MT. WASHINGTON VALLEY REAL ESTATE
Conway, New Hampshire
The heart of the valley… where year-round community life, two bodies of water, and the eastern gateway to the White Mountains all converge.
Bartlett | Jackson | Conway | North Conway | Madison
Why Buyers Are Choosing Conway, NH
Conway is the backbone of the Mt. Washington Valley. While neighboring towns draw the headlines… Jackson for its charm, Bartlett for its direct access to the White Mountain National Forest… Conway is where most of the valley's year-round residents actually live. With over 10,000 full-time residents spread across several distinct villages, Conway is the most populated and community-rooted town in the region, and that stability is exactly what draws a certain kind of buyer.
If you want a genuine neighborhood — one where the school community doesn't evaporate after Labor Day, where you can get groceries, hardware, and a good meal without driving 20 minutes, and where the Saco River runs right through town giving you sandy beaches and paddling access as part of daily life — Conway deserves a serious look.
It sits at the eastern terminus of the Kancamagus Highway, one of the most scenic roads in New England. Conway Lake is right in town. And North Conway's full roster of restaurants, shops, and services is minutes away… which means Conway buyers get proximity to all of that without paying North Conway prices for it.
What It's Actually Like to Live in Conway
Conway isn't one place… it's a collection of villages, each with its own zip code, character, and feel. Understanding the distinctions matters when you're buying.
Conway Village (03818)
The largest and most commercially active village in town. Conway Village has a real downtown — a walkable Main Street with local restaurants, cafes, shops, and services that serve the full valley year-round. The Kancamagus Highway begins here, making it a gateway to the White Mountain National Forest. The Conway Village Fire District serves this area and is one of four independent fire departments in town. If you want to be close to everyday services while still living in a mountain community, Conway Village has a lot to offer.
Center Conway (03813)
A quieter, more residential village anchored by Conway Lake. Center Conway is where you'll find the public boat launch and beach on Mill Street — the primary access point for one of the cleanest lakes in the state. The Saco River runs through as well, with Route 302 following its banks eastward. The character here is residential and unhurried. Center Conway shares the 03813 zip code with East Conway.
East Conway (03813)
A rural, spread-out area in the eastern part of town, bordering Maine. East Conway has a quieter, more agricultural feel and offers some of the more private, larger-lot properties in town. It appeals to buyers who want more land and more separation while still being within a well-served town. East Conway shares the 03813 zip code with Center Conway.
Redstone
A small village named for its historic red granite quarry, situated between Conway Village and North Conway along Route 16. The A. Crosby Kennett High School campus is located here. Redstone is primarily residential with a mix of single-family homes, and its central location puts residents within easy reach of services in both Conway Village and North Conway.
North Conway (03860)
The most visited and commercially vibrant village in Conway. North Conway has its own fire department, water precinct, post office, and public library. The Saco River runs through its center, Cranmore Mountain sits at its edge, and Main Street is the social and commercial hub of the entire Mt. Washington Valley. A mix of year-round residents and seasonal homeowners — nearly a third of the housing stock is seasonal. Discover North Conway →
Kearsarge (03847)
A quiet, wooded community north of North Conway village, straddling the Conway–Bartlett town line. Kearsarge is governed in part by the Kearsarge Lighting Precinct (KLP), which has its own zoning ordinance that buyers should be aware of. A mix of year-round and seasonal homes with a removed, natural character — close to North Conway's amenities but genuinely separate in feel.
Intervale (03845)
A picturesque village straddling the Conway–Bartlett town line with its own post office. Intervale has a pastoral, removed character — farmland, mountain views, and a genuine sense of quiet that sets it apart from the more active villages to the south. Properties here may sit in either Conway or Bartlett depending on exact location, so confirm town boundaries during your search.
The overall pace of life in Conway is anchored in community. People who choose Conway are choosing infrastructure without sacrificing landscape… a town where you can grocery shop, pick your kids up from school, and be on the Saco River or the Kancamagus Highway within minutes. The Saco River winds through the heart of Conway, shaping the character of its neighborhoods and offering a constant reminder that this is, above all, a place built around the natural world.
Recreation & Outdoor Access
Conway's outdoor access is built into the geography of the town itself. You don't have to travel to find it.
Conway Lake
1,316 acres of clean, peaceful water. Public beach and boat launch on Mill Street. Swimming, fishing, and paddling. No ski craft.
Saco River
Sandy beaches and gentle currents through Conway. Tubing, kayaking, canoeing, and swimming. Multiple outfitters with rentals and shuttles.
Kancamagus Highway
The "Kanc" begins in Conway Village. 34.5 miles of scenic byway through the White Mountains. Trailheads, swimming holes, and fall foliage.
Cranmore Mountain Resort
Skiing, snowboarding, a mountain coaster, and aerial adventures — four seasons. Bigger mountains 20–40 minutes away.
Cathedral Ledge
A 700-foot granite cliff with sweeping valley views. Drive or hike to the top. Premier rock and ice climbing in the Northeast.
Diana's Baths
Cascading waterfalls and swimming pools along Lucy Brook. An easy 0.6-mile walk from the trailhead. Perfect for all ages.
Moat Mountain Trails
North, Middle, and South Moat offer open ridge hiking with big views. Connects to Diana's Baths for a classic valley loop.
MWV Recreation Path
A paved 2.9-mile multi-use path from Cranmore to Hemlock Lane. Walking, jogging, cycling, and e-bikes welcome. Phase 2 coming.
The Conway/North Conway area is a genuine four-season spot. There is always something to do outdoors… and when the weather calls for it, the valley's indoor options keep life full year-round. Breweries, live music venues, the Conway Scenic Railroad, and the North Conway Community Center mean that recreation here doesn't stop when the temperature drops or the rain moves in.
Practical Information for Buyers
This is the section that really matters when you're making a buying decision.
Distance & Access
Conway Village sits at the junction of Route 16 and the Kancamagus Highway, making it one of the most accessible towns in the valley. Boston is approximately 2.5 hours south via Route 16 and I-93. Portland, Maine is roughly 1.5 hours southeast via Route 302. North Conway's full range of shops, restaurants, and services is minutes away via Route 16. The Concord Coach Lines connects Conway to Manchester and Boston.
Groceries & Daily Errands
Conway is the best-served town in the valley for everyday errands. Shaw's, Hannaford, Market Basket, and Walmart are all in town. Hardware stores, pharmacies, and most everyday services are available in Conway Village without leaving town. This is a genuine differentiator compared to more rural valley towns where residents drive to Conway for most shopping.
Dining
Conway Village and the Route 16 corridor have a solid restaurant scene — from local breakfast spots and breweries to casual dinner options. For the full range of Mt. Washington Valley dining, North Conway is minutes away with a wide variety of restaurants and cafes to suit every taste and budget.
Schools
Conway is served by SAU #9. Young children attend Pine Tree Primary School (grades K–2) in Center Conway, followed by Conway Intermediate School (grades 3–5) in Conway Village. Middle school students attend A. Crosby Kennett Middle School (grades 6–8) in Conway Village. High school students attend Kennett High School (grades 9–12) located on Eagles Way in North Conway. The MWV Career and Technical Center is also part of the district, offering vocational and technical programming.
Healthcare
MaineHealth Memorial Hospital in North Conway provides emergency and primary care services and is the primary hospital serving the entire Mt. Washington Valley. Primary care practices are also located in Conway Village, keeping routine care close to home for most residents.
Property Taxes
New Hampshire has no state income tax and no sales tax. Property taxes are the primary source of local revenue and fund town services, county government, and education. Conway's tax rate is set annually by the NH Department of Revenue Administration based on the town's approved budget. Properties within the town's village precincts — including Conway Village, North Conway, and Kearsarge — are subject to additional district taxes that cover services specific to those areas.
For current rates, check the Town of Conway website or ask us directly.
Water & Septic
Municipal water and sewer service is available in parts of Conway, primarily within the core village areas, through Conway Water/Sewer and the North Conway Water Precinct. Many properties throughout the town — including in more rural and outlying areas — are on private wells and septic systems, which is standard for New Hampshire. Out-of-state buyers should confirm utility type for any specific property early in the search. Home inspections should include well water testing and septic evaluation where applicable.
Internet & Remote Work
Broadband availability is generally better in Conway than in more rural valley towns. The technology sector is the second largest employer in the region and infrastructure reflects that. Service quality can still vary by specific address, particularly in more rural parts of East Conway. If remote work is central to your lifestyle, confirm actual internet speeds at any property you're seriously considering before making an offer.
What Kind of Homes Can You Buy in Conway?
Conway's housing stock is the most diverse in the valley, reflecting its range of villages, water access, and price points. The median sale price has been in the $430,000–$490,000 range, though prices vary widely depending on location, village, and property type.
*The mix of year-round residents and seasonal homeowners means inventory can shift with the seasons. Spring and summer tend to bring more listings, while winter can be quieter but also less competitive for buyers.
Conway Lake Frontage
▾The most sought-after properties in town, ranging from modest seasonal cottages to substantial year-round homes on one of the cleanest lakes in New Hampshire. Lakefront inventory is limited and moves quickly when it comes to market.
Saco River & Riverside Properties
▾River frontage and river-access properties offer a different kind of water lifestyle — sandy beaches and paddling access as part of daily life. Popular with buyers who want the feel of waterfront living at a more accessible price point than lakefront.
Conway Village In-Town Homes
▾Capes, colonials, and ranches within walking distance or a short drive of village services. A strong market for year-round residents, first-time buyers, and those downsizing who want convenience without sacrificing the mountain setting.
Slope View & Mountain View Properties
▾The Kearsarge neighborhood and surrounding areas offer some of the valley's best slope and mountain views — looking up at Cranmore and out toward the Presidential Range. A quiet, wooded setting with a removed residential feel. Buyers should be aware of the Kearsarge Lighting Precinct's zoning ordinance before purchasing in this area.
North Conway Village Properties
▾The most commercially active part of Conway, with Cranmore Mountain Resort at its edge and Main Street at its center. Slopeside and ski-in/ski-out condos are available at the Cranmore base area, alongside single-family homes and multi-unit properties at a range of price points. Nearly a third of the housing stock is seasonal. For full detail on buying in North Conway, visit the North Conway community page →
Classic New England Homes
▾Capes, colonials, and farmhouses on wooded or open lots throughout the town's villages. These make up much of Conway's year-round housing stock and offer a range of price points depending on location, acreage, and condition.
Rural & East Conway Properties
▾Larger lots, more privacy, and often more competitive pricing than the village core. East Conway appeals to buyers who want acreage and separation while remaining within a well-served town. Private wells and septic are standard in this area.
Land & Building Lots
▾Buildable lots are still available in Conway at a range of price points, particularly in more rural parts of town. A solid option for buyers who want to build custom in a location they've chosen.
Who Conway Is Best For
Year-Round Families
The most stable school community in the valley, real neighborhood feel, and everyday services in town. The community doesn't disappear after Labor Day.
Relocating to the Valley
For buyers moving to the Mt. Washington Valley from away, Conway offers the most complete picture of year-round community life — real services, established neighborhoods, and a town that functions in every season.
Remote Workers
Better broadband than most valley towns, services close by, and outdoor access in every direction. A practical and beautiful base camp for the work-from-anywhere lifestyle.
Retirees
In-town walkability, lake access, no state income tax, and Memorial Hospital minutes away. Conway offers the full package without the tourist premium.
Second-Home & Seasonal Buyers
Lake frontage, riverside access, and ski-adjacent properties at a range of price points. Strong seasonal demand and a well-established vacation property market.
Outdoor Enthusiasts
Conway Lake, the Saco River, the Kancamagus Highway, and Cranmore Mountain are all within the town itself. Live inside the landscape rather than adjacent to it.
Investors & STR Buyers
Strong year-round rental demand driven by four-season recreation and proximity to North Conway. Understand the precinct rules before purchasing — particularly in the Kearsarge area.
Worth knowing: Conway is not the right fit if you're seeking a quiet retreat away from seasonal crowds. Route 16 is the primary corridor through the entire valley, and traffic during peak summer weekends, foliage season, and ski holidays can be significant — particularly through the North Conway Village area. If a more rural, removed pace is what you're after, Madison or Bartlett may suit you better. If you want to be at the center of North Conway's village activity, North Conway has its own dedicated page.
Let's Talk About Conway
Our team knows Conway… not just the listings, but the roads, the river, the neighborhoods. We’re here to help. No pressure, no obligation… just an honest conversation about whether this town is the right fit.