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

A bird's eye view of Long Bay on Lake Winnipesaukee

When construction started in 1981, Laconia’s South Down Farm offered a picturesque setting for condominium homes. Located at the former 126-acre “Taylor Farm.”The original planned community had some marketing flaws and the project stalled. I was brought in by the bank that financed the original community to sell the remaining five or six units at the Fells Condominium located in a field off of Parade Road. After we sold those original units, the original developer stepped out of the project it was then that L. John Davidson arrived in July of 1983; South Down was dead in the water and in trouble financially. Enter Davidson, a true visionary who comes up with a completely new waterfront concept plan geared to the vacation home market to give the stalled project new credibility. He then acquired multiple adjoining parcels and almost a mile of shorefront on Paugus Bay. The name was then changed to “South Down Shores” then carried forward to “Long Bay,” its sister community, and the rest is history.

Today, 40 years later, South Down Shores and Long Bay

encompass over 360 acres with almost 1 mile of shorefront on Lake Winnipesaukee. I am extremally proud of what our company has accomplished in sales over this 40-year period.  These private, gated communities feature multiple unique villages and single-family homes of many architectural styles. A huge investment in infrastructure for roads, city water/sewer, and underground utilities was made. Davidson created a private yacht club for boats complete with boat slips, boat racks, and a forklift launch area with multiple sandy beaches and breakwaters. Throughout South Down and Long Bay, he crafted a series of beautifully landscaped ponds, community buildings, walking trails, and an immense waterfront greenbelt common area along the entire shoreline, for all residents to enjoy.

Both communities now have over 600 property owners from many geographic areas who can call the Lakes Region “home”. Many are vacation homeowners & semi-retirees and others are year-round, permanent residents. Davidson’s ‘vision’ and hard work paid off immensely for the City of Laconia. Today both communities contribute somewhere close to $3.7 million annually to the City of Laconia’s tax revenue. That’s a lot of income, which has helped the city grow its infrastructure, schools, police station, and other amenities. 

Not only that but think of the economic impact these 600+ families have contributed to the Lakes Region. The pure size of the development infrastructure, amenity package and huge amount of housing constructed has created a massive amount of jobs over the years for local engineers, surveyors, architects, attorneys, site contractors, home builders, landscape companies and all of the other trades connected with the home building industry. Realtors have also benefited; I know Roche Realty Group and our associates have been involved in more than 600 sales since the 1980s. Most importantly, all of the vacation homeowners, semi-retirees, and residents who have called South Down Shores and Long Bay “home” since its inception have immensely supported all of the businesses which operate in the Lakes Region. Just think of the boat dealers, home improvement stores, contractors, furniture stores, automotive dealers, restaurants, entertainment venues, ski areas and all other attractions that have profited from the families who have become a fabric of our area.

So just who is this man that saved the South Down Farm project? L. John Davidson grew up in Andover, MA and graduated from Phillips Andover and Harvard University. As a young man he worked in his father’s restaurants, he was an air controller in the Korean War and later operated clothing stores called “The Andover Shop” in Cambridge & Andover. He also developed the 400-acre land package for the Raytheon Company Missile Systems Plant and he reconstructed Andover Square after defeating Urban Renewal in the 1960s. From 1965-1970 Davidson bought out 70 separate parcels of land, an entire valley, in Quechee, VT. He became the architect/developer of one of the largest and most successful developments in New England. The community was called Quechee Lakes and included 6000 acres where Davidson placed 50% of the land in a permanent greenbelt to preserve the integrity and natural beauty of the valley. There are currently over 1700 homes and condominiums in The Queechee Development where he rebuilt a covered bridge over the Ottauquechee River, restored an abandoned mill and relocated other buildings throughout the town. He developed ski trails and built ski lifts for the residents, two championship golf courses, two lakes and a 50-mile trail system. Davidson’s “farmstead concept” was unique to the real estate industry and he was the first to offer the single-family home as a condominium. Davidson later on created condominium suites in Maine and he financed a salvage expedition that raised a 70-foot sections H.M.S DeBraak shipwreck, a British warship that sank off the coast of Delaware in 1798 rumored to be carrying vast treasures. Over the past decade, he embarked on an “egg-venture,” where he spent millions developing an egg pasteurization process to eliminate salmonella and bacteria. He now holds 6 patents. John presently resides in Atkinson, NH.

Although Stanford, Connecticut, may have more Fortune 500 Companies per square mile and Boston is certainly an economic engine, these major cities lack one critical resource that the Lakes Region has in abundance. Our beautiful lakes, mountains, forests and rivers continue to attract tourists to our area and new property owners to our area, and they all contribute to the Lakes Region growth and prosperity. Business development and industry growth is likewise important for our economy’s engine and like any community, we need jobs to prosper. However, we can’t lose sight of what our region is all about; we’re primarily a tourist, second home, and semi-retired home market. We also have a strong primary residential market in our surrounding towns, with many young families investing in the Lakes Region. All of us in the Lakes Region should strive to make it the best possible New England destination. Quality development in the Lakes Region is critical; we need to develop communities we can be proud of, like South Down Shores and Long Bay. I’ve seen the excitement first-hand in the comments from families who have purchased over the years. They absolutely love the community and the entire Lakes Region. They may have started out by renting in the community and then graduated to a small condominium and eventually into a permanent single-family home. So many of them have commented that there’s so much more to do here in the Lakes Region than there was 25 years ago. Nowadays, we have many attractions like The Tanger Outlet Mall, Bank of NH Music Pavilion, the Winnipesaukee Playhouse, Lakeport Opera House, Gunstock Mountain Resort, The NH Motor Speedway, and many new restaurants and eateries. Additionally, there are so many more events to participate in, such as craft fairs, The New England Pond Hockey Classic, fishing derbies, car and boat shows, and the NH Pumpkin Festival.

The popularity of these two communities is evident by the strong sales activity over the past years as follows:

2017

Sales: 54

The average selling price of $389,856

Price range of $162,000-$770,000

2018

Sales: 62

The average selling price of $365,893

Price range of $174,750-$900,000

2019

Sales: 51

The average selling price of $456,211

Price range of $178,000-$1,175,000

2020

Sales: 53

The average selling price of $478,196

Price range of $213,000-$1,150,000

2021

Sales: 39

The average selling price of $527,956

Price range of $249,900-$1,004,000

2022

Sales: 36

The average selling price of $656,329

Price range of $374,000-$1,340,000

2023

At present, 9 homes have sold for an average selling price of $641,211 with a price range of $450,000-$1,025,000 and there are 3 properties available for sale ranging in price from $515,000-$1,199,900.



That’s a pretty good testimonial to the success of these fine communities.

This article was written by Frank Roche. Frank is president of Roche Realty Group with offices in Meredith and Laconia, NH, and can be reached at (603) 279-7046. Data was compiled by a NEREN map search on 06/1/2023 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.

Looking for South Down Shores or Long Bay real estate?


22 Darwin, Laconia, NH 03246

MLS #4988008

City:Laconia, State:NH

Price: $1175000

Welcome to this highly upgraded, newly constructed home in the very popular gated, waterfront community of South Down Shores that offers 3464 sq ft, 3+ bdrms, 3 baths and sits on an acre lot. Upon entry, you will be greeted by a spacious, open-concept layout, boasting an upscale kitchen adorned with abundant cabinets, tile backsplash, 5-burner gas stove, and large center island featuring an upgraded Silgranite sink, a coffee bar with wine fridge, and large walk-in pantry elevate the culinary experience. Entertain effortlessly in the adjacent dining area, complemented by a 4-season sun porch while the living room exudes elegance with a marble-framed gas fireplace, and soaring cathedral ceiling. The roomy primary suite includes a large bath with double sinks, tile step-in shower, and a walk-in closet compliment the Suite. Ascend the staircase to discover 2 well-appointed bdrms, a large bonus room with plenty of space for a game room and still have extra sleeping quarters, and full bath. The exterior of the house is equally impressive featuring a Farmer's Porch, Leaf Guard Gutters, and a stone walkway that enhance the curb appeal. A whole house generator ensures peace of mind during power outages, while the irrigation system maintains the landscaping effortlessly. Parking is a breeze with the overside 2 car garage. Every detail has been meticulously crafted to offer the utmost comfort. Come and enjoy the 4000' ft of waterfrontage, beach, and all the outdoor activities offered. 65f3453f34e2b5e13753d282 1.05 9695 Beach Rights Club House Tennis Court Interior 1 0 0 2 3 3 2914 Laconia RE_1 NH-Belknap Parade Rd to South Down Shores. Gate code needed. Take 3 right onto Darwin Place. Second house on left. 22 Darwin Place neren3 2 1 65f343b034e2b5e1044341c2 1 1 1710441164 43.5697871 1710374400 1175000 Nancy Williams 4988008 Active -71.4809706 45738 4988008 1482 22 Darwin, Laconia, NH 03246 1711482100 Roche Realty Group 40 403 Single Family Homes Residential Welcome to this highly upgraded, newly constructed home in the very popular gated, waterfront community of South Down Shores that offers 3464 sq ft, 3+ bdrms, 3 baths and sits on an acre lot. Upon entry, you will be greeted by a spacious, open-concept layout, boasting an upscale kitchen adorned with abundant cabinets, tile backsplash, 5-burner gas stove, and large center island featuring an upgraded Silgranite sink, a coffee bar with wine fridge, and large walk-in pantry elevate the culinary experience. Entertain effortlessly in the adjacent dining area, complemented by a 4-season sun porch while the living room exudes elegance with a marble-framed gas fireplace, and soaring cathedral ceiling. The roomy primary suite includes a large bath with double sinks, tile step-in shower, and a walk-in closet compliment the Suite. Ascend the staircase to discover 2 well-appointed bdrms, a large bonus room with plenty of space for a game room and still have extra sleeping quarters, and full bath. The exterior of the house is equally impressive featuring a Farmer's Porch, Leaf Guard Gutters, and a stone walkway that enhance the curb appeal. A whole house generator ensures peace of mind during power outages, while the irrigation system maintains the landscaping effortlessly. Parking is a breeze with the overside 2 car garage. Every detail has been meticulously crafted to offer the utmost comfort. Come and enjoy the 4000' ft of waterfrontage, beach, and all the outdoor activities offered. Dead End Private Laconia Sch Dst SAU #30 Laconia High School Laconia Middle School NH 2 Darwin 22 South Down Shores 1711482790 https://my.matterport.com/show/?m=oXHftjjLnNX&mls=1 https://youtu.be/6kJyg9uzeLI Shared-Private Yes Lake Winnipesaukee No Lake 2020 03246 ListPrice 1175000 1710441791 1175000 ListingStatus Active 1710441791 Active Point -71.4809706 43.5697871 RETS https://s3.us-central-1.wasabisys.com/apiv1.photos.master/1e7e-4988008-1-neren3.jpg 1 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/d6ef-4988008-2-neren3.jpg 2 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/8bca-4988008-3-neren3.jpg 3 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/053c-4988008-4-neren3.jpg 4 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/d9fd-4988008-5-neren3.jpg 5 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/1e69-4988008-6-neren3.jpg 6 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/0896-4988008-7-neren3.jpg 7 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/6652-4988008-8-neren3.jpg 8 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/f260-4988008-9-neren3.jpg 9 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/ddb5-4988008-10-neren3.jpg 10 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/b8c0-4988008-11-neren3.jpg 11 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/0b0c-4988008-12-neren3.jpg 12 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/cc85-4988008-13-neren3.jpg 13 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/f7ee-4988008-14-neren3.jpg 14 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/6e1c-4988008-15-neren3.jpg 15 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/028e-4988008-16-neren3.jpg 16 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/0d1f-4988008-17-neren3.jpg 17 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/a04b-4988008-18-neren3.jpg 18 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/695b-4988008-19-neren3.jpg 19 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/63c1-4988008-20-neren3.jpg 20 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/fbf7-4988008-21-neren3.jpg 21 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/1ab9-4988008-22-neren3.jpg 22 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/31b9-4988008-23-neren3.jpg 23 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/7c60-4988008-24-neren3.jpg 24 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/286f-4988008-25-neren3.jpg 25 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/5e06-4988008-26-neren3.jpg 26 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/c2fe-4988008-27-neren3.jpg 27 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/9f25-4988008-28-neren3.jpg 28 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/5b83-4988008-29-neren3.jpg 29 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/0f94-4988008-30-neren3.jpg 30 1710525901 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/7134-4988008-31-neren3.jpg 31 1710525902 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/5e98-4988008-32-neren3.jpg 32 1710525902 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/a573-4988008-33-neren3.jpg 33 1710525902 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/4f61-4988008-34-neren3.jpg 34 1710525902 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/6855-4988008-35-neren3.jpg 35 1710525902 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/f509-4988008-36-neren3.jpg 36 1710525902 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/dab3-4988008-37-neren3.jpg 37 1710525902 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/b164-4988008-38-neren3.jpg 38 1710525902 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/136b-4988008-39-neren3.jpg 39 1710525902 https://s3.us-central-1.wasabisys.com/apiv1.photos.master/bfcd-4988008-40-neren3.jpg 40 1710525902 1710525901 1710525982

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