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Lady of the Lake Realty

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Buying a Lake Home is a real challenge in 2018.

With a shortage of lakefront inventory, buyers are aggressively scrambling to view new listings as they come on the market. In some cases making offers on homes sight unseen.

Here is what you can expect as your search begins or continues. A new listing hits the system with the criteria you are looking for. Sandy beach, 3 bedrooms, 2 bathrooms with 100 feet of shoreline on .7 acres. Last year you could schedule to view the home on the upcoming weekend and in most cases, the home was still available. Today, the morning the home hits the market you need to set an appointment to view it that same day and be ready to make an offer. ( have your pre-qualification letter in-hand ) You need to get in the car and go see the home right away.

Here is the most common scenario. You find that the home meeting your criteria and there are three others who also find that the home meets the lifestyle they are looking for too. If you like the home make an offer right away and put a deadline on your offer. Expect multiple offers so put your best offer forward.

Try to leave your emotions at the door, this is a business transaction and the seller is in control.

For information on buying or selling lake, homes call Lady of the Lake Realty at 1-888-737-5550 or e-mail at or visit our websites to view lake homes in New Hampshire at
Contact Carl Sack or Paula Hinckley #nhlakesrealty

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Building a new home on a lake lot? Ideas and Options!

Building a new lake home can be a very exciting and a frustrating adventure.

Your first task is finding a lot that punches most of your must-have features.
Yes, you will find lake lots. But a quality lot on a premier lake is pricey if you can find one at all.

Once you found a lot, engage a septic designer to assist you with a location for the home septic and well. Work with a tree cutting company that is familiar with lake rules. You may find it difficult to open up a view or get a beach area that is acceptable for all ages. The state has put in place stringent shoreline rules to protect our lakes for future generations.

Another option is buying an existing cottage and tearing it down. Many of the stringent rules the state has in place are grandfathered in your favor. Your home and deck could be placed in the same footprint of the old home putting you closer to the lake with a wide open view and sugar sand walk in beach area that the older cottage had. You will still need the assistance of a septic designer but your list of needed permits and ability to get the permits is less stringent that building on a vacant lot.

The log home shown is in the location that once stood a seasonal cottage. This lovely home is on Lake Waukewan on a sloping lot perfect for a walk-out basement.

If a lake home in NH is your dream! Call Lady or the Lake Realty at 1-888-737-5550 or e-mail at or visit

No Sales Tax - No State Income Tax - No Inheritance Tax
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Checklist for Home Inspections

The following is a general guideline based on NACHI, ASHI certified companies. NH inspectors require a state license.

Your realtor should have a list of inspectors for you to contact or search online for local inspectors. Ask your realtor for inspectors that will do or arrange the septic and general inspection in one call.

1. General Home Inspection: exterior and interior.
2. Septic Inspection: tank and leach field.
3. Radon Air:
4. Water: Full test including Radon and Arsenic.
5. Pests: Specialist call on discovery.
6. Mold: Specialist is called in upon discovery.

New Hampshire home inspectors are required to be licensed by the state.

Lady of the Lake Realty specializes in working with buyers and sellers of lake homes in NH. Contact our lake experts
at 1-888-737-5550 #nhlakesrealty
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Making an offer to purchase a home in NH? The process!

You found the perfect home and would like to move forward with a purchase / offer and you have your financing plan in place. What are the basic steps to follow?

In NH the offer is constructed as a binding sales contract. So after your realtor puts together detailed paperwork you might have a lawyer review it for you. You may also consider writing a letter to go along with your offer. I have seen positive outcomes with a simple note to the seller.

A verbal or handshake are not valid contracts, it must be written and signed by both parties. Don’t wait if you find the perfect home. Another buyer could come along with the end result in your not getting your dream home.

1. As your agents puts together the offer confirm that all the items you discussed the day of the showing are included in the sales offer. It could be as minor as window treatments to the boat dock. A must would be a legal description of the home and your financial terms, closing date, inspection and document review timeline.
2. Your offer is written, reviewed and you have signed it. Gone are the days of snail mail. All of the agreements can be electronically signed. E-Sign works with your e-mail.
3. The offer is presented to the seller where it may be accepted, declined or countered.
4. If accepted you move on to inspections, document review, financing along with deed review.
5. If the seller counters you can accept or go back and submit a new offer.

Give us a call if looking to buy a lake home or sell your lake property.

If a New Hampshire lake home is a dream you have give us a call. Lady of the Lake Realty. - - 603-566-6608 - 603-566-2386

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Looking for the perfect Lakefront Getaway? Swim - Boat - Water Ski - Sail - Hiking - Skiing

Located on Suncook Lake this 2 bedroom year round home has perfect sunsets and long open water views. Looking at conservation land with just plan woods and no houses to stare at.
Upper and Lower Suncook Lake total just over 600 acres.

MLS # 4685751 $369,900 -
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The problem with spring in New England is the agony of anticipation!

In the fall we experience beautiful fall foliage and crisp cooler temperatures. Golf clubs and boats are put away with the anticipation of cold weather. Our mindset is accepting shorter days and cold weather knowing days on the ski slopes are right around the corner.

Spring is the season flowers come into bloom and we are in a full court press for summer. Spring activities include your first day on the golf course, taking your boat out for the first time or getting your garden ready for planting.

Reality is spring is day after day of disappointments. I am waiting for some 60 degree days only to have the average temperature lingering around 29 in the morning and low 40’s in the afternoon. The depression sinks in when we are in the first week of April, forget April showers bring May flowers we are still experiencing snow storms.

It is not that mother nature is throwing us curve balls every spring day, it is our mental state of mind. We anticipate sitting in the sun watching a baseball game with temperatures in the 60’s not snow flurries and temperatures in the 40’s.

Well, they are predicting 2 inches of snow April 6th, 2018. The longer days are great but I still wearing a winter jacket. Mother Nature is not following the weather game plan we all have set in place. Ice out on Lake Winnipesaukee I predict, April 18th this year. What is your prediction?

If a New Hampshire lake home is a dream you have to give us a call. Lady of the Lake Realty. - - 603-566-6608 - 603-566-2386
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What Winnipesaukee has to offer?

One of the major attractions is the vast boating opportunities on the lake. You could live on the lake and leave your car in the garage for the entire summer. Groceries, restaurants, movies, hardware stores, and even clothing can be purchased a short walk from many of the ports around the lake. Major ports: Alton, Center Harbor, Laconia, Meredith, Wolfeboro.

As you drive around the lake the below list gives you some of the amenities and attractions that the NH Lakes Region has to offer.

Boating is #1, with plenty of places to launch your boat for a day trip or store your boat for an extended stay. Many choose to purchase a slip while many home rentals offer docking for your stay if you're not ready to purchase a lakefront home.

Hiking can be enjoyed by the entire family and trails are too numerous to mention.

Bank of New Hampshire Pavilion is an outdoor amphitheater located in Gilford. A popular spot to see your rock or country musicians.

Gunstock Ski Ski Resort, four seasons of fun. Skiing - XC Trails - Sliding -Mountain Coaster - Zip Line and more.

Weirs Beach is located in Laconia, beach, boardwalk, attractions, food, entertainment.

Laconia Bike Week, thousands of motorcycles from all over the country are here Fathers Day week. They enjoy a week of riding and activities with Weirs Beach being the hub for all events.

Nascar Racing plus other races and a country concert venue at NH International Speedway in Loudon.

Funspot, noted to be one of the largest arcades in the country.

Golf courses are dotted around the lake with great snowmobiling in the winter.

Fishing is popular around the lake with two popular summer/winter fishing derbies that thousands enter with thousands of dollars of prizes. If you have never been salmon fishing contact one of the local guides.

Museums - Crafts Fairs - Antique In Water Boat Shows - Fall Foliage - Theater - Farm Stands - Scenic Railroad - Mount Washington Boat Cruises - Squam Lake Nature Center - Maple Sugaring - Road Races - Triathlons - Pond Hockey - Ice Car Racing

What are your favorite activities in the lakes region? Drop me a note for details on any one of the above events!

If you fall in love with the region and want to find a lake home on any of the 250 lakes in the area? Connect with one of our lake experts at Lady of the Lake Realty.

603-566- 2386 - - - 603-566-6608
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Looking for that perfect home in Pelham NH?

Spacious 4 bedroom Colonial with water views from your front porch. From the back deck you are overlooking your built-in heated pool, hot tub and babbling brook running through the property. This privately situated home has beautiful granite kitchen with breakfast island. Your formal dining room sits right off the kitchen and the open kitchen leads right into the living room a perfect set up for entertaining guests. First floor also includes a large office plus your laundry room. Second floor has 3 bedrooms with full bath and master with bath and huge walk-in closet. The third floor is a huge unfinished bonus room you can use for storage or theater room or game room. Lower level entry is through your 2 car garage. The lower level has a multi-purpose finish room along with storage in the utility room. Under the carport, you will find the new whole house generator. There are too many upgrades to list here.

Lady of the Lake can help you secure this beautiful home!
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Lake Condo or Lake Home - Which fits your lifestyle?

Take some time and put together a bucket list of features and benefits you would like including commute time and off-season activities like skiing.

We are all busy. Weekends and vacation time with our families is precious, condo or home? What is best for your family? Here are some benefits that both properties may have to offer.

1. Boating - You can find a condo with dedicated dock, a home may have two docks.
2. Garage - Yes condos are available with a garage - your home typically has one or can add a garage.
3. Beaches - Condos typically have sugar sand beaches - your lake home may have a rocky shoreline.
4. Amenities - Condos may have pools, tennis, clubhouse, basketball courts and organized social get-togethers.
5. Privacy - Condos share everything except the interior of your home. Your beach maybe a mob scene every weekend or just a few sun worshippers.
6. Condo - Lawns are mowed, docks are put in and your walkway is shoveled in the winter, need a roof, just make a phone call.
7. Condo - You still pay taxes but you will have association fees and often special assessments.
8. Homes - In addition to yard maintenance other concerns would be your well - septic and overall maintenance and upkeep. Leaky roof call a contractor!
9. Homes - From an investment opportunity I would give the benefit / ROI to purchasing a home.
10. Homes - You can change your home's color, add on a room, park your boat in your driveway even put up a fence for additional privacy. Condos have rules!

The above 10 points are just a few points you should consider before moving forward with a purchase. If you want to get to the lake and enjoy a glass of wine a condo may be the perfect fit for your family.

If you would like a free consultation with our lakefront experts in NH give Lady of the Lake Realty a call toll-free: 888-737-5550 or visit our website for helpful information on quality lakes. #nhlakesrealty
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New Listing in New London NH

Ski - Golf - Swim - Exclusive Slope N Shore Community

If your new home criteria checklist includes an open concept post and beam home with 2 bathrooms, 3 plus bedrooms with room to expand, private setting, granite kitchen, screened porch, wood floors, metal roof, on 1.9 acres this home is perfect for you. What if this beautiful home includes a private 500-foot shared beach to use on crystal clear 600 acre Pleasant Lake. Slope and Shore Club offers a clubhouse, mooring field, tennis, basketball courts, ice skating pond along with storage for your canoe or kayak. Slope N Shore is a family-oriented community with a beautiful, gently sloping beach. Children of all ages can take swimming, tennis and sailing lessons. There are weekly planned activities including climbing Mt. Kearsarge, swimming to Blueberry Island, sandcastle day and field day. Adults enjoy cocktails on the beach at 5 PM, tennis leagues for men, women and mixed doubles; plus, there are several summer parties including: pot luck, theme: (60’s, Titanic, etc.), and barbeque.
Location is everything, restaurants, hospital, shopping, golf plus Mount Sunapee and Ragged Mountain Ski Areas are just a short drive. Two bedrooms are on the first floor, the master on the second floor with a guest or family room. There is room to expand in the basement and you will never lose power with a whole house generator. Boston is less than 1.5 hours, and your Pleasant Lake home is 10 minutes from Rt 89.

MLS 4679293 - 792 Sugarhouse Rd, New London, NH
$399,900 - 3-5-18

Lake or Ski Real Estate LLC. 3 Winona Road, Meredith NH
566-6608 - -

Lady of the Lake Realty is a registered tradename of
Lake or Ski Real Estate LLC
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