Active listing
$1,250,000
19 Example Point
3 bed | 2.5 bath | 2,420 sq ft
Feature listing card template
Community Overview
Back to topSouth Down Shores
South Down Shores is one of Laconia's most distinctive gated waterfront communities, set along Paugus Bay on Lake Winnipesaukee and designed to deliver a true four-season lifestyle. The community includes approximately 4,000 feet of shoreline, sandy beaches, a year-round beach house, walking trails, a children's playground, tennis, pickleball, basketball, bocce, kayak and canoe storage near the waterfront, trailer storage, and golf-cart access on association roads. Its location next to Laconia Country Club, with easy access to Gunstock and the broader Lakes Region, adds to its appeal for both year-round residents and second-home buyers.
What makes South Down especially appealing is the way the community is structured. All owners belong to the South Down Recreation Association, which provides access to the shared master amenities, while the neighborhood itself is made up of 20 condominium villages plus single-family home areas. Each village functions as its own sub-association, with its own monthly fee and, in some cases, additional rules that shape maintenance, use, and day-to-day living. That gives buyers a choice between different home styles and ownership experiences while still being part of the larger South Down community.
One important buyer point is the marina. South Down's boating amenities are a major draw, but access is governed through the South Down Boat Club rather than automatically included with every property. Boat facilities are reserved for Boat Club members and authorized renters, and seasonal dry-berth rentals are handled separately.
Active Listings
Back to topTemplate for the live inventory section.
This area is sized for the full active-listings feed tied to South Down Shores, with room for larger cards, asking prices, and property details.
Active listing
$975,000
8 Sample Drive
2 bed | 2 bath | 1,980 sq ft
Secondary listing card template
Recent Sales
Back to topTemplate for the sales history section.
This section is reserved for larger sold-property cards, closing dates, and comparable sale trends tied specifically to South Down Shores.
Recent sale
$1,100,000
Closed14 Sold Lane
Closed July 2025 | 3 bed | 2 bath | 2,100 sq ft
Sold property template
Recent sale
$895,000
Closed22 Harbor View
Closed April 2025 | 2 bed | 2 bath | 1,860 sq ft
Comp sale template
Shared Amenities
Back to topAmenities with rights tied to South Down Shores
These shared places come from the cleaned admin amenity dataset, and the public map highlights them alongside South Down Shores parcels whenever this association is in focus.
Master association amenity
Bocce Ball
Beach is currently organized as a sub-association within South Down Shores.
More informationMaster association amenity
Trailer & Storage Area
Recreation Drive and Storage Area is currently organized as a sub-association within South Down Shores.
More informationMaster association amenity
Clubhouse
South Down Boat Club Overview The South Down Boat Club is the private marina serving South Down Shores. It is operated for the benefit of authorized users within the community and is overseen in coordination with the South Down Recreation Association. During the boating season, the Dockmaster and marina staff follow an established operating schedule to provide launch and retrieval service for boats stored in the dry-berth system and to support marina operations throughout the mooring field and dock areas. Marina Facilities The Boat Club includes 218 dry berths, with 153 privately owned and 65 owned by SDRA for community use. It also includes 40 boat slips, of which 30 are privately owned and 10 are maintained by the Boat Club for transient use by dry-berth owners and renters. In addition, the facility includes 40 moorings used in marina operations and 20 PWC moorings administered by the South Down Boat Club. Membership and Access Boat Club membership is tied to ownership within South Down Shores. The marina is intended for Boat Club members and other authorized renters or users, all of whom must comply with Boat Club rules, operating procedures, and seasonal requirements. Rentals and Seasonal Use The 65 SDRA-owned dry berths are available for seasonal rental to South Down property owners, subject to availability. Privately owned dry berths and slips may also be rented directly by their owners to other South Down property owners. PWC moorings are managed separately through the Boat Club’s annual assignment process and are not rented or transferred in the same manner as dry berths or slips. Fees and User Obligations Boat Club members pay annual Boat Club dues, and additional user fees apply depending on facility use. Dry-berth owners and renters pay either a frequent-user fee for unlimited seasonal launch and retrieval service or an infrequent-user fee based on individual launches and retrievals. Members assigned a PWC mooring also pay an annual mooring fee. Before using the facility each season, users are generally required to complete all necessary paperwork, provide current registration and insurance information, sign any required waivers or acknowledgments, and keep all dues and fees current. Operations and Management The South Down Boat Club functions as more than a storage facility. It is a professionally managed marina system designed to provide safe, orderly, and efficient boating access for the South Down community. Its structure supports consistent operations, organized seasonal use, and a well-maintained marina environment for both owners and renters.
More informationMaster association amenity
Marina and Docks
South Down Boat Club Overview The South Down Boat Club is the private marina serving South Down Shores. It is operated for the benefit of authorized users within the community and is overseen in coordination with the South Down Recreation Association. During the boating season, the Dockmaster and marina staff follow an established operating schedule to provide launch and retrieval service for boats stored in the dry-berth system and to support marina operations throughout the mooring field and dock areas. Marina Facilities The Boat Club includes 218 dry berths, with 153 privately owned and 65 owned by SDRA for community use. It also includes 40 boat slips, of which 30 are privately owned and 10 are maintained by the Boat Club for transient use by dry-berth owners and renters. In addition, the facility includes 40 moorings used in marina operations and 20 PWC moorings administered by the South Down Boat Club. Membership and Access Boat Club membership is tied to ownership within South Down Shores. The marina is intended for Boat Club members and other authorized renters or users, all of whom must comply with Boat Club rules, operating procedures, and seasonal requirements. Rentals and Seasonal Use The 65 SDRA-owned dry berths are available for seasonal rental to South Down property owners, subject to availability. Privately owned dry berths and slips may also be rented directly by their owners to other South Down property owners. PWC moorings are managed separately through the Boat Club’s annual assignment process and are not rented or transferred in the same manner as dry berths or slips. Fees and User Obligations Boat Club members pay annual Boat Club dues, and additional user fees apply depending on facility use. Dry-berth owners and renters pay either a frequent-user fee for unlimited seasonal launch and retrieval service or an infrequent-user fee based on individual launches and retrievals. Members assigned a PWC mooring also pay an annual mooring fee. Before using the facility each season, users are generally required to complete all necessary paperwork, provide current registration and insurance information, sign any required waivers or acknowledgments, and keep all dues and fees current. Operations and Management The South Down Boat Club functions as more than a storage facility. It is a professionally managed marina system designed to provide safe, orderly, and efficient boating access for the South Down community. Its structure supports consistent operations, organized seasonal use, and a well-maintained marina environment for both owners and renters.
More informationMaster association amenity
Basketball - Tennis - Pickleball
Recreation Drive and Storage Area is currently organized as a sub-association within South Down Shores.
More informationMaster association amenity
South Down Shores Beach
Beach is currently organized as a sub-association within South Down Shores.
More informationNeighborhood Pages
Back to topExplore the sub-associations that shape SDS.
These are the larger neighborhood cards for South Down Shores, with imagery and enough space to understand each area before moving into its dedicated page.
SDS
The Meadows
Neighborhood profile
Welcoming ranch and cape-style condos near the entrance.
Quick read
Mixed Detached and Attached CondosLandscapingSnow removal
SDS
The Fells
Neighborhood profile
Historic early-condo village with open green spaces.
Quick read
Attached CondosLandscapingSnow removal
SDS
Fields Crossing
Neighborhood profile
Elevated contemporary condos with mountain views.
Quick read
Mixed Detached and Attached CondosLandscapingSnow removal
SDS
Darwin Place
Neighborhood profile
New construction cul-de-sac of single-family homes.
Quick read
Single-Family Homes with Secondary HOA
SDS
Colonial Hills
Neighborhood profile
Architecturally distinctive duplexes near the boat club.
Quick read
Mixed Detached and Attached CondosLandscapingSnow removal
SDS
Golf Village
Neighborhood profile
Scenic golf-course adjacent community with pool.
Quick read
Mixed Detached and Attached CondosPoolLandscapingSnow removal
SDS
West Harbor
Neighborhood profile
Cozy lakeside duplex community adjacent to trails.
Quick read
Attached CondosLandscapingSnow removal
SDS
The Beach Club
Neighborhood profile
Waterfront beach community with private sandy beach and beach house amenities.
Quick read
Mixed Detached and Attached CondosClose to beachLake viewsClubhouse
SDS
The Heights
Neighborhood profile
Small condo circle with shared pool.
Quick read
Attached CondosPoolLandscapingSnow removal
SDS
Highwood Village
Neighborhood profile
Attached ranch-style homes around a park-like common area.
Quick read
Mixed Detached and Attached CondosLandscapingSnow removal
SDS
Foliage Lane
Neighborhood profile
Quiet custom homes on conservation land near state forest.
Quick read
Single-Family Homes with Secondary HOA
SDS
Birchwood Village
Neighborhood profile
Charming duplex community around a landscaped pond, near the marina.
Quick read
Mixed Detached and Attached CondosClose to beachLake viewsLandscaping
SDS
Daw Village
Neighborhood profile
Waterfront condo community with scenic bay views.
Quick read
Mixed Detached and Attached CondosClose to beachLake viewsLandscaping
SDS
Rosedown
Neighborhood profile
Forest-fringed detached homes in quiet cul-de-sacs.
Quick read
Detached Condo HomesLandscapingSnow removal
SDS
The Hamptons
Neighborhood profile
Wooded cul-de-sac community with contemporary homes and trails.
Quick read
Detached Condo HomesLandscapingSnow removal
SDS
The Gables
Neighborhood profile
Family-friendly village with private pool, tennis courts, and play area.
Quick read
Mixed Detached and Attached CondosClose to beachPoolTennis
SDS
The Highlands At Winnipesaukee
Neighborhood profile
Townhouse neighborhood with stunning lake and mountain views.
Quick read
Mixed Detached and Attached CondosClose to beachLake viewsLandscaping
SDS
Captains Walk
Neighborhood profile
Quiet waterfront circle with custom single-family homes.
Quick read
Single-Family Homes with Secondary HOALake views
SDS
Ferncroft
Neighborhood profile
Alpine-style cedar homes with partial lake views.
Quick read
Detached Condo HomesLandscapingSnow removal
SDS
Bay Hills
Neighborhood profile
Lake-view family community, partly wooded.
Quick read
Mixed Detached and Attached CondosClose to beachLake viewsLandscaping
SDS
Quinbys Point Boat Club Associations
Neighborhood profile
Private boat dock association on Paugus Bay.
Quick read
Attached Condos
SDS
Single-Family
Neighborhood profile
A public-facing grouping for South Down Shores single-family homes that are directly within the master association and do not carry a secondary neighborhood HOA.
Quick read
Single-FamilyClose to beachLake views
Roche Realty Group Experience
South Down Shores & Long Bay Expertise Built Over Decades
Roche Realty Group's expertise in South Down Shores and Long Bay is built on more than four decades of direct involvement in these communities. Since 1983, the Roche name has been involved in more than 1,000 sales and transactions here and has worked alongside the original developer and sub-developers over the years. That long history gives our team an intimate understanding of the market, the community structure, the amenities, and the details that can meaningfully affect a sale.