Grouse Point

The Grouse Point Club

By Corina Cisneros, NH Real Estate Broker

Fast overview

What it is: A gated, four-season waterfront community on Lake Winnipesaukee with ~81–82 acres, three sandy beaches, an upscale 7,000 sq ft clubhouse (indoor pool, hot tub, fitness, function spaces, rooftop sun deck), two lighted tennis courts, playground/basketball, golf-cart paths, and a private yacht club/marina area. 

On-water program: The waterfront includes a cabana with ~35 individual boat slips and a mooring field, with a dockmaster on site; policies on assignment/availability apply (details below). 

Homes mix: You’ll find townhouse/condo-style residences and single-family homes (often with condo-form ownership), all inside the gated plan.

Property types & where they fit

1)  Townhouse / Attached “condo” homes

Who they’re for: Buyers wanting a lower-maintenance, lock-and-leave setup with immediate access to amenities.

Typical features: Multi-level floorplans, garage, decks/porches; many have pond, lake, or mountain-view aspects. Association takes on most exterior/common-area work. (Check each unit’s condo docs for the exact division of responsibilities.) Listings and historic marketing for the community highlight all residents’ access to 3 beaches, clubhouse/indoor pool, tennis, trails, yacht club area. 

Dues ballpark: HOA fees vary by unit and sub-association; recent listings show examples like ~$685/mo or ~$2,053 quarterly (plus a smaller annual fee)—but expect variation across homes; verify for each address. 

2) Single-family (detached) within the gated plan

Who they’re for: Buyers prioritizing more space, privacy, and the look/feel of a standalone home—but who still want the GPC amenity stack and security.

Typical features: Custom layouts, first-floor primary suites common, finished walkouts, decks/patios oriented to lake views. Ownership is often condo-form inside the master plan, so there are still association rules and shared-cost structures (review each deed/condo declaration). 

Dues ballpark: Also variable by home; listing examples show monthly or quarterly amounts—confirm current figures, what they include (e.g., clubhouse/amenities, roads, landscaping, snow, master insurance), and whether there’s an additional marina/slip/mooring fee separate from general dues. 

Amenities — what buyers actually use

Waterfront & Yacht Club

·      3 sandy beaches (one traditionally used for watercraft launching in older descriptions; two for swimming), shoreline recreation areas, and a yacht club basin with slips and moorings. A dockmaster manages waterfront operations.

 Clubhouse (7,000 sq ft)

·      Heated indoor pool, hot tub, fitness room, locker rooms, large function room with kitchen, sunroom/conference room, and a rooftop sun deck overlooking the lake.

Courts & play

·      Two lighted tennis courts, basketball area, children’s playground; extensive lawns, stonework, wooded trails; golf-cart paths throughout the community.

Lifestyle notes

·      Many owners use golf carts to move between homes and amenities—a convenience noted frequently in local reporting.

Dock • Slip • Mooring — how it works (and what to verify)

What exists today

• A cabana with ~35 individual boat slips at the yacht club plus an association mooring field. Slips are physically updated/maintained; policies govern who gets what and how long.

 Assignment / availability

• Expect separate fees for dockage/moorings beyond base HOA dues. Historic commentary references mooring allocation by seniority (use while you remain an owner with a registered boat), but you must confirm current rules with the association because policies evolve. Some slips are privately owned/deeded while others are association-controlled—this distinction matters for value and transferability.

What to ask for in writing

1. Does this specific property convey a deeded slip? (Rare, but possible—listings occasionally note “deeded boat slip.”)
2. If not deeded, what is the allocation method (seniority, lottery, waitlist), 2025 status for your household, and fee schedule?
3. Moorings are regulated at the state level (Marine Patrol). Even in an association mooring field, the permit/regulatory framework applies—confirm the process and eligibility.

·       Lake-adjacent clusters (near the yacht club & beaches): Best for daily boating and swimming; higher summer activity and people flow.

·      Elevated/view streets (e.g., S Watch / Eagle Point / Grouse Hollow): Bigger views and quieter day-to-day; a slightly longer cart/walk to the waterfront. Recent listings in these areas highlight panoramic southerly lake views and HOA access to all amenities.

Condos vs. Single-Family — pros & cons for buyers

Condos / Townhomes

Pros: Lower exterior maintenance; easy amenity access; good for part-time owners; strong amenity-value per dollar.

Cons: Shared walls/attached living; stricter architectural controls; dues vary and may rise with capital projects.

Single-Family (condo-form)

Pros: More privacy/yard; custom layouts; better for longer stays or full-time living; prestige locations with bigger views.

Cons: Higher purchase price and typically higher carrying costs; still subject to association rules and dues; snow/landscape scope differs by sub-association.

What it costs to carry (typical buckets to price in)

·      Master / sub-assoc dues: Cover roads, gates, clubhouse, beaches, common-area insurance, some exterior maintenance (varies). Verify frequency (monthly/quarterly) and what’s included for your unit.

·      Waterfront fees: Additional for a slip or mooring (if assigned).

·      Utilities/insurance: Unit-specific; check whether master policy covers exterior and what interior HO-6 coverage you need.

·      Capital projects: Ask about reserves and recent/anticipated projects at the clubhouse, docks, roads, etc.

Rentals, pets, and rules (read before you rely)

• Rentals: GPC is a private association—rental privileges and minimum stays may be limited by the governing documents; obtain the current rental policy and any application/registration procedures before underwriting income.
• Pets: Often allowed with rules (leashing, waste, breed/number limits possible).
• Architectural controls: Exterior changes (paint, decks, windows, landscaping) typically require approval. (Obtain bylaws, rules & regs, and any Architectural/Marina rules as part of diligence.)

(The official member portal is closed to the public; rely on seller disclosures and buyer-document requests.) 

Buying tips from the field (do these and you’ll avoid surprises)

1. Water rights letter: Get the association (or marina chair) to confirm slip/mooring status for the address, priority for future seasons, and current fees—in writing. 
2. Amenity scope & hours: Verify clubhouse/pool hours, guest policies, and seasonal operations. 
3. Golf-cart rules: Ask about registration, speed limits, and where carts can travel/park. (Handy for mobility.) 
4. Insurance/reserves: Request budget & reserve info for both the master and any sub-assoc that governs your unit; note upcoming capital projects (docks, roofs, paving).
5. Compare apples to apples: Two homes on the same street can differ in view corridors, walk time to the beach, and especially water-access rights—those drive value as much as square footage.
6. State rules still apply: Any shore work (new/modified docks, walls, perched beach) falls under NHDES Wetlands/Shoreland permitting—factor time/cost. 

Who loves Grouse Point (and who might not)

Great fit if you want:

·      A secure, gated Winnipesaukee address with indoor pool/fitness, multiple beaches, and on-site marina infrastructure, plus easy access to downtown Meredith.

Maybe not the fit if you want:

·      No HOA oversight or fees; the community is curated, amenity-rich, and structured—that’s the value proposition, and it comes with rules and dues.

Quick FAQ

·      Is there an indoor pool and fitness? Yes—the clubhouse includes a heated indoor pool, hot tub, fitness room, and more, with a rooftop sun deck. 

·      How many beaches? Three sandy beaches.

    Are slips guaranteed? Not universally. Some slips may be deeded to specific homes; otherwise access is by association program (fees, seniority/waitlist)—verify for the specific address. 

·      Can I moor my boat? Moorings are permitted/regulated (state & association). Expect a defined process and potential wait.

·      Do people use golf carts? Yes—golf-cart circulation is part of the lifestyle.

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 testi