An article in the Conway Daily Sun (link below) discusses the NH Housing Board's decision that will not allow Freedom's new STR policies to impact owners who were renting prior to the March 2022 rental ordinance.  Here is a link to the VRBO listing

Here is a link to the full story:
https://www.conwaydailysun.com/news/local/state-board-finds-against-freedom-on-strs/article_a69e1f12-b3a9-11ee-a139-8b007c7781a0.html

Apparently, this ruling means that the Cotters, and other owners who rented their properties before 2022, will not have to get a conditional permit, are exempt from health and safety requirements of the ordinance and are not subject to a 90-day rental cap per year.

Here are the key points from the article:

• The New Hampshire Housing Appeals Board ruled in favor of James and Susan Cotter against the town of Freedom regarding its short-term rental (STR) ordinance.
• The Cotters own an A-frame house on Ossipee Lake and have rented it out since 2004. They were represented by Matt Johnson of Devine Millimet & Branch.
• The town of Freedom was represented by Diane Gorrow of Soule Leslie Kidder Sayward.
• The Housing Appeals Board was established in 2020 as an alternative to the Superior Court for planning and zoning cases.
• The board's decision means pre-2022 property owners like the Cotters are exempt from obtaining a conditional permit and are not subject to the 90-day rental cap or health and safety requirements of the new ordinance.
• Johnson previously defeated the town of Conway in a similar case at the New Hampshire Supreme Court.
• The board stated there was no evidence the Cotters' property use was a nuisance or harmful to public health.
• Jerry DeCristofaro, president of the Association for Responsible Rentals, supports safety measures but opposes different treatment for STRs.
• The case centered on the Cotters' property at 440 Pequawket Trail, listed on VRBO. Here is a link to the VRBO listing
• Freedom enacted its STR ordinance in March 2022 and began enforcing it against properties like the Cotters'.
• The board agreed with the Cotters that their rental use of the property was a pre-existing, nonconforming use.
• The town's argument about health and safety requirements was rejected by the board, citing specific legal precedents.
• The board found no evidence of nuisance or public harm from the Cotters' STR use, and suggested traditional enforcement mechanisms for any issues.

If you're in the market for a new home and the buzz of short-term rentals (STRs) isn't your cup of tea, you're in luck! There are some fantastic neighborhoods that keep the STR scene at bay. Let's dive into the areas around Bartlett and North Conway where peace, quiet, and a sense of community reign supreme.

1. Bartlett Place, Bartlett

Located in Bartlett & right on the Saco River, this neighborhood is a hidden gem for those seeking a serene living environment. It's far enough from the hustle and bustle to offer a tranquil retreat, yet close enough to local amenities for convenience.  60 day minimum rental period.

2. Cranmore Woods, North Conway

Cranmore Woods is the perfect spot for skiers who don't want new neighbors every weekend.  Just minutes from Cranmore and has an outdoor pool & tennis court.

3. Saco Woods, Conway

This neighborhood is a peaceful haven for long-term residents. Saco Woods offers a comfortable and stable living environment away from the frequent turnovers of STRs.

4. Mount Cranmore Condos, North Conway

A unique blend of convenience and regulation, Mount Cranmore Condos limit STRs to just five rentals per year. This means fewer new faces and more familiar neighbors, perfect for those who value consistency in their community.

5. Northface, North Conway

With a 30-day minimum rental policy, Northface strikes a great balance. It's ideal for those who prefer longer-term neighbors over the ever-changing crowd of STRs, yet it still allows for some flexibility for homeowners.

6. Partridge Woods, Bartlett

Also enforcing a 30-day minimum rental policy, Partridge Woods in Bartlett is another excellent choice for stable, long-term living. The neighborhood prides itself on its strong community bonds and quiet, relaxed lifestyle.

Each of these neighborhoods offers its unique charm and a respite from the bustling STR scene. Whether you're looking for a family-friendly environment, a tranquil retreat, or just a place where you can know your neighbors, these areas around Bartlett and North Conway have got you covered.

Looking for more info on these neighborhoods or others that are not STR-friendly in the North Conway area? Feel free to reach out to me - I'm always here to help!

North Conway is a winter wonderland, attracting numerous visitors and vacation home owners each year. As a vacation home owner in this beautiful region, you have a unique opportunity to leverage smart home technology to enhance your property's efficiency and comfort during the chilly winter months. Here's how you can use smart tech to save money and keep your North Conway vacation home cozy and secure.

1. Smart Thermostats: Your Key to Efficient Heating

The winters in North Conway can be pretty harsh, making heating a necessity. A smart thermostat can help you manage this efficiently. Program it to keep the home at a lower temperature when unoccupied, and warm it up just before you or your guests arrive. This ensures comfort while keeping your energy bills in check. Brands like Nest or Ecobee offer user-friendly interfaces and can be controlled from anywhere.

2. Total Control with Remote Monitoring

Winter trips to North Conway can be spontaneous. With remote monitoring systems, you can ensure that your vacation home is ready anytime you decide to visit. Use your smartphone to check if all appliances are off, adjust the heating, or even monitor security cameras. This way, you’re saving energy and ensuring peace of mind.

3. Preventing Winter Woes: Smart Leak Sensors

With temperatures often dipping below freezing, frozen pipes can be a real concern in North Conway. Installing smart leak sensors can provide early warnings to prevent significant damage and repair costs. These sensors can alert you to any potential water leaks or pipe bursts, allowing you to act fast and avoid a winter disaster.

4. Lighting the Way: Energy-efficient Smart Lighting

Shorter days and longer nights mean lighting is crucial. Opt for smart LED bulbs that you can control remotely. Not only do they consume less power, but you can also ensure lights are on only when necessary, adding both comfort and security to your property.

5. Automated Smart Blinds: Embrace the Sun

Utilize smart window solutions to make the most of natural heat. Program your smart blinds to open when the sun is shining, allowing natural warmth to supplement your heating system. As the sun sets, they can close to keep the warmth inside, saving you energy and costs in heating.

Making Your North Conway Home a Smart Winter Haven

Incorporating these smart home technologies can transform your North Conway vacation home into a model of efficiency and comfort. Not only will you be saving money, but you’ll also be contributing to a more sustainable environment. As a real estate professional in the area, I can attest to the increasing value these features add to properties, both in terms of rental appeal and resale value.

Embrace the winter season in North Conway with a smart, cozy, and efficient vacation home. Happy winterizing!

At a recent selectmen’s meeting in Conway, over a hundred local residents expressed their frustration about the town's revaluation process that significantly increased their property taxes. Sarah Sullivan-Mallett voiced the collective displeasure, criticizing the timing of the revaluation during a booming market and its impact on long-term residents due to the influx of second homeowners. In response, officials mentioned possible tax relief through abatements and assistance programs, and noted the potential benefits of homestead exemptions and a small lodging fee to alleviate tax burdens.

The revaluation, conducted by Marybeth Walker of Corcoran Consulting, was carried out earlier than required by state law due to discrepancies between assessed values and market prices. The base tax rate dropped from $17.08 to $10.18 per $1,000 of property value in 2023. However, this shift resulted in a heavier tax burden on residential property owners as their properties were previously undervalued compared to commercial properties. Walker emphasized that the revaluation focused on market value, not on individuals' ability to pay.

The meeting revealed that residential properties, particularly single-family homes and mobile homes, saw a significant rise in assessed values, while commercial properties experienced a lesser relative increase. This led to concerns about the undervaluation of commercial properties and a potential loss of $1 million in tax revenue. Public questions about specific property valuations were deferred for individual appointments with Walker.

Selectmen faced criticism for conducting the revaluation during a market boom. Deputy Town Manager Paul DegliAngeli and Selectman Carl Thibodeau acknowledged the possibility of conducting another revaluation if the residential market declines. Concerns were also raised about the disparity in tax impacts between commercial and residential properties. The meeting concluded with discussions on potential state-level interventions, such as a bill for a homestead exemption and a lodging fee, to help alleviate the tax burden on local residents. Budget committee chair Peter Donohoe advised concerned residents to engage in the upcoming budget process and reach out to local representatives to support legislation beneficial to the community.

Here's a detailed summary of the 2023 real estate statistics for towns around the Mount Washington Valley, with some added commentary:

North Conway (03860) - Single Family Homes

• Total Sales: 45, a robust number indicating a healthy market.  That figure is down from 54 sales in 2022.
• Price Range: $250,000 to $2,495,000. This wide range suggests a diverse market catering to various buyer segments, from affordable to luxury homes.
• Average Selling Price: $591,129, reflecting the area's growing appeal.
• Median Selling Price: $461,050, slightly lower than the average, indicating that more homes sold at the lower price spectrum.
• Cash Sales: 22 out of 45 (48.9%). The high rate of cash purchases could indicate strong investor interest or a competitive market where buyers use cash to stand out.

North Conway (03860) - Condos

• Total Sales: 43, showing a slightly less active market compared to single-family homes but still significant.  That is also down from 58 sales in 2022.
• Price Range: $258,000 to $1,432,161, offering a range of choices for different budgets.
• Average Selling Price: $637,278, surprisingly higher than single-family homes, due to newer or more luxurious condo developments at Cranmore.
• Median Selling Price: $550,000, aligning closely with the average, suggesting a consistent market segment.
• Cash Sales: 19 out of 43 (44.2%), highlighting a strong cash buyer presence, similar to the single-family home market.

Bartlett - Single Family Homes

• Total Sales: 65, indicating a very active market.  There were 74 sales in 2022.
• Price Range: $110,000 to $1,825,000, showcasing one of the most varied ranges in the region.
• Average Selling Price: $683,308, which is high, possibly driven by some premium property sales.
• Median Selling Price: $612,000, supporting the idea of a higher-priced market segment.
• Cash Sales: 27 out of 65 (41.5%), significant but slightly lower than in North Conway, suggesting diverse buying patterns.

Bartlett - Condos

• Total Sales: 84, the highest among all categories, signaling a booming condo market.  That is up from 72 sales in 2022.
• Price Range: $185,000 to $1,900,000, again showing a wide range appealing to a broad spectrum of buyers.
• Average Selling Price: $456,587, more accessible compared to single-family homes, attracting a different buyer demographic.
• Median Selling Price: $410,000, indicating a strong mid-range market.
• Cash Sales: 34 out of 84 (40.5%), consistent with the overall trend of substantial cash transactions in the area.

Jackson - Single Family Homes

• Total Sales: 14, a smaller number, suggesting either limited inventory or a more exclusive market.  Jackson had 20 sales in 2022.
• Price Range: $520,000 to $1,625,000, skewed towards higher-end properties.
• Average Selling Price: $834,178, the highest average among the towns, indicating a premium market.
• Median Selling Price: $742,500, closely following the average, reinforcing the luxury market trend.
• Cash Sales: 6 out of 14 (42.9%), possibly reflecting the buying power of those targeting this exclusive area.

Jackson - Condos

• Total Sales: 11, the least active market, which could be due to limited offerings.  It is in range with 2022’s 9 sales.
• Price Range: $460,000 to $930,000, more compact but still offering a range of options.
• Average Selling Price: $600,727, aligning more with the high-end market.
• Median Selling Price: $575,000, consistent with the average, showing less variability in condo prices.
• Cash Sales: 4 out of 11 (36.4%), the lowest percentage, but still notable.

In summary, the 2023 real estate market in the Mount Washington Valley showed strong activity with a clear inclination towards higher-end properties, especially in single-family homes. The significant proportion of cash purchases across all sectors suggests a strong investor presence and a competitive buying environment. Condos in Bartlett emerged as a particularly active segment, indicating a growing interest in this type of property.

As 2024 begins, do a quick check on some of the basic items in your vacation rental.

Here are some key points to check:

1. Smoke and Carbon Monoxide Detectors: Ensure they're functional and batteries are fresh.  
2. Fire Extinguishers: Accessible and up-to-date fire extinguishers in key areas.  **Buried deep in a kitchen cabinet doesn't count!
3. First Aid Kit: Stocked with essentials and easily accessible.
4. Emergency Exits: Clearly marked and unobstructed.  Here is some additional information on egress requirements in NH.
5. Security Features: Check locks on doors and windows.  Also, make sure exterior lighting is working.
6. Safe Electrical Wiring: Inspect for exposed wires or overloaded sockets.
7. Child Safety: If applicable, provide safety gates, outlet covers, and secure furniture.
8. Pool/Area Safety: If there's a pool, ensure it has proper fencing and safety equipment.
9. Local Emergency Information: Provide guests with local emergency contacts and hospital locations.  Make sure the home address is also listed in the property & clearly visible on the exterior.
10. Maintenance Check: Regularly inspect for any hazards like loose railings or slippery surfaces.

Here are a couple pictures of the Life Safety Self Inspection Checklist from the town of Conway.

North Conway homeowners! Thinking about putting your home on the market? Before you get too excited, let's chat about some common slip-ups folks tend to make. Trust me; you'll want to sidestep these to ensure a smooth sale. And hey, there's a bonus tip at the end – hint: it involves contacting North Conway Realty sooner rather than later.

1. Neglecting Curb Appeal:
   Picture this: a potential buyer drives by, sees your place, and thinks, "Eh, not interested." Why? Curb appeal. North Conway's got that scenic charm, so don't skimp on sprucing up the exterior. A bit of landscaping and a fresh coat of paint can do wonders.  When listing your property, North Conway Realty has people ready to tackle some of these projects for you.

2. Ignoring Necessary Repairs:
   Leaky faucet? Peeling paint? Hold up before listing! Ignoring necessary fixes might cost you in the long run. Get a pre-listing inspection, tackle those repairs, and make sure your home is in tip-top shape. Trust me, buyers notice the little things.  As a new bonus, North Conway Realty is now offering a complimentary pre-listing inspection!  Don't get caught off guard in the middle of your sale.

3. Incorrectly Pricing the Property:
   Let's talk dollars and cents. Overpricing scares folks away, while underpricing means you're leaving money on the table. Do your homework, maybe chat with a local real estate pro, and find the the price that gets buyers excited to see your property.

4. Inadequate Home Staging:
   Ever walk into a cluttered room and feel overwhelmed? Buyers do too. Clear out the unnecessary stuff, depersonalize a bit, and give your home some breathing room. Proper staging can make all the difference in showcasing what makes your place special.

5. Not Contacting North Conway Realty Early Enough:
   And here's the grand finale – not picking up the phone and calling North Conway Realty early in the game. Let 20 years of real estate experience work for you. You will get personalized advice, local insights, and a smoother selling experience. It's like having a secret weapon for your home-selling journey.

In a nutshell, steer clear of these blunders, and you'll be well on your way to a successful home sale in North Conway. Remember, it's not just about selling a house; it's about selling the North Conway lifestyle. So, grab your to-do list, give North Conway Realty a ring, and let's get that 'For Sale' sign up with confidence!

Here are some real estate metrics! Whether you're a buyer or a seller, understanding these numbers can give you a powerful advantage in the market. 

First up, we have the Months Supply of Inventory, which currently stands at 3.69. This metric represents the number of months it would take to sell all the homes on the market, assuming no new listings come in. A lower number suggests a seller's market, where demand exceeds supply, causing prices to potentially rise. In our case, 3.69 months indicates a fairly balanced market, where both buyers and sellers have room to maneuver.

Now, let's take a look at the 12-Month Change in Months of Inventory, which has seen a whopping increase of 64.73%. This significant jump indicates that the market has become more favorable for buyers over the past year. With more inventory available, buyers have more options to choose from, potentially leading to increased negotiation power and lower prices.

Moving on, we have the Median Days Homes are On the Market, which currently stands at just 8 days. This metric represents the average number of days it takes for a home to be sold. A lower number here suggests a fast-paced market, with homes flying off the shelves in no time. In our case, 8 days indicates a high demand for properties, making it crucial for buyers to act swiftly if they find a home they love.

Now, let's talk about the List to Sold Price Percentage, which currently sits at an impressive 99.7%. This percentage represents the ratio between the original listing price and the final sold price of a property. A higher percentage suggests that homes are selling very close to their initial asking prices, indicating a strong market and potentially limited room for negotiation. With a 99.7% List to Sold Price Percentage, sellers can feel confident that their homes are fetching top dollar.

Finally, we have the Median Sold Price, which currently stands at $560,000. This metric represents the middle point of all the sold prices in a given area. For sellers, a higher median sold price is great news, indicating that they have the potential to fetch a higher price for their own property. On the other hand, buyers should be prepared for competitive pricing and potentially need to adjust their budgets accordingly.

Now that we've explored these real estate metrics, it's clear that the market is in a unique state. With a balanced supply and demand, buyers have more options than before. The increase in inventory over the past year gives buyers a chance to find their dream home without feeling rushed. However, the low Median Days Homes are On the Market indicates that the competition is fierce, and buyers need to act quickly.

Sellers, you're in luck as well! With the List to Sold Price Percentage at an impressive 99.7%, you can feel confident that you have a strong chance of selling your property near your desired price. And with the Median Sold Price sitting at $560,000, it's clear that the market is favoring sellers, potentially allowing you to make a tidy profit.

So, whether you're a buyer or a seller, these real estate metrics provide valuable insight into the market's current state. Stay informed, be proactive, and remember to adapt your strategies accordingly. Happy buying and selling!

The town of Madison is going on the offensive against STRs (short term rentals) that started renting after March 2022 when voters passed a warrant article saying residential homes could not be used as short term rentals.  It's a very interesting decision considering the NH Supreme Court's recent decision that said short term rentals are an acceptable residential use in Conway.  Click here for the full story

If you want a development that does not allow short term rentals, here are some places to look:

• Bartlett Place in Bartlett (60 day min)
• Cranmore Woods in North Conway
• Saco Woods in Conway
• Mount Cranmore condos in North Conway (they limit to 5 rentals per year)
• Northface in North Conway (30 day minimum)
• Partridge Woods in Bartlett (30 day minimum)
• Black Mountain Meadows in Jackson

Quick market stats posted on 5/16.  Check them out and let me know if you have any questions :) 

Click here to see a copy of the ruling

On Tuesday, May 2, the New Hampshire Supreme Court ruled in favor of short-term rental owner Scott Kudrick, allowing owners to continue renting properties, at least until the town of Conway decides to regulate them. The case centered on whether non-owner-occupied short-term rentals are permitted in residential districts under the Conway Zoning Ordinance. In January 2022, a county superior court judge ruled that short-term rentals fit within the definition of "residential dwelling unit" and did not need to be owner-occupied in residential zones. The recent New Hampshire Supreme Court ruling upheld this decision, stating that the language of Conway's ordinance did not clearly address short-term rentals and that it was up to the legislature and municipal authorities, not the courts, to consider any policy concerns related to short-term rentals. The town of Conway had previously filed for a declaratory judgment against Kudrick, arguing that "living as a household" required a level of stability in occupying a residential dwelling unit, but the court disagreed. The recent town vote to change a definition central to the case is also unclear in terms of its implications for short-term rentals. The town has been moving toward regulating short-term rentals in commercial zones for several months and has approved funds to expand the building department to allow licensing of short-term rentals and inspections of property.

Franconia's new STR license will require a safety inspection for approval.  This seems like a good idea as there are so many properties in the area that have bedrooms without egress, decks without railings and inadequate smoke detectors but I wonder why many towns do not inspect properties offered for long term rental.

I recently saw a new vacation rental posting.  Scrolling through the pictures, I saw a couple of bedrooms without proper egress.  Unfortunately, this is not something that is monitored or enforced around North Conway, so it puts the burden of care on owners.

When planning a vacation rental, it's essential to consider the safety of your guests. One area that often gets overlooked is egress from bedrooms. Egress refers to the ability to exit a room in the case of an emergency, and it's crucial to ensure that guests can do so safely and quickly.

Here are a few reasons why egress from bedrooms in a vacation rental is so important:

1. Emergency situations can happen at any time No one plans for an emergency, but they can happen at any time. From a fire to a medical emergency, guests need to be able to exit their bedrooms quickly and safely. If egress is obstructed or difficult to navigate, guests may be trapped in the event of an emergency.

2. It's a legal requirement In many places, it's a legal requirement to provide safe and accessible egress from bedrooms. Building codes dictate the size and placement of windows and doors to ensure that occupants can exit the building in case of an emergency. As a vacation rental owner, it's your responsibility to ensure that your property complies with local building codes.

3. It gives guests peace of mind When guests stay in a vacation rental, they want to feel safe and secure. Knowing that they can exit their bedrooms quickly and easily in an emergency can give them peace of mind and help them relax during their stay.

So, what can you do to ensure safe egress from bedrooms in your vacation rental? Here are a few tips:

1. Install smoke detectors and carbon monoxide detectors in each bedroom and throughout the rental property.

2. Ensure that all doors and windows are in good working condition and that guests can open them easily.

3. Provide clear instructions on how to exit the rental property in the case of an emergency.

4. Consider installing emergency lighting in hallways and staircases to guide guests to safety.

5. Regularly inspect and maintain egress points to ensure that they are functioning properly.

Even though it is not enforced, please don't make the mistake of adding extra bedrooms to maximize income while exposing guests to a dangerous situation.