Skis by the door or a yard of your own? If you are buying near Cranmore this winter, the condo vs. house choice shapes your lifestyle, workload, and potential rental income. You want an easy launch to the lifts and to Main Street, without surprises in maintenance, fees, or financing. This guide shows you how to compare options in North Conway, what to check before you offer, and how to match your decision to your goals. Let’s dive in.

Condo or house: quick snapshot

Condos near Cranmore

• Best for low-maintenance living and quick access to skiing and village amenities. Examples include on‑mountain buildings like Kearsarge Brook and village‑adjacent options like Cranmore Birches.
• HOA usually covers exterior care and snow removal, reducing your winter workload.
• Strong appeal for seasonal use and potential short‑term rentals, subject to HOA and town rules.

Single‑family homes nearby

• Best for space, privacy, and control over upgrades and use.
• Full responsibility for plowing, roof, utilities, and systems, especially during storms.
• Broader buyer appeal at resale, but winter conditions can add cost and effort.

Maintenance and winter workload

Winters in North Conway bring regular snowfall. That means plowing, roof loads, and icy access are real factors.

Condos

• HOAs typically handle exterior maintenance, landscaping, trash, and snow removal for shared areas. This reduces day‑to‑day tasks, especially on storm days.
• Risks include reliance on the HOA’s responsiveness and reserve funding. Deferred maintenance at a complex can lead to special assessments.
• What to verify: HOA meeting minutes, reserve study, special assessment history, snow removal contracts, and utility inclusions.

Houses

• You manage everything: driveway plowing, roof and siding, heating systems, and landscaping. Steep driveways and tight turnarounds can be challenging in storms.
• Benefit: full control of improvements, timing, and contractors.
• What to verify: roof age, heating system efficiency, insulation, windows, driveway slope, and for private systems, septic and well condition.

Walkability and mountain access

Proximity to Cranmore and North Conway Village is a major value driver.

On‑mountain condos

• Often walkable to lifts and ski school when paths are maintained. This can simplify family logistics and lessons.
• Parking and shuttle details vary by complex. Confirm rules for owners and guests.

Village‑adjacent condos and houses

• Walkable or short drive to shops, restaurants, and the train area, with easy après‑ski options.
• Some village homes are still walkable to Cranmore, depending on the route and elevation. In winter, verify sidewalk clearing and lighting for safe walking.

Tip: Use maps to time the walk to the base area and to Main Street. Check the route’s elevation, sidewalks, and typical winter conditions.

Rental potential and rules

Short‑term rentals are a key consideration in the Mount Washington Valley, with peak demand in ski season and again in fall foliage.

Demand drivers

• Closer to Cranmore and Main Street usually means stronger occupancy. Parking, sleeping capacity, and amenities like ski storage and hot tubs matter.
• Larger homes can produce higher gross revenue, but they also bring higher operating costs and more complex cleanings.

Regulatory and HOA layers

• Local rules apply. Expect registration, occupancy, safety, and lodging tax requirements. The state lodging/rooms tax also factors in.
• HOAs may restrict rentals with minimum stays, management standards, or additional insurance requirements.

Operational checks

• For condos: confirm rental policy, minimum stays, and parking capacity. Ask for any available rental history.
• For houses: confirm local requirements for short‑term rental registration and safety items. Build a plan for cleaning, snow removal, and maintenance during guest stays.

HOA fees and coverage

HOA fees vary by development and what they include.

What fees commonly cover

• Exterior maintenance, snow removal, landscaping, trash, building insurance (master policy), common utilities, water/sewer, and reserve funding. Some include cable or certain unit utilities.

What you may still pay

• In‑unit electricity or heat, hot water, personal contents insurance, and any special assessments for capital projects.

How to evaluate HOA health

• Request the current budget, audited financials if available, the reserve study, 12–24 months of meeting minutes, and a list of capital projects. A well‑funded reserve lowers the risk of surprise costs.

Financing and insurance

Financing can differ between condos and houses, especially for investment use.

Condos

• Some loan programs require project approval and review of HOA financials. Investment purchases may need larger down payments.
• Insurance is typically an HO6 policy for interior coverage, while the HOA carries the master policy for exteriors and common areas. Confirm master policy deductibles.

Houses

• Standard homeowner policies cover the full dwelling. Premiums can be higher in snowy climates.
• Utility types matter for carrying costs and risk. Understand oil or propane storage and maintenance.

Resale and liquidity

Buyer pools near Cranmore vary by property type and location.

Condos

• Strongest demand clusters near lifts or within easy reach of the village. Low‑maintenance living and rental potential support values.
• HOAs with solid reserves and consistent rules are more attractive to future buyers.

Houses

• Broad appeal to buyers seeking privacy, land, or garage space. Winter accessibility and maintenance needs can affect time on market.

What tends to drive value here

• Walkable access to Cranmore and Main Street, low maintenance burden, and reliable rental potential are common drivers in ski‑area markets.
• Regional trends, interest rates, and seasonal tourism strength also influence appreciation.

Decision framework

Use this simple framework to prioritize your needs:

1. Access: Is ski‑slope proximity or village walkability your top must‑have?
2. Maintenance: Do you prefer low upkeep (condo) or control with higher effort (house)?
3. Use: Will you be full‑time, seasonal, or primarily rental?
4. Budget: Consider price, HOA fees, utilities, and expected repairs or upgrades.
5. Financing: Primary residence or investment loan? Any program requirements for condo approval?
6. Resale horizon: Planning to hold short term or long term?

Showing and offer checklist

Use this checklist during tours and before drafting an offer.

Location and access

• Time the walk or drive to the Cranmore base and to Main Street. Note elevation changes and winter walking safety.
• Confirm parking for owners and guests, plus any shuttle options.

HOA due diligence for condos

• Monthly fee and exact inclusions. Review the current budget, reserve study, and last 12–24 months of minutes.
• Special assessment history and pending capital projects. Ask about any litigation.
• Rental rules, minimum stays, and owner registration or escrow needs.

Physical condition

• Age and service history for roof, heating, hot water, insulation, and windows. Ask about past ice dam issues.
• Snow and ice management: who clears what areas and how often.
• For houses: septic inspection results and well water testing.

Rental feasibility

• Confirm municipal requirements, lodging tax obligations, and safety standards.
• Request prior rental performance if available and verify parking capacity and turnover logistics.

Costs and financing

• Pre‑approval that fits the property type and loan program.
• Insurance quotes: HO6 for condos, homeowner policies for houses; clarify master policy coverage for condos.
• Build a monthly pro forma: mortgage, HOA, insurance, taxes, utilities, maintenance, and management fees.

Resale reality

• Ask your agent for comps from the past 12–24 months for on‑mountain condos, village‑adjacent condos, and nearby single‑family homes.
• Check seasonal patterns for listing and selling near the resort.

How Pinkham Real Estate helps

You deserve clear guidance tailored to North Conway and Cranmore. Our team brings long‑standing local expertise across condos and single‑family homes, from on‑mountain developments to village streets. We help you:

• Compare options with relevant comps by neighborhood and property type.
• Review HOA documents and highlight reserve strength, assessment risk, and rental rules.
• Build an accurate carrying‑cost and rental pro forma with local insights.
• Coordinate trusted local vendors for inspections, property management, and insurance.

Ready to find the right fit near the lifts and the village? Contact Pinkham Real Estate to start your Mount Washington Valley search.

FAQs

Are short‑term rentals allowed near Cranmore?

• Rules vary by condo association and town requirements. Confirm HOA policies, municipal registration, safety standards, and lodging tax obligations before you buy.

What do HOA fees usually include in North Conway condos?

• Often exterior maintenance, snow removal, landscaping, trash, building insurance, common utilities, water/sewer, and reserves, with specifics varying by development.

Do lenders treat condos differently than houses?

• Yes. Some loan programs require condo project approval and HOA financial review, and investment condos may need larger down payments.

Which resells better: a slope‑side condo or a village house?

• It depends on demand, HOA health, and property condition. Slope‑side access can command premiums, while houses can attract a broader buyer pool.

What winter expenses should I expect as an owner?

• Heating costs, driveway plowing, potential roof snow load and ice dam mitigation, and seasonal maintenance or winterization needs are common in this climate.