The Lakes Region of New Hampshire, known for its picturesque landscapes, serene waters, and small-town charm, has long been a destination for seasonal visitors and residents alike. What was once a collection of modest cottage colonies and seasonal dwellings has grown into a dynamic and sought-after real estate market, offering both vacationers and year-round residents a unique combination of natural beauty and modern living. However, as the region has evolved, it faces the challenge of balancing development and growth with preserving the very essence that makes it special. Understanding how the Lakes Region has transformed over time while recognizing the importance of sustainable development is crucial to ensuring its future.
The evolution of the Lakes Region can be traced back to 1849 when the advent of the railroad opened the area to tourism. The Boston Concord & Montreal Railroad reached Weirs Beach, and it became a natural port and docking point for ferries passing Lake Winnipesaukee. Before the railroad, much of the region was isolated, accessible only by arduous journeys over rough roads. The arrival of the railroad changed this, bringing an influx of seasonal tourists and turning the Lakes Region into a thriving summer destination. Grand resort hotels and boarding houses built to accommodate the growing number of visitors dotted the shores of Lake Winnipesaukee and other nearby bodies of water. These hotels & boarding houses became landmarks in their own right, offering guests a place to escape the heat and hustle of urban life and enjoy the cool breezes and pristine waters of New Hampshire’s largest lake.
As tourism grew, so did the real estate market. Families who had vacationed at the grand resorts began to build seasonal cottages, many of them modest structures that reflected the simplicity and slower pace of life in the Lakes Region. Additionally, small cottage colonies dotted the lake sides. These camps, often perched on small plots of land near the water, became a hallmark of lakeside living. For decades, this was the dominant real estate model in the region—seasonal properties designed for summer use, typically unheated and minimally insulated. The charm of these cottages lay in their simplicity and their connection to nature, offering families a place to unplug, relax, and reconnect.
However, as infrastructure improved and transportation became easier, the Lakes Region began to see a shift. The area’s accessibility to major metropolitan areas, particularly Boston, meant that more people were looking to make their lakeside retreats more permanent. By the 1980s, the region saw a boom in condominium & second-home developments, particularly in towns like Laconia, Gilford, Meredith, and Moultonborough. Developers seized on the demand for more modern amenities and larger, year-round properties. These new developments offered a different kind of lakeside living—one that combined the natural beauty of the area with conveniences like individual boat slips, clubhouses, swimming pools, tennis courts, and beach amenities, even with golf cart access.
The appeal of these properties extended beyond just summer vacationers. Many were drawn to the idea of living by the lake year-round and enjoying Gunstock Ski Area & other nearby resorts leading to a surge in both second-home buyers and permanent residents. Moultonborough today has approximately 60% of its housing stock as second homes, Tuftonboro 53%, Alton 45%, and Laconia with 25%-28%. This shift brought many benefits to the Lakes Region. Year-round residents contributed to the local economy in new ways, supporting businesses, restaurants, healthcare facilities, concert venues, and schools that had previously been oriented around a seasonal population. The influx of new residents also led to an expansion of cultural offerings, including factory outlet stores, and new retail & restaurant establishments. Summer theater performances, outdoor concerts, art galleries, and community festivals became more common, fostering a sense of community among both longtime residents and newcomers.
The Lakes Region, once known primarily as a summer destination, was transforming into a vibrant, year-round community. Yet, with growth came challenges. The increased demand for lakeside & surrounding properties led to rising property values, making it difficult for some longtime residents to remain in the area. Environmental concerns also became more pressing, as the construction of new homes, condominiums, and infrastructure began to put pressure on the region’s natural resources. Water quality, in particular, became a concern because of phosphorus & nitrogen in fertilizer & soil runoff as development along the lakeshores threatened to introduce pollutants into the pristine waters that had drawn people to our region in the first place. We see the effect today with periodic algae blooms.
One of the biggest challenges facing the Lakes Region today is finding a balance between development and conservation. As more people are drawn to the area, the pressure to build new homes and communities continues to grow. However, unchecked development risks eroding the very qualities that make the region special. High-rise constructions and high-density development, for example, while efficient in terms of space, could alter the character of lakeside communities. The Lakes Region’s charm lies in its natural beauty and its small-town atmosphere—qualities that are threatened if development is not thoughtfully managed. We have multiple lakes and mountains in the Lakes Region that we all should strive to protect and preserve their natural state for future generations; there are many examples around the country of oceanside and waterfront towns that have been blemished because of over-development.
To ensure that the Lakes Region remains a desirable place to live and visit, it is important to prioritize sustainable building practices. Developers, local governments, and residents must work together to create a vision for the future that respects the region’s history, environment, and natural resources. This could include implementing stricter zoning regulations to prevent overdevelopment along the lakeshores, as well as encouraging the use of green technologies in new construction. Many new developments have already begun to incorporate eco-friendly practices, and new energy conservation techniques in their construction. These innovations reduce the environmental impact of new homes but also appeal to buyers who are increasingly interested in sustainable living.
Additionally, it is important to preserve public access to the lakes. As more private properties are developed, there is a risk that the lakes, which have long been a public resource, could become increasingly inaccessible to those who do not own waterfront properties. Local governments have been prioritizing the maintenance and additions to public parks, boat launches, and beaches, ensuring that everyone has the opportunity to enjoy the Lakes Region’s natural beauty. In conclusion, the Lakes Region has come a long way from its early days as a seasonal vacation spot. Today, it is a thriving community that offers residents and visitors alike a unique combination of natural beauty and modern conveniences. However, with growth comes responsibility. As the area continues to develop, it is crucial to strike a balance between preserving the region’s character and embracing the opportunities that come with change.
Some of Laconia’s recent new developments are examples of what our region is facing in terms of high-density developments. The development of South Down Shores and Long Bay in Laconia is an example of what I consider to be responsible development. There are approximately 650 homes and condominiums clustered throughout 360 acres of land with almost a mile for shorefront on Paugus Bay. This amounts to an overall density of only 1.8 units per acre, with wonderful amenities and protected common land areas. More input is needed from the residents of our communities to ensure that growth comes responsibly. By prioritizing sustainable development and thoughtful planning, with an emphasis on aesthetics, continuity, and conservation, the Lakes Region can continue to be a place where people come to relax, reconnect, and enjoy all that New Hampshire has to offer!
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. Please feel free to visit www.rocherealty.com to learn more about the Lakes Region and its real estate market
