Blog :: 03-2014

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! 


Please Take Note of This Quaint NH Village Property

Magnificent Curb Appeal. This Circa 1816 Center Chimney Cape is the best cared for older home I have ever been in. with flagGorgeous Wide Pine Floors, Lovely Country Kitchen. Private Sun Porch looks out over the lush backyard. 1st floor Master Bedroom Suite. Library, Formal Dining room. Did I mentioned the Circa 1996 architectural connector and grand studio above the 24 x 48 garage addition.  1.5 landscaped acres with a back field suitable for a lovely garden.  Also a private secluded area with a meditation bench.

All this within walking distance to the quaint village of Freedom.The village of Freedom has an active library which shows Sunday afternoon movies and hosts kids events.  The Freedom Village Store is a volunteer run treat, and the Historical Society is active during the summer months.

Back Field from Entry 002 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 homes in New Hampshire at or  ( sold check our website for others ) 

Contact Paula Hinckley or Carl Sack today to see if this home is still available??  

Wolfeboro NH, Lakefront Compound for Sale on Crescent Lake

Crescent Lake, with direct access to 3000 acre Lake Wentworth. Wolfeboro NH.


Wooded Private 10 acre lot with 625 feet of shoreline

Wooded Private 10 acre lot with 625 feet of shoreline


This family owned "Waterfront Estate" has been in the same ownership for over a hundred years. One of a kind property with 625 of waterfront on Crescent Lake surrounded by 10.4 acres of wooded land is now available for the first time. This property has a 3 bedroom home and a guesthouse currently being used, plus a barn and several outbuildings. That being said this is not about the current structures, this is an opportunity to own over 10 acres of waterfront land in the center of Wolfeboro. Build your own secluded family compound within walking distance to the town docks on Winnipesaukee. An abundance of both land & waterfront, possibilities limited only by your imagination. The other possibility is spitting up the land into as many as 4 waterfront lots for resale as an investment. Crescent Lake has water access to Lake Wentworth. Think of the possibilities.  Listed by Randy Parker of Maxfield Real Estate.


Crescent Lake and Wentworth are connected.

Crescent Lake and Wentworth are connected.

sold - visit our website for others 

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    March 2014

Contact Paula Hinckley or Carl Sack today to see if this home is still available??


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How to Determine What Your Lake House is Worth in 10 Easy Steps

When selecting comparables, think about the word carefully"¦ comparable. It's in the word itself yet so many seem to forget this at times. You are trying to identify comparable properties, comparing apples to apples, or like to like. You want to attempt to pull comps like an appraiser would. With that in mind"¦


Here are some ground rules to help you make an informed decision when determining ARV:

1. Try and stay in the subject properties subdivision or on the same lake. If there is not enough activity in the subject properties subdivision you can go out in a radius or other subdivisions across local roads. Try and pick similar subdivisions with the same housing inventory/ amenities etc. How far your radius will go out will depend on where you live. Here in Texas, in the suburbs you can typically go out .5 - 1 mile and be pretty safe with your comps. However, using that same radius in the inner city of Philadelphia will not work, prices can vary wildly from one block or street to another. Don't go across major roads or rail road lines if possible. Neighborhood makeup can change drastically in doing so. If you do this, make sure to drive the comps to make sure both the properties and neighborhoods are comparable.

2. Finish out level. Make sure to gauge what level of finish out the comparables have.  Try to match it or slightly over, if you over improve a house it is going to cost you money. Lake frontage - Sandy Beach - View - Sunsets 

3. Compare properties with similar square footage. Typically, the max I go is + or - 20%.

4. Make sure to DRIVE your comps. Don't try and be a desktop appraiser. Besides, taking the time to drive the comps and ensure they are accurate will help you become an expert on housing inventory in your area.

5. Beds, baths, and garages. For instance, if your subject property is a 3/2.5/2 (3 bedroom, 2 and a half bath, 2 car garage) then don't select a 2/1 as a comp. These are not comparable. With larger homes its typically acceptable to have some variance with the bedrooms. A 3/2/2 and a 4/2/2 can often be similar; however, the difference between a 3/2/2 and a 2/1 is night and day. A possible exception to this "rule" would be if the subject property can have a bedroom or bathroom added to make it match the comps.

6. Sometimes the comps in the area are so weak you won't be able to find much of anything. In such cases I typically make a very conservative offer, typically 55-60% ARV minus repairs of what the properties tax assessed value is. Tax assessed value, at least here in Texas, tends to be conservative and lower than market value. Remember tax value has nothing to do with market value, it is simply a mechanism to help generate tax revenue. Tax value can be below or above the true market value of a property (or spot on due to a roll of the dice).

7. Pick a similar house style as your subject property. If your subject property is tutor style, don't pick ranch style homes as your comps. Similarly, if the exterior is brick on your subject property, don't select wooden frame houses either. Try to pick homes on the same lake or a similar lake close by. You can't compare Winnipesaukee to Halfmoon!

8. Go back 6 months for the most recent comps. Time is a factor when selecting comps. Sometimes when the comps are less than ideal you can go back 8-9 months. But make sure to examine how the market has changed since then? Has it improved or worsened? Try to  apply this to your evaluations.

9. Year built, try and stay within +/- 10 years of the subject property or better when pulling comps. If you initially run comps with criteria (bed bath garage, sq footage, year built etc) and you are still bombarded with results, narrow your criteria a bit. Perhaps get a bit closer on the year built, square footage etc. to the subject property.

10. Lot size. This is typically a larger factor in homes of newer construction. For instance I recently looked at a house where I found 4 of the same housing product, yet 2 of them sold for 165, and the other 2 sold for 195. What was the difference? The 2 that sold for 195 were sitting on a little over half an acre and had more lot front footage, compared to the others at 165 that had less front footage and roughly a quarter of an acre. Sometimes lot size is easily overlooked.

Estimating the ARV is a mix of an art and a science. You remember the scientific method? We are trying to make an EDUCATED HYPOTHESIS as to what the house is worth, it's not an exact science. Hope this helped. If you have any questions please leave them in the comments below and I will do my best to help you!

Information on lakes and homes in New Hampshire contact Lady of the Lake Realty at 888-737-5550 or or visit our comprehensive website 

Ask for Your Lady of the Lake Paula Hinckley #nhlakesrealty  




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Lake Winnipesaukee Luxury Real Estate, Wolfeboro NH

Wolfeboro NH Lake Winnipesaukee ( Oldest Summer Resort Town in the United States )  In real estate, it is all


lake winnipesaukee luxury real esate

Outstanding Setting on 43000 acre Lake Winnipesaukee


about location, location, location and this is truly an outstanding one. Now being offered for the first time since 1973, this Winnipesaukee waterfront property has a premiere location with long range views up through the broads to the White Mountains. The level .7 acre lot has 180 feet of pristine frontage, a sugar sand beach, and a breakwater with U-shaped dock! A 3,000 square foot, five bedroom, ranch style home, built in 1958, is strategically placed on the lot to take full advantage of the breathtaking views and amazing sunsets. The home has been enlarged and updated through the years and can be enjoyed as is, but the large footprint afforded by the current home beckons the creativity of those who desire a large new construction. The current owners have had many wonderful years of lakeside enjoyment here and created a lifetime of memories for their children and their grandchildren.  Now it can be your turn.  This home is 1.4 hours to Boston and minutes to Golf, Hiking, Skiing, Tennis , Theater, Concert Venue, NASCAR Track, Attractions, Shopping, Rest aunts by boat or car. Come visit this outstanding property soon on 43,000 acre Lake Winnipesaukee"¦  Listed by Roy Sanborn of Four Seasons Sotheby's International Realty.


lake Winnipesaukee real estate

Sandy Beach - Sunsets - Level Lot - Perfection !


For additional information on this home call  at 1-888-737-5550 or e-mail at or visit our website to view similar lake homes in New Hampshire at or

Contact Paula Hinckley  or Carl Sack today to see if this home is still available??

Gilmanton NH Real Estate, Fully Restored 1795 Colonial

Gilmanton,  New Hampshire:  The elegant, rustic appeal of a simpler time immediately surrounds you when you enter


Gilamnton NH Real Esate for sale

9 rooms - 4 bedrooms - 2 story barn


this fully restored, stunning 1795 twin chimney colonial. Historic homes have that undeniable warmth, charm, & character that add their own lives to yours in a way that a newly constructed residence never can. Just ask these owners of the past 37 years who are now ready to part with their lovingly restored & immaculately maintained property. And while this home is well over two hundred years old, it is bright & airy, with a great floor plan & all the modern conveniences to make this a uniquely livable &


Modern Kitchen with high end appliances

Modern Kitchen with high end appliances


comfortable home. A high end kitchen, a wonderful family room, plus a formal dining room make this home perfect for entertaining. There's a charming den & front parlor for reading (or writing) your newest novel & a brick patio to while away a summer's evening. This simply stunning property is located on a beautifully landscaped, pastoral 1.1 acre lot in a village setting of fine historical homes.  Gilmanton is located about 40 minutes north of Manchester and about 1.5 hours to Boston. Locally you will find Crystal  and Suncook Lake in town for summer swimming  activities and Winnipesaukee is 10 minutes away a boaters dream. Gunstock Ski Area  - Hiking - Golf - Restaurants - Attractions - NASCAR - Wolfeboro - Concord  are all less than 30 minutes.  This immaculate home is perfect for the historian or a family looking to settle in a perfect New England setting. Oh for you TV fans Gilmanton Iron Works was the setting of that TV Drama Peyton Place written by Grace Metalious.    Listed by Roy Sanborn and Carl Sack

Formal Living Room with Fireplace

Formal Living Room with Fireplace


For additional information on this home call  at 1-888-737-5550 or e-mail at  or visit our website to view similar  homes in New Hampshire at or

Contact Paula Hinckley 603-566-6608  or Carl Sack 603-566-2386 today to see if this home is still available??

Lake Winnipesaukee Luxury Governors Island Waterfront for Sale

Lake Winnipesaukee: Gilford NH  Prestigious Governors Island waterfront has 360' of shoreline on Lake Winnipesaukee


lake winnipesaukee real esate

22,000 Square feet of comfort, 5 bedrooms and 10 baths


with a large sandy beach and docking for three boats. Tasteful custom finishes are found throughout this lovely estate. The grand foyer welcomes guests in to enjoy the comfort and outstanding views this home has to offer.  Custom stone fireplaces compliment the formal and open areas. The living spaces are designed to utilize the unrivaled views and sunsets.  The stone patio with outdoor kitchen for entertaining. Generous master suites can be found on each of the upper levels, along with three additional bedrooms with private baths.  Entertaining areas include a 12-person theater, billiards room, game room and lower level family room with a summer kitchen. The lower level also includes the fitness center, steam room, sauna and massage room. Systems throughout the home are of the highest technical quality. Property also has 9 garage bays and carriage house. less than 2 hours  to Boston and 4 miles to Laconia airport. Hiking - Skiing at Gunstock  - Golf - Shopping - Meadowbrook Concert Venue - Weirs Beach Attractions are all less than a 10 minute drive from this lovely home. You can also boat or snowmobile to your favorite restaurants around the lake.  Listed by Ashley Davis and Roy Sanborn of Four Seasons Sotheby's International Realty.


Priced at $10 Million

Priced at $10 Million


For additional information on this home call  at 1-888-737-5550 or e-mail at  or visit our website to view similar lake homes in New Hampshire at or

Contact Paula Hinckley or Carl Sack today to see if this home is still available??

Lake Winnipesaukee Gilford Home/Condo with Dock

Gilford NH, Lake Winnipesaukee Free Standing Condo on the shores of Lake Winnipesaukee in Gilford for sale.  Turnkey and remodeled four season  vacation home with views of the lake and mountains from your living room and 3 seasons porch. All hardwood floors, 3 bedrooms and 2 bathrooms.


lake winnipesaukee condo for sale

3 bedrooms - 2 baths - with dock for 30 ft boat


Your boat is located at your deeded easy access dock ( 30 foot boat ) Sandy Beach - Tennis - Playground - Gazebo at the shoreline. An added bonus the gazebo can be reserved for family events. Boat or snowmobile to  restaurants around the lake.  You can also walk to restaurants or Meadowbrook to see some great bands in the summer. In the winter Gunstock Ski area is just a short drive away. Hiking - Golf - Skiing - Shopping - Weirs Beach Attractions - Are all close by.  Call today to view this home.


lake winnipesaukee real estate

Mountain and lake views from your home - sold


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

Contact Paula Hinckley or Carl Sack today to see if this home is still available, priced under $300,000

NH Lakefront Real Estate on Pine River Pond in Wakefield

600 Acre Pine River Pond in Wakefield NH.   Excellent opportunity to own a home on a .89 acre flat lot on Pine River


NH lakefront real estate

Completely Remodeled 3 bedroom 2 bath home on .89 level acres


Pond.  This 3 bed 2 bath home has been taken back to the studs & completely remodeled with a new: kitchen, 2 bathrooms, wheelers.  This .89 acre, northerly facing (morning sun) lot has 100' of frontage, with sandy swim area, neatly tucked away behind both Boys Island & Smith Point so there is little to no traffic & you don't have to worry about the noise.  Crystal clear Pine River Pond is roughly 6 miles long & 600 acres, it offers fantastic bass fishing, kayaking, sailing, water skiing, you could even land a plane.  Don't forget Wakefield has super low taxes and is less than 1.5 hours to Boston and 45 minutes to major ski areas.  Listed by Joshua Matthews of Keller Williams Realty-Metropolitan. For additional information on this home call  at 1-888-737-5550 or e-mail at  or visit our website to view similar lake homes in New Hampshire at or


Pine River Pond Real Estate

Priced to Sell $375,000


Contact Paula Hinckley or Carl Sack today to see if this home is still available??   March 2014   4342153


How Many Bedrooms Does This Lake Home Have?

The question sounds innocent enough, but the answer can be tricky. In the Lakes Region of NH, most properties are serviced by private septic systems, and the septic system design/capacity determines the number of legal bedrooms that have been approved for a dwelling. Each bedroom in the design accommodates 2 people full time (usage wise) so a 2 bedroom septic approval was designed to accommodate a 4 person family for full time use. But what happens if you own a waterfront cottage, that was built with a 2 bedroom septic design but you have added a couple of beds to the loft area , and oh yeah, you also modified a smallroom off the kitchen with a few beds for the grandchildren. Do you now have a 4 bedroom house? It would sure be a bonus when you are selling the property to be able to advertize the 2 extra "bedrooms". But you have a home with a septic disposal system officially rated as a 2 bedroom. You would be misrepresenting the property if you advertised it as anything other than a 2 bedroom home.


Hermit Lake Home?

Hermit Lake Home?


Not Exactly. NH DES has come out with a ruling that will allow a homeowner to advertise a property as X bedrooms, as long as the homeowner has contracted for a septic design that accommodates X bedrooms AND the NH DES has approved the new plan.

This is a good solution, in my opinion, because it allows a Seller to advertise and market his/her property to it's fullest potential, and yet the Buyer will make a decision with the full knowledge that the system is currently undersized for the home as it is represented but the lot can accommodate a properly sized system.

If you have any questions or would like to discuss further, please give me a call at 888-737-5550

Paula Hinckley 603-566-6608  Carl Sack 603-566-2386 Licensed Realtors in NH  Lady of the Lake Realty Meredith NH Office 603- 677-7012  or  to view lake homes


Most Expensive Lake Homes in New Hampshire and they are selling!

Right down to business, we have just over 25 choice homes to select from priced over $3 million and 87 homes priced $1 million to $3 million in the NH lakes market .  Every year we seem to have real estate trends that are predictable.  Last year 2013 the prediction was lakefront buyers in the $300,000 to $650,000 would dominate the market and yes they did, scooping up some great buys.  The luxury market last year never took off and sales lagged behind leaving a wonderful inventory of exquisite homes available.  2014 predication is the luxury market  in NH is going to top all records.  In the last 2.5 months we have seen 29 homes sold over $1 million and five of those homes sales were over $2 million.  In the same time period in 2013 only 7 homes over $1 million sold and only one was over $2 million.


lake winnipesaukee real estate

One of the 3, $10,000,000 listings on Lake Winnipesaukee



Governors Island real estate nh l

Another Listing on Governors Island



lake winnipesaukee real estate

Family Room just off the deck for one of the Governors Island Listings


Currently we have 114 homes available over $1 million and 26 of those homes are over $3 million.

The most expensive lakefront homes in NH are located on 43,000 acre Lake Winnipesaukee. This jewel of a lake has over 70 miles of shoreline and encompasses the towns of Wolfeboro ( The Oldest Summer Resort in the USA ) and home to one of the three homes priced over $10 million, the other 2 are located on Governors Island in Gilford, other towns around the lake are Alton, Tuftonboro, Center Harbor, Laconia and Meredith.   Towns with the  most expensive homes on the lake, listed by the number of most expensive homes. Wolfeboro, Meredith, Gilford follow by Tuftonboro.  Alton has the most expensive estate available in the state priced at $49 million, call for details.  Plenty of Golf and skiing are close by at Gunstock Ski  Area and Ragged Mountain Resort.


Tips on Buying a Lake Home

Sandy Beach, Great Dock and open water view



newfound lake real estate

Sunset on Newfound Lake



lake winnipesaukee real estate

Over 7000 Square feet of living space - listed at $2.5 million - 6 bedrooms


Squam Lake made famous by the movie " On Golden Pond " typically only has a few home available and this year is no exception. Currently there are 3 homes priced in the low $3 million range.  One an estate setting with 9 acres of land, the second is a seasonal cottage with 38 acres and lastly a new home to be built with just over 12 acres of land.  Squam is 6700 acres less than 2 hours to Boston and 30 minutes to Loon or Waterville Valley.

Sunapee has many listings in the $2 million dollar range but only one priced at $3.9 million. A  lovely Adirondack home but in 1999 that has every option a lakefront buyer would be looking for on 3.5 acres.  Lake Sunapee is just minutes away from Sunapee Ski Resort.

Call Paula or Carl details on lake homes in New Hampshire   888-737-5550

For additional information on luxury lake homes call 1-888-737-5550 or e-mail at or visit our website to view similar lake homes in New Hampshire at or

Contact Paula Hinckley or Carl Sack today to find out more information on homes available.