If is the listing realtor is giving their potential buyer information so that the listing realtor gets both side of the sale then it works against a non listing realtor. So both sides do not benefit.

I sold a property and was ready to accept an over asking price offer from a couple brought by a realtor. The same day the listing realtor brought a new buyer and "coincidentally" they matched the first offer with a no contingency all cash offer.

I have been told by realtors that they can't tell me what somebody else offered.

The realtor whether the listing agent or buying agent are paid by the current property owner.
Higher offers are always in all their best interests.

One realtor beating out another is not a problem... as the buyer is whom they have the fiduciary responsibility to.

This is not always true. Buyers agents can be paid in part or in while by the buyer as well, it all depends on the structure of the deal. Been there, seen that, took the course on it.

Pertaining to fiduciary duties, each agent has a responsibility to their principal (client). The listing agent has a fiduciary responsibility to the seller, and the buyers agent has a fiduciary responsibility to the buyer. Disclosed dual agency throws a curveball to this, and is not a favorable position for an agent to be in. Many won't do it.

Also, keep in mind the word Realtor is a designation of membership to NAR (National Association of Realtors). One can be an "agent" but not a "realtor".

These links gives a great breakdown of fiduciary responsibilities and how they work in real life.

https://www.nar.realtor/sites/defaul...uty-032213.pdf

https://www.carealtytraining.com/blo...l-estate-agent

If the agent is being paid by the buyer and released information in opposition to their client... that would again fall under theft by fraud.

We generally do not see this happen.

...... seven private homes and a walking trail?
 

"New Chapter Unfolds: Former Girl Scout Camp Transforms into Luxury Waterfront Homes" ...... http://www.bnnbreaking.com/world/us/...terfront-homes

Selling price was eighteen million dollars for 95-acres according to this report.

Something like 25% or so of the Camp Menotomy land is probably considered to be wet lands that gets flooded with the rise and fall of nearby Lake Winnipesaukee or a heavy rain. There's a large swampy area close to the Meredith Neck Rd that is usually flooded except during dry weather spells. It is home to birds, deer, fox and black bear.

Local people like to use the Meredith Neck Rd for daily walking exercise so it would be especially nice if a new Camp Menotomy walking trail is available to them for walking around this 95-acre tract of tall pines, wet lands, Lake Winnipesaukee and seven new luxury homes. It's been gated and posted 'no trespassing' for about twelve years, now.

The sale has hit the news...
So now you know the price and buyer.

Do you have a link?

You are being a little bit vague, John.

Feb 17th Union Leader
 

The article is in the Union Leader Saturday edition, February 17, on page A3.

Dave

That's a lot of land for only 7 homes!

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Exactly my thoughts. That puts the per unit land costs pretty high, before the development and site work starts!

https://bnnbreaking.com/world/us/new...terfront-homes

The Registered Agent on file for this company is Jeremy R Martin and is located at 21 Aviation Drive, Gilford, NH 03249. The company's principal address is Po Box 5457, Laconia, NH 03247

Wouldn't it be wonderful if instead of using a large tract to site McMansions, a developer envisioned and opened it up for "the little guy" like was done when Lake Shore Park was created?

Too bad "the little guy" is priced out of Winnipesaukee.

He is also tied into the controversial project being proposed in Alton off Cherry Valley Rd. The owners of the land are founders of Toast.

It went quick, must be a cash deal. I don’t k ow this Martin guy, but wonder if the Grimm clan is somehow involved as well. They live not far from there on Veazy Shore.

Lakes Region Design is a client.
And the situation is touchy, not only based on the Alton project, but other notable land deals that are happening in the area.

The lake and Gunstock are becoming predominate factors. Buyers are looking for four season recreational opportunities nearby... with quiet being a first order request.

We thought that too. With development, site work etc. what do they think they will sell those houses for? Almost 10 million each? Yikes. Although one sold recently in Wolfeboro for around 12 million.

I’d rather see 7 big ones than 20 small ones, at least as far as overall appearance of the shoreline. They should be well spaced, not crammed on top of each other.

Maybe one of the rich entertainers that play in Gilford will like the area so much they will make it their home.

Whispering Pines ?
 

"Whispering Pines" is a 275 lot trailer park in Derry NH. Who was the marketing genius who came up with that name for elite homes on Lake Winnipesaukee? They should have bought the name "Menotomy" too if they want to pay homage to history.

I hope the developers will consult with NHLAKES and participate in the "Lake Smart" program for shorefront and water quality protection.

Gotta go...I hear my helicopter coming.

Maybe. I guess there is enough money around the lake.

here's the article
 

BUSINESS
Former Girl Scout camp on Lake Winnipesaukee's Meredith Neck sells for $18 million
By John Koziol Union Leader Correspondent Feb 16, 2024 Updated 6 hrs ago


The entrance to Camp Menotomy at 386 Meredith Neck Road, shown on Thursday. The former Girl Scout camp was listed for sale at $20 million on Feb. 9 and sold the next day for $18 million.

John Koziol/Union Leader Correspondent
MEREDITH — The former 95-acre Camp Menotomy Girl Scout Camp on Meredith Neck has been sold for $18 million to a developer who plans to build seven waterfront homes on the site.

Most recently owned by the Camp Menotomy Trust, in care of the Boston-based Girl Scouts of Eastern Massachusetts, the property at 386 Meredith Neck Road went on the market on Feb. 9 for $20 million, according to Realtor.com, and was removed on Feb. 11.

The listing agent was Susan Bradley.

The property was purchased by Menotomy Development LLC for $18 million. The developer is Jeremy R. Martin, president of Lakes Region Design Group in Laconia.

The project, to be called The Preserve at Whispering Pines, is in the early stages of planning, and no formal submissions have been made to the town of Meredith, according to a project spokesperson.

Plans call for construction of seven private, single-family custom-built homes along approximately 5,000 feet of waterfront, Scott Tranchemontagne of the Montagne Powers public relations firm said in an email to the Union Leader.

He noted that current regulations would have permitted “approximately 25 home lots” on the site.

He said the homes will be set back from the shoreline by at least 125 feet and will be connected to Meredith Neck Road by a new private roadway built to town specifications.

“Approximately 30 percent of the property” will be preserved, with new walking trails featuring markers detailing the history of the Girl Scout camp, and an existing loon sanctuary on the southern cove will be protected, he said.

On its website, the Meredith Historical Society says that Camp Menotomy “was formerly Camp Wauganakit for boys until 1935” and was purchased in 1939 by Arlington Girl Scouts Inc.

From 1963 to 1980, the camp was operated by the Mistick Side Girl Scout Council, and then by the Patriots’ Trail Girl Scout Council.

The Historical Society said “Menotomy” is the old Native American name for the area now known as Arlington. It translates to “place of swift running water.”

For the 2023 tax year, the town assessed the former camp’s value at $10.41 million. The property contains an office building 36 tent platforms; five cabins; an infirmary; a shower house; two bath houses; five open sheds with sinks; several outbuildings; and a dock.

According to town records, some of the improvements were made as recently as 2006.

The camp’s fate has been a topic of online discussion on the Winnipesaukee forum since Feb. 10.

Several people on the forum expressed the hope that the property would be developed sensibly. Others pointed out that the consequence of such a significant sale “will most likely drive Meredith assessments crazy for waterfront parcels.”

One person wrote that the Town will be happy “to get this parcel back on the tax rolls in any form or fashion….”

The sale of Camp Menotomy is one of the largest property transfers in Meredith in recent memory, along the lines of Rusty McLear’s sale of Hampshire Hospitality Holdings to TPG Hotels & Resorts, of Rhode Island, in April 2019.

Although McLear didn’t disclose the sales price for the Church Landing, Inn at Mill Falls, Bay Point at Mill Falls, Chase House and Mill Falls Marketplace, he told the Laconia Daily Sun that it was “well north” of the town’s $25 million cumulative assessment of those properties.

LakesNews@unionleader.com

Dave

And, just like that, a mile of Winni waterfront is lost to the many and gained by seven.

*sigh*

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Sounds like the argument being made by the overnight mooring group...

Interesting thing will be to see how it affects other property values.
Will some of the smaller lots around the lake be bought up for tear down to create larger lakefront estates?

I appreciate the fact that this seems to be a very well planned development. The size of the lots are perfect for privacy.

Does anyone think that there could be a commercial aspect to the property? There is going to be a very nice walking trail through the old property with signs explaining different aspects of the camp. Although anyone buying one of these houses would enjoy the open space behind them, it seems to me like this would be for different guests each week or two.

To my knowledge... nothing of that nature has been provided either publicly or privately.

About a third will be conservation, that my understanding is will be open to certain types of public access.

Other than that... the only public statement was seven waterfront homes.

Wonderful
 

Most everyone would rather not see more homes on the lake at this point but I agree that 7 homes for such a parcel may be the best possible outcome one could hope for. Of course the devil is in the details but it sounds like they are taking a measured approach respecting the area/original use... Will be interesting to see the plans for the homes themselves and a timeline.

It is possible that both projects would proceed at the same time.
But Alton is further along in the permitting.

So, maybe the new 18-million dollar owner of Camp Menotomy will want to donate the 25% of the 95-acres, all along the Meredith Neck Rd, that appears to be a swampy wet lands to the town conservation as a public service plus avoiding annual property tax on it?

Is that correct? ........ :eek2::eek2::eek2:

My neighbor sent me the following...

See attached deed granting Menotomy to the Arlington Girl Scouts. It says the trustees cannot sell it unless they go out of business (which they haven’t). If they did go out of business, then the next step was to try to find an entity of “like goals and ideals” to take it over (which they didn’t). Such an entity would likely have to be another girls camp (or maybe a boys camp could qualify). They would presumably be entitled to take it over for the same $1/yr rent that AGS was paying the trustees. Exhausting that search was the only way they were allowed to sell it. Problem is that only someone with standing could intervene to stop the sale, and that would only be the heirs of the grantors or any entity with those “like goals and ideals” who could contend that they were denied their right to take it over. My guess is that they paid the heirs (if there are any left) to quiet them, and they are hoping that none of the other area camps raise a stink

On January 24, 2024, "After 23 years of dedicated service, the Chief Executive Officer of Girl Scouts of Eastern Massachusetts has announced her retirement, effective June 2024."

http://www.gsema.org/en/news/gsema-c...etirement.html

Gotta wonder if this has anything to do with this 18-million dollar sale of Camp Menotomy. You know what they say ...... follow the money ......?

This is very interesting. I heard through the grapevine that they did try, but I do not know if they tried very hard or what the legal standard of try would be in this case. It's hard to understand how the summer camp business could be so tough that no one could do it with free land. OTOH, I guess camps have always had "free" land

Why did the camp shudder operations originally? All of the existing camps that I know of are full every season, and unless you start looking into booking in the fall for the following summer you usually cannot get in.

I would imagine with that much property, the cost to keep it up and run seasonally just wouldn't make sense, esp with help in such short supply now.

I don't know, but Camp Lawrence and Nokomis seem to be doing great, and they have the extra complication of boating to get there. Granted these are YMCA, not Girl Scouts of America.

Camp Cody, Bernadette and Fatima are always booked up. Menotomy has been closed for years.

On a side note, according to Wikipedia, Camp Fatima, a catholic boys camp was founded by Richard Boner in 1949. Comical if actually true! :D I'd say someone is messing around.

https://en.wikipedia.org/wiki/Camp_F...(New_Hampshire)

From Camp Menotomy, way back in the time machine, going back to 1939, 1944, 1956 ...... https://www.lwhs.us/menotomy.htm .....when it looked like a happening summer camp.

I took a walk through the camp sometime about October 2012, before it got all posted 'no trespassing' as was a local practice back then and there were NO camper cabins, anywhere, and these non-existent cabins had no bunks and no bathrooms as they got replaced with tent platforms, or something(?).

Apparently, about 15-20 elevated tent platforms were there which had replaced the old cabins and there was nothing there in the way of electricity, plumbing, or indoor bathrooms ...... just tent platforms in groups of five in four different shoreline, forested locations.

No tennis courts, no indoor gym, no outdoor basketball court, no barn with horses, no coral, no pasture, no riding ring, no manicured and clipped green grass fields, no owners mansion cabin, no infirmary, no main lodge, no senior lodge, no junior lodge, no counselors shack, no cooks cabin, no library, no rainy day gymnastics cabin.

There was one grass all-purpose athletic field.

The one and only building which is there now is probably a dining room and kitchen with small living quarters, and two bathrooms as is shown in the Zillow listing.

The waterfront had a permanent dock which is still in place in the lake but there were no small boats like row boats, Sunfish or canoes, no water ski boat. No waterfront small buildings like for paddle and pfd storage or waterfront staff support.

It was mostly an untouched big pine trees and rocky shoreline Lake Winnipesaukee location that was very short on facilities and on campers, too, at least in 2012. Believe the last eight week Girl Scout full summer session was held in the year, 2000, 24-summers ago.

Maybe someone who attended the Camp Whispering Pines one week or two week sessions held there in the last twenty years in July and August can make a reply here.

You know I could run with this, but even though my wife tells me to go " there " on a daily basis, my Catholic school upbringing taught me that Hell isn't really a cool place to be , so I'll refrain from any comments. Remember to remind me to tell you a story next time we're hanging out though!

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.... about that name, Camp Menotomy
 

Probably, naming this 95-acre, Lake Winnipesaukee summer Girl Scout camp with its name, Camp Menotomy, back on July 2 1935 was maybe not the best choice for a name.

Its name, Camp Menotomy, sounds way too much like Camp Monotony, don't you think?

Running a successful eight week summer camp, now just seven weeks, is a very tough task and needs a very strong director/owner who is all fired up, all year 'round, to make it a happening and happy camp.

If the camp had a better name, something like Camp Marvelous coupled with a strong director/owner who lived and breathed the operation of the camp, all year around, it would still be a going camp, today!

If locals used this area for walks it could be a right of way that can't be extinguished no matter what. It would be interesting to see if folks step up to indicate that and then the pursuing next steps.

Good luck with that. On our old road along the Wawbeek shore, there was a path that ran from 20 Mile Bay all the way down to Wawbeek. It meandered along the shore through all the properties and folks would walk along it now and then. It was a cool way to see neighbors, and as kids we used it to get down to Wawbeek Colony Club to hang with friends who returned each summer. We could negotiate the path from our house to Wawbeek in the dark no light without stumbling on a root or rock.

When Wawbeek was sold, a group of doctors and lawyers bought the property, razed a bunch of the buildings, put up McMansions with lawns, and immediately made it known that that section of the trail was closed. Nice neighbors.

I'm sure there are hundreds of similar stories, and most probably involve big-money McMansions.

Respectfully, no one has a “right of way”’on another person’s property unless it is noted in a deed. If I paid millions for my McMansion, then It’s MY McMansion to do with as I please, barring any illegalities. Sure, anything can be litigated in this day and age…