Retiring to Tuftonboro

[radar4401]

Have you considered a company like Lindell Homes. I believe they can work with you and design the home to your specifications. One thing to think about, what do you plan to do in retirement i.e. ski, snowmobile, recreation. Where I live in Wolfeboro, I can swim, sail, hike, bike & ski without having to get in the car. There is a rail trail that is used year round. Also something to consider is who will take care of the snow removal. Distance from town may be a consideration when it comes to shopping and medical appointments. Good luck.

[NH.Solar]

If you come across any attractive sloped lots have a topo map in hand as you walk them. With a little clearing it might be a possible to find a hidden view to the mountains or over water and that is a luxury that never grows old.
Also a lot that doesn't have power lines nearby shouldn't be automatically discounted as too expensive to develop anymore. During the last 3 or 4 years off grid solar equipment has developed to the point where it is actually often less expensive to install a system rather than running private power lines. The Outback Radian / Simpliphi / Kohler RES systems NH Solar favors can easily fully power a 200 amp service, are maintenance free, carry a 10,000 cycle (27+ years!) warranty on the battery, and will provide you with reliable full power ...and zero electric bills.
Even if you are going to be grid tied consider installing a good woodstove in the basement and pv solar to really cut back on your heating and electricity expense during your retirement years. It is not unlikely that you will see occasional power outages so be prepared for that with an essential loads generator or better yet a battery backed up solar system such as the LG/StorEdge system. Whole house automatic generators are wonderful but they are only single purpose and very expensive to install and maintain.
As you explore the different towns in the area be very aware of large 501C3 non-profits and State owned land, both have the effect of raising the tax base on the residents and will have an adverse effect on your long term tax expense. Tuftonboro is ok, Moultonboro golden, and New Hampton where I live ...not so good
As far as a realtor goes, the first one I'd call would be Nancy Deporter

[Descant]

You can always move interior walls around, but you can't move the foundation. Think about where the plow will store snow, how to clear in front of the garage without back dragging and will the sun keep the drive way clean and dry. Usually, this means garage doors do not face the street. Minimum garage for me would be 2 1/2 cars wide. 24 x 24 is just too small. Although it is old, "Your Engineered House" by Rex Roberts has good info on siting. With solar power, some of his thoughts may be 180 degrees off now, but he still makes good points. There is a follow up book from 1987 by another author. Both on Amazon. I don't know much about the newer concepts of totally sealed houses, and attics, but an in-law just built one after two years of research and a year to find an accommodating builder and site. A very successful build and extremely energy efficient.
Most developments and subdivisions are laid out to get the most house lots; houses all faced dead on to the street. Not the best plans for best siting on an individual lot.

Have fun. Try to be onsite at least start and end of each work day. We had to tear down the same fireplace twice because the mason and the GC couldn't communicate. Fortunately we caught it mid-stream and the tear down was not a huge problem. (Center chimney cape, two Rumford fireplaces, four flues. Exposed fireplaces and/or chimneys on an end wall just don't make sense to me.)

[SAB1]

I have a place in tuftonboro I bought int 2002. Love the area. My camp was very rustic, some called it a shed. Tore it down 4 years ago and rebuilt. Great experience. House was built by local contractor and built to withstand a hurricane. Finished two weeks after target date.

[hemlock]

Hi
I designed and built a 2000 square foot dormered cape with a covered wrap around porch in Tuftonboro in 2009. I acted as general contractor(my first time)
and arranged sitework ,foundation,framing,sheathing,roofing,windows,elec tric ,plumbing heating,insulation and sheetrock.

At that point I personally took over and did all
finish work including paint, pine trim,hanging doors,pergo flooring throughout,kitchen cabinets and light fixtures etc. This finish work took me 4 days a week from January 2009 when the sub work was finished, to June 2009 when I received my certificate of occupancy. My expenses were around 200000 total. Land cost (pond waterfront) was 165000 for a total cost of 365000.

It was a great experience. I think I was helped due to the fact that 2008,2009 was not a busy time for contractors.

[Biggd]

Originally Posted by hemlock

Hi
I designed and built a 2000 square foot dormered cape with a covered wrap around porch in Tuftonboro in 2009. I acted as general contractor(my first time)
and arranged sitework ,foundation,framing,sheathing,roofing,windows,elec tric ,plumbing heating,insulation and sheetrock.

At that point I personally took over and did all
finish work including paint, pine trim,hanging doors,pergo flooring throughout,kitchen cabinets and light fixtures etc. This finish work took me 4 days a week from January 2009 when the sub work was finished, to June 2009 when I received my certificate of occupancy. My expenses were around 200000 total. Land cost (pond waterfront) was 165000 for a total cost of 365000.

It was a great experience. I think I was helped due to the fact that 2008,2009 was not a busy time for contractors.

Yes, 2008, 2009 was a different time. You could probably add 200K to that build now. Not only are the contractors all busy but building materials have increased tremendously since then.

[jazzman]

Post and beam is a challenge for contractors. They hate them because everything is a little different. Plumbing and electrical is a challenge if you have 2 floors. The posts shrink and mess up floors and walls. Benson is a good choice but probably $250+ per square foot.

[Hillcountry]

Originally Posted by jazzman

Post and beam is a challenge for contractors. They hate them because everything is a little different. Plumbing and electrical is a challenge if you have 2 floors. The posts shrink and mess up floors and walls. Benson is a good choice but probably $250+ per square foot.

Yes! Same with log homes too! Very challenging to the un-initiated...ask me how I know!
Usually no shrinkage though with kiln dried logs.

[Biggd]

Originally Posted by Hillcountry

Yes! Same with log homes too! Very challenging to the un-initiated...ask me how I know!
Usually no shrinkage though with kiln dried logs.

A friend of mine had a log home built and has had nothing but problems with it. But he had his garage stick built and log sided to look just like the house. He said if he had it to do over that's the way he would have built the house too.

[4 for Boating]

I have to say we have been down this same road. Currently we have a camp that we have thought about knocking down for a Post and Beam Hybrid ~2,700 sq/ft home. We started thinking about this some 6-7 years ago. At that time, it seemed that sub $500K was a realistic target. Lots of good companies doing P&B kits and Hybrids (Habitat – Canadian Timber frames – Timberpeg…) beautiful homes and a few local builders experienced with these designs. All-be-it we were not envisioning a huge/grandiose home. Some builders can give you the P&B “look” inside without the actual structural aspects and increased costs. Not sure how good or bad those look.

Cut to today and the prices have gone through the roof with the same homes pushing $800K-$900K easy to build. (Close to $300 sq/ft) As others have called out – materials, the shortage of labor and the current economy are key factors. In fact, I spoke to one local builder doing a nice P&B Hybrid home that is almost done and his advice was not to build right now as the prices are crazy high and he’s struck by where the end price for the home will end up. Although there seems to be no shortage of people with money to buy million-dollar homes in the area.

I’m sort of second guessing myself as back 6 years ago my thought was to save more as to not have to take out a larger mortgage but now I find myself chasing an ever-increasing price point where I’m not sure I’ll ever be able to catch – joke.

Let us know how you make out as if you do find some sort of secret sauce to get this done without creating a financial disaster – we will be right behind you…. As for right now we will continue to enjoy the camp, lower taxes and squirrel our money away.

[Biggd]

Originally Posted by 4 for Boating

I have to say we have been down this same road. Currently we have a camp that we have thought about knocking down for a Post and Beam Hybrid ~2,700 sq/ft home. We started thinking about this some 6-7 years ago. At that time, it seemed that sub $500K was a realistic target. Lots of good companies doing P&B kits and Hybrids (Habitat – Canadian Timber frames – Timberpeg…) beautiful homes and a few local builders experienced with these designs. All-be-it we were not envisioning a huge/grandiose home. Some builders can give you the P&B “look” inside without the actual structural aspects and increased costs. Not sure how good or bad those look.

Cut to today and the prices have gone through the roof with the same homes pushing $800K-$900K easy to build. (Close to $300 sq/ft) As others have called out – materials, the shortage of labor and the current economy are key factors. In fact, I spoke to one local builder doing a nice P&B Hybrid home that is almost done and his advice was not to build right now as the prices are crazy high and he’s struck by where the end price for the home will end up. Although there seems to be no shortage of people with money to buy million-dollar homes in the area.

I’m sort of second guessing myself as back 6 years ago my thought was to save more as to not have to take out a larger mortgage but now I find myself chasing an ever-increasing price point where I’m not sure I’ll ever be able to catch – joke.

Let us know how you make out as if you do find some sort of secret sauce to get this done without creating a financial disaster – we will be right behind you…. As for right now we will continue to enjoy the camp, lower taxes and squirrel our money away.

Give it time, things will change. It always does. The next recession will bring things back to a reasonable level and there is always a next recession. You just have to be patient. You're lucky you have a place to enjoy while you wait it out.

Sent from my SM-G950U using Winnipesaukee Forum mobile app

[thinkxingu]

Originally Posted by Biggd

Give it time, things will change. It always does. The next recession will bring things back to a reasonable level and there is always a next recession. You just have to be patient. You're lucky you have a place to enjoy while you wait it out.

Sent from my SM-G950U using Winnipesaukee Forum mobile app

A few friends of mine are contractors and they think we won't see a dip in construction costs even in the next recession as there simply aren't enough tradesmen currently to fill the need and too few in the pipeline.

Sent from my SM-G950U using Winnipesaukee Forum mobile app

[map]

Originally Posted by radar4401

Have you considered a company like Lindell Homes. I believe they can work with you and design the home to your specifications. One thing to think about, what do you plan to do in retirement i.e. ski, snowmobile, recreation. Where I live in Wolfeboro, I can swim, sail, hike, bike & ski without having to get in the car. There is a rail trail that is used year round. Also something to consider is who will take care of the snow removal. Distance from town may be a consideration when it comes to shopping and medical appointments. Good luck.

Right. You have to take into consideration that one day you will be in your 70's and 80's + - not 60's. Maybe won't even be able to drive and/or walk, never mind ski or hike. Also- the maintenance of a big home can be too much to handle. Think, think, think....be realistic.

[Winni1952]

I really appreciate all the advice/information given so far!

I am concerned about the timing where the cost to build seems very high today. I'm not sure if I can purchase land and build for my 500k budget.

I plan on discussing this further with Bensonwood and Haywood and Co.

Purchasing an existing home and making changes or a new home presently being built may be my only alternative.Unfortunately I'm not seeing anything on the market that interests us at this time. We really want to locate in the Tuftonboro/Wolfeboro area

Thanks again for your guidance and I look forward to any other postings

[8gv]

Were I trying to sell a house now I would defer the listing until spring.

Hopefully you will see something you like come on the market then.

[NH.Solar]

I've watched a lot of Matt's videos and there is always something good to be learned; https://www.youtube.com/watch?v=C3KX8c3UVo4&t=901s
In the linked video he makes a special mention of Bensonwood Homes in Walpole and that's kinda cool.
There is also Habitat Post and Beam out of the Sturbridge area and they too prefab a beautiful home, but you will need to source your own builder.
Be careful about how and where you place foam, ants love to burrow into it.

[Descant]

Many parts of NH have a low inventory of both new and used homes for sale. We have one "over 55" development in town where houses turnover, but are rarely publicly listed. People send an email to their HOA mailing list and within a day or two, there's a buyer with ready money. We used to talk about creative marketing to sell a house. Nowadays, perhaps you need to be a creative buyer?

[Sue Doe-Nym]

Originally Posted by Winni1952

I really appreciate all the advice/information given so far!

I am concerned about the timing where the cost to build seems very high today. I'm not sure if I can purchase land and build for my 500k budget.

I plan on discussing this further with Bensonwood and Haywood and Co.

Purchasing an existing home and making changes or a new home presently being built may be my only alternative.Unfortunately I'm not seeing anything on the market that interests us at this time. We really want to locate in the Tuftonboro/Wolfeboro area

Thanks again for your guidance and I look forward to any other

postings

The Spring market should be starting at any time now, usually February and March. Be ready with financing lined up if needed and get in with a good offer if you really like the place. Market is still strong, so cheaping out won’t work. Have reputable home inspector, as well as title company. Best of luck!

[sky's]

not to bring politics into the arena but lets face it another 4 years of Trump as predicited the economy isn't slowing down. as an owner of a remodeling and new construction business we are booked 6 months out and like many others yes were short handed. if you're waiting for the next recession i wouldn't count on it any time soon. my best advice to you like the current customers i have now they did there research on my company talked to my other current customers, had several meetings in depth discussions on the project at hand and its a huge project btw. then they made there decision. as far as things costing more now??
i would challenge that good honest contractors will be here today and tomorrow. not sure if this has helped you but in short do your homework never take the lowest estimate and look for the best fit for your project. good luck.

[jbolty]

Originally Posted by sky's

not to bring politics into the arena but lets face it another 4 years of Trump as predicited the economy isn't slowing down. as an owner of a remodeling and new construction business we are booked 6 months out and like many others yes were short handed. if you're waiting for the next recession i wouldn't count on it any time soon. my best advice to you like the current customers i have now they did there research on my company talked to my other current customers, had several meetings in depth discussions on the project at hand and its a huge project btw. then they made there decision. as far as things costing more now??
i would challenge that good honest contractors will be here today and tomorrow. not sure if this has helped you but in short do your homework never take the lowest estimate and look for the best fit for your project. good luck.

I know a couple custom home builders who are booked thru the end of next year. As you say, there is no reason to think it's going to slow down soon.

[Biggd]

Originally Posted by jbolty

I know a couple custom home builders who are booked thru the end of next year. As you say, there is no reason to think it's going to slow down soon.

If you could predict the next slow down you'd be rich. No one knows until we are actually in it. It sneaks up on you.
If we do have another 4 years of prosperity it will happen after that because the next President will have deal with the enormous debt.

[TheTimeTraveler]

Well, 100 years ago folks had to deal with the "Roaring 20's", that being the 1920's.

And by 1929 the bottom had fallen out of the market, and things were in bad shape everywhere in the USA until the beginning of WWII (which finally pulled us out of the depression).

Let's all hope that we never see something like that again!

[Cow Man]

As a retiree, all things considered, I don’t think I would build a house in the lakes region today unless it was on the water and preferably on a lot I currently own. The economy that we are in may continue for several more years, but it will eventually fade and the cost of acquiring a home will drop…unless it is on the water. So, if you build a waterfront home today likely you can sell it at a profit a decade from now when it’s time to move into the Happy Valley Home. On the other hand, if you build an off the water home while the real estate market is as hot as it is you may not live long enough to see any return.

Everybody’s situation is different, but a home is a different type of asset in that we hope it appreciates in value while we are using it. So, if you do have a bag of cash sitting in a money market account making 0.01% in interest or you have invested heavily in equities and are convinced its time to sell, then take that money and build your dream home, enjoy it for many years and if everything works out have more money when you sell the house then you would have had the market tanked.

March 19 Update - If you have any money left, now would be a good time to buy or build a home. Interest rates are as low as they've ever been, home prices are heading south and builders schedules are freeing up.

[8gv]

Hindsight is always 20/20.

Shoulda, woulda, coulda bought more real estate in 2009...

[Biggd]

Buy low, sell high.

[tis]

Don't forget though, if you are selling a house the price is also higher. If you wait for the market to go lower your present house will bring in less money most likely. And if you are retiring how many years do you want to wait? If Trump gets reelected which looks likely, it will probably be at least until he is out of office.

[FlyingScot]

Originally Posted by Cow Man

As a retiree, all things considered, I don’t think I would build a house in the lakes region today unless it was on the water and preferably on a lot I currently own. The economy that we are in may continue for several more years, but it will eventually fade and the cost of acquiring a home will drop…unless it is on the water. So, if you build a waterfront home today likely you can sell it at a profit a decade from now when it’s time to move into the Happy Valley Home. On the other hand, if you build an off the water home while the real estate market is as hot as it is you may not live long enough to see any return.

Everybody’s situation is different, but a home is a different type of asset in that we hope it appreciates in value while we are using it. So, if you do have a bag of cash sitting in a money market account making 0.01% in interest or you have invested heavily in equities and are convinced its time to sell, then take that money and build your dream home, enjoy it for many years and if everything works out have more money when you sell the house then you would have had the market tanked.

Two things you'll have on your mind by the time you are a retiree:

First, if you're lucky, you will not be selling the home, your kids will. So unless your kids will need every dollar of their inheritance, maybe you don't need to worry about the return on investment.

Second, life is short--you have a limited number of years left to enjoy the house. So waiting 2-5 years to buy in the hope that prices will fall might cost you 10-20% of the time you have to enjoy your beautiful new home.

Carpe diem!

[WinnisquamZ]

Originally Posted by FlyingScot

Two things you'll have on your mind by the time you are a retiree:

First, if you're lucky, you will not be selling the home, your kids will. So unless your kids will need every dollar of their inheritance, maybe you don't need to worry about the return on investment.

Second, life is short--you have a limited number of years left to enjoy the house. So waiting 2-5 years to buy in the hope that prices will fall might cost you 10-20% of the time you have to enjoy your beautiful new home.

Carpe diem!

Can’t agree more. As I told the roofer, just need to get 30 years out of it then it’s not my problem.


Sent from my iPhone using Winnipesaukee Forum mobile app

[4 for Boating]

I received this recently - If one of these is near you, Habitat (P&B) kit company maybe be able to provide some useful information in your search. As stated they are one of a few that specialize in this type of home.

<<<<<<<<<<<<<<>>>>>>>>>>>>

We are exhibiting at seven home shows over the next couple of months. We are notifying you of these events because you have requested information from us in the past, and live or are planning to build within a reasonable driving distance of at least one of these events. We encourage you to check our Facebook page, as it is the place where we post information about discount offers or passes if any become available.

Albany Home Show
February 7-9
Albany Capital Center
55 Eagle Street
Albany, NY 12207
Booth 296

Southeastern Connecticut Home Show
February 21-23
Earth Expo and Convention Center
1 Mohegan Sun Boulevard
Uncasville, CT 06382
Booth 928

The Log & Timer Show
February 28 - March 1
Double Tree by Hilton Hotel Burlington
870 Williston Road
South Burlington, VT 05403
Booth 116

Connecticut Home and Remodeling Show
February 28 - March 1
Connecticut Convention Center
100 Columbus Blvd
Hartford, CT 06103
Booth 412

Western Massachusetts Home and Garden Show
March 26-29
Eastern States Exposition and Better Living Center (Big E)
1305 Memorial Ave
West Springfield, MA 01089
Booth 39

Western New England Home Show
March 28-29
O'Neill Center
University Blvd
Danbury, CT 06810
Booth 415

The Rhode Island Home Show
April 2- 5
Rhode Island Convention Center
One Sabin St
Providence, RI 02903
Booth 834

You can also visit our website for a listing of other home shows we will be attending, or the Events section of our Facebook page.

Sincerely,
-- -- --
Huckle May

Habitat Post & Beam, Inc.
21 Elm Street
South Deerfield, MA 01373

Toll Free: 800.992.0121
Local: 413.665.4006
Fax: 413.665.4008

hmay@postandbeam.com
www.postandbeam.com
www.facebook.com/habitatpostandbeam

[bruinsfan]

Great area to live!

One bit of advise....please invest in a generator with a transfer switch that runs major appliances/heat/water pump or a whole-home generator if it's within your budget.

Power can be sporadic from Oct to March during wind/snow/ice storms and you don't want to be one of those people that move to a rural location and complain about power outages and restoration times.

The further you are from large "communities" the longer it takes the power utility to restore your power. They work according to the greatest amount of customers they can restore and if you live in an area that is sparsely populated, you'll be waiting a bit.

This is NOT a dig on the linemen who do great work, it's just a reality of living in paradise.

[iw8surf]

Originally Posted by bruinsfan

Great area to live!

One bit of advise....please invest in a generator with a transfer switch that runs major appliances/heat/water pump or a whole-home generator if it's within your budget.

Power can be sporadic from Oct to March during wind/snow/ice storms and you don't want to be one of those people that move to a rural location and complain about power outages and restoration times.

The further you are from large "communities" the longer it takes the power utility to restore your power. They work according to the greatest amount of customers they can restore and if you live in an area that is sparsely populated, you'll be waiting a bit.

This is NOT a dig on the linemen who do great work, it's just a reality of living in paradise.

My spouse is a reliability engineer for the power company, her biggest complaint during outages is that people expect immediate results. The sad reality is she will deploy crews to your area to fix down lines and they will call back saying its 45 mph winds I am not getting into that bucket truck till it dies down... So you will wait until its A first safe for them to do so, and then B however long it takes for them to fix the problem, on top of C it depends on how many people are affected. If you are in the group of 30 people affected versus 3,000 you should expect a longer wait time.

[Hillcountry]

Originally Posted by iw8surf

My spouse is a reliability engineer for the power company, her biggest complaint during outages is that people expect immediate results. The sad reality is she will deploy crews to your area to fix down lines and they will call back saying its 45 mph winds I am not getting into that bucket truck till it dies down... So you will wait until its A first safe for them to do so, and then B however long it takes for them to fix the problem, on top of C it depends on how many people are affected. If you are in the group of 30 people affected versus 3,000 you should expect a longer wait time.

Not to belittle your wife’s position at the power company but is a “reliability engineer” another name for dispatcher?
You know how job titles are so skewed nowadays (janitor is a “sanitary engineer”) and so on...just curious if you wife is actually a degreed engineer?

[Biggd]

Originally Posted by Hillcountry

Not to belittle your wife’s position at the power company but is a “reliability engineer” another name for dispatcher?
You know how job titles are so skewed nowadays (janitor is a “sanitary engineer”) and so on...just curious if you wife is actually a degreed engineer?

I was a petroleum engineer when I was 15.

[iw8surf]

Originally Posted by Hillcountry

Not to belittle your wife’s position at the power company but is a “reliability engineer” another name for dispatcher?
You know how job titles are so skewed nowadays (janitor is a “sanitary engineer”) and so on...just curious if you wife is actually a degreed engineer?

She has 2 bachelors and a masters in engineering, she is an engineer by day in her 9-5 there. She's currently involved with designing the requirements for a lot of the EV charging stations as the electric car craze takes over. When storms hit they get put into storm duty and she dispatches crews then for some hefty OT pay. Now ya know why our bills are so high!

We sometimes joke about whos not a real engineer in our house, her being an electrical or me being a biomedical engineer! I think the 6 diplomas on our walls are enough to satisfy the argument where we both win.

[bruinsfan]

Originally Posted by iw8surf

My spouse is a reliability engineer for the power company, her biggest complaint during outages is that people expect immediate results. The sad reality is she will deploy crews to your area to fix down lines and they will call back saying its 45 mph winds I am not getting into that bucket truck till it dies down... So you will wait until its A first safe for them to do so, and then B however long it takes for them to fix the problem, on top of C it depends on how many people are affected. If you are in the group of 30 people affected versus 3,000 you should expect a longer wait time.

You’re quite angry and defensive.

I don’t care if the power goes out or stays out.... I’m prepared with a generator for my home.

I’m just saying to get one so you don’t turn into a bitter person that complains about the power in a rural area during a storm.... if your wife is anything like you, it’s a good thing I never have to call.

[iw8surf]

Originally Posted by bruinsfan

You’re quite angry and defensive.

I don’t care if the power goes out or stays out.... I’m prepared with a generator for my home.

I’m just saying to get one so you don’t turn into a bitter person that complains about the power in a rural area during a storm.... if your wife is anything like you, it’s a good thing I never have to call.

Good luck to you buddy. I wish you nothing but the best

[bruinsfan]

Originally Posted by iw8surf

Good luck to you buddy. I wish you nothing but the best

..and to you as well. I’m glad you took your meds this time.