Tips On Buying A Lake Home

What you should know when buying a waterfront property!

What you should know when buying a waterfront property!

Helpful Tips to achieve your dreams - memories - investment.

  1. Buying a waterfront home, it might be your primary home purchase, second home, or future retirement home. You are buying more than a lake home it is a lifestyle. 
  2. Hire a Waterfront Expert! If you have a toothache you go to a dentist not to a chiropractor. Interview agents, why settle for an inexperienced agent. Ask your agent for past client testimonial lake sales and what lakes they have sold properties on. 
  3. Get your financing lined up. Get a bank pre-approval letter, home equity loan or cash as an option. In this competitive market the seller wants to see your proof you can pay.  Some sellers will not even show their home unless the buyer has a bank letter in hand. 
  4. What is your goal in purchasing a waterfront home? Memories! It may be a four-season home that has close proximity to ski areas and snowmobiling or a seasonal cottage for summer usage. Motorboating or a kayaking non-motoring lake. List your must-have options and start comparing homes and lakes. 
  5. Buy the lake and location! You can change the home!  You can’t change the - sunsets - sandy beach - mountain views - deep water dock - fishing - non-motoring lake - privacy - proximity to attractions - shopping - restaurants. Take a day and drive-by lakes of interest. Why spend a day looking at homes when you have ruled out the area after the first showing. 
  6. Talk to us about the lake that fits your lifestyle. Winnipesaukee and Squam are wonderful lakes but if you have young boaters they can easily get lost with all the islands and inlets. On a smaller lake, your whole family can view them enjoying all watersports from shore and not get lost. 
  7. Research the lake, ask your agent if the lake has milfoil, average depth, lake size, general water quality rating, and if the lake has occurrences of cyanobacteria blooms.  Again buy the lake! 
  8. Talk to the neighbors! 
  9. Lady of the Lake Realty is familiar with shoreline rules. The in-depth rules cover tree cutting, home expansion, dock rules, swim platform rules and boating restrictions. We have or can get the answers for you. 
  10. Look at the Fema maps to determine if you will need flood insurance. If in the flood zone an elevation certificate may help with insurance costs. 
  11. Lake experts like Lady of the Lake Realty can offer you expert opinions on lakes. Example Belleau Lake water quality was just reduced to Eutrophic ( Worst Water Quality ) Information you need to know for future resale.  

For additional information on lake homes call Lady of the Lake Realty LLC at 1-888-737-5550 or e-mail at NH waterfront homes and cottages for sale - Waukewan home  or visit our website to view lake homes in New Hampshire at

Contact Carl Sack or Paula Hinckley   #nhlakesrealty

Scroll to the bottom of the page for individual lake searches. 







Tips on Buying A New Hampshire Lake Home!

1. It's All About The Water!

When looking for the perfect lake home remember the most important asset is the lake not the house. You can change the house but not the lake or setting.  It may seem obvious, but many people forget that there are many different  considerations you need to make with water lots.


Winnipesaukee Real Estate, Moultonborough

Cottage and Bunkhouse on the Kona Shoreline - Winnipesaukee


2. Choose a lake that fit's your Lifestyle!

If you are truly interested in a quiet lake for kayaking you can select a lake that fits this criteria. Some lakes allow jet skis while others have a horse power limit. There is a lake in NH that will fit your families needs. Other aspects to think of? ( Travel time, fishing, golf, ski resorts, shopping, entertainment, theater or concert venues ) 

3. The home has to have a view of the lake!

In the city your home needs curb appeal, on the water you need dock appeal. Look for a property with open water views from as many rooms as possible with expansive windows and a deck area that can handle a crowd.

3. Topography Is Important!

Are you looking for a large lake to explore by boat, or simply enjoy the beautiful water and mountain views? You can have excellent views on a 500 acre and if you have grandchildren it is easier to keep track of them on a smaller lake, they tend to be in sight all the time.  Ideally the lot should be level, sandy beach, private, western exposure, and deep water docking. Make sure the water deep enough to swim in?

4. Bring The Outside Inside!

Well-designed lake homes have large expansive windows and sliders leading out to decks for that weekend party or grilling the family meal.  The kitchen work area should have views to the lake and is open to the living room or great room.  Technically the bedrooms are secondary. You are at the lake to enjoy the outdoors. Even in the winter the wood stove or fireplace should be positioned to view the lake.   

5. Four Seasons of Activities!

New Hampshire is lucky enough to experience all four seasons. Each is magical in its own way; summers are warm and perfect for swimming, boating, autumn sees cooling temperatures, wonderful foliage, winter brings skiing, skating, snowmobiling and spring is full of life and perfect for fishing or hiking.

6. Location!

Talk to neighbors. Get insider information from neighbors by asking if they enjoy living on the lake, if they have any knowledge about the property you're thinking about purchasing, or if there are any waterfront-related problems,

7. Rules!

Find out what you can do with the property? If you want to make any changes to your waterfront property NH has guidelines covering the shoreline, what you can do and can't do. Always check prior to making any changes within 250 feet of the lake. Check to see if there are any association or community rules you need to be familiar with. 

8. Maintenance!

We all need to pay attention to routine maintenance of our home, the grounds are a different story.  My favorite lake lots are a combination of sand, pine needles and a patch of grass. Yard maintenance should be 20 minutes or less in my opinion.  An aluminum crank-up dock is a bonus. 

9. Financing

Call your banker and get a pre-qualification letter. Takes a few minutes on online or with a phone call.

10. Who Should I Call?

Choose your realtor like you would choose any other professional. If you need glasses you visit an eye doctor not an internist.  Paula and I are specialist in our field. We know the lakes and can answer your questions regarding water quality in the greater NH Lakes Region. Call us with your criteria and bank pre-qualification letter and we will find that dream home for you.

For additional information on lake homes call 1-888-737-5550 or e-mail at  or visit our websites to view lake homes, condo's, docks in New Hampshire at or  

Contact Carl Sack or Paula Hinckley   #nhlakesrealty

Tips on Buying a Lakefront Home

Below are a few of mine please share your thoughts!


Tips on Buying a Lake Home

Sandy Beach, Great Dock and open water view


The majority of you will be investing in your lake property as a second home so this information is geared towards you.

A vacation home is a dream come true for anyone. Depending on your income you may own several vacation homes but the key home to own is a lakefront home in an area that you can enjoy four seasons of activity.  Living in New Hampshire I am might be a bit bias towards my home state, I must admit that NH has everything you will be looking for, quality lakes, mountains, low crime, no sales or income tax.  Ideally I will describe what to look for when making your purchase.

  1. Buy the lake, what I mean here is you can always change the home.  Focus on the water body and its attributes as a priority.
  2. Buy the location on the lake, the lot should face in a westerly or southwesterly direction for ideal sunsets and all day sun.
  3. The lot should be level and dry with enough frontage to give you privacy.
  4. Kids want a sandy beach to play and enjoy the water.  Minimum sandy bottom swimming.
  5. View, you want an open water view of the lake, you don't want a short view in a cove.  If the kids are out enjoying water sports everyone on the beach should be able to view them from the shoreline.
  6. Clean water, visit your governments water quality site.  The lake does not have to be 40,000 acres to be clean, some of the glacial lakes in NH are less than 200 acres offering Class A water.
  7. After the summer season?  If you choose the right lake and we have hundreds in NH  your commute to a major ski area could be less than 30 minutes from your lake home purchase. Your snowmobile can be driven from your garage to Canada.  Hiking trails are abundant.
  8. Lake homes were built for seasonal or year round enjoyment. Look for a  home that gives you the ability to expand or renovate to your families needs.  A garage is a real plus for storing your boat, snowmobile and other necessary toys.
  9. Visit the lake and surrounding areas prior to even viewing a home. Look for restaurants, shopping  plus entertainment for those rainy days or evenings not spent out on the deck.
  10. Set your budget and start your search.  Call us we would love to help you out.

The size of the lake is another topic but briefly on a 150 acre lake you can water-ski, tube, swim, fish and lay in the sun.  On a 40,000 acre lake you can do the same, just boat a bit father from home. 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 Paula Hinckley or Carl Sack today.