Long Bay on Lake Winnipesaukee
(Paugus Bay)
Snapshot: What & Where
- Community type: Private, gated lake-access community on Paugus Bay (Lake Winnipesaukee) in Laconia.
- Nearby: Meredith Bay, the Weirs, Lake Winnisquam, Lake Opechee, and Gunstock.
- Shoreline: ~1,200–1,500 feet of association-owned waterfront (sources differ by page).
- Amenities: Two sandy beaches, heated pool, clubhouse, tennis/pickleball, playground, golf-cart access, kayak/canoe storage, ponds, mooring field, and community boat docks.
- Gate access: Shared with South Down Shores; owners/tenants use an entry code. RFID tags available ($10) via Evergreen.
- Management: Evergreen Management/TownSq hosts docs, rules, forms, and communications.
Who Long Bay Fits Best
- Retirees or second-home buyers who want resort amenities without yardwork every weekend.
- Families who enjoy beaches/pool walkability, golf-cart lifestyle, and a friendly neighborhood culture.
- Buyers who value order: Long Bay is secure, structured, and rule-focused; a good fit for those who appreciate a clean, quiet community.
Amenities & Access (At a Glance)
Recreation
- Beaches (2): Sandy, gazebo, playground, bocce, golf-cart parking; clubhouse bathrooms in season.
- Pool: Heated, with lake views; key required for access; seasonal with security patrol.
- Courts: Tennis + pickleball.
- Ponds: Three interior ponds (several villages border them).
- Walking trails & greenbelts: throughout the gated community.
Boating (critical value driver)
- Community docks: 6 association-owned slips. Day-dock use only; 2 allow overnight by reservation (6 p.m.–10 a.m.), limited # of nights per season per household.
- Boat size limit: Max 29’ length, 7,500 lbs; no sleeping aboard, no fueling at docks.
- Moorings: 25 available; first-come/first-served; annual renewal due Mar 30; new applications by Apr 30; seasonal (in by May, out by Columbus Day). Waitlist applies.
- Kayak/canoe storage: Racks rentable near mooring launch; $50/space/year.
Community Living
- Golf carts: Allowed community-wide, but must be registered annually, insured ($100k liability), and display decals. Licensed drivers only; headlights required for night.
- Trash & services: Private vendors (not city pickup), coordinated for SDS + LB residents.
- Cost-saving programs: Fuel consortium + electric savings program offered to residents.
Governance & Ownership
- Master HOA: One Long Bay master HOA covering major amenities, grounds, and governance.
- Villages: 5 distinct sub-HOAs plus ~39 single-family homes outside villages.
- Master dues:
- Older page shows ~$2,400/yr.
- Current Evergreen posting shows ~$2,800/yr billed semi-annually.
- Board has recommended $2,900/yr starting 2026 → always confirm at purchase.
- Village dues: Vary widely ($550–$3,250/yr); cover localized expenses (roads, exterior, landscaping).
Villages & Neighborhoods (Quick Buyer Snapshot)
|
Village
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Homes/Units
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Years
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Size (sf)
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Village Dues
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Notables
|
|
Bay Reach
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39
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1988–2017
|
1,500–3,100
|
$1,350/yr
|
Greenbelt setting; walk to beach/tennis.
|
|
Oakleigh
|
17
|
1997–2023
|
1,369–3,874
|
$575/yr + road assess.
|
Elevated views, newer homes.
|
|
Prides Point
|
19
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1989–2012
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1,491–3,130
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$3,250/yr
|
Single-family-style condos, some lakefront; turnkey.
|
|
Willow Pond
|
38
|
2005–2021
|
1,600–3,300
|
$650/yr
|
Around all 3 ponds; newer construction.
|
|
The Willows
|
27
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1987–2018
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1,664–2,928
|
$550/yr
|
Pond-adjacent condo village.
|
|
LB Single Family
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~39
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1987–2020
|
1,540–4,500
|
Master only
|
Larger lots (0.27–1.59 ac), no village dues.
|
Policies Buyers Ask About
- Rentals: Minimum 30-day; tenants must be registered with Evergreen; follow rules & get gate codes.
- Pets: Dogs leashed; no pets at beaches or pool; cleanup required. Villages may add rules.
- Golf carts: Registration, insurance, licensed drivers, decals required; community rules enforced.
- Boating: Dock time limits enforced by video; overnight only by reservation; strict size limits.
- Construction: No work on Sundays or holidays; hours posted.
- Fireworks: Not allowed.
Lifestyle: Long Bay vs. South Down Shores (Quick Compare)
|
Category
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Long Bay
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South Down Shores
|
|
Shoreline
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~1,200–1,500 ft
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~4,000 ft
|
|
# of Villages
|
5 villages + single-family
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~20 villages + indiv. homes
|
|
Master dues
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$2,800–$2,900 (proposed 2026)
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$1,400 (SDRA; plus village dues)
|
|
Amenities
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2 beaches, pool, clubhouse, courts, docks, moorings, ponds
|
Larger shoreline, similar amenities, more village dues layers
|
|
Feel
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Compact, upscale, higher master; fewer but newer villages
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Larger, more diverse, lower master but more village variability
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Pricing & Market Signals
- Regional trend (South Down + Long Bay combined, 2021→2024):
- Condos: Median $450k → $644k (+43%)
- Single-family: Median $675k → $983.5k (+46%)
- Days on Market (DOM): Longer in 2024 vs. 2021–23.
- Long Bay specifics:
- Condos: Mid-$500s to high-$900s (depending on village, finish, location).
- Single-family: $800k–$1.5M+; waterfront or view homes at premium.
Pros & Cons (Straight Talk)
Pros
- Amenity-rich, gated, and golf-cart friendly.
- Compact scale; multiple neighborhood options (walkability, views, or stand-alone homes).
- Boat access on-site (day docks, moorings, Boat Club/private slips).
- Cost-saving programs (fuel/electric); consolidated trash.
- True four-season appeal (summer recreation + winter accessibility).
Cons / Watch-outs
- Master dues are meaningful—budget $2,800–$2,900/year.
- Dock inventory limited; moorings competitive with waitlists.
- Rule-heavy culture; good for order but not for buyers seeking max flexibility.
- Layered dues in villages (master + village).
Buyer’s Diligence Checklist
Documents to request:
- Master HOA: Declaration, Rules & Regs, budget/reserves, dues schedule, capital contributions.
- Village HOA (if applicable): Bylaws, fee coverage, minutes.
- Boat Club: Dock & mooring policies, overnight reservation system, waitlist.
- Golf cart: Registration packet, insurance requirements.
- Building Committee: Guidelines, Certificate of Conformity process.
Questions to ask:
- What are current master & village dues (any planned increases)?
- Are transfer/capital contributions due at closing?
- What exactly do village dues cover (roads, lawn, exterior)?
- What’s my status for mooring/waitlist and overnight dock reservations?
- What are the pet/rental rules for owners vs. tenants?
How to Choose Your Fit
- Turnkey/low-maintenance: Prides Point (grounds included) or Bay Reach/Willow Pond/Willows (modest dues, newer homes).
- Privacy/independence: LB Single-Family homes (master only, no sub-HOA).
- Pool/beach lovers: Any village—pool & beaches are master amenities.
- Boat-focused buyers: Secure mooring or private dock options early; day docks alone won’t suffice.
What I’d Recommend to Buyers
- Prioritize your boating plan—mooring, private dock, or day-dock lifestyle—before making an offer.
- Choose your vibe: walkable & active (Bay Reach/Prides Point), private & newer (Oakleigh/Willow Pond), or independent (single-family).
- During diligence: Pull all master + village docs, confirm dues/budgets, request Building Committee packet, and review pet/tenant/golf cart forms.
Final Word
Long Bay offers the upscale, compact version of South Down Shores: fewer villages, newer homes, a higher master HOA, and a golf-cart lake culture that mixes resort fun with structured governance. If you want gated security, amenities, and boating opportunities all within a community feel—Long Bay belongs on your shortlist.
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.
