NH Lake Homes For Sale

Lady of the Lake Realty has been assisting lakefront buyers since 1999. Don't miss that new listing!

Current Lakefront Inventory March 1st, 2019

( Owned: 103 homes ) (Homes with Shared Waterfront: 65 Homes ) (Condos with Lake Access: 55 ) We cover the Sunapee to Ossipee area including Winnipesaukee and Newfound.

By May 1st I would estimate that the inventory should at the minimum double for all three categories. If you are currently in the market for a lake property get on our exclusive new property update list so you will have an opportunity to see homes as they are listed. Newfound Lake Condos for Sale

We can help you find distinctive lake properties on all the major lakes in NH. Luxury Estates to Affordable lake homes, cottages and condos.

The Lady of the Lake Realty Team is in the business of building dreams, creating friendships plus lasting memories!

Call us at 888-737-5550 or e-mail info@nhlakesrealty.com

https://www.nhlakesrealty.com/    #nhlakesrealty


Lake Condo or Lake Home - Which fits your lifestyle?  

Lake Condo or Lake Home - Which fits your lifestyle?  

Take some time and put together a bucket list of features and benefits you would like including commute time and off-season activities like skiing.  

 We are all busy. Weekends and vacation time with our families is precious, condo or home? What is best for your family? Here are some benefits that both properties may have to offer. Newfound lake condos - ledges at newfound lake - newfound real estate

1. Boating - You can find a condo with dedicated dock, a home may have two docks. 

2. Garage - Yes condos are available with a garage - your home typically has one or can add a garage. 

3. Beaches - Condos typically have sugar sand beaches - your lake home may have a rocky shoreline. 

4. Amenities - Condos may have pools, tennis, clubhouse, basketball courts and organized social get-togethers. 

5. Privacy - Condos share everything except the interior of your home. Your beach maybe a mob scene every weekend or just a few sun worshippers.

6. Condo - Lawns are mowed, docks are put in and your walkway is shoveled in the winter, need a roof, just make a phone call. 

7. Condo - You still pay taxes but you will have association fees and often special assessments.  

8. Homes - In addition to yard maintenance other concerns would be your well - septic and overall maintenance and upkeep. Leaky roof call a contractor! 

9. Homes - From an investment opportunity I would give the benefit / ROI to purchasing a home.

10. Homes - You can change your home's color, add on a room, park your boat in your driveway even put up a fence for additional privacy.  Condos have rules! 

The above 10 points are just a few points you should consider before moving forward with a purchase.  If you want to get to the lake and enjoy a glass of wine a condo may be the perfect fit for your family. 

If you would like a free consultation with our lakefront experts in NH give Lady of the Lake Realty a call toll-free: 888-737-5550 or visit our website for helpful information on quality lakes.  www.nhlakesrealty.com  #nhlakesrealty   










Building / Designing A Lake Home! Design Ideas?

My wife Paula and I have been selling lakefront property since 1999 and we have been fortunate enough to build two lakefront homes and view thousands of waterfront homes.

Our job is actually a lot of fun! We visit hundreds of lakefront homes yearly from vintage homes built in the 1920's to current new construction.  Here are common comments I have when visiting homes built in the last 5 to 10 years.  ( What were they thinking? ) ( Why in the world would you put that there? ) ( What is that? )  ( Why did you carpet the basement? ) ( That does not make any sense at all. ) ( Why would you build here? )

Before the foundation is poured and the first wall is put up think, resale. The average a lake home is owned about 10 years. Your life will change and draw you away from your dream home.

Whatever your price range there are a few basic design guidelines that will ensure a quick and profitable resale.  Strike this phase from your home building design. ( This is our dream home and we are going to live here forever. )  Think resale!

Here are some basic design ideas that will ensure your home will sell quickly and profitably when the time comes.

1. Lots of big Windows.

2. First Floor master bedroom.

3. Make sure the master bedroom has a bathroom.

4. Design the bedrooms so the bed faces the lake!!

5. Front to back kitchen to great room. ( open floor plan )

6. No carpet in the basement, your only asking for trouble.

7. A large deck across the front of the home.

8. Screened porch on the side of the home or enclose some of the front deck.

8. Walk out basement if possible.

9. Fireplace or Woodstove are a must. Gas or Wood

10. Two plus bathrooms, one full.

11. Think green and wifi enable your heating, cooling and lighting. 

Your budget may also include a garage with additional storage for all your toys, media room, separate space for kids and a guest suite. Warm wood interior accents with granite also adds to your enjoyment an additional value down the road.

lake winnipesaukee real estate

For additional information on buying or selling lake homes call Lady of the Lake Realty  at 1-888-737-5550 or e-mail at info@nhlakesrealty.com  or visit our websites to view lake homes in New Hampshire at www.nhlakesrealty.com 

Contact Carl Sack or Paula Hinckley   #nhlakesrealty


Halfmoon Lake: Check out this NH Lakefront Property


Price Under Assessment At $425,000

Price Under Assessment At $425,000


For additional information on lake homes call 1-888-737-5550 or e-mail at info@nhlakesrealty.com  or visit our websites to view lake homes in New Hampshire at www.nhlakesrealty.com or www.lakeorskirealestate.com.

Contact Carl Sack or Paula Hinckley   #nhlakesrealty



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The NH Lakefront Home Market is out of Control this Year - 2016

The NH Lakefront Home Market is out of Control this Year - 

What a difference a year makes, forget the year the last 60 days.  Since May 1 to June 26, 2016 144 lakefront homes have closed in the greater NH lakes region. On top of that 270 home are under agreement and ready to close.  Most of the homes are closing within 3-5% of the ask and closing quickly as buyers are looking to get into their new homes prior to the 4th of July.  Buyers found some great bargains in the $250,000 to $500,000 range while the luxury buyers had a field day with the extensive inventory available.


Luxury Homes to Cottages for Sale

Luxury Homes are priced $1 million to $25 million 


Don't fret the current inventory is building with 844 homes available.  481 of the homes have owned waterfront while 363 share waterfront.

If a quality home hits the market with a sandy beach and sunset the days on the market are limited.  You could almost say it is sold when it hit the market.  Quality homes priced at $350,000 or $1.5 million are selling in days.

Fortunately for the buyer prices are still at last years post-recession levels so even though you are paying close to list price you are still getting a bargain.


loon lake real estate

Seasonal Cottages are available at all price points on small or large lakes 


Call 1-888-737-5550 to tour the area or e-mail us at info@nhlakesrealty.com or visit our websites to view lake homes in New Hampshire at www.nhlakesrealty.com or www.lakeorskirealestate.com.

Contact Carl Sack or Paula Hinckley both specializing in NH Lakes Realty  #nhlakesrealty



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Buying a Lake Home? How many should I plan on touring in a day?

Viewing lake homes is more involved than viewing homes around town. Typically everyone wants to see as many homes as possible during their visit, but 4-5 homes are actually ideal for a day of touring homes. Remember your not only viewing the home, the lot lines but add a dock, shoreline and lake bottom structure along with travel time from lake to lake.

In NH, we have over 250 lakes in the greater lakes region!  If your focus is on one of the many smaller lakes my advice is to get in your car and take a Sunday drive to view all the lakes that have homes you are interested in to determine if you like the area. You may find that some lakes are immediately discounted due to amenities in the area.  The larger lakes tend to have all the attractions, shopping and hospitals close by.   At this early stage, it is about the lifestyle, not the home.

Example if you want to use your home as a ski home what is an acceptable drive to a major ski area?  Ossipee and Great East lake are wonderful lakes but major ski areas are about 1 hour away. Winnisquam, Newfound, Squam and Sunapee you can be slope side in 15 minutes. Washington NH is a remote paradise, woods, hiking, snowmobiling but the closest major grocery store is 35 minutes. Set your criteria  to discuss with your agent what you are looking for because the web pictures shows you a wonderful home but you may be in shock when you view the home in person.

So in a normal setting, seeing 4 or 5 homes in a day is ideal. I personally feel that viewing more homes in a single day becomes overwhelming and homes start to blend together. You may take pictures and notes, but after 5 homes and 5 hours on the road, everything looks the same. Staying fresh and alert is important so we catch all the details of a home. If you flew into view homes to purchase we can set a day that works for your schedule.   

1. Pre-qualification and price range to search in.

2. Home attributes and lake size?

3. Drive-by areas to get a feel for the lake and area.

4. Use the internet as a resource and discuss the homes with your agent to ensure they meet your expectations.

Once you are sure a lake home is right for you contact your bank and get a pre-qualification letter so you can move quickly on a home of your choice. Determine your price range and what amenities are you looking for then begin your search online.


3 Bedroom Cottage on a Quiet Lake

3 Bedroom Cottage on a Quiet Lake


For additional information on New Hampshire lake homes call 1-888-737-5550 or e-mail at info@nhlakesrealty.com or visit our websites to view lake homes in New Hampshire at www.nhlakesrealty.com or www.lakeorskirealestate.com.

Contact Carl Sack or Paula Hinckley specializing in NH Lakes Realty  #nhlakesrealty

Low Lakefront inventory will drive NH vacation home sales 2017

Low NH Lakefront inventory will drive vacation home sales in the NH Lakes Region 

Eager buyers:

Low-interest rates, desire for vacation option after rough winter are other motivating factors.


Great Waterfront Access to 44,000 acre Winnipesaukee

Great Waterfront on 13 Acre  Winnipesaukee Luxury Home



Special to the Union Leader

With fewer vacation homes on the market than last year, and a resurgence of buyers motivated by low-interest rates and a difficult winter, Realtors in the Granite State are poised for several fast paced months of sales.

Market conditions generally vary from the Seacoast to the Lakes Region of the state, but overall agents say they expect it to be a hectic sellers' market this spring and summer. That occurs whenever inventory is less than the number of buyers who are out there searching. And even though there is still a little snow left on the ground, buyers have already started their search. Realtors say that vacation homes will be in high demand in New Hampshire unless there is a sudden boost to new listings.


Best Value at $2 mil and 7000 square feet with - Deep Water Docking - Sandy Beach

Best Value at $2 mil and 7000 square feet with - Deep Water Docking - Sandy Beach


Lakes Region buyer rebound

According to Frank Roche, president of Roche Realty Group, Inc., with offices in Meredith and Laconia, the months of January,

February and the first two weeks of March were slower than last year due to the extremely cold and snowy winter.

Roche said he see this as the calm before the storm when it comes to buyers.

"The Lakes Region market is poised for increased activity during 2015, in the vacation home market. Boston and surrounding areas experienced a record annual snowfall of 110 inches, making it difficult for buyers to embark on house hunting in the Lakes Region," he said. "But, we have seen a surge of recent activity. Our office has 61 pending sales, and that's a good headwind, heading into spring."

Roche noted strong interest in water-access communities, condominiums, and reasonably priced waterfront homes. He said the aging population and demographics of the baby boomers continue the demand for semi-retirement properties scattered throughout the Lakes Region. He also feels buyers today feel more comfortable about the economy and making that move.

"I think that today's consumer is benefitting from the lower rate mortgage environment and dramatic drops in prices at the gas pump, and home heating oil," Roche said. "Additionally the stock market has produced healthy gains during the past several years."

The harsh winter might be to blame, but prices and sales so far in the Lakes Region look lukewarm, even though they might be poised to boil this spring. Roche said the first three months of 2014, there were 20 waterfront home sales on Winnipesaukee, at an average selling price of $974,658. The average listing price was $1,047,820. For the first three months of 2015, there were 19 Lake Winnipesaukee waterfront home sales, at an average sales price of $843,789. The average listing price was $898,878. Comparing the above figures, it is easy to see that the average prices have trended downward for the first quarter, but Roche said that simply means today's buyers are picking up some good values.

Nicole Watkins, Lakes Region Realtor for Berkshire Hathaway Home Services Verani Realty, said it has become more difficult in the past three years to find Winnipesaukee lake homes with the more desirable list of amenities. This year inventory may make finding just the right home more difficult and when a buyer does they may have some competition from other buyers.

"In the price range of say, approximately $1.3 million or less, for example, I might have been confident that I could find a Winnipesaukee lakefront home in Meredith that had a certain level of fit and finish for $1.2 million last year," Watkins says, "But, I might be more dubious that I could do so this year."

Watkins said there is also a shortage of new or fairly new construction when it comes to vacation homes near Lake Winnipesaukee, and that goes for all price ranges. She said spec building, where a home is built on the speculation that a buyer will eventually purchase it, either during construction or shortly thereafter, has been fairly limited in the past three years or so in the Lakes Region, mostly due to the economy.

But the economy and the region real estate market has stabilized according to Watkins.

"In my opinion, sellers have had increasing confidence in the value of their properties in the past six months-to a year," she said. "Lake homes are as distinctive and idiosyncratic as individual people are, so it can take time to find the right person for a property. But, sellers are comfortable with that fact."

According to Watkins, the number of days on market do not necessarily translate into lower selling prices when it comes to Winnipesaukee waterfront properties.

What are buyers looking for?: Roche said when it comes to vacation home water access is still a huge draw. At South Down Shore and Long Bay on Winnipesaukee, he has seen very strong sales momentum.

"In these two communities, you see a wide variety of price ranges ranging from a low of $120,000 for a two bedroom, meadows condominium home with attached garage, to a high of $757,200 for a gorgeous home overlooking the water. Homes at the Grouse Point Club on Winnipesaukee in Meredith, likewise have been selling well. This high-end gated community offers views on the lake, sandy beaches, and a yacht club."

Mountain Region seeing demand


squam lake homes

New Construction at Squam River Landing - View Homes


Steve Loynd, managing broker of Alpine Lakes Real Estate in Lincoln, says that with 31 years in the business of rental and sales of vacation homes, he has witnessed the market in just about every possible condition. Right now, he said things are looking up in the White Mountain region and demand for vacation homes may be rising faster than new listings are coming in.

"In my immediate market near the Loon Mountain ski resort, I'm seeing more demand, earlier than usual this year," he said. "When winter leases start to come to an end, there is always a push to buy. Families have had a great winter and after renting, ownership is the next step. This spring shows strong attributes of sales volume."

But those sales will need to be supported by new listings coming on the market.

"There is a limited amount of inventory in many of the area White Mountain towns. The national and State Forest areas make for less growth and fewer developments, so scarcity and seller expectations will be a factor in negotiating price."

But some sellers can expect to get a little more than they would have in recent years depending on their type of property. Loynd said many of the homes and condos he deals with have risen in value over the past year, while land has remained somewhat stagnant. Like in all markets, he says, the best properties go first and the overpriced ones lag behind wishing for a greater market recovery than what is realistic.

What are buyers looking for?: According to Loynd, the typical buyer of mountain region vacation property is hoping to get the children away from electronic devices for new outdoor activities and more time with the family.

"Most of my buyers are from the suburban Boston area, southern New Hampshire, and Rhode Island.

Some have a connection to the state, because they attended college here, and we offer a comfortable safe place to come and play," Loynd said. "The lack of income and sales tax is a true New Hampshire advantage over other states "¦ and the hundreds of thousands of acres of Forest Service land is a big draw."


Winnipesauke lakefront real estate for sale - wolfeboro nh

One of the Many homes in Wolfeboro located on Winter Harbor


For additional information on lake homes call 1-888-737-5550 or e-mail at info@nhlakesrealty.com  or visit our websites to view lake homes in New Hampshire at www.nhlakesrealty.com or www.lakeorskirealestate.com.

Contact Carl Sack or Paula Hinckley   #nhlakesrealty



Squam Lake or Winnipesaukee - Which lake do you Prefer?

Winnipesaukee is our largest lake in the New Hampshire covering 44,400 acres while Squam is 6,791 acres. Both have excellent boating - sailing - fishing - snowmobiling - golf - hiking - access to ski resorts - entertainment


lake winnipesaukee real estate

E-mail or call us for a lake map


Winnipesaukee If go fast is your lifestyle Winnipesaukee is your lake, you can not only boat forever but visit the town docks of Alton, Meredith, Wolfeboro, Laconia and Center Harbor where you can shop and dine. You could leave the car behind for the entire summer and only venture out by boat.  Groceries to Hospitals are all a short walk from the towns docks.  The boating adventure is what draws the crowds to this big lake.  You have thousands of homes around the lake along with another thousand weekending on their boats at a marina.  All these homes equals over a hundred thousand boats and lots of chop on the water. Plus if the wind kicks up on the broads the largest section of the lake watch out. You can have 6 to 8 footers in minutes. I seem to be painting a grim picture for boating on the lake, not so. Meredith Bay on a typical Saturday you have a 2-3 foot chop, head over to Center Harbor into Moultonbough you can find plenty of calm waters to raft, water ski or tube with the family.  My sister in-law from NY was out on a boat ride with us.  Just as we went by Weirs Beach she said look at all the beautiful hotels!! Hotels? Those are homes on Governors Island. If you want to view spectacular architecture Winnipesaukee is the place. You can view homes priced from $750,000 to $25 million and a good chance you will run into a celebrity or two.


squam lake homes

NH Second Largest Lake


Squam A tranquil lake where the movie "On Golden Pond" was filmed.  Leave your cell phone behind, grab a camera and binoculars. No water slides, Mc Donalds, arcades are found around the lake. You will find Islands - Miles of Open Shoreline - Beaches - Mountains and Vintage homes blending in along the rocky wooded shoreline. You can actually visit and explore some of the islands. Kayaks and Canoes out number boats and jet skis are a rare site. The average boat size on the lake is 18 to 24 feet as compare to Winnipesaukee 40 and 45 footers.  Yes you do have a few attractions, Sandwich town center is an artist community and you have the Sandwich Fair in the fall. Holderness is home to the only restaurant on the lake plus a must visit to Squam Lake Science Center where you can view wildlife in its natural surroundings. If you have never crossed or seen a covered bridge at the south end of Little Squam you will find a beautiful example.  Homes range in price, $800,000 to $6 million and the architecture is typically  an Adirondack. There are two marinas on the lake one in Holderness and the other just as you cross the covered bridge.  Head up the hill after crossing the bridge and you will find a new green community that blends in with the lake. Perfect location to enjoy the lake and call home. Squam River Landing a sustainable green community with walking trails and access to the marina.

Personally the fishing is better on Winnipesaukee but I'd make Peaceful Squam Lake my home and destination. .

For  information on Lake  homes in NH call 1-888-737-5550 or e-mail at info@nhlakesrealty.com or visit our website to view lake homes at www.nhlakesrealty.com or www.lakeorskirealestate.com.

Contact Paula Hinckley or Carl Sack    #nhlakesrealty

5 Facts on why listing your lake home in the winter makes sense


I was just reviewing our website statistics and there are a ton of buyers out there still shopping/dreaming of purchasing a lake home. Sunday seems to be the most active search day and every holiday is a spike in visitor traffic.


NH lake or ski homes

Right on the water with 25 acres & 30 minutes to Loon or Waterville


Winter in NH this year is starting out cold and snowy. Why would anyone want to purchase a lake home right now.  Agents  are telling sellers to wait until spring to list.  Here are a few reasons you may want to get a new agent and list right now.

  1. Interest rates are still very low and with the economy on the upswing these low rates are not going to last forever.
  2. Many of the buyers looking for a lake home also ski or snowmobile and our region is a perfect match for all four seasons of activity.
  3. Buyers looking right now have a limited number of homes to view, is your home one of them.
  4. The buyers out looking right now are serious. The temperature is 10 degrees with 18 inches of snow, the buyers out looking now are not coming up to the lakes region to go out to lunch.
  5. Buyers have it in their head that sellers with homes listed now are eager to sell, well yes they are and the buyers looking right now are also excited about owning a lake home.

When you are getting ready to list your home the sales agent is every bit as important as the agency/brand they represent.  Select a company that you would like to work with and interview agents. When you need to go to the doctor for a specialized treatments do you look for recommendations or just call the first one you find in the yellow pages.  All realtors are not created equally. Find an agent that is knowledgeable about the lakes region and the lake you are selling on. Find an agent that will promote your property not only in the MLS but through social media. Don't get pulled in by promises of open houses and local advertising.  90% of the lake home buyers are from out of state and are looking for a home now and their only source of information is the internet. Now is a great time to sell your lake home, is your home listed.

Our office is located in the NH Lakes Region. We help buyers and sellers in the entire region. For additional information on lakefront homes call Lady of the Lake Realty  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 us today to list or buy a NH lakefront home.

What do you look for when buying a lake home?

The typical story I hear when we first meet with a client is when I was growing up we went to our grandparents lake home every summer and I want that same experience for my children.


Lake Massacecum Real Estate, Bradford NH

Sugar Sand beach, All Day Sun, 4 car garage for cars and toys


There is nothing more glamorous then owning a lake house real estate. We often are driven by fond childhood memories of vacationing at a lake house or on a boat  While there is nothing more rewarding than finding your perfect lake property, here are some ideas that will help you avoid a watery nightmare and enjoy paradise on a lake.

  1. Budget, what can you afford and still enjoy the other pleasures of life. Talk to your banker prior to even making a phone call or looking online.
  2. Decide on a comfortable commute. A 4 hour ride with a car load of kids with every other sentence are we there yet may deflate the dream.
  3. Is the home going to be strictly summer or will you use it for skiing and snowmobiling. In NH for example south of Laconia puts you on some very nice lakes but your ski commute maybe over an hour and the snowmobile season ends early in this mid state area.
  4. Explore the area you are interested in and take a Sunday afternoon drive to see if the area meets your expectations. Example, Wakefield NH has 7 lakes in town, easy access to skiing and snowmobile trails but I can count the number of restaurants in the area on one hand and the closest major grocery store is 30 minutes. Does this life style suit you or would you like an area with variety of  entertainment?
  5. What size lake? Everyone thinks they need thousands of acres to explore. Most of your boating activity will be right in front of your cottage. The kids and grandchildren want to show off their acrobatics on the water and you can't fit 15 people in the boat for the show.
  6. Other lake considerations. Fishing? Trout or Bass - Jet Skis? Does the lake allow them? - No motorboat lakes? - Private or Remote
  7. When you visited your grandparents lake home, which way did the sun set? Ideally you want western exposure for all day sun and sunsets.
  8. Best Sandy Beach - then sandy swim bottom - then gravel bottom - check the lake bottom before you buy, it may be mud!
  9. Check with your agent on water quality and clarity.
  10. Send me your thoughts on your idea of the perfect lake home.


My best advice is buy the lake, the location and the home last. Remember they are not building anymore lakes but you can build a new home.

If you are interesting in finding out what New Hampshire has to offer call us. The NH lakes region where the lakes meet the mountains,  Rustic Cottages to Luxury Estates to choose from.   Lastly hire a knowledgeable realtor to look out for your best interests. For additional information on lake and ski homes in NH call 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 us today and we can help you find that special dream home.

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