South Down Shores and Long Bay on Lake Winnipesaukee are two very popular water access communities. They encompass over 360 acres with almost a mile of shorefront on Paugus Bay. I have pulled up the last 4 years of sales activity to provide a market overview on both communities; here are the results:
- From 2021 to 2024, South Down and Long Bay condominium sales stayed consistent, ranging from 22 to 29 sales per year. Single-family homes sales ranged from 6 to 13 per year.
- The median sales price for condominiums was $450,000 in 2021 compared to $644,000 in 2024, a 43.1% increase.
- The median sales price for single-family homes was $675,000 in 2021 compared to $983,500 in 2024, a 45.7% increase.
- Roche Realty Group listed and sold the highest-priced condominium at $1.2 million and the highest-priced single-family home at $1,485,000.
Since 1983, Roche Realty Group and I have been involved in over 1,000 sales and transactions in both communities. We consider South Down Shores and Long Bay to be among the finest communities in New Hampshire.
The total assessed valuations with the city of Laconia for all properties at South Down Shores and Long Bay was a staggering $406,141,100. This represents 9.36% of the entire city of Laconia’s tax valuation. When you multiply that figure by Laconia’s tax rate of $13.63 per $1,000, it amounts to $5,535,703 per year in annual tax revenue!
Sales activity for South Down Shores and Long Bay
2021 — South Down Shores and Long Bay Condominium Sales
There were 27 condominium sales. The median sales price was $450,000, and the average was $471,622. The lowest price was $249,900, and the highest price was $471,622. The median days on the market was 4 days, and the total sales volume was $12,733,800.
2021 — South Down Shores and Long Bay Single Family Home Sales
There were 12 single-family home sales. The median sales price was $675,000, and the average was $628,460. The lowest price was $354,900, and the highest price was $889,921. The median days on the market was 4 days, and the total sales volume was $7,541,521.
2022 — South Down Shores and Long Bay Condominium Sales
There were 25 condominium sales. The median sales price was $518,000, and the average was $596,562. The lowest price was $400,00, and the highest price was $1,340,000. The median days on the market was 6 days, and the total sales volume was $14,914,050
2022 — South Down Shores and Long Bay Single Family Home Sales
There were 13 single-family home sales. The median sales price was $800,000, and the average was $806,523. The lowest price was $565,000, and the highest price was $1,100,000. The median days on the market was 9 days, and the total sales volume was $10,484,800.
2023 — South Down Shores and Long Bay Condominium Sales
There were 22 condominium sales. The median sales price was $505,000, and the average was $597,222. The lowest price was $400,000, and the highest price was $1,200,000. The median days on the market was 11 days, and the total sales volume was $13,138,900.
2023 — South Down Shores and Long Bay Single Family Home Sales
There were 10 single-family home sales. The median sales price was $805,000, and the average was $896,500. The lowest price was $632,500, and the highest price was $1,250,000. The median days on the market was 2 days, and the total sales volume was $8,966,300.
2024 — South Down Shores and Long Bay Condominium Sales
There were 29 condominium sales. The median sales price was $644,000, and the average was $699,044. The lowest price was $400,000, and the highest price was $1,200,000. The median days on the market was 34 days, and the total sales volume was $20,272,300.
2024 — South Down Shores and Long Bay Single Family Home Sales
There were 6 single-family home sales. The median sales price was $983,500, and the average was $1,009,500. The lowest price was $600,000, and the highest price was $1,480,000. The median days on the market was 45 days, and the total sales volume was $6,057,000
I started marketing South Down Shores in the early 1980s for John Davidson, the developer who sadly passed away on September 25, 2024, at the age of 93. John’s vision created two of the finest water access communities in New Hampshire. He was also the visionary developer of the 5,500-acre Quechee Lakes community in Vermont.
The demand for South Down Shores and Long Bay properties is always out there, and we’re hoping the inventory shortage will loosen up over the winter/spring months. There are many buyers looking for properties at both communities. There will never be another community like South Down Shores and Long Bay on Lake Winnipesaukee.
For more information about South Down Shores and Long Bay, contact Roche Realty Group today. Let us help you make the most of your real estate investment.
This article was written by Frank Roche. Frank is president of Roche Realty Group in Meredith, NH, and can be reached at (603) 279-7046. Data was compiled by a NEREN search on 01/2/2025 and is subject to change. Please feel free to visit www.rocherealty.com to learn more about the Lakes Region and its real estate market.
