Off-market...

We double-checked off-market activity to confirm—just one closed sale off-market last month. If you’re ever curious about off-market transactions, our Compass platform gives us access to tax record data, so we can easily track and verify those types of sales as well.

As of today (April 21st), there are 33 privately owned Lake Winnipesaukee waterfront listings currently active. (One of those is a boathouse on the Paugus Bay channel.) Much of this inventory has either been sitting for a while or has just been reintroduced after a quiet winter season.

What we’re seeing in buyer behavior:

There’s been a clear shift—buyers are moving more cautiously and being highly selective. The demand is leaning heavily toward newer or move-in-ready properties. Homes that require work—or are being sold as “to-be-built” or under construction—are seeing slower movement. Some buyers are serious and ready; others are in early exploration mode.

Waterfront Sales Year-to-Date (2025):

    •    Total Sales: 13

    •    Median Sale Price: $2,190,000

    •    Average Sale Price: $2,602,692

    •    Highest Sale: $5,500,000

    •    Lowest Sale: $725,000

    •    Median Days on Market: 91

    •    Total Sales Volume: $33,835,000

Compared to this time last year, the number of sales is on par (13 in 2025 vs. 12 in 2024). However, the median sale price has dipped slightly—down about 4.1% from $2.28M last year to $2.19M now. The biggest change? Days on market have more than tripled, going from 25 days in 2024 to 91 days in 2025, showing buyers are taking more time before making a move.

Only one privately owned Lake Winnipesaukee waterfront property sold last month, while 11 new listings hit the market, resulting in a net inventory gain of 10—a big jump for this time of year.

Because it was the sole sale, it heavily skews the monthly stats for days on market and list-to-sale price ratio. The property was located in Meredith, on a beautiful peninsula with deep water docking and unique positioning. While it had incredible potential, it required remediation for significant mold issues, which impacted how it was priced and perceived.

Originally listed in September of last year for $5.5M as a proposed build for the builder’s own home, the listing later shifted to reflect an as-is offering at $2.6M once those plans were dropped. It ultimately sold for $2.2M. Interestingly, the same property also traded for just over $2.2M in August of 2022.

Despite its challenges—including set-back requirements and access via a bridge—it’s a helpful comp in today’s market. It reflects the value of a quality, grandfathered lot with desirable features like proximity to the water, beach, and docking—all selling for $2.2M in the current climate.