Lake Winnipesaukee Waterfront Market Update – May 2025

As we head into Memorial Day weekend — the unofficial kickoff to lake season — the Lake Winnipesaukee waterfront market is starting to show its hand for the 2025 season. The surge of interest is here, but buyers are moving differently than they have in the past few years.

As of abotu the same time last year, there are 36 privately owned waterfront homes currently listed on Lake Winnipesaukee — up significantly from last May, when inventory hovered in the mid twenties.

This increase is giving buyers more leverage and options — and they’re using it. Today’s buyers are more selective, often waiting for the right combination of location, sun exposure, frontage, and condition. Homes without those standout features — or those priced too aggressively — are sitting longer or requiring price adjustments to generate traction.

We are seeing the buyers are much less urgent and also are very green when it comes to owning waterfront in the Lakes Region or knowing where they are on the lake when touring. 

One of the more surprising sales this spring was 40 Boathouse Road in Moultonborough. While the price may feel high relative to lot size and frontage — with just a half acre, 100 feet of shallow water access, and a neighboring shared access lot — it’s still impacting comps in the area. That said, the home checks several key boxes that buyers continue to prioritize: new construction, southwest exposure, sandy bottom, and a perched beach. Those features helped drive a stronger sale price despite the land constraints.

Another recent Moultonborough sale, located just off Eagle Shore Road, offers a fantastic location close to town. Whether as a tear-down, renovation project, or as-is lake escape, it illustrates the spectrum of buyer interests right now.

Interestingly, three of the four recent sales closed significantly below their asking price, with an average list-to-sale price ratio just under 92%. The exception was Varney Point, which sold for full price — but only after returning to the market with a $200,000 reduction following a 30-day hiatus to reset its days on market.

The spring 2025 market on Lake Winnipesaukee is active, but no longer forgiving of overpricing. Even properties with strong features are seeing negotiated deals — unless they strike the right balance of value and presentation from the start.

For sellers, the message is clear: price strategically, prep thoroughly, and take advantage of the pre-summer window when buyer interest peaks. For buyers, now is the time to act — but with more options than we’ve seen in years, the best opportunities are going to those who are ready to move quickly on the right fit.

If you’re thinking of buying or selling on the lake this season, we’re here to guide you through it — with strategy, insight, and a deep understanding of what Lake Life really means.