New Hampshire Lakefront Property

Thinking of Buying a New Hampshire lake home? Helpful Hints!

Lady of the Lake Realty, Established in 1999, is a small niche agency catering to Buyers looking for waterfront or water-access properties. We discuss the different aspects a Buyer may want to consider when searching for a waterfront/ water-access properties with every Buyer. A synopsis follows:

1. Waterbody Size- Types of Activities you plan to engage in: Canoeing, kayaking Motor-boating, jet-skiing Fishing warm water vs. colder water 2. Water Quality- Oligotropic Mesotropic Eutropic

3. Use- Seasonal versus Year-Round-

4. Price Parameters ??

Waterbody Size- First and foremost a Buyer should understand that water bodies offer a different experience based on size. But, as the size increases, generally so does the price. Each Buyer must consider what he/she is looking for in a waterfront property so that we can find the best match..

Small Waterbodies- Less than 100 acres in size. There are small ponds perfect for kayaking and interacting with wildlife. They are usually fine for swimming but sometimes they will have a mucky bottom so a Buyer will want to jump in off a swim raft or pontoon boat versus wading in. Some small ponds have sandy or gravelly bottoms. Waterbodies of this size make great little swimming holes, and are good for limited fishing. They are not good for someone looking to motorboat around. These water bodies will be the most affordable.

Medium Sized Waterbodies- 100- 300 acres in size. These water bodies are great for small boating, waterskiing and tubing, fishing, and swimming. These are great all-around water bodies and a Buyer can usually enter the market here at a reasonable price.

Large Waterbodies- 300-750 acres in size. These water bodies will command a higher price as Buyers who are interested in motorboating will need a larger Lake . The benefit to this size is that a Buyer will not be in the price range of the 1000+ acre water bodies, but will be able to enjoy all water activities.

Largest Waterbodies- 750+ acres in size. These water bodies are highly desirable, more expensive, and offer the Buyer all Waterbody activities. Some also offer on water amenities such as boat up eateries and bars. In NH we have 12 water bodies that are larger than 1000 acres, with 2 others that are 900+ acres.

Water Quality- Another consideration when purchasing a waterfront/water-access property is the quality of the water. The State of New Hampshire has identified 3 levels of water quality. Oligatropic is the highest quality. The water is clear, and nutrient poor, meaning it is not a good source for the nutrients that support algae. It is the most desirable. Often, the Oligatropic Waterbodies are the deeper glacial water bodies. These water bodies are generally the most expensive. Mesotropic is medium range water quality. The water is usually fairly clear to light tea color and may have some surface vegetation but usually around the edges. Many water bodies fall in this category. These water bodies are perfectly fine for purchase and are usually more affordable than the Oligatrophic. Eutropic are nutrient rich water bodies. They usually have much surface vegetation and can be darker in color. We do not recommend Eutropic water bodies because the water quality is not conducive for swimming and boating and the resale will be negatively affected by the poor water quality.

Seasonal or Year Round Use? There are lots of great summer cottages that offer 3 season enjoyment. Many Buyers do not plan on using a cottage over the winter and are happy to use the cottage from May to November and shut the property down for the winter. Actually, improvements are being made every season but there are still many areas around are water bodies that are difficult to access during the winter months. To purchase a property that is already year-round, or can easily be converted to year-round use a Buyer will be paying a premium. If a Buyer needs year-round, and price is a factor, opt for a smaller waterbody.

Lastly, a Buyer needs to identify their price parameters so that we can search for the best possible properties WITHIN THEIR PRICE RANGE. There are many good quality lakes and ponds from throughout the lakes region and the central part of the state. We can find you a property that will work for you. For additional information  call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our website to view  homes in New Hampshire at or

Contact us today!

Fall Luxury Lakefront Home Inventory Update, New Hampshire Lakes Region

Winnipesauke lakefront real estate for sale - wolfeboro nh

One of the Many homes in Wolfboro located on Winter Harbor

New Hampshire Lake homes AvailabilityFall of 2012 Lakefront sales update for the New Hampshire lakes regions.  October has been the busiest month I have had since 2008 and November looks even better. If you are in the market for a second home or a retirement home get in your car and come on up. The lake home inventory is excellent at every price point.  New Hampshire is a wonder destination offering four full seasons of activity.  We are in the middle of the foliage season and the mountains must have been painted by Rembrandt, the colors are vivid.  We just took a trip on the Mount Washington ( an excursion ship ) around Lake Winnipesaukee this morning in the crisp fall air.  The views of the Ossipee and Squam ranges were spectacular along with unforgettable views of Chocorua and Mt Washington. I have gotten my skis ready for the Thanksgiving weekend opening of the local ski areas and I just registered my snowmobile.  Plan a visit to NH I guarantee you will stay.

Current Inventory of Lake Homes with owned waterfront on the larger lakes in NH. Call us to view some of the homes available.

Lake Winnipesaukee - 56 homes 1 to 1.5 mil - 47  homes 1.5 to 2 mil - 80 luxury homes over 2 million ( 44,000 acres )

Winnisquam  - 21 homes -

Lake Wentworth - 9 homes

Squam Lake - 25 homes ( 6700 acres )

Lake Sunapee - 41 homes  ( 4090 acres )

Ossipee Lake - 36 homes ( 3000 acres with 5 bays )

Bow Lake - 8 homes  ( 1160 acres )

Great East Lake - 5 homes  ( 1710 acres )

Waukewan - 3 homes  ( 904 acres )

Merrymeeting Lake - 15 homes  ( 1160 acres )

Newfound Lake -  21 homes ( 4105 )

Lake Wentworth -  9 homes  ( 3017 acres )

The above lakes offer some of the best values in the lakes region.  All are a short drive to Golf - Sking - Hiking - Shopping - Restaurants - Snowmobile Trails.  They are also about 2 hours to Boston area.  We can e-mail listings to you in your price range.  The inventory of homes priced over $1 million is at an all time high.  Your timing to invest could not be better. For additional information 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 to see if this home is still available??

New Hampshire Lakes Region Lakefront inventory and Sales October 2012

NH Lakefront homes for sale l NH lakefront property l NH lakefront real estate

Winnipesaukee 3 bedroom log home with one of the best beaches in the region

August and September are typically slow months with summer vacations, school opening, high school sports starting and the summer ending most lake home shoppers were too busy to get out on the weekends to view what is available. October on the other hand was a very busy month showing lake homes across the lakes region. In talking with agents I found that other offices found that same to be true.

The lack of showing  activity July through September is reflected in only 54 lakefront homes were sold in the last 30 days but consistent with the previous sales in September of 50 sales. Of the sales during October ten were over $850,000 with a top sales price of $3.6 million in Wolfeboro. The towns of Sunapee and Wolfeboro were the overall top producing towns. November sales numbers should reflect the increase in showing activity but the elections I believe are keeping many high end buyers at home, inventory for lake homes above 1 million dollars is around 200 homes. Many buyers in October are finding the time to come up but taking the time to visit mid-week to view homes.  There is an abundance of quality homes on excellent lakes available right now for you to view.

Lake Home inventory stands right now at the end of October ( lakefront owned )

$100,000 to $300,000 - 127 homes

$300,000 to $500,000 - 130 homes

$500,000 to $900,000 - 133 homes

$900,000 to $1.5 million - 68 homes

$1.5 million and over - 117 homes

As you can see there is an inventory of homes at all price points.  Many of the homes in the lower price range are in need of some TLC and are not on the larger lakes.  In order to get on one of the lakes that are 1000 acres or greater you need to be in the $500,000 plus range.

The above numbers do not reflect shared waterfront sales or available inventory.  Effective date July 14th For additional information on 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 to see if this home is still available??

Choosing a Lakefront home in NH l What to look for in a lakefront property


Time to build memories with a lake home of your own!

Time to build memories with a lake home of your own!


Maple Sugaring season has just past and signs of spring are upon us.  Every year the lakefront real estate market takes some twists and turns and this year is no different.  The Lakes Region including Sunapee and Mount Washington Valley has 429 homes available right now.  Prices range from $174,000 to $13,000,000.  Typically the most active early buyers are those looking for a home priced under $800,000 and there are a ton of buyers looking in this price range. They have a variety of homes to look at on the 200 plus lakes in the area.  Most of the quality homes in this price range are on smaller lakes, those lakes with 1000 acres or less.  Pricing for a nice home on Sunapee, Squam, Winnipesaukee starts at $1,000,000 plus. Surprisingly homes in the $1,000,000 price range on these 3 lakes are typically seasonal camps but the location on the lake may be what you are looking for. If you really want a nice home you need to jump up over $1,500,000 to $2,000,000 price point.

In choosing a lake home step back.  I was with a buyer last week and they insisted they needed to be on a 4000 acre lake. I inquired why and they really did not have an answer.  If you have family coming up to enjoy the lake with you they are going to want to be out in the water. Look for a home with a sandy beach, or sandy bottom swimming or with older swimmers you can swim off the dock. What is your family situation?  Boating, if you're going to get out on the lake to enjoy waterskiing and tubing not everyone can be in the boat to enjoy watching the fun. You may want a camp where you can sit on shore and watch all the fun from the comfort of your deck chair. Dad and Mom did you see me?? So choose a location that meets your families expectations. Quiet waterfront with no noise or the fun and activities that children bring? So if your goal is to enjoy the lake with family and friends a 100 acre lake with a sandy beach and view of the lake is all you may need.

Let's change the scenario. You are a retired couple entertaining friends or using the home as a business retreat.  Yes you want to take a dip in the lake but off the dock works just fine, are you really going to water ski? What you might want is taking boating adventures, heading out on the lake for a mid day ice cream or dinner cruised to one of the local ports. The only lakes to support this activity are the larger lakes. Squam and Sunapee have limited shopping and restaurant access, Winnipesaukee is endless with Meredith, Gilford, Alton, Wolfeboro, Center Harbor, Tuftonboro, and Moultonborough access ports.

So what do you really need in a lake home?  My list starts with a ( sandy beach or sandy bottom or dock swimming ) ( docking and possible mooring for your boat ) ( view or extended open water view is great - add mountain view - add sunset ) ( level yard - room to park 4-5 cars ) ( crystal clear water )  ( privacy or community )  ( other variables, access to ski areas - snowmobile trails - fishing, warm water or cold water - distance to shop - distance to social activities )  Take the list above and highlight what is important to you and call us to find a home.  This home may be on 150 acre Lake Winona or 3000 acre Lake Wentworth.

As you noted above we really don't talk much about the house.  Buy the lake and the location on the lake! You can change the home but not the lake.  If your heart is set on gorgeous sunsets don't settle for a cove location on a large lake in the shade, that sunset location is out there maybe on a 250 acre lake.

For additional information on lake homes in NH 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  

Contact us today to find your dream home in New Hampshire!!

Lakefront Inventory Update May 27 - June 3, 2013, Luxury Homes to Camps

lake winnipesaukee real estate

2 bay boat house - 4 bay garage - work shop and 18 rooms,

Finally the weather broke and we had a scorcher of a weekend with temperatures in the 90's all weekend and tons of rain Sunday night to get the gardens watered and growing.  This is a tough time of year for looking at homes, students graduating from high school and college takes up many weekends along with the spring also a busy time for weddings.  This warm weather should plant some ideas in buyers minds that they need to come up and look now if they want to be in the home for the 4th of July.   This past week we had 34 new lakefront listings come on the market.  Pricing ranged from $200,000 for camps on Pillsbury Lake in Webster to 2 listings in the $4.5 million range, one on Sunapee and the other on Winnipesaukee.  The Winnipesaukee Real Estate home was located in Wolfeboro, this luxury home featured 7500 square feet of living space on 3.6 acres, a 2 bay boat house with 179 feet of private shoreline.   Sunapee saw 5 new listings and Winnipesaukee 6 with pricing ranges $500,000 to $5 million.  Newfound had 3 new listings come on the market a home priced at $600,000 and a cluster of rental units priced at $1.8 million.

Other popular lakes with new listings included Wentworth, Ossipee, Merrymeeting, Halfmoon, Pawtuckaway, Mascoma, and one on the hidden jewel of the Maine border own of Wakefield,  1800 acre Great East Lake located a low tax town.

If you are looking to find a home to fit your budget a shared waterfront home or condo might be your best option.  Several new listings priced at $175,000 to $800,000. The $800,000 property is a luxury free standing condo located on the eastern shore of  4000 acre Newfound Lake.  5 bedrooms for guests and family and perfect sunsets.   Many of the 35 new share waterfront and condo listings have docks or mooring available to keep your boat and they all have sandy beaches.  Sales are starting to pick up with 22 sales posted last week,  lakefront real estate was sold on Winnipesaukee, Squam, Ossipee, Sunapee, Merrymeeting, Mascoma  and other smaller lakes in the lakes region. For additional information on lakefront luxury  homes call Four Seasons | Sotheby's International 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 or e-mail us to get signed up for e-mail alerts for your favorite lake.

Lakefront Inventory Update June 3 - June 10, 2013, Luxury Homes to Cottages

New Listing on Pemigewassett Lake with 25 acres

New Listing on Pemigewassett Lake with 25 acres

The 90th Laconia Bike Week started this past Saturday.  This yearly event brings thousands of motorcycles to the lakes region of NH.  For a schedule of events visit  to take part in the activities.  We had a bump in new lakefront listings coming on the market at 43.  Seventeen were  Lake Winnipesaukee Real Estate listings while the rest of the lakes got one or two new listings. Most of the Winnipesaukee  listings were mainland homes priced from $400,000 to a luxury estate on Governors Island for $1o million. Plus 5 island homes priced from $335,000o on Chase Island  to a home on Bear Island for $475,000.  Sunapee, Ossipee, Winnisquam, Pawtuckaway had 2 new properties listed with prices ranging from $2 million for the Sunapee home to a lovely home on Ossipee with a sandy beach and views for $649,000. Highland Lake - Washington, Suncook Lake - Barnstead, Bow Lake - Northwood, Kezar Lake - Sutton all had 1 new listing each.  In addition to waterfront owned Ossipee had 5 new shared waterfront homes priced in the $160,000 range and a Sunapee listing priced at $350,000 with access to a wonderful beach.  A total of eighteen new shared access listings and eight new condo listings with two homes that stand out,  a luxury condo on the eastern shore of Newfound lake for $570,000 and a $1.3 million dollar home located in Grouse Point on Lake Winnipesaukee in Meredith.

My pick of the week is a Tuftonboro home.  The home has 1469 feet of shoreline on Winnipesaukee and 40 acres of land. This is the perfect location to build your family compound for your families future.  This waterfront parcel is priced at $5.7 million.

21 sales this week ranging from $100,000 for a seasonal shared waterfront cottage on Ossipee to a Luxury Adirondack home on Lake Winnipesaukee for $4.7 million.   Call us or sign up for e-mail alerts to keep track of your favorite lakes happenings or to keep track of pricing around the region. For additional information on  homes call Four Seasons | Sotheby's International 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.

Looking to Purchase a Lakefront Property, NH has Plenty to offer the Lakefront Buyer!

Luxury Lakefront Home on Winnipesaukee

Luxury Lakefront Home on Winnipesaukee

NH Lakefront Property Inventory!

My wife Paula and I cover the entire Lakes Region including Ossipee and Sunapee markets. What this means to you!  You can put your wish list in front of us and we will search for a lakefront home that matches your lifestyle. Put the computer away, we know all the quality lakes in the area and can recommend a home to fit your family and price point.  If you are not familiar with New Hampshire Lakes Region we have over 250 lakes to choose from. The lakes most are familiar with are Winnipesaukee, 43,000 acres - Squam, 6750 acres -  Newfound, Sunapee, Winnisquam all around 4000 plus acres - Wentworth, Ossipee, 3000 acres -   Merrymeeting, Bow, Silver, Waukewan, Great East are in the 1000 acre range. Plus a batch of lake in the 300 to 600 acre range.

When starting your search call us, your price point may dictate if we can find you a home on Winnisquam or 370 acre  Lake Kanasatka.( example )   If you are looking for a newer home close to ski areas in the $500,000 range Squam is not the lake to be searching.  That home is located on 600 acre Suncook Lake.  If  you are looking for a quiet lake or a lake close to a town with great salmon fishing or golf close by we can find that home to.

Interest Rates are still low, inventory is up, pricing is still reasonable. What are you waiting for?

New Listing on Pemigewassett Lake with 25 acres

Home On 250 Acre Pemigewassett with 25 acres of land


NH Lakefront Inventory by price point.

$200,000 to $500,000 -  330 homes

$500,000 to $750,000 - 125 homes

$750,000 to $1 million - 77 homes

$1 million to $1.5 million - 48 homes

$1.5 million to $2 million - 49 homes

$2 million to $3 million 46 - homes

$3 million to $4 million - 12 homes

Over $4 million 25 homes are available topping out at $13 million

There is a home available to fit your life style and budget, all you need to do is call us so you can start building family memories that you will look back on and cherish forever.


For additional information on homes call Four Seasons | Sotheby's International Realty at 1-888-737-5550 or e-mail at or visit our website to view lake homes in New Hampshire at or

Stop and call us today.

NH Lakefront Inventory Update, New Lake Listings July 1 to July 8, 2013

NH Lakes real Estate

Just Sold, Luxury Adirondack on 600 Acre Pine River Pond

July 4th week has just passed and NH had an estimated 800,000 visitors on the 4th alone.  The buying and selling activity took a break for this busy vacation week.  We had only 22 new lakefront homes listed.   A couple of standouts, a seasonal cottage on Pemigewassett Lake in Meredith for $179,000. Private location with a level lot and sandy beach.  Great location to build a seasonal cabin.  At the other end of the price spectrum we had a luxury 5 bedroom home in Wolfeboro for $4.8 million.  Level lot with a sandy beach and 2 bay boathouse.

Lakes with new listings this week include, Winnipesaukee, Sunapee, Eastman, Waukewan, Pawtuckaway, Webster, Northwood, Hermit along with Pemgewassett.

Share waterfront and condo's, 35 new listings last week.  Pricing ranged from $150,000 for a seasonal cottage on Ossipee Lake to a $2 million home on Lake Sunapee with all the bells and whistles.   Most of the condo listings this past week were on Winnipesaukee with a few on Newfound.

The Lakes Region has tons over current inventory with over 600 lakefront homes available.  Call us today so we can find a home for your family!!   Why spin your wheels looking on websites for that perfect home, call us and let us do the work for you.


For additional information on lake homes call Four Seasons | Sotheby's International 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!!!!!

New Hampshire Lakefront Inventory Update: August 19 to 26 2013

NH Lakes real Estate

Just Sold, Luxury Adirondack on 600 Acre Pine River Pond

Labor Day Weekend is right around the corner and new lakefront listings are slowing down with only 12 new listings this past week.   Squam Lake had an new listing listed for $7.5 million. This luxury home is located on 10 acres in the town of  Moultonborough.   Lake Winnipesaukee Real Estate  had 3 new listing 2 island properties on Rattlesnake and a luxury home in Moultonborough for $2.8 million.   To the south on Northwood Lake and Swains Lake we had a couple of new listings in the $200,000 range.    Sales are really starting to hit the books with 25 waterfront homes being sold in the last 10 days in the price range of $225,000 for an island property to $1.5 million for a Winnipesaukee ranch on just over 1 acre of land.

Typically in the summer we have two price adjustments. Just after the 4th of July and right after Labor Day.  The 4th of July price adjustment did not happen this year and I bet we are not going to see prices drop after Labor Day.  Sellers of lake home have bottomed out on there pricing.  If your a buyer coming to NH to buy a lake home the prices are fair and we should see pricing increase next year on lakefront homes.  If you are sitting on the sidelines waiting to make a decision to buy think again, prices will increase and interest rates will go up. Don't be that guy who said I should have!

If you are not familiar with NH we have 3 areas in the state with well over 250 lakes and ponds.  Sunapee Region, Lakes Region and the Ossipee area.  If you are thinking of a ski home our typical buyer is thinking the same.  All of the larger lakes are less than 20 minutes  to a ski resort and all are minutes to golf and great hiking trails.  The region currently has over 600 waterfront homes on the market with pricing from $250,000 to $13 million.  The majority of the homes are price under $800,000.  If you are looking for a luxury year round home or a seasonal cottage on the lake we can help you. For additional information on lake homes call Four Seasons | Sotheby's International 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 by phone or e-mail and let us find that dream home for you.



New Hampshire Lakefront Home Inventory Update, October 1, 2013

lake winnipesaukee real estate

Level Lot - Sandy Beach - Sunsets

Summer ended last week but you can't tell it by the current weather.  The forecast for this week is sunshine, light winds and temperatures in the mid to upper 70's with zip for humidity. The tree's are just beginning to turn, colors are brilliant around the wetland areas with bright orange, yellow and reds painting the landscape mountains in the north are peak..  The ski areas are making final preparation to begin there snow making process for the annual Thanksgiving Day ski season openings.

If you are not familiar with the NH Lakes Region we have over 250 lakes just south of the White Mountains.  Most of the lakes are within 20 to 45 minutes of a major ski resort and golf courses are sprinkled throughout the region.  Major Lakes in include Lake Winnipesaukee - 44,000 acres, Squam Lake - 6750 acres, Newfound - Sunapee - Winnisquam are all just over 4000 acres and Ossipee - Wentworth are 3000 plus acres.   Great East Lake, Waukewan, Merrymeeting are some of my favorite mid size lakes.  If you have a question about a lake my wife Paula and I have sold homes on all the major lakes in the state and are ready with answers  when you call.

One thing we do not have is a lack of lakefront real estate inventory.  There are a total of 750 lake homes on the market right now and a home is sure to be in your price range.  Most of the homes are year round properties but if you are looking to head to Florida for the winter there are 173 seasonal homes where you can enjoy 6 months in NH and the other 6 in a sunny climate.

Current Inventory includes:

79 Luxury Lakefront homes over $2 million.

102 lake homes listed between $1 to $2 million

198 waterfront homes listed $500,000 to $1 million

208 lake properties $300,000 to $500,000

134 lakeside homes $175,000 to $300,000

Call us with your wish list so we can get started looking for a lake property for your family to enjoy.  Remember your lake home is a four season home. Skiing - Snowmobiling - Skating - Snowshoeing - Cross Country Skiing - Ice Climbing are all winter events.

For additional information on lake homes call Four Seasons | Sotheby's International 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 so I can send you out some current listings on the market or homes that might interest you in the future.