Southdown/Long Bay or Wolfeboro

[Major]

Originally Posted by Momofthreema

Ok, all great to know, thanks! So we should really look for a house with a deeded boat slip, I didn’t know that was a possibility. Also, it looks like the HOA fees are a lot higher at Long Bay compared to South Down, is that because of the pool?

We owned in South Down from 2001-2009 and have lived full time in Long Bay since 2008. Both communities are great! South Down has greater options for boating since it has boat racks in which you can valet your boat. Boat racks come up for sale from time-to-time, or may be part of the unit you are buying.

Long Bay has nicer beaches (IMHO) and the pool is great if you have children who like pools. The docks in Long Bay are terrible in my opinion. They are narrow and somewhat rickety. Also, the waves from Paugus Bay seem to hit the Long Bay docks much harder than the South Down docks.

Regarding fees, the Long Bay fees have gone up significantly since we first bought in Long Bay. They are now $2,300 per year. The reason for the great increase is to boost the Association's reserve. The fees for South Down aren't trivial since there are association fees for the condo complex, for the recreational association and the boat association if you belong.

Good luck. You can't go wrong either way.

[Momofthreema]

Originally Posted by Major

We owned in South Down from 2001-2009 and have lived full time in Long Bay since 2008. Both communities are great! South Down has greater options for boating since it has boat racks in which you can valet your boat. Boat racks come up for sale from time-to-time, or may be part of the unit you are buying.

Long Bay has nicer beaches (IMHO) and the pool is great if you have children who like pools. The docks in Long Bay are terrible in my opinion. They are narrow and somewhat rickety. Also, the waves from Paugus Bay seem to hit the Long Bay docks much harder than the South Down docks.

Regarding fees, the Long Bay fees have gone up significantly since we first bought in Long Bay. They are now $2,300 per year. The reason for the great increase is to boost the Association's reserve. The fees for South Down aren't trivial since there are association fees for the condo complex, for the recreational association and the boat association if you belong.

Good luck. You can't go wrong either way.

Thank you so much, this is incredibly helpful! Interesting about the fees, one of the current listings in Long Bay has the monthly fees listed as $500/mo, which would be $6000 a year, do you think that’s just an error in the listing, or do some Houses pay more?

[Major]

Originally Posted by Momofthreema

Thank you so much, this is incredibly helpful! Interesting about the fees, one of the current listings in Long Bay has the monthly fees listed as $500/mo, which would be $6000 a year, do you think that’s just an error in the listing, or do some Houses pay more?

Although Long Bay has single family units (save two duplexes, I think) some of the houses are built on common land, referred to as villages, meaning you own the structure but not the land. My home is on a lot that I own, and my fee to Long Bay Association II is $2,300 per year. I would guess that the $500 per month figure is for village and association fees combined. Two homes for sale are located in Bay Reach and the other home for sale is located in The Willows. I am not sure about the fees charged by the villages. I would definitely drill down on this. Also, with any purchase of a condominium, I would review the last 3 years of the association's minutes to make sure everything is copacetic.

Good luck!

[Momofthreema]

Originally Posted by Major

Although Long Bay has single family units (save two duplexes, I think) some of the houses are built on common land, referred to as villages, meaning you own the structure but not the land. My home is on a lot that I own, and my fee to Long Bay Association II is $2,300 per year. I would guess that the $500 per month figure is for village and association fees combined. Two homes for sale are located in Bay Reach and the other home for sale is located in The Willows. I am not sure about the fees charged by the villages. I would definitely drill down on this. Also, with any purchase of a condominium, I would review the last 3 years of the association's minutes to make sure everything is copacetic.

Good luck!

Ok, got it! I will work with our realtor to dig up all of this info. Really appreciate the details!

[joey2665]

Originally Posted by Momofthreema

Ok, got it! I will work with our realtor to dig up all of this info. Really appreciate the details!

I have lived in both South Down and Long Bay from 2007 to 2016. Both communities are great and have pluses and minus' at to better beachs, boat facilities and a pool.

I did prefer Long Bay as it has two beaches and the pool, additionally if you live in Long Bay you can still rent a slip or rack in South Down from a private owner.

It is important to remeber in both communitites there are master HOA's (Long Bay and South Down) then ther are sub HOA's in each little community if Long Bay (I was in Prides Point) and most homes in South Down are also in sub HOA's although there are homes in South Down that do not have sub HOA's along Crimsom Drive and Drummers Trail.

In 2017 i moved from Long Bay to the Meredith Bay community, which I love but just like anything else there are plus' and minus'. I miss the easy access to the snowmobile trails in the winter and it is a realtively flat community for jogging where Meredith Bay doesnt really have clear acces to the trails and is extremely hilly. On the other hand when boating I do not have to deal with the conga line coming through the channel, our HOA fees included membership to Akwa Marina so we have a beach, two pools and a resturant and it is a much smaller community.

As far as Wolfboro, I love the town and usually visit 2-3 times a year, I prefer this side of the lake.

[Major]

Originally Posted by joey2665

I have lived in both South Down and Long Bay from 2007 to 2016. Both communities are great and have pluses and minus' at to better beachs, boat facilities and a pool.

I did prefer Long Bay as it has two beaches and the pool, additionally if you live in Long Bay you can still rent a slip or rack in South Down from a private owner.

It is important to remeber in both communitites there are master HOA's (Long Bay and South Down) then ther are sub HOA's in each little community if Long Bay (I was in Prides Point) and most homes in South Down are also in sub HOA's although there are homes in South Down that do not have sub HOA's along Crimsom Drive and Drummers Trail.

In 2017 i moved from Long Bay to the Meredith Bay community, which I love but just like anything else there are plus' and minus'. I miss the easy access to the snowmobile trails in the winter and it is a realtively flat community for jogging where Meredith Bay doesnt really have clear acces to the trails and is extremely hilly. On the other hand when boating I do not have to deal with the conga line coming through the channel, our HOA fees included membership to Akwa Marina so we have a beach, two pools and a resturant and it is a much smaller community.

As far as Wolfboro, I love the town and usually visit 2-3 times a year, I prefer this side of the lake.

Hi Joey, great info! Just one minor correction, South Down now prohibits Long Bay owners from renting a rack or a slip at South Down. They changed it just after you left in 2017. It sort of pissed me off at the time since I had been renting a rack since 2009 and helped contribute to funding the boat yard during the down times. However, as a result, we are now at Lakeport Landing and couldn't be happier. A covered boat slip and we can come and go as we please without having to worry about valet service or open docks when we return.

[joey2665]

Originally Posted by Major

Hi Joey, great info! Just one minor correction, South Down now prohibits Long Bay owners from renting a rack or a slip at South Down. They changed it just after you left in 2017. It sort of pissed me off at the time since I had been renting a rack since 2009 and helped contribute to funding the boat yard during the down times. However, as a result, we are now at Lakeport Landing and couldn't be happier. A covered boat slip and we can come and go as we please without having to worry about valet service or open docks when we return.

Major, wow that a huge change, one of the reasons I left was my slip owner sold his home and slip and no other were available to rent or for sale in Long Bay. I love the convienence of taking the cart to the boat.

[jetskier]

Originally Posted by Major

Hi Joey, great info! Just one minor correction, South Down now prohibits Long Bay owners from renting a rack or a slip at South Down. They changed it just after you left in 2017. It sort of pissed me off at the time since I had been renting a rack since 2009 and helped contribute to funding the boat yard during the down times. However, as a result, we are now at Lakeport Landing and couldn't be happier. A covered boat slip and we can come and go as we please without having to worry about valet service or open docks when we return.

It is permissable for a private berth owner to rent to a Long Bay owner. South Down owns 65 berths which are rented annually; I believe that they are preferentially rented to South Down owners and if there is availability to Long Bay owners.

jetskier

[Major]

Originally Posted by jetskier

It is permissable for a private berth owner to rent to a Long Bay owner. South Down owns 65 berths which are rented annually; I believe that they are preferentially rented to South Down owners and if there is availability to Long Bay owners.

jetskier

That was not my experience. I rented from a South Down rack owner and received a letter from Carol Downing from Irwin's saying that I was prohibited from renting any more. I believe there is a prohibition from renting to Long Bay owners, unless it recently changed.

[jetskier]

Originally Posted by Major

That was not my experience. I rented from a South Down rack owner and received a letter from Carol Downing from Irwin's saying that I was prohibited from renting any more. I believe there is a prohibition from renting to Long Bay owners, unless it recently changed.

I have been renting a rack to a Long Bay owner the past 3 seasons. I am not sure why Carol told you that it is problematic.

[marinewife]

Not sure about your budget, but everything under the sun has been bought in Wolfeboro since Covid for very inflated prices. Corinthian Boat Club has a 5 yr + wait, and downtown has been clogged like I've never seen in 10 years with traffic. It is walkable, and there are 2 food markets, with the Mill St Market shop also being an option for both meat and seafood.

It's a nice little town but November - April are pretty quiet months, so the other side may have more to offer you on the whole. Spending time in all of your choice areas will probably give you the right gut feeling and plan. Good luck to you!

[Major]

Originally Posted by jetskier

It is permissable for a private berth owner to rent to a Long Bay owner. South Down owns 65 berths which are rented annually; I believe that they are preferentially rented to South Down owners and if there is availability to Long Bay owners.

jetskier

Hi Jetskier, you are correct, it is permissible for a private owner to rent. The person I rented from sold his home, and Carol related that SDSC prohibits renting its racks to Long Bay owners, but allows private rentals. The year my rack was sold, there were little or no racks available. Sorry!

[knowit]

Just compare the taxes of Wolfeboro vs Laconia. That makes it pretty simple to me at least.

[8gv]

I pay Long Bay fees of $1,750/year and my "village" fee is $500/year.

We own our home and lot.

Real estate agents and their clients sometimes get the fee numbers wrong.

Due diligence is a must.

Regarding an owned boat slip:

Check with the town to see what the annual taxes are.

Also, there may be an annual fee for general dock maintenance.

If your intention is to make it your permanent residence in five years you may benefit from waiting a while.

The vacation home demand here may have peaked and more reasonable prices could be on the horizon.

[Momofthreema]

Originally Posted by 8gv

I pay Long Bay fees of $1,750/year and my "village" fee is $500/year.

We own our home and lot.

Real estate agents and their clients sometimes get the fee numbers wrong.

Due diligence is a must.

Regarding an owned boat slip:

Check with the town to see what the annual taxes are.

Also, there may be an annual fee for general dock maintenance.

If your intention is to make it your permanent residence in five years you may benefit from waiting a while.

The vacation home demand here may have peaked and more reasonable prices could be on the horizon.

Yes, agree 100%…we are just getting back into the market because we see the beginning of the softening, we missed the run up by about 6 months in 2020, so we decided to pull back and watch. I think there will be a definite softening over the next 24 months, so we’re hoping to find a desirable house at a price we think is reasonable. We’re seeing sooooo many houses priced 200k-300k higher than what they were bought for 2-2.5 years ago. That’s usually not sustainable over the long term. Not trying to time the market, but also trying to be smart with our hard earned dollars. 🤞

[Juiced06GTO]

Tons of great info in this thread! My wife and I are also seriously considering a second home around the lake now that things seem to have slowed a little, just watching the price reductions come through on Zillow has got me excited again! Good luck with your search!

[tis]

I hate associations. I was on a board once and the politics are ridiculous.

[8gv]

Associations are not for everybody.

Whenever there are humans involved it can get interesting.

That said, I could not live where I live and enjoy the amenities of this nice neighborhood without an HOA.

[laketrout]

Originally Posted by Momofthreema

Yes, agree 100%…we are just getting back into the market because we see the beginning of the softening, we missed the run up by about 6 months in 2020, so we decided to pull back and watch. I think there will be a definite softening over the next 24 months, so we’re hoping to find a desirable house at a price we think is reasonable. We’re seeing sooooo many houses priced 200k-300k higher than what they were bought for 2-2.5 years ago. That’s usually not sustainable over the long term. Not trying to time the market, but also trying to be smart with our hard earned dollars. ��

Best of luck trying go find a home that is priced reasonably. at is time in lb Or sds ! Great for sellers beware of Laconia property taxes.Both sds or lb are great communities having lived in both. I live in Long bay now the beaches are a lot nicer IMO.

[Major]

Originally Posted by laketrout

Best of luck trying go find a home that is priced reasonably. at is time in lb Or sds ! Great for sellers beware of Laconia property taxes.Both sds or lb are great communities having lived in both. I live in Long bay now the beaches are a lot nicer IMO.

I live in Long Bay too and can second the beaches. They are very nice and not nearly as crowded as the SD beach, especially during holidays.

[jetskier]

Originally Posted by Major

Hi Jetskier, you are correct, it is permissible for a private owner to rent. The person I rented from sold his home, and Carol related that SDSC prohibits renting its racks to Long Bay owners, but allows private rentals. The year my rack was sold, there were little or no racks available. Sorry!

Makes sense...TY

[TiltonBB]

Every area will have positives, and negatives.

I enjoy visiting Wolfeboro and the shops on Main Street but there are a limited number of stores that are not high priced. We often go over by boat and patronize the restaurants.

The other side of the lake (Gilford/Laconia) has a lot of stores including two grocery stores and Lowes and WalMart.

If the home you buy is to become a full time home, as opposed to a weekend/vacation home, the proximity of stores becomes important. When you no longer commute from your present house that portion of your decision will no longer matter.

Some Saturday's while working on home projects (and because I am a poor planner) I end up at Lowes 2 or 3 times. It makes it easier because it is close by.

There are going to be trade offs wherever you buy but as has been said, the arrangements for a boat should be a serious consideration in the discussion.

[Momofthreema]

Originally Posted by TiltonBB

Everyone area will have positives, and negatives.

I enjoy visiting Wolfeboro and the shops on Main Street but there are a limited number of stores that are not high priced. We often go over by boat and patronize the restaurants.

The other side of the lake (Gilford/Laconia) has a lot of stores including two grocery stores and Lowes and WalMart.

If the home you buy is to become a full time home, as opposed to a weekend/vacation home, the proximity of stores becomes important. When you no longer commute from your present house that portion of your decision will no longer matter.

Some Saturday's while working on home projects (and because I am a poor planner) I end up at Lowes 2 or 3 times. It makes it easier because it is close by.

There are going to be trade offs wherever you buy but as has been said, the arrangements for a boat should be a serious consideration in the discussion.

Yes to all of this! When we moved to our current house from a city with two targets within 10 minutes, I was shocked at needing to drive 30 minutes for a lowes or Target. Excellent point. We’re hoping to buy a house that we can put our own stamp on, so trips to Lowes will be frequent!

[thinkxingu]

Originally Posted by TiltonBB

Everyone area will have positives, and negatives.

I enjoy visiting Wolfeboro and the shops on Main Street but there are a limited number of stores that are not high priced. We often go over by boat and patronize the restaurants.

The other side of the lake (Gilford/Laconia) has a lot of stores including two grocery stores and Lowes and WalMart.

If the home you buy is to become a full time home, as opposed to a weekend/vacation home, the proximity of stores becomes important. When you no longer commute from your present house that portion of your decision will no longer matter.

Some Saturday's while working on home projects (and because I am a poor planner) I end up at Lowes 2 or 3 times. It makes it easier because it is close by.

There are going to be trade offs wherever you buy but as has been said, the arrangements for a boat should be a serious consideration in the discussion.

One of the benefits of public forums like this is hearing things you wouldn't have considered—what you mention about the changes from going part to full-time are good.

Because of that, however, I needed to look up Wolfeboro to see about building/home supplies, and, besides the hardware store downtown (which, by the way, I would KILL for in my home town), there's a Hancock Lumber. Besides (maybe) tad higher prices, I gotta think those would suffice.

Still would need to know about grocery stores...

Sent from my SM-G990U1 using Tapatalk

[Descant]

Originally Posted by TiltonBB

Everyone area will have positives, and negatives.

I enjoy visiting Wolfeboro and the shops on Main Street but there are a limited number of stores that are not high priced. We often go over by boat and patronize the restaurants.

The other side of the lake (Gilford/Laconia) has a lot of stores including two grocery stores and Lowes and WalMart.

If the home you buy is to become a full time home, as opposed to a weekend/vacation home, the proximity of stores becomes important. When you no longer commute from your present house that portion of your decision will no longer matter.

Some Saturday's while working on home projects (and because I am a poor planner) I end up at Lowes 2 or 3 times. It makes it easier because it is close by.

There are going to be trade offs wherever you buy but as has been said, the arrangements for a boat should be a serious consideration in the discussion.

The hardware store in Wolfeboro is excellent. It is a shorter walk from the docks to the store than it is from one end of Lowes to the other when you find yourself in the wrong department. And is easier to find knowledgeable staff. One thing I do like about big boxes is that I can order something in the local store for delivery to the FL store, and be sure of what I'm getting and return policy.

Boating?
Friends on Narragansett Bay keep their boat on a mooring and there is a launch to get them out and back. Works very well. If you have to row out and back in a dinghy, in the rain/wind, I'd say NO WAY! Watching the availability of slips and valet move up and down as marinas are bought and sold, I'd want to own my slip or rack if at all possible. Renewing a rental slip/rack can fail unexpectedly and you are always subject to rent increases. It is not unusual for rent to be due all at once for the year, no monthly payments. If you're buying a boat from a dealer, he will work hard to find a slip but that doesn't mean it is renewable in a subsequent season. Get the biggest one you can--you may want a bigger boat someday, and it will be easier to sell/rent should that become part of your plan.
Winter? Belknap County taxpayers get season pass discounts at Gunstock.