Windham, NH Real Estate
Cobbett's Pond, the rail trail, and I-93 Exit 3.
- $14.15 per $1,000
- $7,075
- 45 min · I-93
- Windham School District / Windham High School
Source: NH Department of Revenue Administration, 2025 tax rates, checked Oct 2, 2026
Last reviewed
Around Windham
Cobbetts Pond shoreline 
Windham Depot, rail trail 
Searles School and Chapel 
Autumn Maples on a Windham Road 
Caboose, Windham Depot 
Windham Presbyterian Church 
Griffin Park 
Windham Town Hall 
Rail Trail And Bike Path 
Windham High School 
Interstate 93 at Exit 3 
Searles Castle 
Stone and Brick Estate Home 
Windham Town Forest
A neighbor’s read on Windham.
For Windham, Karyn Emerson of Jill & Co. Realty Group handles both listings and buyer searches. Windham value sits in the lot, the road, and the water, so her listings lead with the setting, and her buyers get septic, well, and pond association questions answered early. Jill & Co. Realty Group is powered by The Real Brokerage.
Windham sits just north of Salem at I-93 Exit 3, with Route 111 crossing town east to west and Route 128 and Route 111A threading the back roads. Cobbett's Pond is the town's water side, with the Windham Town Beach on its west shore open to residents, and Canobie Lake runs along the Salem line.
Away from the water, the housing stock is mostly colonials and contemporaries on wooded lots, plus older homes around Windham Center and the old Windham Depot area. The Windham Rail Trail is a paved path of about four miles that links the Derry Rail Trail to the Salem Bike-Ped Corridor, so you can ride from town to town away from traffic.
Griffin Park has ball fields, tennis and basketball courts, and a playground. Searles Castle, a stone estate finished in 1915, now hosts weddings and events, and the Nesmith Library anchors the center of town.
Windham Country Club adds an 18-hole golf course. The Windham School District runs its own schools from preschool through Windham High School.
When I list a Windham home, I lead with the lot, the setting, and the road, because those details carry the value here. For buyers, I check the septic, the well, and any pond association rules before you write an offer.
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 Windham 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 Windham itself.
Cobbett's Pond, a year-round pond neighborhood
Windham High School serves the whole town
The Windham Rail Trail for walking and biking
Colonials on wooded lots along Range Road, Roulston Road, and Morrison Road
I-93 Exit 3, with the Salem bus terminal one exit south
Tell me what you want.
I am the search.
A lot of Windham’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 Windham right now.
Before it is public
I hear about pre-market Windham 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 Windham 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 Windham’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
Windham runs its own district. The Windham School District covers preschool through Windham High School, so students stay in town for every grade.
Source: NH Department of Education, school directory, checked Oct 9, 2026
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.
45 minutes to Boston
- Boston
45 min via I-93, without traffic. - Manchester & the airport
Manchester-Boston Regional Airport (MHT) is about 30 minutes without traffic. Downtown Manchester is about 30 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
Where Windham sits
The outline shows Windham'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 Windham, NH, answered.
Who is a real estate agent in Windham, NH?
For Windham, Karyn Emerson of Jill & Co. Realty Group handles both listings and buyer searches. Windham value sits in the lot, the road, and the water, so her listings lead with the setting, and her buyers get septic, well, and pond association questions answered early.
How far is Windham from Boston?
From Windham Town Hall, the Massachusetts State House is roughly 45 minutes away via I-93 in light traffic, using Exit 3. The Boston Express terminal in Salem is about 10 minutes south, and Manchester-Boston Regional Airport is about 30 minutes north.
Source: Boston Express schedule, checked Oct 2, 2026
What school district serves Windham?
Windham runs its own district. The Windham School District covers preschool through Windham High School, so students stay in town for every grade.
Source: NH Department of Education, school directory, checked Oct 9, 2026
What is the property tax rate in Windham?
Windham's total rate dropped to $14.15 per $1,000 in 2025 from $22.64 the year before. The reason is valuation: the town's taxable value rose from $3.15 billion to $5.28 billion, so assessments climbed while the rate fell. Compare bills, not rates. On a $500,000 assessment, the 2025 bill is about $7,075.
Sources: NH Department of Revenue Administration, 2025 tax rates; NH Department of Revenue Administration, 2024 tax rates, checked Oct 2, 2026
Can anyone use the Windham Town Beach on Cobbett's Pond?
Windham residents with proof of residency can use the Windham Town Beach on Cobbett's Pond's west shore, which has an enclosed swimming area. The Cobbett's Pond guide covers the village district and septic rules for lake homes.
Source: Cobbetts Pond Improvement Association, checked Oct 9, 2026
Other towns I know street by street.
Weighing Windham against the towns next door? Here is how a few of the others compare at a glance. Same honest read on every one.
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
Hampstead
Lakes, wooded lots, and a small-town main street.
See the Hampstead guide
Want to know if Windham fits your life?
Pick a thirty-minute slot. Tell me what you are trying to do. I will tell you whether Windham is the right answer, or point you toward the town that is.