Should you buy a cozy Squam Lake cottage, a low‑maintenance condo, or a year‑round single‑family home in Holderness? It is a big choice, and your best fit depends on how you want to live, what rules apply, and what you plan to spend on upkeep over time. This guide breaks down the tradeoffs for each property type, the local rules that matter, and the costs to budget. You will leave with a clear next step that fits your lifestyle and goals. Let’s dive in.
Holderness at a glance
Holderness is a small, four‑season town on Squam Lake with quick access to Plymouth and Meredith. The town highlights outdoor recreation, community life, and rural character, which draws both second‑home buyers and full‑time residents. You can explore the town overview on the Holderness website.
Market snapshots vary by data source. Recent aggregator data shows Holderness median sale prices in the mid to high hundreds of thousands, with some reports around 650,000 to 660,000 dollars. Inventory is small, so numbers can swing from month to month. Lakefront and seasonal cottages, plus condo communities, make up a meaningful slice of local activity.
Cottage living: what to know
Cottages around Squam Lake often come with shared lake access, a community dock or beach, and modest utilities. Many are part of small condominium associations that handle plowing, common‑area landscaping, and dock maintenance. That can make weekend use easy.
Seasonality is the key question. Some cottages are designated seasonal. If a unit is seasonal, the town requires permits and compliance before any conversion to year‑round use. You should confirm unit status and any conversion limits in the condo declaration and town rules. The Holderness Zoning Ordinance explains how condominium instruments must label seasonal versus primary units and how conversions are handled. Review the details in the Holderness Zoning Ordinance.
Budget wise, expect annual HOA dues that can run in the low thousands, sometimes several thousand dollars based on coverage. Factor in winterization costs, routine maintenance, and any shared‑system assessments. Privacy is moderate in these communities, but ongoing chores are lighter, which suits many weekenders.
Condo or townhome: pros and cons
Condominium ownership in Holderness shifts exterior work to the association. Typical coverage includes plowing, trash, shared driveways, and common‑area upkeep. You trade some control for lower time burden, plus recurring HOA dues and association rules.
Condo documents are a must‑read. In Holderness, condo instruments go through planning board review, and declarations must clearly state whether units are seasonal or primary. Many seasonal units cannot be converted to year‑round without full compliance. This matters if you hope to live here through winter. Learn the framework in the Holderness Zoning Ordinance.
For financing and insurance, ask for the master insurance policy and the association budget. Clarify what the master policy covers, including the building shell, docks, and common areas. Confirm reserves and any special assessment history before you buy.
Year‑round single‑family homes: full control
A standalone home gives you space, privacy, and flexibility for everyday living. Most homes in Holderness use private wells and septic systems. You also gain full responsibility for roof, driveway plowing, landscaping, and any shoreline compliance if you are near the water.
These homes tend to work best for full‑time residents or retirees who want dependable winter infrastructure. If you are thinking about adding a future in‑law suite or a rental, know that New Hampshire has made accessory dwelling units more permissive in many towns. Holderness is among communities that updated ADU rules, so confirm what is allowed for your specific address. You can review statewide updates in the NH Municipal Association’s 2024 land‑use overview.
Local rules that shape your choice
Understanding Holderness regulations will save you time and surprises. Here are the most important items to check early.
1) Seasonal to year‑round conversions
If you hope to upgrade a seasonal cottage to year‑round, Holderness requires a Select Board permit before conversion. Condo declarations may also restrict conversions. Always verify the unit’s seasonal or primary status and ask the town what is required. See the conversion language in the Holderness Zoning Ordinance.
2) Shoreland protections
New Hampshire’s Shoreland Water Quality rules protect land within 250 feet of qualifying waterbodies. Work near the lake, like decks, tree removal, or dock changes, may require state permits as well as town approval. Get familiar with shoreland basics through the UNH Extension shoreland guide and confirm local references in the Holderness Zoning Ordinance.
3) Floodplain mapping and insurance
Holderness uses FEMA Flood Insurance Rate Maps. Some lakeside parcels fall into mapped flood hazard areas, which can affect lending and insurance. Review the parcel’s FIRM panel and ask for an elevation certificate if needed. You can find the town’s references in the Holderness Floodplain Ordinance.
4) Septic and well capacity
The town requires a state‑approved septic system before you increase sewage load, such as adding a bedroom. Graywater systems are not allowed. If you plan to intensify use, a septic evaluation is a must. Requirements are detailed in the Holderness Zoning Ordinance.
What to budget in Holderness
Plan for both purchase and long‑term costs. Here are common line items to expect.
- HOA and condo fees. Lake communities often charge multi‑thousand‑dollar annual dues. Coverage can include plowing, landscaping, docks or beach access, and community sewer. Verify exactly what is included and whether reserves are healthy.
- Septic maintenance and replacements. Routine pump‑outs often cost about 250 to 550 dollars per service. Full conventional replacements in New Hampshire typically range from roughly 9,000 to 26,000 dollars, with engineered systems higher on constrained sites. See typical ranges in this New Hampshire septic cost overview.
- Flood insurance. Premiums vary by risk and elevation. National averages range from under 1,000 dollars in many low‑risk zones to low‑to‑mid thousands in higher‑risk areas. Learn how pricing works from Bankrate’s flood insurance guide, then confirm the parcel’s panel in the town floodplain ordinance.
- Property taxes. Holderness bills twice a year, generally in July and December. The tax rate per 1,000 dollars of assessed value changes annually, so confirm the current rate with the town or NH DRA. See billing details on the Holderness tax collector page.
Match your lifestyle to the right fit
If you are a weekender
A cottage or condo cottage with HOA services is often the easiest path. Look for shared docks or beaches, plowing included, and clear winterization plans. Confirm whether units are seasonal and whether short‑term rentals are allowed by the association.
If you plan to live here full time
Choose a year‑round single‑family or a condo that is explicitly allowed for primary residence. Priorities include winter access, septic capacity, road maintenance, and commute times. For neutral information about Holderness schools, review the Holderness Central School overview and confirm district details directly.
If you are downsizing or retiring
A low‑maintenance condo or a modest single‑family can work well. Confirm reliable heat and hot water, winter access, and whether the community allows year‑round occupancy if it is near the lake. Ask how exterior maintenance is handled and what is included.
Due‑diligence checklist
Before you make an offer, pull these items together so you can move fast and protect your budget.
- Condo documents: declaration, bylaws, budget, reserve study, and recent meeting minutes. Confirm whether the unit is seasonal or primary. See condo rules in the Holderness Zoning Ordinance.
- Septic and water: written septic inspection, age and capacity, pump‑out records, and any well reports.
- Flood risk: FEMA FIRM panel for the address and, if mapped in a special flood hazard area, an elevation certificate and an insurance quote. Reference the Holderness Floodplain Ordinance.
- Shoreland approvals: copies of any state or local permits for docks, tree clearing, or projects within 250 feet of the lake. Use the UNH shoreland guide to understand basics.
- Road access: who plows and maintains the driveway or private road, and how costs are shared.
- STR rules: confirm current short‑term rental rules with the Town Administrator or Select Board, and check any HOA restrictions.
Local stewardship tip
If you plan to be on or near Squam Lake, the Squam Lakes Association is a great resource. They offer lake stewardship information, trail and water access, and year‑round programming that helps you be a good neighbor to the lake.
Putting it all together, your best choice comes down to how you will use the property in the next 5 to 10 years. A cottage offers easy lake access with less upkeep, a condo gives you lower maintenance and clear rules, and a year‑round home gives you space and flexibility. When you align lifestyle, rules, and budget, the decision becomes clear.
Ready to explore real options in Holderness? Connect with Juli Kelley for local, concierge guidance tailored to your plans.
FAQs
Can I convert a seasonal cottage to year‑round use in Holderness?
- Possibly, but you need a Select Board permit and full compliance with town rules. Condo declarations often restrict conversions unless the unit and systems meet requirements outlined in the Holderness Zoning Ordinance.
Do I need flood insurance for a Squam Lake property?
- If your parcel is in a FEMA special flood hazard area, lenders usually require it; check the property’s panel in the Holderness Floodplain Ordinance and get a quote since premiums vary by elevation and risk.
How much does a septic replacement cost in New Hampshire?
- Conventional replacements often range from about 9,000 to 26,000 dollars, with engineered or constrained sites higher; see typical New Hampshire ranges in this septic cost guide.
Are short‑term rentals allowed in Holderness?
- The short‑term rental market exists locally, but rules can change; confirm current permitting or registration with the Town Administrator or Select Board, and review any HOA restrictions before you buy.
What counts as the protected shoreland near Squam Lake?
- New Hampshire’s protected shoreland generally extends 250 feet from the reference line on qualifying waterbodies; learn the basics and permit triggers in the UNH shoreland guide.
