Samoset
Lake Winnipesaukee
By Corina Cisneros, NH Real Estate Broker
Overview
Samoset is a 23-acre wooded, gated waterfront community on the “broads” of Lake Winnipesaukee in Gilford. The neighborhood is made up of townhouse-style condominiums with shared amenities, private beaches, and community docks. It is highly desirable for its location—minutes from Gunstock Mountain, Mt. Major hiking, BankNH Pavilion concerts, and all Lakes Region attractions
Housing Style & Setup
- Condominium Ownership: Primarily two-level townhouses, some with lake views, patios, and direct access to lawns.
- Community Layout: As shown in the site map (page 4 of brochure), buildings are grouped into clusters numbered 1–31, spread across landscaped grounds with proximity to beaches, pools, and courts.
- Interior vs. Lakeside Units:
- Lakeside: Quick walk to beaches and docks; higher pricing; seasonal rental appeal.
- Interior: More privacy and quiet, lower prices, but still walking distance to amenities.
Amenities (Big Selling Point)
· Waterfront: 1,250 feet of shoreline on Winnipesaukee’s Broads.
· Boating: 26 docks & 42 moorings (boats ≤ 27’) with dinghies to reach moorings.
· Two pools (one overlooking the lake).
· Two private beaches with chairs provided.
· Waterfront patios and grill areas.
· Kayak and canoe racks ($50/season).
· Clubhouse with full kitchen, overlooking pool & lake—used for social events.
· Tennis, basketball, volleyball courts.
· Bonfire/firepit area.
· Walking trails & landscaped common areas.
· Community well, public sewer, snow removal, landscaping included.
· Pet friendly.
· Rental flexibility: No rental restrictions—nightly and weekly rentals allowed, a rare perk on the lake
Boating Rules & Logistics
· Size limit: Boats up to 27 ft (including swim platform, anchor, etc.).
- Sticker system:
- Full-time sticker: $250/year, guarantees use of docks/moorings.
- Part-time sticker: $50/year, for those with off-site slips; allows use when not at full capacity.
- Once you secure a full-time sticker, you’re automatically eligible each year.
- Dock/Mooring policy: Community-based; no deeded or assigned slips. Docks are for active use only—if not in use, boats must be moved to moorings.
- Canoe/kayak racks: $50/season; must be cleared at season’s end
Buyer Tip: The boating system at Samoset is fair and flexible, but not guaranteed for new owners in the first year—expect a waitlist if capacity is maxed.
Pros & Cons
Pros
- Resort-level amenities: Pools, beaches, courts, clubhouse, kayak racks, and social areas.
- Prime location: Gilford taxes (lower than Meredith/Wolfeboro), close to Gunstock, restaurants, concerts.
- Rental-friendly: Nightly and weekly rentals permitted—great for offsetting costs.
- Community vibe: Social, family-friendly, with year-round residents and vacationers.
- Maintenance included: Landscaping, plowing, and exterior care handled by HOA.
Cons
- No deeded docks: Slips/moorings are community-managed; some buyers prefer guaranteed slips.
- Boat size limit (27’): Larger-boat owners need outside marina slips.
- Condo fees: Cover amenities, landscaping, sewer, snow removal, etc.—worth it for many, but higher than a single-family.
- Seasonality of boating: Dock/mooring access limited to summer/fall seasons; winter boat storage off-site is required.
- Rental traffic: While a benefit for investors, frequent short-term rentals may mean more turnover in neighbors.
Buyer Considerations
- Ask about current boat sticker availability before closing.
- Check condo fee levels and reserve fund health (to ensure coverage for pool, clubhouse, and dock maintenance).
- Compare interior vs. lakeside units for lifestyle and budget fit.
- If planning rentals: confirm association rules for guest parking, wristbands/passes, and cleaning logistics.
- Tour both pools and beaches—proximity matters in daily use.
Who Samoset Is Ideal For
- Buyers seeking a turnkey condo lifestyle with Lake Winnipesaukee access but without single-family upkeep.
- Families who want pools, beaches, and courts all in walking distance.
- Buyers who plan to rent seasonally to cover costs (high demand for weekly Winnipesaukee rentals).
- Part-time residents wanting a lock-and-leave property with maintenance handled.
Bottom line
Samoset blends resort-style amenities with condo convenience. For buyers who value community, access, and rental flexibility over deeded boat slips or single-family privacy, it’s one of Gilford’s strongest lake-access choices.
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.
