Cobbett's Pond, Windham NH Real Estate
Windham's waterfront pocket.
- $14.15 per $1,000
- $7,075
- 50 min · I-93
- Windham School District / Windham High School
Source: NH Department of Revenue Administration, 2025 tax rates, checked Oct 2, 2026
Last reviewed
Where Cobbett's Pond sits
The outline shows Windham's town lines, and Cobbett's Pond sits inside them. Knowing which side of a boundary a home sits on can change the school, the tax bill, and the commute.
- Which school attendance zone it sits in, on the district's current boundary map.
- What the tax bill runs at $14.15 per $1,000, before you write an offer.
- The commute math against the towns next door, before the first tour.
A neighbor’s read on Cobbett's Pond.
Cobbett's Pond listings from Karyn Emerson and Jill & Co. Realty Group lead with frontage, view, and dock, and her pond buyers see septic records and shoreland permit history first. Jill & Co. Realty Group is powered by The Real Brokerage.
Cobbett's Pond is the waterfront section of Windham, a spring-fed pond roughly two miles long with a figure-eight shoreline. Every lakeside home belongs to the Cobbett's Pond Village District, and the Cobbetts Pond Improvement Association has tracked the water quality through the state's volunteer lake program since 1988.
The Windham Town Beach, on the west shore at Cobbetts Pond Road, has an enclosed swimming area with lifeguards in summer and is open to Windham residents. Summer brings boat parades, watersports shows, and fireworks, and winter brings ice fishing and skating.
Many of the year-round homes started as seasonal camps, and it shows in their character, from small cottages to fully rebuilt lake houses. Direct waterfront, water-view, and water-access are three separate kinds of purchase, and a good listing tells you exactly which one you are buying.
In 2023 Windham adopted a septic ordinance for the village district that calls for regular septic inspections and pump-out records. When I help a buyer here, I ask for those records, the shoreland permit history, and the state's waterfront septic site assessment before we commit.
The pond is part of the Windham School District and pays Windham's tax rate. Sellers get a listing that leads with the frontage, the view, and the dock.
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 another town 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 purchases
Good water for kayaks and small boats
Many year-round conversions from original seasonal camps
Windham schools, Windham High School
The Windham Town Beach on the west shore, open to residents
Tell me what you want.
I am the search.
A lot of Cobbett's Pond’s best homes sell before they ever reach 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, and I will tell you what is actually moving in Cobbett's Pond right now.
Before it is public
I hear about pre-market Cobbett's Pond homes from other Jill & Co. agents, from neighbors, and from past clients. Text me the street or the price range you have in mind.
Only the showings worth it
I tell you which Cobbett's Pond listings are worth the Saturday drive. Septic age, foundation water, flood-zone oddities: I have seen them all here for twenty years.
Comps you cannot search
A closed price is only part of the story. Concessions, contingencies, how many offers it had, and what Cobbett's Pond’s $14.15 per $1,000 tax rate adds to the monthly payment. I know what each house actually sold for, beyond the headline number.
Windham School District / Windham High School
Cobbett's Pond is part of Windham, so its schools are Windham’s. The Windham guide covers the district.
Attendance boundaries are set by the district office. I pull the current official boundary map for any address you are considering before you write an offer.
50 minutes to Boston
- Boston
50 min via I-93, without traffic. - Manchester & the airport
Manchester-Boston Regional Airport (MHT) is about 35 minutes without traffic. Downtown Manchester is about 35 minutes. - Portsmouth / Seacoast
Market Square in Portsmouth is about 55 minutes without traffic via I-93, I-495, and I-95. - Transit
The nearest Boston Express terminal is at I-93 Exit 2 in Salem, about 10 minutes away without traffic, with buses to South Station and Logan Airport.
Source: Boston Express schedule, checked Oct 2, 2026
Real estate in Cobbett's Pond, Windham NH, answered.
Who is a real estate agent for Cobbett's Pond in Windham?
Cobbett's Pond listings from Karyn Emerson and Jill & Co. Realty Group lead with frontage, view, and dock, and her pond buyers see septic records and shoreland permit history first.
How far is Cobbett's Pond from Boston?
Pond homes reach I-93 at Exit 3 in Windham, and Boston is roughly 50 minutes from the shore in light traffic.
Source: Boston Express schedule, checked Oct 2, 2026
What is the Cobbett's Pond Village District?
Every lakeside home on Cobbett's Pond belongs to the Cobbett's Pond Village District. In March 2023 Windham voters adopted a septic ordinance for the pond that calls for regular inspections and pump-out records.
Sources: Cobbetts Pond Improvement Association; NH LAKES, Cobbett's Pond septic ordinance, checked Oct 9, 2026
Is Cobbett's Pond in Windham?
Yes. Pond homes pay Windham's 2025 rate of $14.15 per $1,000 and use the Windham School District. The Windham, NH guide covers the rest of town.
Source: NH Department of Revenue Administration, 2025 tax rates, checked Oct 2, 2026
How big is Cobbett's Pond?
A mostly spring-fed pond about two miles long with a figure-eight shoreline, draining through Golden Brook and Beaver Brook toward the Merrimack.
Source: Cobbetts Pond Improvement Association, checked Oct 9, 2026
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.
Windham
Cobbett's Pond, the rail trail, and I-93 Exit 3.
See the Windham guide
Salem
The anchor town of Southern NH, right off Exit 2.
See the Salem guide
Derry
Pinkerton Academy, Hood Park, and a real downtown.
See the Derry guide
Londonderry
Apple orchards, the airport on one side, and Woodmont Commons on the other.
See the Londonderry guide
Pelham
Rural feel, right on the Massachusetts line.
See the Pelham guide
Atkinson
Small, quiet, and easy to miss on a first search.
See the Atkinson guide
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.