Sandy Point Going Condo!

[Rinkerguy]

From what I understand, everything on the property is tied to the same septic, with tanks throughout the property, pumping to a leach field across the street.

[Descant]

If the number of units goes from 77 down to 36, the septic may be able to handle the reduced load. Docks around the lake are selling for $100K in 24-48 hours. Attach a nice condo and sales for $400K should be no problem. This will be interesting to follow. Thanks to folks like Upthesaukee for keeping us up to date.

[Rinkerguy]

The 72 unit number would include all the hotel rooms in their original configuration. It will be interesting to see what the plans are for the property, existing structures, utilities and docks. Certainly a lot of potential there for a developer. Just going to be a matter of what the town will permit.

[ghfromaltonbay]

Sandy Point cottages went seasonal back in the 1980's. There are about 35 cottages all leased by the season. The Hillside motel was changed from 8 rooms to 4 two room efficiencies and they are also seasonal leases. Same thing with the unit below which was converted from 6 rooms to 3 seasonal efficiency units. The only actual motel units rented out weekly or overnight are the 12 rooms at the top of hill in the Scenic motel, and the 6 units on the beach which are also converted efficiencies which had originally been 10 one room units. Right now that makes about 53 units, no longer 77. Uppy is correct, the water is town water and is shut off from mid October to mid April as the water supply runs above ground at the bridge 1/ 2 east on Rt 11. Only the owner's residence has a well. All the cottages share septic systems which are pumped across the road to the leach field across from the restaurant building which is also on the shared system.

The condos being built at Barton's are a different story. There they have city sewers and year round water. Sandy Point is a little more rustic and I am sure the 1940's era shared septic and seasonal water will be an issue.

[root1]

Ha! Just wait till the NH DOT learns of this. If the the rentals/restaurant facilities in the front (the buildings on Rt. 11) get torn down, the DOT will want their right-of-way back. That'll seriously cut into the developer's profit margin! Nothin's easy!

[TheTimeTraveler]

Originally Posted by root1

Ha! Just wait till the NH DOT learns of this. If the the rentals/restaurant facilities in the front (the buildings on Rt. 11) get torn down, the DOT will want their right-of-way back. That'll seriously cut into the developer's profit margin! Nothin's easy!

Are you talking about the old Railroad right of way?

[ghfromaltonbay]

Originally Posted by root1

Ha! Just wait till the NH DOT learns of this. If the the rentals/restaurant facilities in the front (the buildings on Rt. 11) get torn down, the DOT will want their right-of-way back. That'll seriously cut into the developer's profit margin! Nothin's easy!

I remember hearing that the last room or 2 of the upper motel is within the ROW. I believe the ROW is 50 feet on either side of the center line of Route 11. Not sure if the restaurant building is also within the ROW as well as the 3 cottages below the embankment just east of the Sandy Point entrance.

[BroadHopper]

Gilford residence learned early on the state never left the right of way. In fact the Winnipesaukee Basin uses the right of way for the sewage pipe. They ran out of money before Ames Farm. There are still plans to continue the sewage all the way to Alton. Not sure if they will get funded, but I'm sure once they start testing the waters it will continue.

[tis]

The problem with extending the sewer is that the last I knew Franklin was at capacity if not over. Now maybe it has since been expanded if that is possible and I am not sure it is.

[root1]

Ugh ... I forgot about the leaching field/parking lot across the street. That's definitely in the DOT ROW; the developers can kiss that goodbye. Sigh .....
Life, in some ways, was better when the railroad was there; instead of a state highway!

[camp guy]

Having read all these posts, and seen the different little tidbits of information, this project looks to me to be something which will keep lawyers and surveyors busy for long time. Sandy Point is geographically a very sensitive area, and it would be a real shame if technicalities became the deciding issues with respect to development.

[Rinkerguy]

It will be an interesting to see what Alton will allow a developer to do with the property, if the sale even goes through. The tax implications for the town could be quite significant if a condo project is approved.

[Heaven]

It will be interesting to see how DES Shorefront permitting looks at the change from seasonal to year-round development.

[TheTimeTraveler]

Originally Posted by Heaven

It will be interesting to see how DES Shorefront permitting looks at the change from seasonal to year-round development.

But will they look at an existing structure?

Or at what point of refurbishments do they kick in DES Shorefront regulations?

[Heaven]

Originally Posted by TheTimeTraveler

But will they look at an existing structure?

Or at what point of refurbishments do they kick in DES Shorefront regulations?

Last I experienced, seasonal to year round was a big deal for them.

[XCR-700]

Seems like a shame to add more condos, Is there really a shortage of condos on Winnipesaukee???

Sandy Point going condo just shuts out visitors even more from getting a really nice lake experience.

I think a nice hotel/inn would so much more interesting. There are so few places to point people to where they can stay in a really modern/clean/nice hotel on the water.

I suppose the seasonal nature of the region makes an upscale resort not too likely, probably not profitable enough in the modern world.

As a kid there were so many nice family oriented but clean/nice and affordable places to stay on the lake. Now its all privately owned and prices are easily exceeding most peoples primary homes. Totally flip flopped from my childhood when Winnipesaukee waterfront homes with beach and dock were less than half the cost of peoples primary homes.

Progress, I guess,,,

[Descant]

Originally Posted by XCR-700

Seems like a shame to add more condos, Is there really a shortage of condos on Winnipesaukee???

Sandy Point going condo just shuts out visitors even more from getting a really nice lake experience.

I think a nice hotel/inn would so much more interesting. There are so few places to point people to where they can stay in a really modern/clean/nice hotel on the water.

I suppose the seasonal nature of the region makes an upscale resort not too likely, probably not profitable enough in the modern world.

As a kid there were so many nice family oriented but clean/nice and affordable places to stay on the lake. Now its all privately owned and prices are easily exceeding most peoples primary homes. Totally flip flopped from my childhood when Winnipesaukee waterfront homes with beach and dock were less than half the cost of peoples primary homes.

Progress, I guess,,,

Reading through the "Summer Staffing" thread, there are many reasons why running a hotel as you describe, is more rare these days. Nevertheless, you can rent many of these condos on VRBO, but usually not for just one night.

[XCR-700]

Originally Posted by Descant

Reading through the "Summer Staffing" thread, there are many reasons why running a hotel as you describe, is more rare these days. Nevertheless, you can rent many of these condos on VRBO, but usually not for just one night.

Im sure you are correct, but staying in a rented condo is not at all the same as a resort.

Clearly there are differences and for many there is still a preference for the hotel/resort over other options.

Not much we can do about it, what happens to Sandy Point is a private matter. I'm just a guy remembering what was very fondly and finding I'm far less happy with what is. I suppose it happens to each generation as we age. For me, the best I saw of Winnipesaukee probably ended in the early 70's and will not be seen again. Hard to forget playing pinball in the old game room on the lower level of Sandy Point, and going down to Downings Landing and that marvelous smell of the old marine gas and 2-cycle oil,,, or maybe the old donut shop next to the mini golf, or the old roller skating pavilion. I'm sure many people will have very different experiences and preferences.

[Reilly]

Originally Posted by Descant

If the number of units goes from 77 down to 36, the septic may be able to handle the reduced load. Docks around the lake are selling for $100K in 24-48 hours. Attach a nice condo and sales for $400K should be no problem. This will be interesting to follow. Thanks to folks like Upthesaukee for keeping us up to date.

at 36 units they will have to sell in the $700 k to$800 k for any profit