Blog :: 12-2011

NH Lakes Region Real Estate News - Area lakefront Information Blog

Check out all the Lakefront Listing in New Hampshire on our Website 

Discover what exciting events, restaurants, and other area attractions are near the NH lakes regions area. Contact the Lady of the Lake Realty today! 


Lake Winnipesaukee Real Estate, Moultonborough


Lake Winnipesaukee home in Moultonborough NH for sale

Built in 2009 with 2700 square feet of living space - walk out basement area


Custom built and beautifully appointed four bedroom 3 bath modern contemporary home. Features include Carlisle wide plank flooring, central air, radiant heat throughout including the garage, Wolf 6-burner duel fuel convection stove, Subzero refrigerator, Cherry kitchen cabinets, Granite counter tops, marble & granite bathrooms and other amenities too numerous to mention. Enjoy beautiful sunsets over Red Hill from the 3-season porch or outside summer deck. Truly a great home you'd be proud to own~ Listed by Roche Realty Group.  Lake Winnipesaukee is 42,000 acres of fun!  This home built in 2009  is located in low tax Moutonborough on a .25 acre lot with 100 feet of frontage.  Enjoy the lake in the summer and snowmobile and ski in the winter, a true 4 season vacation area.  The home locations puts you about 2 hours to Boston and 15 minutes to Wolfeboro or Meredith.


Built in 2009 with 2700 square feet of living space - walk out basement area


For additional information on this home call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our website to view similar lake homes in New Hampshire at or Contact us today to see if this home is still available??

Cottage on remote trout pond for sale in New Hampshire


Trout pond home for sale in Washington NH - Pond Real Estate NH

Great view of Smith Pond and the mountains in the background.


Country ranch home with 120' waterfront on Smith Pond. Three bay detached garage with shed. Spacious wrap deck, entryway, great sun-room, 2 wood-stoves with brick hearths for cozy alternative heat. Nicely finished family room in walkout basement. Pond is the perfect setting for a leisurely paddle in your canoe or kayak. Listed by Harbor Light Realty.  This 2 bedroom year round home is located out in the middle of no where but you are just 25 minutes to a major grocery store, shopping and 45 minutes to Sunapee Ski area.   The pond is stocked with brown and brook trout several times a year. Just a two minute walk from the home you can get lost in the woods for hours or just follow one of the many logging roads.  In the winter this area turns into a snowmobile paradise. If you have never seen a Moose, you will!!  If you enjoy hunting some of the largest New Hampshire deer have been taken in this area.


Home for sale on a trout pond in central nh - waterfront pond real estate nh

Year Round Ranch on Smith Pond - Great Trout Fishing


For additional information on this home call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our website to view similar lake homes in New Hampshire at or Contact us today to see if this home is still available??

Guidelines for Purchasing a lake Home


Lake Sunapee - Lake Winnipesauke - Squam lake real estate

Classic 1900 Lake Sunapee Home


Buying a Retirement home or a second home can be a daunting task.

  1. Number of bedroom and bathrooms?
  2. Commute time, travel from home to the lake?
  3. Sandy beach?  Yes of course.
  4. Southwest exposure for the perfect sunset!
  5. Private location or a community for your children?
  6. Seasonal lake cottage or a year round lake home ?
  7. Fishing ? What kind, trout, salmon or a warm water fishery.
  8. Snow skiing - how far do you want to be from a major resort?
  9. Do you want to boat, yes but motorboats or kayaks and canoes only?
  10. Shopping, where is the closest grocery store?
  11. How about the hospital?
  12. What about cultural activities, museums, concerts and general fun stuff?
  13. What about the lake size, 100 acres or Lake Winnipesaukee with 42,000 acres?
  14. Price you want to spend on the home?
  15. If this is your retirement home what are the tax implications of the state you are selecting? ( NH is tax Friendly )

With over 200 lakes to choose from you need a partner to help guide you along in the process.  Your agent should have some general  knowledge regarding  the Shoreland  Protection Act, wells, septics, setbacks, water quality, types of fish, boating restrictions, where the closest ski area and hiking trails are.

If you have selected a lake and your budget puts you on that lake great,  if you are like the many of the clients I encounter  where  your budget does not allow you to get a home on the lake of your choice and you do not want a water access home with a shared beach what's next.

If your agent is diversified covering a large area he can suggest lakes you may have never heard of? Waukewan 900 acres - Merrymeeting Lake 1200 acres - Stinson Lake 300 acres - Lake Sunapee 4000 acres - Pleasant Lake, Deerfield or New London - Ossipee 3000 acres - Big Dan Hole Pond  408 acres - Highland Lake 700 acres - Great East Lake 1700 acres and not to forget Lake Winnipesaukee.

Lady of the Lake Realty is a niche agency working only with buyers.  We specialize in lake properties covering Lake Ossipee to Lake Sunapee and everything in-between. We will direct you quality lakes and have the answers to your questions regarding your dream home.  Call us at 1-888-737-5550 or visit our website at where you will find listings to the lakes we recommend.

For additional information on NH lake  homes call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our websites to view  lake homes in New Hampshire at or

Contact us today??

Purchase your Retirement home with a Reverse Mortgage

We attended a class sponsored by Wells Fargo Home Mortgage and Phenix Title Company which discussed a product known as a Home Equity Conversion Mortgage (HECM). This product is available to those Buyers that are 62 years of age and older . It is essentially a reverse mortgage used for the purchase of a new property versus the traditional reverse mortgage that is used as a way to access funds without payment obligations on an existing home.

I believe that this product could be a very good option for Senior Buyers (62+ years) who would like to move into their forever home but will not realize enough money from the sale of their existing home to buy the property that they have dreamed about. It is a further benefit in that the Buyers do not need to income or credit qualify, so they can buy their forever home while they still own a home and only have 1 mortgage payment to worry about. (Some qualifications exist such as a borrower can only have 1 FHA insured property at a time, the home being purchased must be occupied by the Buyers within 60 days and must qualify as the couple's primary residence etc.) Among other requirements to establish primary residency the couple must occupy the home being purchased for at least 183 days annually. The Reverse Motgage Lender does not require monthly payments but will require that the Senior Buyers remain current on taxes, insurance and, if applicable, homeowner fees and keep the home in good repair.

Proceeds from a HECM on the property being purchased,may be combined with the proceeds from the sale of the existing home, or savings, or even a gift from someone not involved in the transaction, to enable a couple to afford the home of their dreams.

The proceeds from the HECM are not taxed as income, and as stated previously,the dollar amount does not have any monthly payment obligations. It is an equity position in the home being purchased that must be paid off when all Senior Buyers have vacated the home.

This may seem like a scary or foreign concept, but for those people who understand the concept it can be a way for them to move forward with a purchase and it can also be a selling tool for real estate professionals.

Please note that I have tried to consolidate the requirements and features of this program in order to present the concept. There may be some limitations/requirements that I did not include in this article and any Senior Buyer is encouraged to discuss his/her particular scenario with a reverse mortgage lender his/her financial and tax advisor to determine if the product is right for he /she . The writer assumes no responsibility for a Buyers lack of research.

Some information for this article was taken from Wells Fargo Home Mortage "Your Reverse Mortgage Guide" and accompanying handouts.

For additional information on NH Lake Homes call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our website to view  lake homes in New Hampshire at or

Contact us today??

Lake Sunapee Real Estate, 1893 Victorian Lake home for sale


Lake Sunapee Real Estate - Lake Sunapee Property for Sale

View from your dock on Sunapee Harbor


Victorian lakeside home in Sunapee Harbor. Numerous classic features include architectural details, oak pegged floors, living room fireplace with period oak mantel. The best of the old has been carefully paired with new conveniences.  Wrap-around porch with stairs to the lakeside dock and deck. Deep water docking and sandy swimming. Above the street-side garage, find a cozy guest apartment. Walk to Sunapee Harbor fun!  Listed by  Harbor Light Realty. Lake Sunapee is just over 4000 acres, this deep water lake is known for some of the best salmon fishing around and is home to one of the largest Star Fleets of Sailboats around.  Summer fun includes water skiing, tubing, sailing and cruising the lake. In the winter you are minutes to Sunapee Ski area and some of the be DN Class ice boating around.      Built in 1893 this home has been completely updated. The home has 9 rooms with 4 bedrooms and 4 bathrooms. For additional information on this Sunapee  home call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our website to view similar lake homes in New Hampshire at or

Lake Sunapee home for sale - Sunapee Real Estate

Lake Winnipesaukee Luxury Estate for Sale, Wolfeboro NH


 Luxury Waterfront home in Wolfeboro NH - Lake Winnipesakee Real Estate

Sandy beach - 4 bay boathouse - 12 car garage - plenty of bedrooms


One of the finest estates on Lake Winnipesaukee. This amazing lakeside property offers the finest amenities on a spectacular private setting that includes beautiful mountain and islands views with plenty of sunshine. This level lot has a sugar sand beach and mature landscaping. A main house of exceptional quality construction and wonderful interior layout that includes gourmet kitchen, first floor master bedroom, fireplaced living room, lakeview dining room plus spacious entertainment room. All with state of the art electronics. A carriage house with two bedrooms, living room and a full kitchen which is above the detached oversized garage. A 3 door 4 slip boathouse with auto lift system and a separate canopied  u-shaped boat dock with breakwater complete this truly amazing estate. This is what lake living is all about. All located in Wolfeboro. Listed by Melanson Real Estate.    The lovely home boasts 14 rooms with 6 bedrooms and 6 bathrooms with over 9000 square feet of living space.  Enjoy your summer days on the sandy beach, fishing for salmon or visiting the quaint shops in downtown Wolfeboro.  In the winter you can snowmobile over to Center Harbor for lunch or hit the slopes at near by Gunstock Ski area.  This is a 4 season retreat for the successful executive or a wonderful place to retire.


 Luxury Waterfront home in Wolfeboro NH - Lake Winnipesakee Real Estate

View from the 4 bay boat house across the sandy beach


For additional information on this home call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our website to view similar lake homes in New Hampshire at or Contact us today to see if this home is still available??

Second Homes - Retirement Homes - Pros and Cons - Lakefront is the answer


Lake Winnipesaukee Real Estate

Second Home located in Wolfeboro on Winter Harbor, Lake Winnipesaukee


If you have plans to buy a  home at the beach, in the mountains or in the desert for your retirement years, you might be tempted to take the plunge and buy your future home now while interest rates and home prices are low.

Financial experts say buying your retirement home five to 10 years before you stop working could be beneficial. However, people in this age group should be aware of the risks of tying up money and perhaps losing flexibility with a second home purchase.

"While there's no denying that we have historically low interest rates and low home values right now, anyone considering buying a second home before they retire needs to run the numbers," says Kimberly Foss, president of Empyrion Wealth Management in Roseville, Calif. "People get stars in their eyes sometimes at the prospect of retirement, but the reality is that they may not be."

Foss says she recommends clients max out their 401(k)s and make sure they have adequately insured their future before thinking about buying retirement homes.

"I recommend that people have 12 months' (worth) of expenses in the bank as an emergency fund," Foss says. "If they choose to buy another property, they will need extra money to cover those expenses, too."

For 50- and 60-somethings with plenty of discretionary income, buying a home with cash is an option. Others need financing.

There are three basic options for financing a home, says Patrick Cunningham, vice president of Home Savings and Trust Mortgage in Fairfax, Va.

The home can be financed as an owner-occupied home if the buyer lives in it as a primary residence, as a second home or as an investment.

"Second-home financing means that you will need to qualify to pay the mortgage on both your current home and your second home," Cunningham says. "If you need some additional  income to qualify for the loan, you can rent the property, and a lender will use some of your rental income for a loan approval."

Cunningham suggests that financing a property as a second home rather than as an investment property is the better option because interest rates, qualification guidelines and down payment requirements are generally more lenient on second homes than on investments. He says an investment loan always requires a down payment of at least 20 percent or 25 percent.

People getting ready to retire might want to consider the benefit of buying homes before they stop working because a mortgage approval could be more difficult to obtain without an income.

"Conventional loans are written off your income, and you have to prove you have the means to repay the loan," Cunningham says.

Foss says one of the primary benefits of buying a home before retiring can be the generation of rental income.

"Income from a rental property can act as a hedge against the low interest rate environment we are in and against future inflation because you can raise the rent to offset inflation when it hits," Foss says.

Foss says if you can handle the expense and hassle of a rental property, this could be a good way to use the property before it becomes your primary retirement residence.

Charles Duck, president of Charles Duck Real Estate in Phoenix, says the pre-retirement buyers he works with are looking for bargain-priced luxury homes because they offer more certainty of future appreciation.

"Some people are deciding to buy now and leave the property empty for a while or to use a place as an occasional vacation home," Duck says. "Others decide to rent the property until they are ready to use it."

When choosing a home a few years before retirement, Duck says the first consideration should be the location.

"Many retirees want an urban- suburban location where they can walk to amenities and restaurants," Duck says.

Duck says this cohort of buyers should consider looking for low-maintenance houses with all the living spaces on one floor, so the future retirees can avoid climbing stairs.

Foss says if you are 10 years or more away from retirement, you may want to opt to rent a vacation home for a month at a time to avoid getting stuck with a permanent decision about your retirement destination.

"People change a lot between age 50 and 90, Foss says, "so I like the idea of keeping your options open and allowing for flexibility."

 By MICHELE LERNER and article taken from the Friday 11-16-11 Manchester Union Leader

For additional information on  NH second homes  call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our website lake homes in New Hampshire at or

Contact us today!

NH Lake Homes Listed in Winter Sell Best!

Homes Listed in Winter Sell Best!

Recently we decided to dig into the reports and marketing data to see if it supported our feeling that winter is the best time to buy, and the worst time to sell. However, when we got the results we discovered that our assumptions were dead wrong.

As we roll through the holidays and into winter, many would-be sellers will be holding off on listing their home, waiting for the spring "selling season" to put their home on the market. But if you're ready to sell your home now, is waiting until spring the best strategy? Not according to the data, it isn't.

We pulled a year's worth of data on three quarters of a million homes listed across the country and analyzed sales statistics by season. Here's what we found:

  • Homes listed in winter sell faster: 46 days in winter vs. 55 days in summer
  • Homes listed in winter are more likely to sell: 59.2% sell in winter vs. 53.1% sell in summer
  • Homes listed in winter sell closest to their original price: a 2.7% drop from the final price in winter vs. a 5.2% drop from the final price in summer, worth more than $7,000 on a $300,000 home

Homes listed in winter sell best. Yup, you read that right: Overall, homes listed in winter sell best. 5.8% more homes listed in winter eventually sell (compared to the overall percentage of homes listed throughout the year), and they sell 1.4 percentage points closer to their original list price than the median---that's $4,900 on a $350,000 home.

Spring wins in one category: Speed. Homes listed in spring sell the fastest, sitting on the market for 15% less time than the median. Winter comes in second in this category though, at six percent below the median, while homes listed in summer and fall both sell slower than the median (12% and 16%, respectively).

Why do you think most sellers are afraid to list their homes in winter? Don't be shy about sharing this data with your clients who continue to twiddle their thumbs and "wait for better times." As the data shows, there's no time like right now to list a property. (Thanks to REDFIN blog for publishing this information so we could share it with you and don't be shy about sharing this with your clients!)

For  information on lake home in New Hampshire  call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our website to view  lake homes in New Hampshire at or

Contact us today!!

Suncook Lake Waterfront Real Estate, Barnstead NH


Suncook Lake home for sale

Level 1.23 acre lot on 600 acre Suncook Lake


Suncook Lake is 600 acres and located in Center Barnstead, NH. This very desirable waterfront on Lower Suncook Lake boasting a beautiful level lot on 1.23 acres and 178 feet of shoreline. The home is in great condition with upgrades, gas fireplace in dining room, wood fireplace in living room. Lots of windows on the waterfront side to enjoy the great view.  A loft provides extra sleep area for kids and/or company.  Good docking and plenty of sitting areas around the waterfront for peaceful viewing or reading. Enclosed porch on waterfront side is ideal for evening enjoyment. Listed By Prudential Spencer-Hughes. This home has 6 rooms and 2 bathrooms with a total of 1316 square feet of living space.  This year round home is an easy commute to Concord or the seacoast of NH.


Suncook Lake Real Estate

Great View from your 178 feet of shoreline


For additional information on this home call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our website to view similar lake homes in New Hampshire at or Contact us today to see if this home is still available??