If you've toured homes in the Mount Washington Valley lately, you've probably noticed them.

Small white boxes mounted high on interior walls. Slim copper lines running along the outside of the house. Sometimes they look sleek. Sometimes they look a little awkward. But they are showing up more and more in homes around North Conway, Bartlett, Jackson, Conway, and the surrounding area.

That’s a mini split.

And if you’re buying or selling in this market, it’s worth understanding what you’re looking at.

The Basic Idea

A mini split is a heating and cooling system.

No ductwork required.

Instead of generating heat the way an oil or propane furnace does, a mini split moves heat from one place to another. In the summer, it pulls heat out of your living space and moves it outside. In the winter, it reverses course and pulls heat from the outdoor air into your home.

Even when it’s cold outside, there is still heat energy in the air. Modern mini splits can extract that heat down to surprisingly low temperatures.

The basic setup is simple from a homeowner’s point of view: one outdoor unit, one or more indoor units, and a small bundle of lines connecting them. Proper sizing and installation still matter a lot, but the system itself is much less invasive than adding ductwork to an older home.

The Two Main Parts

A mini split system has two main components.

The outdoor unit contains the compressor and coil. This is the workhorse of the system. It moves refrigerant through the system and either releases or absorbs heat depending on whether the unit is heating or cooling.

The outdoor unit usually sits on a pad, stand, or wall bracket. It does make some noise, but modern units are much quieter than many people expect.

The indoor unit is the part you see mounted on the wall. It is often called the air handler. It blows conditioned air into the room and pulls room air back through a filter. Most have a small louver that can be adjusted to direct airflow.

These indoor units are typically installed high on a wall, which helps distribute air through the room.

The indoor and outdoor units are connected by what is called a line set. This usually runs through a small hole in the wall and includes refrigerant lines, electrical wiring, and a drain line.

Ducted vs. Ductless

Most older homes in our area were not built with central ductwork.

Adding ductwork can be expensive, disruptive, and sometimes not practical depending on the layout of the house.

Mini splits avoid that issue. Each indoor unit serves a room or zone directly, without ducts.

Multi-zone systems can run several indoor units from one outdoor unit. That means each room or area can have its own temperature control. You can heat the bedroom without heating the living room, or keep one part of the house comfortable while leaving unused rooms set lower.

That can be especially useful in vacation homes and second homes, where the whole house may not be used all the time.

The Heat Pump Part

This is where people sometimes get confused.

A mini split is a heat pump.

It does not burn fuel to create heat. It moves existing heat from one place to another using refrigerant. It is similar to the basic idea behind a refrigerator, just applied to your living space.

That is also why efficiency ratings for mini splits look different from what you might see with an oil, propane, or gas heating system.

Instead of measuring what percentage of fuel gets converted into heat, you are measuring how much heat energy gets moved for each unit of electricity used.

You may see ratings such as COP, which stands for coefficient of performance. Cooling efficiency is often shown as SEER, while heating efficiency may be shown as HSPF or COP.

On a mild day, a good mini split may move three or four units of heat for every one unit of electricity it uses. That is one reason they can be so efficient.

Why Mini Splits Make Sense in New England

Mini splits are a natural fit for a lot of homes in northern New England.

First, many older homes do not have ductwork. A mini split gives those homes a realistic path to efficient heating and cooling without tearing the house apart.

Second, they work well for vacation and second homes. Being able to condition only the rooms you are using can be a real advantage. Many systems also offer remote control through an app, which can let an owner adjust the temperature before arriving.

Third, they are useful for additions and finished spaces. A sunroom, finished basement, garage apartment, or bonus room may not connect easily to the home’s existing heating system. A single-zone mini split can often solve that problem cleanly.

Finally, they can be very efficient. Electricity still costs money, of course, but because a mini split is moving heat rather than creating it by burning fuel on site, a properly installed system can perform very well.

What to Know About Cold Weather Performance

Not all mini splits are the same.

Standard mini splits can struggle when it gets genuinely cold. Older or lower-end units may lose a significant amount of heating capacity when temperatures drop, especially below about 5 degrees Fahrenheit.

Cold-climate mini splits are different. Brands such as Mitsubishi, Daikin, Fujitsu, and Bosch make units designed to perform much better in low temperatures. Some are built to maintain useful heating capacity well below zero.

That matters in the Mount Washington Valley.

If you are looking at a home that relies heavily on mini splits for heat, it is worth asking what brand and model are installed, how many zones serve the home, when the system was installed, and whether there is a backup heat source.

Most buyers in this area do not necessarily think of mini splits as the only heat source. More often, they are part of a layered heating setup along with propane, oil, electric baseboard, a wood stove, or a pellet stove.

In a mountain climate, having more than one practical heat source can be a real advantage.

Maintenance and Practical Considerations

Mini splits are not magic.

They still need maintenance.

Filters should be cleaned regularly. The outdoor unit should be kept clear of leaves, snow, ice, and debris. If performance drops, a qualified professional should check the system. Refrigerant generally should not need to be “topped off” unless there is a leak or another issue.

They also represent a real upfront cost. A single-zone system is one thing. A whole-house multi-zone setup is another. As with most home systems, the quality of the installation matters.

A poorly placed or undersized mini split may not perform the way a buyer expects.

What Buyers Should Ask

When evaluating a home with mini splits, don’t just ask whether the house has them.

Ask better questions:

How many indoor units are there?

What areas of the home do they serve?

Are they used for heating, cooling, or both?

Are they cold-climate units?

When were they installed?

Has the system been serviced?

Is there a backup heat source?

Those questions matter more than simply seeing a white unit on the wall and assuming the house is fully covered.

At the End of the Day

Mini splits have earned their place in New Hampshire homes.

They are efficient, flexible, and increasingly reliable, even in cold climates when the right equipment is installed. They can be especially useful in older homes, vacation homes, additions, and homes where adding ductwork would be difficult or expensive.

They are not the right answer for every house or every buyer. But when you see one in a listing, it is often a sign that the seller invested in the comfort and usability of the home.

If you are looking at a home in the Mount Washington Valley and you are not sure whether the mini split setup is enough for year-round comfort, I’m happy to help you think through the practical real estate side of it.

33 Listings in 7 Days: Is This Finally the Opening Buyers Have Been Waiting For?
Here is a link to those listings

If you've been looking for a home in the Mount Washington Valley and feeling like you're always a step behind — you're not imagining it. Inventory has been the story here for years. Not mortgage rates. Not prices. Just not enough homes on the market to give buyers a real shot.

That might be changing.

In the last seven days, 33 new single-family homes and condos have come to market across Conway, Bartlett, Jackson, and Madison. That's a meaningful surge for a market this size.

What low inventory actually felt like

For the past few years, the pattern was predictable. A house would hit the market. Within days, sometimes hours, it had multiple offers. Buyers were waiving inspections, going well over asking, and still losing. Even serious, qualified buyers were burning out after months of near-misses.

The problem wasn't that people couldn't buy. It was that there wasn't enough to buy.

Why this stretch feels different

33 listings in 7 days isn't a normal pace for this market. It suggests sellers who've been waiting are starting to move — whether that's people cashing out of vacation properties, locals downsizing, or owners who've been testing the waters and finally decided to jump.

Whatever the reason, the result for buyers is the same: options.

More listings means you can actually compare. You have time to think. You're not forced into a same-day decision on a property you toured for 20 minutes. That pressure — the pressure that burned so many buyers out — eases when supply picks up.

This isn't a prediction

I'm not calling a market shift or telling anyone prices are about to drop. This is a 7-day window, not a trend declaration. But it is the clearest opening for buyers I've seen in a while, and I think it's worth paying attention to.

If you've been pre-approved and ready but kept hitting empty shelves, right now is a reasonable time to take another look.

What to do next

Pull up what's active in your price range and the towns you care about. If you want a shortcut, send me a message — I can put together a quick rundown of what's new and what's worth a second look.

No long-term contracts. No pressure. Just actual information.

Dave Grant | Broker/Owner, North Conway Realty Serving the Mount Washington Valley since 2001

There are several beach-access neighborhoods near North Conway.  Here are just a few!

• Eidelweiss - Five sandy beaches on three mountain ponds in Madison - See what is for sale
• Chocorua Ski & Beach Club - Gorgeous sandy beach on Moore's Pond in Tamworth - See what is for sale
• Cranmore Shores Association - Private association beach on Pequawket Pond in Conway - See what is for sale

 

 

Madison, NH Has More Waterfront Than You Think

When people think about buying on the water in the Mount Washington Valley, a few names come up right away. Conway Lake. Ossipee Lake. But Madison, NH quietly holds some of the best waterfront real estate in the region, spread across several very different bodies of water. Here's a quick rundown.

Silver Lake (in the picture)

The headliner. Silver Lake covers 969 acres with a maximum depth of 164 feet and an average depth of 47 feet. It's big enough for powerboats & has a town launch. Properties here range from classic camps to year-round homes, and the demand is consistent. When something comes up on Silver Lake, it moves.

Pea Porridge Pond

Actually three ponds: Big, Middle, and Little. All three sit within the Eidelweiss village district in the northeastern part of Madison. They're popular for kayaking, canoeing, swimming, and fishing, with clear water and forested shorelines. Big Pea Porridge has motor restrictions, no internal combustion engines allowed on the water, which keeps things quiet and the water clean. There's even an active nonprofit preservation association dedicated to protecting the watershed long-term. Eidelweiss is an established community primary and vacation homes. Good place to look if you want a lively neighborhood feel with water access.

Moores Pond

Moores Pond straddles the Tamworth-Madison town line, covers about 43 acres, and is motor-free. Boating is limited to kayaks, canoes, and sailboats, which keeps things calm and quiet. Access is private, coming through two neighborhood communities. On the Madison side, residents of Carved in Bark have their own pond access. Not a place you stumble onto. But if you land in one of those communities, you get a sandy beach on a peaceful pond with mountain views. Hard to beat.

Davis Pond

The one most people drive right past. Small, quiet, tucked back off the main roads. NH Fish and Game stocks it with rainbow trout and brown trout, and it's open year-round. There are private neighborhood beaches on the pond, and the community around it has always kept it well-maintained. No boat ramps with big parking lots. No crowds. Just a locals' pond that's been flying under the radar for a long time.

Madison doesn't have one signature lake. It has several, each with a different vibe and a different price point. If you're open to waterfront living in the Valley, it's worth understanding all of them before you decide what fits.

If you want to talk water access in Madison or anywhere else in the area, give me a call.

The Price Tag Isn't the Whole Story

Everyone looks at the listing price. Makes sense. It's the biggest number on the page.

But a new study from Realtor.com puts a number on something buyers here almost never think about: what a home actually costs to own over time. And the gap is bigger than most people expect. (click here to read the original story)

Buyers of newly built homes save an average of $25,335 over the first ten years of ownership compared to buyers of 20-year-old homes. The savings come from two places: lower energy bills and fewer major repairs.

That's not a rounding error. That's a car payment. A year of tuition. A meaningful chunk of a down payment.

Where the money goes (or doesn't)

The projected savings are tied primarily to lower energy usage and reduced replacement costs for major systems, including HVAC equipment, roofs, and water heaters. A new home has a new furnace. New roof. New windows that actually seal. The older home you're comparing it to? Some of those systems are living on borrowed time.

Newer homes are more likely to come with efficient heating and cooling systems, tighter insulation, better windows, and newer major components, all features that can lower the kinds of expenses that drive up the cost of ownership of older homes.

And here's the thing nobody talks about until it's too late: energy costs in this region are going up, not down. Recent data shows that New Hampshire, Maine, and Vermont all saw double-digit electricity price increases from January to October 2025. Efficiency that saves you money today saves you even more as those bills climb.

New England buyers benefit the most

This isn't a national average story. It's a here story.

New Hampshire and Maine both show high savings, helped by stricter building codes and colder climates that boost efficiency advantages over older homes. Cold winters and modern insulation standards are a powerful combination. New Hampshire comes in at nearly $36,000 in 10-year savings, while Maine comes in around $34,000.

That's not hypothetical. That's the difference between a house that quietly drains your budget every month and one that doesn't.

What this means for buyers in the Valley

Most of the inventory in Carroll County and western Maine is older. Charming, character-rich, sometimes well-maintained. But older. When a buyer tells me they can't justify the premium on a new build, I get it. The sticker price is real.

What's also real: that 2005 Cape with the original boiler and the 15-year-old roof isn't as cheap as it looks. The true cost of ownership is tied to the condition and lifespan of the infrastructure behind the walls.

Run the numbers over ten years. Add up utility bills, the HVAC replacement you'll eventually face, the roof that's got maybe five good years left. The gap between new and existing starts to close fast.

Builder warranties frequently cover HVAC repairs in the early years, meaning new construction buyers often pay nothing out of pocket. Factor in builder incentives on top of that, and the math shifts even further.

So when you are shopping...

Listing price is where the conversation starts. Total cost of ownership is where it should finish.

If you're weighing new construction against resale in the Mount Washington Valley, let's sit down and actually run the comparison. There's no one-size-fits-all answer, but there's almost always a smarter way to look at it.

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Source: Realtor.com Total Cost of Ownership Analysis, May 2026

What Is Current Use in New Hampshire? A Plain-English Guide for Buyers and Sellers

If you've spent any time looking at land or rural properties in New Hampshire, you've probably seen the phrase “enrolled in current use” in a listing description. Maybe you nodded along. Maybe you looked it up afterward. Either way, if you're buying or selling property with acreage in the Mount Washington Valley, this is something you genuinely need to understand before you get to the closing table.

Here’s a straightforward breakdown of what current use is, how it works, and why it matters.

The Basic Idea

New Hampshire’s Current Use program (established under RSA 79-A) allows landowners to have their undeveloped land assessed at a much lower value for property tax purposes, based on what the land is actually being used for today rather than what a developer might theoretically pay for it someday.

The goal is simple: make it financially possible for farmers, foresters, and private landowners to hold onto open land without being taxed out of it. And for the most part, it works. Property taxes on current use land can be dramatically lower than on land assessed at full market value.

Who Qualifies?

To enroll in current use, a parcel generally needs to meet a minimum size threshold and fall into one of these categories:

• Farm land actively used for agricultural production (as little as 1 acre if it meets the criteria)

• Forest land used for timber growing and harvesting

• Unproductive land that is neither farmable nor productive forest

• Wetlands as defined by state standards

• Land open to public recreational use at no charge may qualify for an additional assessment reduction

For most categories, the minimum is 10 acres, though parcels smaller than that can sometimes qualify if they are contiguous with other enrolled land or meet specific use requirements.

Landowners apply through their local assessing office by April 15th of the tax year. Once enrolled, the land stays in current use as long as it continues to meet the requirements.

What Happens When Land Is Developed or Sold Out of Current Use

This is the part that trips people up, and it’s where real estate transactions can get complicated.

When land enrolled in current use is developed, subdivided, or otherwise converted to a non-qualifying use, a Land Use Change Tax (LUCT) is triggered. The tax is generally calculated as 10% of the fair market value of the land being removed from current use at the time of the change.

That can be a meaningful number. On a parcel where $200,000 worth of land is being removed from current use, you could be looking at a $20,000 tax bill due at the time of the change. In many cases, only the portion of land being removed from current use is subject to the tax.

That liability typically falls on the owner at the time the change occurs, but it’s something buyers absolutely need to factor into their plans and negotiations.

If you're buying land with the intention of building, subdividing, or clearing it, that LUCT is a real cost that belongs in your due diligence calculation right alongside survey fees, perc tests, and road access costs.

A Few Things Buyers Should Know

When you're making an offer on current use land, ask these questions:

• What is the current use assessment versus the full assessed value?

• Has any portion of the parcel been released from current use recently?

• Are there any pending changes that could trigger the LUCT?

• Is the seller expecting you to absorb the LUCT, or will it be negotiated?

In most transactions I’ve seen, the LUCT question comes up during negotiation. Sometimes the seller handles it as part of the deal. Sometimes it shifts the purchase price. What you don’t want is to be surprised by it at closing.

A Few Things Sellers Should Know

If you're selling land enrolled in current use and the buyer intends to develop it, you'll want to be clear upfront about how the LUCT is being handled. It should be addressed in the purchase and sale agreement, not figured out after the fact.

If the land will remain in current use after the sale, the new owner generally files documentation with the town to continue the enrollment under the new ownership.

The Bigger Picture

Current use is genuinely one of the things that helps keep New Hampshire looking the way it does. A lot of the forests, farms, and open fields you drive past on Route 16 or up through Bartlett and Conway are still intact in part because their owners can afford to hold them without being taxed at the same rate as a subdivision.

For buyers who want land, it’s often a good sign. It often means the land has remained relatively undeveloped or preserved in its natural state. For buyers who want to develop, it’s simply a known cost to plan around.

Either way, now you know what it means.

If you want to dive in to ALL of the details, check out the State of NH Current Use Criteria Booklet

Disclaimer

This article is intended for general informational purposes only and should not be considered legal, tax, or surveying advice. Current Use rules, qualifications, assessments, and Land Use Change Tax calculations can vary based on the property and municipality. Buyers and sellers should consult with the local assessing office, a qualified attorney, tax professional, or land consultant regarding their specific situation.

Big news from our corner of New England.

After more than two decades of calling Maine home, I'm thrilled to announce the launch of 207 Living, an independent real estate agency serving buyers and sellers across Maine — with a primary focus on Oxford and Cumberland Counties.

This has been a long time coming.

I've lived in Maine for over 20 years. I know these communities not as an outsider looking in, but as a neighbor, a regular at the same diners, a driver of the same back roads. For years, friends and clients have asked me whether I could help them buy or sell in Maine, and for years I had to refer them elsewhere. That changes now.

Why 207 Living?

The 207 area code is more than a phone prefix — it's a shorthand for the Maine identity. Unpretentious. Grounded. A little bit proud. That felt like exactly the right name for an agency built around genuine local knowledge and the kind of relationships that don't need a lot of explaining.

Oxford and Cumberland Counties are where I spend most of my time, and they represent two very different — and equally compelling — sides of Maine real estate. Cumberland County anchors the Greater Portland metro, one of the most competitive and dynamic markets in New England. Oxford County, by contrast, offers lakes, mountains, and the kind of space and quiet that people are increasingly willing to move for. Whether you're looking for a move-in ready home in Falmouth or a camp on a western Maine lake, 207 Living is built to serve you.

What This Means for North Conway Realty Clients

North Conway Realty isn't going anywhere. Our focus on the Mt. Washington Valley and the broader Carroll County market remains exactly what it's always been — deep local expertise, honest guidance, and a no-nonsense approach to getting deals done.

207 Living is an expansion of that same philosophy, applied to the Maine side of the border. If you've worked with me in New Hampshire and you're thinking about a Maine purchase — a primary home, a vacation property, an investment — you now have a direct line to someone who knows that market personally.

Ready to Talk Maine Real Estate?

Whether you're just starting to explore or you have a specific property in mind, I'd love to connect. Reach out through 207 Living and let's talk about what you're looking for.

Maine is a special place. I'm glad to finally be able to help more people find their place in it.

You can email me at Dave@207Living.com or call 207-256-1471

The Valley Originals span the entire Mt. Washington Valley — and beyond — so here's a closer look at five member restaurants that showcase the variety this group has to offer.  The Valley Originals

Black Cap Grille — North Conway Known for locally sourced ingredients and an award-winning burger, Black Cap also features a curated craft beer and cocktail program and a dog-friendly patio — making it a go-to for a relaxed but elevated night out right in North Conway. https://blackcapgrille.com/

Moat Mountain Smokehouse & Brewery — North Conway Moat Mountain has built a loyal following for its BBQ offerings, craft beers, and a menu that also features a unique Asian flair. It even earned a spot on Guy Fieri's Diners, Drive-Ins & Dives — not bad for a place right on Route 16. https://www.moatmountain.com/

Shalimar of India — North Conway Shalimar brings something genuinely different to the Valley's dining scene. It's been a local favorite for years, offering authentic Indian cuisine in the heart of North Conway — a welcome change of pace after a day on the mountain. https://www.shalimarofindianh.com/

Tuckerman Brewing Company — Conway One of the original craft breweries in the region, Tuckerman has grown from a small operation into a production brewery distributing across NH, MA, and ME while still hand-brewing every batch. The tasting room features up to sixteen beers and hard ciders on tap alongside brick oven pizza, and the outdoor beer garden hosts live music throughout the warmer months. https://tuckermanbrewing.com/main.php

302 West Smokehouse & Tavern — Fryeburg, ME Set in the renovated barn of an old Maine farmhouse in the heart of Fryeburg village, 302 West is a family-owned spot where owner Bob Wentworth has been in the restaurant business for over 40 years and is often found personally checking in on guests. The menu features slow-smoked ribs, brisket, and pulled pork using hickory and apple wood, plus Maine lobster rolls and homemade BBQ sauces. https://www.302west.com/

If you're looking for a peaceful spot on the water in the Mt. Washington Valley, Moores Pond might be exactly what you have in mind. Tucked along the Tamworth-Madison town line, this little pond offers the kind of laid-back, unplugged experience that makes this corner of New Hampshire so special.

The Basics

Moores Pond covers about 43 acres, with an average depth of 12 feet and a maximum depth of 30 feet. It's not a big pond by any measure, but it punches above its weight when it comes to charm — with a sandy beach and terrific views of the surrounding mountains.

No Motors, No Problem

One of the things that makes Moores Pond so pleasant is what you won't find on it: motorboats. Boating is limited to kayaks, canoes, and sailboats, which keeps the water calm, the noise level low, and the overall vibe exactly right. Paddle out at sunrise and you'll understand why people fall in love with this place.

Good Fishing

Anglers will find plenty to keep them busy. Moores Pond is known for largemouth bass, smallmouth bass, chain pickerel, and perch — and the lily pad-covered shallows make for classic topwater bass fishing on a warm summer morning. It's the kind of fishing that rewards a quiet approach, which fits perfectly given the no-motor rule.

Getting There: Two Community Access Points

Access to Moores Pond is private, coming through two established neighborhood communities. On the Tamworth side, residents of the Chocorua Ski & Beach Club enjoy waterfront access as one of the community's signature amenities. On the Madison side, Carved in Bark offers its residents their own access to the pond.

If you're shopping for a home in either of these communities, waterfront access to a quiet, motor-free pond is part of the package — and that's a pretty nice thing to come home to.

Photo by Joe Viger Photography | https://www.joeviger.com/

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Interested in properties with access to Moores Pond or other waterfront communities in the Mt. Washington Valley?
Reach out to us at North Conway Realty — we know this market inside and out.

More Time, Higher Prices: The Mt. Washington Valley Market a Year Later

Q1 2025 vs. Q1 2026 | Single-Family Home Sales | Carroll County, NH

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Every spring I pull together a first-quarter snapshot of the single-family home market across Carroll County and drill down into a few specific towns. It's one of the most useful exercises I do all year — not because one quarter tells the whole story, but because the year-over-year comparison cuts through the noise and shows you what's actually shifting.

This year, the headline is this: the market absorbed nearly the same number of sales as Q1 2025 at meaningfully higher prices, but homes are sitting on the market noticeably longer before going under contract. Whether that's buyer hesitation, seller optimism, or simply the natural friction of a market recalibrating — probably all three — it's worth understanding before you decide to list or make an offer.

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Carroll County: The Big Picture

At the county level, the story is one of stability in volume and strength in price. We went from 155 sales in Q1 2025 to 156 in Q1 2026 — essentially flat. But average selling prices climbed from $632,354 to $659,578, a gain of about 4.3%. The high end of the market also expanded dramatically: the top sale in Q1 2025 was $3,325,000; in Q1 2026 it was $4,145,000.

Metric	Q1 2025	Q1 2026
Total Sales	155	156
Low Sale Price	$142,500	$150,000
High Sale Price	$3,325,000	$4,145,000
Avg. Sale Price	$632,354	$659,578
Avg. Days on Market	62	87
Cash Sales	54	57

The one number that stands out — and that I'd encourage every seller to take seriously — is days on market. Last year buyers were moving in 62 days on average. This year it's 87. That's a 40% increase. The market hasn't stalled, but buyers are deliberating longer. If you're pricing with the expectation of a quick offer, you may need to adjust your timeline — or your price.

Cash buyers remain a significant force: 57 of 156 sales, or about 37%, closed without financing. That's consistent with last year and reflects the continuing presence of second-home and vacation property purchasers who aren't interest-rate sensitive.

The volume is nearly identical year-over-year, but the extra 25 days buyers are taking before pulling the trigger tells you something real about the psychology of this market. Sellers who respect that shift will do better than those who don't.

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Conway: Steady Sales, Rising Prices

Conway — the commercial and real estate hub of the Valley — held volume nearly flat and pushed prices meaningfully higher.

Metric	Q1 2025	Q1 2026
Total Sales	28	27
Low Sale Price	$150,000	$150,000
High Sale Price	$865,000	$1,000,000
Avg. Sale Price	$484,385	$543,944
Avg. Days on Market	51	82
Cash Sales	9	8

Average selling price in Conway jumped 12.3%, from $484,385 to $543,944 — and we crossed the seven-figure threshold for the first time in Q1 data, with a $1,000,000 top sale compared to $865,000 last year. Conway has historically been the more accessible price point in the Valley relative to towns like Bartlett or Jackson, so this movement toward the upper $500s in average pricing is significant.

Days on market told an even more dramatic story: from 51 days in 2025 to 82 in 2026 — a 61% increase. If I'm listing a home in Conway right now, I'm having an honest conversation with my sellers about pricing strategy and realistic timeline expectations. A well-priced home will still sell, but "well-priced" is doing more work in this market than it was a year ago.

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Bartlett: More Sales, Lower Average

Bartlett — which includes the Attitash ski area and stretches up toward Bear Notch — behaved differently from Conway, and the numbers take a little unpacking.

Metric	Q1 2025	Q1 2026
Total Sales	14	18
Low Sale Price	$175,000	$255,000
High Sale Price	$2,145,000	$1,759,000
Avg. Sale Price	$831,421	$703,772
Avg. Days on Market	62	107
Cash Sales	6	6

At first glance, a 15% drop in average selling price looks like bad news for Bartlett. But context matters. Sales volume increased from 14 to 18, and the floor of the market rose significantly — from $175,000 to $255,000. What we're seeing is a mix shift: Q1 2025 had a $2,145,000 sale that pulled the average up considerably. Q1 2026's top sale was $1,759,000. In a small-sample market like Bartlett, one or two transactions can swing the average in either direction. The volume increase and rising low end actually suggest growing activity at accessible price points.

That said, days on market in Bartlett deserve serious attention: 107 days, up from 62 a year ago. That's the longest average in this report, and it mirrors a pattern common in ski-adjacent vacation markets where buyer enthusiasm ebbs and flows with broader economic sentiment. Sellers in Bartlett need to price with discipline. The buyers are there — they're just not in a hurry.

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What This Means If You're Buying or Selling

For sellers: Prices are higher across the board — that's genuinely good news. But the market is telling you something important through that days-on-market increase: buyers are not in a frenzy, and they won't overpay just because inventory is limited. The sellers who will do well are the ones who price with precision and resist the temptation to test the market at an aspirational number. Every extra week on market costs you negotiating leverage.

For buyers: You have more time to think than you did a year ago — but don't mistake a slower market for a soft one. Prices have continued to rise, and well-priced properties are still moving. The window for deliberation has widened, but it hasn't opened indefinitely. If you find the right property, make a strong offer.

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Data reflects closed single-family home sales recorded in Q1 (January–March) 2025 and Q1 2026 within Carroll County, NH and the specified towns. Source: New Hampshire NEREN MLS.

 

 

 

 

 

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If you've been searching for the perfect White Mountains group getaway, this Bartlett chalet might be the one that ends the search.

Here is the VRBO listing 

I had a chance to walk through this property recently, and I can tell you firsthand — it delivers. Four bedrooms, a loft, two king suites, a hot tub, and 4,700 square feet of modern luxury, all sitting about three minutes from Attitash Mountain Resort. Whether you're planning a ski trip, a fall foliage weekend, or a summer escape, this rental checks boxes most properties in the valley can't.

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What Makes This Property Stand Out

The layout is what gets me. A lot of group rentals in this area feel like they were cobbled together — bedrooms too small, bathrooms stretched thin, common areas that can't comfortably hold everyone at once. This one was clearly designed with groups in mind. Two king suites mean the "who gets the good room" argument is settled before it starts, and with capacity for 12 and over four and a half thousand square feet to spread out in, it never feels crowded.

The hot tub is the obvious crowd-pleaser, but the interior finishes are what elevate it to luxury territory. Modern design, a full private kitchen, in-unit washer and dryer, free WiFi, and air conditioning — the kind of amenities that make a long weekend feel effortless rather than logistical.

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Location Is Everything Here

Attitash Mountain Resort is three minutes away. The Saco River is three minutes in the other direction. Story Land — if you're bringing kids — is a twelve-minute drive. You're also well-positioned for everything North Conway has to offer: the outlets, the dining scene, the hiking, the Conway Scenic Railroad.

This is the kind of location where you don't feel like you have to choose between adventure and relaxation. You can ski all day and be soaking in a hot tub under the stars by 6 PM.

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Who This Rental Is Built For

This property makes the most sense for:

• Ski groups looking for a true basecamp within minutes of Attitash
• Multi-family trips where two separate king suites matter
• Corporate or celebratory retreats that need space, comfort, and a wow factor
• Summer and fall travelers who want a luxury anchor while exploring the valley

Assume You're Being Recorded: What Every Home Buyer Needs to Know Before Walking Through a Property

You've done the homework. You've scrolled Zillow at midnight, driven by the property twice, and finally booked a showing. You're excited. Maybe a little nervous. And you're ready to talk through everything with your agent — what you love, what bothers you, what you'd pay.

Here's something most buyers don't think about: the seller could be listening.

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The Devices Are Already There

Modern homes are loaded with smart technology, and most of it records. Walk through the average listing today and you're likely passing by anywhere from 3 to 10 devices capable of capturing audio — and in many cases, video.

Think about what's typically already installed in a home:

• Video doorbells (Ring, Nest, Arlo) — recording from the moment you pull up
• Smart speakers (Amazon Echo, Google Home) — always-on microphones in the kitchen, living room, bedroom
• Indoor security cameras — increasingly common in main living areas, garages, and entryways
• Nanny cams — small, discreet, and often hidden in everyday objects like smoke detectors, clock radios, or picture frames
• Outdoor cameras — covering driveways, yards, and walkways
• Smart TVs — many have built-in microphones
• Baby monitors — often still active even when kids are grown and gone

Sellers don't need to set anything up specially for your showing. The devices are just... there. Part of daily life. And unless they've been intentionally turned off — which most sellers don't bother to do — they're recording.

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This Isn't Paranoia. It's Just Reality.

I want to be clear: I'm not saying sellers are doing anything underhanded. Most aren't. They're just homeowners who have security systems and smart home devices, and they may not even think about the fact that those devices are running during showings.

But some sellers absolutely do monitor showings in real time. They're at work, watching the doorbell camera feed on their phone. They've got the Echo in the kitchen picking up every word said in the open-concept main floor. They're curious — and honestly, who wouldn't be? It's their home.

The result is the same either way: conversations you think are private often aren't.

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What Buyers Accidentally Give Away

Here's where it gets costly. During a showing, buyers often say exactly what a smart seller would want to hear:

"We could offer asking if we had to."

"This is way better than the other house — I don't want to lose this one."

"Our lease is up in 60 days, we need something fast."

"I hate the kitchen but we can redo it — it's not a dealbreaker."

Every one of those statements, overheard by a seller, hands them a negotiating advantage before you've even made an offer. You've told them your ceiling price, your timeline pressure, your emotional attachment, and which flaws you're willing to overlook.

That's expensive information to give away for free.

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What to Do Instead

This doesn't mean you can't talk during a showing — that's part of the process, and your agent needs your input. It just means being strategic about what you say and where you say it.

A few practical habits:

1. Save the serious talk for outside. If you want to discuss what you'd offer, what you love, or what's a dealbreaker, step out to the driveway or walk down the street. Out of range of the doorbell camera and away from any interior devices.
2. Assume every room is live. Treat the showing the way you'd treat a conversation in a room with the seller sitting in the corner. Would you say it then? If not, save it.
3. Keep reactions neutral inside. It's fine to take notes and ask questions. Just avoid the "I love this" moments that signal strong emotional attachment — those are gold for a seller's agent.
4. Debrief with your agent privately. After the showing, find a place to talk freely. Your car, a nearby coffee shop, or a quick call. That's when to be honest about your interest level and what you'd be willing to do.
5. Ask your agent about local laws. Recording laws vary by state. In some places, recording audio without consent is restricted. In others, it's not. Your agent can give you context for your market.

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A Word From My Own Experience

It's an easy thing to forget when you're excited about a property. That's why I make it a point to brief my buyers before every showing. You should be thinking about the house — not monitoring every word out of your mouth. A little awareness upfront means you can stay focused on what matters and still protect yourself at the negotiating table.

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So Keep That Sensitive Information To Yourself....

Smart homes are everywhere, and the technology that makes them convenient for sellers also makes them a quiet advantage during showings. As a buyer, the best thing you can do is walk in with eyes open, keep your cards close inside the house, and save the real conversation for somewhere private.

It's a small habit that can make a meaningful difference when it's time to write an offer.

How to Get Your Home Photo-Ready for Listing Day

If you take one thing away from this post, it should be this: your photos matter more than anything else in your listing. Most buyers aren’t reading descriptions line by line—they’re scrolling through pictures and making decisions in seconds. The photos are the first showing.

At North Conway Realty, we use professional photography on every listing (whether it’s $250,000 or $1M+). That only works in your favor if the home is truly ready before the photographer arrives.

Here’s how to make sure your home shows at its best.

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1. Start with Less “Stuff”

Buyers don’t see your belongings—they see clutter.

Even small, everyday items can make a space feel busy and smaller than it is. Before photo day, remove:

• Soap dispensers, sponges, dish towels

• Remotes, water bottles, chargers

• Mail, folders, paperwork

• Laundry baskets and cleaning supplies

• Personal items like glasses, toiletries, etc.

The goal is simple: clean, open surfaces that feel easy to maintain and move into.

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2. Clear the Sightlines (This One Gets Missed a Lot)

Photographers are trying to capture the flow of your home—how rooms connect and how open it feels.

Tall or bulky items can block that:

• Large vases or tall centerpieces

• Big lamps or oversized lampshades

• Tall fruit bowls or décor on kitchen islands

Swap them for lower-profile items or remove them completely. If you can see through the room, the camera can too—and that makes your home feel bigger.

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3. Deal with Cords and Visual Noise

Loose cords are a small detail that creates a big distraction in photos.

• Hide lamp cords and TV wires if possible

• Remove extra charging cables

• Use zip ties or tape to tidy anything that must stay

It’s not about perfection—it’s about reducing visual clutter.

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4. Make Sure Every Light Works (and Matches)

Lighting has a direct impact on how your home feels in photos.

• Replace any burned-out bulbs

• Try to keep bulbs in the same room the same color temperature (all warm or all cool)

A mix of yellow and blue light in one photo can make a room look off, even if buyers can’t explain why.

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5. Clean Up the Exterior—Especially Sightlines

First impressions still matter, even online.

• Trim low branches blocking the front of the home

• Clear weedy edges or overgrowth

• Make sure the home is visible from multiple angles

You want the photographer to be able to show the full property—not fight through what’s in the way.

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6. Stage Outdoor Living Spaces (Don’t Skip This)

Decks and outdoor spaces are a major selling point in our area.

• Uncover the grill

• Set up or uncover outdoor furniture

• Wipe down surfaces if needed

An empty or covered deck feels unused. A set-up space tells buyers, this is where you’ll spend your summer nights.

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7. Be Fully Ready Before the Photographer Arrives

This is a big one.

If you’re planning to “move a few things while the photographer is there,” you’re not ready.

Photography works best when:

• The home is completely staged ahead of time

• The photographer can move efficiently room to room

• There are no interruptions or last-minute adjustments

The smoother the shoot, the better the final product.

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8. Think Like a Buyer (Not a Homeowner)

Buyers are scanning quickly and forming opinions instantly.

They’re asking:

• Does this feel clean?

• Does it feel spacious?

• Could I see myself here?

Everything you remove, adjust, or clean up helps answer those questions in your favor.

 

Professional photos are one of the most valuable assets in your entire listing. They set the tone, drive showings, and ultimately impact your final sale price.

A little preparation goes a long way. And when it’s done right, your home doesn’t just look good—it stands out.

Why Buyer “Love Letters” Can Create Fair Housing Concerns

In competitive real estate markets, buyers sometimes include a personal letter with their offer explaining why they love the home and why the seller should choose them. These are commonly called buyer “love letters.” While the intent is usually sincere, many real estate professionals discourage them because they can introduce fair housing risks for both sellers and agents.

The Fair Housing Issue

The concern stems from the federal Fair Housing Act, which prohibits housing discrimination based on protected characteristics such as:

• Race

• Religion

• National origin

• Sex

• Disability

• Familial status (having children)

When buyers write personal letters, they often include details about themselves that unintentionally reveal information related to these protected categories.

Examples might include statements like:

• “Our kids will love playing in the backyard.”

• “We’re excited to host family holidays here.”

• “We’re looking forward to being close to our church.”

Even though these comments seem harmless, they can reveal familial status or religion, which are protected under fair housing law.

Why This Creates Risk

Once a seller sees personal information about a buyer, it becomes difficult to show that the final decision was based strictly on objective factors. If another buyer later feels they were treated unfairly, the presence of those letters can raise questions about whether protected characteristics influenced the decision.

Importantly, discrimination does not have to be intentional for a problem to arise. Fair housing cases often focus on whether protected information could have influenced the decision, even subconsciously.

For that reason, many brokers, attorneys, and industry organizations recommend keeping offers focused on objective terms rather than personal stories.

My Approach With Sellers

Because of these concerns, I do not accept or present buyer love letters to my sellers.

My role as a listing broker is to help sellers evaluate offers based on the factors that actually affect the transaction, such as:

• Purchase price

• Financing strength

• Contingencies

• Closing timeline

• Earnest money deposit

Keeping the process focused on these objective details protects both the seller and the buyers, and it keeps the transaction aligned with fair housing guidelines.

Most sellers appreciate this approach once they understand the reasoning behind it. Personal stories may feel compelling, but a fair and legally sound process is far more important for everyone involved in the transaction.

 

Disclaimer

This article is intended for general informational purposes only and should not be considered legal, tax, or surveying advice. Current Use rules, qualifications, assessments, and Land Use Change Tax calculations can vary based on the property and municipality. Buyers and sellers should consult with the local assessing office, a qualified attorney, tax professional, or land consultant regarding their specific situation.

Real estate is full of small details and big moments. Every transaction teaches something — about negotiation, timing, contracts, people, and preparation.

In this series, Lessons From the Deal, I’m sharing real-world insights from actual transactions (with details kept private). The goal is simple: help buyers and sellers make smarter decisions by learning from situations they may never see behind the scenes.

Lessons From the Deal: Prepared Sellers Create Better Outcomes

Some homes sell because of location.
Some sell because of price.
Some sell because of features.

And some sell smoothly because the seller is exceptionally prepared.

A recent transaction reminded me how powerful preparation can be.

A Home With Great Features — and Even Better Documentation

This property had a lot going for it:

• Solar panels supplying a significant portion of the home’s electricity

• Thoughtful upgrades

• Unique systems and improvements

• Features buyers naturally had questions about

But what truly set this seller apart was what happened before the home even hit the market.

They came prepared with documentation on nearly everything:

• Upgrade lists

• Installation details

• System information

• Utility data

• Manuals and receipts

• Dates and service history

It wasn’t scattered. It was organized.

What Buyers Experienced

When buyers toured the home, something important happened:

Most of their questions were already answered.

And when something new came up?
We had the information within minutes.

That responsiveness created:

• Confidence

• Trust

• Transparency

• Momentum

Buyers stayed engaged because nothing felt uncertain or hidden.

The Cost of Slow Answers

Compare that to a common scenario:

A buyer asks a question.
Two days pass.
A follow-up question comes in.
Two more days pass.

Momentum fades.
Excitement cools.
Doubt creeps in.

Delays create friction — even when the answers are perfectly reasonable.

In real estate, speed and clarity matter more than most people realize.

The Practical Lesson for Sellers

Preparation reduces stress and improves outcomes.

Before listing, sellers should consider building a simple information packet that includes:

• A list of upgrades and improvements

• Dates of installation or renovation

• Utility cost history

• Manuals and warranties

• Contractor receipts

• Details on major systems (heating, cooling, roof, solar, water, septic)

• HOA or association information if applicable

You don’t need perfection.
You need readiness.

Why This Matters

Prepared sellers:

• Look transparent

• Build buyer confidence

• Reduce back-and-forth

• Keep negotiations moving

• Protect deal momentum

It’s one of the easiest ways to make your home easier to buy.

My Role in This Process

Part of my job is marketing a property.

Another key part is helping sellers anticipate questions before buyers ask them.

When we prepare early, showings go smoother, negotiations are cleaner, and deals move faster.

Well-prepared homes don’t just show better.
They transact better.

Want a great seller checklist to get ready to list your home?  Send me a message or text and I'll get it to you.