North Conway Single-Family Home Sales: 2024 vs. 2025 (Zip Code 03860)

If you’re trying to understand where the North Conway single-family home market is headed, comparing last year to this year tells a pretty interesting story. On the surface, prices look fairly stable—but when you dig in, buyer behavior and market dynamics definitely shifted.

Below is a side-by-side look at 2024 vs. 2025 sales in zip code 03860, followed by what it actually means if you’re thinking about buying or selling.

📊 2024 Market Snapshot

• Total Sales: 40

• Price Range: $290,000 – $1,200,000

• Median Sales Price: $528,000

• Average Sales Price: $551,000

• Median Days on Market: 12

• Average Days on Market: 38

• Cash Sales: 15 (37.5%)

What stood out in 2024:
Homes that were priced right moved quickly. A median of just 12 days on market tells us that well-positioned listings didn’t sit around long, especially in the more desirable neighborhoods. Cash buyers played a big role, making up more than a third of all sales.

📊 2025 Market Snapshot

• Total Sales: 60

• Price Range: $275,000 – $1,700,000

• Median Sales Price: $505,000

• Average Sales Price: $576,000

• Median Days on Market: 16

• Average Days on Market: 43

• Cash Sales: 18 (30%)

What changed in 2025:
Activity picked up noticeably, with 50% more sales than the year before. The price range expanded on both ends—more entry-level homes sold, but we also saw higher-end transactions pushing the top of the market to $1.7M.

Homes took a bit longer to sell overall, suggesting buyers became more selective and price sensitivity increased.

1. More Sales, Slightly Softer Median Price

Even though the median price dipped from $528,000 to $505,000, the average price rose. That usually means:

• More lower-priced homes entered the mix

• High-end sales still performed well

In other words, the market broadened rather than weakened.

2. Homes Are Taking Longer—but Still Moving

Median days on market increased from 12 to 16 days, and average days from 38 to 43. That’s not a slowdown—it’s a normalization. Buyers are taking a bit more time, asking more questions, and being choosier.

3. Cash Is Still King (But Less Dominant)

Cash sales dropped slightly as a percentage:

• 2024: 37.5%

• 2025: 30%

Cash buyers are still very much part of the market, but financed buyers are competing more often—especially as inventory improves.

🏡 What This Means for Sellers

• Pricing strategy matters more than ever

• Overpriced homes will sit longer than they did in 2024

• Proper presentation and marketing still lead to strong results

• There is plenty of buyer demand when the value makes sense

🏠 What This Means for Buyers

• Slightly more negotiating room than last year

• More inventory to choose from

• Still need to be decisive on well-priced homes

• Cash isn’t required—but strong terms matter

The North Conway single-family home market didn’t cool off—it evolved. More homes sold, price points widened, and the pace became healthier and more balanced.

If you’re thinking about buying, selling, or just want to understand how these numbers apply to your situation, that’s where a hyper-local approach makes all the difference.

If you’re watching the Madison, New Hampshire real estate market, the big takeaway so far is consistency. When we compare full-year 2024 single-family home sales to 2025 year-to-date activity, Madison is showing a very similar pace, with prices continuing to trend upward while homes take just a bit longer to sell.

2024 Madison Single-Family Home Sales

• Total sales: 53

• Median selling price: $399,000

• Average selling price: $523,000

• Median days on market: 12

2024 was a strong year for Madison, with quick sales and solid pricing across most segments of the market. Well-priced homes moved fast, and buyer demand stayed steady throughout the year.

2025 Year-to-Date Madison Market Snapshot

• Total sales: 50

• Median selling price: $465,000

• Average selling price: $551,000

• Median days on market: 21

At nearly the same number of sales as last year, 2025 is tracking closely to 2024 in terms of activity. The most noticeable change is pricing. Both the median and average selling prices are higher, suggesting continued demand and an increasing number of higher-end sales.

Homes are taking a bit longer to sell in 2025, with median days on market rising from 12 to 21. This doesn’t signal a slow market, but it does point to buyers being a little more selective and sellers needing to be more thoughtful with pricing and presentation.

What This Means for Buyers and Sellers in Madison

For sellers:
Madison remains a strong market. Prices are holding — and even improving — but the days of “list it on Friday and accept an offer by Sunday” aren’t guaranteed. Proper pricing, good photos, and a clear strategy matter more than ever.

For buyers:
While prices are higher, the slight increase in days on market can create opportunity. There may be more time to evaluate homes, ask questions, and negotiate terms compared to the ultra-fast pace of previous years.

The Big Picture

Overall, Madison is having a very similar year to 2024, with steady sales volume and rising prices. The market hasn’t shifted dramatically, but it has matured. Balanced expectations on both sides of a transaction are key in 2025.

If you’re thinking about buying or selling in Madison and want to understand how these numbers apply to a specific property or neighborhood, a local, data-driven approach makes all the difference.

Why Every Homeowner Should Invest in a Septic Tank Riser

If you own a home in New Hampshire, you already know: winter can be brutal. When the snow piles up to three feet deep and the ground is frozen solid, the last thing you want to deal with is trying to locate and dig out your septic tank lid. But if something goes wrong—or even if you just need routine maintenance—finding and accessing your tank in the middle of February can turn into a costly and stressful ordeal.

That’s where a septic tank riser comes in.

What Is a Septic Tank Riser?

A riser is simply an extension that brings the access lid of your septic tank up to ground level. Instead of being buried under dirt, rocks, or feet of snow, your tank can be reached quickly and easily with no digging required.

Why It’s Worth the Investment

• Snow and frozen ground aren’t a problem. Imagine trying to dig through frozen soil in single-digit weather. Without a riser, that’s your reality if your tank needs attention in the winter.

• Emergency access. Septic issues rarely happen at “convenient” times. A riser ensures you (or your service provider) can get to the tank right away, without waiting for a thaw.

• Peace of mind. For a few hundred dollars, you gain the comfort of knowing that if a problem ever comes up, you’re prepared. It’s one of those small upgrades that pays for itself the very first time you need it.

• Easier maintenance. Pumping and inspections become faster and cheaper since the tank is always accessible.

Think of It Like Insurance

A riser is the kind of investment you hope you won’t need to use often. But the one time you do? It more than covers its cost. When you picture someone outside in January trying to chip away at the frozen ground just to locate your septic tank lid—you’ll be glad you spent the money.

If you don’t already have a septic riser, consider adding one before the snow flies this year. For most homeowners, it’s a small project with a huge payoff: less stress, lower costs, and the ability to sleep easy knowing that your septic system is accessible any time of year.

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.

 

 

 

 

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Check out my North Conway Buyer's Guide

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.

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

 

 

 

 

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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.

 

 

 

 

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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

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!

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.