5 years of housing data at Winnipesaukee’s original water-access communities

There are so many water-access communities in the Lakes Region that provide great memories. Let’s take a look at Balmoral on Lake Winnipesaukee in Moultonborough. Located on the northern part of Lake Winnipesaukee and nestled ahead of the Ossipee mountains, Balmoral is one of the larger water access communities on the Big Lake. There are a little over 400 year-round homes consisting of vacation properties and primary residences. You’ll find all sorts of architecture, styles, and floorplans at different price ranges. The community includes a mix of waterfront homes and home sites on a navigable waterway canal system with a private dock at your back door.

Additionally, there are many homes on private lots that have deeded beach rights. The gradual sandy beach at Balmoral is approximately 500 feet long, and there is considerable shore frontage throughout the community. The community includes some docking facilitates, kayak racks, a boat ramp, a day dock, a swim raft, a playground area, tennis and pickleball courts, a volleyball court, bocce courts, a basketball court, and a skateboard area, as well as a community clubhouse. Balmoral is a golf cart-friendly community. 

At Balmoral, many homeowners can navigate Lake Winnipesaukee’s 71 square miles of water and explore close to 270 islands. Moultonborough has one of the lowest tax rates in New Hampshire at $5.65 per thousand. Moultonborough is blessed with approximately 66 miles of shorefront in the town. At this northern end of the lake, there is much to do. The 18-hole Ridgewood Country Club is minutes away, Castle in The Clouds, Skelley’s Market, The Old Country Store, several restaurants, and snowmobile and hiking trails throughout the Ossipee Mountains and the lake. Additionally, Moultonborough has an excellent school system. 

I have pulled together a five-year analysis of sales within Balmoral, as well as what is presently for sale. Here is the breakdown:

2020: Number of sales, 17; median days on the market, nine; average sales price, $353,255; median sales price: $290,000; sold price range $235,000-$930,000.

2021: Number of sales: 10; median days on the market, 12; average sales price, $392,550; median sales price, $299,000; sold price range $245,000-$900,000.

2022: Number of sales, four; median days on the market, 27; average sales price, $442,750; median sales price, 445,000; sold price range, $430,000-$451,000.

2023: Number of sales, six; median days on the market, 10; average sales price, $541,666; median sales price, 480,000; sold price range $325,000-$955,000.

2024: Number of sales, 10; median days on the market, 52; average sales price, $464,300; median sales price, 445,000; sold price range, $395,000-$585,000.

2025: At present, there are only two active listings, with listing prices ranging from $464,000 to $799,999.

Balmoral offers an excellent alternative to owning a waterfront home because of the much lower entry-level price points for a water access community versus a single-family home with its own lot on the lake. The community atmosphere allows owners and their families to socialize with other community members.

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This article was written by Frank Roche, president of Roche Realty Group with offices in Meredith and Laconia, and can be reached at 603-279-7046. Visit rocherealty.com to learn more about the Lakes Region and its real estate market.