Berkshire Hathaway Nicole Watkins Logo

Nicole Watkins

Find your lakes region dream home

Blog :: 2012

Spectacular Winnipesaukee Lakefront Lodge with 8 Bedrooms for Rent!

It is hard to find a rental with ample space ro entertaining 20 people indoors and by the lake, but this Winnipesaukee property fits the bill.  Magnificent, architecturally designed Adirondack on 300' of waterfront. This 8 bedroom lodge has a wonderful sandy beach, 2 docks, and swim platform. Provided for your use are a kayak, canoe, and rowboat. This home features stunning architecture detailed with massive stone fireplaces, yet modern amenities throughout. A wonderful eat-in kitchen for the gourmet cook with commercial stove, 2 sink preparation areas, 2 Bosch dishwashers, granite and tile, and full appliances. Located on Swan Point, just 5 minutes from downtown Center Harbor NH amenities, and Moultonborough gyms, restaurants and shops.  Plenty of privacy and quiet waterfront in this Winnipesaukee bay.  Plenty of room for family and friends.  Call Nicole Watkins at <a href="tel:+16037077575">603.707.7575</a> for details.

Lakeside Manor in Wolfeboro Offered at $13,600,000


Aerial Photo of Lakeside Manor, Wolfeboro, NH on Winnipesaukee

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 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.


Enhanced by Zemanta

October 2012 Winnipesaukee Real Estate Market Snapshot

Carry Beach 201 Forest Road Wolfeboro

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.      

A little over one month ago, as of Sept 26th 2012, twenty-one contingent and pending Winnipesaukee home sales with owned waterfront were posted in NNEREN MLS.  
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.

Lake Winnipesaukee - View of Twin Islands from Senter Cove

View of Twin Islands from Senter Cove, Winnipesaukee


Enhanced by Zemanta

Year Round Home with Privacy and 2 Beaches a Short Walk from Home.

31 Grande in Suissevale, Moultonborough, NH.

31 Grande in Suissevale, Moultonborough, NH.

Winnipesaukee Sandy Beach in Suissevale November
Winnipesaukee Sandy Beach in Suissevale. November 2012.

Are you looking for an affordable home in a quiet area, but with the feeling of having all of Winnipesaukee outside your door? 31 Grande in Suissevale would suit you well. Not a neighbor can be seen from this private .83 acre lot. Located just a short walk from both the Suissevale beach and the States Landing beach, this property has great access to Winnipesaukee.

Near the Fountain in Center Harbor on Winnipesaukee

Center Harbor Autumn Evening Near the Fountain

Suissevale Offers 2500 Ft. of Shared Waterfront and More...

Suissevale community amenities include 2500 feet of shared Winnipesaukee waterfront, a club house, basketball, tennis, quiet roads perfect for walking, and a playground. It seems to be one of the friendliest communities on the lake, readily apparent by the many smiles you'll get from neighbors out walking as you drive through Suissevale.  It is just about 15 minutes from Center Harbor shops and amenities, such as Yikes Gallery, Galaxy Gym, Bayswater Book Shop, Senter's Market, The Fitness Edge and others.

31 Grande Home Features

The features of the home include a large living room with skylights, enclosed screen porch, attached garage, and 3 upstairs bedrooms. Outside, a lovely lawn and covered storage for a large boat make this property perfect for the Winnipesaukee boating fan who also wants a year round home on a quiet, wooded lot in low tax Moultonborough, NH.

Additional Searches for Moultonborough Waterfront or Winnipesaukee Homes

You can also use my website to search by using the many popular searches on the Moultonborough page of You may also want to search just listed Winnipesaukee real estate or all Winnipesaukee real estate or Winnipesaukee water access real estate to $275,000.

Enhanced by Zemanta

Year Round Winnipesaukee "Bungalow" Style Home for Summer and Winter Fun.

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.

Enhanced by Zemanta

HG-TV's "House Hunters" Showcases Winnipesaukee Homes as the Changing Season Shows an Uptick in Sales.

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

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

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 Street, Alton, NH to be on HG-TV

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.

Trying to Determine a Value for that Perfect Squam or Winnipesaukee Property? Have Patience...

Misty Day Near Windermere in Moultonborough

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 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."



New to the Market this June 2012, 72 Catlin Estates Road is a Home Perfect for Entertaining.

72 Catlin Estate Road on Winnipesaukee View out Windows

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!

New Listing at 112 & 115 Deerhaven Road. Price Reduction at 115 Windermere Road.

Winnipesaukee waterfront family compound

112 Deerhaven main house on 200 ft. Winnipesaukee waterfront. 1 of 3 homes in this Winnipesaukee family compound.

Moultonborough NH - This sprawling 5.38 acre family compound has 3 separate homes, each with its own kitchen, large screen porch, living area, bedrooms and lovely lake view.   112 and 115 Deerhaven is comprised of 2 lots of record totaling 5.38 acres with 200 feet on Winnipesaukee.

3 Separate Homes.

112 Deerhaven living room

112 Deerhaven living room with fireplace and expansive windows

Main Home Features great Room with Floor-to Ceiling Fireplace, Vaulted Ceiling and Expansive Windows.

The 3 separate homes total 6026 square feet of finished living space, including a main home with 5 bedrooms. Interior features of the main home include a 4 season sun room, enclosed porch, extensive decking, and a vaulted Living Room w/ lots ofwindows and a floor-to-ceiling fireplace.

Deerhaven offers spectacular lake and mountain views, large lakeside patios...

(View the new virtual tour of 112 and 115 Deerhaven.)  One of the most desirable ways to enjoy the pleasure of friends and extended family if to have them nearby, but yet to have privacy for all as well.  112 and 115 Deerhaven offers spectacular lake and mountain views, large lakeside patios, a deck that could not be duplicated today, and a large sandy beach.  112 and 115 Deerhaven are located in a quiet bay, near the end of a quiet road.  Biking and walking trails are nearby on Moultonborough Neck Road.  View the listing sheet for 112 and 115 Deerhaven, Moultonborough, NH.  Or call now for details, color brochure, or to make an appointment to tour this one-of-a-kind family compound. (603) 707-7575.

Beach at 112 & 115 Deerhaven on Winnipesaukee. A Family Compound in a big bay perfect for water-skiing, swimming, or canoeing.

 Few new construction homes under $2,000,000 and few estate parcels left on the lake

With few new construction homes under $2,000,000 and few estate parcels left on the lake, 115 Windermere and similar properties are getting increased interest from Buyers.  Sellers are still reluctant to bring their prices down, knowing that no one is making  more land around Lake Winnipesaukee.  The current inventory of  new and newer homes available under $2,000,000 has been rapidly bought and removed from the available inventory in the first half of 2012.  115 Windermere is an estate parcel with an older year round home offering 1.6 acres, 235 feet of Winnipesaukee waterfront, and a sandy beach.

Located near the middle of Lake Winnipesaukee 115 Windermere is a great spot to access the towns around Winnipesaukee by boat.  Boating in the vicinity offers some of the most beautiful vistas on Winnipesaukee. 115 Windermere is an updated older home with knotty pine interior, fireplace, porch and deck sited very near water's edge. For people looking for a cottage style year round home to use until they build their dream home, 115 Windermere is a perfect opportunity. MLS # 419350 has just had a $200,000 price reduction and is now offered at $1,195,000.  Call now to tour this Moultonborough Winnipesaukee home. (603) 707.7575.

New Squam Lake Listing with Stunning Craftsmanship Sited to Capture Long Squam Lake Views.

Squam Lake Gem - Kesumpe view from Dock

Located within a few minutes of downtown Holderness and within an easy drive to the White Mountains and may nearby hiking trails, 69 Kesumpe Point is a true gem on NH's most pristine lake.  As Squam Lake has approximately 25% of its shoreline in conservation and approximately the same amount of its watershed in conservation, Squam Lake  offers the ultimate experience in enjoying, swimming, fishing, boating, kayaking and enjoying nature on one of New Hampshire's big lakes.

Enjoy crystal clear waterfront and some of the best views at 69 Kesumpe Point, Squam Lake. Long lake and mountain views easterly across the lake past Potato Island to the Sandwich Range are accentuated by an impeccable landscape. The open concept entry level of the home has a custom kitchen with Chalon English Furniture cabinetry and panels on top-of-the-line appliances. The Irish soapstone counters, exquisite cabinetry, and design creates an effect that could be called  "Manor in the Cotswolds meets Squam Lake Luxury."  The artistry and skill of the craftsmen who designed and built this home is breathtaking at every turn. Fir doors and beams have a flawless beauty. The custom railing inspired by Greene and Greene Architects is perfection in the Arts & Crafts Style. 3 ensuite bedrooms have tile baths with unsurpassed workmanship with a classic "lakey" theme. The exquisitely designed landscape is both low maintenance and lush. Located within an hour to many ski resorts, including Loon Mountain, and Waterville Valley, 69 Kesumpe Point is a perfect year round or weekend vacation home.

1-10 of 17 Posts
dream home
Find Your

Dream Home