Cobbett's Pond, NH Real Estate
Windham's waterfront pocket, walking distance to the town center.
- Median home price
- $895,000
- Mill rate (NH property tax)
- 14.15
- Commute to Boston
- 55 min · I-93 via Exit 3
- School district
- Windham School District / Windham High School
A neighbor's read on Cobbett's Pond.
Karyn Emerson sells real estate in Cobbett's Pond, NH, with Jill & Co. Realty Group, powered by The Real Brokerage. She represents buyers and sellers across Cobbett's Pond and the wider Southern New Hampshire and northern Massachusetts market, and every search starts with a real conversation.
Cobbett's Pond is the waterfront section of Windham, and the homes here trade differently than the rest of the town. Direct waterfront, water-view, and water-access are three separate price tiers, and any good listing tells you exactly which one you are buying.
Cobbett's Pond Beach is private to association members. Most of the year-round homes were camps once, and it shows in the character.
The best way to really feel out a town is a thirty-minute call. Tell me what you are trying to do. I will tell you honestly whether Cobbett's Pond is the right fit or whether one of the other six towns in the service area gets you closer to the life you are trying to build.
What makes Cobbett's Pond itself.
Direct waterfront, water-view, and water-access
three very different price tiers
Cobbett's Pond Beach
association-only, seasonal rafts and docks
Small-boat lake
quiet, no wake on most of it, good for kayaks and sailing
Many year-round conversions from original 1930s–1950s camps
Walkable to Windham town center and the Bass Pro Shops plaza
There is no search widget here.
I am the search.
A lot of Cobbett's Pond’s best homes never hit Zillow. Estate sales, pre-market relists, the neighbor who is finally downsizing and wants one quiet conversation before it goes live. Call me and tell me what you are looking for. I will tell you what is actually moving in Cobbett's Pond right now.
Know it first
Before it is public
I hear about pre-market homes from other Jill & Co. agents, from neighbors, and from past clients. Text me the zip code and price range.
Pass on the wrong ones
Skip the dud showings
I will tell you when a listing is not worth the Saturday drive. Septic age, foundation water, flood-zone oddities — I have seen them here for twenty years.
See the full picture
Comps you cannot search
Closed price is not the whole story. Concessions, contingencies, how many offers it had. I know what the house actually sold for, not just the headline number.
Windham School District / Windham High School
Feeder lines and boundary-line questions matter more than the district name. If you are thinking about Cobbett's Pond for the schools, the first call is about which side of town you land on inside the district. I will walk you through it.
District website and official boundary maps: link pending client confirmation.
55 minutes to Boston (I-93 via Exit 3)
- Boston
55 min via I-93 via Exit 3. - Manchester & the airport
Manchester-Boston Regional Airport (MHT) is about 13 minutes. Downtown Manchester is about 17 minutes. - Portsmouth / Seacoast
Typically 45 to 55 minutes via Route 101 east from I-93. - Transit
Park-and-ride commuter bus options out of Salem and Londonderry to South Station. Schedule details confirmed on request.
Where Cobbett's Pond sits
The outline shows Cobbett's Pond's town lines. Knowing which side of a boundary a home sits on can change the school, the tax bill, and the commute. That is exactly the kind of thing I walk buyers through.
Real estate in Cobbett's Pond, NH, answered.
Who is a real estate agent in Cobbett's Pond, NH?
Karyn Emerson is a real estate agent serving Cobbett's Pond, NH with Jill & Co. Realty Group, powered by The Real Brokerage. She represents both buyers and sellers across Cobbett's Pond and the wider Southern New Hampshire and northern Massachusetts market, and every search starts with a real conversation about what you actually need.
What is the median home price in Cobbett's Pond?
The median home price in Cobbett's Pond, NH is around $895,000. Prices vary by street, lot, and condition, so the most useful number is the one for the specific home you are considering. Ask Karyn for a current comparable analysis.
How far is Cobbett's Pond from Boston?
Cobbett's Pond, NH is roughly 55 minutes from Boston I-93 via Exit 3 in typical off-peak traffic. Karyn can walk you through real commute times by time of day before you commit to a town.
What school district serves Cobbett's Pond?
Cobbett's Pond, NH is served by Windham School District / Windham High School. Feeder lines and boundary questions matter more than the district name, so if schools are driving your search, that is the first conversation to have.
What is the property tax rate in Cobbett's Pond?
Cobbett's Pond, NH has a mill rate of about 14.15. Your actual tax bill depends on assessed value and any exemptions you qualify for. You can estimate it on the Karyn Emerson property tax calculator at tax calculator.
Other towns I know street by street.
Weighing Cobbett's Pond against the towns next door? Here is how a few of the others compare at a glance. Same honest read on every one.
- Salem, NH$565,000 median · 45 min to BostonSee the Salem guide
- Windham, NH$732,000 median · 55 min to BostonSee the Windham guide
- Derry, NH$485,000 median · 55 min to BostonSee the Derry guide
- Londonderry, NH$595,000 median · 60 min to BostonSee the Londonderry guide
- Pelham, NH$555,000 median · 55 min to BostonSee the Pelham guide
- Atkinson, NH$625,000 median · 55 min to BostonSee the Atkinson guide
Real answers. Thirty minutes.
Want to know if Cobbett's Pond fits your life?
Pick a thirty-minute slot. Tell me what you are trying to do. I will tell you whether Cobbett's Pond is the right answer, or point you toward the town that is.
- Born and raised in Salem, NH
- Licensed in NH and MA
- Free, thirty minutes