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Winnipesaukee and Winnisquam February 2011 Sales Report

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Posted 03-13-2011 at 01:05 PM by Roy Sanborn

February was a pretty good month for waterfront home sales on Lake Winnipesaukee with six propertiessold at an average price of $467,667. The monthly sales average was low because there were no million dollar sales last month. Last February there were only three sales on the lake, and two of the three sales were over the $1 million mark so the average was considerably higher at $1.248 million.



Not surprisingly, the least expensive waterfront that sold last month was an island property and it was located at 291 Cow Island in Tuftonboro. This home was a built in 1980 and it has 1,424 square feet of living space, three bedrooms, and a bath. The home has some upgrades and some work yet to be finished. The 4.17 acre lot is very private and has a newer three bedroom septic, dock, and 104 feet of frontage. This property was Fannie Mae owned and was originally offered at $250,900, reduced to $179,900, and then sold for $180,000. It was on the market only for about three months. The current tax assessment is $364,600, so I am sure the new owner is quite happy with his purchase.



Over at 3 Stonedam Island Road in Meredith, a property that was originally listed way back in April of 2007 for $1.49 million finally attracted a buyer. Unfortunately, the buyer came far too late to help the owner because he didn’t own it any more…the bank did. At the time the property was listed back in 2007 it assessed for $946,700. The home was then relisted in 2008 for an even higher t price tag of $1.649 million and then again for $1.399 million. The home is a 2,842 square foot contemporary built in 1974 and has three bedrooms, three baths, large family room with brick fireplace, and a huge master suite. The home sits on a .17 acre point of land with 180 degree views and 145 feet of shoreline. The home was foreclosed on and listed at an even $1 million with subsequent price reductions that brought it down to $629,900. It finally sold for $595,000 which is 62% of the current tax assessment is $960,200.



The largest sale for the month was at 9 Worcester Island Road in Wolfeboro. This 1969 vintage home has 2,374 square feet of living space with four bedrooms, two baths, an open floor plan, two fireplaces, finished lower level with guest quarters, a screened porch, and a large deck to sit on and gaze out at the lake . The home sits on a level .81 acre lot with 150’ of shorefront, permanent dock, and a sandy beach. It sounds pretty perfect to me. This home was originally listed at $1.09 million, was reduced to $899,000, and then sold for an even $800,000 which is 85% o the current tax assessment of $944,700. This property was on the market for 553 days.



There was only one sale on Winnisquam last month, which is one more than last February. That sale was a 3,341 square foot cape located at 70 Weed Road in Meredith. This well maintained home was constructed in 1988 and has three bedrooms, four baths, a first floor master suite, lower level family room, a deck, and patio. The beautifully landscaped .33 acre lot offers long views of Winnisquam, a perched beach, a dock, and 100 feet of shoreline. This property was originally listed back in July of 2008 for $827,000, relisted in February of 2010 for $719,000, and then reduced to $679,000 enticing a buyer to do a deal at $624,000. This property sold at about 12% higher than the assessed value of $555,300.

So all in all, February was a pretty good month for waterfront sales. And there were some bargains, or they were at least perceived to be, by the buyers. But when someone buys a property for one half of the assessed value is it really a steal or is the tax assessment way too high? When someone pays more than assessed value (as is often the case with waterfront property) did he pay too much? That is hard to answer because every property is unique and the market is forever moving. Sellers (and owners that aren’t selling) are always unhappy when their properties are assessed for more than they can sell it for and others are equally unhappy when they are assessed lower than what they have invested in the property. All I can tell you for sure is that a property is worth exactly what someone will pay for it and that can be more, or less, than the tax assessment. That kind of sums up Real Estate 101…


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