What to Know Before You Buy the View: Smart Tips for Buying Lakefront
There's nothing quite like waking up to the peaceful shimmer of a New Hampshire lake. Whether it’s Lake Winnipesaukee, Sunapee, Squam, or a quieter hidden gem, buying a lakefront property is a dream for many. But that dream can quickly turn into a hassle if you don’t know what to look for before you buy.
Here’s what to keep in mind before investing:
UNDERSTAND SHORELINE RULES & RESTRICTIONS
In New Hampshire, lakefront properties are subject to strict shoreland protection regulations. These laws help preserve water quality and prevent erosion—but they can also impact what you can and can’t do with the land. This includes:
Tree removal
Adding docks or moorings
Building additions or decks
Landscaping near the waterline
INSPECT THE WATER ACCESS
Not all "lakefront" is created equal. Some properties may technically touch the lake but have:
Steep drop-offs or rocky shorelines
Shared access rights with neighbors
Wetlands or marshy frontage (pretty, but not swimmable)
Make sure to physically walk the shoreline and ask:
Is it easy to launch a kayak or boat?
Can you swim or wade in safely?
Is the shoreline stable or eroding?
CHECK SEPTIC & WATER SYSTEMS
Most lakefront homes in NH aren’t on public water or sewer. That means you’re looking at private septic systems and wells—and both are crucial to inspect thoroughly. Some older camps or cottages may have outdated systems that need expensive replacements to meet current state standards.
Hire an experienced local inspector to assess:
Age and functionality of the septic system
Water quality and pressure from the well
Make sure the Sellers have a Site Assessment
Whether the systems meet DES requirements, setback restrictions etc.
KNOW WHAT YOU’RE BUYING
Ask your agent or attorney to share any information available related to:
Deeded water rights
Shoreline boundaries
Easements or shared access arrangements
A “lake view” may not mean you own the shore. And if the neighbors use your driveway to access a shared dock? You’ll want to know that upfront.
FACTOR IN SEASONAL USAGE & ACCESS
Many NH lake homes are seasonal—meaning they’re not insulated or set up for winter living. If year-round use is important to you, look at:
Heating system type
Road access during winter (private vs. town-maintained)
Insulation and four-season capability
Also check if the lake is drawn down in winter, which can affect boat lifts, shoreline structures, and even your view.
FLOOD RISK & INSURANCE
Just because it’s pretty doesn’t mean it’s safe from rising water. Flood zones exist around many NH lakes. Be sure to:
Review FEMA flood maps
Ask your lender if flood insurance is required
CONSIDER RENTAL POTENTIAL
Even if you're buying the home for personal use, keep an eye on value. NH’s short-term rental market is hot, especially around major lakes but regulations are evolving and it’s important to understand the areas sentiment towards rentals. Ask:
Is the town STR-friendly or are there restrictions?
Is there year-round demand for rental income?
CHECK FOR BOATING RESTRICTIONS & RULES
Not all lakes are created equal. Some are perfect for wake surfing and pontoon cruises—others limit motorized boats or have speed restrictions.
Does the lake allow motorized boating or have horsepower limits?
Are there wake restrictions, no-wake zones, or seasonal rules?
How big is the lake—and will it fit your ideal lifestyle?
Use this resource from NH Division of State Police to review restrictions.
REVIEW WATER QUALITY HISTORY
Make sure it's not hiding a problem below the surface. New Hampshire’s lakes are beautiful—but some face seasonal water quality issues like cyanobacteria blooms. Use the NHDES Lake Information Mapper to dig into:
Has the lake had past cyanobacteria advisories or blooms?
How frequently are water quality tests performed?
Buying lakefront property is a unique process. Working with a REALTOR who understands the nuances of lake access, local permitting, and seasonal use will save you time, money, and surprises.
That dream home by the water? It's absolutely possible—just be smart about how you buy the view.
