A Robert Frost Setting on Winnipesaukee. 

Are you looking for a New Hampshire estate property with more than 10 acres directly on Lake Winnipesaukee? If you've been looking for Winnipesaukee real estate with a subtantial parcel of land, you already know that it is hard to find 10 acres directly on Winnipesaukee, much less one with a captivating Robert Frost charm, such as 290 Meredith Neck Road.

Unique Properties Offer Excitement. Potential Abounds at 290 Meredith Neck.

As a Winnipesaukee real estate agent it is partciularly fun to show and find a buyer who is a perfect match for unique properties such as 290 Meredith Neck Road. 

This  new construction home has an Adirondack flavor exterior.  The interior is contemporary andbright, beautifully designed and built by two time New Hampshire Cornerstone Award Winner, H.J. Stabile and Company. (The Cornerstone Awards are awarded by NH Home Builders and Remodeler's Association).

Sandy Beach, Dock, and Quiet Cove Perfect for swimmers...

This unique New Hampshire lakefront estate has a sandy bSach at water's edge with granite steps into the water, with an exquisite cabin to be built at the water's edge, 165 ft. of Lake Winnipesaukee waterfront plus a dock in Meredith, New Hampshire's beautiful Kelly Cove - perfect for swimmers.

The main house has breathtaking mountain views, and pasture bordered by stonewalls and 13 plus acres on Winnipesaukee.

Pasture and trails for recreation are  great features of 290 Meredith Neck Road, Meredith, New Hampshire, a Winnipesaukee waterfront new construction home.

The 13 plus acres of your own land include lots of places for children and adults to play when not near the lake. This Meredith, NH estate property is an ideal property for a large family to feel safe, recreate and to relax!  Hike, snow shoe, cross country-ski on your own property.  The property's 13 acres includes a wooded, bridged path to 165 feet of your own Lake Winnipesaukee water frontage, a cabin, perched beach, and a dock.

Privacy Surrounds the Home.  Convenient Access to Meredith NH Amenities.

This rare Winnipesaukee waterfront property will appeal to those who want privacy near their home, and mountain and pastoral views in the New Hampshire Lakes Region. Those seeking a family compound may also find this estate property ideal. The finely appointed 5 bedroom, New Construction home has a superior Energy Star rating and is located just 5-10 minutes from downtown Meredith NH shops, restaurants, and all Meredith amenities.

Since it's also located within an hour to several ski resorts, and the White Mountains, this is an ideal vacation home or year round home. This property is an outstanding example of all the best that New Hampshire's Lakes Region offers. The wooded, Squam-like charm will also appeal to those Buyers considering either Squam Lake or Lake Winnipesaukee.

Contact me to set up a showing or to ask a question.

This property is listed by NH real estate agent, Bob Williams of Coldwell Banker, Center Harbor.  This 290 Meredith Neck  Video is available only at NicoleWatkins.com.  Contact me with questions on this property, to request floor plans, or to set up a showing.

Also ask me about pre-construction Winnipesaukee listings by other Winnipesaukee builders.

View all just listed Winnipesaukee or Meredith NH real estate on my website.

 View all just listed Winnipesaukee real estate (30 days), all Meredith NH real estate, whether residential of waterfront, or create your own NH MLS search to find your dream property.

Brilliant Sunlight on this Western Exposure Lot is One Reason People Fall in Love with this 34 Boathouse Road Kona Location.

The Kona Boathouse in Summer Near Sunset - A World Away from the Winter VIew..but Still Winnipesaukee Iconic.

The Kona Boathouse in Summer Near Sunset - A World Away from the Winter VIew..but Still Winnipesaukee Iconic.

A Near Whiteout Yesterday Didn't Stop New Potential Prospects for the Builder, Scott C. Fuller Development, LLC from Viewing this New Construction Home, at 34 Boathouse as an Example of the Builder's Work .

Winnipesaukee Waterfront 2012 and 2013.  A Comparison of 2 Beginnings.

3  Lake Winnipesaukee Homes with Owned Waterfront Have Sold So Far in 2013.

In 2012, by comparison, 9 homes with Owned Waterfront on Lake Winnipesaukee Sold in the Same Time period.

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Aerial Photo of Lakeside Manor, Wolfeboro, NH.

One of Lake Winnipesaukee's most spectacular estate properties has just been listed at an offering price of $13,600,000.  Built by renowned builder John Lovering, the fit and finish of this Wolfeboro, NH lake home is breathtaking.  The home is sited on 58.6 subdividable acres, in one of Winnipesaukee's most desirable neighborhoods, Springfield Point.   With 2349 feet of pristine Winnipesaukee waterfront the  property has supreme privacy and majesty.

Email me at nicole@nicolewatkins.com to request the video or link to a luxury brochure.  or call (603) 707-7575.

Certified by the Secret Service for French President Sarkozi's US visit in 2007, the property is elegant, grand, and private enough for the most distinguished owners and guests.

Carry Beach 201 Forest Road Wolfeboro

Curious about a Winnipesaukee real estate market snapshot for October?

From Wolfeboro to Moultonborough, Sales have Increased

According to data in the the Northern New England Real Estate Network,  there are as of November 1st 2012, a total of 19 contingent and pending Winnipesaukee home sales. The average listing price of the pending Winnipesaukee homes is $954, 512.      

The 10 Winnipesaukee homes, which sold between September 26th and November 1, 2012, had an average selling price of $1,383,958 and a median selling price of $872,000, making this time period one of the strongest as far as selling prices so far this year. The 308 and 309 Sewall Road, Wolfeboro sale was the high selling price at $3,600,000 with 25 Leopards Leap in Moultonborough the second highest, selling at $3,172,500. 

As for sold Winnipesaukee home sales to From January 1st to November 1st, 28 Winnipesaukee homes have sold so far this year for $1,400,000 or more. Contact me with questions or for a list of these sales and a comparison of assessed to selling prices.

View of Twin Islands from Senter Cove, Winnipesaukee

 

Winnipesaukee Home on Davis Road Gilford

Wake up every morning with the lake & beach just outside your windows

This new listing is a year round Winnipesaukee beach house with a bungalow feeling! Sited just 38 ft. from the water's edge this setting is primed for fun.  Wake up every morning with the lake & beach just outside your windows. Large level lot with a lawn is perfect for volley ball, or any outdoor game. The beach is  large enough for a volley ball game or for a dozen friends in lawn chairs to relax!

Interior features of this tasteful home include vaulted ceilings with an open concept living room, dining room, and kitchen that open from sliding glass doors onto the lakeside lawn and sun porch.  There is storage loft space as well as 3 bedrooms including a master bedroom that is so close to the water you'll feel as though you are practically waking up on a boat... or at a beach resort. The whole house and the sandy beach get lots of sunlight in summer!

Long Lake and Mountain Views and Cove Location for the Best of Both Worlds

Enjoy long lake and mountain views out doors as well as the protection of being in a cove.  At 25 Davis Road Gilford, there is plenty of space for entertaining many friends on this sunny, cleared lot  bordered by large pine trees and a fence for added privacy. A fantastic 48 foot permanent, covered dock has room for 4 boats and there is room for an additional dock on your 158 ft. of waterfront.  The dock "canopy" is actually shrink wrap for great weather proofing. A detached 2 car garage and 2 additional outbuildings are on the property, waiting for a buyer to put them to good use.   One outbuilding is sited right near water's edge, perfect for storing life preservers or boating accessories.  The large cove where this property is located protects you from wind even on stormy days.

Nearby Gilford Amenities include Smith Cove Yacht, Gunstock Mountain Resort, and the Gilford Airport.

The nearby Smith Cove Yacht Club provides picturesque views of moored sailboats.  This location is great for year round fun as it is located 10 minutes from Gunstock Mountain Resort. Gunstock is best known for skiing, but is also the home of Gunstock Mountain Adventure Park.  Gunstock has events year round for people of all ages.  This location is great for those who are commuting to the South.  If you are flying, the Gilford Airport is also just a few minutes away.  For traveling to cultural events or activities to the South, the New Hampshire Seacoast is less than an hour away by car. Boston is approximately 2 hours away by car. Of course, with the many lovely features of this home and neighborhood, you'll be in no rush to leave home.

MLS# 4187690. 25 Davis Road Gilford NH. Listed by Nicole Watkins.  Also ask about all Winnipesaukee real estate to $1,000,000 and the neighboring town of Meredith, NH.

Winnipesaukee Waterfront Sales Increased as August Ended and September Began.

House Hunters Aired a Winnipesaukee Episode as  Buyer Activity Increased on Winnipesaukee.

20 Senter Cove, Tuftonboro, NH on Winnipesaukee as seen on HG-TV's "House Hunters"

20 Senter Cove Road, Tuftonboro as seen on HG-TV's "House Hunters"

On September 5, 2012 at 10 PM Eastern Standard time, HG-TV's #1 rated show "House Hunters" aired an episode featuring the Winnipesaukee area.  Some of my Winnipesaukee real estate listings were filmed both on the interior and exterior, while others were seen only as brief "glimpses" from the lake.   "Hornets Nest Point" and 128 Veasey Shore Road's boathouses were shot as examples of iconic boathouse properties that add to the character of Winnipesaukee's shoreline.

Other familiar Winnipesaukee locations were shot for the show, such as the Town Docks in Meredith and the former "Front Dock" of "Idlewild", one of the oldest private summer camps in the country.  Idlewild is fondly remembered as the starting point of many lifelong friendships of former campers who live on Winnipesaukee today.

Loons near the former "Idlewild" front dock swim just before a storm breaks near sunset.

Sunset on Winnipesaukee near Cow Island

Buyer's Search Criteria Evolves During a Winnipesaukee Home Search

Boathouses were a large focal point for the the "house hunting" couple as they began their Winnipesaukee real estate search.  In the compression of many months of intense search into a 22 minute episode, few of the many twists and turns of the actual real estate search can be represented on the screen. As their real estate agent during the home search, I experienced a variety of surprises as my buyer clients' search criteria evolved.

Getting the opportunity to do the show also gave me more time to spend with a couple who are enormously kind, fun, and know how to make the most of life on Winnipesaukee! It was a reminder that spending time with people while they search for a lake home  is often a wonderful experience.

We were able to include in the "House Hunters" episode, footage of 20 Senter Cove Road, Tuftonboro, which Pam and Joe toured on the actual first day that they called me to begin their home search.  15 Olive Street, Alton, which intrigued the couple during their search, was also featured on the show.  It was an adventure to have "House Hunters" on Winnipesaukee and  to help the show get beautiful footage of the Winnipesaukee area.  Businesses in the community were very supportive. Matt O' Neil of the Meredith Marina, and my brother were very helpful on two different days in order for the camera men to be able to shoot homes, boathouses, and lake vistas from the water.  The episode aired September 5th at 10 PM Eastern Standard.  Episodes of "House Hunters" may also available be on the HG-TV website sometime after a show's original air date.

15 Olive's Street beautiful finish work in the media room is a selling point of the property and was very appealing to the "house hunting" couple.

The timing of this "House Hunters" is interesting as it airs as we begin the Fall season. Pending and contingent sales in the past month, show an uptick in Winnipesaukee waterfront real estate activity.  As of September 20, 2012 there are 16 contingent and pending Winnipesaukee owned waterfront home sales. 25 Leopards Leap, Moultonbrough offered at $3,499,000 is under contract, 147 Stanyon Road, Moultonborough offered at $849,000, and 76 Varney Point, Gilford, offered at $1,995,000 are all now under contract.  These properties are all gorgeous and I'm glad to see buyers have found them while great values such as these are still available.   As September draws to a close some Listing Prices are raised by Sellers while other Sellers reduce.  Visit my website next week for more sales data.

Misty Day on Winnipesaukee in Moultonborough

Buyers Look to Assessments to Guide Them on Property Values

As people search for Winnipsaukee or Squam Lake real estate, they often ask about the town assessements for the Winnipesaukee or Squam listings that pique their interest.  In purchasing a commodity that has a many intangible qualities as Winnipesaukee or Squam Lake waterfront real estate, potential buyers look for whatever they can find to help guide them to what they perceive as a reasonable offering price for a waterfront  property. Certainly, buyers know very quickly whether or not a waterfront property seems to be a fit for them, but how to quantify the value of the fit is a dilemma.

Fewer Sales Render Regression Analysis Nearly Useless

View from Dock at a Squam Lake Home. This is One of Only 3 Squam Lake Homes Offered at $1,500,000 or More in Holderness, NH as of July 21, 2012.

In towns where, year to year, there are fewer sales in particular price ranges, the task to find a reasonable offering price for a similar home becomes more difficult for buyers.  For Squam Lake properties in Holderness, for example, the assessments seem very low compared to the listing prices of Squam properties of $1,500,000 or more offered in the Northern New England Real Estate Network.   When there are few similar sales in a period of 2 or more years, the town assessments are often low compared to the listing prices that one will see on the market.

What sense is a buyer to make of this?    The Sellers have decided on the listing price of their properties and they are not willing to sell their properties anywhere near the town assessments.  The cost to build per square foot does not seem to fit in any town assessment calculations.  Properties that would cost $400.00 per square foot to build sometimes have the same building value on the assessment as homes that would cost $200.00 per square foot to build.

The Cache of Squam Lake Property?  Squam Lake Land for Sale is Almost Impossible to Find.

As far as land values on Squam Lake, how can they possibly be quantified?  There are only 2 Squam Lake land parcels offered in the Northern New England Real Estate Network Multiple Listing System ( MLS).  Only 1 of them has open views and both are offered at $1,300,000 or more.

Scarcity of  Winnipesaukee Land or "Tear-Downs" in Meredith is One Factor in Determining Values of Newer Winnipesaukee Construction Homes in Meredith

Meredith NH is another Lakes Region town which has seen few sales in the higher price ranges in the past 3 years. Only 5 Winnipesaukee homes have sold for more than $2,400,000 since January 1, 2009. There are currently 11 Winnipesaukee residential real estate listings in the Northern New England Real Estate Network offered at $2,400,000 or more in the town of Meredith NH.  Meanwhile the cost to replace these homes has not gone down at all.  Building costs have risen.  "Tear-downs" or raw land on Winnipesaukee are extremely difficult to find, particularly in the town of Meredith.  Sellers of Winnipesaukee Meredith homes realize the singular characteristics of their waterfront land and are content to wait for the buyer who will recognize them.

Moultonborough, NH is a town which often sees the most waterfront sales in a given year, partly because Moultonborough has far more Winnipesaukee waterfront parcels than any other town.  There have been 7 Moultonborough residential Winnipesaukee real estate sales closing at more than $2,400,000 since 01/01/2009.   There have been 10 Moultonborough residential Winnipesaukee real estate sales closing at more than $2,000,000 since 01/01/2009.  Meredith, NH had 7 homes closing  at $2,000,000 or more in this same time period.  For Meredith Winnipesaukee residential real estate listings closing between $1,100,000 and $2,000,000 during this same time period, the number dwindles to only 4 homes.  In Moultonborough during this time period, January, 1, 2009 to July 21, 2012, the number of sales from $1,100,000 to $2,000,000 was 28.  This is an extraordinary difference.

Though the Inventory Increases, Bidding Wars are Also Part of the Landscape

Though the inventory in some price ranges continues to increase, bidding wars are more and more common. I've recently represented 2 buyers who were involved in bidding wars for Meredith Winnipesaukee homes priced between $800,000 and $1,300,000.  When Meredith real estate in this price range has many of the features buyers want....it moves quickly! 2  Meredith Winnipesaukee residential real estate listings listed at between $1,200,000 and $1,300,000 are now under contract to buyers.  Bidding wars on Winnipesaukee real estate in other towns have been occurring throughout the summer.

Even in the Price Ranges Where Sales have Been Increasing, Assessments are Not a Formula to Determine Value.

In Moultonborough, though there have been many sales closing between $1,100,000 and $2,000,000 this year, buyers for these properties often still struggle with what reasonable offering prices are on Winnipesaukee real estate listings.  Looking at town assessments does not give buyers any sort of formula to use when trying to determine a reasonable offering price.  50 Rocky Winds, Moultonborough is assessed for $1,986,300 and closed for $1,825,000 this Spring.  7 Blackey Cove, Moultonborough is assessed for $1,343,100 and closed for $1,140,000. Garnet Point, Moultonborough is assessed for $1,233,800 and closed for $1,335,000. 297 Long Point Point is assessed at $1,203,700 and closed for $1,300,000. 39 Gregson Lane, Moultonborough  closed for $1,450,000 and is assessed for $982,800.

Following a comparison of the selling prices of recent sold Winnipesaukee homes to town assessments for these properties is a bumpy road to travel at best.  Tax card infromation is often inaccurate.  The fact that the town of Moultonborough may or may not put any additional value on waterfront of more than 150 ft. on any particular property is another reason Moultonborough assessments are difficult to reconcile with value.  Unique Winnipesaukee properties in Moultonborough, and on all of Winnipesaukee and Squam, are the hardest to quantify in dollars.  When there are few, if any, "comparable' sales, buyers are moved by the intangibles to try to determine values. Though the task is difficult, nothing worthwhile in life is ever easy. As the poet Rainer Maria Rilke wrote,"Have  patience with everything unresolved in your heart."

72 Catlin Estate Road on Winnipesaukee View out Windows

Nicole's New Listing 72 Catlin Estates Road on Winnipesaukee

There are locations and there are locations. Moultonborough's Kona area is one of the most sought after locations on Winnipesaukee's  200 plus miles of shoreline.  Nestled along the beautiful coves and beaches of Kona, 72 Catlin Estates, Moultonborough offers some of the longest and best lake views in Kona.  The home was built by Wood and Clay Fine Homes, one of the foremost luxury builders on Winnipesaukee and in New Hampshire's Lakes Region.  The windows of the Winnipesaukee home are expansive and take full advantage of the panoramic lake and mountain views.

The 9' ceilings, hardwood floors and open concept floor plan on the main level bring in light and create a relaxed, yet elegant ambiance.  The family room on the main level opens to an enclosed porch and then to the deck.  The 9 room home, as well as the deck and crib dock at water's edge are all great spots to enjoy the westerly exposure, sunsets and the lake, island, and mountain views.  The three upstairs bedrooms are spacious and sun-filled.  One bedroom even has its own deck.  This lakeside lot  is landscaped for privacy.  Large rhododendron bushes and large pine trees , as well as careful siting of the home, keep it protected from any passers by on this quiet road. A 3 car garage could be built on the lot subject to town and state permits.

The .5 +/- back lot included in this offering assures additional privacy.  The two downstairs rooms are perfect for games rooms or overflow guests.  With beautiful gardens and walkways, tall pines for privacy, this home offers an opportunity to offer your own piece of paradise on Kona's shoreline. Listed by me, Nicole Watkins.  Call me for a private tour.  (603) 707-7575.  Winnipesaukee property in this price range is hard to find!