The Gunstock Inn

[LI_Bri]

Hello all. I am new to this forum and I discovered it while trying to research the Gunstock Inn. This little hotel is currently for sale and I was considering buying it. Just wondering if anyone has any history or opinions about the property.

Thanks in advance.

[RLW]

LI_Bri, I just noticed that you are fairly new to posting on the forum and glad you have joined us. Have fun and enjoy the Winni Forum while making many new friends. I wish you all the best in your endeavors concerning the Gunstock Inn.

[LI_Bri]

Originally Posted by RLW

LI_Bri, I just noticed that you are fairly new to posting on the forum and glad you have joined us. Have fun and enjoy the Winni Forum while making many new friends. I wish you all the best in your endeavors concerning the Gunstock Inn.

Thanks RLW! I have been surfing the forum for a few hours and it really seems like it attracts a great group of people.

Thank you again for the welcome.

[barefootbay]

Great little facility with alot of amenities. It has had many owners and as many rebirths and yet no one has been able to make a go of it.
I think its location may play apart in the problem but I am sure with the right marketing it could be a viable resort.

[LI_Bri]

Originally Posted by barefootbay

Great little facility with alot of amenities. It has had many owners and as many rebirths and yet no one has been able to make a go of it.
I think its location may play apart in the problem but I am sure with the right marketing it could be a viable resort.

Thank you. Could you elaborate on the location part of your comment? What problems w/the location have noticed or think might be a concern? I know the property is NOT on the lake, but I also know it's just 1/2 mile from the ski mountain.

Thank you again.

[Mr. V]

It is my impression that Gunstock (the mountain) is a hill for locals and day trippers; nice skiing, but people who want to spend a couple days at a resort go further north, or to Vermont.

It is off the beaten path during the summer months: not a lot of drive by traffic, really, and no lake access.

Its record of prior failed dreams speaks volumes.

[riverat]

Originally Posted by LI_Bri

Thank you. Could you elaborate on the location part of your comment? What problems w/the location have noticed or think might be a concern? I know the property is NOT on the lake, but I also know it's just 1/2 mile from the ski mountain.

Thank you again.

The Gunstock Inn has one of the best views of the lake around, looking across to the Ossipee Mts. It rest at the location of the "Baraks" that was built around 1936(during the construction of the Belknap Mountains Recreation Area "Gunstock") (also check out this link to early history of the Gunstock Inn - http://www.winnipesaukee.com/forums/...ead.php?t=8700 as a first-class accommodations for skiers, and most of the original timbers are still used and visible inside the Inn.
I do know the current owners very well and they are very good and caring people, and they pour everything into this Inn and are loved by many.
One of the main asset of the Inn is their large heated pool which they donate to area schools for their swim teams and for a fee to anyone and also a modest fitness center.
I have managed hotels/motels in the lake region and it is a very seasonable business, my answer to survival was to rent weekly and even monthly on some units and others nightly but not all the eggs in one basket, and I believe this would be a good idea with the Inn.
Another problem with the Inn is the location of the property with Rt.11A, most people traveling in either direction is atleast halfway by the Inn before they notice it and than it is too late, so marketing is got to be a priority.
The onsite restaurant cannot survive without the Inn's business and visa-versa, function rooms need to be booked, weddings, craft shows, car shows all have to happen. Cannot depend solely on "Bike Week" and the Mountain.
Great oppertunity, but expensive undertaking.

[LI_Bri]

Originally Posted by riverat

The Gunstock Inn has one of the best views of the lake around, looking across to the Ossipee Mts. It rest at the location of the "Baraks" that was built around 1936(during the construction of the Belknap Mountains Recreation Area "Gunstock") (also check out this link to early history of the Gunstock Inn - http://www.winnipesaukee.com/forums/...ead.php?t=8700 as a first-class accommodations for skiers, and most of the original timbers are still used and visible inside the Inn.
I do know the current owners very well and they are very good and caring people, and they pour everything into this Inn and are loved by many.
One of the main asset of the Inn is their large heated pool which they donate to area schools for their swim teams and for a fee to anyone and also a modest fitness center.
I have managed hotels/motels in the lake region and it is a very seasonable business, my answer to survival was to rent weekly and even monthly on some units and others nightly but not all the eggs in one basket, and I believe this would be a good idea with the Inn.
Another problem with the Inn is the location of the property with Rt.11A, most people traveling in either direction is atleast halfway by the Inn before they notice it and than it is too late, so marketing is got to be a priority.
The onsite restaurant cannot survive without the Inn's business and visa-versa, function rooms need to be booked, weddings, craft shows, car shows all have to happen. Cannot depend solely on "Bike Week" and the Mountain.
Great oppertunity, but expensive undertaking.

Very helpful information.

I have been looking at properties in VT also. One of the lures to this location was the lake which I'm hoping attracts a summer crowd. In VT it is seemingly all winter; not much going on in the summers or at least there's no lake like Lake Winnipesaukee. Does the lake help attract summer crowds?

Also, how does the Mountain do so far as attracting out-of-state folk? I think most traveling from NY, MA, CT, etc. to ski will probably just go to VT so I'm concerned about this region only attracting locals or NH residents. Is that a valid concern, in your opinion?

[fatlazyless]

....how's about thinking of maybe using their indoor pool for a couple of one hour, weekly aqua zumba exercise classes as there's no aqua zumba anywhere on the east side of the big lake?



http://www.youtube.com/watch?v=Vyi_SFfvm78

[BroadHopper]

The inn has potential, but need extensive marketing like the Inn at Steele Hill. Since 2008 the Inn fell into hard times and needs maintenance. I believe the pool's heating system needs replacement.


There is a function room and large gazebo separate from the original inn that has great potential because of the view. Marketing the Inn for a wedding and corporate get-away will make it profitable.


The Inn itself should have theme rooms like Opechee Inn or C-Man Inn in Plymouth. Or you can do the opposite with bunk rooms’ ala AMC hut to draw in the weekend skiers. Another thought is corporate suite atmosphere like the Hampton Suite. A combination of all three is doable.


As for the restaurant, there is no view. My thoughts will be to move the reception area to where the dining room is now and move the dining area to the reception area to take advantage of the view and deck.


The pool should be an asset as it is the only heated salt water pool in the area. The back wall should be glassed to enjoy the view.


The parking area to the right of the inn is underutilized. Car shows, craft fairs, food fest etc. should be marketed. Once you start drawing people up to that location off season I think it can be a profitable venture.


I had a lot of thoughts into this inn. It was offered for sale a couple of years ago, and banks were not in the mood for loans. Now that I think it is foreclosed and offered for 200,000 less, it will be a good investment. It just need a solid marketing plan.

Good luck!

[riverat]

Originally Posted by LI_Bri

Very helpful information.

I have been looking at properties in VT also. One of the lures to this location was the lake which I'm hoping attracts a summer crowd. In VT it is seemingly all winter; not much going on in the summers or at least there's no lake like Lake Winnipesaukee. Does the lake help attract summer crowds?

Also, how does the Mountain do so far as attracting out-of-state folk? I think most traveling from NY, MA, CT, etc. to ski will probably just go to VT so I'm concerned about this region only attracting locals or NH residents. Is that a valid concern, in your opinion?

Gunstock Ski Area is probably their biggest attractor and now with their summer activities like the Zipline and event schedule helps, but also events happening in the Lakes Region such as Meadowbrook, which have an extensive summer program of big name singers and the Winnipesaukee Playhouse just to name a few. Most visitors from Mass. from what I am told but also NH Crafters love the Inn for get togethers

FLL. I believe they maybe having similiar execise programs already weekly.


Broadhopper. Heating system has been replaced a couple weeks ago, great undertaking but bank said it had to be done for "sale" purposes

[Acrossamerica]

Originally Posted by LI_Bri

Hello all. I am new to this forum and I discovered it while trying to research the Gunstock Inn. This little hotel is currently for sale and I was considering buying it. Just wondering if anyone has any history or opinions about the property.

Thanks in advance.

Last time I looked it was under a forclosure notice and sale. This may have been pushed off.

Here is my take on this. The guest rooms are huge to the point of rediculous. The general layout is strange and the gym and pool seem to be the basic revenue driver. If there is no snow there is no business and it is off the beaten path for lakes folks to frequent. Unless you have a ton of cash to rehab and then market it to other than locals and offer a sensational restaurant that people will drive an hour or more to get to I recommend looking elsewhere.

Restaurants that are not already long established and very well managed that are not directly in a downtown area are doomed to failure in NH. The tourist trade is already divided among way more eaterys than are needed. A local restaurant operator once said that operating a restaurant in the Lakes Region is like operating a very busy place for 26 days (13 weekends and then trying to stay alive for the other 339 days.)
But that is only one hospitality consultants opinion. And since the advice is free take it for what it may be worth.

[Belmont Resident]

Originally Posted by Acrossamerica

Last time I looked it was under a forclosure notice and sale. This may have been pushed off.

Here is my take on this. The guest rooms are huge to the point of rediculous. The general layout is strange and the gym and pool seem to be the basic revenue driver. If there is no snow there is no business and it is off the beaten path for lakes folks to frequent. Unless you have a ton of cash to rehab and then market it to other than locals and offer a sensational restaurant that people will drive an hour or more to get to I recommend looking elsewhere.

Restaurants that are not already long established and very well managed that are not directly in a downtown area are doomed to failure in NH. The tourist trade is already divided among way more eaterys than are needed. A local restaurant operator once said that operating a restaurant in the Lakes Region is like operating a very busy place for 26 days (13 weekends and then trying to stay alive for the other 339 days.)
But that is only one hospitality consultants opinion. And since the advice is free take it for what it may be worth.

Although the wording is harsh what is said is from my observations on eatery's, true. The area between Laconia and Alton is like a dead zone. Not much there and what has been there seems to come and go as hands change. As for the lodging there is no reason why the place cannot succeed. The location to Gunstock which has outdoor activities 300+ days a year weather permitting is excellent. Granted it is not on the lake, but I believe many would be surprised at just how many tourists come to this area that want nothing to do with being on the water.
Personally I've never stayed there, we went once for brunch and have never returned. As was mentioned unless the food stands out there are a lot closer places.
Good luck.

[Diver Vince]

I've stayed there and also had swim privileges at Gunstock. In all honesty, IMHO the place needs a lot of work to be competitive. Personally I'd but renovation costs to make this a modern facility at approaching $1,000,000. Spend a week there and judge for yourself. With the proper renovations it could be a wonderful resort but this is not a turnkey facility.

[RLW]

Originally Posted by Acrossamerica

Last time I looked it was under a forclosure notice and sale. This may have been pushed off.

Here is my take on this. The guest rooms are huge to the point of rediculous. The general layout is strange and the gym and pool seem to be the basic revenue driver. If there is no snow there is no business and it is off the beaten path for lakes folks to frequent. Unless you have a ton of cash to rehab and then market it to other than locals and offer a sensational restaurant that people will drive an hour or more to get to I recommend looking elsewhere.

Restaurants that are not already long established and very well managed that are not directly in a downtown area are doomed to failure in NH. The tourist trade is already divided among way more eaterys than are needed. A local restaurant operator once said that operating a restaurant in the Lakes Region is like operating a very busy place for 26 days (13 weekends and then trying to stay alive for the other 339 days.)
But that is only one hospitality consultants opinion. And since the advice is free take it for what it may be worth.

Acrossamerica, I just noticed that you are fairly new to posting on the forum and glad you have joined us. Have fun and enjoy the Winni Forum while making many new friends. I am very sorry I did not catch you earlier. Happy Hoidays

[mcdude]

According to the Daily Sun, the Gunstock Inn will close by the end of the week unless a buyer is found. The owner, of the last seven years, cites the continued bad economy and the lack of snow this winter. Gunstock Mountain has agreed to store their "history wall" which has artifacts from over the last seventy years. Four potential buyers are still negotiating with the bank.

[riverat]

Originally Posted by mcdude

According to the Daily Sun, the Gunstock Inn will close by the end of the week unless a buyer is found. The owner, of the last seven years, cites the continued bad economy and the lack of snow this winter. Gunstock Mountain has agreed to store their "history wall" which has artifacts from over the last seventy years. Four potential buyers are still negotiating with the bank.

If anyone is interested in a Complete Fitness Center from the Gunstock Inn, Let me know. They need to sell it before the 19th or move it off the premises. I have pictures

[mcdude]

From Laconia Daily sun 2/5

Residential drug & alcohol rehab company looking to establish facility in the now bank-owned Gunstock Inn

• GILFORD — The Phoenix House of New England is looking to relocate into the Gunstock Inn on Cherry Valley Road, which, as of yesterday, became the property of Northway Bank.
  Representatives from the residential drug and alcohol rehabilitation company met with the Gilford Planning Board in a workshop meeting last night to see if the relocation was possible under existing zoning ordinances.
  Former owner Richard Bastille recently shuttered the inn and fitness center he and his partners operated on the property, indicating the poor economy of recent years had taken a toll.
  During last night's presentation at Town Hall, Paul Lavallee said he was looking to buy the Gunstock Inn from the bank and lease the the top floor to the Phoenix House. He said the plan is to create separate entrances and utilize the first floor for a recreation and fitness center that would be open to the public. The building houses a heated indoor pool.
  The Phoenix House is the nation's largest not-for-profit drug treatment and prevention organization according to the information provided at last night's information session.
  Neil Gaer, senior program director of Phoenix House, said the proposal for Gilford would be residential treatment for people who want to be there. He said the clients would be a combination of private pay, insurance pay, and state subsidized.
  He said there would be no drugs dispensed on site and counselors would be there around the clock. He said the building would house between 32 and 34 people — all adults. The average stay is 22 days and when asked, he said there is no opportunity for the clients to become Gilford residents. He also said it would employ between 20 and 25 people.
  "It is living, eating, recreating and education," said Gaer, who added the education part is more teaching recovering addicts to live drug- and alcohol-free, healthy lives.
  The Phoenix House in Franklin is forced to relocate, said Gaer, who explained that the five-year lease is expiring on April 1 and the Easter Seals is taking over the entire Webster Farm complex. Ideally, Gaer said he would like to relocate at the former Gunstock Inn but said the agency is looking at other properties.
  There are two other Phoenix Houses in New Hampshire — one in Dublin that has been operating since 1971 and one in Keene operating since 1977.
  Police Chief Kevin Keenan said earlier in the day that he has spoken with Franklin Police Chief David Goldstein, who sits on the Phoenix House community board, and said Goldstein told him the Phoenix House was a excellent neighbor.
  For the Planning Board, the decision seems to be one of whether or not the proposed use requires a special exception — which is a use not permitted outright but can be accepted under certain conditions — or a variance, which is a deviation from a specific requirement that typically involves a hardship that cannot be self-created.
  Planning Board Chair John Morgenstern said that getting a special exception shouldn't be "too onerous" but he was unsure what special exception the project should request. He added that the hardship requirements involved in a variance can be difficult to meet.
  "It's only onerous if the ZBA — the Zoning Board of Adjustments — denies this," he said.
  Planning Director John Ayre said there are a number of special exceptions listed in the ordinance and he is looking at to find one that would accommodate a mixed-use rehabilitation-fitness center. One possibility, he said, would be cottage colonies or temporary season lodging.
  All of the members of the board seemed to welcome to the idea of the Phoenix House but agreed the project should officially start with the ZBA. Both Selectboard representative Kevin Hayes and member Chan Eddy said they favored the project but want to make sure it is done properly and by the rules.
  When LaVallee suggested a continuation of use might be in order — meaning no special exception or variance would be needed, Hayes balked. "I struggle with a continuance of use," he said. "The public perception is short-term rental."
  Morgenstern said he didn't see any reason why the Phoenix House and the property's potential owner couldn't put together a few special exceptions, treat it as a package, and present it to the ZBA. He also suggested, in the interests of time, that the LaValley and Gaer also request a variance for the same meeting and let the ZBA determine which is appropriate.
  LaVallee and Gaer have one week from today to request either a special exception a variance or both from the ZBA, which is scheduled to meet February 28 and must have applications in time for posting and getting on the agenda.
  If the ZBA grants either or both, Ayre said the project would have to come back before the Planning Board at a minimum for site inspection and reconfigured parking. He also said the Planning Board would have to decide on the mixed-uses of rehabilitation and fitness.

Less Schuster, owner of the Lazy E Inn and Lakes Side Getaway in Laconia and the Bear Tree Lodge in Meredith has also publicly expressed interest in buying the Gilford inn. He was continue to operate it as a lodging facility.