Winnipesaukee Forum - Blogs http://www.winnipesaukee.com/forums/blog.php Dedicated to Lake Winnipesaukee and the Lakes Region of New Hampshire en Thu, 17 May 2012 02:28:09 GMT vBulletin 60 http://www.winnipesaukee.com/forums/images/misc/rss.jpg Winnipesaukee Forum - Blogs http://www.winnipesaukee.com/forums/blog.php Frsh Meat for the Lakes Region Home Buyer http://www.winnipesaukee.com/forums/blog.php?b=197 Fri, 04 May 2012 19:40:13 GMT *Image: http://lakesregionhome.usmblogs.com/files/2012/05/red-meat.jpg (http://lakesregionhome.usmblogs.com/files/2012/05/red-meat.jpg)* *The number of homes for sale in the twelve Lakes Region (http://www.lakesregionhome.com/) communitie...

The number of homes for sale in the twelve Lakes Region communities in this report continues to creep up with 105 more listings available than last month. The 1195 listings available as of May 1 represents a 17.6 month supply. That’s enough! The current average asking price stands at $500,196 with a median price point of $257,000.

There is obviously a pile of homes in every price range to look at if you are in the market for a new residence. I took a look at the homes that have come on in the past month to see if there were any potential good deals based on a comparison where the asking price is a lot less than the property’s tax assessed value. That’s as good a place to start as any in finding a bargain, but as I have said many times before, that’s just one factor. You have to go look at the home to see what condition it is in, what updates and repairs are necessary, and whether the property fits your overall needs. So here’s a look at some fresh meat for the carnivorous home buyer.



The home at 38 Range Road road in Belmont might not exactly be fresh meat as it has been on the market several times before, but it is offered a very fresh and greatly reduced price. It was originally offered back in 2007 for a little over $300K, last year in the mid $200's, and is now listed at $179,900 which is a short sale situation. With a tax assessment of $236,400 it seems like a pretty good price. The house is a 2,000 square foot, three bedroom, two bath colonial that has had many upgrades including a new roof and boiler. It has a large eat-in kitchen, formal dining room, spacious living room, and a 10’ x 24’ family room. The home sits on a great 5.6 acre country lot with a nice yard and open fields for your horses.



Over at 558 Stage Road in Sanbornton is a spacious 3,612 square foot, three bedroom, two bath ranch that also looks like it might be a good deal. This home was built in 2002 and sits on a private 8 acre lot with a loooong driveway. I like loooong driveways. There’s a large country kitchen, a master suite, hardwood flooring, a fully finished walk out basement, central air, and a two car garage. This home also was on before. It was listed at $269,900 last year, but is now offered at $245,900. It has an assessed value of $295,000.



A truly fresh listing with stunning long range views awaits you at 20 Hillside Drive in New Hampton. This mountaintop, 1,856 square foot, three bed, two bath raised ranch with cedar siding has lots of glass and a great deck to enjoy the fabulous views. This home has an open concept floor plan and the large living room boasts a gas fireplace as does the master suite. The price tag on this home is $269,900 which is 91% of the assessed value of $295,250. Looks nice and sounds like a deal for a house with a million dollar view.



Another home that has never been on the market is at 139 Eastman Shore Road in Laconia and it looks like it is priced right and ready to go. This well cared for three bed, one and three quarter bath, 1,978 square foot ranch was built in 2003 on a 2 acre lot that has access to Winnisquam. You’ve got easy one floor living with a galley kitchen with a pantry and built in computer nook, an ample sized living room with a soapstone gas stove, a master suite, and a wonderful four season room with tongue and groove pine walls. There’s a large family room plus two additional large rooms in the walkout lower level. There’s also a great farmer’s porch and an attached two car garage. This home is priced at only $219,000 and has a current tax assessment of $235,100. Sounds like a good deal to me!

There are plenty of other opportunities out there for savvy buyers looking for a good deal, so get out there and look before the one you could have had is gone. Talk to a REALTOR® that can help you locate the dream home you have always wanted at a price that won’t give you nightmares…





]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=197 Redneck Home Seller Tips Part Deux http://www.winnipesaukee.com/forums/blog.php?b=196 Wed, 25 Apr 2012 13:57:01 GMT *I have received a number of calls and letters requesting more tips for Rednecks that are selling their homes*. It seems there are more Rednecks in the *Lakes Region of NH (http://www.lakesregionhome.com/area-info/town-insights/)* that need help than I thought. In the future when u rite me, please... I have received a number of calls and letters requesting more tips for Rednecks that are selling their homes. It seems there are more Rednecks in the Lakes Region of NH that need help than I thought. In the future when u rite me, please try and rite ledgitable and dont print sew small.



Anyway, here goes. You might be a Redneck Home Seller if you have chickens running loose around your yard. Please put them in the chicken coup prior to showing your property. Chickens can distract buyers from seeing the many finer points of your home. This also goes for pit bulls, alpacas, cats, and small children. Also, please take note. Despite your interpretation of the zoning regulations, livestock are not allowed in all zoning districts. Remember, where chickens are outlawed, only outlaws will have chickens.



If Billy the Big Mouth Bass, the talking fish, is the focal point of your living room, you definitely are a Redneck and you will need help to sell your home. Please consult with a qualified home staging expert to arrange your home to maximize its appeal for the discerning home buyer. He or she will find a place to put Billy, your Dale Earnhardt Senior paint by number portrait, and your NASCAR die cast racecar collection. It will be someplace that will really enhance your home. That place will most likely be where the sun don’t shine. No…. I know what you were thinking, but I meant the closet in your guest bedroom.



When your real estate agent tells you that your home is not approved by Fannie Mae, please stop arguing with him. He is not trying to pick a fight and he surely is not referring to your second cousin that married your third cousin on your mother’s side. I know she thinks your home is just wonderful, but your agent has never set eyes on her. What he is referring to is the Federal National Mortgage Association whose function is to finance the otherwise un-financeable and to line various politicians’ pockets. At this writing, no one is sure which is more important. I think they are having some kind of hearings on that down in D.C.



If you have some of those colorful signs on your property that say something like “This Property Protected by Smith and Wesson” or “My dog can make it to the gate in 2 seconds, can you?” you are definitely a Redneck Home Seller. It would be prudent to remove them while you are trying to sell your home. Some people could erroneously think that (a) you are not a very friendly sort of guy or (b) this might not be a safe neighborhood. It does seem that most people that have seen you are kind of intimidated though. I guess that is probably why the neighborhood is so safe. That and the fact that you shoot tin cans off the fence from the back porch. Anyway, I know they are cool signs, but please remove them.



Finally, you should remove any Redneck lawn ornaments such as tractors, farm implements, and other rusty iron from your front (or back) lawn. The venerable and appropriately placed horse drawn hay rake or plow is probably the only exception to the rule. All bathroom fixtures should be inside your house. Toilets turned into planters are not “in” and should also be removed along with those two romantic claw foot tubs you have side by side on your yet to be completed back deck. Despite the success of the Cialis commercials they won’t help you sell your house. You might say you have already made it hard enough…

]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=196 <![CDATA[The Speed of "Ahhh"]]> http://www.winnipesaukee.com/forums/blog.php?b=195 Fri, 20 Apr 2012 12:34:21 GMT *Image: http://lakesregionhome.usmblogs.com/files/2012/04/lightbulb.jpg (http://lakesregionhome.usmblogs.com/files/2012/04/lightbulb.jpg)* *There were 64 residential home sales in March in the twelve towns listed in this Lakes Region of NH (http://www.lakesregionhome.com/)real estate report....

There were 64 residential home sales in March in the twelve towns listed in this Lakes Region of NH real estate report. That's a 12% increase over last March. The average sales price came in at $314,161 last month compared to just under $300,000 last year. There were four sales over the million dollar mark bolstering the average sales price. Exactly 50% of the sales were under $200,000.

For the first quarter of 2012, there were 171 residential single family home transactions. Sales are up 18% for the quarter compared to the first quarter of 2011 and 24% over 2010! There were seven sales exceeding a million dollars this year compared to just four last year. The lower priced properties are getting an increasing share of the total sales. Transactions under the $200,000 mark represented 51% of the total number of sales in the first quarter of 2010 and 2011 but increased to 59% in 2012.

The average sales price for the first quarter of 2012 came in at $272,526 which was very close to the $272,854 last year but off the $308,062 posted in for the first quarter of 2010. Anyway, this is a great start for the new year with significantly better activity for showings and sales. Every real estate agent, home inspector, appraiser, lender, and closing agent I have spoken to has remarked that they are seeing an increase in activity as well. Scary, isn’t it?



I like to see what homes sell quickly and try to figure out why as other homes sit for years on the market. There should be an easy explanation why certain homes sell extremely quickly. There was one home that sold the same day that it came on the market up at 38 Oslo Street in Moultonborough. I always suspect that the agent had a buyer lined up when the property came on the market when I see this. This home was a nice 1700 square foot, two bedroom, two bath Skiffington built home in 1998 in the water access community of Suissevale. I can’t tell you a lot about it as it sold so fast the agent didn’t have to put any pictures in the MLS. It was listed at $199,000 and sold for $180,000. The property was listed last year at $239,900 with no takers. So you might argue it didn’t sell the same day it was listed, but you can say it sold the same day it was listed at the right price. The current tax assessment is $194,900 so it seems that this was a pretty good deal and a great way to have access to Winnipesaukee this summer.



Over at 357 Old Lakeshore Road in Gilford, what appears to be a picture perfect 1,908 square foot, three bed, three bath cape sold in one day (really--one day.) Why? Well, I am not sure if the house was perfect, but the pictures sure make it look that way. The home has a nice open layout with hardwood floors, a well appointed kitchen with center island and what appear to be stainless appliances, a living room with wood stove, a family room off the kitchen, and a spacious deck with a hot tub. The house sits on a private 2.76 acre lot with lots of privacy. It was priced at $214,000 and sold at full price which is well under the assessed value of $235,240. Not a lot of arguing went on here! It looks like a great property that was presented well and was offered at the right price. Sold!



A wonderful antique cape with all the charm and curb appeal of a Currier and Ives painting sold in just two days at 30 Pleasant Street in Meredith. This 1875 vintage home has 1,400 square feet of living space, three bedrooms, one bath, two wood stoves, and lots of upgrades including Brazilian hardwood flooring. There's a great wrap-around porch to sit on and a picket white fence to complete the picture. As an added bonus there is also a 28’ boat slip included about 100 yards away at the Meredith Nautical Club! Sweet! This property is assessed at $162,800 and was listed at $199,900 and sold for $200,500. What’s that tell you. It was a pretty nice deal especially with the boat slip and I suspect there were several interested parties...

There were a number of other sales that happened at the speed of “Ahhh.” The speed of “Ahhh” is extremely fast. It’s equivalent to the speed of light but in the alternate reality of real estate sales. It is usually achieved when a switch in the buyer’s brain gets tripped and jolts the bejesus out of him. The buyer has the proverbial epiphany and realizes that (a) “Ahhh, this is a really, really nice property” or (b) “Ahhh, this is a really, really great price”, or (c) both, in which case that is when the “Ahhh, haaa” moment happens. “Ahhh Haaa” houses always sell very quickly.
Here are a few other "Ahhh Haa" Houses:

33 Vineyard Way in Belmont Sold in 2 days...

44 St. Catherine Street in Laconia Sold in 5 days

47 Ossipee Mountain Road in Moultonborough Sold in 4 days




]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=195 1st Quarter Lakes Region Waterfront Report http://www.winnipesaukee.com/forums/blog.php?b=194 Fri, 13 Apr 2012 12:27:51 GMT *Image: http://lakesregionhome.usmblogs.com/files/2012/04/bait.jpg (http://nhlakeproperty.com/?attachment_id=4229)* *Hey! There were fourteen waterfront sales (http://nhlakeproperty.com/wp-content/uploads/2012/04/fourteen-waterfront-sales1.pdf) on Winnipesaukee...

Hey! There were fourteen waterfront sales on Winnipesaukee in March! That’s a pretty good month in my book. The average sales price came in at $797,086 and there were three sales over the million dollar mark. Last March there were just six sales at an average price of $986,667. For the first quarter of 2011 there have been twenty six sales on the lake at an average of $807,469 compared to seventeen sales at an average of $857,471 for the same period last year. That’s a 52% increase in total sales and a great start to the new year!



The least expensive home sold on the lake last month was at 24 Notla Lane in Alton. This 1950’s cottage looks like a place where you can really kick back and relax. It has 2,014 square feet of living space with three bedrooms, two baths, a living room with the requisite stone fireplace, lots of windows, and is finished in knotty pine paneling for that lake feel. The third acre lot has 100’ of waterfront and a great little boat house with a deck up top to watch the sunsets from. Pretty cool. This home was listed at $549,000 and was only on the market for 34 days before being snapped up at $497,500 by a happy buyer. The property is assessed by the town at $481,500.



Over in Moultonborough at 7 Blackey Cove there is a beautiful 5,000 square foot contemporary home that also has a happy new owner. This home has a bright open concept floor plan with a wonderful great room with cathedral ceilings, pine flooring, floor to ceiling stone fireplace, and fifteen sets of French doors that open to the large deck with beautiful westerly views on Blackey Cove. The kitchen/dining area has wood ceilings, granite countertops, a continuation of the pine flooring, and lake views as well. There is a first floor master suite, three guest bedrooms upstairs plus a large game room over the attached garage. The walk out lower level has a family room, den, and three "additional" rooms. I wonder what goes on in there? This home sits on a level .7 acre lot with 100’ of shore front, sandy beach, dock, and great westerly sunset views. This property was originally listed at $1.499 million, reduced to $1.499 million, and sold for $1.14 million after 190 days on the market. The tax assessed value is $1,343,100.



The largest sale of the month was also in Moultonborough at 39 Gregson Lane which is also on Blackey Cove. This 3,000 square foot Adirondack was just completed and has the sought after open concept floor plan with the large great room with cathedral ceiling, stone fireplaces, lots of natural woodwork, and a first floor master. There’s an office and a bedroom on the second level and a family room and exercise room in the lower level walkout. The house is listed as a two bedroom home because the size of the lot constrains it to a two bedroom septic, although it says that a three bedroom septic was installed. Confused? Me, too. But I bet the buyer wasn't. Anyway, this home was originally listed at $1.65 million, was reduced to $1.595, and sold for $1.45 million. The tax assessed value is listed at $985,000 because the home was under construction. It won’t stay at that number long…

There were no sales on either Winnisquam or Squam in March which is kind of unusual, but things have been slow on both lakes. In fact there has only been one sale on each lake so far this year. I think we gotta start using better bait…



]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=194 Never Count on Having a Nice Neighbor! http://www.winnipesaukee.com/forums/blog.php?b=193 Fri, 06 Apr 2012 13:40:11 GMT *Image: http://lakesregionhome.usmblogs.com/files/2012/04/nosferatu-5.jpg (http://lakesregionhome.usmblogs.com/2012/04/06/never-count-on-having-a-nice-neighbor/nosferatu-5/)* *The residential home inventory in the twelve Lakes Region towns ...

The residential home inventory in the twelve Lakes Region towns in this report jumped up again from 994 properties on the market last month to 1080 as of April 1. That total is also up from 1018 last April 1st. The average price for homes on the market stands at $515,577. Remember, that’s just the average asking price. With the average selling price in February at just $209,000, you can kind of tell what is selling…

I saw a movie on the Netflix steaming service which may be the earliest and best movie about real estate. It should be required viewing for anyone contemplating getting their real estate license. This early silent movie was filmed in 1921 in Germany and was set in the fictitious city of Wisborg where a real estate broker named Knock had his firm. He was marketing property in the nearby sate of Transylvania to get buyers. Since Al Gore hadn’t invented the internet, he was using the Transylvania Sun to reach prospective new clients in this remote area. You can probably guess where this is leading…

Anyway, Knock gets a letter from a buyer named Count Orlock who wants to buy a home in Wisborg. Knock gets one of his rookie agents, a handsome guy named Hutter who desperately needs a sale, to go to Transylvania to seal the deal on a run-down split level house which happens to be directly across the street from his own home. Hutter travels by boat to Transylvania and then by carriage into the mountains to meet the buyer at his castle. Why a guy in a castle wants a split level in Wisborg will become clear later.



On his journey, he stops at an inn to eat and rest. He had left his Kindle at home but happens to find a book in his room to read himself to sleep. Unfortunately, it was a book on vampires so the sleeping part didn’t go so well. The next morning he takes the carriage further into the mountains. But the drivers refused to go anywhere near the Count’s castle so he has to walk the final few miles. He is furious that there are no Dunkin Donuts shops anywhere along the way. When he finally arrives at the castle the Count greets him outside. He seems nice enough but he is one of the creepiest, ugliest little dudes you have ever met. He was very gaunt looking and had a big bald head, huge ears, piercing eyes, gnarly teeth, and fingers about a foot long. But Hutter is a determined agent (i.e. starving.) He shows the Count the MLS listing info and after a wonderful dinner the Count signs on the dotted line to buy the property.
Hutter retires to his room for the evening. In the middle of the night the Count appears in his room and scares the daylights out of him. This scene is probably as spooky as anything you’ll see in any movie anywhere! Really. The next morning he awakes with what appear to be a couple huge mosquito bites on his neck. Hmmm… He leaves his room to talk to his new client but can’t find the Count anywhere. He finally goes down to the basement and finds the count lying dormant in a coffin. He realizes this guy is a vampire. Being a new agent, this scares him as he has never had a buyer that bites. He’ll learn to get used to that after a while.



Now he’s really scared and hides in his room. Later that evening he looks out the window and sees the Count loading coffins onto a TUPS wagon (that’s Transylvania United Parcel Service—that’s where UPS got started). The count climbs into the last coffin and ships himself to Wisborg via a TUPS schooner. Hutter finds he is locked in the castle but climbs out a three story window on a ripped up Garnet Hill sheet and makes his way home by horseback. He arrives home at the same time as the Count’s ship enters port. Everyone on the ship has disappeared except the captain who is dead but tied to the wheel (unlike that Italian ship captain who tipped his ship over.) The count sneaks of the ship with his coffin and moves into the split level across from Hutter. The harbor master arrives to inspect the ship and chalks up the carnage to the plague.



Hutter gets to his house and tells his beautiful wife, Ellen, what has been going on. After reading the book on vampires that Hutter stole from the inn, she realizes they’re in deep trouble. The book says that the only way to kill a vampire is for a beautiful woman who is pure of heart to distract the vampire until the sun comes up and the sunlight will kill him. She can see the Count eyeballing her from across the street. She realizes that she has been chosen and sure enough Count Orlock comes to her room in the moonlight. Hutter was apparently so tired from trying to make a living he never wakes up until it is too late. Count Orlock is so taken by Ellen, he keeps munching on her neck until the sun comes through the widows and he goes up in a cloud of smoke.

The moral of the story here is that if you market real estate in a neighboring state and you get a buyer, be careful not to sell them a house across the street as they might suck as a neighbor. Seriously, the movie is called “Nosferatu” and is an unauthorized adaptation of Bram Stoker’s Dracula. While lacking the Spielberg special effects, it is considered to be one of the best vampire movies of all time and worth watching if you are a horror film fan or a budding real estate agent.




]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=193 Redneck Housing Sales Tips http://www.winnipesaukee.com/forums/blog.php?b=192 Wed, 04 Apr 2012 19:16:39 GMT *Image: http://lakesregionhome.usmblogs.com/files/2012/03/renecks-2.jpg (http://lakesregionhome.usmblogs.com/2012/03/29/redneck-housing-sales-tips/renecks-2/)* *There were 59 single family homes sold in February in the twelve towns (http://www.lakesregionhome.com/area-info/town-insights/)...

There were 59 single family homes sold in February in the twelve towns covered by this Lakes Region real estate report. The average sales price came in at $209,025 with 72% of the sales coming in under the $200,000 mark. That’s an 18% increase over the 50 sales last February although the average sales price took a slight drop from the $216,025 amount posted last year. For the first two months of 2012 the total number of sales in these towns are up 22%. Not a bad way to start the year off!

I watched some of the Jeff Foxworthy, Larry the Cable guy, and Bill Engvall’s HBO comedy special the other night. It was called “Them Idiots, Whirled Tour. ” Jeff Foxworthy is well known for his “You might be a redneck if…” jokes. These guys are extremely funny. Maybe not to the Madison Avenue crowd, but to “blue collar” folks that make up a lot of this country. Anyway, it confirmed my opinion that even in this part of the “whirled,” the Lakes Region that is, there are plenty of rednecks. I consider myself at least part redneck and I’m proud of it. But as a REALTOR® I am keenly aware that sometimes redneck habits and housekeeping can be a bit of a deterrent when it comes to selling a home. But sometimes not…



Here are some key indicators to help you determine if you are a redneck homeowner and some recommended corrective measures if you are trying to sell your home. You might be a redneck home owner if: You have two snow machines in your front yard…and it is July. Definitely remove them. If you have three cars in the driveway and two of them are on blocks. Remove the disabled ones or put the wheels back on. If you have a tree that has grown up through the camper trailer in the yard please remove the tree and the camper. If there is more crap in your yard than in your house please go to the dump. The crap in your yard is not going to sell and neither is your house while it is there.



You might be a redneck home owner if you have more than one blue tarp covering articles of questionable value in your yard. Blue might be a nice color, but remove the tarps and the junk underneath them. If the blue tarp is covering your roof because it leaks call Lakes Region Roofing and you will increase your odds of selling by 100%. If your home still has Tyvek showing on one or more sides, finish the siding on your home! While rednecks consider Tyvek a low maintenance siding, most other buyers don’t. If you used old license plates to side a part of your home or the garage, remove them.



If you still have one of those six foot wire mesh satellite dishes in your yard you might be a redneck homeowner or at the very least technologically obsolete. Remove it. The same goes for the three antennas on the roof. If your grass is taller than your dog, cut it. Get rid of the six foot tall “burn pile” in the back yard. I know you wanted to wait until the 4th of July, but you can’t.

The inside of your castle is also important. If you have more than three dead animals on the wall it could be an issue. It could offend some, but you don’t necessarily have to remove them. This is NH after all. If duct tape is the main tool in your arsenal to repair things inside the home you have a problem. Call, or use your CB radio to call, a professional and get things fixed correctly. If the only light bulb in your basement is the one at the end of a twenty foot long, frayed extension cord near the back of the room, no one is going down there and no one is going to buy the place. Varnished plywood is not an acceptable flooring alternative.



Now there are places in this “whirled” where redneck homes are totally acceptable; in neighborhoods of redneck homes that is. I call them “pockets of redneck lifestyle.” Redneck homes are often bought by other rednecks without a second thought. But it can still be tough to sell a redneck home, especially if you are the only one in the neighborhood. If you feel that you could be a the lone redneck homeowner in your neighborhood, take a step out your front door and look both left and right. If there are no cars on blocks or snow machines on the front lawns of your neighbors and you have one or both you are definitely the Lone Ranger here. This might also explain why your neighbors have never talked to you…



]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=192 Lakes Region Waterfront Sales Report - February 2012 http://www.winnipesaukee.com/forums/blog.php?b=191 Fri, 16 Mar 2012 14:10:56 GMT *There were seven waterfront sales (http://lakesregionhome.usmblogs.com/2012/03/16/lakes-region-waterfront-sales-report-february-2012/seven-waterfront-sales/) on Winnipesaukee (http://www.lakesregionhome.com/lake-winnipesaukee/) in February at an average price of $606,429.* That doesn’t sound real... There were seven waterfront sales on Winnipesaukee in February at an average price of $606,429. That doesn’t sound real impressive but there were just six sales last February at an average price of $467,667 so we are one up for the month. Obviously, you have to the more expensive homes selling to get a high average sales price and that was just not the case last month.



The highest sale of the month honors go to a tastefully remodeled contemporary home at 9 Garden Park Road in West Alton. This 1970’s vintage, four bedroom, three bath, 2.837 square foot home was totally rehabbed in 2004. The main level features a living room with wood fireplace, dining room, gourmet kitchen, plus two bedrooms while the master suite and an office are found on the second level. The walk out lower level has a family room with another fireplace, a second kitchen, and an additional guest bedroom. There are panoramic views from most rooms in the home and from the large deck. The house sits on a .2 acre lot with 68 feet of frontage and a covered boat slip. This property was originally listed in 2008 for $1.3 million, relisted in March of 2011 for $995,000, was reduced to $969,000, and then sold for $875,000 after 277 days on the market. The property was assessed by the Town of Alton for $746,800 when listed last year but has since dropped to $699,000.



I really like the property that sold at 176 Castle Shore Road in Moultonborough. This high quality, custom built, 1,900 square foot, two bedroom, contemporary ranch features a warm pine interior with post and beam construction and has a really great look. The open concept floor plan features a great room with soaring ceilings and fieldstone fireplace, dining area, and gourmet kitchen. The master suite also has beamed ceilings and a gas fireplace. The three season porch, as well as every other room, has fantastic lake views. There is also a detached one car garage with a bedroom above for your unexpected guests. It sits on a .83 acre lot with 100 feet of shorefront, sandy beach, and dock. This home was originally listed at $1.15 million, reduced to $899,000, and sold for $875,000 after 139 days on the market. It is assessed for $868,700. This home is one of those places that looks like it really belongs on the lake--a place that you can really escape to!



Also in Moultonborough at 131 Sunrise Drive a buyer got a particularly good deal on a seven room, two bath, 1,152 square foot contemporary cape in the community of Balmoral. This 1978 vintage home was solid but needed some updating. I suspect the new owner is already making changes and getting the place ready for summer. This home has an open concept main level with a closed in porch that is by now part of the main living room. The lower walkout level has a one car garage plus some unfinished space that will soon be a family room. It sits on a .2 acre level lot with 70 feet of frontage with a fantastic sandy beach. I think the buyer got a particularly good deal on this property as it was originally listed at $399,000, reduced to $365,000, and sold for $335,000. The town has it assessed for $421,000 and it was actually appraised for $465,000. The buyer is extremely happy with this purchase!

Unfortunately, there were no sales on Winnisquam or Squam in February. This means that I have less to write about this week which makes my job easier although I’d rather report on a record number of sales on each lake. That's a lot more exciting. I do expect that sales and property values will pick up on Winnisquam when the new canal opens connecting it to Winnipesaukee early next summer. Smile, we can dream can’t we?

]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=191 Real Deals in the Lakes Region? http://www.winnipesaukee.com/forums/blog.php?b=190 Sun, 26 Feb 2012 19:07:09 GMT Image: http://lakesregionhome.usmblogs.com/files/2012/02/735-East-Side-Drive.jpg (http://lakesregionhome.usmblogs.com/2012/02/23/real-deals-in-the-lakes-region/735-east-side-drive/) *A spin around the MLS system this week revealed a few more potential good buys in the Lakes Region...

A spin around the MLS system this week revealed a few more potential good buys in the Lakes Region if you are in the market for a new home! The first one is a bit of a mystery, though as there was only one picture shown and there’s not a lot of info listed on the sheet. That always scares me. The home is located at 731 East Side Drive in Alton and is offered as a short sale at $140,000. It is assessed at $174,800 which is why I thought it might be of some interest. The only picture is of the outside of this 1,340 square foot, three bedroom, two bath raised ranch. And sure enough, it looks exactly like a raised ranch. The listing sheet says is was built in 2004 and has cherry cabinets, granite countertops, a finished basement, and a two car garage under. So that sounds good. It also says it needs some work. It might be worth a look and it could be a surprise, of one kind or another.



Over in Barnstead at 35 Beauty Hill Road is a large 3,000 square foot, four bedroom, three bath, raised ranch on a 1.8 acre lot. This home has been freshly painted inside, has new carpets, a master suite, an in-law suit over the two car garage, gas fire place, large three season porch, finished basement, and an in-ground pool with a private back yard. It is being offered at $185,000 or 65% of the current assessed value of $284,000. Is it a deal? You’ll have to find out for yourself. It could be a real beauty!



The home at 393 Durrell Mountain Road in Belmont has been on the market for a while starting at $237,000 back in 2010. The price is now down to $189,000 (which is 79% of the assessed value of $239,000) making it a pretty darn good deal, I think. This home is for the guy that needs a garage for his toys. And this 30’ x 60’ heated garage will hold a lot; six cars to be exact or a whole bunch of ATV’s, snow machines, or motorcycles. Perfect! As an added bonus, there is a very nice two bedroom, two bath home included with the garage. A guy has to sleep sometimes you know. This cozy home has 1,800 square feet of living space, new carpeting, redwood cathedral ceilings, new kitchen countertops, and a beautiful hearth with a pellet stove. This home should have a new owner soon...

Another property in Belmont at 198 Ladd Hill Road also looks like it might be a bargain. This property consists of a 1,976 square foot, renovated main home with four bedrooms and a separate 700 square foot, one bedroom cottage for the in-laws or cousin Eddie. The home has many recent upgrades including new flooring, paint, windows, vinyl siding, a new roof, new cabinetry, appliances, and a new furnace in the cottage. The zoning here allows for many possibilities for a home business so you can also put Eddie to work. The home sits on a 3.4 acre lot with public water and sewer. This property is assessed at $322,000 and is priced to sell at $219,000! Good deal?



Finally, over in Sanbornton there is a nice antique circa 1798, seven room, three bedroom, two bath cape that has also been on the market for a while that seems like a nice deal. This is one of those quaint, picturesque postcard kind of homes in the historic area near the square at 49 Tower Hil Road. It has a huge 18’ x 20’ living room, a den with a fireplace, a large screened porch with great views, and a two story barn. This home was priced originally at $325,000 but has been reduced to $222,900 which is 77% of the current tax assessment of $289,600. If you like old homes, this could be the one for you...

]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=190 Indicating Indicators- January Lakes Region Home Sales Report http://www.winnipesaukee.com/forums/blog.php?b=189 Fri, 17 Feb 2012 15:39:28 GMT *Image: http://lakesregionhome.usmblogs.com/files/2012/02/adding-machine.jpg (http://lakesregionhome.usmblogs.com/?attachment_id=4034)* *As I was compiling the residentail sales numbers for January for this Lakes Region (http://www.lakesregionhome.com/)report, I was a little disappointed in...

As I was compiling the residentail sales numbers for January for this Lakes Region report, I was a little disappointed in the totals until I looked at January of 2011 which was actually pretty abysmal. While 48 single family homes changing hands at an average sales price of $148,500 doesn’t seem like a banner month, compare that to the 37 sales last January (at an average of $185k) and it looks like things are really rocking! That’s a 30% increase in sales. The average days on market also dropped from 192 to165 this past month. There were a number of pretty quick sales at, or very close to, full price. There were also several sales that came in over the asking price. That seems like a pretty good indicator to me that things might be looking up just a bit…

There are lots of economic indicators that are tracked by everyone from way up high in the government right on down to mom and pop businesses that might be thinking about making investments in their business. Things like the gross domestic product forecasts, durable goods orders, factory orders, retail sales, construction spending, and of course new home sales to name just a few. It seems like one month the news is better and the next month it is down. Sometimes some indicators are strong and other are sucking wind. I guess it all depends on which way that wind is blowing. And it always seems like this month’s numbers are revised downward next month. That doesn’t give you a lot of faith in the guy that is cranking out the numbers. Even in the local real estate market things are up and down but overall things “feel” like they are getting a little stronger. Agents are busy right now. That’s a good indicator to me.

I did a little research to see if I could find some economic indicators that people would have a little more faith in. You know, something that means something to the average guy on the street. Who understands pork belly futures and the GDP anyway? I cranked up the old Apple II (you know, the one that had the floppy disks) and did an in depth search of the web for some little talked about indicators that you can really count on.



The first is men’s underwear. The “Undies Indicator” states that the sales of men’s underwear typically are very stable because they are considered a necessity (other than for the guys that work at Chippendales.) When the economy slows down, guys will stretch things a little and wear their undies until they’ve gotten pretty thin. Even Alan Greenspan has referred to this indicator. I’m not sure if that gives it more or less credence. Anyway, sales have been on the upswing since 2009 so that’s a good sign. If you think I’m making this stuff up, "Google" it.

Another indicator is that in tough times people sell their cemetery plots. Hey, you gotta eat, right? A cemetery manager in Florida told the Wall Street Journal that he has even had a widow sell her plot next to her spouse because she needed to pay the rent. Well, he was probably a pain in the butt anyway. I checked Craig’s list to see if I could find any plots for sale in Laconia and didn’t find one. That must mean things are going good locally, right?



They say another good indicator is how many people hike the Appalachian Trail! The theory is if the economy is bad there are more people headed into the woods. Your boss tells you to take a hike, you take it literally, and try to make the 2,180 mile trek from Georgia to Mt Katahdin in Maine. Hey, it probably beats pounding the pavement looking for a job and you might not walk as many miles either. They say the number of hikers is up on the trail so this is really not the positive indicator that I am looking for. But at least we now know where some of the 2.8 million people that stopped looking for work went. It must be crowded out there on the trail. Maybe some of the unemployed will turn into entrepreneurs and set up hot dog stands along the way?



The Hemline Index is a well known economic indicator which has been fairly accurate. When hemlines are up and mini-skirts are in vogue the economy is generally doing pretty darn well. Right after the stock market crash in 1929 hemlines dropped overnight. Hemlines are currently both up and down at the same time. So are stocks and everyone's moods.

The number of divorces are also an indicator of how well the economy is doing. Between 2006 and 2009 the number of divorces dropped about 7% nationally. With a bad economy battling spouses can’t afford the legal costs to get unhitched and they don’t have the ability to buy out each other’s interest in the family farm. I couldn’t find the divorce rate published for 2011, but several articles stated there was an uptick in the number indicating that things might be getting better on the economic front.



But the best economic indicator I can think of is the number of cement trucks you see on the road. When things were booming you couldn’t drive anywhere without seeing a half dozen cement trucks on the road. Now, not so much. But I did see one just the other going through Laconia and it was pretty exciting. There is another plausible explanation though to their rather conspicuous disappearance on our byways. It could be just possible that all the trucks could be out pouring cement walkways on the Appalachian Trail to accommodate the huge influx of unemployed hikers…





]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=189 January 2012 Lakes Region Waterfront Sales Report http://www.winnipesaukee.com/forums/blog.php?b=188 Fri, 10 Feb 2012 13:56:09 GMT *As I reported last month, waterfront sales on Winnipesaukee (http://www.lakesregionhome.com/lake-winnipesaukee/)were up for the year from 96 units in 2010 to 107 in 2011 for a solid 11.5% increase*. Will 2012 be another big year for waterfront sales in the *Lakes Region?... As I reported last month, waterfront sales on Winnipesaukee were up for the year from 96 units in 2010 to 107 in 2011 for a solid 11.5% increase. Will 2012 be another big year for waterfront sales in the Lakes Region? We certainly hope so! Well, January of 2012 started out with five waterfront sales on the big lake which was the same as January of last year. The average sales price came in at $1.118 million which was just under the $1.17 posted last January.



The least expensive home that sold on the lake technically wasn’t really on the lake but on the Merrymeeting River at 7 Baker Road in Alton. I guess we’ll count it as you do have access to Winni from there and you’ve got a dock! This property is a small 462 square foot, two room seasonal cottage built in 1960 and it has only had one owner!. Hey, it has got a bathroom, screened porch, wood burning stove, and a garage, what else do you need? We are talking about affordable lake access here! The home sits on a .75 acre lot with 50 feet of frontage. The place has been well maintained and was a great way for the new owners to get onto the lake for short money. This property was listed at $189,900 and sold for $165,000 after 63 days on the market. It is currently assessed for $211,500.



The home at 282 Edgewater Drive in Gilford also found a new owner even though it was listed for about ten times as much as the little get-a-way in Alton . There’s no doubt it’s a lot nicer, but sometimes you wonder who might have more fun? Anyway, this Governor’s Island ranch style home was built in 1996 and has 3,339 square feet of beautiful living space. There are three bedrooms, three baths, a gourmet kitchen with granite countertops, a family room with cathedral ceilings, nice hardwood floors, natural woodwork, and a bright open floor plan. This easy living home sits on a level .91 acre lot with 150 feet of frontage, a perched beach, dock, and offers great sunset views. This home was first listed in October of 2008 at $2.4 million and then again in June, 2011 for $1.999 million. It found a buyer after a total of 1,229 days on the market for $1.515 million. The current Gilford tax assessment was listed at $1.531 million but was reduced to $1.299 million this year. This is a pretty nice home! I think I could get used to it and have some fun here, too…



The largest sale for the month was just down the street at 312 Edgewater Drive. This rather small and modest contemporary home has fifteen rooms, five bedrooms, seven baths with 10,336 square of living space. Its features include a grand entry, a palatial feeling living room, and a gourmet kitchen with granite counters and stainless steel appliances. It also has a lower level pub and game room (where I might feel more comfortable), gym, and a five car garage . The home sits on a gated .88 acre lot with 155 feet of frontage, a waterside deck, and covered docking for three boats. I think the story of this home is more about how long it took to sell than anything else. I won’t try to figure out the number of days on the market because my calculator doesn't go that high. Suffice it to say it was first listed in 2004 at $4.995 million for a relatively short 140 days but was brought back on before the end of the year at $5.5 million. I guess sometimes you try to go up before you go down? It was on the market pretty much continually since then at $4.95, $3.99 million, and finally at $2.95 million in October of 2010 . It finally found a buyer for $2.5 million. The current Gilford tax assessed value is now $2.464 million. So, it took seven years and a $2.8 million reduction in price to attract a buyer for this home. That’s a long time, a lot of work, and not much fun. Maybe this seller bought that first house down in Alton? Probably not...



There was just one sale on Winnisquam last month equaling the one sale last January. This home is located at 628 Shore Drive in Laconia. It is a 4,218 square foot, three bed, four bath contemporary ranch style home. The home sits on a very private 1.2 acre level lot with natural landscaping with 154 feet of frontage and a “U” shaped dock. There’s also a gazebo to sit and watch the fabulous sunsets from this side of the lake. The home features a spacious living area with cathedral ceilings, hardwood floors, formal dining area, entertainment room, and a full finished basement. Large windows provide great views of the back yard and lake. This home was listed in February of 2011 at $949,000, relisted in August at $749,000, and found a buyer at $705,000 after a total 270 days on the market. The current tax assessment is $771,800.



There was also just one sale on Squam in January and that was at 4 Sunset Lane in Holderness. This beautiful, year round lake home has 1,784 feet of living space, three bedrooms, one bath. exposed posts and beams, red birch flooring with radiant in-floor heat, custom cherry kitchen, and finished loft area. The home sits on a .63 acre lot with 97 feet of frontage and a dock on Little Squam. It has a great location in that you can walk to town for dinner at Walter’s Basin or to pick up the mail. This property was listed in 2010 at $825,000, re-listed in 2011 at $749,000, and sold for $680,000. The current Holderness assessment on the property is $549,270. This is a great property and I’m sure the new owners are thrilled.

Right now there are over 180 properties for sale on Winnipesaukee ranging from mid-$200,000 range for island properties to the millions. It is a great time to take advantage of the large inventory. low prices, and great interest rates. Investing in Lakes Region waterfront properties is probably a lot safer now than stocks and is a lot more fun, too!




]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=188 Super Bowl Man Cave http://www.winnipesaukee.com/forums/blog.php?b=187 Fri, 03 Feb 2012 19:18:15 GMT **Image: http://lakesregionhome.usmblogs.com/files/2012/02/superbowl.jpg (http://lakesregionhome.usmblogs.com/2012/02/02/is-your-home-man-caveable/superbowl/)** *As of February 1, 2012 there were 975 single family residential homes on the market in the Lakes Region...

As of February 1, 2012 there were 975 single family residential homes on the market in the Lakes Region communities covered in this report. The average asking price came in at $526,831 with a median price of $249,900. On February 1 of 2011 there were 940 homes available at an average of $545,417 and a median of $279,000. The current level of homes represents a 15 month supply which is the same as last February.

Home is all about the holidays and having friends and family over for parties and celebrations. We have Thanksgiving, Christmas, New Years, and the 4th of July. We also have Super Bowl Sunday which, to many, is probably the biggest non-holiday house party of the year. I think Super Bowl Sunday should be changed to Super Bowl Monday, call it a holiday like it should be, and give people the day off. Production is way off on Monday anyway as hung over employees just pretend to be working. Of course, the game time would have to be changed to noon on Monday or people won’t work on Tuesday and we are right back where we started.



People have always gathered to celebrate big sporting events. I think it goes back to prehistoric times when the cavemen had a successful hunt. They all went into their caves to have a feast, drink fermented fruit juice, and draw pictures of the hunt on the walls. These were the first known flatscreens. Humanity progressed and in the Roman times spectators watched teams of gladiators dismember each other from skyboxes in the Coliseum in Rome. I’m sure there were just as many taverns around the stadiums back then as there are today. These establishments were for those who couldn’t afford the 87 Denarius Roman silver coins that it would cost to buy the equivalent of a $2,500 Super Bowl ticket. Many modern sport fans that don’t make it in person to the big game gather in sports bars to watch the Super Bowl. Fans like to be with other fans and to be surrounded by the trappings of sports; the memorabilia, pictures of stars, pennants, banners, and big screen TV’s. It also helps that the pubs have food and drink which are the key ingredients for any successful Super Bowl party.



Other fans like to gather at their homes and have Super Bowl Parties. Drawing from their prehistoric past and the sports bar, many avid sports fans demand that their home have a properly outfitted Man Cave for these special events. But the Man Cave has become so much more than just a place to gather and pay tribute to sports. It is a retreat to which today’s hunter and breadwinner goes to unwind and gather strength to carry on the battle the next day. While the lady of the home requires a nice kitchen, a walk in closet, and a Jacuzzi tub, the warrior/sports fan of the home could care less. The Man Cave is paramount in his mind. This is an important observation if you are selling a home in today’s market. Do you have an existing Man Cave or is your home Man Caveable? It could make a difference in selling or not selling your home.



I find it my duty to expose the best of the Man Caves on the market to the manly men out there that might be looking to upgrade to something more befitting their station in life. My first selection is at 141 Riverwood Drive in New Hampton. This cave is located in a 6,289 square foot, thirteen room, four bedroom, five bath super high quality, custom built home that would impress even Tom Brady. It has everything a Caveman’s wife would want; gourmet kitchen, granite counters, an open floor plan, a great room with a huge field stone fireplace, a first floor master suite, formal dining room, beautiful woodwork, and exquisite craftsmanship throughout. Who cares! The Man Cave here is over the three car garage and provides ample space for the largest and most intense sport watching get-togethers you can imagine. It features large comfortable leather chairs and couches, a massive widescreen TV, a fully stocked bar/kitchen area with granite counter tops, a popcorn machine, and pool table. A three quarter bath is adjacent so you don’t have to run downstairs at the commercial break. This property is offered at $649,000 and is currently assessed at $761,050. You won’t find a better equipped Cave, plus you get an additional 5,000 plus square feet of space for the missus.



Another truly fabulous Man Cave property I have seen recently is at 109 Hickory Stick Lane in Laconia. This Man Cave is located in the lower level (feels more natural) of a 3,553 square foot, four bed, four bath, high quality home built in 2007 in Country Club Shores. This home also has all the bells and whistles for the ladies including a well appointed kitchen, first floor master suite, tile, granite, hardwood floors, and breakfast nook. The lower level Man Cave is truly great; cork flooring, widescreen, built in Bose surround sound, pool table, and fully equipped bar with a kegerator (beer tap-very important). There’s a separate workout room with an exercise machine that looks like a piece of art (it's too nice to hang your clothes on it though), and a bedroom in case you can’t make it back upstairs. The downstairs bathroom is what really defines this space. There is a sink and a urinal only—a true Man Bath. This home is manly priced at only $399,900. If you are a true sports fan looking for a new home, you could be there for Super Bowl XLVII. Call me...





]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=187 3 Keys to $elling Your Home: Marketing, Price, and the Buyer Pool http://www.winnipesaukee.com/forums/blog.php?b=186 Mon, 30 Jan 2012 16:24:19 GMT *Image: http://lakesregionhome.usmblogs.com/files/2012/01/for-sale-sign-300x194.jpg (http://lakesregionhome.usmblogs.com/files/2012/01/for-sale-sign.jpg)* *The successful sale of any home in today’s somewhat trying real estate market can be broken down into distinct components that are...

The successful sale of any home in today’s somewhat trying real estate market can be broken down into distinct components that are inexorably linked together; (1) marketing the property, (2) the available pool of willing buyers, and (3) price. Unfortunately, these three components often get blurred and home sellers get confused and discouraged when their home doesn’t sell. They always ask why are so few buyers looking, why has it been on the market so long, and why is no one at least making an offer? Any offer!
It is logical that if you have a property for sale and you market it correctly, at the correct price, that you will eventually get a buyer. That’s the way it always has worked. So what has changed? Well for one thing, there are a whole lot fewer buyers in the swimming pool today. That’s no secret. So what do you do to increase your odds of finding a buyer. The answer really lies with the proper marketing of the home and the price it is offered at.



Buyers don’t generally fall from the sky, although sometimes it appears to be that way. Some have called it divine intervention when one miraculously appears. In reality, buyers are found through the marketing of a home no matter how ineptly or professionally it is done. There was a time when you could put a handmade cardboard sign on your lawn and you could sell the place over the weekend. Those times are long gone and may never return. Ineptness doesn’t work very well anymore unless you put an unbelievably low price on a property. Selling a home today has gotten very competitive and complicated.

The problem is that most sellers don’t know, or understand, how homes are marketed to begin with, let alone which methods are effective. Understanding exactly what your agency is going to do for you and comparing their program to others is very important. It is impossible to assess whether a buyer exists for your home unless you know for sure that your property is being seen by EVERYONE THAT MIGHT BE LOOKING FOR A HOME. Not only that, it must be marketed correctly and in the most positive and professional way possible. Properties that are promoted with a few fuzzy pictures, poor lighting, and even poorer composition combined with vague or incomplete descriptions of the property itself won’t get you far. If your agent relies on local newspaper ads as his primary print advertising component you should plan on living in your home a long, long time. Today you need professional grade photography, full color promotional material, national internet exposure on as many realty sites as possible, social media exposure, color print ads, video, and more. Reports can be provided to home sellers showing the number of times buyers see their home on the internet. So if plenty of people are looking at a property on line but not calling to see it in person, what should the seller conclude? Sellers also need to be very conscious of feedback from agents and buyers that have seen their property.



That being said, if you feel confident that your property is being seen by EVERONE THAT MIGHT BE LOOKING FOR A HOME, and no buyer comes forth to even make an offer, you can probably safely conclude that your price is very likely too high for the current market. If so, it is time to bite the proverbial bullet, swallow your pride, and reduce the price of your home to where it will attract an offer. Generally speaking, there is a buyer for every home at the right price.

Here’s something to think about on pricing. Last year, out of the 773 homes that sold, 50 sold in a week or less. They sold at 97.5% of the original asking price and at an average of 85% of assessed value (based on those providing tax assessments in the MLS). The 61 homes that sold in 8 to 14 days were at 95% of the original asking price and at an average of 88% of assessed value. The 78 homes that sold in 15 to 31 days sold at 94% of the original asking price and 90% of assessed value. It is no surprise that many sales took a lot longer. There were 398 properties that were on the market over 90 days before finding a buyer. These properties sold at 90% of the original list price and at 91% of assessed value. So it appears the better the price, the quicker the sale. You might also argue that you can get more for a property if you list high and play the "let's negotiate" game. There were also 1,062 properties that had their listings expire without selling in 2011—I wonder if they were all playing that game?



]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=186 2011 Lakes Region Residential Sales Report http://www.winnipesaukee.com/forums/blog.php?b=185 Fri, 20 Jan 2012 23:16:14 GMT *Sales of single family residential homes in the Lakes Region communities (http://www.lakesregionhome.com/area-info/town-insights/)in this report showed a pretty strong uptick in December with 89 transactions at an average price of $306,126.* In December of 2010 there were just 59 sales although... Sales of single family residential homes in the Lakes Region communities in this report showed a pretty strong uptick in December with 89 transactions at an average price of $306,126. In December of 2010 there were just 59 sales although at a higher average sales price of $369,112. Sales above the $400,000 mark were strong with 15 waterfront sales that closed in December. This was a pretty good finish to the year!



For the year there were 773 residential properties sold at an average price of $306,460 (which was 92% of the average asking price at the time of the sale) and these homes were on the market an average of 147 days. Incredibly, in 2010 there were also 773 sales at an average of $320,898 (which was also 92% of the average asking price) and those homes were on the market for 144 days! Pretty amazing and consistent!





So what price ranges were selling last year and how many days on the market did it take to sell a house? Just over 50% of the homes that sold in 2011 were under $200,000. Homes over $400,000 comprised 18.5% of the total sales and most of them were waterfront properties. As you can see from the following chart, the higher the price range, the longer it takes to sell. Also, remember the days on market shown here only represents the amount of time the home has been listed with the agency that sold it. Homes are often listed multiple times before they sell, so the average days on market is actually higher.




But just to show you that you can sell your home in this market 190 of the 773 homes that sold in 2011 went under agreement in a month or less, 112 of those went under agreement in two weeks or less, and 51 were under contract in a week or less.
The following chart shows the average sales prices in each town since 2006 and the percentage change in pricing since the overall peak in 2007. There were seven communities in 2011 where the average sales price when up compared to the average posted in 2010, but the average price for all towns combined dropped $320,898 in 2011 to $306,460. Most towns are still well off the highs of 2007 except for Moultonborough and New Hampton.



The median sales price also topped out in 2007:





So all in all, residential sales in 2011 were pretty much flat compare to 2010 with a slight drop in the average sales price. Hopefully, the strong finish in December will continue throughout the new year!



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]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=185 2011 Year End Lakes Region Waterfront Sales Report http://www.winnipesaukee.com/forums/blog.php?b=184 Sat, 14 Jan 2012 00:22:15 GMT *It was a great end to the year with *fifteen waterfront sales (http://lakesregionhome.usmblogs.com/files/2012/01/fifteen-waterfront-sales.pdf) *on Winnipesaukee (http://www.lakesregionhome.com/lake-winnipesaukee/) in December at an average of $675,300.* That compares to nine sales last December... 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 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…



]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=184 A Bit of Optimism in the Air http://www.winnipesaukee.com/forums/blog.php?b=183 Sat, 07 Jan 2012 00:46:27 GMT *Image: http://lakesregionhome.usmblogs.com/files/2012/01/DSC_0109-Large-300x198.jpg (http://lakesregionhome.usmblogs.com/files/2012/01/DSC_0109-Large.jpg)* *The New Year always seems to start off with a big drop in inventory due to many listing agreements expiring at the end of the year.* For...

The New Year always seems to start off with a big drop in inventory due to many listing agreements expiring at the end of the year. For the communities listed in this report, we went from 1168 single family homes on the market as of December 1 down to 943 listings as of January 1, 2012. This represents about a 14.5 month supply of homes for sale which would be a much more manageable and healthy inventory level if we could stay there but many of these listings will be renewed or re-listed with another agency and work their way back into the system. Last January 1st we similarly had 940 homes available and the inventory was back up to almost 1,300 homes for sale by June 1. The median price point of the homes currently on the market is $249,000 which is down from $279,000 last January indicating that we have more lower priced homes on the market.

With 2012 underway, there appears to be a bit of optimism in the air. Showing activity seems to be up a little after the holidays and we are getting lots of property inquiries. People are out shopping for homes and it feels good. I do think that 2012 is going to be the Year of the Buyer. As I said last week, there is no better time to buy than right now. First of all, buying a home now means you will only have to make eight to ten payments before the world ends on Dec. 21. That leads me to believe that vacation home sales in warm areas will spike shortly. But just in case we are all still here on the 22nd, you will most likely have gotten a property at a greatly reduced price compared to just a few years ago. You will also have a loan with an unbelievably low interest rate around 4%. Remember when we thought a 6% or 7% rate was fantastic?

There were 180 homes listed in the towns in Belknap County (plus Moultonborough) that have an asking price that is less than 90% of the property’s assessed values. Seventy of those homes were priced under 70% of assessed value and some were as low as 30%. On the lower end many were bank owned, but quite a few weren’t. Just because a house is priced under assessed value doesn’t necessarily mean that it is a good deal, but it is a good place to start for the bargain hunters. Here are a few “non-bank” owned homes that would be worth checking out if you are in the market:



Up at 361 Ladd Hill Road in Belmont there’s an open concept, 1,512 square foot, two bedroom ranch built in 1987 on .95 acres. It is priced at $140,000 or 69% of its assessed value of $203,200. A 1,654 square foot, three bedroom ranch built in 2007 on 1.4 acres at 279 Horne Road also in Belmont looks like another possible good deal. This property is a short sale and is on the market for $185,000 which is 71% of the assessed value of $262,700. Over in Center Harbor at 256 Waukewan Road there is a 1,672 square foot, four bedroom, two bath cape built in 1980 on 5.75 acres of land that offers privacy and good upside potential. The property also has an 800 square foot barn, a 1,200 square foot garage/workshop, and an in-ground pool. This property is listed at $199,000 or 62% of assessed value of $318,900. Seems like it could be a good deal. You’ll have to go and check it out.



If you are looking for a Gilford property with some great potential, check out the house at 259 Morrill St. This 1970’s vintage, 2,252 square foot, three bed, three bath cape has large rooms and an open floor plan and sits on a beautiful 7.6 acre lot that has subdivision potential. While the home needs some updating, it is reasonably priced at $219,000 which is 77% of the taxed assessed value of $282,150. For more privacy take a look at the property at 140 Hermit Woods Road in Sanbornton. This 2,369 square foot contemporary was built in 1980 and has three bedrooms, two baths, an open floor plan that features a large living room with cathedral ceilings, loft area, and wood stove/hearth. It sits on a secluded 10.65 acre lot with 100’ of frontage on Hermit Lake. This home is priced at $349,000 which is 64% of the assessed value of $543,900. If a Winnipesaukee waterfront is in your future, you should look at the property at 48 Little Road in Meredith. This 5,827 square foot Adirondack home was built in 1982 and has five beds, six baths, and a separate guest apartment. There’s a three car garage and a two bay boat house to hold all the toys. The home sits on a 2.52 acre lot with 265'of shorefront and crystal clear waters. This property is offered at$1.495 million which is 72% of the assessed value of $2.085 million.

See, you don’t have to be a “one percenter” to get a great deal on real estate and feel like a millionaire. All you need is to get your REALTOR® to help you find your home before the world ends...





]]> Roy Sanborn http://www.winnipesaukee.com/forums/blog.php?b=183