Check out all the Lakefront Listing in New Hampshire on our Website www.nhlakesrealty.com
Discover what exciting events, restaurants, and other area attractions are near the NH lakes regions area. Contact the Lady of the Lake Realty today!
Northwood Lake, Northwood NH The best of both worlds if you want the enjoyment of waterfront vacation living and the convenience of commuting! 102 feet on 650 acre Northwood Lake, great views from balcony, multi- level deck with hot-tub, and dock. Grandkid friendly shoreline. Energy efficient heating with newer Rinnai heater, wood stove [...]
Is there anything special I need to do in preparing my lake home for sale?
Selling Your Lakefront Home
Generally speaking lake home sale preparation is the same as preparing any home to sell in this competitive market. Stage the home creating a simple and clean presentation for buyers. On the exterior clean the yard and beach area. Tackle any deferred maintenance items prior to the first showing. Owning that wonderful lake home requires a few extra steps in the selling process. If your home operates with a septic system your home will require a NH DES Site Assessment. This assessment is done by a licensed designer and outlines your current system, loading capacities to expansion and replacement opinions. If your home has a dock you should have on file with the state dock permits. You can check online at the DES website or call to see if your dock it correctly registered. If your home has a mooring you need to inform the new buyer that mooring permits are not transferable and they need to reapply. Call me and I can help you get your lake home ready.
Buying an lake home?
Same procedures apply as purchasing any home. You will want to have inspections done, deed and boundaries reviewed. Because you are on the water get a copy of the shoreline rules so you are well informed on what you can and can't do. I would also call the Site Assessor to get a detail explanation of what the site assessment means. Ask Questions? Ask the seller for copies of dock permits or check online to review them. If there is no dock on the property can one be installed and what kind? In showing a lakefront home I get a host of questions, can I expand, put a deck on the home, can I clear the view, can I put sand in the lake. Many of the questions I can answer, for those beyond my scope I can direct you to an expert so your decisions are educated ones. Call Paula Hinckley @ 603-566-6608 or Carl Sack @ 603-566-2386 For additional information on listing your lake home call Lady of the Lake Realty at 1-888-737-5550 or e-mail at info@nhlakesrealty.com or visit our website to view lake homes in New Hampshire at www.nhlakesrealty.com or www.lakeorskirealestate.com.
Contact Paula Hinckley or Carl Sack today. #nhlakesrealty
Newfound Lake is a glacial lake with a maximum depth of 181 feet and 4,400 acres. In the summer you swim, dive, boat, fish and sail on this crystal clear glacial lake. Wellington State Park is on the eastern shore of the lake, it has a great beach and [...]
Glacial Lake just over 1200 acres in New Durham NH
Contact Paula Hinckley or Carl Sack today.
Lakefront Home on Crescent Lake with direct access to Lake Wentworth
sold - visit our website for others available
Wolfeboro NH Quality and Class describe this beautiful four thousand square foot home located on 1.1 acres and 210 feet of waterfront on Crescent Lake. All within walking distance to town. Large cherry wood cupboard kitchen opens to dining and living room with fireplace. Plus a cherry wood den and complete master suite and two additional family bedrooms all on 1st floor living. The lower walk out to the water level has two bedrooms a large family room plus office. Additional storage & workshop area plus a water toy storage area. Again the quality, location, privacy, 180 degree water views access to both Crescent & Lake Wentworth from your own dock. Sandy beach, great swimming and quiet enough for pleasurable kayaking, canoeing or tubing with the kids. Hiking, bike trails, skiing, golf are all close by. Listed for sale by Maxfield Real Estate Randy Parker. 
For additional information on this home call Lady of the Lake Realty at 1-888-737-5550 or e-mail at info@nhlakesrealty.com or visit our website to view similar lake homes in New Hampshire at www.nhlakesrealty.com or www.lakeorskirealestate.com.
Contact Paula Hinckley or Carl Sack today to see if this home is still available?? #nhlakesrealty
Magnificent Curb Appeal. This Circa 1816 Center Chimney Cape is the best cared for older home I have ever been in. 
Gorgeous 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.
For additional information on this home call Lady of the Lake Realty at 1-888-737-5550 or e-mail at info@nhlakesrealty.com or visit our website to view similar homes in New Hampshire at www.nhlakesrealty.com or www.lakeorskirealestate.com. ( sold check our website for others )
Contact Paula Hinckley or Carl Sack today to see if this home is still available??
Crescent Lake, with direct access to 3000 acre Lake Wentworth. Wolfeboro NH.
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.
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 info@nhlakesrealty.com or visit our website to view similar lake homes in New Hampshire at www.nhlakesrealty.com or www.lakeorskirealestate.com. March 2014
Contact Paula Hinckley or Carl Sack today to see if this home is still available??
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"¦
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 info@nhlakesrealty.com or visit our comprehensive website http://www.nhlakesrealty.com
Ask for Your Lady of the Lake Paula Hinckley #nhlakesrealty
Wolfeboro NH Lake Winnipesaukee ( Oldest Summer Resort Town in the United States ) In real estate, it is all
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 [...]
Gilmanton, New Hampshire: The elegant, rustic appeal of a simpler time immediately surrounds you when you enter
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 [...]
