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Nicole Watkins

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Blog :: 2011

Lake Winnipesaukee Waterfront Parcel on Pot O'Beans Road

Windermere Association Beach near Pot O' Beans Road

Windermere Association Beach near Pot' O' Beans Road

This .55 acre Winnipesaukee land parcel has southwest exposure, sunsets, and 147 feet of Lake Winnipesaukee waterfront. With a reduced asking price of $590,000, this Lake Winnipesaukee waterfront property is priced over $100,000 below the $728,200, Town of Moultonborough Assessment. 4 bedroom septic approval. The wetlands scientist, Randy Shuey, CSS, CWS, designed a plan to build a deck over a man-made ditch, which would allow a better, more usable yard. According to Shuey, his job involves "matching goals of regulatory agencys with the wishes of the buyer of a NH waterfront property.

Located right off "the broads" Pot O' Beans Road, Moultonborough, is just 20 minutes to the Tuftonboro Town Docks (and Pier 19 Grocery), 30-35 minutes by boat to the Town Docks in Center-Harbor, 35-45 minutes to the Meredith Town docks, and 45 minutes to an hour to the Wolfeboro Town docks.

Near Pot' O Beans Road, enjoy kayaking in the quiet waters around Ragged Island or water-skiing in tranquil Orchard Cove. This rare NH waterfront land parcel has crystal clear waterfront, with long, open views. Call Nicole at (603) 707-7575 for details or email

When is a Ten Minute Drive Worth Your Time?

It is a challenge sometimes to get real estate clients to look at Lake Winnipesaukee property at the end of Moultonborough Neck Road. Once they arrive at a lakefront property off Moultonborough Neck Road though, they are often enthralled. The estate lots, the privacy, and the long lake views across "the broads" can give you a sense of peacefulness and fill you with rapture. Being ten minutes farther from Church Landing or a golf course isn't prohibitive to people who fall in love with Moultonborough Neck Road waterfront property. In the words of people who've purchased lakefront property off Moultonborough Neck....... "When did a 10 minute drive ever kill you?"

I currently have two listings in Windermere Estates at the end of Moultonbrough Neck and Long Island. Both listings are very private and located across the street from a Windermere Estates owned forest.  As more people who are moving to the Lakes Region seem to be looking for estate size lots and privacy these Winderemere, Lake Winnipesaukee estate lots should be of increasing interest to buyers. The location in the center of Lake Winnipesaukee is highly desirable for those who enjoy traveling by boat to the most popular Lake Winnipesaukee shored towns.  If you are looking for privacy and expansive long, lake and mountain views in a quiet bay, make sure you take a look at 107 Windermere Road and 115 Windermere Road in Moultonborough, NH.  If both of these properties are purchased you would own 535 ft. of linear Lake Winnipesaukee  waterfront and more than 3.6 acres directly on lake Winnipesaukee, and a sandy beach.  Isn't all this a good reason to add 10-15 minutes to your drive to your Lake Winnipesaukee dream home? Rarely do 2 neighboring NH Lake Winnipesaukee estate lots come on the market. If you know someone in the market for a large lakefront estate property, make sure you mention 107 Windermere and 115 Windermere Estates Road.

Ode to a Lake Winnipesaukee Boathouse

Boathouse with living quarters on the interior!

Boathouse with living quarters on the interior!The 1929 refurbished boathouse at 128 Veasey Shore Road was the first "home" built on Meredith, New Hampshire's Veasey Shore Road.  A boathouse with living quarters is so rare on Lake Winnipesaukee that only one other home recently on the market comes to mind. 9 Fisher Road, Alton was offered on the market in 2010.  Although the bedrooms of the Fisher Road Lake Winnipesaukee home were not usable, the Alton home was recognized for the rare value of a "live-in" boathouse, selling in 2010 for twice the town assessed value. Stunning lot.....

As far as the "live-in" boathouse at 128 Veasey Shore Road, Meredith, it isn't hard to see why this location was selected for her site.  Two reasons readily apparent to the eye, are the spectacular views from this Meredith NH location and the white sand beach that stretches beyond the high water mark, under the crystal clear waterfront, nearly as far as out as the 100 foot long permanent dock and island-like patio.  The 30' by 20' patio allows you to enjoy all day sun with water and lake views surrounding you.

There are ineffable other reasons as well. The gentle waters, which allow lakeside enjoyment all day without heavy winds can only be appreciated by spending time at this Lake Winnipesaukee property

and comparing it to many other locations around the lake.

Lake Winnipesaukee Boathouse Interior. Iconic Landmark.

Boathouse with living quarters on the interior!The 1929 refurbished boathouse at 128 Veasey Shore Road was the first "home" built on Meredith, New Hampshire's Veasey Shore Road.  A boathouse with living quarters is so rare on Lake Winnipesaukee that only one other home recently on the market comes to mind. 9 Fisher Road, Alton was offered on the market in 2010.  Although the bedrooms of the Fisher Road Lake Winnipesaukee home were not usable, the Alton home was recognized for the rare value of a "live-in" boathouse, selling in 2010 for twice the town assessed value. Stunning lot.....

What are the features of this "live-in" boathouse that make it an irresistible draw? Features including cathedral ceilings, hardwood floors, and large, nearly continuous windows that capture the lake views on three sides come to mind. Because of the easterly exposure and lake location you have 180 degree views on Lake Winnipesaukee, but rarely more than a pleasant easterly breeze at this Veasey Shore location.

Screen Porch over the Lake

The 128 Veasey Shore boathouse has a screen porch built over the Lake Winnipesaukee high water mark creating the peaceful sensation that you are on a boat floating on the lake. French doors open from the Screen Porch into the Great Room.  (Both the Screen Porch and Great Room/Dining Room have striking floor-to-ceiling fieldstone fireplaces.)

Boathouse Porch with Fireplace!

Boathouse with living quarters on the interior!The 1929 refurbished boathouse at 128 Veasey Shore Road was the first "home" built on Meredith, New Hampshire's Veasey Shore Road.  A boathouse with living quarters is so rare on Lake Winnipesaukee that only one other home recently on the market comes to mind. 9 Fisher Road, Alton was offered on the market in 2010.  Although the bedrooms of the Fisher Road Lake Winnipesaukee home were not usable, the Alton home was recognized for the rare value of a "live-in" boathouse, selling in 2010 for twice the town assessed value. Stunning lot.....

On the main level of the boathouse is a Bedroom, 3/4 Bath, and even a Kitchenette.  On the top level is an additional Bedroom.  Below the 1 1/2 story living space is room for your boat or jet skis. This lower level of the boathouse was built with beautiful stonework, which became the inspiration for the master mason's stonework on the 2003 custom built home on the property. (Not a stone was cut in the making of the stonework on the home.)

There are many reasons why people have strong emotional attachments to boathouses. If you spent your formative years on a Lake Winnipesaukee property with a boathouse, you doubtless have your own "Ode to a Boathouse" to write.  Magnificent and quaint boathouses can be found as occasional, graceful markers of days gone by, on the Lake Winnipesaukee shores from Winter Harbor to Meredith. Sometimes one can see the antique wood boats for which these boathouses were originally designed, regally resting in the boathouse stalls.

Only once in a great while is a boathouse with both space for a boat and with charming living quarters available on the market.  The boathouse at 128 Veasey Shore is one of them and can be seen by appointment, if you are so inclined, as summer winds down, to catch a subtle glimpse of the divine.


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    It's very apparent to me you are a devoted writer, passionate about your subject matter. You write to your readers and not at them. Thank you for making me think.

    Recent Moultonborough NH & Meredith NH Waterfront Homes Sales

    Recent waterfront home sales in Meredith and Moultonborough included 41 Cook's Point Road, Moultonbrough, NH.   41 Cooks Point is a 1969 year round cottage on .67 acres with 287 feet of Lake Winnipesaukee waterfront in Moulotnborough's desirable Kona area.  This property has southwest exposure and panoramic, long lake views to Gunstock Mountain!  With wonderful privacy and crystal clear sandy bottom waterfront, this rare waterfront property was listed for $1,245,000 and closed on August 15, 2011 for $1,100,000.  It was listed by officemate Kalthleen Kelley and sold by  me, Nicole Watkins.  (Listed and sold by Lakes Region Realty Group.)

    114  Powers Road, Meredith closed August 16, 2011.  It was listed for $875,000 and sold for $842,000.  It was listed by me, Nicole Watkins and also sold by one of my office mates.  ( Listed and sold by  Lakes Region Realty Group).  114 Powers Road is a 2 bedroom recently renovated year round 1981 home with 200 feet of waterfront/beachfront and sited on .70 acres.

    Of the 119 Lake Winnipesaukee waterfront homes on the market it Meredith and Moultonborough , not including island properties, 4 are under contract and my firm is working with the Buyer and or Seller in all 4 of these transactions.

    (Statistics drawn from Northern New England Real Estate Network MLS as of September 5, 2011)

    So Far a Good Year for Lake Winnipesaukee Home Sales on the Northern Side of the Lake.

    Lakes Region Sunrise

    While there are 37 Lake Winnipesaukee homes offered at $3,000,000 or more currently on the market, 10 of them are in Gilford, NH.  9 of these Lake Winnipesaukee homes for sale for $3,000,000 or more are in Wolfeboro.  Only 12 of them are in Meredith and Moultonborough where most of the Winnipesaukee home sales in this price range are happening.

    Of these remaining waterfront homes, Hornet's Nest Point is the only estate on the Northern Shores of Lake Winnipesaukee, that features newer construction, 8 or more acres directly on the lake, and a Lake Winnipesaukee water view. (The Lake Winnipesaukee view is breathtaking). The fact that this luxury estate home has just had a $1,000,000 price reduction puts it in or below the price range of many much older homes and many homes without boathouses and sand beaches around Lake Winnipesaukee. This large distinctive parcel that includes 2 waterfront lots has views to the South, North, and East for the benefits of all day sun.

    Luxury Lake Winnipesaukee Market

    While the Lake Winnipesaukee high end market may appear to have many homes to chose from, the truth is that for individual buyers, it is often very, very difficult to find the home that suits their many needs, wants, and prerequisites as far as house style, location, design, exposure, and landscape. Despite the magnificence of Lake Winnipesaukee and the wonderful lifestyle that is offered to those living in the Lakes Region, high end Buyers will not buy a home until they find their irresistible home at the right price.

    Lake Winnipesaukee Photo

    Lakes Region Sunrise

    As August is usually the beginning of the prime season for selling high end waterfront homes, the upcoming months will be important for both the Buyers and Sellers of high end Winnipesaukee waterfront homes, as well as for the real estate agents of these lakefront properties. With 4 Lake Winnipesaukee land sales of $600,000 or more so far this year, and one of them at a nearly $3,000,000 selling price, we see that there certainly are people who are deciding to build rather than buy the existing homes offered. (There are, of course, "teardowns" that have been bought with the intention to build in the next few years as well).

    Latest Luxury Sales

    In this "Buyer's market" 27 Lake Winnipesaukee homes have sold for more than $1,000,000 so far this year. 4 of the 27 Lake Winnipesaukee homes that have sold so far this year were listed at $2,995,000 or more. (These 4 sold for between $2,900,000 and $4,325,000). 2 were Moultonborough sales. 1 was a Meredith sale. 1 was a Gilford sale.  5 of the 6 highest price home sales have been in Meredith and Moultonborough. (The highest price Lake Winnipesaukee waterfront land sale was in Alton for $2,900,000.) As far as Lake Winnipesaukee home sales, it has been a good year for the northern side of Lake Winnipesaukee so far this year.

    Beaches, Anyone?

    Some of the most beautiful sand beaches on Lake Winnipesaukee are featured on my website.

    My new listing at 128 Veasey Shore Road, Meredith has a white sugar sand beach and a boathouse built over the water!  This 1929 refurbished boathouse has 2 bedrooms, screened porch with fireplace, kitchenette and additional rooms including a living room with a fireplace.  Grace Kelly summered here years ago before the current 7 bedroom home was built here on this 2.1 acre parcel.

    Ask about my listing "Hornets Nest Point" a Meredith NH luxury estate property with one of the premier sand beaches on Lake Winnipesaukee. (Pictured above is one of the beaches at Hornet's Nest Point at 102 Veasey Shore Road.)  VIEW NEW 07/30/2011 slideshow of many beach photos of the meandering, white  sand beaches at  Hornet's Nest Point.  (Exterior house photos only and Interior photos of Carriage House and workshop also included in this slideshow.)  This stunning estate property with some of the most distinctive beaches on the lake is now offered at nearly forty percent off the original listing price.  Contact me if you'd like to set up an appointment to tour Hornet's Nest Point.

    Hornet's Nest Point is offered with just the luxury estate home, carriage house, boathouse, and one lot of record with 300 feet on Lake Winnipesaukee. It is also offered as MLS# 4027202,  the same estate offering with an additional 2 lots of record, including 2 sandy beaches.

    Other Lake Winnipesaukee homes or land for sale with wonderful sand beaches include my listings on Powers Road, Meredith (now pending sale), Blackey Cove Road, Moultonborough, 22 Cattle Landing Road, Meredith, and 115 Windermere Road, Moultonborough, NH.

    Contact me if  you have questions....or if you'd like to set up an appointment to view Lake Winnipesaukee homes with sand beaches.

    A Happy Renter is the Best Advertisment

    To quote this delighted former renter of my listing at 76 Veasey Shore Road, is obviously my pleasure. It seems that human nature, being what it is, people can usually find something negative to say when asked to comment on just about anything. This gentleman spoke only in superlatives about 76 Veasey Shore Road and obviously belongs in the Lakes Region!

    "We have just returned from a wonderful week at this beautiful lake front home. The boat, kayak and canoe were wonderful on the private dock. The whole family, 8 of us, were down there everyday. The home was extremely spacious with an absolutely incredible kitchen. Some in the family could stay and cook in the kitchen for hours, and they did, and could not stop raving about all of the amenities. The bedrooms were more than spacious and all had there own private showers and baths. The master bedroom bath is something out of a magazine. The downstairs layout was extremely spacious and you can see that the owner takes great pride in decorating her home. This is not your typical threadbare rental, the furnishings leave you wanting for better in your own home. We were only half way through the week and were organizing our stay for next year. On a scale of one to ten, this home is off the charts! "

    $2.5 million Price reduction on 102 Veasey Shore Road Meredith, a Lake Winnipesaukee Estate with 1250 Feet on Lake Winnipesaukee

    102 Veasey Shore has just had a new price reduction as of 05/-5/2011, which makes the new offering price on the property to $2.5 million under the original asking price. Please note that my website offers 2 virtual tours links for you to view this extraordinary NH lakefront property. With 13 plus acres, 1250 feet of waterfront, 2 sand beaches and stunning construction that uses cherry, mahogany, and fir on the interior, this is a one-of-a kind property that certainly has to be seen to be appreciated. Call to request a 20 page color brochure with gorgeous 8 x 10 photos of this property showing its sandy beaches, stunning one-of-a-kind custom construction and the distinctive geography of Hornet's Nest Point. Call Nicole Watkins for additional details or to request floor plans (603) 707-7575.

    Major Price Reduction on 272 Meredith Neck Road, a 2 Time Prestigious Award-Winning Lake Winnipesaukee Home.

    Congratulations to Flanders and Co. Exceptional Homes!   Congratulations also to the owners of 272 Meredith Neck Road!  272 Meredith Neck Road, a Lake Winnipesaukee waterfront estate home for sale, is the Winner of 2 (two) 2011 Cornerstone Awards in both the design and the Build categories.  As this amazing and rare NH waterfront property is currently available on the NH real estate market, you can own your own waterfront award-winning home. As one of many  added value features, the Current Use benefits at 272 Meredith Neck Road cuts taxes approximately in half what they would normally be on a Meredith NH Lake Winnipesaukee waterfront home of this quality and size!!   Also for the value-minded real estate consumer, the low, low heating costs with year round use of the property by the homeowners have been only $2000.00 per year!!  (Closed cell foam insulation and a state-of-the-art radiant heating system make this possible).  Sited on a 23 acre Lake Winnipesaukee waterfront estate parcel with extensive landscaping and irrigation, this property also has 12+ acres of level fields making it an ideal equestrian property. This home has just been reduced to $1,650,000.   This is well below replacement cost and well below the Seller's actual costs to build.

    Enjoy partial water views of the boundary of your land from your home. 5000+ sq ft beautifully appointed custom home set on 23+ acres, with 2 lots of record & 170 on Winnipesaukee. The large, cleared area by your own waterfront is perfect for large family gatherings or entertaining large groups of friends. Landscape also features a U Shaped Dock & 300+ sq.ft. waterfront gazebo. A perfect family compound for active people or privacy lovers. The interior of the home has a 21'-3" x 29' Great Room in the walkout basement, just now being completed. Priced almost $600,000 below Seller's costs! Over 12+ acres of level fields. Ideal for NH equestrian property. Extensive landscaping & irrigation. 5 Star Plus Energy rating makes the home supremely comfortable, with consistent temperature throughout the home. (For more  information on this property, contact Nicole Watkins at (603) 707-7575.)

    The Builder, Flanders and Co. Exceptional Homes was also the winner of the 2008 Cornerstone Award, Best in Show for their home at 22 Wagon Wheel trail, meredith NH. This Best in Show award is distinctive because all home entries in all categories are pooled to into one group and only one home can be selected to be the "Best on Show". The Cornerstone awards area warded by the New Hampshire Home Builder's Association. Flander's website says it best. "Flanders and Co. is known for exceptional quality, integrity, and accountability when it comes to translating visions of distinctive taste into remarkable dream homes."

    Listed by Nicole Watkins of CENTURY 21 Lakes Region Realty, Moultonborough, NH. For more information on this property, contact Nicole Watkins at (603) 707-7575.--

    2010-2011 Price Reductions, Sales and Current Listings on Lake Winnipesaukee's Veasey Shore Road.

    The most recent Lake Winnipesaukee home sale on Veasey Shore Road was 104 Veasey Shore Road.  This property was on the market with 3 different Real Estate Brokers  for a total of 822 days on the market.  Originally on the market for $4,495,000, it was reduced to a final Listing price of $3,499,000.  104 Veasey Shore Road sold for $3.2 million on January 10, 2011.  The home has 4 bedrooms, 7 baths and a total of 4990 square feet on 2.41 acres with 300 feet of Lake Winnipesaukee waterfront.  Built in 1997, the home is an example of the craftsmanship of Wood & Clay Home builders.  The wooded lot with pond, abuts the docking area for Beaver Island Association docking.  It has a 2 bay boathouse and a garage and Guest Quarters both also built by premier Builder, Wood & Clay Fine Home Builders.

    The second most recent sale on Veasey Shore Road, Meredith was 136 Veasey Shore Road.  Built in 2000, this 4368 square foot Colonial sits on a sloping 2.15 acre lot with 159 feet on Lake Winnipesaukee.  The beautiful landscaping both on the roadside and lakeside features a manicured lawn, stonewalls, walkways and a cobblestone entrance at the foot of a steep driveway. Striking interior features include the custom woodwork throughout the home.  The library with full mahogany recessed paneling and bookcase is an example.  Rarely is a library seen in a Winnipesaukee waterfront offering and unique features are always memorable.  Part of the acreage for this property is on the opposite side of Veasey Shore Road, where the detached 2 car Carriage House with a 720 square foot bonus room/ work-out room.  The detailed finish work was certainly noted and appreciated by the customers who I brought through this home when it was on the market.  This property had the least amount of waterfront of any waterfront home offered on the market in 2010 (159 ft. on Lake Winnipesaukee.)  The waterfront of 136 Veasey boasts a 3 slip permanent dock and of course the big lake views that are found on much of Veasey Shore Road.  On the market for 59 days, the property was pending as of 08/09/2010 and closed 11/18/2010.

    Another recent sale on Veasey Shore was 26 Veasey Shore, which listed for $995,000 and closed for $825,000 with a toal of 243 days on market.  With 1,946 square feet  the 1940 seasonal camp is sited close to the water's edge on this long, narrow parcel with 1.72 acres.  This parcel of land is unusual for Veasey Shore as it is accessed from Cottage Road.  Cottage Road  is the location of more camps and cottages than Veasey Shore Road, which has more estate size lots and generally larger homes.

    Current estate listings on Veasey Shore Road include 102 Veasey Shore Road, which is one of the most private properties currently available on the market, with 1250 feet of waterfront and a total of 13 plus acres, offered at $7,495,000.  CLICK HERE for the VIDEO of 102 Veasey Shore Road. CLICK HERE to view the new virtual tour of the interior of the Carriage House (with a couple of photos of the exterior of the main house at beginning of the tour).  CLICK HERE to view an 8 page photogallery of this property shot in November. (Please note that 102 Veasey Shore has seen a $2 million price reduction on the combined parcels since the original list price of $9.5 million).  Please note that 102 Veasey Shore Road is also offered with the  Main House, Carriage House, Boathouse with 2 30 foot slips, also built by Wood & Clay Fine Home builders sited on one 2.16 acre lot of record with 300 feet of Lake Winnipesaukee waterfront.

    Another current Winnipesaukee waterfront home for sale is 76 Veasey Shore Road, which is offered at $2,950,000 and has 237 feet of waterfront and 11.24 acres.  A picture is worth a thousand CLICK HERE for a virtual tour of 76 Veasey Shore Road.  (Please note that 76 Veasey Shore has seen a $200,00 price reduction on its waterfront lot).

    Another listing on Veasey Shore's magnificent waterfront is 46 Veasey Shore, a new construction home that offers some of the most exceptional views on Lake Winnipesaukee.  CLICK HERE for the virtual tour.

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