How to Get Vacation Home Loans in Maine & New Hampshire

Dreaming of a lakefront camp on Sebago Lake, a cozy Rangeley cabin, or an ocean-view condo in Ogunquit, Kennebunkport, York, Portsmouth, or Rye? Vacation Home Loans in Maine & New Hampshire make it possible to turn those dreams into reality. Whether you're planning family getaways or building a rental portfolio, here's a clear, local guide to financing vacation homes and investment properties in New England's most sought-after destinations.

What the Market Looks Like Right Now

Maine:

• In July 2025, 1,570 single-family homes sold statewide.
• Median price: $419,950 (+5.25% year-over-year).
• York County (York, Ogunquit, Kennebunk/Kennebunkport, Wells, etc) had a rolling-quarter median of $550,000.
• More homes are for sale now than at any point since 2020 – good news if you’re shopping.
• Source: Maine Association of REALTORS® - July 2025 Housing Report (PDF)

By area:

• Kennebunkport: median listing ≈ $1.9M (July 2025).
• Rangeley: median ≈ $675K.
• Sebago Lake: listings usually $462K - $525K.

New Hampshire:

• Statewide median hit a record $565,000 in June 2025. Source: New Hampshire housing prices hit new record

• Prices eased slightly in July but remain high.

• Hot spots: Seacoast towns (Portsmouth, Rye), Lakes Region (Winnipesaukee, Squam), and the White Mountains (North Conway, Jackson).

By area:

• Portsmouth: median sale ≈ $783K (As of July 31, 2025). Source: Portsmouth, NH Housing Market 

• Rye: median listing ≈ $1.5M.

• Lakes Region towns (Meredith, Gilford, Wolfeboro, Moultonborough): active listings often in the $500Ks+. Source: Lakes Region real estate market heads into summer 2025

👉 Translation: Demand is still strong in destination towns, but more listings give you a better chance at finding the right property.

How Vacation Home Loans in Maine & New Hampshire Work: Second Home vs. Investment Property

Before you shop, decided how you’ll use the home. Your plan changes your loan options and down payment.

Second home (vacation home you’ll personally use):

• Minimum 10% down (max 90% loan-to-value) on conventional financing
• Must be a one-unit property, suitable for year-round use, and not rented full-time like a hotel. Occasional short-term renting may be allowed, but lender rules are specific.

Investment property (primary goal is rental income):

• For a one-unit property, typical minimum down payment starts around 15% (max 85% LTV); expect higher reserves and rate than a primary home.
• Two- to four- unit properties usually require large down payments.

Short-Term Rental (STR) Rules To Know

Regulations vary by town – factor them into your budget and loan strategy.

• Ogunquit, ME: Requires registration and a 7-day minimum stay for short-term rentals. Source: Private Seasonal Home Rentals
• Portland, ME: STRs must be registered with the city. Source: Portland Short-Term Rental Registration
• Conway/North Conway, NH: Rules have been evolving; the town has been debating and adjusting STR regulations and an inspection program. Always verify current requirements before you buy. Source: Voters in April to decide on new short-term rentals

Local rules can affect rental income assumptions, financing terms, and your long-term plan - this is where our local guidance saves time and surprises.

Where Buyers Are Focusing (And Suggested Search Terms)

Maine lakes & woods

• Sebago Lake (Raymond, Windham, Naples, Sebago): "Sebago Lake waterfront cottage," "Sebago Lake camp for sale." (Median list often in the mid-$400Ks - $500Ks depending on town.) View homes for sale on Sebago Lake, Maine.
• Rangeley Lakes (Rangeley, Oquossoc): "Rangeley lakefront cabin," "Rangeley waterfront home." (Median list around $675K in July 2025.)  View homes for sale in Rangeley, Maine.
• Moosehead Lake (Greenville): "Moosehead Lake camp," typically more affordable than Sebago or Winnipesaukee.

Maine Coast

• Ogunquit, York, Kennebunk/Kennebunkport, Wells: "Ogunquit beach house," "Kennebunkport oceanfront," "York Maine seaside condo." (Kennebunkport medians trend high ~$1.9M.)

New Hampshire Lakes & Mountains

• Lake Winnipesaukee towns (Wolfeboro, Meredith, Moultonborough, Gilford, Laconia): "Winnipesaukee waterfront home," "Meredith lake house." Regional medians for active listings were commonly $500Ks+ heading into summer.
• White Mountains (North Conway, Jackson): "North Conway ski rental," "Jackson NH chalet."
• NH Seacoast (Portsmouth, Rye, Hampton): "Portsmouth NH condo near downtown," "Rye oceanfront home." (Recent medians: Portsmouth sale price ≈ $916K; Rye list price ≈ $1.5M.)

How To Get Mortgage-Ready For Vacation Home Loans in Maine & New Hampshire

1. Get pre-approved early. Get pre-approved early for vacation home loans in Maine & New Hampshire. In coastal and lake markets, clean pre-approvals win offers. We’ll explain numbers in plain English and match programs to your goals.
2. Decide your use plan: Personal getaway vs. year-round rental drives loan type (second home vs. investment), down payment, reserves, and rate.
3. Verify town rules before you underwrite rental income.
4. Budget for extras common to vacation areas: flood insurance on the seacoast, septic inspections for cabins, dock/associate fees on Sebago or Winnipesaukee.
5. Think long term: If your plan may shift from “family use” to “mostly rental”, we’ll help you choose financing that keeps options open.

Why Work With A Local Lender (That’s Us!)

We're licensed in Maine and New Hampshire, we have the most 5-star reviews among Maine mortgage companies, and we're experts in vacation home loans in Maine & New Hampshire, all while staying committed to clear communication. We know how to read each micro-market… from Kennebunkport’s luxury shoreline to Rangeley’s camp roads… and we’ll make the process simple and less stressful so you can enjoy the lake of beach sooner.

Thinking about a place by the lake or sea?

At Acadia Lending Group, we specialize in making vacation home loans in Maine & New Hampshire simple, transparent, and tailored to your goals. You can start with a free consultation and free pre-qualification. We'll run the numbers for second-home and investment scenarios, compare payments side-by-side, and map your next steps.

Sources: Maine Association of REALTORS® (July 2025 report); New Hampshire Association of REALTORS® (June 2025 price record); Realtor.com, Zillow, The Laconia Daily Sun, NHPR, Fannie Mae Eligibility Matrix.

Recent Articles:

• Home sales rise for the fifth straight month in Maine
• New Hampshire housing market sees 65 straight months of growth
• Maine Housing Report July 2025
• Housing prices level off in much of New Hampshire