Eastman Second-Home Costs: What To Budget Annually
January 1, 2026
January 1, 2026
Thinking about a second home in Eastman but unsure what it really costs to carry each year? You’re not alone. Between association dues, winter heating, snow removal, and property taxes, the numbers can feel fuzzy until you break them down. This guide walks you through every recurring cost category in 03753 (Town of Sullivan, NH), shows you how to estimate confidently, and points you to the exact documents to request so you can verify before you buy. Let’s dive in.
Eastman is a planned resort community managed by an association that maintains roads, common areas, and many on‑site amenities. You should expect recurring association dues, and in some years, special assessments. Some facilities and services also charge separate user fees.
Start by confirming the current annual dues and the billing schedule. Ask what your dues cover versus what you’ll pay out of pocket. Coverage can include road maintenance, snow plowing, water and sewer, trash, security, and amenity operations, but this varies by property type and the association’s budget.
Be sure to ask about any recent or planned special assessments and the date of the most recent reserve study. That reserve study helps you understand whether long‑term repairs are funded or likely to result in owner assessments later. Also review rules related to rentals, guest access, parking, storage, and amenity use so you can plan for any fees.
What to request from the association:
For planning purposes, HOA dues in amenity‑rich communities can range from a few hundred to several thousand dollars per year. Treat that as a directional range only. Verify the actual Eastman amounts for your specific property type.
Utilities can swing widely with season and usage. The best approach is to collect 12 months of actual bills from the seller or the association. If that’s not possible, neighbors or the HOA can often share typical seasonal patterns so you can build a conservative estimate.
Second homes in rural New Hampshire are commonly heated by propane, fuel oil, electric, or wood. Winter is your largest variable cost. Ask the seller for the past winter’s fuel usage and electricity bills. If you need to translate gallons or kWh into dollars, consult current regional price trends and local suppliers, then build in a buffer for a colder‑than‑average season.
A practical tip: program smart thermostats for weekend arrivals and midweek setbacks, and schedule periodic check‑ins during cold snaps. Preventing freeze‑ups is far cheaper than repairing them.
Confirm whether your home uses community water and sewer or a private well and septic. Community systems may charge quarterly or annual service fees. If you are on a private system, plan for annual inspections, pump‑outs every 3 to 5 years, and eventual repairs. Ask for records of the most recent septic service and any water quality tests.
Some associations include trash and recycling; others require a private arrangement or a transfer‑station permit. For internet, options in rural New Hampshire can range from fiber to DSL to satellite. If you plan to work remotely or host guests, confirm provider options and speeds at the specific address and budget accordingly.
New Hampshire property tax is calculated using your assessed value and the local mill rate. The simple formula is: assessed value multiplied by the mill rate, then divided by 1,000. Ask the Town of Sullivan tax assessor for the property’s current assessed value and the latest mill rate, then compute your estimated annual tax bill. If you’re comparing multiple homes, this formula gives you quick apples‑to‑apples estimates.
Insurance for a second home usually costs more than for a primary residence because of vacancy periods and possible rental use. Get at least two written quotes that clearly state coverage levels, deductibles, vacancy clauses, liability coverage, and whether loss‑of‑rents is included if you plan to rent. Ask if you need any additional hazard endorsements, and confirm whether flood insurance is required or recommended. Flood insurance is a separate policy and depends on FEMA flood mapping and lender rules.
Snow is part of life in the Eastman region, and budgeting for it is essential. Some associations include road plowing and even driveway service. Others require owners to hire a contractor. You can choose a per‑storm rate or a full‑season contract. Directionally, a season‑long plow contract for a single driveway can range from several hundred to several thousand dollars depending on snowfall, driveway length, and contract terms. Roof raking and ice management may be extra.
If you use the home seasonally, plan for spring opening and fall closing tasks: turning water on and off, winterizing plumbing, testing HVAC, setting thermostats, and cleaning. Simple open/close visits commonly run in the low hundreds per visit, with more comprehensive packages costing more. Many owners also schedule mid‑winter check‑ins for peace of mind.
A reliable rule of thumb is to set aside 1 to 4 percent of the property’s value each year for maintenance and repairs. For second homes in New England, leaning toward 2 to 4 percent is prudent due to winter weather and intermittent occupancy. This covers recurring needs like HVAC servicing, chimney cleaning, deck and exterior upkeep, septic pumping, and appliances. Also keep a contingency reserve for larger items such as roof replacement or driveway work.
Eastman typically offers amenities such as golf, pools, fitness facilities, racquet courts, clubhouse events, and lessons or clinics. Some of these may be included in dues while others carry separate membership or per‑use fees. Golf costs, for example, vary widely based on membership type versus pay‑as‑you‑play.
If you plan to rent occasionally, budget for cleaning per stay, a management fee if using a rental service, and marketing or platform fees. Short‑term rental management often charges a percentage of gross revenue. Confirm any local registration requirements and whether state or local lodging taxes apply. Make sure your insurer approves your rental plan and that your policy covers guest liability and loss‑of‑rents if desired.
Many owners add smart thermostats, leak detectors, and remote cameras for prevention and oversight. These systems can reduce risk and may lower insurance costs. Budget for one‑time installation and any ongoing monitoring fees.
Use actual invoices whenever possible. When you need to estimate, be conservative and add a contingency. Here’s a simple template you can copy and complete with local amounts:
Successful budgeting comes from documentation, not guesses. Before you finalize your offer or during your due diligence window, gather the following:
If actuals are not available, increase your contingency line. The Eastman climate produces real seasonal swings, especially in winter, so err on the side of caution.
HOA and community
Utilities and operations
Insurance and risk
Winter and seasonal services
Taxes and legal
Your Eastman second‑home budget in 03753 comes down to five buckets: association dues, utilities and services, taxes and insurance, seasonal maintenance, and lifestyle extras. Collect actual bills and official documents wherever possible, apply the property tax formula for quick comparisons, and set aside 2 to 4 percent of value for ongoing maintenance. Add a healthy contingency for winter and you’ll avoid surprises.
If you want a local sounding board as you price out a specific home, we’re here to help you gather documents, benchmark costs, and negotiate with clarity. Reach out to Sandy Reavill for trusted, place‑based guidance on Eastman second homes.
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