Welcome to 45 Intervale Lane, Bartlett, NH — A Classic Mountain Getaway

Tucked along a quiet side street in Bartlett, this charming and fully updated mountain home offers the perfect blend of comfort, character, and location. Whether you’re chasing first tracks at Attitash, hiking Cathedral Ledge, or strolling through North Conway Village, this is the kind of place you’ll love coming home to.

Step inside to a bright and cozy living room featuring a wood stove, large new windows, and that unmistakable New Hampshire cabin-style warmth. It’s the perfect spot to unwind after a day outdoors — boots drying by the fire, favorite drink in hand.

The kitchen has been completely refreshed with new stainless-steel appliances, updated lighting, flooring, and fresh paint. Just off the kitchen, a sunny breakfast nook and a wood-accented sunroom provide two inviting spaces to sip your morning coffee or catch up with friends.

Upstairs, you’ll find two comfortable bedrooms, a full bath, and a bonus room that could easily flex into an office, guest area, or playroom. There’s even additional unfinished attic space ready for storage or future expansion.

Outside, the .42-acre lot is level and private, complete with two storage buildings and that true New England touch — the Conway Scenic Railroad running just beyond the property line. And only 2,000 feet away, you’ll find a private association beach on the Saco River, perfect for swimming, or relaxing in the sun.

Nearly everything has been improved in the past few years — new windows, fresh paint inside and out, new flooring, bathroom updates, and a new water heater. The full basement offers incredible storage for skis, kayaks, and all your White Mountain gear.

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A Four-Season Bartlett Favorite

Fall brings incredible foliage and easy access to nearby trails like Diana’s Baths, Echo Lake, and the Kancamagus Highway. In winter, you’re just minutes from Attitash, Cranmore, and Wildcat, with Bretton Woods a short drive away. Spring and summer mean tubing, kayaking, and swimming on the Saco — all practically in your backyard.

Whether you’re looking for a year-round home, a weekend getaway, or a vacation rental with unbeatable location, 45 Intervale Lane delivers mountain living at its best.

https://northconwayrealty.com/listing/5067890/45-intervale-lane-bartlett-nh-03845/

Some condos in New Hampshire can look great on paper but still be ineligible for conventional financing. This is especially common in resort towns like North Conway, Bartlett, or Lincoln, where many condo complexes are structured more like hotels than traditional residential buildings.

One of the most common examples is condos with on-site rental management. These properties often have a central front desk, daily or weekly rentals, and housekeeping services—essentially functioning like a condotel. Because they operate more like a hotel, Fannie Mae and Freddie Mac classify them as higher risk and won’t back conventional loans on them. Buyers for these properties usually need to pay cash or use a portfolio or commercial loan, which often comes with higher rates and larger down payments.

Another situation that raises a red flag is when one person or company owns too many units in the complex. If a single entity owns more than 25% of the total units, most lenders won’t approve conventional financing. This is because if that owner stops paying association fees or influences management decisions, it could impact the financial health of the entire association.

New or incomplete developments can also be an issue. If the project is still under construction or the developer hasn’t handed over control to the condo association, conventional lenders generally won’t approve financing until it’s considered “complete” and “warrantable.”

Lenders also look at owner-occupancy ratios. If too many units are rented out—especially for short-term or Airbnb-style stays—it can push the project into “non-warrantable” territory. Most lenders want at least half the units to be owner-occupied before offering conventional loans.

Finally, financial or legal issues within the condo association can disqualify a property. If the association has large unpaid fees, pending lawsuits, or low reserve funds, lenders may see it as too risky.

If you love a condo that doesn’t qualify for conventional financing, there are still options. Local banks may offer portfolio loans, some lenders might approve financing with a larger down payment, or you could consider a cash purchase if it makes sense for your goals.

The bottom line is that not all condos are treated equally when it comes to financing. In the Mount Washington Valley area, where many properties serve as both vacation homes and short-term rentals, it’s especially important to work with an agent and lender who understand how these unique setups affect loan eligibility. Sometimes, a “cash only” listing isn’t a dead end—it’s just a different kind of opportunity.

Why Most North Conway Rentals Don’t Cash Flow

This is not going to be a popular opinion—but I’d rather be honest up front.

A lot of buyers come into the North Conway market thinking they can buy a vacation home, finance 80% of it, and let rental income cover the mortgage and expenses. While it sounds like the perfect plan, the reality is that in 95% of cases, the numbers simply don’t work out that way.

Looking at the Numbers

Here are real projections from recent local properties:

• $400,000 home: With a mortgage, taxes, utilities, and fees, annual expenses are about $36,000. At average occupancy (around 40%), it brings in $27,000 in rent. That’s a $9,000 shortfall each year

• $570,000 home: Expenses run over $45,000. Rental income ranges from $28,000 to $38,000, leaving you $7,000–$16,000 in the red most years

• $465,000 condo: Annual expenses top $41,000. Rental income comes in between $23,000 and $33,000, meaning you’re still losing money in almost every scenario

Only in the absolute best-case situations (high occupancy and high nightly rates) do these properties even approach break-even—and that doesn’t account for repairs or unexpected costs.

Why They Don’t Work as Cash Flow Properties

There are a few simple reasons why these homes rarely cash flow:

• Occupancy averages just 40%. Yes, it’s busy on ski weekends and during foliage season, but there are plenty of slow months.

• The market is saturated. With hundreds of rentals to choose from, guests shop by price, keeping revenue in check.

• Expenses are higher than expected. Heating, HOA fees, internet, management companies, and utilities add up fast.

A Better Way to Think About It

Buying a rental property in North Conway makes sense if you approach it as a lifestyle investment, not a pure income property. It works best for buyers who want:

• A vacation home they’ll enjoy personally,

• Supplemental income to offset taxes, utilities, and upgrades,

• Long-term appreciation instead of immediate cash flow.

If you’re looking for a property that pays for itself and puts money in your pocket every month, this market probably isn’t for you. But if you want a place to enjoy that helps offset its own costs, it can be a great decision.

North Conway rentals aren’t “get-rich” properties. They’re vacation homes first, with the benefit of rental income to soften the financial load. Go in with the right expectations, and you’ll love owning here. Go in expecting cash flow, and you’ll likely be disappointed.

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.

Half of Homes on the Market Are Seeing Price Adjustments

If you’ve been following the real estate market in the Mount Washington Valley, you’ve probably noticed that things are shifting. We recently looked at 138 homes for sale across Bartlett, Conway, Freedom, Madison, Jackson, and Tamworth. One key takeaway jumped out:

👉 50% of all active listings have already seen at least one price adjustment.

That’s a big number — half of the sellers out there have had to revisit their asking price. But when you dig into the details, some clear trends start to emerge.

Price Range Matters

Not all price points are created equal when it comes to adjustments. Here’s what we’re seeing:

• $400k–$600k homes: Roughly 64% have dropped in price.

• $600k–$800k homes: About 56% have adjusted.

• $800k–$1M homes: The highest rate, with nearly 78% seeing price reductions.

• Under $400k: Less than 40% have adjusted.

• $1M+: Surprisingly, only about 29% have reduced their price.

📊 In other words, mid-to-upper priced homes are the most likely to face cuts, while entry-level properties and ultra-luxury listings are holding steadier.

Town-by-Town Trends

The town you’re shopping (or selling) in also plays a role:

• Jackson: Stands out with two-thirds of listings having reduced their price.

• Tamworth: Close behind, with 60% showing adjustments.

• Conway & Madison: Right around the 50% mark.

• Bartlett: The lowest rate, at 41%.

This tells us that buyers in Jackson and Tamworth are seeing more negotiating room, while sellers in Bartlett are finding a bit more stability.

What This Means for Buyers and Sellers

• Buyers: The numbers suggest opportunities, especially in the mid-price ranges. If you’ve had your eye on something between $400k and $1M, chances are it’s already been adjusted — and sellers may still be flexible.

• Sellers: Pricing right from the start matters more than ever. Homes that overshoot the market are finding themselves dropping back down, sometimes more than once.

The Bottom Line

Half of the homes currently on the market in Bartlett, Conway, Freedom, Madison, Jackson, and Tamworth have already seen price changes. If you’re thinking about buying, now’s a good time to look closely at the adjusted listings. If you’re selling, keep in mind that today’s buyers are paying attention — and they’re quick to notice when a property lingers on the market.

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.