I first came to the Lakes Region on a vacation, like many do. My family and I had set aside 2 weeks to learn something about New Hampshire and visit with relatives who had a second home on Loon Pond. The setting presented an entirely different environment for my 3 children who had been born and raised in Colorado. I mean the novelty of a lake outside your back door was something you don’t have in most parts of the west.

But, children being children, by the third day I was given to understand that there was nothing to do. Unless of course one went fishing or canoeing or sailing or water skiing or swimming or kayaking, or just floated out on the lake in an inner tube. I guess it’s all in one’s perspective. So, I drove out to a chamber of commerce kiosk and picked up copies of things to do in New Hampshire. Just a few out of more than 100 brochures.

The next day, we were introduced to Lake Winnipesaukee by booking passage on the Mt. Washington from Alton Bay to Meredith and back. This turned out to be a major hit with everyone. The excitement of activities on the lake and the observance of what seemed like an exotic island life was we talked about that night around the campfire.We decided we wanted to see more of New Hampshire and picked out our favorite places to go.

The following day we all took a drive to the actual Mount Washington and rode the cog railway to the highest point in New England. No one really knew what to expect but we were keen on getting to the top via a steam engine. From the base the climb appeared to be impossible, from halfway up we were sure it was. The views seemed to encompass all of New Hampshire as well as Vermont and Maine. We were, the conquerors of fourteeners in Colorado, impressed. Shopping in the afternoon at the discount stores in North Conway proved to be a real bargain and practical side trip for everyone.

The day after we all went to the Loon Sanctuary in Moultonborough, had lunch in Sandwich at the Corner House and then drove up and over Sandwich Notch into Campton and on to the Waterville Valley ski resort. Earlier in our vacation I had read  “The Road Through Sandwich Notch” by Elizabeth Yates. And so I was able to point out and reflect on the individual histories of many of the 200-year-old stone foundations we saw along the dirt road. This book is well worth reading for anyone curious about the colonial life of the settlers in the interior wilderness of New Hampshire.

Late the following morning we made a visit to the Weirs for a more contemporary view of the life styles of those drawn to the Lakes Region. And then on to the nearby Fun Spot arcadeium completed our required “not to be missed agenda”.

Well rested the next morning we decided to stretch our legs on what we expected to be a stroll of a mile and a half up Mount Major. We came away with yet another understanding of and respect for the physical beauty of Lake Winnipesaukee, not to mention the vertical challenges of hiking in New England.

After the hike we all voted to travel the circumference of the lake itself. Everyone loved Wolfeboro and at Center Harbor we saw the Mt. Washington again taking on passengers for a new cruise. We had an early dinner in Meredith and walked along the town docks admiring the private boats and yachts moored there.

The following morning with our vacation dwindling down to just 4 days we felt we should see the White Mountain region again and so made drive and saw the state’s official emblem. Back then the Old Man in the Mountain still held onto his place on the cliff face in Franconia Notch. A quick trip over the Kancamagus Highway brought us by Loon Mountain Ski area, which impressed the Steamboat Springs skiers.

The next day the realization hit everyone with the same intensity that we only had 3 days left in New Hampshire. We were determined to spend every minute from then on at Loon Pond. I remember wondering what life would be like here for the other 50 weeks of the year. Fifteen years later we would find out.

Its great!

Jferriman@spencerhughes.com       (603) 520-5385

Last week Chief Executive Magazine released their 2009 survey ranking the 50 states based upon a number of economic statistics; gross state product per capita, civilian labor force, employment rates, unemployment rates, average salary, taxation and regulation, quality of workforce, living environment etc.

New Hampshire fared respectably at 18. Our nearest neighbors, not so well.

Massachusetts slipped to a low of 47, New York plunged to 50, Connecticut held at 38, Maine at 33 and Vermont at 36. It was suggested that many states needed to change direction if they are to become competitive again. Many of them seem to be presenting regulatory and tax disaster scenarios for large and small businesses alike.

The 2009 MSN Money site listed the states by those having the most onerous state and local taxes. Vermont won with the highest burden at number 1, followed by Maine at number 2, New York at 3, Connecticut at 8, Massachusetts at 28 and lastly New Hampshire came in second only to Alaska at 49. The figures represent the current tax ratio as a percent of income. 

Other surveys based upon factors such as quality of life, healthy behavior, life evaluative indices and well being indexes seem each year to place New Hampshire in the first, second or third position of all fifty states. Not bad.

But I want to go further in examining the infrastructure of New Hampshire.

Our elected legislative assembly is the third largest in the world. I like that, the opportunity for misguided legislation is thereby reduced. We have a number of internationally known preparatory schools such as Phillips Exeter, Brewster, Proctor, Tilton and Holderness. Excellent transportation options exist with the Manchester – Boston Regional Airport and Portsmouth International Airport. The Lakes Region also has the Laconia airport where Gulfstreams and Lears regularly land. Excellent interstate highways and bridges are maintained throughout the state. At the northern extremity of that band of commercial, industrial, political and educational activity extending from Washington D.C. through Boston we are well situated to participate in the decision making of the country.

Along with our undeveloped forested areas, clean water aquifers and healthy air we enjoy a quality of life that seems superior to many other areas of our country. Forest fires are infrequent and manageable for the most part. The chance of earthquake destruction is small. Drought can appear anywhere but the abundance of surface water reduces the threat. We have winter snows but not the kind that regularly seem to paralyze the western states. Our population growth thus far has been well managed and in accordance with our natural resources. New Hampshire is and has been a destination and an ideal for vacationers, shoppers, sportsmen and second homeowners.

All this compiled data and reflective conclusions lead me to the subjective part of the writing. Any large or small businesses hobbled by what are confiscatory institutionalized practices need to make their own independent assessment of New Hampshire. I and the men and women of Prudential Spencer Hughes look forward to providing solutions to your relocation questions and requirements. 

Jferriman@spencerhughes.com   (603) 520-5385

So you are considering some time up in New Hampshire’s Lakes region? Well sit back with your favorite drink and let me give you a whirlwind tour.    Better yet, clear off that desk, unfold a nice map and I’ll guide you along the best I can.

If you are fortunate enough to be staring at a map that shows the topography of NH’s lakes region, the first thing that might jump out at you is presence of Lake Winnipesaukee enveloped by beautiful mountains right in the center of the map.   Lake Winnipesaukee encompasses 72 sq. miles, 182 miles around, with 253 islands of various shapes and sizes so there is plenty exploring to do whether your in a boat or a landlubber.    The real estate options on Winnipesaukee are as diverse as the rugged Lakes region landscape.  From majestic south-facing sunsets and north facing vistas over the sandwich and Ossipee ranges, to a quiet afternoon at the 5th generation family cottage or a 7,000sq. ft luxurious Adirondack home, life on or near”Winni” just offers a quality of life that will make your family want to settle for a few generations.

Lake Winnipesaukee shares a border with eight NH towns: starting with my home town of Wolfeboro in the southeast corner and then heading around the lake counterclockwise, Tuftonboro, Moultonborough, Center Harbor, Meredith, Laconia, Gilford, Alton.

Wolfeboro: A popular summer destination on the southeast corner of the lake with a claim to fame as “The oldest summer resort in America” due to the large summer residence that then Governor John Wentworth built on the shores of Lake Wentworth in the 1700′s.   Today Wolfeboro has a year-round population of approximately 6,500 residence that swells to around 20,000 in the summer months.   Wolfeboro is a great little lakeside village with restaurants, music festivals, craft fairs, a real throwback in time with little kids running around with ice cream dripping down their faces.  The town is largely void of box stores and strip malls and doesn’t even have a stop light.   Wolfeboro also has its own regional Huggins Hospital  where my two daughters were born and myself.   Right along Winnipesaukee’s Wolfeboro Bay shoreline you’ll find the beautiful campus of Brewster Acadamy prep school which is attended by students from around the world and also hosts the Heifetz international musical festival during the summer months

If the price tag for Wolfeboro Winnipesaukee waterfront real estate sours the appeal there are a number of water access communities and exceptional public access properties to consider as well.  You will also want to take a gander at the great secondary lakes in Wolfeboro: Lake Wentworth, Crescent, Mirror, Lower Beach pond, Rust Pond.

Tuftonboro:  Just minutes from downtown Wolfeboro, Tuftonboro offers a quieter alternative to the busy summer traffic with plenty of waterfront and mountain views with an exceptional property tax rate.  Homes in Tuftonboro typically give you a little elbow room and a great rural lifestyle.   With great mountain views and waterfront Tuftonboro should be at the top of your short list.

Moultonborough:   Moultonborough, NH offers the most Lake Winnipesaukee shoreland of all the lakeside town.   Moultonborough is another quiet rural community outside the hustle and bustle of the resort lifestyle with the lowest tax rate on the lake.   It  also tends to be the most affordable access to homes on the big lake due to its remoteness and extensive shoreline.  If you need to be close to a variety of restaurants, shopping and a major grocery store you may want to consider one of the larger towns.   If your looking to escape the resort town atmosphere and enjoy a rural escape Moultonborough is just the ticket.   Make sure to try the top rated Woodshed restaurant while your there.

Center Harbor:  A quaint village and junction toward the north country and Squam Lake ( ”On Golden Pond”).  Center Harbor lies just outside the summer peak congestion of Meredith with easy access to amenities, movies, restaurants.  While your there make sure you stop by the Canoe restaurant for some great food or the Thai food over at the Lemon Grass is very good too.

Meredith:  A destination resort town in the northwest corner of Lake Winnipesaukee with a boardwalk along the water, restaurants and the Inn at Mills falls.    Meredith has gone through a dramatic expansion over the years and has tried to maintain a balance between growth and its New England village appeal.   Meredith’s appeal is largely due to it’s location along the Interstate 93 corridor, near the White Mountain National Forest and it’s location along the shores Lake Winnipesaukee with access to outlet store shopping, movie theater, restaurants and other amenities.  If you visit during the peak summer months of July and August be prepared for some traffic congestion.    Most of the locals get in and out of town in the off peak hours of the day and enjoy the long summer days outside the fray.    Meredith also has some great secondary lakes nearby such as, winnisquam, Waukewan, Newfound and squam just to name a few.

Laconia:  A blue collar city in the southwest corner of the lake with all the major amenities you would expect.  The family friendly and and popular waterfront area in Laconia is known as Weirs Beach with Funspot arcade, mini race cars and a busy boardwalk with restuarants and acitivities.  Laconia has number of waterfront price points with condos and Lake Winnipesaukee access from Paugus Bay.   Lake Winnipesaukee’s Governors Island is also accessed via bridge from the mainland and is a popular residential lakeside community.

Gilford:  Located right on the edge of the Belknap mountians and home to Gunstock Ski area. Gilford shares has a commercial strip that leads into Laconia complete with movie theater and small regional airport.  Gilford has a great residential community and offers a number of waterfront condominiums with rental options.  Gilford also has great schools with good access down the interstate 93 corridor to Concord and Manchester and southern points beyond.

Alton: On the southeast corner of the lake, Alton has extensive shoreline on Lake Winnipesaukee with good access to NH’s seacoast and also Concord and Manchester in the central part of the state.  Along Alton’s southern shoreline skirts route 11 where waterfront lots tend to be smaller and more affordable.  Like many Lakes Region towns Alton’s population swells in the summer time and Alton Bay comes alive with clam shacks and a fun laid back atmosphere.   Between Alton Bays roads and surrounding hillsides lots tend to be small and steep which offers access to the lake at a variety of price points.  Alton’s northern shoreline flattens out as you head toward Wolfeboro and offers a number of premium waterfront and water access communities with long views down the broads with spectacular sunsets.     For Secondary Lakes in Alton be sure to take a look at Merrymeeting and Halfmoon lakes.

If you have questions drop me an email at josgood@spencerhughes.com .

For some I am going to commit a heresy. I say it is not the lake itself that we love; rather it is where the lake meets the shore that is the most exciting and appealing to us. After all a body of water’s surface presents mostly an expanse of spacious monotony, uniform in its appearance. The shoreline is what involves us in the hidden complexities of the lake and excites our interest in its mysteries. From the stately mansion to the seasonal cottage each owner gains immense pleasure and value through their observance of and sounds associated with the interaction between the lake and its shoreline. Personal discoveries and entertainment possibilities awaken and nourish creativity within us as our horizons expand. As investments, waterfront properties never seem to lose their appeal for buyers. Whether this is a form of a deep sub-conscious vestige of evolutionary origin or simply represents the most convenient place to park one’s boat I don’t know.

So this being the case I think it might be appropriate to provide an abbreviated discussion of various shoreline ownership options in the Lakes Region.

Within the body of law regarding water rights “riparian rights” are granted to owners of land along rivers, streams and similar bodies of water. “Littoral rights” refer to owners of lands bordering navigable lakes, seas and oceans. In either instance owners with these rights enjoy by and large unrestricted use of these waters though these rights cannot be retained by the former owner when the property is sold.

In the Lakes Region water rights fall into the following categories;

First, direct ownership. Where deeded property along the shoreline is passed along to the buyer. The deed discloses the length of shoreline ownership based upon survey descriptions.

Second, ROW (right of way) can be a guarantee of access to and/or deeded dockage on a body of water without actual shoreline ownership

Third, shared ownership of shoreline property is passed through or within an association or partnership.

The shoreline presents almost limitless exploration for all ages and means.

 Jferriman@spencerhughes.com  (603) 520-5385

The ideal of the “Zero Energy Home” comprised of wind and other alternative energy sources is a concept which is gaining attention with forward thinking builders including installation costs into the price of some new homes. And a greater number of buyers like the idea of lower/zero electricity bills for a 20 year + life of the turbine.

jferriman@spencerhughes.com  (603) 520-5385

“Luxury camping” is how an early client of mine described his new Winnipesaukee home. That feeling which he and his family experience through the subtle interaction of the home’s architecture and the forest environment. The imaginative design features incorporating oversize timbers, roughly dressed limbs, peeled bark sheathing, branch work patterns on porch railings and imaginative woodland furniture.

These features encompass the “Adirondack Style“, dating back to the 1880s in upstate New York and now found from the Rocky Mountain West to our own New Hampshire Lakes Region. The sweeping verandas, wide staircases and overlarge windows invite the homeowner to become part of the natural setting and provide a sense of new adventure each day. I encourage you to consider embracing a truly unique lifestyle, one which will be treasured by each family member all of their days. The unmistakable style allows nooks and corners of the home to become personalized while sleeping and napping porches allow the experience of becoming part of the natural activities of lake life. Late at night owl hoots, early morning loon calls and afternoon breezes are among everyone’s favorites. 

In the lakes region there are several builders specializing in Adirondack style homes and examples of their work abound. Their creativity imparts a never to be forgotten sense of discovery to those searching for a unique second home experience. After all every man and woman carries in their mind the image of the ideal place, the one true home. For myself I’ll take a secluded Adirondack style home nestled into the shoreline of Lake Winnipesaukee or one of the other beautiful lakes in New Hampshire.

Jferriman@spencerhughes.com   (603) 520-5385

I thought that it might be helpful to review the market trends and underlying forces over the past 5 years as influencing factors affecting condominium versus traditional single-family ownership. It is generally understood that an aging population, central urban locations, detailed construction improvements, innovative architectural techniques, low financing rates, greater availability of credit and the changing demographic trends have been responsible for the accelerated levels of condominium ownership.

The ideal of the two-parent family with 2.2 children living in a suburban house is being supplanted by an array of arrangements, including single professionals, divorcees, active retirees and single parents. For many, an urban condo has become more luxurious and convenient than a house with a yard demanding maintenance.

I believe that the condo market reflects a truer picture as a market forecaster than any other indicator.The underlying factors for this belief are the basic observations of the differences in ownership.  Condo owners, of course, buy the walls and interior of their apartment and a percentage of the building’s common areas, which are typically managed by a condo association. With a condo, there’s no adding floor space or big improvements, if you see a price change it is purely appreciation  or depreciation. The factor of major improvements to a dwelling is absent. Therefore, condo prices show greater volatility and the condo buyer acts more like a growth stock investor and is quick to react to what they perceives is happening in the market.

Buying a condo is a lot like buying a share in a closely held-publicly traded, non-profit real estate holding corporation. But, many buyers spend more time researching a used car purchase than they  when they are buying a condo. The buyer is effect becomes a business partner with strangers in a multi-million dollar real estate development partnership. Again, NAR stats reflect that one in three homeowner associations, (HOAs) are unable to meet major repair and replacement obligations because of insufficient reserves. When a HOA can’t financially take care of itself, typically it seeks additional funds in the form special assessments. The portion of an association’s budget called the reserve fund reveals how much cash is available for upcoming obligations. If the HOA has less than 30% of the reserves then the reserves would be thought to be in a “poor” condition.

In the past, the highest and best uses of land were commercial, now this emphasis has been shifting to residential. And, within this category the most influential factor has become condo ownership for private use or investment. This ratio determines the strength of the condo market. Since the height of the market, July of 2005, the underlying condo value has declined primarily on the miscalculation of the speculator investor. The urban market is only now showing isolated signs of recovery to the high-end market niche.  Second home and vacation markets have not experienced the wide swings and in our belief whereas prices must decline on many individual units to “create a sale” the trend remains unique in the potential represented here in the Lakes Region.

I want to offer my opinion that no condo is perfect. And because of this I recommend that any buyer hire at their own expense a certified property inspector to make a detailed property inspection and attend the physical inspection of the unit. Just because as a condo buyer you only are buying the interior of the unit you still should have a clear picture of the overall quality of the construction. And with the inspector’s summary, which will include discovered flaws, you will have a stronger position for negotiations prior to closing. It is the interests of both parties to find a solution or solutions to allow the agreement to go forward.

jferriman@spencerhughes.com  (603) 520-5385 

The scenery across the street from my office in Alton Bay abruptly changed on the afternoon of Easter Sunday. At approximately 4:30 PM a smoke column within the Christian Conference Center community was visible to people enjoying the day at the Alton town docks. Sunday was a bright and clear day but very breezy with low humidity. The wind came down Lake Winnipesaukee from the North West and by the time it reached Alton Bay at the southern end of the lake gusts were as high as 40MPH.

The Christian Conference Center has a long lineage in the Alton community. The many cottages erected on the grounds had been used by summer residents for decades. The traditional cottage structures were closely bunched among the tall pines and hardwood trees. And, herein lies the origins of the disaster where a firestorm consumed 40+ cottages outright and damaged many more. What could have been done to avoid the disaster is being and will continue to be much debated in Alton.

The origin of the fire may never be known but conclusions will be reached which have application to all the communities in the Lakes Region of New Hampshire. Seasonal cottage life in and around Lake Winnipesaukee is a special and distinctive experience. Families have powerful shared summer memories of life in a natural setting near the lakes. I thought a short primer might be in order to review some common sense choices to fire awareness for cottage owners.

There are construction materials that could be utilized for their improved fire resistance characteristics. Roofing and siding are the key components of fire safety. Double glazed and tempered windows are far more resistive than single pane. Elimination of nooks and crannies reduce places where an ember can lodge. Proper care and maintenance of a chimney is critical and every chimney should be screened.

Maintaining open ground around the cottage to create a firebreak and ample use of gravel pathways and rock gardens are important. Maintaining the ground cover and removal of  dead or dying shrubs and trees is essential. Making a real distance between the cottage and piles of firewood makes good sense and keep the area free of loose debris.

Be aware that a fire can roll up a hillside faster than it can go down it so pay attention to the ground downhill from the structure. Have traditional fire extinguishers available and instruct members of the family in their use. And it is of the highest importance to make everyone aware of the potential for destruction by fire of the treasured family cottage.

Jferriman@spencerhughes.com   (603) 520-5385  

The term “curb appeal” is a very underrated term. The first introduction buyers have to your investment is what they see from their car window. Staging your home starts with its exterior and the grounds surrounding it. A healthy lawn, shrubbery, trees and an uncluttered lawn make a good first impression of the home and yourself. Allow the buyers to imagine living there before they even enter your home.

Upon entering minimize distractions. By this I mean de-clutter each and every room. Buyers will picture their own personal items or ideal furniture in a room if they are not overwhelmed by your own. A room that has less in it only seems small to the person who has reduced the amount of things in it. A balance of hard and soft furniture as well as simpler shapes bring focus to the room as the buyer enters.

A home on the market must always be a close to white glove clean as possible. Windows. carpets, draperies, lamps, stairs and floors should all pass the white glove test. Odors are critical. Dirty fireplaces and wood stoves can make an overriding negative impression on first time visitors or cause them to wonder what other less obvious problems exist. I strongly recommend that construction flaws be repaired prior to placing a home on the market. Never try to mask a defect.

Price to the market. If you are not prepared to list your home at a fair market value I suggest you wait for a stronger market. Serious qualified buyers are better judges of true value than sellers. They have been making active comparisons of homes in your price parameters regularly. By setting an asking price above market value serious buyers won’t seriously consider your home. Attracting multiple competing buyers is your objective and will only result when the perceived value is too strong to be ignored.

An experienced agent is important to your effort. An agent who can correctly value your home and attract buyers to it over a 3 or 4 month period will be more useful to you than one who doesn’t and thereby allows your home to languish on the market for an extended period. Effective marketing of your home by the agent and agency is equally as important.

Access is essential. Be prepared to vacate for showings with reasonable notice. Restricted viewing hours and or days will inhibit certain buyers from seeing your home. And be prepared to negotiate. It may helpful to view your home impersonally, though it has been your most valued treasure for many wonderful years, as a commodity subject to the existent market conditions.

Jferriman@spencerhughes.com (603) 520-5385