Moving to the NH Lakes Region?Start Here.
Where you can actually get on the lake, where to keep your boat, and what your money buys in Gilford, Meredith, Laconia, Alton, Belmont and surrounding towns. From someone who lives here, not a listings site.
Every listing says “water access.” Every photo shows the view.
And you can't tell from where you're sitting which ones actually put you on the lake. The shoreline changes every half mile. Two homes at the same price can have completely different ways to access the lake.
Buy the wrong one and you find out the first summer: shallow, rocky, no place for the boat, or a “waterfront” condo where the shoreline was never yours like the seller told you.
This guide is what I wish every buyer knew before they got in the car.
Seven Details and a Checklist
- 01
The Four Ways to Get On the Lake
Every listing says "water access." Here is what it can actually mean, what it costs you, and the one question to ask about each.
- 02
Where to Keep Your Boat
The boat lives on the water for the season, and where it lives gets decided before you close, not after.
- 03
All Five Towns Side by Side
Average sold price of homes with waterfront or water access, and the range underneath it.
- 04
Coming From Out of State? What Changes
The lake is the easy part. These are the differences that change the math.
- 05
What Nobody Tells You Until After You Close
Four things people believe in July, and what's true in January.
- 06
The Mistakes Out-of-State Buyers Make
Three mistakes I see over and over. None of them are about the house.
- 07
From 12 Months Out to Closing
Waterfront here is listed March through July and goes under contract May through September. Work backwards from that.
- ✓
Before You Offer: The Checklist
Twelve things to confirm before your name goes on an offer.
Know the Water Before You Get in the Car
- The one question that separates real lake access from a view, for each of the four ways to get on the lake.
- Where the boat lives, sorted before you close, with every option from your own mooring to a marina valet.
- What your money buys in Gilford, Meredith, Laconia, Alton and Belmont, side by side.
- Twelve things to confirm before your name goes on an offer.
From scrolling listings from a distance, unsure which ones are real, to seeing three homes in person and knowing which one is right.
Same Lakes, Five Very Different Towns
Average sold price of homes with waterfront or water access, and the range underneath it. Five very different answers to “what does my money buy.”
Meredith
A walkable downtown on Meredith Bay on Lake Winnipesaukee, with Mill Falls, Church Landing and summer dining at the Town Docks. More waterfront comes to market here than in any of the other four towns.
Gilford
Lake Winnipesaukee's southwest shore, with Ellacoya State Park, Gunstock and the Belknap Mountains, the Bank of NH Pavilion and the Laconia Municipal Airport. The second-highest average sold price of the five, after Meredith. My office is here in Village West.
Alton
The southeast tip of Lake Winnipesaukee around Alton Bay, with lakeside restaurants and Mount Major. Real shoreline at a lower entry price than Gilford or Meredith.
Belmont
Southern Lake Winnisquam. Route 106 runs through it, with Tilton and I-93 close by for easy access to the rest of the state. The only one of the five not on Winnipesaukee, with waterfront averaging just over $1M.
Laconia
"City on the Lakes," on Lake Winnipesaukee, Lake Winnisquam and Lake Opechee. Weirs Beach, the M/S Mount Washington and Bike Week. The widest range of property types.
Data source: Prime MLS. Homes sold with waterfront or water access in Gilford, Meredith, Laconia, Alton and Belmont, January 1, 2025 to September 9, 2026. Average and range of sold prices. Deemed reliable but not guaranteed.
I Start With the Water
Most buyers from out of town fall for a listing and learn about it's water access later. I start with the water. I've been coming here since 1980, I sell waterfront by boat on Lake Winnipesaukee, and I've been on your side of the table thirty times.
A Zoom first. The market explained, listings on screen, the list narrowed before anyone drives anywhere.
Town by town, the pros and cons said out loud. What each area is actually like to own in, and what the same money buys in each one.
I read the listing photos and the disclosures for what they're hiding, before anyone travels hours for a showing.
I preview homes in person and shoot my own photos and video. I send to you and help you rule homes in or out, without wasting your time. That's the real work.
I read the numbers as an owner. Carrying costs, what the purchase can be structured to do, and what the property is really worth.
“Michelle, you see things in the pictures of homes listed online and you just know if it's worth looking at. You went, took photos, videos and really helped us to see what they weren't showing us in the photos... one of only three homes we actually saw in person.”
“She recommended doing one final walk-through before closing. During that walk-through, we discovered a flooded basement caused by a leaking pipe. Thanks to her diligence, the issue was addressed and fully handled by the seller before we signed anything.”
“She listened to what i wanted and took me to 4 places which resulted in me purchasing a great home... I never had to repeat or ask several times for a request.”
Hi, I'm Michelle Palys
I've been coming to the Lakes Region since 1980 and have lived here full-time since 2019. I'm a professional architectural and aerial photographer, so I read listing photos for what they're leaving out.
I've bought and sold thirty of my own properties. And when I show you waterfront, I show it from the water, from my own boat whenever possible. In real estate since 2002, I've helped thousands of home buyers and sellers.
Follow Along
Or find me on Facebook and Instagram. No pitch.
If you want help later, you know where I am.
Before You Download
Is the guide really free?
Yes. Enter your details and the download starts on the next screen. Nothing to pay, and nothing to wait for in your inbox.
Which towns does it cover?
Gilford, Meredith, Laconia, Alton and Belmont side by side, plus how lake access works across the surrounding Lakes Region towns.
I'm a year or more away. Is it too early?
No. The last section of the guide starts twelve months out, because learning the area well then finding the right property take time.
Will you call me?
I may reach out once to make sure the guide arrived and to answer questions. No pitch. If you want help later, you know where I am.
Does the guide give tax advice?
New Hampshire doesn't have income tax, nor sales tax, nor interest and dividends tax. It does have higher property taxes than some states, I provide that info for you. If you're doing a 1031 exchange, you may have your own professional to guide you, or I can help with that. Your tax professional is always the best resource for your situation.
Know the Water First
- The four ways to get on the lake, and the one question to ask about each
- All five towns side by side, with sold prices
- The Before You Offer checklist