Balmoral

Suissevale and Balmoral

(Lake Winnipesaukee)

1) Quick orientation: What & where

• Suissevale Property Owners Association (POA) sits on Moultonborough Bay with a signature island beach (footbridge access), a pre-assigned docking area for owners, clubhouse, tennis, basketball, playground, and its own USPS postal station. The POA notes ~426 year-round homes and ~170 lots remaining in the association. 

• Balmoral Improvement Association (BIA) is on the north end of Lake Winnipesaukee with a private sandy beach, boat launch, day dock, clubhouse, tennis/pickleball/basketball, playground, and golf-cart rules (e.g., lighting after dark). The association manages boat stickers, beach passes, and ramp gate keys for members and posts operating rules (no power-loading, no-wake buffer, milfoil practices, etc.). 

Town facilities exist too (public launches & beaches), but they’re governed by town rules/permits and time limits—not a substitute for private association access. 

2) Amenities & culture: How they “feel” different

Suissevale

• Resort-style beach setting on its own little island—picnic tables, fireplaces, bocce, volleyball, climbing rocks; parking pass required. 
• Docking area “pre-assigned” to owners (important distinction vs. first-come/lotteries elsewhere). 
• Clubhouse activities, tennis/basketball, playground, postal station—feels like a self-contained lakeside village. 

Balmoral

• Silky sand beach, boat launch, day dock, courts & playground; golf-cart friendly with posted rules; security officer issues stickers/passes/keys. 
• Extensive posted rules around boating conduct (no power loading, no-wake 150’), beach etiquette, invasive species (milfoil), and vehicle use—orderly, family-forward vibe. 

Water quality context (Balmoral area): The Moultonborough Bay Inlet watershed (which includes Balmoral Beach) has had targeted stormwater/BMP projects to protect water quality—good to know for buyers who care about long-term lake health. 

3) Properties inside each: Waterfront vs. water-access vs. interior

• Both communities include a small number of true waterfront homes, plus many “beach/access” homes, and interior homes that rely on the private amenities. Listings and community pages consistently highlight beach rights, boat launch, day dock, and club facilities as the main value drivers for non-waterfront homes. 

What changes with each tier

• Waterfront in the association: highest price; private frontage still subject to state shoreland & dock/wetlands rules; association rules may also apply to landscaping, exterior changes, etc. 
• Water-access (not on the shore): the amenities & internal dock policies become critical—whether slips are deeded/assigned, lottery-based, or day-use only. Suissevale’s site specifies pre-assigned docking; Balmoral outlines launch/day-dock rules and member pass systems. 
• Interior homes: best pricing; lifestyle depends on how quickly you can get to the beach/dock, golf-cart access, parking, and seasonal crowd patterns. 

4) Docks, slips & boat handling (the practical differences)

• Suissevale: “Docking area for owners’ boats, pre-assigned.” If a specific slip transfers with the property, that’s a material value add; request documentation and current assignment rules in writing from the POA. 
• Balmoral: Clear public rules emphasize launch/retrieval only on the ramp, time limits at docks, no power-loading, and no-wake buffers—assume day-dock/launch convenience for many owners rather than guaranteed long-term slip storage unless your deed says otherwise. 
• Town/public facilities: in Moultonborough/Center Harbor have posted fees/time limits; great for overflow, not a replacement for everyday docking. 

5) Rules, rentals & governance

• Both communities are HOAs with bylaws/covenants and posted rules (Balmoral’s bylaws & beach/golf-cart rules are public; Suissevale’s owner portal may hold full docs). Expect guidance on pets, parking, trailers/RVs (Balmoral: no RVs for accommodation), exterior work, and beach etiquette. 
• Short-term rentals (STRs): Managed by town ordinance + association rules. Moultonborough continues to debate STR policy; always verify current town stance and HOA restrictions before banking on rental income. 

6) Vacant lots & building new: What buyers should know

• Lots exist in both communities (Suissevale notes ~170 lots remaining). Before you purchase a lot, line up the two layers of regulation: (1) the HOA’s architectural/land-use rules and (2) Town/State permits (building code, driveway, shoreland, wetlands/dock, subsurface septic). 
• Moultonborough’s Subdivision Regs and permitting flow require full disclosure of covenants/restrictions with plan sets; the Code Office outlines building permit review timelines and documentation. 
• If your lot is within 250’ of the lake, the Shoreland Water Quality Protection Act will govern clearing, impervious coverage, stormwater, and vegetation buffers; any shore work (docks, perched beaches, walls) triggers Wetlands/DES review. (Plan your house/driveway and septic layout with these limits in mind.) 

7) Location inside the community: Micro-pros & cons

Closer to the beach/clubhouse

• Pros: walkable convenience, easy kid logistics, strong rental appeal.
• Cons: more summer activity (parking/foot traffic), stricter pass enforcement.

Quieter interior streets

• Pros: calmer feel, often larger/wooded lots, lower summer noise.
• Cons: depends on golf-cart or car to reach beach; assess winter plowing and grade.

Proximity to ramps/docks

• Pros: fast launch/access.
• Cons: stricter traffic/no-wake enforcement; expect ramp/parking rules to be actively monitored. 

8) Suissevale vs. Balmoral: At-a-glance differences

Citations: Suissevale features/counts & docks; Balmoral amenities/rules and beach/BMPs 

9) Pros & cons (buying perspective)

Suissevale — Pros

• Destination-level amenities (island beach, assigned docks) with a village vibe. 
• Inventory mix (waterfront, access, interior) + lots for new builds. 

Suissevale — Cons

• Higher competition near the island beach; parking pass requirements enforced. 
• Dock policies/assignments are valuable but must be document-verified before you price in a slip. 

Balmoral — Pros

• Affordable lake-access entry point with launch/day-dock, sandy beach, courts, playground; golf-cart friendly. 
• Strong rule set for order and lake protection (no-wake, no power-loading, milfoil handling). 

Balmoral — Cons

• If you need a guaranteed slip, confirm deed/association allocation; many owners rely on launch/day-dock and private marina arrangements. 
• Rule-dense culture (a plus for many families, but know the playbook). 

10) Buyer checklists (what to verify before you offer)

For any home

• Exact access rights in the deed + HOA certificate (beach, dock/slip, mooring, launch). Suissevale’s pre-assigned vs. Balmoral’s launch/day-dock are not the same product. 
• HOA financials & rules: fees, special assessments, STR policy, trailer/boat storage, golf-cart use, beach parking. 
• Town context: public launch/beach rules (for overflow), season/permits. 

If the lot or home is near the water

• Shoreland Act implications (0–50’ buffer vegetation rules, impervious coverage caps, stormwater); Wetlands/DES for any shore improvements (dock, perched beach). 
• Septic status and room for future bedrooms/additions; coordinate with a NH-permitted septic designer. (Town Code office outlines submittal timelines.) 

If buying a vacant lot (either community)

• Association architectural guidelines and approval steps (siding, height, setbacks inside the plat) plus Town/State permits (building, driveway, shoreland, wetlands, septic). 
• Utility plan (well/septic; no municipal sewer) and realistic driveway grades in winter.

11) Where to live within each community (micro-siting tips)

• Near the beach/clubhouse: maximize summer lifestyle & rental appeal; plan for pass enforcement and more traffic. 
• Near the launch/dock (Balmoral): super convenient for boating days; know no-wake, ramp time limits, and peak congestion times. 
• Interior/wooded streets: privacy and quieter nights; confirm golf-cart routes and winter plowing norms. 

12) How I’d structure an offer (to protect you)

• Contingencies: verification of dock/slip status (in writing from the association), HOA rules & estoppel, septic evaluation and bedroom capacity, shoreland feasibility for any planned improvements, and STR allowance if income matters. 
• If a lot: add architectural committee approval and DES pre-consult milestones; give yourself time for test pits and a conceptual impervious coverage tally.

13) Summary—Which fits which buyer?

• Choose Suissevale if you want a resort-like beach scene, the potential value of pre-assigned docking, and a broad amenity set in a large, established POA. 
• Choose Balmoral if you prefer a golf-cart friendly neighborhood with clear operating rules, a member-run beach/launch/day-dock model, and strong community oversight on boating etiquette and lake protection. 

Corina Cisneros – Broker | Entrepreneur | Aviator is a top-producing Real Estate Broker based in Gilford, New Hampshire, serving the Lake Winnipesaukee Region. Known for her dedication, local expertise, and personalized service, Corina consistently ranks among the top 1% of agents in the state. "Corina isn't just an agent. She is the Ethan Hunt (Mission: Impossible) of Real Estate. Strategic, unshakably calm under pressure, and relentlessly effective, she gets the job done!" Actual client testimonial. Zillow Reviews. Google Reviews.