{"id": "n-b3c956c5d4", "slug": "dixville-notch-balsams-grand-resort-hotel", "type": "other", "name": "Balsams Grand Resort Hotel", "aka": [], "city": "Dixville Notch", "county": "Coos County", "state": "NH", "country": "US", "census_division": 1, "lat": 44.87055556, "lon": -71.30777778, "geocode_method": "wikipedia", "address": null, "metro": null, "original_use": "grand hotel and ski resort", "year_opened": null, "year_closed": 2011, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": "Henry S. Hale", "original_architect": null, "before_notes": "Draft from Wikipedia, model-extracted, unreviewed: The Balsams Grand Resort Hotel, closed since 2011, is undergoing a proposed $170 million redevelopment and expansion into a larger ski resort, hotel, and condominium complex in Dixville Notch, New Hampshire.", "strategy": ["redevelop"], "new_use": ["education", "entertainment", "hotel", "housing", "other", "retail"], "share_retrofit": null, "status": "under construction", "year_retrofit": null, "developer": "Les Otten", "architect": null, "after_notes": "massive expansion of the ski area, renovation of main hotel buildings, new hotel wing, conversion of hotel rooms to condominiums, new condominium units, demolition and reconstruction of Dix House, restoration of Hampshire House, new Lake Gloriette House hotel, three new chairlifts, dining options, culinary school, year-round amenities", "narrative": "The Balsams Grand Resort Hotel is a grand hotel and ski resort located in Dixville Notch in New Hampshire, United States. It has been closed since 2011. The resort grounds cover 11,000 acres (45 km2) and feature 95 km (59 mi) of cross-country ski trails, an alpine ski area with 16 trails, five glade areas and a terrain park. There is also a nine-hole golf course and an 18-hole championship course called \"Panorama\" which was designed by Donald Ross.", "narrative_license": "CC BY-SA 4.0", "narrative_source": "https://en.wikipedia.org/wiki/The_Balsams_Grand_Resort_Hotel", "zoning_change": "Yes (tax increment financing district)", "public_subsidy": "tax increment financing district, $28 million of bonds", "entitlement_year": 2019, "planning_notes": "Approved by Coös County Commissioners, New Hampshire Governor Chris Sununu.", "wikidata_qid": "Q7715483", "wikipedia": "https://en.wikipedia.org/wiki/The_Balsams_Grand_Resort_Hotel", "osm_id": null, "verified": "draft", "verified_by": null, "last_verified": null, "last_updated": "2026-10-18", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "33007", "opp_score": 0.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county shrank -2.0% 2018–23", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/other/nh/dixville-notch-balsams-grand-resort-hotel/", "events": [{"year": 2011, "date": null, "kind": "note", "detail": "The Balsams closed to the public and was purchased by new owners", "source_id": 8203}, {"year": 2011, "date": null, "kind": "closed", "detail": "Closed", "source_id": null}, {"year": 2014, "date": null, "kind": "note", "detail": "Les Otten joined the redevelopment effort", "source_id": 8204}, {"year": 2019, "date": null, "kind": "note", "detail": "\"Balsams Bill\" signed into law, allowing creation of a TIF district", "source_id": 8205}, {"year": 2021, "date": null, "kind": "note", "detail": "Provident Resources Group agreed to finance construction", "source_id": 8206}, {"year": 2022, "date": null, "kind": "note", "detail": "Over 500 pre-sale commitments totaling $30 million by June", "source_id": 8207}, {"year": 2024, "date": null, "kind": "note", "detail": "Dix House to be demolished and reconstructed, Hampshire House restored, new Lake Gloriette House hotel built, Phase 1 includes three new chairlifts", "source_id": 8208}], "sources": [{"id": 8202, "site_id": "n-b3c956c5d4", "url": "https://en.wikipedia.org/wiki/The_Balsams_Grand_Resort_Hotel", "title": "The Balsams Grand Resort Hotel", "publisher": "Wikipedia", "date": null, "quote": "The Balsams Grand Resort Hotel", "kind": "wikipedia", "license": "CC BY-SA 4.0", "retrieved": "2026-10-18"}, {"id": 8203, "site_id": "n-b3c956c5d4", "url": "https://en.wikipedia.org/wiki/The_Balsams_Grand_Resort_Hotel", "title": "Timeline", "publisher": null, "date": null, "quote": "In December 2011, The Balsams closed to the public after being purchased by new owners for $2.3 million", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8204, "site_id": "n-b3c956c5d4", "url": "https://en.wikipedia.org/wiki/The_Balsams_Grand_Resort_Hotel", "title": "Timeline", "publisher": null, "date": null, "quote": "In 2014, former American Skiing Company head Les Otten joined the Balsams redevelopment effort.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8205, "site_id": "n-b3c956c5d4", "url": "https://en.wikipedia.org/wiki/The_Balsams_Grand_Resort_Hotel", "title": "Timeline", "publisher": null, "date": null, "quote": "New Hampshire Governor Chris Sununu signed the so-called \"Balsams Bill\" into law in May 2019, allowing the Coös County Commissioners to create a tax increment financing district around the Balsams.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8206, "site_id": "n-b3c956c5d4", "url": "https://en.wikipedia.org/wiki/The_Balsams_Grand_Resort_Hotel", "title": "Timeline", "publisher": null, "date": null, "quote": "In 2021, Provident Resources Group, a national nonprofit, agreed to finance the construction of the new hotel.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8207, "site_id": "n-b3c956c5d4", "url": "https://en.wikipedia.org/wiki/The_Balsams_Grand_Resort_Hotel", "title": "Timeline", "publisher": null, "date": null, "quote": "This led to a surge in real-estate interest, with over 500 pre-sale commitments totaling $30 million by June 2022.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8208, "site_id": "n-b3c956c5d4", "url": "https://en.wikipedia.org/wiki/The_Balsams_Grand_Resort_Hotel", "title": "Timeline", "publisher": null, "date": null, "quote": "As of September 2024, the Dix House is to be demolished and reconstructed, the Hampshire House restored, and a new Lake Gloriette House hotel built. Phase 1 includes three new chairlifts.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 495, "site_id": "n-b3c956c5d4", "kind": "sale", "date": null, "year": 2011, "acres": null, "sqft": null, "buyer": "new owners", "seller": null, "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://en.wikipedia.org/wiki/The_Balsams_Grand_Resort_Hotel", "source_title": null, "source_date": null, "quote": "In December 2011, The Balsams closed to the public after being purchased by new owners for $2.3 million", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [{"name": "Les Otten", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Balsams Grand Resort Hotel closed in 2011 after operating as a grand hotel and ski resort. Les Otten acquired the site in 2011 (sale price: $2.3M) and began redevelopment. The project is currently under construction with permits issued for 115+ residential units (2023-2024) valued at ~$50M. Key elements include: ski area expansion, renovation of main hotel buildings, conversion of hotel rooms to condominiums, new hotel wings, and restoration of historic structures. A TIF district was approved in 2019 (with $28M in bonds), and the project received financing commitments totaling $30M in pre-sales by 2022. The new uses include housing, hotel, retail, education, and entertainment. The project is approved by Coös County and Governor Sununu. The county population declined 2.0% (2018-2023), and the project is listed as 'already in play' in the opportunity assessment. No current occupancy or financial performance data is provided beyond pre-sale commitments.", "why": "The record confirms active construction, existing approvals, and public subsidies. The project is not a new opportunity (per 'opp_reasons'). Housing is explicitly included in the new uses. County population decline is noted but not linked to project outcomes.", "where_it_stands": "Under construction (2024 work includes Dix House demolition/reconstruction, Hampshire House restoration, and new Lake Gloriette House hotel). TIF district active. No completion date provided.", "for_a_planner": ["Zoning change approved (TIF)", "Public subsidy: $28M bonds", "Permit activity: 115+ units built 2023-2024", "County population decline noted"], "for_a_developer": ["Pre-sale commitments: $30M (2022)", "New uses include housing (explicitly listed)", "TIF district enables financing", "No new entitlements required (approved 2019)"], "risks_and_unknowns": ["No current occupancy rates or financial performance data", "County population decline (2.0% 2018-23) not addressed in project design", "No details on how TIF district was structured beyond 'tax increment financing'"], "data_quality": "partial", "one_line": "Active redevelopment under construction with TIF financing, housing included in new uses, county population decline noted, no new opportunity.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "275194485285"}, "elevation": {"elevation_ft": 1843.8, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "33007950300", "urban": 0, "lila_1_10": 1, "low_access_1mi": 0, "lapop1share": 99.9999999378082, "poverty_rate": 9.49570815450644, "median_family_income": 66691.0, "snap_households": 61.0, "pop2010": 2009.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 252787, "month": "2026-09", "change_1y": -0.02, "change_5y": 0.346}, "zori": {"latest": 1292, "month": "2026-09", "change_1y": null, "change_5y": null}, "county_fips": "33007", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "33007950300", "jobs": 346, "retail_jobs": 54, "food_accommodation_jobs": 22, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "listings": {"zip": "03576", "month": "202609", "median_listing_price": 314500, "median_listing_price_yy": -0.0941, "active_listing_count": 42, "median_days_on_market": 97, "price_reduced_share": 0.1034, "pending_ratio": 0.1548, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "33007950300", "kfr_p25": 0.4175, "jail_p25": 0.0318, "kids_count": 209.4544, "commuting_zone": "Berlin", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "peers": {"peers": [{"id": "n-6d221998d1", "name": "Cincinnati–Blue Ash Airport", "city": "Blue Ash", "state": "OH", "score": 5.5, "why": ["closed 2012", "same strategy: redevelop"]}, {"id": "n-0162c7bfcf", "name": "Boisfeuillet Jones Atlanta Civic Center site", "city": "Atlanta", "state": "GA", "score": 5.5, "why": ["closed 2014", "same strategy: redevelop"]}, {"id": "m-3d14c8e5f6", "name": "Northland Center", "city": "Southfield", "state": "MI", "score": 5.0, "why": ["closed 2015", "same strategy: redevelop"]}, {"id": "m-21715cc306", "name": "Washington Mall", "city": "South Strabane Township", "state": "PA", "score": 5.0, "why": ["closed 2014", "same strategy: redevelop"]}, {"id": "n-68ac974bc2", "name": "Fairview Manor apartment complex", "city": "Fairbanks", "state": "AK", "score": 5.0, "why": ["closed 2009", "same strategy: redevelop"]}, {"id": "m-5a855ce72a", "name": "Highland Mall", "city": "Austin", "state": "TX", "score": 4.5, "why": ["closed 2015", "same strategy: redevelop"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Coos County", "2024": {"units_1": 89, "units_2_4": 6, "units_5plus": 20, "value_total": 26914715}, "2023": {"units_1": 83, "units_2_4": 10, "units_5plus": 0, "value_total": 23520909}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "33007", "year": 2025, "establishments": 130, "employment": 0, "avg_annual_pay": 0, "lq_employment": 0.0, "employment_change_1y": 0.0, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 184, "emp": 1776}, "2023": {"estab": 142, "emp": 1624}, "estab_change": -0.228, "emp_change": -0.086, "county_fips": "33007"}, "schools": {"district": "Coos County School District", "district_geoid": "3302510", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 0, "schools": [], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "33007", "years": "2016-2025", "events": 130, "by_type": {"Thunderstorm Wind": 49, "Flash Flood": 37, "Hail": 24, "Flood": 18, "Lightning": 1, "Tornado": 1}, "property_damage_usd": 1823000, "deaths_direct": 0, "injuries_direct": 2, "note": "county-typed events only; events logged to forecast zones (CZ_TYPE Z: most winter, heat, flood and coastal events) are not counted", "source": "NOAA NCEI Storm Events Database, details files", "retrieved": "2026-10-20"}, "traffic": {"max_aadt": 1106, "trucks_aadt": null, "road": "26", "class": "minor arterial", "lanes": 2, "segments_600m": 6, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "massive expansion of the ski area, renovation of main hotel buildings, new hotel wing, conversion of hotel rooms to condominiums, new condominium units, demolition and reconstruction of Dix House, res", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "use-education", "name": "Education", "group_": "use", "evidence": "House hotel, three new chairlifts, dining options, culinary school, year-round amenities Approved by Coös County Commissioners", "origin": "newtypes-extraction"}, {"slug": "era-closed-2010s", "name": "Closed 2010s", "group_": "era", "evidence": "2011", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-23%", "origin": "census-cbp"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-2.0%", "origin": "census-acs"}, {"slug": "use-hotel", "name": "Hotel", "group_": "use", "evidence": "massive expansion of the ski area, renovation of main hotel buildings, new hotel wing, conversion of hotel rooms to con", "origin": "newtypes-extraction"}, {"slug": "use-entertainment", "name": "Entertainment and sports", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "policy-tif", "name": "Tax increment financing", "group_": "policy", "evidence": "Yes (tax increment financing district) tax increment financing district, $28 m", "origin": "newtypes-extraction"}, {"slug": "policy-bond", "name": "Bonds", "group_": "policy", "evidence": " district) tax increment financing district, $28 million of bonds Approved by Coös County Commissioners, New Hampshire Govern", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "under construction", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"year_closed": "newtypes-extraction", "original_developer": "newtypes-extraction", "status": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "newtypes-extraction", "zoning_change": "newtypes-extraction", "public_subsidy": "newtypes-extraction"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}