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. These private gated communities feature unique condominium villages and single-family homes on private lots with many architectural styles and numerous amenities throughout.
Together with Frank Roche, we have pulled up the last five years of sales activity plus the first month of sales during 2026 to provide a market overview. We also researched the total assessed valuations with the City of Laconia for all properties at South Down Shores and Long Bay, including boat slips, dry berths, and storage units.
The total valuation was a staggering $542,388,600. When you multiply that figure by Laconia’s tax rate of $12.98 per $1,000, it amounts to $7,040,204 per year in annual tax revenue. When Frank Roche started marketing South Down Shores in the early 1980s for John Davidson, he never dreamed both communities would contribute over $7 million a year to Laconia’s tax base.
Think of how many new buildings and infrastructure improvements the city has gained from South Down and Long Bay property taxes. These are private gated communities with a very small school enrollment, and the association maintains the roads.
Both communities have been an economic engine for the Lakes Region. Many home builders, lumber yards, landscapers, plumbers, electricians, surveyors, attorneys, realtors, restaurants, boat dealers, concert venues, car dealers, golf cart dealers, convenience stores, decorating services, charitable organizations, and other vendors have benefited immensely over the years from South Down and Long Bay.
The land plan on 360 acres is exceptional, with an overall density of only 1.8 units per acre, much lower than what Laconia is approving in recent years. Since 1983, the name “Roche” has 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, with almost one mile of Paugus Bay shorefront with fabulous beaches, boat docks and berths, pools, tennis, walking trails, small clubhouses, and other amenities. The landscape plan is outstanding. PK Zyla & Nancy Williams sold the highest-priced condominium unit at $1,550,000, and the highest single-family home sold for $1,850,000.
Sales Activity for South Down Shores and Long Bay
2021 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 four days, and the total sales volume was $12,733,800.
2021 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 four days, and the total sales volume was $7,541,521.
2022 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 six days, and the total sales volume was $14,914,050.
2022 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 nine days, and the total sales volume was $10,484,800.
2023 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 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 two days, and the total sales volume was $8,966,300.
2024 Condominium Sales
There were 7 condominium sales. The median sales price was $509,900, and the average was $594,642. The lowest price was $481,200, and the highest price was $849,900. The median days on the market was four days, and the total sales volume was $4,162,508.
2024 Single-Family Home Sale
There was one single-family home sale. The sales price was $1.1 million, listed by Roche Realty Group. The days on the market was 45 days, and the total sales volume was $1.1 million.
2025 Condominium Sales
There were 18 condominium sales. The median sales price was $567,500, and the average was $664,577. The lowest price was $415,000, and the highest price was $1,499,900. The median days on the market was 8 days, and the total sales volume was $11.9 million.
2025 Single-Family Home Sales
There were 7 single-family home sales. The median sales price was $1,035,000, and the average was $1,089,285. The lowest price was $787,500, and the highest price was $1,850,000. The median days on the market was 28 days, and the total sales volume was $7.6 million.
2026 Year-to-Date Sales
There were two condominium sales and one single-family home sale. Median price was $559,900, average price $618,300, lowest price $510,000, highest price $785,000. Median days on the market was 20, and the total volume was $1,854,900. One condo is under agreement with a list price of $549,900.
2026 Properties for Sale
There are 3 condominiums for sale priced from $599,900 to $829,900. Median time on the market is 82 days. There are 4 single-family homes for sale priced from $1,050,000 to $1,249,900. Median time on the market is 136 days.
Legacy, Demand, and the Future of South Down Shores and Long Bay
Frank Roche began 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 summer months. There will never be another community like South Down Shores and Long Bay on Lake Winnipesaukee.
This article was written by PK Zyla (603-496-8490) & Nancy Williams (603-393-9716), of Roche Realty Group with an office in Meredith. They can also be reached at 603-279-7046. Visit rocherealty.com to learn more about the Lakes Region and its real estate market.
Frequently Asked Questions About South Down Shores and Long Bay
What are South Down Shores and Long Bay?
South Down Shores and Long Bay on Lake Winnipesaukee are two very popular water access communities.
Where are South Down Shores and Long Bay located?
They encompass over 360 acres with almost a mile of shorefront on Paugus Bay.
What types of homes are in South Down Shores and Long Bay?
These private gated communities feature unique condominium villages and single-family homes on private lots with many architectural styles and numerous amenities throughout.
Why are South Down Shores and Long Bay important to Laconia?
When you multiply the total assessed valuation by Laconia’s tax rate, it amounts to $7,040,204 per year in annual tax revenue.
What amenities are available in South Down Shores and Long Bay?
They offer fabulous beaches, boat docks and berths, pools, tennis, walking trails, small clubhouses, and other amenities.
Is there demand for homes in South Down Shores and Long Bay?
The demand for South Down Shores and Long Bay properties is always out there.
