Market Snapshot: What's Happening in the North Conway Realty Area?

Welcome to our latest market update! As we dive into the data from the last 175 home sales in Bartlett, Conway, Freedom, Madison, Jackson and Tamworth, we've uncovered some fascinating trends that are shaping the real estate landscape in our region. Whether you're a buyer, seller, or just a curious local, these insights can help you better understand the market.

Key Takeaways: Speed and Price Adjustments

The overall market is moving quickly, with homes spending an average of just 42.15 days on the market before being sold. The median DOM is even faster at only 17 days, indicating that many homes are selling very soon after listing. This speed is partly fueled by a strong cash buyer presence, with 37.71% of all sales being cash transactions.

Interestingly, 50 of the sold homes had at least one price change before they were purchased. This suggests that while the market is active, pricing your home correctly from the start is still a crucial factor.  For homes currently on the market, almost 50% have had at least one price adjustment.

What Makes a "Hot Home"?

For homes that sold in 17 days or less, we identified some common traits. These fast-selling properties, or "hot homes," were characterized by:

• An average of 1,823 square feet of living space (median 1,644 sq ft).

• An average of 2.8 bedrooms (median 3).

• The most common price range was $250,000 - $500,000, which accounted for 46 of the fastest sales.

Local Market Breakdown by Town

The market performance varied significantly by town. Here's a look at the number of homes sold, median list price, and median close price in our key areas:

Town	Number of Sales	Median List Price	Median Close Price
Conway	74	$490,000	$480,000
Bartlett	35	$625,000	$620,000
Madison	27	$459,900	$465,000
Tamworth	21	$349,900	$355,000
Freedom	10	$561,500	$542,000
Jackson	8	$771,950	$745,000

As you can see, Conway had the highest volume of sales, while Jackson commanded the highest median prices. The Days on Market also varied by price range, with homes in the $750,000 - $1 million range having the longest average DOM at 71.91 days, while those under $250,000 were the fastest-selling with an average DOM of just 12.43 days.

The local real estate market is dynamic and robust. Homes are selling quickly, and while cash buyers are a significant presence, a well-informed pricing strategy is key to a successful sale. For more personalized insights on your specific property or to discuss your real estate goals, don't hesitate to reach out to a North Conway Realty agent today!

We often hear people talk about wanting to return to a “normal” real estate market — like the one we had before COVID hit. But how does today’s market actually stack up against 2019? Let’s look at the first five months of each year and see what’s really changed.

Category	2019 (YTD)	2025 (YTD)	% Change
Homes Listed	614	498	-18.9%
Homes Under Contract	237	229	-3.4%
Homes Closed	332	287	-13.6%
Median Sold Price	$277,250	$489,000	+76.4%
Median Days on Market	57	25	-56.1%

What These Numbers Tell Us

• Listings Are Down: Inventory is still tight compared to 2019, with nearly 19% fewer homes listed so far in 2025.

• Demand Remains Strong: The number of homes going under contract is only slightly down (3.4%) despite fewer listings — showing buyer interest is holding steady.

• Fewer Closings: Closed sales are down about 13.6%, but that’s not surprising given the limited inventory.

• Prices Have Soared: The median sold price jumped from $277,250 in 2019 to $489,000 in 2025 — a 76% increase. Home values have nearly doubled in six years.

• Homes Sell Faster: Median days on market have been slashed by more than half — from 57 days in 2019 to just 25 days today. Well-priced homes are moving quickly, even in a more “normal” environment.

The Big Picture

Compared to pre-COVID days, Carroll County’s market is very different:

• There are fewer homes for sale.

• Prices are dramatically higher.

• Homes are selling much faster.

While some signs suggest a bit of normalization — like more price adjustments and buyers being slightly more selective — the market hasn’t returned to 2019 conditions. If anything, we’ve entered a new era where inventory remains tight and prices reflect the high demand and limited supply that have defined the past several years.

If you’ve been paying attention to the Carroll County real estate market this spring, it feels like the market is cooling down — more homes are hitting the market, price reductions are becoming more common, and buyers seem to be taking a little more time.

But when we dig into the actual numbers from January 1st through June 1st, the reality tells a different story.

Category	2024 (YTD)	2025 (YTD)	% Change
Homes Listed	370	498	+34.6%
Homes Under Contract	162	229	+41.4%
Homes Closed	230	287	+24.8%
Median Days on Market	26	25	-3.8%
Median List Price	$469,900	$499,000	+6.2%
Median Sold Price	$460,000	$489,000	+6.3%

What It Feels Like:

• More homes for sale and more price reductions make it seem like sellers are struggling.

• Buyers are seeing more options, which can create the sense that they have the upper hand.

• Overall, it feels like the market is slowing down compared to the red-hot years we’ve just come through.

What’s Really Happening:

• Inventory is up — listings have increased by 34.6%, giving buyers more choices, but demand is also keeping up.

• Buyer activity is strong — homes under contract jumped 41.4% compared to last year.

• Sales are up — closed transactions rose 24.8%, meaning homes are still selling at a strong pace.

• Homes are selling slightly faster — median days on market dropped from 26 to 25 days.

• Prices are rising — median sold prices are up 6.3% year-over-year.

Big Picture:

Yes, there’s more inventory, and yes, some sellers are adjusting expectations — but the fundamentals are still strong. Homes are selling faster, and prices are higher than they were a year ago. It’s not the frantic market of a couple of years ago, but it’s still very healthy.

Bottom Line:
While it feels like a shift, the reality is that Carroll County’s real estate market is holding steady and even showing signs of growth.

If you’re thinking about buying or selling, understanding the data behind the feeling can give you a real advantage.

Is Your Water Softener Hurting Your Septic System?

Here’s What You Need to Know If you have a septic system, chances are you’re careful about what goes down your drains. You know the basics — no grease, no wipes, no harsh chemicals. But there’s one thing many homeowners don’t think about: their water softener. Water softeners are great for preventing hard water build-up, protecting your pipes, and extending the life of appliances. But here’s the catch: many water softeners use a process called backwashing to clean themselves. This involves flushing a salty brine solution through the system — and if that salty water is draining into your septic system, it could be doing more harm than good.

Why Is Backwash Water a Problem for Septic Systems?

• Salt kills beneficial bacteria Your septic system relies on natural bacteria to break down waste. High concentrations of salt can kill off those good bacteria, making your system less effective and increasing the risk of clogs and backups.
• It can damage your drain field Over time, too much salt can damage the soil structure in your drain field. That can lead to pooling, slow drainage, and eventually — very costly repairs or replacement.
• Increased water load Water softeners can discharge large volumes of water during backwash cycles, putting extra strain on your septic system. Septic systems are designed to handle a certain flow; overwhelming them can lead to system failure faster than you think.

What Can You Do About It?

If you have both a septic system and a water softener, don’t panic — but do take a closer look at your setup.

✅ Check if your water softener is septic-safe Some modern systems are designed to minimize salt and water use, making them much more septic-friendly.

✅ Consider rerouting In some homes, the water softener’s discharge can be routed separately so it bypasses the septic system altogether.

✅ Talk to a pro If you’re not sure how your system is set up, it’s worth having a plumber or septic specialist take a look. A little prevention now could save you tens of thousands later. Bottom Line: Water softeners are great — but if you have a septic system, you need to make sure the two are working together, not against each other. Protect your home, your system, and your wallet by making sure your softener is properly set up.

Want a quick breakdown? Check out the video I just posted — it explains everything in under a minute!

 

 

 

 

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If you own or manage a short-term rental (STR) in Conway, NH, there's an important update you’ll want to be aware of. The town just released a new draft checklist outlining the minimum safety and housing standards required for licensing STR properties.  Here is a link to the town website (scroll down to Rental Certificate Program)

This checklist, dated May 12, 2025, is part of Conway’s ongoing effort to ensure STRs are safe for guests and compliant with local and state regulations. Whether you're actively renting or planning to, here’s a quick breakdown of what’s required:

🔑 Key Highlights from the Checklist:

1. Visible Street Address
   Your property must have address numbers clearly visible from the road—minimum 4" tall with good contrast.

2. Smoke & CO Detectors
   Interconnected smoke alarms with battery backup must be in every sleeping area and level. Carbon monoxide detectors are also required on each level.

3. Safe Egress
   Every bedroom needs two ways out—usually a door and a window (no more than 20 feet above ground).

4. Heating & Appliances
   Gas heating systems must be serviced within the past 12 months. Wood stoves and chimneys must meet NFPA 211 standards.

5. Electrical & Fire Safety
   The electrical system must comply with national fire codes (NFPA 70), and a properly maintained fire extinguisher must be on-site.

6. Outdoor Fire & Cooking Equipment
   Fire pits must follow RSA 227-L and require a burn permit. Grills and smokers must be on the ground only—no decks or porches.

7. Meals & Rentals License
   If required, your Meals and Rentals license must be valid and displayed at the property.

8. Older Septic Systems
   If your septic system is more than 10 years old, it must be inspected and shown to meet state standards.

9. General Housing Condition
   Properties must meet minimum housing maintenance standards (RSA 48-A) and cannot be a nuisance to neighbors.

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Why It Matters

This checklist isn’t just about compliance—it’s about guest safety and community trust. Meeting these standards helps avoid fines, delays in licensing, and potential liability if something goes wrong.  There is a timeline for this program on the town website as well.

Need help making sure your STR checks all the boxes? I offer free safety inspections for local short-term rentals—just reach out and I’ll walk you through it.

 

If you're on the fence about whether staging your home is worth the effort, the latest data from the National Association of REALTORS® (NAR) should help you decide. Their 2025 Profile of Home Staging confirms what many real estate pros have long suspected: staging not only helps homes sell faster—it can also increase the sale price.

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📈 Staging Adds Value

According to the report, 29% of real estate agents said that staging led to a 1% to 10% increase in the dollar value offered by buyers. Specifically, 19% of sellers' agents reported a 1% to 5% increase, while 10% saw a 6% to 10% bump .

For a $400,000 home, even a 1% increase translates to $4,000—more than covering the typical $1,500 cost of professional staging .

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⏱️ Faster Sales, Less Stress

Staging also helps homes sell more quickly. Nearly half (49%) of sellers' agents observed that home staging reduced the time homes spent on the market. Specifically, 30% saw slight decreases, and 19% reported significant reductions in selling time .

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🛋️ What Buyers Care About Most

When it comes to staging, some rooms matter more than others. The living room topped the list, with 91% of sellers' agents staging it, followed by the primary bedroom (83%) and the dining room (69%). Buyers' agents echoed this, noting that the living room (37%), primary bedroom (34%), and kitchen (23%) were most important to buyers .

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💡 Staging Tips That Make a Difference

If you're considering staging, focus on:

• Decluttering and depersonalizing: Remove personal items to help buyers envision themselves in the space.

• Neutral color palettes: Use light, neutral tones to appeal to a broader audience.

• Maximizing natural light: Open curtains and clean windows to let in more light.

• Highlighting key features: Arrange furniture to showcase the home's best attributes.

Professional stagers can also assist with furniture placement and decor to enhance the home's appeal.

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💰 Is Staging Worth It?

Given the potential for a higher sale price and a quicker sale, staging can be a worthwhile investment. The cost of staging varies, but the return on investment often justifies the expense, especially in competitive markets.

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🏡 Final Thoughts

In today's market, where buyers often begin their search online, first impressions are crucial. Staging can make your home stand out in listings and during showings, potentially leading to a faster sale at a better price.

If you're preparing to sell and want to make the most of your listing, consider staging as a strategic move to enhance your home's appeal.

Check out my North Conway Buyer's Guide

New Hampshire Housing Prices: $500K Is the New Normal

March 2025 Market Update

New Hampshire's real estate market continues to climb, hitting another record this March. The median price for a single-family home reached $525,000, the highest ever for the month — and the 13th straight month that the median price has stayed above the half-million-dollar mark.

This also marks 62 consecutive months of year-over-year price increases. If you’re feeling like $500,000 is the new baseline in New Hampshire real estate, you’re not wrong.

What’s Driving It?

In one word: inventory.
There were just 1,245 single-family homes on the market at the end of March. Compare that to 7,300 homes back in 2016, and it’s easy to see how supply is affecting prices. At the current pace of sales, there’s only 1.2 months of inventory available — far short of the 5-7 months considered a balanced market.

What About Affordability?

The NHAR Affordability Index dropped to 59 in March, the lowest ever recorded for this time of year. That means the median household income in New Hampshire is only 58% of what’s needed to afford a median-priced home with today’s interest rates.

For context, the index was over 100 as recently as 2021, and even above 200 in 2012–2013. That’s a serious shift in just a few years.

What’s Being Done?

There is some movement toward solutions. NHAR President Susan Cole pointed to recent legislative progress aimed at:

• Allowing smaller, more affordable lot sizes

• Expanding accessory dwelling unit (ADU) options

• Reducing regulations that lead to sprawl and loss of open space

Cole emphasized that this crisis has been decades in the making, and it will take long-term, consistent action to bring affordability back within reach for New Hampshire families.

What’s Worth Remodeling Before Selling? Here’s What the 2025 Remodeling Impact Report Says

Every year, the National Association of REALTORS® releases a report on home remodeling—what projects homeowners are tackling, how happy they are with the results, and what kind of return they’re getting if they decide to sell.

The 2025 Remodeling Impact Report just dropped, and there are some great takeaways for anyone considering home improvements—especially if you're thinking about selling in the next few years.

Top Projects with the Best "Joy Score"

This year’s highest “Joy Score”—how happy homeowners feel after completing a project—goes to:

• Adding a primary bedroom suite

• Kitchen upgrades

• New roofing

Each of those scored a perfect 10 out of 10. (Not a shock—who doesn’t love a fresh kitchen or a cozy new suite?)

Which Projects Pay Off the Most?

If you're thinking about ROI (and you should be), here are the top renovations in terms of cost recovery:

• New steel front door – 100% cost recovery

• Closet renovation – 83%

• New fiberglass front door – 80%

• New vinyl windows – 74%

• Basement conversion to living space – 71%

These projects give you a big bang for your buck, especially if you're prepping your house for the market.

REALTORS® Say: Do These Before You Sell

According to the agents surveyed, the top things they recommend sellers tackle before listing are:

1. Paint the entire home

2. Paint at least one interior room

3. Replace or repair the roof

Why Are People Remodeling?

Interestingly, many folks aren’t remodeling just because they plan to sell. The top reason? To upgrade worn-out surfaces and finishes. That was followed by improving energy efficiency and simply deciding it was time for a change.

That said, 18% of homeowners remodeled because they were planning to sell within two years—so you’re not alone if that’s your motivation.

Want to Read the Full Report?

If you’re a homeowner in the North Conway area and you're wondering which updates make the most sense for your home, I’ve got the full 2025 Remodeling Impact Report. Just send me a message and I’ll send it over to you. It’s full of great info whether you’re thinking about selling soon, refinancing, or just making your space a little more “you.”

And as always, if you have questions about what buyers are looking for right now in the Mount Washington Valley real estate market, I’m happy to help.

New Listings: January 1 – April 8

Single-Family Homes:

• 2024: 165 new listings

• 2025: 229 new listings
  That’s a 39% increase in single-family inventory!

Condos:

• 2024: 66 new listings

• 2025: 59 new listings
  A slight dip here — about a 10% decrease.

Land:

• 2024: 119 new listings

• 2025: 99 new listings
  That’s about a 17% drop in new land listings.

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What Could Be Causing the Change?

The jump in single-family home listings — and the drop in land and condo listings — likely comes down to a few factors:

1. More Homeowners Are Ready to Move

Some sellers who sat on the sidelines during the peak of interest rate hikes in 2023 are finally making moves in 2025. Rates have stabilized a bit, and many are adjusting their expectations — especially if they’ve outgrown their current home or are heading into retirement.

2. Landowners Are Holding Off

The decrease in land listings could be a mix of higher construction costs and limited buyer demand for raw land. Building a home is still expensive, and some sellers might be waiting for better conditions before listing their lots.

3. Fewer Condos Available to List

The condo market in our area tends to be a bit tighter, and some owners may be hanging onto their properties as short-term rentals or second homes — especially if they bought at lower rates.

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What Does This Mean for Buyers and Sellers?

If you're a buyer looking for a single-family home, you have more options now than you did this time last year. That can mean less competition and potentially more negotiating power.

If you're a seller, especially of a single-family home, you’re entering a more competitive market — so pricing and presentation matter more than ever. For condo and land sellers, the lower inventory could work in your favor if buyer demand stays steady.

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If you're curious about what your property is worth or want help navigating the market, feel free to reach out. I’m always happy to run numbers or just chat about what’s going on in Carroll County real estate.

– Dave
North Conway Realty

Conway NH Real Estate Market Update – The Bigger Picture (April 2023–April 2025)

If you only looked at Q1 numbers, you might think the Conway market is slowing down — but zooming out tells a much different story.

Yes, the first quarter of 2025 saw a few shifts:

• There were 28 single-family home sales, up from 21 in Q1 2024

• The median sold price dipped slightly from $470,000 to $445,700

• Days on market doubled (24 to 48)

• Cash sales were up a bit (9 this year vs. 7 last year)

But these short-term stats don’t tell the whole story.

Let’s take a step back and look at a full-year comparison:

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April 1, 2023 – April 1, 2024

• 143 single-family home sales

• Median sold price: $450,000

• Median days on market: 14

• 52 cash sales

April 1, 2024 – April 1, 2025

• 121 sales (a slight dip, likely due to low inventory)

• Median sold price: Still $450,000

• Median days on market: Dropped to 8 days

• 46 cash sales

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What Does It All Mean?

Despite higher interest rates, inflation concerns, and the usual market noise, home values in Conway have held steady. Not only that — homes are actually selling faster now than they were a year ago. That tells us demand is still strong, and well-priced homes are moving quickly.

Cash buyers remain active, making up roughly a third to nearly half of all purchases, and the fact that the median sale price hasn’t dropped is a strong indicator of stability.

Yes, Q1 2025 showed some hesitation — especially with homes taking longer to sell — but the bigger picture points to a healthy, resilient market.

If you're thinking of selling, now is still a great time to do it — especially if you price it right and have a smart marketing plan. And if you’re buying, you might have a little more breathing room than last year — but homes are still going fast.

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Want to talk more about where the Conway market is headed, or what your home might be worth today? I’m happy to help.

Reach out anytime — I’d love to chat real estate with you.

 

What is Radon? A Quick Guide for Home Buyers in New Hampshire & Maine

If you're buying a home in New Hampshire or Maine, you’ve probably heard the term radon tossed around during the inspection process. It’s something that comes up often in our area—and for good reason.

Let’s break down what radon is, why it matters, and how you can handle it if you find high levels in a home you love.

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So, What is Radon?

Radon is a naturally occurring radioactive gas that forms when uranium in soil, rock, and water breaks down. It’s colorless, odorless, and tasteless—so you won’t know it's there unless you test for it.

The big concern? Long-term exposure to high levels of radon is the second leading cause of lung cancer in the U.S., right behind smoking. That’s why it’s a serious topic when buying a home.

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Why is Radon a Big Deal Around Here?

Radon is common across the country, but parts of New Hampshire and Maine—especially areas with a lot of granite in the ground—tend to have higher levels. I see elevated radon readings come up frequently during home inspections, and it doesn’t mean the house is flawed—it just means it needs a fix.

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How Do You Test for Radon?

Testing is simple and affordable. You can go with either:

• Short-Term Test: Usually takes 2–4 days. This is the most common test during a real estate transaction. It's often done with a charcoal canister or a continuous monitor set up by a home inspector.

• Long-Term Test: These take 90 days or longer and give a better average over time. These are great for after you move in if you want a fuller picture.

The results are measured in picocuries per liter of air (pCi/L). The EPA recommends fixing radon issues if levels are 4.0 pCi/L or higher.

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What Happens if the Radon Levels Are Elevated?

Good news—radon is very fixable.

The most common solution is a radon mitigation system. This usually involves:

• A PVC pipe system installed in the basement or crawl space.

• A fan that draws the radon gas from beneath the foundation and vents it safely outside, usually above the roofline.

These systems are typically $1,000–$1,500 and can often be installed in a day. Once installed, they can reduce radon levels by up to 99%.

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Should You Walk Away From a Home With Radon?

Not at all. Radon is extremely common, and mitigation systems are straightforward and effective. If you find a home you love, and the radon test comes back high, it’s totally reasonable to ask the seller to install a mitigation system—or to negotiate that into the deal.

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Final Thoughts

If you’re house hunting in NH or ME, make sure radon testing is part of your inspection process. It’s one of those behind-the-scenes health and safety items that’s easy to overlook but very important in the long run.

Have questions about radon, home inspections, or anything else as you navigate the buying process? I’m always happy to help.

– Dave from North Conway Realty

3 bedroom, 2 bathroom Northbrook condo coming on the market tomorrow!

 

 

 

 

 

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Check out this new listing in Tamworth with DIRECT snowmobile trail access!

https://northconwayrealty.com/listing/5032467/131-poco-drive-tamworth-nh-03886/

 

 

 

 

 

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