When the Perfect Lakefront Property Needs a Personal Vision

KEY TAKEAWAYS

• Even luxury lakefront properties sometimes need modifications to match a buyer's specific lifestyle needs

• Understanding lot coverage regulations and setback requirements is essential when buyers want to expand or modify waterfront homes

• Connecting buyers with the right builders early in the process helps them make informed decisions about renovation costs and feasibility

THE LOT COMES FIRST

When a buyer falls in love with a waterfront property in New Hampshire's Lakes Region, they're really falling in love with two things. The first is the location, the lot, the water access, and the views. The second is the house itself. And sometimes, those two loves don't line up perfectly.

Brie Stephens encountered this exact scenario in fall 2024 when a buyer found what appeared to be an ideal lakefront property. The home checked every major box for luxury waterfront living. It was newer construction, well-maintained, and offered the highly desirable long lake views with afternoon sun. For anyone familiar with Lake Winnipesaukee real estate, that combination represents the gold standard.

But the buyer had a clear vision for how she wanted to live on the lake. And the existing home, while beautiful, didn't quite match that vision.

WHEN STANDARD DOESN'T MEAN SUFFICIENT

The buyer wanted three significant changes. She needed a much larger kitchen than what currently existed. The existing kitchen was perfectly appropriate for the home's size and style, but it didn't match her lifestyle needs. She also wanted to relocate the fireplace and connect a bunk room situated above the garage to the main house on the second-story level.

These weren't minor cosmetic updates. They were structural changes that would require professional input, cost analysis, and crucially, verification that the modifications were even possible given local regulations.

"She wanted the house. She wanted the property. She wanted the location, but she needed to speak to people to know what the cost of these things would entail and if they were even possible," Brie explains.

UNDERSTANDING LOT COVERAGE IN MOLTONBORO

Brie Stephens leads Lake Life Realty at Compass, the top-performing lakefront real estate team in New Hampshire's Lakes Region. That expertise meant she already understood a critical factor about the kitchen expansion. The property had an existing deck adjacent to the kitchen area. Because that deck was already calculated as part of the lot's impervious coverage, expanding the kitchen into that footprint wouldn't exceed the allowable lot coverage limits.

Without that deck, the expansion likely would have pushed the property over its permitted impervious surface area. Brie also knew the expansion could proceed while still meeting Moltonboro's setback requirements from side property lines.

That knowledge gave the buyer one clear answer immediately. The kitchen expansion was feasible within the size parameters she wanted.

BRINGING IN THE BUILDERS

For the fireplace relocation and the second-story bunk room connection, the answers weren't as straightforward. Lake Life Realty specializes in luxury waterfront properties on Lake Winnipesaukee and throughout the NH Lakes Region, which means maintaining relationships with builders who understand lakefront construction challenges.

Brie brought in three different builders to meet with the buyer. One was the original builder of the property, who understood the home's construction better than anyone. These weren't casual conversations. The buyer needed rough estimates on costs and honest assessments about what was structurally feasible.

Those meetings gave her the information she needed. She could see the numbers. She could understand the scope of work. And she could verify that making these changes wouldn't leave her financially upside down in the current market.

MAKING IT HER OWN

Armed with professional input and cost projections, the buyer moved forward. She went under contract knowing exactly what she was getting into. She would buy the property and make the modifications that would transform it into her vision of lakefront living.

The fundamental principle held true. As Brie puts it, "They don't continue to make waterfront properties, so you have to fall in love with the lot first."

Brie Stephens was named to NAR's 30 Under 30 and has closed over $128 million in lakefront property sales. That success comes partly from understanding that waterfront real estate is about more than just what exists today. It's about what's possible. The lot, the water access, the views, the sun exposure. Those elements can't be changed. But within reason and within regulations, the home can evolve to match how a buyer wants to live the Lake Life.

When buyers have the right information and the right resources, they can make confident decisions about properties that need a personal touch to become perfect.

FREQUENTLY ASKED QUESTIONS

What is lot coverage, and why does it matter for lakefront properties?

Lot coverage refers to the total impervious surface area on a property, including buildings, decks, driveways, and other structures that prevent water absorption. Lakefront properties typically have stricter lot coverage limits to protect water quality. Understanding existing lot coverage is essential before planning additions or expansions, as exceeding these limits can prevent modifications or require expensive mitigation measures.

Should I bring in contractors before making an offer on a lakefront property that needs modifications?

For significant structural changes like moving fireplaces, expanding kitchens, or connecting separate living spaces, getting professional input before going under contract is valuable. However, timing depends on the market and competition for the property. A knowledgeable lakefront agent can often provide preliminary guidance on what's feasible based on local regulations and typical construction parameters, then help coordinate builder consultations during the inspection period.

Can you modify luxury lakefront homes, or are they typically sold as-is?

Luxury lakefront homes can absolutely be modified, but the feasibility depends on local zoning regulations, setback requirements, lot coverage limits, and the home's construction. Working with builders who understand lakefront construction is essential, as waterfront properties often have unique considerations around foundations, drainage, and environmental protections. The key is understanding these limitations before purchase so you can make informed decisions about renovation costs and possibilities.