Gunstock Acres

Gunstock Acres 

Location

South side of Lake Winnipesaukee in Gilford, NH, minutes to Gunstock Mountain Resort (four-season ski/zip/mountain-coaster area). 

What Gunstock Acres is

Gunstock Acres is one of the Lakes Region’s largest water-access neighborhoods (400+ homes over ~711 acres). Beach and common lands are owned/managed by the Gunstock Acres Common Property Trust (GACPT)—the successor to prior Gunstock Acres properties—providing private lake access and shorefront recreation for eligible lot owners. 

Quick take:

• Private sandy beach on Winnipesaukee (gated entry).
• Mooring field on site (waitlist) + dinghy dock.
• Courts/fields by the beach; bathhouse/changing rooms.
• Separate Village Water District serves the subdivision (no individual wells needed in the precinct). 

The Trust & How Access Works

Owner eligibility & passes

• Access is for GACPT beneficiary lots/homeowners (confirm your lot’s status with the Trust). Beach entry is controlled by an electronic gate; two passes are issued per lot and renewed annually. Lost/replacement fobs are available from the Trust (fee applies). 

Governance

• GACPT is a New Hampshire trust that manages the beach and common properties once held by Gunstock Acres entities. The Trust hosts an annual beneficiaries’ meeting in Gilford around Columbus Day weekend per the Trust document. 

History note

• The neighborhood evolved from early Gunstock Acres associations (roads/water) to today’s Trust for common property. 

Amenities & Shorefront

What you get as a member (Trust “Services”):

• Sandy beach with bathhouse (bathrooms & changing rooms).
• Tennis (2), basketball, baseball field near the beach gate.
• Mooring field with dock for dinghies/loading.
• Park-like, lake-edge setting adjacent to the Samoset area in Gilford.

Some listings/auctions also describe a sundeck, small-boat racks/launch at the beach (verify current availability with the Trust). 

Bonus: All Gilford town residents (separate from GACPT) may also use the sprawling Gilford Town Beach on Winnipesaukee. 

Moorings, Docks & Boats

• Mooring field: ~42 moorings—the maximum permitted by NH at this site. Allocation is limited and typically via waitlist; usage governed by Trust rules. 
• Rules snapshot: two mooring lines (≤ 5-ft each) required; boat dock is for short, timed loading/unloading; the mooring dock is for mooring holders only (not for general beach members). 

Practical tip: If keeping a powerboat is mission-critical, confirm your mooring status, expected wait time, and dinghy storage before you buy. 

House, Water & Utilities

Village Water (not the Trust):

• The Gunstock Acres Village Water District (separate local precinct) supplies community water to the neighborhood; it’s funded by member assessments/precinct tax and has invested in new wells after drought years. (Most homes therefore do not need private wells.) 
• A recent market column pegs the flat annual water fee at about $880 per residence (confirm with the District for current rates). 

Sewer: Individual septic systems (no community sewer) are typical—standard for lake areas.

Roads & access: Most interior roads are neighborhood roads; winter plowing and maintenance can be via the association/precinct or owners depending on location—confirm per property.

Costs & Dues (orienting numbers)

• GACPT dues (per lot): recent articles cite ~$130/year (previously ~$75 in 2020). Always verify the current schedule and whether your lot carries beneficial interest. 
• Passes/fobs: two issued per lot; replacement fob $50 (Trust). 
• Water District: see above (separate from Trust). 

Fees can change—treat these as directional and confirm with the Trust/Water District during due diligence. 

Rules Snapshot (know before you go)

• Gate access strictly by valid pass; Beach rules apply to members & their guests. 
• No dogs on the beach; leashed transits allowed only for mooring holders escorting to/from boats; no smoking on Trust property. 
• Large groups (15+): notify a trustee ahead of time. 
• Short-term renters: Many area rental listings note Trust amenities are not for guest use unless specifically arranged—clarify your rental plan with the Trust before counting on beach/mooring access for tenants. 

Strengths (Why buyers choose Gunstock Acres)

• True lake lifestyle without full waterfront pricing—private beach, moorings, and amenities through the Trust. 
• Four-season appeal: immediate access to Gunstock Mountain Resort for skiing and summer activities; close to concerts at Bank of NH Pavilion. 
• Community water simplifies ownership versus private wells; many lots enjoy mountain/lake views; green-space buffers owned by the Trust enhance privacy in pockets. 
• Low base dues for Trust access relative to many lake associations. 

Watch-outs (Trade-offs to weigh)

• Moorings are limited (42) and often on waitlist; no deeded, guaranteed slip with homes. Plan for timing and alternatives. 

• Beach/amenity use is governed (passes, guest limits, dog bans, no smoking). If you want unfettered private shoreline, you’ll need true waterfront elsewhere. 
• Separate water district fees and typical on-site septic—inspect systems and budget for updates. 
• Access for short-term renters isn’t automatic—some owners find amenities aren’t available to guests, which can affect rental strategy. 

Buyer’s Due-Diligence Checklist (Gunstock Acres)

1. Confirm lot status with GACPT (beneficial interest & standing), and request current dues/pass policy. 
2. Ask for mooring details: position on the waitlist, rules, dinghy storage, and seasonal dates. 
3. Get the Trust docs: Trust Agreement, Beach Rules, Moorings Rules, Green Space Policy (if your lot abuts Trust green space). 
4. Water District: Confirm service, rate, and any assessments for your address. 
5. If renting: Clarify owner/guest eligibility for passes and whether tenants may use amenities. Get written guidance from the Trust. 
6. Title review: Ensure the deed references beneficial rights to GACPT (if applicable) and no encumbrances that impair access.
7. Septic & systems: Full inspection of septic, water, and mechanicals typical for lake homes.

Bottom line

If your buyer wants Lake Winnipesaukee access + a real neighborhood vibe + low annual dues + four-season fun, Gunstock Acres hits the brief. The key variables are eligibility/passes and mooring availability—both solvable with early verification and planning. For families and skiers who value community amenities over owning private shoreline, Gunstock Acres is a high-utility, high-value choice in Gilford.

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.