Channel Lane finally found a buyer. This is a 4,833 square foot, five bedroom (four suites), six bath immaculate contemporary home built in 1968 along with a two bedroom guest cottage that has a phenomenal view down Paugus Bay. Located at the very end of Channel Lane, this home has great privacy, 581’ of shorefront on two lots of record, a two bay boathouse with boat lifts, and an amazing yard with beautiful landscaping. It also has a workshop that Bob Villa would love, an elevator, and a three car garage plus another garage for the yard equipment. If this house doesn’t have it, you don’t need it. But it was a struggle getting this property sold. It was originally listed back in November, 2007 for $2.3 million, was reduced several times down to $1.795 million, and finally sold for $1.3 million after a total of 1,216 days on the market. The current assessment on the property is $1,454,400.

The largest sale for the month was at 129 Dockham Shore Road in Gilford. This is a 6,000 square foot, four bedroom, five bath, custom showcase model home built by Graystone Builders. It has 180 degree views of Winnipesaukee and the mountains beyond. This fabulous Adirondack home has all the bells and whistles including custom cherry cabinetry, stainless steel appliances, granite countertops, Douglas fir moldings, trim and doors, mahogany floors, Pella triple glazed windows, large deck, a professional landscaped yard, and three car garage. The home sits on a .48 acre lot with 103 feet of frontage. The home was originally listed back in January 2009 for $2.395 million, was relisted at $1.999 million, and sold at full price after a total of 780 days on the market. The current tax assessment stands at $1,223,520.

There were no waterfront sales on Winnisquam or Squam in April which is a little disappointing especially if you have a home listed on one of these great lakes, but the season is young. It’s kind of like watching the Red Sox.

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The least expensive property sold on the big lake was in Meredith at 7 Stonedam Island Road. This was a bank owned contemporary built in 2005. It has 2,880 square feet of living space, three bedrooms, three baths, and a great room with cathedral ceilings and lots of glass looking out at Sally’s Gut (I am not referring to former owner’s wife—that’s part of the lake). The home sits on a .48 acre lot with 143’ of frontage. The property was offered at $664,900 and quickly went under agreement in 31 days for $670,000. The current tax assessment on the property was an even $1 million leading me to believe that the new buyer must have been dancing around the closing table.

Over in Alton, at 42 Tranquility Lane, a nice 4,400 square foot Adirondack home built in 1997 also found a new owner. This home was constructed utilizing vintage materials from an old mill and summer camps. It features five bedrooms including a first floor master, four baths, cathedral and wood beam ceilings, additional living space and kitchen on the lower level, great views down the broads, and wonderful sunsets from the huge porches. The home sits on a manicured .60 acre lot with 147’ of shorefront with a breakwater and dock. This property was originally listed in July of 2008 for $1.777 million, relisted in 2010 at $1.499 million, reduced to $1.299 million, and finally sold for $1.075 million. The current tax assessed value was $1.317 million.

The highest sale of the month was at 88 Powers Road in Meredith. This turn of the century lodge style home was built in 1900 and sits literally on the water’s edge.  Ah, what you could do back then! This rather small and cozy, 8,100 square foot home has eight bedrooms, five baths, exposed wood beams and cathedral ceilings, massive stone fireplaces, a great wrap-around porch, and wonderful lake views. The 3.6 acre lot has 200 feet of frontage, manicured lawns, and a nice sandy beach. There’s also a five car garage for your “flivers” and a two bay boathouse to keep the woody in. Now this 110 year old home is pretty remarkable, but it only took the last 10 years of its grand life to find that elusive new buyer. It was originally listed (at least according to the MLS) way back in 2000 at a cool $6 million. It has been listed continually every year since at different price points as high as $6.7 million in 2007. The most recent listing price was $2.495 million which enticed a buyer to make a deal at $1.83 million. The current tax value on the property is currently $2,349,101 which makes me think of Real Estate 101; if the seller had the home priced correctly to start with, it might not have taken a full decade to sell it.

Over on Winnisquam there were two waterfront sales in March bringing the total number so far this year to a total of four. There was just one sale on Winnisquam in the first quarter of 2010 so we are already doing four time better! One of the homes that sold was a classic, cozy three bedroom cottage with a knotty pine interior at 57 Collins Brook Road in Meredith. It sits on a .49 acre lot with 132’ of frontage across from the Loon Sanctuary. It had all the important amenities one would want including a bathroom, outside shower, dock, a boat house, and a shed with a beer fridge! It was listed for $425,000, reduced to $409,900 and sold for $365,000 which is over the $282,900 tax assessment. It must have been the beer fridge? The other sale on Winnisquam was at 24 Bayview Drive in Belmont. This totally renovated ranch style home with a full finished walk out basement has 2,068 square feet of space, three bedrooms, two baths, cathedral ceilings, hardwood floors, fireplace, an eat in kitchen, dock, and 112 feet of shorefront. It was listed at $549,000 and sold for $530,000 with a current tax assessed value of $419,400.

A quick look at happenings up on Squam Lake for the first quarter revealed just two sales which is two more than the start to last year! The sale of significance was at 30 Laurence Road in Holderness which is known as the L.J. Webster Estate. This outstanding example of historical architecture and luxury has 7,353 square feet of living space, sixteen rooms, six bedrooms, and six baths. This impeccable home sits on a private 20 acre parcel surrounded by pristine pastures and woodlands. It has 200 feet of shorefront on Squam and views of the lake and mountains from every room in the house. This is the epitome of a luxury home from another era. This property was originally offered at $4.3 million, was reduced to $3.9 million, and sold for $3.045 million. It sounds like a place you could really get used to…

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Joe Skiffington was kind enough to provide this update of the NH Shoreland Protection Law which will be of interest to anyone owning lakefront property. Thanks, Joe!

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