Cabin Condominium at Loch Lyme Lodge

Consider purchasing a cabin at Loch Lyme Lodge. The total out-of-pocket cost (cabin price + assessment + improvements) ranges from $116K to $256K.

After upgrading cabins to be comfortable in three seasons, owners get free use of their cabin outside the summer high season, as well as a share of their cabin’s annual earnings.

Pinnacle will continue to operate the hospitality business as we do today – owners avoid the effort and expense of rental management and opening and closing the cabins and we manage the rest. Our projections indicate that after paying the annual cabin assessment, owners who stay in the cabin a week or two in the high season should still receive a modest cash return.

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Summary: Cabin owners who keep their cabin in the rental pool, using a week or two in the high season for themselves as well as unlimited time in the off season, should be able to cover costs associated with their cabin and, under most scenarios, have a modest positive cash flow at the end of each year.

As noted above, the cost of a cabin will range between $115K and $256K. The five components of the overall cost are:

  • Cabin price based on the cabin’s size, condition, location, footprint, rental history
  • Pinnacle Member capital contribution ($21K).
  • Cabin Member capital contribution (additional to Pinnacle Capital contribution) ($30K).
  • An Initial Condominium Assessment ($18K per room in the cabin plus $6K per cabin), which reflects costs to improve infrastructure and barn and allows us to distribute cost of infrastructure improvement fairly between cabins.
  • Our suggested budget for improvements to the cabin to make it comfortable in three seasons. ($40K)

Pinnacle Members receive several benefits: joining a multi-generational community of friendly people, decision-making involvement in Pinnacle Project, visiting and enjoying the common property whenever you like, an 80% discount on money you spend at the Lodge (capped at $500 per year), and early reservations on cabins.

Cabin Level Members receive additional benefits, including: Owner’s share of earnings - 75% of your cabin’s “annual earnings” at the end of each season, a role in decision-making within the cabin condominium (i.e., homeowners) association, and use of your own cabin on your schedule, subject only to prior bookings of guests or weddings.

Cabin Members own their entire cabin – interior and exterior – plus an undivided interest in 6+/- of the acres surrounding the 19 cabins. As Pinnacle Members, they get to use all other common areas of the property including the waterfront, meadows, trails, Lodge, and Barn.

Cabin Members pay an annual assessment, which is their share of the cost of operating the hospitality business, maintaining the cabin condo property, and maintaining the commonly held property. At the end of each season, cabin owners receive 75% of their cabin’s “annual earnings”, which is the difference between their cabin’s total revenue and the cabin’s annual assessment. Pinnacle retains the remaining 25%.

We have created projections for “Base”, “Better”, and “Bad“ years, which suggest, even in a bad year, each cabin’s revenue will exceed the annual assessment, allowing Pinnacle to give each Cabin Member a check for their share of the cabin’s earnings. Note that increased owner use of a cabin will decrease the cabin’s revenue, and thus its earnings.

The Initial Condo Assessment that is part of becoming a Cabin Member will pay for infrastructure improvements including burying water, septic, and electric service to cabins, a septic system, and renovating our classic barn and moving it out of the wetland. These improvements mean Pinnacle will be able to expand our existing wedding and retreat business, extend the rental season for all guests into the cooler “shoulder season” (May 1 through late June, which would allow us to capture family visitors for Dartmouth graduation ceremonies, and Labor Day through the end of October - “leaf peeper” season), and make modest rate increases. Buried water and septic means owners can choose to make theirs a four-season cabin. After infrastructure improvements are made, funds from cabin condo sales will be used to repay debts incurred in the acquisition of Loch Lyme Lodge.

About Pinnacle: The Pinnacle Project, LLC is a New Hampshire limited liability company. In Summer 2020, 13 people own 21 membership units (some people own two units). Pinnacle members elect Managers who manage the affairs of Pinnacle. Post Pond Lodge, LLC, Pinnacle’s wholly owned subsidiary, runs the hospitality business. Loch Lyme Lodge, Inc. (LLL) owns all the land and improvements. LLL shareholders are a subset of Pinnacle Project members, those who have made loans to Pinnacle to finance the entire project. It is our long-term plan to have Pinnacle Project, LLC (the entity of which everyone is a member) own all the common area property: the beach, the Barn, the Lodge building, etc., while the Cabin Owners and Cohousing owners own their respective units.

There are three types of members: Pinnacle Member, Cabin Member and Cohousing Member. People who purchase a cabin at Loch Lyme Lodge become Cabin Members. For more information about the Pinnacle Project itself please read Becoming a Member, found on the Pinnacle Project website,

Summary: The cabin condominium conversion provides a way for families to enjoy and pass along the LLL traditions that have grown over the decades, while improving the infrastructure and expanding the hospitality business income. For more information, please contact Liz Ryan Cole (802-785-4124) or Rich Brown (603-795-2525) or email

Note: This communication is provided for informational purposes only, does not constitute an offer for the sale or disposition of any interest in a condominium unit, and is subject to change. Use and occupancy of all condominium units will be subject to the terms and conditions of a condominium declaration, bylaws and other documents in accordance with the N.H. Condominium Act, N.H. RSA chapter. 356-B. In addition, this communication may be subject to state security laws and local planning regulations which may affect the final documents.