Buying a Lake House — Where to Start?

Lake Winnipesaukee Kayak

Owning a waterfront home in New Hampshire’s Lakes Region is a treasured experience. For many individuals, the thought of owning a lake house is a dream; for others, it becomes a reality… a dream come true. There are approximately 273 lakes, ponds, and rivers in what we call the Lakes Region.

I thought I would provide some insight for those of you considering purchasing a lake property. 

Here are a few valuable tips to research: 

What size lake is important?

If you’re an avid boater and love exploring different towns,  islands, and restaurants, a lake the size of Winnipesaukee offers more variety and places to visit than a 300-1,000 acre lake. For others, the peacefulness, tranquility, peaceful canoe, and calm waters of a small lake or pond fit the bill better.

Find an agent who “knows” the lakes intimately.

When you select a doctor, I’m sure you research how many procedures they’ve performed in their specialty. It’s similar with Realtors®– you want to find an experienced specialist.

There are many Realtors® who have never driven a boat, never mind own one. There are many technical questions relating to the Shoreland Protection Act, dock permitting, and aquatic lake plants that need explanation. So to ensure a seamless closing and ultimately a sound investment, seek the services of a professional Realtor® with a solid background in “Lake Property Sales.”

Big vs. smaller lakes?

Are you seeking to avoid boat turbulence and prefer tranquility and quiet lapping of the waves? Or are you looking for a sizeable lake to explore? These are important considerations. With a multitude of lakes in the Lakes Region, there are all sorts of choices available.

Are you looking for a quiet cove or long-range lake and mountain views? If you’re into heavy boating, Winnipesaukee certainly has an abundance of islands to explore and boat around, whereas some of the smaller lakes are perfect for kayaking, swimming, fishing, and spending some quality time with your grandchildren on the beach.

Research nearby amenities.

Are there any marinas nearby? What if my boat breaks down or I need gas? Can friends find a nearby launch for their boats? How close is the nearest supermarket, convenience store, gas station, marina, or restaurant? Activities for the children and proximity to cultural activities like music venues, summer theatre, ski areas, concerts, movie theaters, craft fairs, etc. could be very important. Also, study the future impact of neighboring properties, zoning regulations, and commercial properties nearby.

Understand water depths.

Be informed and understand the difference between a gradual sandy beach or a drop off of 20 ft. right from the shoreline. What’s important: young children on a gradual sandy beach or teenagers who love to “dive in” to deeper water?

Obtain a copy of the seller’s site assessment.

All lakes and ponds in New Hampshire greater than 10 acres require a site assessment when selling a home within 200’ of a body of water. The assessment must be prepared by a NHDES permitted septic system designer for the seller to determine if the site meets the current standards for septic disposal. Pay special attention to smaller lots to see if they comply, especially if you’re considering home expansion. 

Research water quality and aquatic plant growth.

Milfoil and other invasive lake plant species can be found on many lakes, especially in shallow coves without circulation. Water clarity is often better in deeper sections of the lake or where there’s an active current. Some sections of the lakes may have a brackish water color due to minerals in the water, logging, plant/tree decay, water circulation, etc. A good source for information is the NH Department of Environmental Services (www.des.state.nh.us) and the Lake Winnipesaukee Watershed Association (www.winnipesaukee.org) as well as www.winnipesaukeegateway.org.

Understand the difference between southwesterly exposure and northern or eastern exposure.

This is probably one of the most important issues for many buyers. Westerly exposure will add 3-4 hours of sunshine to your day—sometimes more—and will also extend warmer days as Spring and Fall approach. Blazing sunsets will also prevail. On the other hand, if you have fair skin and prefer to be out of the sun, cooler in the summer, enjoy the sunrises, and wake early, facing north or easterly might be the perfect solution.

What type of boat traffic?

Are you seeking tranquility with a quiet lapping of the waves? Boat turbulence and congestion are important considerations. On New Hampshire’s largest lake, you can still find peace and tranquility, depending on location, weather, and peak periods. Some locations offer long-range panoramic views and large open water, while others offer scenic, quiet coves in less traveled locations. Many ponds and smaller lakes have certain boating or jet ski restrictions. Study the rules carefully before purchasing. You might only want the pond or small lake for canoeing, kayaking, swimming, and fishing. On the other hand, if you’re big into boating and socializing, the variety of restaurants, activities, towns, and islands to explore on Winnipesaukee are unlimited. Talk with future neighbors and residents and get their valuable input on boating traffic in the immediate area. Also, research if any “boat rafting” areas are nearby.

Lake/boating regulations.

Speed limits on the lake? Horsepower restrictions? Are Jet Skis allowed? No wake zones? Will bridges limit sailboats? Water-skiing regulations? Dock size regulations? Are breakwaters allowed? Can you install a “perched beach”? Setback requirements and tree-cutting to conform to the NH Shoreland Protection Act? All of this information is helpful in making an informed real estate decision.

Don’t purchase a boat before your home!

I’ve seen some over anxious clients make this mistake. 1st Pick a lake that fits your lifestyle. There are 10 horsepower limitations on some small ponds and lakes. Pontoon boats are popular on some lakes, while 23-28 ft. boats and cabin cruisers might be preferred on larger/rougher lakes. Know the maximum size boat your dock will accommodate.

Decide the distance. How far from your primary home?

The consensus is that a 2-3 hour drive from home seems manageable. If you purchase something 6-8 hours away will family and friends use it as well? The drive can get to be a bit taxing over time. Laconia Municipal Airport, Manchester Airport, and Logan Airport in boston provide many flight options.

Research permitting for waterfront amenities.

Are permits in place for docking, breakwaters, decks, or walkways close to the shoreline, gazebos, patios, and other structures. Check to see what dock size was permitted, are moorings permitted, was a perch beach permitted, check for permits on boat canopies, boat and jet ski lifts. 

Understand the difference between “Lakefront” and “Water Access Communities.”

There are many choices. Most of us have a vision of a cozy lake cottage sitting right on the water on its own lot and lake frontage. There are however many alternatives that make a lot of sense. There are many fine “water access communities” throughout the Lakes Region that offer beautiful beaches, boat docking facilities, and other amenities like clubhouses, tennis courts, indoor/outdoor pools, etc., all at a much more affordable price point.

Study the covenants and restrictions.

Many waterfront properties are subject to association covenants, rules, regulations and restrictions and yes association dues. Carefully review all declarations and covenants to ensure you’re comfortable with all matters. 

Fishermen—know your lakes!

Visit the Fish and Game website (www.wildlife.state.nh.us), visit local bait and tackle stores, and talk with the locals. All of the lakes are different. Lake salmon, rainbow trout, smallmouth bass, brook trout, perch—there are so many “special spots,” but how do you find them on the charts? How about fishing derbies, ice fishing derbies, and bass tournaments? Which lakes and when are they held? Also, who stocks the lake with fish and when?

How much shorefront, privacy, and real estate taxes?

Prices vary substantially on the lakes because of the amount of shorefront and land area. Study the neighboring properties and how close they are. Look at setbacks for all buildings for compliance. 50’ of shorefront vs.  300’ is a big difference. Real estate taxes can be considerably higher in some towns vs. others. Is the lot steep? Lots of trees vs. open lawn areas? In a cove or open water with dramatic views? Any wetlands? Is the dock large enough? Many rocks out in from? Any algae blooms or exotic weeks or milfoil? Sandy bottom, rocky or muddy? So many variables to consider. 

In summary, rely on the experience of a professional Realtor® who specializes in the sale of all types of lake properties. At Roche Realty Group, our professional Realtors® will make the process as effortless as possible, with the ultimate goal being your satisfaction. Let us help you make your lifetime dream become a reality.

Frank Roche is the President of Roche Realty Group with two offices in Meredith (603) 279-7046, and Laconia (603) 528-0088. You can learn more about the company and research a wealth of real estate information at: www.rocherealty.com

NH Lake Sales Activity - picture of lake with mountains and homes

Lakes Region Waterfront Sales 2022 vs. 2023

We’re getting near the end of the year, and I thought I would pull up ...
Read More →
Winter Snowmobile

Real Estate in a Winter Wonderland

As I drove around the other day with my kids, I was looking at some ...
Read More →
Toys for Tots Drive

Roche Realty Host Annual Toys for Tots Drive

As the holiday season approaches, Roche Realty Group is excited to announce the kickoff of ...
Read More →
Small Business Saturday New Hampshire

Small Business Saturday Living Gratefully in New Hampshire

We have so many things to be thankful for here in New Hampshire: plenty of ...
Read More →
Annie Brown Joins Roche Realty Group

Annie Brown Joins Roche Realty Group

Meredith — Frank Roche, President of Roche Realty Group, Inc., with offices in Meredith and ...
Read More →
Gunstock Mountain in Gilford, NH

Gunstock Upgrades for Winter as Real Estate Shows Resilient Growth

As the leaves of New Hampshire’s forests transition from the vibrant hues of fall to ...
Read More →
Preserving New Hampshire's Lakes

Preserving New Hampshire’s Lakes: A Community Effort

With over 250 lakes and ponds throughout New Hampshire’s Lakes Region, there are unlimited outdoor ...
Read More →
Home Inspections — The Uninspected Abode: A Spine-chilling Tale of Regret and Terror!

The Uninspected Home: A Spine-chilling Tale of Regret and Terror!

One night, not many years ago, in a quaint, somber town nestled amidst the haunting ...
Read More →
Interest Rates

Interest Rates Impacted by Treasury Yields

It looks like the national picture for housing stats has not improved in recent months; ...
Read More →
Local Housing Crisis: Challenges and Solutions

Local Housing Crisis: Challenges and Solutions

Our communities are facing a shortage of both residential and commercial properties, a scenario that’s ...
Read More →
Fall Splendor In New Hampshire

Fall Splendor in New Hampshire

New Hampshire in the fall is akin to stepping into a live canvas painting — ...
Read More →
Samoset Condominiums on Lake Winnipesaukee

Condominium Sales Surge in New Hampshire’s Lakes Region!

As we start entering October’s bright fall colors, I thought I’d take a look at ...
Read More →
Empowering your offer

Empower Your Offer in a Sizzling Real Estate Market!

As a seasoned real estate professional, I often consider the market conditions to keep myself, ...
Read More →
Reviews of New Hampshire's Lakes Region

Reviews of New Hampshire’s Lakes Region

We’ve had a great summer in New Hampshire’s Lakes Region, and we’re approaching the brilliant ...
Read More →
Waterfont Sales Activity Wolfeboro, New Hampshire

Waterfront Sales Activity in the Lakes Region

As we head into September, I have compiled data and insight into what is happening ...
Read More →
Labor Day Weekend

Labor Day Weekend in The Lakes Region

Labor Day Weekend has arrived, and the weather forecast for the Lakes Region looks fantastic, ...
Read More →
Interest Rates

The Mortgage Interest Rate Dilemma

This past week, we saw an increase in mortgage rates following a rise in bond ...
Read More →
Best State To Live In — New Hampshire at #3

New Hampshire 3rd Best State To Live In!

WalletHub just released its rankings of the best state to live in for 2023. It’s ...
Read More →
City/Town Comparison can make the research process easier

City/Town Comparison For Your Move

Some studies place moving to a new location as one of the top ten most ...
Read More →
New Hampshire Real Estate Lacks Inventory

New Hampshire Real Estate Inventory Crisis

A Multifaceted Analysis of Rising Interest Rates and Beyond New Hampshire is currently facing a ...
Read More →
Peaks of New England

Exploring the Peaks of New England

In my younger years in school, I always loved geography. Living in New Hampshire, there ...
Read More →
Climate Exodus: Insurance Companies Seeking Refuge from High-Risk Sates

Climate Exodus: Insurers’ Fleeing High-Risk States

Flooding, Forest Fires, Heat Waves, Tornados, oh my! The recent stretch of weather has certainly ...
Read More →
Real Estate News Headlines - Lakes Region NH

Real Estate Tidbits to Consider

Here are a few real estate tidbits I’ve pulled to keep you up to speed ...
Read More →
Roche Realty Group Sells out Lakeside at Paugus Bay

Roche Realty Group — 6 Months in Review

Closed sales for the first 6 months of 2023 have been impressive at Roche Realty ...
Read More →
Newfound Lake

Lakes Region Waterfront Sales Activity 6 Month Comparison

Below you will find data and insight into what is happening in sales activity on ...
Read More →
Buying Land

Buying Land in New Hampshire — Comprehensive Guide

New Hampshire, also known as the Granite State, offers a diverse landscape that includes picturesque ...
Read More →
Weirs Beach: A Tale of History, Community, and Natural Beauty

Weirs Beach: A Tale of History, Community, and Natural Beauty

As we celebrate the 100th anniversary of the oldest bike week in the country, let’s ...
Read More →
First Five Months of Lakes Region Real Estate

Five Months of Lakes Region Real Estate Activity

The month of May’s real estate statistics just came out for New Hampshire, and it ...
Read More →
A bird's eye view of Long Bay on Lake Winnipesaukee

South Down Shores and Long Bay on Lake Winnipesaukee — Its History

When construction started in 1981, Laconia’s South Down Farm offered a picturesque setting for condominium ...
Read More →
Memorial Day — rows of gravestones with flags in military cemetery

Memorial Day Weekend Arrives in the Lakes Region!

The long-anticipated Memorial Day weekend has arrived after a long winter, and the Lakes Region ...
Read More →
Unlike the dandelions new listings aren't popping up in the Lakes Region

Will Listings Start Bloom Like Dandelions?

Will Real Estate Listings Bloom Like Dandelions? During my rides around the Lakes Region, I’ve ...
Read More →
boat launch

Public Boat Launches in the Lakes Region

New Hampshire’s Lakes Region is a paradise for boating enthusiasts and we are now entering ...
Read More →
Real Estate Scams

Real Estate Scams to Be Aware of

One of my Realtors® received a call today from a gentleman purporting to be the ...
Read More →
Brant Point Lighthouse, Nantucket overlooking the ocean

From the Lakes Region to Nantucket

I spent a few days on Nantucket Island this past week for a quick getaway. ...
Read More →
Lakes Region Real Estate Is Still Hot

Lakes Region Real Estate Market is Sizzling

The real estate market in the Lakes Region and the state of New Hampshire is ...
Read More →
Lake Winnipesaukee Kayak

Buying a Lake House — Where to Start?

Owning a waterfront home in New Hampshire’s Lakes Region is a treasured experience. For many ...
Read More →
Home improvements

Home Improvements Before You Sell

One question I commonly get asked is, “What type of projects or improvements should I ...
Read More →
Single-Family units are down

How’s the Lakes Region Market Looking?

We’ve already passed the first quarter of 2023 for real estate sales in New Hampshire’s ...
Read More →
Moving into new home young happy couple celebrating toast Champagne

Buying a Home? Follow These Tips & Tricks

Spring has officially arrived and launches the beginning of our spring selling season for real ...
Read More →
Marketing

How Marketing Real Estate Has Evolved

Back in the year 2000, the world was at the beginning stages of a major ...
Read More →
Mount Washington, New Hampshire

New Hampshire — 30 Reasons to Move Here!

With lakes, beaches, mountains, forests, rivers, and the ocean for people who enjoy the outdoors, ...
Read More →
New Hampshire Ski Resort

Ski Resorts in New Hampshire Are Ready for Spring Skiing!

It’s been a good week, and mother nature hit our region with a blanket of ...
Read More →
Market Trends

Real Estate Market Trends to Follow

I’ve been pulling up some current research on the real estate market on a national, ...
Read More →
Carol Mattice

Roche Realty Group Welcomes Carol Mattice

Meredith — Frank Roche, President of Roche Realty Group, Inc, with offices in Meredith and ...
Read More →
Kevin Shaw - Roche Realty Group

Kevin Shaw of Roche Realty Group is Top Producer for 2022

Laconia— Frank Roche, president of Roche Realty Group with offices in Meredith and Laconia, recently announced ...
Read More →
Lisa Lewis

Lisa Lewis Joins Roche Realty Group

Meredith — Frank Roche, President of Roche Realty Group, Inc, with offices in Meredith and ...
Read More →
Wanda Keenan

Wanda Keenan Joins Roche Realty Group

Meredith— Frank Roche, President of Roche Realty Group, Inc. with offices in Meredith and Laconia, ...
Read More →
Land for sale

Buy Land in New Hampshire — They’re Not Making it Anymore

The science is in and the more trees a state has, the happier and less ...
Read More →
The Price of Real Estate

Did The Price of Real Estate Increase in Your Town?

Everyone’s always interested to see how their real estate values have performed over the past ...
Read More →
Laid off employee in recession

Are We Headed into a Recession?

It’s pretty big news lately; Microsoft, Amazon, and other tech companies have laid off more ...
Read More →

Leave a Comment