MT. WASHINGTON VALLEY REAL ESTATE
North Conway, New Hampshire
The commercial and recreational heart of the Mt. Washington Valley… where the main strip meets the mountains, and Cranmore is right at the edge of town.
Bartlett | Jackson | Conway | North Conway | Madison
Why Buyers Are Choosing North Conway, NH
North Conway is the most recognizable village in the Mt. Washington Valley... and for good reason. It's where the main strip still works the way it's supposed to: walkable, full of independent shops and restaurants, anchored by a Victorian train station, and backed by a ridgeline that includes Cranmore Mountain Resort right at the edge of town. For a lot of buyers, this is the place they fell in love with on vacation and decided they wanted to come back to permanently.
What matters to understand is that North Conway is a village within the town of Conway. Not a separate municipality. It has its own fire department, water precinct, post office, and public library, and it functions with a level of self-sufficiency that makes it feel like its own town. But buyers here are part of Conway's tax structure, school system, and governance. That's not a problem... it's just important to understand before you buy.
The tradeoff for living at the center of all this is real: Route 16 runs right through North Conway and carries the entire valley's tourist traffic. Summer weekends, foliage season, and ski holidays bring significant congestion. If you want quiet and removal from seasonal crowds, North Conway is not the right fit. If you want to be where the energy is... Cranmore close, services nearby, and the mountains and trails in every direction... it's hard to beat.
What It's Actually Like to Live in North Conway
Where you land within North Conway shapes your daily life considerably. The areas below each have a distinct character and the differences matter when you're choosing a property here.
North Conway Village (03860)
The walkable core of North Conway. The main strip runs through the center with independently owned shops, cafes, restaurants, and the Conway Scenic Railroad depot. Schouler Park anchors the village green. Most of the foot traffic, the community events, and the year-round energy of the Mt. Washington Valley happens here. This is the address people have in mind when they say "North Conway."
Cranmore Base Area
Cranmore Mountain Resort sits at the eastern edge of North Conway, with its base area just minutes from the main strip. Slopeside and ski-in/ski-out condominiums are available at the base... including Kearsarge Brook and the newer Lookout development. This is the most sought-after location for buyers who want direct mountain access. Year-round resort amenities include the mountain coaster, aerial park, and summer programming.
Route 16 Corridor
Stretching south from the village center along White Mountain Highway (Route 16), this corridor is where most of North Conway's commercial infrastructure lives... Settlers Green Outlet Village, chain retailers, hotels, and restaurants. Residential properties along and off this corridor offer easy access to services and are generally more affordable than village-center or Cranmore-adjacent properties, with the tradeoff of more traffic and less walkability.
Saco River Area
The Saco River runs along the western and southern edges of North Conway Village, with sandy beaches, swimming holes, and paddling access built into the geography of the area. Properties near the river offer a quieter residential character while staying close to the village. This is where you find single-family homes on wooded lots, within reach of the village but removed from its foot traffic.
The overall pace of life in North Conway is driven by proximity. People who choose it are choosing to be at the center of things… close to Cranmore, close to Main Street, close to the hospital, close to the trailheads. They know the busy stretches come with the territory, and they wouldn't have it any other way.
Recreation & Outdoor Access
North Conway's outdoor access is built into the geography of the area itself. Wherever you land within North Conway, the mountains, trails, and water are close.
Cranmore Mountain Resort
Skiing, snowboarding, a mountain coaster, and aerial adventures... four seasons. Slopeside and ski-in/ski-out access at the base area. Bigger mountains 20–40 minutes away.
Saco River
Sandy beaches and gentle current along the western edge of North Conway. Swimming, kayaking, and paddling from multiple access points. A daily-life amenity for residents, not a destination drive.
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.
Conway Scenic Railroad
Excursion trains departing from the 1874 Victorian depot right on the main strip. Valley routes to Conway and Bartlett, and the longer Notch train through Crawford Notch.
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.
Echo Lake State Park
A mountain lake with a sandy beach and access to Cathedral Ledge trails. Swimming and paddling in a quiet, forested setting minutes from North Conway.
North Conway is a genuine four-season outdoor address. Attitash is 10–15 minutes north, Wildcat about 30 minutes, and Bretton Woods under an hour meaning residents have access to some of the best skiing in New England without a major drive. When the weather calls for it, Moat Mountain Brewing Company, the North Conway Community Center, live music, and the New England Ski Museum mean that life here doesn't stop when it rains.
Practical Information for Buyers
This is the section that really matters when you're making a buying decision.
Distance & Access
North Conway Village sits on Route 16, the primary corridor through the Mt. Washington 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. Concord Coach Lines provides bus service connecting North Conway to Manchester and Boston.
One thing every buyer should understand before purchasing here: Route 16 runs directly through the area and carries all of the valley's tourist traffic. During peak summer weekends, foliage season, and major ski weekends, congestion on Route 16 can be significant. This is a genuine quality-of-life consideration. Not a dealbreaker, but something to experience firsthand before you buy.
Groceries & Daily Errands
North Conway is the best-served address in the valley for everyday needs. Shaw's, Hannaford, Market Basket, and Walmart are all accessible within the Conway/North Conway corridor. For specialty and natural foods, The Local Grocer on Route 16 is a full-service market, bakery, café, and deli approximately one mile north of the village center. Pharmacies, hardware, and most everyday services are within a short drive.
Settlers Green Outlet Village, located south of the village center on Route 16, adds over 60 name-brand retail stores to the mix... making North Conway one of the more convenient shopping addresses in northern New England.
Dining
North Conway has the most complete restaurant scene in the valley. The village center and Route 16 corridor offer a wide range of options... local breakfast spots, craft breweries, casual dinner restaurants, and cafes that serve the year-round population as much as they serve visitors. Moat Mountain Brewing Company and Frontside Coffee Roasters are genuine local institutions. The dining options in North Conway are a meaningful quality-of-life differentiator compared to more rural valley towns.
Schools
North Conway is served by SAU #9. Young children attend Pine Tree Primary School (grades K–2) at 183 Mill Street in Center Conway. Grades 3–5 attend Conway Intermediate School at 160 Main Street in Conway Village. Middle school students attend A. Crosby Kennett Middle School (grades 6–8) at 176 Main Street in Conway Village. High school students attend Kennett High School (grades 9–12) at 409 Eagles Way in North Conway. The MWV Career and Technical Center is also part of the district, offering vocational programming.
Healthcare
MaineHealth Memorial Hospital is located right in North Conway and serves as the primary hospital for the entire Mt. Washington Valley. It offers emergency care, primary care, specialty practices, a birthing center, surgery center, and walk-in urgent care. As part of the MaineHealth system, residents also have access to the broader network of specialists and services in Portland, Maine when needed. For North Conway residents, having a full-service hospital in town is a genuine advantage over every other community in the valley.
Property Taxes
New Hampshire has no state income tax and no sales tax. Property taxes are the primary source of local revenue. North Conway properties are subject to Conway's base tax rate, set annually by the NH Department of Revenue Administration. Depending on location, properties may also be subject to additional precinct taxes. The North Conway Water Precinct tax applies to properties within its service area. Properties in the Kearsarge area are additionally subject to the Kearsarge Lighting Precinct tax. Confirm which precincts apply to any specific property before purchasing.
For current rates, check the Town of Conway website or ask us directly.
Water & Septic
Municipal water and sewer service in North Conway is provided by the North Conway Water Precinct (NCWP), which serves portions of North Conway, Intervale, Kearsarge, and Bartlett. The precinct draws from the Saco River aquifer and operates a wastewater treatment facility. Most properties within the core village and Cranmore base area are connected to NCWP.
Properties outside the precinct service area... particularly in more residential or rural parts of North Conway... may be on private wells and septic systems. 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
North Conway has better broadband infrastructure than most valley towns. Spectrum cable (speeds up to 2 Gbps) covers approximately 86% of the area. Fidium fiber is available to roughly 49% of addresses, offering symmetrical speeds up to 2 Gbps. For remote workers, North Conway is one of the more reliable addresses in the region... though coverage still varies by specific address and property type. Confirm actual speeds at any property you're seriously considering before making an offer.
What Kind of Homes Can You Buy in Conway?
North Conway has the most diverse housing stock in the valley, with prices that reflect the premium of being at the center of it all.
Single-family median: $500,000–$600,000
Cranmore-adjacent and slopeside condos: $329,000 to $1.4M+ depending on complex, age, and location
Nearly a third of housing stock is seasonal or investment property
Ski-in/ski-out and slopeside inventory is limited — be ready to move when it appears
*Spring and summer tend to bring more listings to market.
Ski-In/Ski-Out & Slopeside Condos at Cranmore
▾The most sought-after properties in North Conway. Ski-in/ski-out and slopeside condos at the Cranmore base area... including Kearsarge Brook and the newer Lookout development... offer direct slope access and four-season resort amenities. These units range from studio-style rooms to three-bedroom residences and are the most competitive segment of the North Conway market. Inventory is limited and moves quickly.
Slope View & Mountain View Properties
▾Properties in the Cranmore-adjacent and Kearsarge area that offer slope view or mountain view without direct ski access. A strong option for buyers who want visual proximity to the mountain and the Cranmore lifestyle at a more accessible price point than slopeside units. Buyers in the Kearsarge area should be aware of the Kearsarge Lighting Precinct's zoning ordinance, which requires owner-occupied short-term rentals.
North Conway Village Properties
▾Single-family homes, multi-unit properties, and condominiums within or adjacent to the walkable village center. These properties offer the most convenient daily-life address in the valley... walkable to the main strip, close to schools, hospital, and shopping, and minutes from the trail network and Cranmore. A mix of year-round primary residents and seasonal homeowners.
Classic New England Homes
▾Capes, colonials, and ranches on wooded or open lots throughout North Conway's residential streets. These make up a significant portion of the year-round housing stock and offer a range of price points depending on location, condition, and proximity to the village center or Cranmore.
Saco River & Riverside Properties
▾Properties along or near the Saco River offer a quieter, more residential character while staying within North Conway's geography. River access, sandy beaches, and a removed feel... without giving up proximity to the village center or Cranmore. A strong option for buyers who want water access as part of daily life.
Investment & STR Properties
▾North Conway has strong year-round rental demand driven by four-season recreation, Cranmore, and the valley's consistent visitor traffic. Conway requires STR operators to register properties annually and obtain a Short-Term Rental Permit. Properties in the Kearsarge Lighting Precinct are subject to an owner-occupancy requirement for STRs... confirm precinct boundaries before purchasing for investment purposes. STR guests must be accommodated with on-property parking; no street parking is permitted for STR guests.
Who North Conway Is Best For
Ski & Mountain Lifestyle Buyers
Cranmore at your back door, access to Attitash, Wildcat, and Bretton Woods within 30–50 minutes, and a trail network that starts minutes from the main strip. North Conway is the strongest mountain lifestyle address in the valley for buyers who want skiing and hiking as daily life, not a destination.
Relocating to the Valley
For buyers moving from away, North Conway is the most complete introduction to valley life. Full services, the hospital, schools, a walkable village, and four-season outdoor access... all in one address. The most practical base for someone who doesn't yet know the valley well.
Second-Home & Seasonal Buyers
Slopeside condos, village-center properties, and ski-adjacent homes at a range of price points. Strong seasonal rental demand. North Conway is the most recognizable address in the valley for buyers choosing a vacation property they also intend to enjoy personally.
Retirees
MaineHealth Memorial Hospital is right in town. No state income tax. A walkable village with dining, shopping, and year-round programming. And outdoor recreation at a pace that suits every fitness level... from Schouler Park to the MWV Recreation Path to the gentler Saco River beaches.
Remote Workers
Among the best broadband options in the valley, with Spectrum cable reaching most of the area and Fidium fiber available to roughly half of addresses. A full-service village means you're not driving 20 minutes for lunch or a coffee between meetings. North Conway is the most practical remote work base in the region.
Investors & STR Buyers
Four-season visitor traffic, Cranmore Mountain, and a recognizable address drive consistent rental demand. Conway's STR permit process is active... annual registration, safety inspection, and proof of insurance are required. Understand the Kearsarge Lighting Precinct's owner-occupancy rule before purchasing in that area specifically.
Worth knowing: North Conway is not the right fit if you're looking for quiet removal from seasonal crowds. Route 16 carries the entire valley's traffic through the area, and busy stretches during foliage season, ski holidays, and summer bring real congestion. Nearly a third of the housing stock is seasonal, which means the community thins out at certain times of year. And prices reflect the premium of being at the center of things. Buyers who want more value and more quiet might consider checking out Conway or Madison. If ski-direct access and Cranmore proximity aren't priorities, Bartlett or Jackson may offer a better fit at a different price point.
Let's Talk About North Conway
Our team knows North Conway… not just the listings, but the mountain, the precincts, and the neighborhoods that don't show up on a map. We're here to help. No pressure, no obligation… just an honest conversation about whether this area is the right fit.