https://www.winnipesaukee.com/forums/blog.php?u=10956 Dedicated to Lake Winnipesaukee and the Lakes Region of New Hampshire en Thu, 04 Jun 2026 12:12:29 GMT vBulletin 60 https://www.winnipesaukee.com/forums/images/misc/rss.jpg https://www.winnipesaukee.com/forums/blog.php?u=10956 https://www.winnipesaukee.com/forums/blog.php?b=206 Sun, 22 Jul 2012 12:18:40 GMT *Buyers Look to Assessments to Guide Them on Property Values* As people search for Winnipsaukee or Squam Lake real estate, they often ask about the town assessements for the Winnipesaukee or Squam listings that pique their interest. In purchasing a commodity that has as many intangible and... Buyers Look to Assessments to Guide Them on Property Values

As people search for Winnipsaukee or Squam Lake real estate, they often ask about the town assessements for the Winnipesaukee or Squam listings that pique their interest. In purchasing a commodity that has as many intangible and subjective qualities as Winnipesaukee or Squam Lake waterfront real estate, potential buyers look for whatever they can find to help guide them to what they perceive as a reasonable offering price for a waterfront property. Certainly, buyers know very quickly whether or not a waterfront property seems to be a fit for them, but how to quantify the value of the fit is a dilemma.

Fewer Sales Render Regression Analysis Nearly Useless

View from Dock at a Squam Lake Home. This is One of Only 3 Squam Lake Homes Offered at $1,500,000 or More in Holderness, NH as of July 21, 2012.
In towns where, year to year, there are fewer sales in particular price ranges, the task to find a reasonable offering price for a similar home becomes more difficult for buyers. For Squam Lake properties in Holderness, for example, the assessments seem very low compared to the listing prices of Squam properties of $1,500,000 or more offered in the Northern New England Real Estate Network. When there are few similar sales in a period of 2 or more years, the town assessments are often low compared to the listing prices that one will see on the market.

What sense is a buyer to make of this? The Sellers have decided on the listing price of their properties and they are not willing to sell their properties anywhere near the town assessments. The cost to build per square foot does not seem to fit in any town assessment calculations. Properties that would cost $400.00 per square foot to build sometimes have the same building value on the assessment as homes that would cost $200.00 per square foot to build.

The Cache of Squam Lake Property? Squam Lake Land for Sale is Almost Impossible to Find.

As far as land values on Squam Lake, how can they possibly be quantified? There are only 2 Squam Lake land parcels offered in the Northern New England Real Estate Network Multiple Listing System ( MLS). Only 1 of them has open views and both are offered at $1,300,000 or more.

Scarcity of Winnipesaukee Land or “Tear-Downs” in Meredith is One Factor in Determining Values of Newer Winnipesaukee Construction Homes in Meredith
Meredith NH is another Lakes Region town which has seen few sales in the higher price ranges in the past 3 years. Only 5 Winnipesaukee homes have sold for more than $2,400,000 since January 1, 2009. There are currently 11 Winnipesaukee residential real estate listings in the Northern New England Real Estate Network offered at $2,400,000 or more in the town of Meredith NH. Meanwhile the cost to replace these homes has not gone down at all. Building costs have risen. ”Tear-downs” or raw land on Winnipesaukee are extremely difficult to find, particularly in the town of Meredith. Sellers of Winnipesaukee Meredith homes realize the singular characteristics of their waterfront land and are content to wait for the buyer who will recognize them.

Moultonborough, NH is a town which often sees the most waterfront sales in a given year, partly because Moultonborough has far more Winnipesaukee waterfront parcels than any other town. There have been 7 Moultonborough residential Winnipesaukee real estate sales closing at more than $2,400,000 since 01/01/2009. There have been 10 Moultonborough residential Winnipesaukee real estate sales closing at more than $2,000,000 since 01/01/2009. Meredith, NH had 7 homes closing at $2,000,000 or more in this same time period. For Meredith Winnipesaukee residential real estate listings closing between $1,100,000 and $2,000,000 during this same time period, the number dwindles to only 4 homes. In Moultonborough during this time period, January, 1, 2009 to July 21, 2012, the number of sales from $1,100,000 to $2,000,000 was 28. This is an extraordinary difference.

Though the Inventory Increases, Bidding Wars are Also Part of the Landscape
Though the inventory in some price ranges continues to increase, bidding wars are more and more common. I’ve recently represented 2 buyers who were involved in bidding wars for Meredith Winnipesaukee homes priced between $800,000 and $1,300,000. When Meredith real estate in this price range has many of the features buyers want….it moves quickly! 2 Meredith Winnipesaukee residential real estate listings listed at between $1,200,000 and $1,300,000 are now under contract to buyers. Bidding wars on Winnipesaukee real estate in other towns have been occurring throughout the summer.

Even in the Price Ranges Where Sales have Been Increasing, Assessments are Not a Formula to Determine Value.
In Moultonborough, though there have been many sales closing between $1,100,000 and $2,000,000 this year, buyers for these properties often still struggle with what reasonable offering prices are on Winnipesaukee real estate listings. Looking at town assessments does not give buyers any sort of formula to use when trying to determine a reasonable offering price. 50 Rocky Winds, Moultonborough is assessed for $1,986,300 and closed for $1,825,000 this Spring. 7 Blackey Cove, Moultonborough is assessed for $1,343,100 and closed for $1,140,000. Garnet Point, Moultonborough is assessed for $1,233,800 and closed for $1,335,000. 297 Long Point Point is assessed at $1,203,700 and closed for $1,300,000. 39 Gregson Lane, Moultonborough closed for $1,450,000 and is assessed for $982,800.

Following a comparison of the selling prices of recent sold Winnipesaukee homes to town assessments for these properties is a bumpy road to travel at best. Tax card infromation is often inaccurate. The fact that the town of Moultonborough may or may not put any additional value on waterfront of more than 150 ft. on any particular property is another reason Moultonborough assessments are difficult to reconcile with value. Unique Winnipesaukee properties in Moultonborough, and on all of Winnipesaukee and Squam, are the hardest to quantify in dollars. When there are few, if any, “comparable’ sales, buyers are moved by the intangibles to try to determine values. Though the task is difficult, nothing worthwhile in life is ever easy. As the poet Rainer Maria Rilke wrote,”Have patience with everything unresolved in your heart.” ]]> nicolewatkins https://www.winnipesaukee.com/forums/blog.php?b=206 https://www.winnipesaukee.com/forums/blog.php?b=149 Sat, 16 Jul 2011 16:04:10 GMT Of the Lake Winnipesaukee homes currently offered at $3,000,000 or more, 10 of them are in Gilford, NH, 9 are in Wolfeboro, 2 in Alton and only 1 in Tuftonboro. 7 Winnipesaukee homes for sale are in located in Meredith. 5 Lake Winnipesaukee homes for sale are currently listed in... Of the Lake Winnipesaukee homes currently offered at $3,000,000 or more, 10 of them are in Gilford, NH, 9 are in Wolfeboro, 2 in Alton and only 1 in Tuftonboro. 7 Winnipesaukee homes for sale are in located in Meredith. 5 Lake Winnipesaukee homes for sale are currently listed in Moultonborough.

Of these Lake Winnipesaukee waterfront homes, Hornet's Nest Point is the only estate on the Northern Shores of Lake Winnipesaukee, that features newer construction, 8 or more acres directly on the lake, and a Lake Winnipesaukee water view. (The Lake Winnipesaukee view is breathtaking). The fact that this luxury estate home has just had a $1,000,000 price reduction puts it in or below the price range of many much older homes and many homes without boathouses and sand beaches around Lake Winnipesaukee. This large distinctive parcel that includes 2 waterfront lots has views to the South, North, and East for the benefits of all day sun.

If you would be content with 50% interest in 8 1/2 acres, 22 Cattle Landing Road, Meredith offers a like-new construction home with 328 feet of waterfront on a striking peninsula. There was recently a major price reduction to $2,600,000. This lightly lived in, Meredith Lake Winnipesaukee home has panoramic lake and mountain views. Water surrounds you on 3 sides. "The Point at Black Cove" is tranquil, private and the expansive, deep cove is perfect for swimmers. This open concept Adirondack flavor home sited on a point with 328 ft. of crystal clear Lake Winnipesaukee waterfront with a deep water, U-shaped dock with canopy. Magnificent views afforded by continuous glass lakeside and the artistic siting of the home. 29 ft ceiling in Great Room. 6 Bedrooms, Master Suite with private deck, Home Theater, state of the art Kitchen, 3 car heated, attached garage. Property features 50% undivided interest in an additional 8 1/2 plus acres for privacy and the space for an additional garage for car enthusiasts. Enjoy beautiful patios, a fire-pit, perched sand beach, fountain, and gorgeous perennials, and walkways with graceful Lake Winnipesaukee on three sides. The Seller will replace carpeting with hardwood, softwood floors or similar flooring at Buyer's request.

While the Lake Winnipesaukee high end market may sometimes appear to have many homes to chose from, the truth is that for individual buyers, it is often very, very difficult to find the home that suits their many needs, wants, and prerequisites as far as house style, location, design, exposure, and landscape. Despite the magnificence of Lake Winnipesaukee and the wonderful lifestyle that is offered to those living in the Lakes Region, high end Buyers will not buy a home until they find their irresistible home at the right price.

As August is usually the beginning of the prime season for selling high end waterfront homes, the upcoming months will be important for both the Buyers and Sellers of high end Winnipesaukee waterfront homes, as well as for the real estate agents of these lakefront properties. With 4 Lake Winnipesaukee land sales of $600,000 or more so far this year, we see that there certainly are people who are deciding to build rather than buy the existing homes offered. (There are, of course, "teardowns" that have been bought with the intention to build in the next few years as well).

In this "Buyer's market" 27 Lake Winnipesaukee homes have sold for more than $1,000,000 so far this year.

4 of the 27 Lake Winnipesaukee homes that have sold so far this year were listed at $2,995,000 or more. (These 4 sold for between $2,900,000 and $4,325,000). Two were Moultonborough sales. 1 was a Meredith sale. 1 was a Gilford sale. 5 of the 6 highest price home sales have been in Meredith and Moultonborough. (The highest price Lake Winnipesaukee waterfront land sale was in Alton for $2,900,000.) As far as Lake Winnipesaukee home sales, it has been a good year for the northern side of Lake Winnipesaukee so far this year. ]]> nicolewatkins https://www.winnipesaukee.com/forums/blog.php?b=149 https://www.winnipesaukee.com/forums/blog.php?b=98 Mon, 06 Sep 2010 21:13:23 GMT "SOLD LAKE WINNIPESAUKEE REAL ESTATE & SQUAM LAKE LISTINGS FOR $3,000,000 OR MORE IN 2010"

Regarding $3,000,000 plus sales on both Lake Winnipesaukee and Squam Lake this year: *

1) The Squam Lake waterfrront land sale on High Haith Road that closed for $3,600,000 was listed at $4,500,000.

2) The 68 Sewall Road, Wolfeboro home on Lake Winnipesaukee closed for $4,250,000 and was listed at $4,900,000.

3) The 140 Alpine Park Road Moultonborough Winnipesaukee waterfront new construction sold for $3,800,000 and was listed at $4,295,000. (The builder paid $2,200,000 for the lot two years ago.)

4) 46 Rocky Winds, Moultonborough sold the week of 05/10/2010 for $3,900,000 and was listed at $4,295,000. (The Builder paid $1,525,000 for the land in 2006.)

5) New construction - 45 Swan Point Road, Moultonborough sold for $3,150,000 on 06/25/2010. I represented the Buyers in this transaction who are happily spending as much time as possible at the property. The Seller paid $1,250,00 for the land on 04/15/2008.

6) New construction - 48 Caitlin Estates Road, Moultonborough sold for $3,100,000 on 08/06/2010. I represented both the Buyers and Sellers in this transaction. These Buyers are also happily spending as much time as possible at their new vacation home. The Seller paid $1,412,000 for the land.

My firm, CENTURY 21 Lakes Region Real Estate or represented the Buyer and or Seller in 4 of the above 6 transactions.

To stay current on Lake Winnipesaukee listings visit my ]Just Listed Lake Winnipesaukee real estate page. You're also invited to visit my Squam Lake real estate page. ]]> nicolewatkins https://www.winnipesaukee.com/forums/blog.php?b=98