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Old 04-02-2021, 08:01 AM   #1
BoatHouse
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Default How much is Lake access worth?

Looking for feedback on what everyone thinks Winnipesaukee lake access is worth?

By lake access, I am talking about Deeded dock/mooring rights for 24' boat, Beach/Water front for swimming and launching kayaks/canoes, Storage for beach items.

I would add that the property should be within walking or short golf cart ride from the residence.

This could be an HOA or a single home with deeded rights.

Note - The deeded boat rights mean you have access to either a dock or mooring every year. No lottery for a spot or waiting for one to come free.

In 2017, when my wife and I did a 3-4 month search for lake properties around the entire lake, we estimated the value to be $125K - $150K on top of the home value without the deeded access.

Interested to see what people think the current 2021 deeded lake access value is?
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Old 04-02-2021, 08:08 AM   #2
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I cannot answer your question but...

We are heading into a time where some properties will be bought for the boat slip and the cottage is merely value added to be used as a changing room and a place to park.
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Old 04-02-2021, 08:21 AM   #3
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It's worth whatever the market will pay for it, and right now, that is out of control.

What is the point of the question, though? Is it an academic/fun exercise to try and isolate the "value" of lake access over and above just the house, or are you trying to understand what lake access properties are selling for right now to determine if one is within budget? If you're a buyer, a realtor could certainly provide you with the data on what properties are actually selling for. If it's just a "fun" exercise, you could look at data on realtor.com or other RE websites to see what houses with lake access have sold for, and then compare that to similar sold properties that are not on the lake in a neighborhood somewhere.
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Old 04-02-2021, 08:27 AM   #4
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It could be as simple as a lake front lot with 150’ of frontage is valued by the city at 800k. A similar lot across the street, no lake access, is 110k


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Old 04-02-2021, 08:49 AM   #5
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I agree with WZ that 150' of frontage could be $700K.

To the OP's question on access--boat dock, swim, kayak, walking distance--I would guess $200K.
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Old 04-02-2021, 09:00 AM   #6
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Too many variables.

There's an exponential decrease in value the further one gets from the lake. Look at prices of homes at the South Down gate vs. closer.

Quality of access, water cleanliness, etc. matters.

Facilities access, lake location.

Mooring vs. dock vs. beach landing.

Current sales climate.

Soooo many variables that, at probably all times, how much lake access is worth will be restated to how much is "this" lake access worth "to us."

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Old 04-02-2021, 09:29 AM   #7
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too many variables, but what you are asking specifically on those items I would say right now that is worth $50-$100k on top of the lot and house, depending on location and conditions

When I purchased mine, it was the dock and beach and location that sold it to me. The building was a dilapidated shed that I held together with tie wraps and duck tape until I could afford to rebuild
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Old 04-02-2021, 10:41 AM   #8
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Stupid condos next to the cemetery are selling for $ 850+, so that should tell you something.
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Old 04-02-2021, 11:12 AM   #9
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“Stupid condos”. And they don’t have deeded dock rights, just day docks. Wondering if they will have a boat launch on site. But, then parking will be a issue. 850k for a garden style condominium. Currently there is a “Christmas Island Townhouse Condo” on the market for 999k that includes a deeded dock.


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Old 04-02-2021, 11:18 AM   #10
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Quote:
Originally Posted by MeredithMan View Post
It's worth whatever the market will pay for it, and right now, that is out of control.

What is the point of the question, though?
I understand it is market driven. The purpose is to get a feel for how much this type of access is worth or cost today given the high demand over the past 12 months.
I should have noted that we purchased a home with this type of lake access in 2017 after the 3-4 month search and estimated it was worth $125 - $150K at the time. I based it on similar properties that sold in that timeframe. I have found that banks/real estate brokers seem to have a hard time determining the value.

Thanks!
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Old 04-02-2021, 11:36 AM   #11
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Christmas Island condos are nice, unless you have bad knees. Four sets of stairs to get to the bedroom.
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Old 04-02-2021, 12:22 PM   #12
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Most condo docks are 100K and up so start there. That's the starting point for lake access now.
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Old 04-02-2021, 12:36 PM   #13
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Quote:
Originally Posted by MotorHead View Post
Christmas Island condos are nice, unless you have bad knees. Four sets of stairs to get to the bedroom.
Ouch! Ouch! Ouch!

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Old 04-02-2021, 01:53 PM   #14
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Quote:
Originally Posted by Biggd View Post
Most condo docks are 100K and up so start there. That's the starting point for lake access now.
Exactly right. Regardless of where you dock you'll need a boat so add anyplace from $50K on up for a well used liveaboard. Most of the condo marinas have all the facilities the OP lists. If the OP wants to be year round, there are condo marinas with non-shore front condos nearby.
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Old 04-02-2021, 02:12 PM   #15
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Default Zillow

If you want a decent, but not perfect, idea of property values for lakefront, check Zillow.
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Old 04-02-2021, 02:52 PM   #16
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Quote:
Originally Posted by nj2nh View Post
If you want a decent, but not perfect, idea of property values for lakefront, check Zillow.
That's fine if you are checking Zillow to see what real estate asking prices are but if you are looking at their 'estimated property values' then take 20% off of whatever number they are stating. My experience is that their estimated numbers are way over-inflated and they fluctuate wildly over short periods of time.
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Old 04-02-2021, 03:29 PM   #17
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Quote:
Originally Posted by Winilyme View Post
That's fine if you are checking Zillow to see what real estate asking prices are but if you are looking at their 'estimated property values' then take 20% off of whatever number they are stating. My experience is that their estimated numbers are way over-inflated and they fluctuate wildly over short periods of time.
Properties are getting multiple offers within days and often selling way over asking price. I would rethink about that 20%, at least until the market cools off.
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Old 04-02-2021, 08:16 PM   #18
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Quote:
Originally Posted by Winilyme View Post
That's fine if you are checking Zillow to see what real estate asking prices are but if you are looking at their 'estimated property values' then take 20% off of whatever number they are stating. My experience is that their estimated numbers are way over-inflated and they fluctuate wildly over short periods of time.
I think Zillow is pretty hit or miss. Zillow lists less than 1/2 what I could "very quickly" sell my Paugus Bay property for, based on estimates from a well known, local real estate group.
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Old 04-02-2021, 09:21 PM   #19
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I just checked Zillow’s estimate of our property and we think they are pretty accurate in today’s market. Who knows what next week/month/year will bring?
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Old 04-03-2021, 01:39 AM   #20
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It’s gonna vary all over the place just as properties do.

What’s the water quality?

Rocky bottom or sandy?

Sunset or SunRise?

Do you need to cross busy road to get to it?

Is there parking at water front spot?

How crowded is it? Is it next to 10 other limited access plots or bordering a nature preserve?

It could make the difference of $50K in one place and $500K in another.

We almost bought a gorgeous place on Merry Meeting Lake that was across a quiet private road. From your 20ft strip that went out to the water with your own dock.

Every house on the water had a 20ft strip between them for the lot across the road. I think most water front homes bought the lot across the street to keep it more private. Strange but interesting setup. The house across the street we looked at, gorgeous new home, was $800K or so. If it was on the water with $200ft it would have been $1.3million or more.

Also if it’s a shared beach setup that can be a lot cheaper. But the HOA fees can be a killer.
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