Grouse Point Club in Meredith, NH is one of the most prestigious gated communities on Lake Winnipesaukee. This article explores its history, development, amenities, and real estate trends.
Grouse Point Club Meredith NH: How This Lake Winnipesaukee Luxury Community Was Developed
When you drive through the Lakes Region, there are many fine water access communities. One special one that stands out is the Grouse Point Club on Lake Winnipesaukee in Meredith. Back in the 1980’s, I was fortunate to sell the 82-acre wooded hillside setting on Lake Winnipesaukee to the future developer of the Grouse Point Club.
I was representing Dick Burchell, who owned this large parcel of waterfront property with amazing views. I had recently completed the sales of boat slips at a marina he owned in Gilford called Gilford Yacht Club, which included 64 boat slips that were converted into a condominium form of ownership. He asked me if I had any buyers for his choice lakefront parcel.
After showing the parcel a number of times, bushwhacking through the woods to the lakeside, and getting a good case of poison ivy, I sold the parcel to CMB construction out of Campton. The partners were Bill Cargill, Tom Mullen, and David Blake. I knew each of them from Waterville Valley and years back, I worked at the same company in Boston with Bill Cargill at Coopers and Lybrand.
To finance the project, they teamed up with Savers Bank as a partner. I remember going out to Tom Mullen’s camp on Welch Island with the bank representatives, where Tom gave the bankers a detailed vision of the project.
Original Development Plan and Vision
The original development plan envisioned 133 distinctive townhomes and single-family homes on the 82 acres with substantial shorefront along Lake Winnipesaukee. As the development progressed, the development team decided to cut the density down to 80+ or so units and build single-family homes vs. townhouses to reflect market conditions.
Obtaining all the required state and local approvals was a mammoth undertaking that would be hard to duplicate in today’s environment. Complicated topography engineering plans, drainage, water & sewer lines, underground utilities, extensive ledge extraction, and massive stone retaining walls were built.
Variances were obtained, and special railroad crossings were obtained from the state and the railroad. Very elaborate plans were submitted for the construction of 3 sandy beaches, stone breakwaters, and 35 individual boat slips within the yacht club, plus a mooring field.
Paved golf cart trails to a spectacular 7,000 square feet clubhouse with indoor heated pool, hot tub, fitness and locker rooms, function room with kitchen, and expansive rooftop deck overlooking the water, with two lighted tennis courts adjoining the clubhouse.
The Grouse Point Club became a luxury landmark community on the Big Lake in the scenic resort town of Meredith. As the late 1980s unfolded, NH entered a severe real estate downfall with 5 of New Hampshire’s largest banks failing in 1991. Because of the savings and loan crisis, these failures accounted for approximately one-quarter of the state’s banking market.
Ultimately, it was a real estate “Boom to bust” economic cycle driven by a severe regional real estate crash because of the banking collapse. In 1991, Savers Bank decided it wanted to cut its involvement in the real estate development at Grouse Point.
At that point, Mr. Charles Hugel formed a close relationship with Bill Cargill and made a commitment to acquire ownership, complete the development under the new ownership name Leguh Cooperation, and invest millions into the project. Mr. Hugel brought tremendous credibility to the community. He was the former Chairman of the board of R.J. Nabisco and was featured in the book and movie sequel “Barbarians at the Gate”.
It was difficult to sell property in the early 1990s because of the banking crisis. There was so much foreclosure activity occurring in the Lakes Region, and prices were depressed. Roche Realty Group started marketing a new phase at “Hawk Ridge,” and we were selling lots back then for only $45,000-$75,000.
Cargill and Blake Construction custom-built all the homes we sold. It was a great team, and they created some innovative architectural designs with excellent quality throughout.
Expansion and Growth of the Community
As time progressed and the real estate recession gradually decreased, we were able to extend the community up South Watch Road and then up to the “Ridge,” offering panoramic lake and mountain views with spacious, luxurious homes.
Grouse Point Club Today: Meredith’s Premier Gated Community
Today, the Grouse Point Club is Meredith’s premier gated community on Lake Winnipesaukee. It is a real gem and the amenities are truly 1st-class. Additionally, the vibrant town of Meredith is recognized by Travel + Leisure as “one of the best small towns on the East Coast.”
We are very proud at Roche Realty Group to have been involved in this outstanding community over the years, where we have marketed and sold the individual homes and townhouses, as well as many resales.
It’s amazing to look at the property tax revenue that the Grouse Point Club has contributed to the town of Meredith. I totaled all of the tax assessments at Grouse Point from this past year and came up with an amazing $115,500,600 in assessments representing 82 properties at a tax rate of $10.62 per thousand, it amounts to $1,226,616 in annual property tax revenue for the town of Meredith.
Meredith’s proposed budget for fiscal year 2025 is approximately $21,000,000. Grouse Points contribution to Meredith’s overall budget amounts to approximately 5.8%, which is remarkable.
Here’s a breakdown of sales activity for the past 5 years:
2020: 7 sales | Median Days on Market: 6 | Median Sale: $627,500 | Range: $408,333 – $1,445,000
2021: 2 sales | Median Days on Market: 42 | Median Sale: $746,250 | Range: $662,000 – $830,500
2022: 6 sales | Median Days on Market: 5 | Median Sale: $1,532,500 | Range: $725,000 – $2,600,000
2023: 3 sales | Median Days on Market: 34 | Median Sale: $820,000 | Range: $504,500 – $935,000
2024: 2 sales | Median Days on Market: 8 | Median Sale: $862,500 | Range: $835,000 – $890,000
2025: 4 sales | Median Days on Market: 28 | Median Sale: $2,035,000 | Range: $815,000 – $3,250,000
2026: There is currently one active listing for sale, 29 South Watch, listed at $3,350,000.
Why Grouse Point Club Is a Rare Opportunity on Lake Winnipesaukee
It’s highly unlikely that another gated lakefront community of this caliber will ever be developed on Lake Winnipesaukee in the future. Grouse Point offers a rare blend of beautiful homes, situated in a natural landscape on the “Big Lake” with exceptional amenities.
The office of Roche Realty Group is located right at the entrance of the Grouse Point Club in Meredith, overlooking beautiful Lake Winnipesaukee.
This article was written by Frank Roche. Frank is the president of Roche Realty Group located in Meredith, and can be reached at (603) 279-7046. Data was compiled from PrimeMLS 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.
FAQ: Grouse Point Club Meredith NH
What is Grouse Point Club in Meredith NH?
Grouse Point Club is a premier gated waterfront community on Lake Winnipesaukee in Meredith, New Hampshire, known for its luxury homes, private amenities, and scenic setting.
Where is Grouse Point Club located?
Grouse Point Club is located in Meredith, NH, on the shores of Lake Winnipesaukee in the heart of the Lakes Region.
What amenities does Grouse Point Club offer?
Grouse Point Club offers a wide range of amenities including sandy beaches, a yacht club with boat slips, a clubhouse with indoor pool and fitness center, tennis courts, and walking and golf cart trails.
When was Grouse Point Club developed?
Grouse Point Club was originally developed in the 1980s, with expansion continuing into the 1990s following changes in ownership and market conditions.
Who developed Grouse Point Club?
The development was initiated by CMB Construction, with partners including Bill Cargill, Tom Mullen, and David Blake, and later continued under Charles Hugel.
Is Grouse Point Club a gated community?
Yes, Grouse Point Club is a private gated community offering exclusivity and security for homeowners.
What types of homes are in Grouse Point Club?
The community features luxury single-family homes with lake and mountain views, many custom-built with high-end finishes.
What is the real estate market like in Grouse Point Club?
The Grouse Point Club real estate market includes high-value lakefront and luxury homes, with prices ranging from hundreds of thousands to multi-million-dollar properties depending on location and features.
How many homes are in Grouse Point Club?
There are approximately 80+ homes within the Grouse Point Club community.
