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Nicole Watkins

Find your lakes region dream home


Market Activity on Winnipesaukee Heats up as July 4th 2015 Approaches.

Many Winnipesaukee listings are seeing an increase in activity in the past week.

Some highly desirable Winnipesaukee properties went under contract in June, such as 131 Windermere, pictured in the below flyer.

131Windermere Road Moultonborough

Please see the new video of 131 Windermere Road in the below link:

131 Windermere New Video.

Just Listed! Perfect for Entertaining. Casual, Yet Elegant and Wrapped by 237 Feet of Winnipesaukee Waterfront.

Meredith NH - Located right next to iconic Hornets Nest Point, this waterfront jewel sparkles.

5.11 acres offers of indulgent privacy.
Guest quarters with deck perched atop the 3 car garage have lovely lake views. Enjoy lavish gardens, including water gardens and many perennials around the ponds and walkways.

Wow! This property will take your breath away even before you enter the charming main home. Designed with an artist's eye and executed by master craftsmen,  this home 76 Veasey Shore Road, Meredith at will keep your senses enthralled.

1st flr. luxury Master Suite & 3 ensuite bedrooms w/ tile baths on the upper level. Coffered ceilings, 8 ft. french doors, and 22 large windows make the first floor sunny, casual, & elegant.

Wainscoting throughout the 1st floor includes wainscoting in the large Chef's kitchen.

Second floor family room is wrapped by views of 237 feet of curving waterfront, completing the sense of being transported to a truly singular waterfront experience!

The large lot with 237 feet of waterfront offers Winnipesaukee privacy, yet the location is just a few minutes from Meredith and Center Harbor NH amenities. Ideal for year round living.

View the listing sheet for 76 Veasey Shore Road, Meredith NH.

Contact listing agent, Nicole Watkins for more details or to arrange a private tour.  (603) 707-7575.

If this home is not in your price range, feel free to search MLS or Meredith NH homes from $250,000 to $1,2000,000.


Only Twice in 100 years....

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Waterfront Estate Parcel Offered for Only the Second Time in One Hundred Years.

This Lake Winnipesaukee property is a new non-MLS listing for May 2014. It offers many possibilities.

  • Three level waterfront lots of record with approximately 500 feet of waterfront.
  • 200 feet of natural sand beach
  • Charming vintage, year round cottage at water's edge
  • 2 seasonal cottages
  • Long lake and mountain views into Meredith Bay
  •  Adirondack barn/garage with a custom apartment with lake views
  • Private, 1/3 mile long driveway
  • Back lots that can developed to maintain total privacy in your neighborhood
  • Ideal for a family compound

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This property is for someone who wants privacy and one of the best waterfront estate properties, best views, and best sand beaches on Winnipesaukee. Call Nicole Watkins for details or to set up a private appointment to tour this Winnipesaukee estate property.  Compare this property to other properties on the lake to appreciate its scope and rarity.  View Just Listed Winnipesaukee real estate or all Winnipesaukee real estate.

Worry Free Lakefront Living and A Community that Offers Tennis, Friends, and Ideal Location.

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A Condominium that Offers the Best of Location, Luxury, and Privacy.

  • One of only 20 condos on 53 acres.
  • Luxury lake living and privacy.
  • Centrally located on Winnipesaukee.
  • Enjoy quick access by boat to the Winnipesaukee-shored towns for entertainment.
  • Park-like grounds include a manicured lawn lakeside, gardens, and your own private patio.
  • Engaging neighborhood has walking trails, a large quiet bay for swimming and kayaking.
  • One of the most sought-after locations on Winnipesaukee.
  • Deep water dock slip for a 30 foot boat in quiet water.  Easy docking!
  • Low tax Moultonborough, NH.
  •  A stunning beach, just steps from your home, has all day sun.
  • Amenities include tennis, swimming pool, and a location near many walking trails.

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Singular Features at 11 A Windermere. Perfect for a Growing Family or Single Couple.

  • As the only waterside condominium at Lands End with its own 2 car garage adjacent, this unit has exceptional privacy on both the lakeside and the quiet roadside.  A bonus room above your garage would be perfect for an exercise room, office, or space for guests
  • Other features are wood floors, open concept, sunny interior, & a sunporch with extra large windows to bring the lake right into your home. Sunken living room has a vaulted ceiling, fireplace, and some of the best views offered by a Moultonborough waterfront. Master Ste. has double doors to oversized deck. Granite counter tops and cherry cabinetry in the sunny kitchen. Elegant!

Newly Renovated, Impeccably Designed. Swanky - Casual Condo

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Swanky-Casual Condominium on Winnipesaukee Awaits Your Footsteps!

Swanky-Casual is the style of this Winnipesaukee Moultonborough home with luscious textures, colors, and decor throughout all rooms. The  woven, plank wall-to-wall carpeting is a soft copper that is rich, earthy and fun all at once.  The tile bath with a whimsical, fresh-water blue-pearl wingback chair, and the Master Suite closet has frosted French Doors. If this condominium were a shoe it would be a seafoam blue beaded Jimmy Choo flip flop with inlaid pearls from the ocean floor on the shores of Bali......yet worn on the bridged islands of Winnipesaukee.

This beautiful waterfront home has been newly renovated.  Impeccably designed and maintained,  it awaits your footsteps!

Near "the Broads" on Winnipesaukee. Deep Water Dock for a 30 ft. Boat!

The large sand beach, deeded 30 ft deep water dock and central location near "the broads" on Winnipesaukee all make this Moultonborough Winnipesaukee condominium highly desirable. This quiet association has only 20 units on 53 acres.  The Moultonborough location means that this condo is in the Winnipesaukee-shored town with the lowest tax rate.

Elegant Interior was furnished partly by Center-Harbor's "Home Comfort"

The elegant interior of the home has panoramic lake and mountain views. The large 3 season porch overlooking the lake is one of many areas ideal for entertaining or quietly enjoying fabulous lake and mountain views. The exquisite interior of this Moultonborough condominium includes a fireplace in sunken living room, 3 bedrooms, 2 and 1/2 baths, lovely entry hall, living room and dining room. Central Air, Large Master Suite with private deck, large, tile walk-in shower. Everything has been done to perfection. Direct waterfront on Winnipesaukee.  Call Nicole to tour 7A Windermere Road, Moultonborough.


New Price Reductions at Premier Winnipesaukee Properties!

The gorgeous waterfront and westerly breezes make this property enchanting.

The gorgeous waterfront and westerly breezes make this property enchanting.

Moultonborough NH's 60 Ruppert Road offers Gentle Access to Winnipesaukee,  Sunsets,  Lovely Lake Views, and  Abutting Woodlands.  Now Offered at $1,790.000.

The Kona and Hauser Estates shoreline that lead to Ruppert Road, is one of the most beautiful and gentle stretches of waterfront on Winnipesaukee.  Gentle breezes and crystal sandy bottom water have great appeal!  This custom built home is located in a protected bay. The sugar sand beach and gentle waterfront lead to a lakeside lawn and landscaped gardens.

Nestled on this level lot, the careful siting and adjacent woodlands of this finely detailed Craftsman Style home affords swimmers a beautiful cove for swimming along the forested landscape!

A separate guest studio with radiant heat, kitehenette,  attached garage, and 3/4 bath is sited for privacy. The main home's angled front entry leads to an open concept floor plan that provides panoramic water views with beautiful sunsets. A 580 ft. nearly finished bonus room over the main house garage could be finished for adtl. sf. The main house has hardwood floors throughout and furniture finish natural woodwork. A thoughtfully kitchen with walk-in pantry adjoins an entertaining area with wet bar. The living room features a two story fireplace. A four season sun room compliments the master bedroom ste.

Built by Fournier Builders, Known for Furniture Quality Finish

"Based in Goffstown, New Hampshire, Fournier Builders is a family owned business founded in 1980. Mike and his wife Gisele have been married for 35 years and have four grown sons. Mike runs the construction end of the business while Gisele takes care of the business management duties. Customer satisfaction is their first priority. When the project is complete, they want their customers to be completely satisfied. The business has been built on customer referrals." (The preceding statement is directly  from the website) Fournier Builders is a member of the Home Builders & Remodelers Association of New Hampshire. The owners of 60 Ruppert Road plan to have Fournier Builders build their next home, which is the best compliment a builder can have!

If you are in the market for Winnipesaukee waterfront, ask me about 60 Ruppert Road.  Also, feel free to browse all our Winnipesaukee owned waterfront listings.  your dream home my be right here! 60 Ruppert beach 260 Ruppert Road, Dock Shed and Beach 3

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."



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