November 2025
Lake Winnipesaukee Report
The Lake Winnipesaukee real estate market saw strong activity through October 2025, reflecting continued interest and resilience in New Hampshire’s most sought-after waterfront communities. A total of 15 homes sold last month, and the average sales price rose to $2,350,000, a notable jump from $2,134,921 in October of the previous year. While average days on market increased to 52—up 58% from last year—homes are still commanding top dollar. In fact, sellers are receiving more than asking, with the list-to-sell ratio rising to 101.84%. This is a clear indicator of competitive buyer demand, especially in the luxury segment.
Lake Life Realty was proud to be involved in three of the sales on Lake Winnipesaukee this past month, including one island property. A few of the most notable transactions drew significant attention and competition, with multiple offers and aggressive bidding. One property closed for an incredible $900,000 over asking price, highlighting how competitive the upper-tier market remains when properties are well-prepared and properly positioned. These outcomes are not just about pricing—presentation, marketing, and timing all play vital roles in achieving premium results in today’s market.
Selling and buying island properties presents unique challenges that require a specialized approach. At Lake Life Realty, we’ve developed deep experience in this space, which continues to be an important part of our business. One key factor that must be accounted for, especially in late-season transactions, is winterization. In many cases, island properties are winterized by October, and that can complicate due diligence and inspections. It is essential that agents negotiate contract language to require systems like water, electric, and docks to be operational through closing, or that buyers are given an adequate opportunity to evaluate them beforehand. For example, if a dock has already been removed or the water lines drained, this may prevent a thorough inspection or appraisal review. These details, if not addressed early, can derail deals or leave buyers with expensive surprises.
Another consideration late in the season is access. This year, Lake Winnipesaukee experienced historic low water levels, which added a layer of complexity to boat access for final walkthroughs and inspections. As the season winds down, having a reliable plan for accessing island properties by water is critical—not just for showings, but for all the moving parts of a successful closing.
In addition, buyers and sellers of waterfront property should now be aware of recent changes under New Hampshire’s Article 13, which affects septic system regulations for shorefront properties. A new rule requires additional evaluation of existing systems as part of the due diligence process, even when there are no immediate plans to upgrade or replace them. For one of our recent sales, this meant coordinating a formal septic evaluation that included hiring a backhoe to access and expose the septic system for test pits, along with bringing a licensed septic designer to the island to assess compliance with the new standards. These changes add time, cost, and logistical challenges, especially on island homes, and require careful planning and experienced coordination.
Despite these complexities, the Lake Winnipesaukee market remains vibrant. Buyers continue to be drawn to the lifestyle and value of New Hampshire lakefront living, and sellers who are well-prepared are seeing the rewards. With fewer listings this fall and sustained buyer interest, properly priced and marketed homes are still selling quickly and often with favorable terms.
For those considering a move on or off the lake, now is the time to lean on local expertise. At Lake Life Realty, we don’t just know the lake—we live and breathe it. Whether it’s coordinating a remote island showing in November or navigating evolving state regulations, we’re here to guide you every step of the way.
Let us know if you’d like help prepping your home for the spring market or finding your dream waterfront retreat before winter sets in.
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