by Janet McMahon | Oct 8, 2026 | RES | Active
$405,000
Active
Looking for a house to truly call HOME? This well maintained property is nestled on a private 0.52 acre lot in Albany, NH, offering a wonderful blend of comfort, updates, and convenience. Over the past 10 years, the current owner has thoughtfully improved the home with newer appliances, updated flooring, a renovated bathroom, and a finished lower level that provides the perfect space for a family room, guest area, home office, or recreation room. The inviting main level features a cozy living room with a fireplace and an open kitchen and dining area designed for easy everyday living and entertaining. Step outside to the spacious deck where you can relax in the saltwater hot tub, enjoy the peaceful backyard, or gather with family and friends. A storage shed provides additional space for outdoor equipment and seasonal items. For added convenience, many furnishings will remain with the home, making your move even easier. Located in a desirable neighborhood setting with quick access to Route 16, you’ll enjoy the convenience of nearby shopping, dining, schools, and everyday amenities while still appreciating the quiet surroundings. Albany is known for its favorable tax rate, making it an attractive choice for both first-time buyers and those looking to downsize. Just minutes from everything Mount Washington Valley has to offer, including skiing, golf, hiking, shopping, dining, and the Tin Mountain Conservation Center. This property offers the opportunity to move right in while adding your own personal touches over time. Come see why this Albany property is the perfect place to start your next chapter. Shown by appointment.
by Janet McMahon | Oct 6, 2026 | Uncategorized
Start With a Clear Understanding of Your Budget
Buying a home is a significant financial decision, and preparation can make the process easier to navigate.
Before beginning a home search, buyers should consider their income, existing financial obligations, available savings, expected monthly housing costs, and other expenses associated with homeownership.
The purchase price is only one part of the overall cost. Buyers may also need to account for closing costs, property taxes, insurance, maintenance, utilities, and potential repairs.
Understand Your Financing Options
Mortgage financing can have a major effect on the total cost of buying a home. Buyers should understand how interest rates, loan terms, down payment requirements, and other financing factors may affect monthly payments.
Getting pre-approved can also provide a clearer understanding of the price range a buyer may be able to consider. Buyers should discuss their specific financial circumstances with a qualified lending professional before making financing decisions.
Look Beyond the Asking Price
An asking price provides an important starting point, but it does not tell the entire story about a property.
Buyers can consider recent comparable sales, property condition, size, location, features, available inventory, and current market conditions when evaluating a home.
Two properties with similar asking prices may have very different maintenance needs, layouts, improvements, or long-term costs.
Evaluate the Property Carefully
A home can look appealing during an initial showing, but buyers should take time to evaluate the property’s condition and characteristics.
Important considerations may include the age and condition of major systems, roof, windows, appliances, plumbing, electrical components, and other structural or mechanical features.
A professional home inspection can provide additional information about the property’s condition. Buyers should also review available property documents and disclosures as appropriate.
Consider the Location and Surrounding Area
Location can affect both daily convenience and property value. Buyers may want to consider access to transportation, shopping, services, recreation, employment centers, and other amenities that matter to their individual needs.
The surrounding area should be evaluated based on objective property and community characteristics rather than assumptions about the people who live there.
Think About Your Long-Term Plans
A home purchase can have financial and practical implications beyond the day of closing. Buyers should consider how the property fits their expected timeframe, budget, maintenance expectations, and plans.
Market conditions can change, so buyers should avoid relying on assumptions about future prices or interest rates when making a purchase decision.
Stay Focused on the Complete Picture
A successful home search involves more than finding a property that looks appealing online. Budget, financing, property condition, location, comparable sales, and current market conditions all provide useful context.
Taking time to prepare and evaluate these factors can help buyers approach the home buying process with a clearer understanding of their options.
by Janet McMahon | Oct 5, 2026 | RES | Active Under Contract
$510,000
Active Under Contract
After 32 years of ownership, this well-loved post-and-beam home is ready for its next chapter. Ideally located in Intervale (Bartlett) off Rte 16A, you’ll enjoy easy access to North Conway, skiing, hiking, shopping, dining, and all the recreational opportunities the Mount Washington Valley has to offer. With desirable Bartlett property taxes and seasonal views of the Moat Mountain Range, this property offers an exceptional opportunity in a sought-after location. Filled with warm wood accents and rustic character, the home features a functional floor plan with three bedrooms and 1½ baths. The main level offers a bedroom, a half bath with laundry, a spacious living room, and a fully applianced kitchen with a dining area centered around a cozy wood stove. Upstairs you’ll find a generously sized primary bedroom, a three-quarter bath, and a third bedroom. Outside, the detached two-bay garage includes a workshop and ample storage above, making it ideal for hobbies, outdoor gear, or additional workspace. The level, landscaped yard features a large garden area, seasonal mountain views, and the potential for expanded views with selective clearing. Like many well-loved homes, there are a few projects and updates to consider, and the listing price reflects that opportunity. Whether you’re looking for a primary residence, a vacation getaway, or an investment opportunity, this is your chance to build equity and make this classic New Hampshire home your own in one of the Valley’s most desirable locations. Properties in Intervale are always in demand for their convenient location, lower Bartlett property taxes, and easy access to everything the Mount Washington Valley has to offer. Don’t miss this opportunity to make this special property your own. Shown by appointment.
by Janet McMahon | Sep 29, 2026 | Uncategorized
Fall can be a practical time to focus on home improvements that make a property more comfortable, functional, and prepared for the months ahead. As temperatures begin to change, homeowners can use the season as an opportunity to address maintenance needs, improve indoor comfort, and complete smaller projects before winter arrives.
Home improvement does not always require a major renovation. Simple updates can make everyday living easier while helping a home remain well maintained throughout the changing seasons.
Start With Seasonal Maintenance
Fall is a good time to look closely at areas of the home that may need attention before colder weather arrives. Check for peeling exterior paint, damaged siding, worn weatherstripping, clogged gutters, drafty windows, or areas where moisture may enter the home.
Addressing these issues early can help prevent minor maintenance concerns from becoming more expensive problems. A seasonal inspection can also help homeowners identify projects that should be completed before winter weather makes exterior work more difficult.
Improve Indoor Comfort
As outdoor temperatures become cooler, improvements that support indoor comfort can become especially useful. Sealing drafts around windows and doors, improving insulation where appropriate, updating lighting, and servicing heating equipment can help create a more comfortable living environment.
Small interior updates can also make a noticeable difference. Fresh paint, updated fixtures, improved storage, or new flooring can refresh frequently used spaces without requiring a full renovation.
Refresh Entryways and Outdoor Spaces
The transition into fall can also be a good time to improve areas that connect the home with the outdoors. A clean and organized entryway, repaired steps, updated exterior lighting, or refreshed landscaping can improve the property’s overall appearance.
Outdoor areas should also be checked for seasonal maintenance needs. Cleaning patios and decks, removing leaves and debris, and inspecting outdoor structures can help keep these spaces in good condition as temperatures continue to drop.
Consider Energy-Efficient Improvements
Fall is also a useful time to evaluate how efficiently a home handles changing temperatures. Improvements such as weatherstripping, insulation, energy-efficient lighting, and updated windows may help reduce drafts and improve indoor comfort.
Before making a significant upgrade, homeowners should consider the project’s cost, expected benefits, and suitability for the property. For electrical, plumbing, structural, or heating and cooling work, professional guidance may be appropriate.
Prepare the Home for Winter
Some fall improvements are less about appearance and more about preparation. Checking heating systems, inspecting fireplaces and chimneys where applicable, protecting outdoor plumbing, and making sure exterior drainage is working properly can help homeowners prepare for colder weather.
Completing these projects during the fall may make seasonal maintenance more manageable and give homeowners time to address issues before winter conditions arrive.
Keep Future Resale in Mind
If selling the home is part of a longer-term plan, fall improvements can also help maintain the property’s overall condition and presentation. Well-maintained exterior areas, functional systems, clean finishes, and updated spaces can contribute to how a home is viewed by future buyers.
However, homeowners do not need to undertake major renovations simply because they may eventually sell. Improvements should make sense for the property, the budget, and the homeowner’s plans.
Make a Fall Improvement Plan
A successful home improvement project starts with realistic planning. Identify the areas that need attention, establish a budget, research materials, and allow room for unexpected expenses or delays.
Fall offers a natural opportunity to prepare a home for the season ahead while making practical improvements that can enhance everyday living. Whether the project involves seasonal maintenance, a small interior update, or a larger improvement, thoughtful planning can help keep a home comfortable, functional, and well maintained throughout the year.
by Janet McMahon | Sep 24, 2026 | Uncategorized
A clear investment strategy can help real estate investors make more informed decisions in a changing market. In 2026, factors such as financing costs, property values, rental income, operating expenses, and market conditions can all influence an investment’s potential performance.
Define Your Investment Goals
Before purchasing a property, consider what you want the investment to accomplish. Some investors may focus on rental income, long-term appreciation, portfolio diversification, or a combination of objectives.
A defined goal makes it easier to evaluate properties and determine whether an opportunity fits your overall financial strategy.
Evaluate the Complete Financial Picture
Purchase price is only one part of an investment property’s cost. Investors should consider mortgage payments, property taxes, insurance, maintenance, management fees, utilities, and potential vacancy periods.
Estimating both expected income and ongoing expenses can provide a clearer picture of potential cash flow.
Consider Financing Carefully
Mortgage rates and loan terms can significantly affect investment costs. Investors should compare financing options and understand how interest rates, down payments, loan terms, and closing costs may affect their investment strategy.
A realistic financial analysis should account for potential changes in borrowing costs and property expenses.
Research the Market
Market research is an important part of investment planning. Investors can review property values, rental activity, inventory, development, employment trends, and other relevant economic indicators.
Current, property-specific data can be more useful than relying solely on broad market predictions.
Plan for Risk
Every real estate investment carries some level of risk. Rental income may fluctuate, expenses can increase, and property values can change over time.
Maintaining appropriate financial reserves and avoiding assumptions about guaranteed returns can help investors prepare for unexpected changes.
Think About the Long Term
Real estate investments often require a long-term perspective. Investors should consider how a property may fit into their financial plans over several years rather than focusing only on short-term market movements.
Regularly reviewing the investment’s performance can also help determine whether adjustments are needed.
Final Thoughts
A strong real estate investment strategy starts with clear goals, careful financial analysis, market research, and realistic risk management. By evaluating the complete financial picture and staying informed about changing market conditions, investors can make decisions that align with their individual investment objectives.
by Janet McMahon | Sep 22, 2026 | Uncategorized
Buyers are naturally drawn to new listings.
There is excitement around a property that appeared online this morning. The photos are fresh, showing activity may be high and there is often a sense that someone needs to act immediately.
But experienced buyers learn to look at another category too:
Homes that have been sitting on the market.
A property that has been listed for several weeks or months is sometimes dismissed automatically.
“Something must be wrong with it.”
Maybe.
Or maybe the original price was too high.
Maybe the first buyer’s financing fell apart.
Maybe the seller launched the property with poor photos.
Maybe buyers disliked one particular feature.
Maybe the home simply entered the market at the wrong time.
Whatever the reason, longer market time can create opportunities worth investigating rather than properties that should automatically be avoided.
Market Time Changes the Conversation
A seller who listed yesterday may have little incentive to negotiate.
A seller whose home has been available for 60 days may approach an offer differently.
That does not mean the seller will accept any price. But longer market time can create a reason for a buyer’s agent to explore the seller’s situation.
Nationally, existing homes sold in a median of 29 days in July 2026, according to the National Association of REALTORS®.
Local averages can be much shorter or longer. That means 45 days may be perfectly normal in one community and unusually long in another.
Context matters.
The useful question is not simply, “How many days has this home been listed?”
It is, “How does that compare with similar properties nearby?”
Look for Price History
Price reductions can reveal how a seller’s expectations have changed.
Suppose a home began at $650,000, was reduced to $625,000 and is now listed at $599,000.
That history does not tell you what the seller will ultimately accept, but it does show that the original strategy has evolved.
Your agent can compare the property with recent sales and competing listings to determine whether the current price now represents fair value.
In some circumstances, a home that looked overpriced six weeks ago may become one of the more attractive options in its price range after reductions.
Find Out Why Buyers Passed
Longer market time should lead to investigation, not assumptions.
Tour the property carefully.
Read available disclosures.
Review the listing history.
Ask appropriate questions through your agent.
Sometimes the explanation is obvious. The house backs onto a busy road. The kitchen is dated. The bedrooms are small. The condominium fee is high. The property requires work.
Those characteristics may matter greatly to one buyer and very little to another.
A home does not need to appeal to everyone.
It needs to work for you at a price that appropriately reflects its benefits and drawbacks.
Inspection Still Matters
An opportunity is not the same thing as a bargain.
Buyers should still conduct appropriate due diligence.
A low price does not compensate for an expensive problem you failed to investigate.
Depending on the transaction and local practices, that may involve a professional home inspection and review of relevant documents, permits, condominium materials, title information or other property-specific records.
The longer a property has been listed, the more important it may be to understand why.
Negotiation Can Include More Than Price
A seller who wants to complete a transaction may be open to terms that matter to the buyer.
Depending on market conditions, those discussions could involve timing, repairs, closing costs or other negotiated items.
Recent national data illustrates why buyers should at least consider asking questions. Redfin reported in late August that new listings were at their highest level since April while pending sales had declined, providing serious buyers with more negotiating opportunities in many markets.
The conditions in your community may differ, which is why a local analysis is essential.
Don’t Confuse Popular With Valuable
The newest listing is not necessarily the best purchase.
Sometimes buyers become so focused on properties receiving immediate attention that they overlook homes offering more value.
A house that has been sitting on the market may give you time to think, investigate and negotiate without the emotional pressure created by a crowded open house and an immediate offer deadline.
That does not mean every stale listing is an opportunity.
Some are still overpriced.
Some have significant drawbacks.
Some simply will not meet your needs.
But eliminating a property solely because of days on market can mean overlooking a potentially strong option.
Smart buyers ask why the home has not sold and whether the answer creates an opportunity.
Looking for homes where buyers may have more negotiating room? Contact me. I can help identify properties with longer market time, review their pricing history and determine which ones deserve a closer look
by Janet McMahon | Sep 22, 2026 | Uncategorized
Real estate investing continues to be an important consideration for people looking to build long-term wealth and diversify their financial portfolios. In 2026, investors are paying close attention to property prices, mortgage rates, rental income, operating expenses, and changing market conditions before making investment decisions.
Start With a Clear Investment Strategy
Before purchasing an investment property, it is important to understand your goals. Some investors focus on rental income, while others may prioritize long-term appreciation, property improvements, or portfolio diversification.
Having a clear strategy can help determine which property types, financing options, and investment approaches may fit your financial objectives.
Understand the Numbers
Successful real estate investing requires more than looking at a property’s purchase price. Investors should consider potential rental income, mortgage payments, property taxes, insurance, maintenance, management costs, vacancies, and other operating expenses.
Reviewing these numbers before purchasing can provide a more realistic picture of potential cash flow and overall investment performance.
Consider Financing Costs
Mortgage rates can significantly affect the cost of financing an investment property. Changes in interest rates can influence monthly payments, cash flow, and the amount of capital required for a purchase.
Investors should compare available financing options and consider how different loan terms could affect the long-term cost of the investment.
Location and Property Fundamentals Matter
Location remains an important factor in real estate investing. Investors can research employment trends, transportation access, development activity, property taxes, rental demand, inventory, and other local market fundamentals.
Rather than relying on general market headlines, reviewing current data for the specific property and market can lead to better-informed decisions.
Plan for Ongoing Expenses
Owning an investment property comes with continuing responsibilities. Repairs, maintenance, insurance, property management, utilities, taxes, and periods of vacancy can affect profitability.
Building an appropriate reserve for unexpected expenses can help investors manage changes in operating costs without disrupting their broader financial plans.
Think Long Term
Real estate investing can involve high upfront costs and may require patience. Market conditions can change, and property values and rental income are not guaranteed to increase.
Investors should evaluate potential risks, understand their financing obligations, and consider whether a property aligns with their long-term financial strategy.
Final Thoughts
Real estate investing requires careful research, realistic financial projections, and an understanding of both opportunities and risks. By evaluating property fundamentals, financing costs, operating expenses, and long-term objectives, investors can make more informed decisions in today’s changing market.
by Janet McMahon | Sep 18, 2026 | RES | Closed
$140,000
Closed
OPEN HOUSE CANCELED!! Life is good in the Tamworth Mobile Home park! 38 Bookholz Way is in a peaceful setting with very few cars driving by, a lovely area to stroll or ride your bike. The location is hard to beat with close proximity to the Tamworth Rec Field, Brett School for families with children, and all other amenities that this wonderful town is known for. There is even a free town nurse who is able to make house calls or you can check out the brand new Tamworth Community Nurse Association (TCNA) facility in the village! The Barnstormers Theatre is a local favorite, ‘Eldridge’s Pop Shoppe’ in the Lyceum has recently opened for business, and the Tamworth Bakery next door is not one to miss. This home is ready for its next owner, meticulously cleaned and left in great shape. The stove and refrigerator are brand new and the kitchen sink has a window looking out into the forest. The large central family room welcomes you inside each time you come home, looking straight into the kitchen that serves as the main focal point. The primary bedroom suite is off on its own in the private, northern end of the home. One of the other two bedrooms is in need of new flooring, but that means you get to pick your own and decide what works best! There is plenty of parking, a pleasant fire pit area behind the home, and a shed ready for storage. The lot is nicely level and easy to maneuver a mower. Pets are permitted but require approval. As you drive down Durrell Road towards Bookholz Way, be sure not to miss the amazing view of Mt. Chocorua on your right. If you want to schedule a showing sooner, that is certainly possible. Do not wait! This opportunity will be scooped up soon.
by Janet McMahon | Sep 15, 2026 | Uncategorized
Owning a home is a long-term commitment that involves more than making a monthly mortgage payment. Regular maintenance, thoughtful improvements, and careful financial planning can help protect your property’s condition and value over time.
Whether you have recently purchased a home or have owned one for years, a proactive approach can help you avoid unnecessary expenses and make better decisions about your property.
Stay Ahead of Home Maintenance
Small maintenance problems can become costly repairs when they are ignored. Regularly check your roof, gutters, plumbing, HVAC system, windows, appliances, and exterior areas.
Creating a seasonal maintenance routine can help you identify potential problems early and keep your home operating efficiently.
Understand Your Home’s Value
Home values can change as market conditions shift. Recent comparable sales, inventory, property condition, and improvements can all influence what a home may be worth.
Reviewing your home’s value periodically can be helpful if you are considering refinancing, selling, renovating, or simply tracking your long-term investment.
Make Improvements With Purpose
Home improvements should balance cost, functionality, and potential value. Before starting a major renovation, consider the project’s expected benefits and how much it will cost.
Updates such as fresh paint, improved lighting, updated flooring, kitchen or bathroom improvements, and energy-efficient features can enhance a home’s functionality and appeal.
Keep Homeownership Costs in Mind
The cost of owning a home goes beyond the mortgage. Property taxes, insurance, utilities, maintenance, repairs, and unexpected expenses should all be considered when planning your budget.
Reviewing these costs regularly can help you prepare for future expenses and avoid financial surprises.
Consider Energy Efficiency
Energy-efficient improvements can reduce operating costs while improving comfort. Depending on the home, upgrades such as better insulation, efficient windows, LED lighting, smart thermostats, and updated HVAC equipment may provide long-term benefits.
Before making an investment, compare the upfront cost with potential savings over time.
Keep Important Records Organized
Keep records of major repairs, renovations, warranties, inspections, permits, and service work. Organized documentation can make future maintenance easier and provide useful information when refinancing or selling.
Digital copies can also make important property records easier to access when needed.
Review Your Insurance Coverage
Your home and its contents can change over time, so it is worth reviewing your insurance coverage periodically. Major renovations, new belongings, or changes to the property may affect your coverage needs.
Discuss your policy with your insurance professional to make sure your coverage remains appropriate.
Stay Informed About the Market
Understanding broader real estate trends can help homeowners make more informed financial decisions. Mortgage rates, home prices, inventory, and economic conditions can all influence the housing market.
However, market conditions can change, so avoid making major decisions based on a single headline or short-term trend.
Plan Before Making Major Decisions
Whether you are considering a renovation, refinancing, selling, or simply maintaining your property, start with reliable information.
Compare costs, consider your long-term goals, and seek professional advice when needed. A thoughtful approach can help you make decisions that support both your home and your finances.
Final Thoughts
Successful homeownership is built on consistent maintenance, smart planning, and informed decisions. By taking care of your property, managing expenses, and understanding its value, you can help protect one of your most important assets.
Small steps today can make homeownership easier and more manageable over the years.
by Janet McMahon | Sep 14, 2026 | Uncategorized
The real estate market in 2026 is giving buyers and sellers a different set of conditions than they experienced in recent years. Mortgage rates remain an important factor, inventory has improved in many markets, and home prices are generally showing more moderate movement.
For anyone considering a move, understanding local market conditions can make it easier to evaluate opportunities and plan.
Mortgage Rates Continue to Influence the Market
Mortgage rates remain one of the biggest factors affecting housing activity. Even modest changes in rates can influence monthly payments, purchasing power, and buyer activity.
Rather than focusing only on whether rates will rise or fall, buyers can benefit from understanding how different financing scenarios affect their individual budgets.
Inventory Is Giving Buyers More Options
Housing inventory has improved in many areas compared with the extremely limited supply seen during the most competitive periods of the market.
More available properties can give buyers additional opportunities to compare prices, features, locations, and property conditions. At the same time, sellers may need to pay closer attention to pricing, presentation, and current competition.
Reviewing active listings and recent sales can provide a clearer picture of available inventory.
Home Prices Are Moving More Gradually
The rapid price increases seen in some markets during previous years have moderated. In 2026, price trends vary significantly by location, property type, and local supply and demand.
Looking at recent comparable sales can help property owners understand current market value, while buyers can use recent sales data to evaluate asking prices more effectively.
Local Data Matters
National housing statistics can provide useful background, but real estate decisions are ultimately local.
Factors such as inventory, days on market, sale-to-list price ratios, new construction, rental activity, employment centers, transportation infrastructure, and development projects can influence a specific market.
Reviewing these factors together can provide a more useful market insight than relying on a single national statistic.
What Buyers Should Watch
Buyers should consider more than the asking price. Monthly financing costs, property taxes, insurance, maintenance, potential improvements, and the property’s overall condition can all affect the cost of ownership.
Taking time to compare properties and understand current market conditions can help buyers make decisions based on their budget and long-term plans.
What Sellers Should Watch
Sellers should pay close attention to current competition. Pricing a property based on outdated market conditions can make it harder to attract serious interest.
Recent comparable sales, active listings, property condition, and buyer activity can help establish a more realistic pricing strategy.
Looking Ahead
The 2026 real estate market is becoming more balanced in many areas, but conditions can differ considerably from one community to another.
For buyers and sellers, the best approach is to focus on current local data, property-specific factors, and individual financial goals rather than trying to predict the market perfectly.
Final Thoughts
Real estate market insight is about understanding the complete picture. Mortgage rates, inventory, home prices, new construction, and local economic activity all play a role.
Whether you are considering buying, selling, investing, or simply monitoring your property’s value, staying informed about the local market can help you make confident decisions.
by Janet McMahon | Sep 10, 2026 | RES | Active
$545,000
Active
Discover the quieter side of Conway, where country roads, open fields, and a slower pace of life welcome you home. Set on a sunny one-acre lot with recent tree clearing, this well-maintained home offers comfort, space, and the charm of country living. Whether you arrive along scenic East Conway Road or through neighboring Fryeburg, Maine, the drive home is one you’ll appreciate every day. Established perennial gardens surround the home, with plenty of room to create flower or vegetable gardens of your own. Step inside through the inviting three-season room, where gleaming wood floors, warm pine accents, and a wall of windows create the perfect place to relax and enjoy the changing seasons. Inside, you’ll find a spacious first-floor primary suite, a large kitchen that opens to a vaulted dining room filled with natural light, and a cozy living room with a wood stove. Upstairs offers two additional bedrooms, a full bath, and a versatile office or den, providing flexible space for family, guests, or working from home. The detached three-bay garage offers plenty of room for vehicles, outdoor gear, and snowmobiles, with convenient access to nearby trails for winter adventures. Above the garage, the framed second floor provides exciting potential for an accessory dwelling unit (ADU), guest quarters, a home office, or future rental income. Located just minutes from Sherman Farm, Weston’s Farm Stand, Weston Beach on the Saco River, and all the recreation, dining, and shopping the Mount Washington Valley has to offer, this property perfectly blends peaceful country living with everyday convenience. Whether you’re searching for a year-round home or a relaxing getaway, this is a place where you can truly enjoy life in the White Mountains.
by Janet McMahon | Sep 8, 2026 | RES | Active
$338,000
Active
Summer may be winding down, but there’s still time to find your getaway at Melody Pines! This well-maintained end unit condo offers easy, stair-free main-level living in a private community with an abundance of amenities—and direct access to the Saco River and its beautiful sandy beach. The end-unit location means extra windows and natural light, while the covered front porch and enclosed back porch offer inviting spaces to enjoy the seasons. Inside, the home is comfortable and nicely maintained, with some furnishings included. A gas stove adds warmth and a cozy touch to the living area. The primary bedroom features a walk in closet and updated full bath, while the guest bedroom offers queen-size bunk beds with built-in drawers, a deep closet and additional built ins. In unit laundry and a second updated full bath add convenience. Just across the road are tennis, pickleball, basketball and shuffleboard, with the in-ground pool nearby. From the back of the property, a scenic trail leads to gated river access and the sandy Saco River beach about a ¼-mile walk or a quick drive. A wonderful year-round home or vacation getaway, with North Conway Village, Fryeburg, golf, hiking and skiing all close by. Come see why the owners have loved calling Melody Pines home and imagine making it your own!
by Janet McMahon | Sep 8, 2026 | Uncategorized
Buying a home is one of the biggest financial decisions you can make. With changing home prices, mortgage rates, inventory, and financing options, having a clear plan can make the process easier and more manageable.
Start With a Realistic Budget
Before touring homes, determine what you can comfortably afford. Remember to account for more than the mortgage payment. Property taxes, insurance, utilities, maintenance, HOA fees, and closing costs can all affect your total housing expenses.
Your lender can explain your financing range, but your personal budget should guide the final decision. Choose a payment that leaves room for savings and other financial priorities.
Get Pre-Approved
Mortgage pre-approval can help you understand your financing options and establish a realistic price range. Lenders typically review income, credit history, debts, assets, and other financial information.
Getting pre-approved early can also help you move more efficiently when you are ready to make an offer.
Understand Your Down Payment Options
You do not always need a 20% down payment to purchase a home. Requirements vary by loan program, lender, and financial circumstances.
Depending on eligibility, buyers may have access to conventional, FHA, VA, USDA, or other financing options. Compare your down payment with your savings, closing costs, emergency funds, and long-term financial goals before deciding how much to put down.
Know What You Need in a Home
Think about the features that matter most, such as bedrooms, parking, storage, workspace, layout, and outdoor space. Separate essential features from preferences.
Cosmetic details such as paint, lighting, and some finishes can often be changed later. Knowing your priorities can help you focus on the property’s overall value.
Research the Property
Look beyond the home’s appearance. Review property taxes, disclosures, improvements, major systems, the roof, HVAC, utilities, insurance considerations, and any HOA fees or rules.
Recent comparable sales can also help you evaluate the asking price. A professional home inspection may identify issues that are not immediately visible.
Look Beyond the Purchase Price
The purchase price is only part of the cost. Closing expenses may include lender fees, title-related costs, appraisal and inspection fees, prepaid taxes, insurance, and other transaction expenses.
After closing, plan for regular maintenance and unexpected repairs. Building an emergency fund can help manage these costs.
Compare Mortgage Options
Interest rates, loan terms, fees, and monthly payments can vary between mortgage products. When comparing options, consider the overall cost rather than focusing only on the advertised rate.
Review the loan term, annual percentage rate, closing costs, points, lender credits, payment, and whether the loan has a fixed or adjustable rate.
Make an Informed Offer
An offer involves more than the purchase price. Depending on the transaction, financing terms, closing timeline, inspection provisions, appraisal provisions, earnest money, and seller concessions may also be important.
Review the available information with your real estate professional so you understand the terms before submitting an offer.
Stay Focused Throughout the Process
Buying a home involves deadlines, documents, and many decisions. Avoid making a purchase simply because you feel pressured.
At the same time, understand important deadlines and respond promptly when action is required. The goal is to purchase a home that fits your finances, priorities, and long-term plans.
Prepare for Life After Closing
Homeownership continues after you receive the keys. Create a maintenance schedule, keep important documents organized, and set aside funds for future repairs.
Prioritize improvements over time rather than trying to complete everything at once. Consistent maintenance can help protect the condition and value of your property.
Final Thoughts
Successful home buying starts with preparation. Understanding your budget, comparing financing options, researching properties, and considering the full cost of ownership can help you make confident decisions.
The right home should work with your financial situation, priorities, and long-term plans. Taking the time to prepare can make the home buying process more manageable from start to finish.
Ready to begin? Connect with a real estate professional and mortgage lender to discuss your options and take the next step with confidence.
by Janet McMahon | Sep 3, 2026 | RES | Active
$425,000
Active
Looking for a house to truly call HOME? This well maintained property is nestled on a private 0.52 acre lot in Albany, NH, offering a wonderful blend of comfort, updates, and convenience. Over the past 10 years, the current owner has thoughtfully improved the home with newer appliances, updated flooring, a renovated bathroom, and a finished lower level that provides the perfect space for a family room, guest area, home office, or recreation room. The inviting main level features a cozy living room with a fireplace and an open kitchen and dining area designed for easy everyday living and entertaining. Step outside to the spacious deck where you can relax in the saltwater hot tub, enjoy the peaceful backyard, or gather with family and friends. A storage shed provides additional space for outdoor equipment and seasonal items. For added convenience, many furnishings will remain with the home, making your move even easier. Located in a desirable neighborhood setting with quick access to Route 16, you’ll enjoy the convenience of nearby shopping, dining, schools, and everyday amenities while still appreciating the quiet surroundings. Albany is known for its favorable tax rate, making it an attractive choice for both first-time buyers and those looking to downsize. Just minutes from everything Mount Washington Valley has to offer, including skiing, golf, hiking, shopping, dining, and the Tin Mountain Conservation Center. This property offers the opportunity to move right in while adding your own personal touches over time. Come see why this Albany property is the perfect place to start your next chapter. Shown by appointment.
by Janet McMahon | Sep 3, 2026 | Uncategorized
Fall has a way of arriving quietly.
One week the windows are open, the yard is green and summer feels as though it will continue forever. Then the mornings become cooler, leaves begin collecting in the yard and homeowners suddenly remember that winter is not far behind.
That makes September an ideal time to take care of seasonal maintenance.
A little attention now can help prevent small problems from becoming expensive ones later. It can also make your home more comfortable and easier to maintain during colder months.
Whether you plan to stay in your property for years or expect to sell in the near future, fall maintenance is part of protecting your investment.
Start Outside
Walk around the exterior of your home slowly and deliberately.
Look at siding, trim, windows, doors and visible areas of the foundation.
You are looking for changes.
Peeling paint, deteriorated caulking, damaged siding and small openings may allow moisture or cold air into the home. Addressing relatively minor issues before winter weather arrives can be easier than dealing with them during freezing temperatures.
Pay particular attention around windows and exterior doors.
If you notice obvious drafts or gaps, weatherstripping or caulking may improve comfort and energy efficiency. More significant deterioration should be evaluated by an appropriate professional.
Look Up at the Roof
You do not necessarily need to climb onto the roof to spot potential concerns.
From a safe location on the ground, look for missing or damaged shingles and anything that appears unusual.
If you have experienced leaks or suspect roof damage, contact a qualified roofing professional rather than attempting unsafe repairs yourself.
Fall is also an important time to think about gutters.
Leaves, branches and debris can prevent water from draining properly. Clogged gutters may overflow and send water toward siding, walkways or the home’s foundation.
Clean them safely or hire someone who can.
Check downspouts as well and make sure water is being directed appropriately away from the house.
Prepare the Heating System
The first cold night is a terrible time to discover that the heating system is not working properly.
Test the system before you truly need it.
Depending on the type of heating equipment in your home, seasonal servicing may be appropriate. Follow manufacturer recommendations and use qualified professionals when needed.
Replace or clean applicable filters and make sure heating vents, radiators or registers are not blocked by furniture.
If your home has a fireplace, wood stove or chimney, determine whether professional inspection or cleaning is due before using it.
Safety should always take priority over convenience.
Check Smoke and Carbon Monoxide Alarms
Fall is also a good reminder to verify that safety devices are working.
Test smoke alarms and carbon monoxide alarms according to manufacturer instructions and replace batteries or expired units when appropriate.
Review the placement of alarms and applicable local requirements as well.
As homes become more tightly closed during colder weather and heating equipment is used more frequently, functioning carbon monoxide detection becomes particularly important.
Protect Plumbing From Cold Weather
Homeowners in climates where temperatures fall below freezing should prepare exterior plumbing before winter arrives.
Disconnect garden hoses when the season ends.
Drain or winterize outdoor plumbing systems as appropriate for the property.
Know where your main water shutoff is located before an emergency occurs.
If you have plumbing in unheated areas, ask a qualified professional whether additional protection is needed.
A few minutes of preparation can be much easier than dealing with a frozen pipe during a winter storm.
Give the Yard One More Round of Attention
Fall yard work is about more than appearance.
Keep leaves from piling up on walkways where they may become slippery when wet.
Trim vegetation that is contacting the house when appropriate, and inspect trees for obviously damaged or unstable branches.
Outdoor furniture, grills, planters and recreational equipment should be cleaned, covered or stored according to manufacturer recommendations.
If you have an irrigation system, determine whether it needs to be winterized.
Look Inside Too
Seasonal maintenance should include the home’s interior.
Check beneath sinks for signs of moisture.
Look around ceilings and windows for staining that could indicate a leak.
Clean dryer vents and lint areas according to manufacturer guidance.
Vacuum refrigerator coils if recommended for your appliance.
Reverse applicable ceiling fans for winter operation if desired.
Fall is also a great time to declutter mechanical rooms, basements and storage areas so important systems remain accessible.
Create a Home Maintenance Record
One of the simplest improvements homeowners can make is keeping a record of maintenance.
Note when the heating system was serviced, gutters were cleaned, roof was repaired, smoke alarms were replaced or appliances were maintained.
Keep receipts and warranties.
This makes future maintenance easier because you no longer have to rely on memory.
Good records can also be useful when you eventually sell the property. Being able to show buyers that major systems have received consistent care can help demonstrate responsible homeownership.
Your Home Is an Investment Worth Maintaining
Home maintenance is rarely exciting.
But neglect can be expensive.
A clogged gutter, missing roof shingle, small leak or malfunctioning heating system is usually easier to address before it becomes an emergency.
September gives homeowners a valuable window between summer heat and winter weather to identify problems and prepare.
Spend a weekend walking through your property with fresh eyes. Make notes, prioritize what needs attention and bring in qualified professionals where appropriate.
Your future self may be very glad you did.
Thinking about selling in the next six to twelve months? Contact me before you begin major projects. I can help you understand which improvements may matter to buyers in your local market—and which ones may not be worth the expense.
by Janet McMahon | Sep 3, 2026 | Uncategorized
As summer winds down and routines shift back toward work, school, and fall activities, the real estate market changes too. September often marks the beginning of a different phase of the housing year one that can create opportunities for both buyers and sellers who understand what is happening in their local market.
The most important thing to know about the fall 2026 housing market is that there is no single national story.
Some communities continue to have limited inventory and strong competition for well-priced homes. Others are giving buyers significantly more choices and negotiating leverage. That makes local market knowledge particularly valuable heading into fall.
Nationally, the housing market entered September at a measured pace. The National Association of REALTORS® reported that existing-home sales declined 1.7% from June to July 2026, although sales were still slightly higher than a year earlier. The median existing-home price was $434,100, up 2% year over year, while available inventory represented approximately 4.6 months of supply. Homes sold in a median of 29 days.
At the same time, late-August market data showed new listings increasing while pending sales softened, potentially giving serious buyers more opportunities to negotiate in some parts of the country.
What Fall Means for Buyers
Fall buyers may encounter a different experience than people who were shopping during the spring rush.
There can be fewer buyers competing for the same property once summer vacations end and families settle into the school year. Sellers who listed earlier in the year may also become more open to negotiations if their homes have remained on the market longer than expected.
That does not mean buyers should assume every seller is desperate to make a deal. Desirable homes that are properly priced can still attract significant interest.
Instead, buyers should use the changing season to become more strategic.
Look beyond the asking price. Consider how long the property has been available, whether the price has been reduced, how similar properties have recently sold, and whether the seller appears motivated by a particular timeline.
Financing remains another major factor. Freddie Mac reported that the average rate for a 30-year fixed mortgage was 6.66% as of August 27, 2026. Because even relatively small changes in interest rates can affect monthly payments, buyers should discuss financing options with a qualified lender before deciding what they can comfortably spend.
What Fall Means for Sellers
Sellers should not interpret the end of summer as the end of the selling season.
People buy homes throughout the year because life continues throughout the year. Job relocations, growing households, downsizing, retirement, lease expirations, marriages and other life changes do not stop after Labor Day.
But fall buyers may be more deliberate.
A seller who wants to attract serious attention should focus on three fundamentals: condition, presentation and price.
The first few weeks on the market remain extremely important. Buyers have access to extensive online information and can quickly compare a property with competing listings. An unrealistic price can cause a home to be overlooked at the moment when buyer interest should be strongest.
Fall presentation matters as well. Shorter days mean good lighting becomes increasingly important. Clean windows, warm interior lighting, tidy landscaping and uncluttered rooms can help a home feel inviting rather than dark or dated.
Watch the Local Numbers
National headlines can provide context, but they cannot tell you what is happening in a specific neighborhood.
One community may have several months of available inventory while another just a few miles away has multiple buyers competing for relatively few homes. Condominiums may behave differently from single-family homes, and entry-level homes may experience very different demand than luxury properties.
Before making a decision, look at recent comparable sales, active listings, days on market, price reductions and the relationship between asking prices and actual sale prices.
Those numbers tell a much more useful story than a national headline.
A Season for Strategy
The fall market can reward people who are prepared.
Buyers may find additional choices and opportunities to negotiate. Sellers may encounter a smaller but serious pool of purchasers. In both cases, success is less about trying to perfectly time the housing market and more about understanding the market you are actually in.
If buying or selling a home is part of your plans this fall, start by having a conversation with a knowledgeable local real estate professional. A review of current inventory, recent sales and your individual goals can help you determine whether September is the right time to make your move.
Ready to understand what the fall market looks like in your area? Contact me for a local market update and a strategy built around your goals.
by Janet McMahon | Aug 25, 2026 | RES | Active
$409,900
Active
Lovingly owned since 2021, this home has been a cherished weekend retreat and gathering place for family and friends. Set atop a hill on 1.6 private acres and surrounded by hundreds of acres of abutting land, the peaceful setting offers privacy, beautiful sunsets, and room to enjoy the outdoors. Located on a private road with just one other home, it’s a place where you can truly unwind. Over the years, thoughtful updates including new flooring, windows, paint, and other improvements have enhanced the home’s comfort while maintaining its welcoming character. The spacious rooms provide plenty of room for entertaining, relaxing, and creating lasting memories. The flexible floor plan is well suited for a multi-generational family, featuring a lower-level bedroom, spacious family room, and an area with the potential to add a second kitchen, creating additional living space for extended family or guests. The landscaped yard features apple trees, colorful flower gardens, fenced areas, and open space perfect for outdoor fun. Whether it’s a game of wiffle ball, riding dirt bikes, taking the ATV directly to nearby trails, snowmobiling in the winter, sledding down the backyard hill, or gathering around the fire pit for s’mores while watching the sunset, this property offers an outdoor lifestyle that’s hard to match. An additional garage at the rear of the property provides valuable storage or workshop space. While it could benefit from some updating, it has been functional for storage and recreational equipment. To make your move even easier, most furnishings will convey with the sale, allowing you to begin enjoying the home from day one. Agent interest. Please do not drive by the property. Showings are by appointment only.
by Janet McMahon | Aug 20, 2026 | RES | Active
$510,000
Active
After 32 years of ownership, this well-loved post-and-beam home is ready for its next chapter. Ideally located in Intervale (Bartlett), you’ll enjoy easy access to North Conway, skiing, hiking, shopping, dining, and all the recreational opportunities the Mount Washington Valley has to offer. With desirable Bartlett property taxes and seasonal views of the Moat Mountain Range, this property offers an exceptional opportunity in a sought-after location. Filled with warm wood accents and rustic character, the home features a functional floor plan with three bedrooms and 1½ baths. The main level offers a bedroom, a half bath with laundry, a spacious living room, and a fully applianced kitchen with a dining area centered around a cozy wood stove. Upstairs you’ll find a generously sized primary bedroom, a three-quarter bath, and a third bedroom. Outside, the detached two-bay garage includes a workshop and ample storage above, making it ideal for hobbies, outdoor gear, or additional workspace. The level, landscaped yard features a large garden area, seasonal mountain views, and the potential for expanded views with selective clearing. Like many well-loved homes, there are a few projects and updates to consider, and the listing price reflects that opportunity. Whether you’re looking for a primary residence, a vacation getaway, or an investment opportunity, this is your chance to build equity and make this classic New Hampshire home your own in one of the Valley’s most desirable locations. Properties in Intervale are always in demand for their convenient location, lower Bartlett property taxes, and easy access to everything the Mount Washington Valley has to offer. Don’t miss this opportunity to make this special property your own. Shown by appointment.
by Janet McMahon | Jul 23, 2026 | OPEN HOUSE | RES | Active
OPEN HOUSE: Sun, Jul 26, 2026 11:00 AM – 12:30 PM
$235,000
Perfect starter home or second home in the heart of Conway at Saco Woods. This condo unit is turnkey and ready for new owners to enjoy. Located in the third building on the second floor, an end unit with additional windows for air flow and sunlight. Fully furnished throughout, making this a great, affordable starter or vacation home. Stackable washer/dryer in the unit and a fully equipped kitchen. Nicely cared for unit with plenty of storage. There is a covered deck off the living room that can be screened in for additional living space with a closet. This unit comes with a carport and a lockable storage area. You will love the carport come winter when you don’t have to move your car for plowing! Easy to show with notice. No STR.
by Janet McMahon | Jul 23, 2026 | RES | Active
$1,800,000
Active
A rare opportunity to own this exceptional custom home in Hales Location, one of the Mount Washington Valley’s most sought after luxury golf communities, where exceptionally low property taxes and a deeded membership to the award winning 9 hole golf course create an unmatched lifestyle. From the moment you enter, soaring ceilings, expansive windows, and a striking stone hearth gas fireplace create an impressive yet welcoming living room. Just beyond, a sun filled three season room with a wall of windows captures seasonal mountain views and provides the perfect space for relaxing or entertaining. The kitchen is both beautiful and functional, featuring granite countertops, maple cabinetry, a walk in pantry, and a bright breakfast nook. A formal dining room and private office with double glass doors offer ideal spaces for gatherings and working from home. The main level is completed by a stunning primary suite with a luxurious ensuite bath, a guest bath, and an oversized laundry room with abundant storage and an additional bath conveniently located off the heated two car garage. Upstairs, you’ll find three spacious bedrooms, two full baths, and additional access to a large bonus room over the garage, offering flexible space for guests, hobbies, or recreation. Designed with entertaining in mind, the finished walk out lower level features a billiards area, multiple sitting spaces, a cozy gas stove, and a three quarter bath. Sliders lead to the beautifully landscaped backyard, while the deck above provides another place to enjoy seasonal mountain views. Community amenities include onsite dining at the White Mountain Hotel & Resort, along with water, road maintenance, and trash service through the HOA. Nearby trails lead directly to Echo Lake State Park for swimming, hiking, and biking, while North Conway Village is just minutes away for shopping, dining, tax free shopping, and year-round recreation. Shown by appointment. Three bedroom septic.
