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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Check out this interactive floor plan on my new Hart's Location listing:

 

 

 

 

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

Background: Why the Program Was Paused

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

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

Key Changes: A Shift to Self-Affidavits

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

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

The Problem with Self-Inspections

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

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

Rental Owners: Think Before You Sign

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

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

A $175 Fee for… What Exactly?

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

Concerns from the Responsible Renters Association

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

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

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

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

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

The Sources of Truth

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

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

Examples of Confusion

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

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

So, Who’s Right?

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

What Should Buyers Do?

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

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

Why Does It Matter?

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

Final Thoughts

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

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

2024 North Conway Condo Sales Recap

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!

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

Here is a summary of the article:

• Court Ruling:

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

• Case Background:

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

• Ordinance at Issue:

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

• Arguments and Counterarguments:

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

• KLP Enforcement History:

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

• Broader Implications:

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

• Next Steps:

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

• Statements from Stakeholders:

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

Conway Daily Sun (click here for full article)