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Madison, NH 2024 Sales Summary

Madison, NH Real Estate Market Recap – 2024

The 2024 real estate market in Madison, NH saw steady activity, with 53 homes sold over the course of the year. From affordable homes to high-end properties, buyers showed strong interest across various price points, particularly in the Eidelweiss neighborhood.

Home Prices & Market Trends

Throughout the year, home prices in Madison reflected a diverse range:

  • Average Sold Price: $523,449
  • Median Sold Price: $399,000
  • Median Days on Market: 12
  • Lowest Sale Price: $165,000
  • Highest Sale Price: $1,849,000

With a median days-on-market of just 12 days, well-priced homes continued to sell quickly. Buyers were willing to move fast, especially in competitive price ranges.

Buying Trends: Cash vs. Financing

A significant number of homes were purchased with cash in 2024, highlighting the presence of both investors and buyers looking to avoid mortgage-related delays.

  • 25 of the 53 sales closed with cash

Eidelweiss is popular!

  • 28 of the 53 homes sold were located in Eidelweiss, reaffirming its popularity among buyers

Eidelweiss, known for its scenic setting and access to ponds, remained a top choice for both primary homeowners and those seeking a vacation retreat.

What Buyers Purchased

Breaking down home sales by bedroom count offers insight into buyer demand:

  • 1-Bedroom Homes: 1 sold
  • 2-Bedroom Homes: 12 sold
  • 3-Bedroom Homes: 31 sold
  • 4+ Bedroom Homes: 9 sold

Three-bedroom homes remained the most in-demand, making up nearly 60% of total sales. These properties offered buyers the ideal balance of space, affordability, and functionality, making them a top choice in the market.

Key Takeaways from 2024

  • Well-priced homes sold quickly, with a median of just 12 days on the market
  • Cash buyers played a major role, closing nearly half of all transactions
  • Eidelweiss remained the most active neighborhood, accounting for over half of all sales
  • 3-bedroom homes dominated the market, showing strong demand for mid-sized properties

Looking Ahead

As the Madison real estate market moves into 2025, trends from 2024 highlight a competitive yet diverse market. With steady demand, quick sales, and strong buyer interest in Eidelweiss, Madison remains an attractive place for both homebuyers and sellers.

Thinking about buying or selling in 2025? Let’s connect! 

Here is a link to homes currently for sale in Madison

Madison sets limits on STRs

From a story in today's Conway Daily Sun: Click here for the full story

Madison Zoning Board Sets New Limits on Short-Term Rentals Despite Court Ruling

The Madison Zoning Board of Adjustment (ZBA) has imposed new restrictions on short-term rental (STR) owners, despite a recent court ruling in their favor. The case involves two couples, the Ardizzonis and the Clymers, who own a property at 13 Lucerne Drive in Madison’s Eidelweiss community. The New Hampshire Land Use Court ruled in December that the owners could continue short-term renting under a "nonconforming pre-existing use" provision, as the property was used as an STR since 2017, before Madison’s 2022 ban on new STRs.

In response, the ZBA voted 5-0 to limit rentals to the highest number of days rented in a single year plus 15%. For the Ardizzoni/Clymer property, this translates to a 61-day rental limit. A similar case resulted in a 69-day cap. ZBA members believe the formula ensures fairness and consistency.

However, STR owners' attorney Matt Johnson warned that limiting rental days could face further legal challenges, arguing the ZBA lacks authority to impose such restrictions. David Cavanaugh of the MWV Responsible Renters Association criticized the decision, noting the court already deemed STRs as residential use, protected under grandfathering rights, and raising concerns about unequal treatment and enforcement issues.

With a 30-day appeal window open, further legal action may follow. The debate highlights the ongoing tension between property rights and local zoning regulations in Madison.

Regulating the number of days a property is rented is one of the hardest things to do. Out-of-state plates in the driveway? That could be the owner, a friend, family—or frankly, none of your business. Even if a town wanted to enforce it, how could they realistically track the number of rental days?

On the other hand, limiting occupancy is much easier. Airbnb or VRBO listings are public and can be regularly checked. Plus, in my opinion, occupancy limits tend to address the real issues. What’s better: 15 people in a three-bedroom house for 50 nights a year, or the proper number of guests with no strict rental timeline? Other towns have tried to regulate the number of rental nights, and it just doesn’t work.

Conway's Rental Inspection Program: A Step Forward or a Step Back?

Big changes could be coming to Conway’s rental inspection program, but are they actually improving safety—or just making it easier for rentals to slip through the cracks? Town Planner Ryan O’Connor recently announced that self-affidavits would be reintroduced, reducing the number of physical inspections required for rental properties. The proposed changes will be discussed at a public hearing on January 28 at 4 p.m. at Town Hall.

Background: Why the Program Was Paused

Last April, Conway voters approved a warrant article allowing the town to inspect and regulate both short- and long-term rental properties. The goal was clear—ensure that rental homes met life-safety standards before issuing a certificate of rental compliance. However, the program faced legal challenges from the Mount Washington Valley Association for Responsible Vacation Rentals, which sued the town in July, calling the inspections “illegal.”

Rather than fight the lawsuit outright, the Selectmen paused the program in October to make revisions, which have now been unveiled.

Key Changes: A Shift to Self-Affidavits

The biggest change? Rental owners will now be able to self-certify that their property meets building codes, reducing the need for in-person inspections. Here’s what’s being proposed:

  • Self-Affidavits Instead of Inspections – Existing rental property owners can sign off on their own compliance without an in-person check.
  • Fewer Physical Inspections – Inspections will only be required for new rental properties or when ownership changes.
  • Annual Self-Affidavit Requirement – Rental owners must submit a self-affidavit each year.
  • Optional Inspections – Owners can request an inspection from the town, valid for three years.
  • $1,000 Daily Fines – Non-compliance could cost up to $1,000 per day, though the Selectmen can adjust this.
  • New Appeals Process – Appeals will now go to the Zoning Board of Adjustment instead of a board of industry professionals.

The Problem with Self-Inspections

Self-inspections sound great—until you see what actually happens. This is like letting kids grade their own homework. Some will give themselves an A+ because they didn’t do the work but still want to pass, while others will give themselves a passing grade because they don’t know what’s wrong in the first place.

I’ve personally seen plenty of homes proudly displaying their self-affidavit rental licenses, yet when you walk inside, they have obvious safety violations. Whether it’s missing smoke detectors or lack of proper egress, these are real hazards that don’t just go away because a form says everything is fine.

Rental Owners: Think Before You Sign

If you own a rental property, ask yourself: Are you really comfortable signing a document saying your home meets safety codes if it doesn’t?

This isn’t just about checking boxes—it’s a legal liability. If something goes wrong—a fire, an injury, or worse—you could be held personally responsible for falsely attesting that your property was up to code. An official inspection provides a layer of protection, ensuring you’re in compliance before anything happens.

A $175 Fee for… What Exactly?

Then there’s the $175 self-affidavit fee. Let’s be honest—this looks less like a safety measure and more like a money grab. What exactly is that fee covering? It’s not an inspection, it’s not enforcement, and it’s not improving rental conditions. If anything, it makes it easier for unsafe rentals to keep operating, while still bringing in revenue for the town.

Concerns from the Responsible Renters Association

Even though the Rental Association supports the return of self-affidavits, they still have major concerns, including:

  1. Could These Rules Eventually Apply to All Homes? Some worry that Chapter 72 could expand beyond rentals, applying safety standards to all homes in Conway.
  2. Are Rentals Being Treated as Commercial Businesses? The town is using NH RSA 41:11-c, a law meant for business permitting, even though courts have ruled rentals aren’t commercial enterprises.
  3. Are the Fees Justified? New Hampshire law requires that permit fees only cover administrative costs. The $175 self-affidavit fee seems far beyond what it actually costs to file paperwork.

Final Thoughts: A Step in the Right Direction or a Missed Opportunity?

While this revised program may seem like an improvement over the paused version, self-certification does not replace real inspections. Safety shouldn’t be a “trust system.” If rental properties are meant to meet safety standards, then someone who actually knows what they’re looking for should be checking—not just the owner filling out a form.

How many bedrooms does that house really have?

If you have ever wondered how a home’s bedroom count is determined, you’re not alone. The question of "how many bedrooms does this house have?" can sometimes feel like a mystery—one that even buyers, brokers, and appraisers struggle to answer consistently. With multiple “sources of truth” and occasional discrepancies among them, understanding the true bedroom count of a home can be a challenge.

The Sources of Truth

When determining the number of bedrooms in a home, there are typically three main sources to consider:

  1. The State-Approved Septic Design
    If the home is on a septic system, the septic design will specify the number of bedrooms it is approved to support. This is not just a guideline—it’s a legal limitation based on the septic system's capacity. For instance, a two-bedroom septic system is designed to handle the wastewater produced by a two-bedroom household, regardless of how many rooms the home might have that could technically function as bedrooms.  To me this was always the ultimate source of bedroom count.
  2. The Town Tax Card
    The local tax assessor’s office maintains records on each property, including the number of bedrooms. These tax cards are often used by real estate professionals and appraisers, but they can contain errors or outdated information.
  3. The Construction of the Home
    This refers to how the home is physically built and whether rooms meet the legal definition of a bedroom. For example, a bedroom typically needs adequate square footage, a closet (in most areas), and proper egress (a window or door large enough for escape in an emergency). Even if a room is labeled a bedroom on the tax card or supported by the septic system, it won’t count (to some) if it lacks legal egress.

Examples of Confusion

Discrepancies can arise when these sources don’t align, leaving buyers and professionals scratching their heads. Here are two common scenarios:

  1. Septic Design vs. Tax Card
    A home’s septic design might specify two bedrooms, but the town tax card lists three. In this case, the home’s wastewater system is only approved for two bedrooms, and advertising it as a three-bedroom property could mislead buyers or violate local regulations.  The MLS does not require that homes are advertised by the septic design so if a tax card has a higher bedroom count it’s not necessarily a violation for the agent to use that.
  2. Septic Design and Tax Card vs. Construction
    Both the septic design and tax card might list three bedrooms, but one of those rooms lacks legal egress. Without proper escape routes, it cannot be considered a bedroom, no matter what the paperwork says but the North Conway area has a ton of bedrooms that do not have proper egress so that is definitely not taken into consideration when determining bedroom count.

So, Who’s Right?

The short answer is: it depends. There’s no universally agreed-upon standard for which source takes precedence. In a recent meeting with local designated brokers, I heard a lot of discussion on this topic, and while there’s general agreement on best practices, there’s no set rule. This makes it crucial for buyers to ask questions about how the bedroom count was determined when evaluating a property.

What Should Buyers Do?

If you’re serious about a property and the bedroom count seems unclear, here are a few tips:

  1. Ask Your Broker for Clarity
    A good broker will dig into the details for you, reviewing the septic design, tax card, and the home’s construction to provide a clear explanation.  At least if there is a discrepancy, you will understand it.
  2. Request Documentation
    Ask to see the septic design and verify the number of approved bedrooms. Also, review the town tax card and confirm that all listed bedrooms meet legal requirements.

Why Does It Matter?

The bedroom count can affect everything from property value and taxes to how comfortably you can live in the home. If you plan to rent the home, it can impact how you advertise the house and in some cases, if you can get a rental permit for the home.  It’s also a key consideration for future resale. A home that’s inaccurately listed as having more bedrooms than it legally supports could create problems down the line—for you or for the next buyer.  

Final Thoughts

When it comes to bedrooms, the numbers don’t always add up neatly. By understanding the different sources of truth and asking the right questions, you can avoid surprises and make a more informed decision. And remember, it’s always okay to ask your broker, “How did you determine the bedroom count?” It’s their job to help you navigate the confusion and find the right home for you.

If you’re looking at properties in the North Conway area and want expert advice on navigating tricky details like this, I’d be happy to help! Feel free to reach out any time.

2024 North Conway Condo Sales Recap

2024 North Conway Condo Sales Recap

North Conway, a precinct of Conway, NH, had a dynamic year for condo sales in the 03860 zip code. This recap focuses on standard condo transactions and excludes a few unique properties at the Eastern Slope Inn.

Key Market Highlights

  • Total Sales: 51
  • Asking Price Range: $289,000 to $1,595,000
  • Selling Price Range: $300,000 to $1,536,150
  • Average Days on Market: 45
  • Median Days on Market: 11

Sales by Bedroom Count

  • 1 Bedroom: 1 sale
  • 2 Bedrooms: 16 sales
  • 3 Bedrooms: 32 sales
  • 4 Bedrooms: 2 sales

Financing Trends

  • Cash Purchases: 28
  • Financed Purchases: 23

Sales by Quarter

  • Q1: 15 sales
  • Q2: 9 sales
  • Q3: 9 sales
  • Q4: 18 sales

New Construction Impact

A significant portion of sales—20 units—were new construction condos located at or near Cranmore Mountain. These homes highlight the growing demand for modern, ski-accessible properties in the area.

Summary

With steady sales throughout the year, a median market time of just 11 days, and strong demand for 3-bedroom condos, the North Conway condo market showed its resilience and appeal. Cash buyers dominated, especially in higher-end properties, showcasing North Conway’s draw for both vacationers and investors.

Looking to buy or sell a condo in North Conway in 2025? Let’s make it happen! Reach out today to start the conversation.

2024 North Conway Home Sales Recap

2024 North Conway Home Sales Recap

North Conway, a precinct of Conway, NH, saw a strong year for home sales in 2024. It's important to note that while the 03860 zip code represents North Conway, these statistics do not encompass all home sales in the broader Conway area, which is covered by multiple zip codes.

Key Market Highlights:

  • Number of Properties Sold: 38
  • Asking Price Range: $305,000 to $929,000
  • Selling Price Range: $290,000 to $900,000
  • Average Days on Market: 38
  • Median Days on Market: 12

Bedroom Breakdown:

  • 1 Bedroom: 1 home sold
  • 2 Bedroom: 3 homes sold
  • 3 Bedroom: 21 homes sold
  • 4 Bedroom: 11 homes sold
  • 5 Bedroom: 2 homes sold

Financing Trends:

  • Cash Purchases: 14
  • Financed Purchases: 24

Quarterly Sales Distribution:

Sales were steady throughout the year, reflecting a healthy and balanced market:

  • Q1: 10 sales
  • Q2: 7 sales
  • Q3: 11 sales
  • Q4: 10 sales

The market in North Conway continues to attract a variety of buyers, from those seeking mountain retreats to larger family homes. The most popular category was 3-bedroom homes, which accounted for over half of all sales.

Additionally, with median days on the market at just 12, the 2024 market demonstrated strong demand and competitive activity. Nearly 37% of transactions were cash purchases, further underscoring North Conway's appeal to second-home buyers and investors.

Whether you're considering selling or buying in North Conway, the 2024 market trends showcase the area's enduring desirability and vibrant real estate activity. Reach out today to discuss your goals for 2025!

Court Sides with KLP in short term rental case

An article in the Conway Daily Sun (click here for full article) discusses the latest in a court case that started in 2018 over short term rentals in that precinct.

Here is a summary of the article:

  • Court Ruling:

    • Carroll County Superior Court ruled in favor of the Kearsarge Lighting Precinct (KLP) in a case against a Massachusetts couple, Christopher and Kelly Andrews.
    • The ruling mandates short-term rentals (STRs) within the KLP must be owner-occupied unless overturned by the New Hampshire Supreme Court.

  • Case Background:

    • The Andrewses, who own two properties in the KLP, filed the lawsuit in 2018 after being restricted from running non-owner-occupied STRs.
    • The case was previously reviewed by the New Hampshire Supreme Court, which sent it back to the Superior Court.

  • Ordinance at Issue:

    • The KLP zoning ordinance requires all residential properties offering sleeping accommodations to transient or permanent guests to be owner-occupied.
    • Judge Mark Attorri ruled the ordinance valid, stating it promotes the general welfare by preserving a quiet and peaceful neighborhood.

  • Arguments and Counterarguments:

    • The Andrewses argued the ordinance was beyond the precinct’s authority (“ultra vires”) and unclear.
    • The court disagreed, affirming the ordinance does not discriminate against tenants and may promote affordable housing by increasing residential stock.

  • KLP Enforcement History:

    • Complaints about guest behavior prompted public hearings in 2017, followed by violation letters to the Andrewses.
    • Appeals by the Andrewses were denied by the KLP Zoning Board in 2018, leading to the lawsuit.

  • Broader Implications:

    • The ruling marks a rare victory for a municipality in cases involving STR owners, with similar cases often favoring the property owners.
    • Debate continues over the KLP’s authority and future, with a petition circulating to dissolve the precinct.

  • Next Steps:

    • The Andrewses are undecided about appealing to the New Hampshire Supreme Court.
    • The KLP commissioners may lift their pause on ordinance enforcement even if an appeal is filed.

  • Statements from Stakeholders:

    • KLP officials expressed satisfaction with the ruling.
    • The Mt. Washington Valley Association for Responsible Rentals criticized the decision, arguing the KLP was not intended to regulate property rentals.

Conway Daily Sun (click here for full article)

Court Ruling Clarifies Short-Term Rental Status in Madison's Eidelweiss District

A recent legal decision has brought clarity to the ongoing discussion around short-term rentals (STRs) in Madison, New Hampshire. Two couples who own a property in the Eidelweiss Residential District successfully challenged a zoning violation, allowing them to continue offering their home as a short-term rental.

The case, Chad and Brittney Ardizzoni and Aaron and Tiffany Clymer v. the Town of Madison and the Town of Madison Zoning Board of Adjustment, was heard by Judge Michael Klass of New Hampshire’s Land Use Review Docket. The ruling, issued on December 18, reverses the town’s enforcement of zoning ordinances against the owners' use of their property for short-term rentals.

The Background

The Ardizzonis and Clymers purchased their property at 13 Lucerne Drive in June 2022, continuing a short-term rental operation established by the previous owners in 2017. Madison prohibits new short-term rentals in the town, based on zoning changes enacted in March 2022. In the Eidelweiss Residential District, where the property is located, commercial activity—including STRs—is not allowed under zoning rules dating back to the 1990s.

In August 2023, Madison’s code enforcement officer issued a notice of violation to the property owners, asserting that their use of the home as an STR was not permitted. The owners appealed this decision to the Zoning Board of Adjustment (ZBA), which upheld the violation in March 2023. The ZBA interpreted the town’s zoning ordinances to classify short-term rentals as a form of commercial use, which is prohibited in the district.

The Court’s Decision

The property owners brought their case to the state Land Use Review Docket, asking the court to reverse the ZBA’s decision. Judge Klass ruled in favor of the owners, finding that the Madison zoning ordinance in effect in 2015 did not prohibit short-term rentals as a residential use.

Judge Klass noted that Madison’s zoning ordinance is “permissive,” meaning it only allows land uses explicitly listed. In his decision, he focused on how the property is used by occupants—whether for eating, sleeping, or other ordinary residential activities. Klass cited a prior New Hampshire Supreme Court ruling, Conway v. Kudrick, which similarly held that short-term rentals can qualify as residential use.

The court determined that because the property was rented short-term under the terms of the 2015 ordinance, it was eligible for “grandfathered” status, allowing the continued operation of short-term rentals on the property.

What Happens Next?

The Town of Madison has 10 days from the date of the ruling to file a motion for reconsideration. If no such motion is filed, the town has 30 days from the date of the ruling to appeal to the New Hampshire Supreme Court.

The court’s decision only applies to the specific case of the Ardizzoni and Clymer property. Other properties in Madison and the Eidelweiss District may still be subject to the town’s 2022 zoning rules, which restrict new short-term rental operations.

Community Implications

This decision highlights the evolving landscape of short-term rental regulations in New Hampshire. Towns like Madison are working to balance the interests of property owners, year-round residents, and visitors. The outcome of this case may have implications for other communities grappling with similar issues.

As the legal process continues, it remains to be seen whether the town will pursue further action or adjust its approach to short-term rental enforcement in the future. For now, the court’s decision offers clarity on the status of short-term rentals under the 2015 zoning ordinance in Madison.

Bartlett, NH 2024 Condo Sales Recap

2024 Bartlett, NH Condo Market Recap

The Bartlett, NH condo market saw plenty of activity in 2024, with sales spread across all price points and styles. Whether you're a buyer looking for a mountain retreat or an investor seeking the perfect rental, Bartlett’s condo market continues to offer exciting opportunities.

Sales Overview

  • Total Condos Sold: 68
  • Cash vs. Financing:
    • 30 sales were cash transactions (44%)
    • 38 sales involved financing (56%)
  • Price Range: $170,000 to $915,000

Pricing Insights

  • Average Listing Price: $430,000
  • Average Selling Price: $422,738
  • Median Listing Price: $399,900
  • Median Selling Price: $395,000

The slight difference between listing and selling prices reflects a competitive market where sellers priced condos strategically to meet buyer expectations.

Market Dynamics

  • Average Days on Market: 55
  • Median Days on Market: 29

While the average days on market suggest a two-month selling timeline, the median tells us that many condos sold much faster, often within a month.

Bedroom Breakdown

Buyers showed the most interest in two- and three-bedroom units, making up the majority of sales:

  • 1 Bedroom: 6 sales
  • 2 Bedrooms: 39 sales
  • 3 Bedrooms: 20 sales
  • 4 Bedrooms: 3 sales

Monthly Sales Activity

Condo sales were steady throughout the year, with a strong finish in December:

  • January: 6 sales
  • February: 6 sales
  • March: 5 sales
  • April: 10 sales
  • May: 6 sales
  • June: 4 sales
  • July: 3 sales
  • August: 6 sales
  • September: 5 sales
  • October: 9 sales
  • November: 2 sales
  • December: 12 sales

December’s peak highlights the appeal of Bartlett as a winter destination, particularly for ski enthusiasts seeking condos near the slopes.

Takeaway

The Bartlett condo market in 2024 was vibrant, offering options for all types of buyers. Two-bedroom condos were the clear favorite, and the strong finish in December underscores Bartlett’s appeal to skiers looking for a mountain retreat.

Whether you’re considering buying or selling, understanding these market trends can help you make informed decisions.

If you’re ready to dive into the Bartlett condo market, reach out today! Let’s find the perfect fit for your needs.

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