Acreage, Waterfront, Lake Access, Wooded Lot, New Roof
Timber Frame Cabin on 4.83 Wooded Acres Near Chocorua Lake — $149,900
7
out of 10
HousesUnder150K Score
Property Merit 50% · Condition 25% · Price/Sq Ft 15% · Market 10%
| Category | Wt. | Score | Detail |
|---|---|---|---|
| Property Merit | 50% | 8 | 4.83 wooded acres, waterfront-adjacent, timber frame, loft bedroom, new roof, NH mountains location |
| Condition | 25% | 6 | As-is with investor language; new roof is a genuine plus, but systems unknown |
| Price / Sq Ft | 15% | 8 | Listing $144/sqft vs zip median $201/sqft — ~28% below; thin data but directional signal is real |
| Price vs. Market | 5% | 10 | $149,900 vs $485,000 zip median — ~69% below; likely reflects land/acreage market skew |
| Market Conditions | 5% | 6 | DOM 80 vs median 58; 46.7% price drops is strong buyer signal; sale-to-list 98.3% balanced |
At $149,900, this is sitting about 69% below the zip code's median sale price. Even accounting for the as-is condition and the work it will take to get there, that number deserves a second look. Comparable land and acreage in the White Mountains region pulls prices considerably higher than this on its own.
What you're buying is a 2-bedroom, 1-bath timber frame cabin built in 2000, just over 1,000 square feet, on 4.83 wooded acres near Chocorua Lake. The second bedroom is a loft. There are high ceilings and oversized windows that pull in the treeline. The roof is brand new, which matters a lot on a cabin that's been sitting and is selling as-is.
That as-is part is the thing to sit with. Systems are unknown. Contents are included, which is either convenient or a cleanup project depending on what's in there. This is investor language, and you should read it that way. Go in with a thorough inspection and a realistic sense of what it takes to bring a cabin like this up to regular use. The price reflects that unknown.
What the price does not reflect is the land, or the location. Chocorua Lake is close. The White Mountains are in your backyard. Tamworth village has a farmers' market, a distillery (Tamworth Distilling, known for using regional ingredients), and The Barnstormers Theatre, which has been running summer productions continuously longer than any other professional summer theater in the country. That is not nothing for a small mountain town.
The 80 days on market and the price cut both tell you the seller has moved. At $144 per square foot against a zip median of $201, the per-foot number alone signals a genuine gap between this and what the market typically delivers here.
If you can handle the renovation, this is nearly five private wooded acres with a livable structure already on it, a new roof overhead, and one of the better mountain lake regions in New England within easy reach. That combination at this price is hard to put together from scratch.
