HOOKSETT – More than three decades after it was first envisioned, The Villages at Head’s Pond, a 428-unit master-planned community, is set to bring transformative growth to Hooksett. This long-awaited project, covering 1,300 acres, has been fully approved for years but remained dormant. Now, with an active push toward development and a market ready for expansion, Hooksett is poised for significant change.
Unlike most large-scale housing developments, The Villages at Head’s Pond does not require additional town approvals. This is because of a vested development agreement between Manchester Sand & Gravel (MS&G) and the Town of Hooksett, recorded on Dec. 24, 2014, in the Merrimack County Registry of Deeds. The agreement, along with zoning changes adopted in 2003, secured the project’s indefinite approval under the regulations that existed in 2007, meaning the development is not subject to Hooksett’s current zoning or site review requirements.
For years, the land designated for The Villages at Head’s Pond remained untouched. The project was initially stalled due to economic conditions, including the 2008 housing market crash. MS&G, a subsidiary of Boston Sand & Gravel, had secured approvals but had no immediate plans to construct homes. As the economy recovered, the town continued to grow, and the need for housing in southern New Hampshire became more urgent. Now, with an active effort to sell the project to developers for $14 million, the vision for The Villages at Head’s Pond is moving closer to becoming a reality.
A well-planned vision with public benefits
The origins of The Villages at Head’s Pond date back to 2003, when the Town of Hooksett rezoned 3,500 acres of MS&G-owned land, laying the foundation for large-scale residential and mixed-use development. By 2007, MS&G worked with town officials to finalize a lot-line adjustment, formally setting aside 1,300 acres for The Villages at Head’s Pond.
The development agreement signed in 2014 required MS&G to complete a series of obligations by 2015 to secure its vested approval. These commitments were significant and went beyond traditional development projects, ensuring that Hooksett would benefit from major land donations, infrastructure investments, and conservation efforts before a single home was built.
To preserve open space and provide recreational opportunities, MS&G donated 610 acres to the Town of Hooksett, including land for a 214-acre town park, the protection of a town pond, and the preservation of the Great Marsh and surrounding uplands. This land is intended to be conveyed to Bear Paw Regional Greenways or another approved conservation entity. In addition to these recreational and conservation spaces, MS&G agreed to create a 3-acre town common, which must be completed before the 50th certificate of occupancy is issued in Phase 2B of the project.
The development also took future educational needs into account. MS&G designated 80 acres of land for the Hooksett School District to serve as a potential site for a future high school, should the town’s voters choose to pursue it. This decision provides long-term flexibility for Hooksett’s education system, ensuring that as the town grows, it has the land available for necessary infrastructure.
Highway improvements were another critical component of the agreement. MS&G was responsible for constructing road upgrades along Route 3/NH Route 28, ensuring that traffic generated by the development would not overburden the town’s existing infrastructure. Additionally, because portions of the land contain wetlands, MS&G worked with the New Hampshire Department of Environmental Services (DES) to secure wetland permits, allowing for the necessary dredging and filling required to build roadways and provide access to developable upland areas.
With these obligations met, the project was vested indefinitely under Hooksett’s 2007 zoning, site review, and subdivision regulations. This means that despite the town’s evolving planning and zoning requirements over the past 18 years, The Villages at Head’s Pond is approved to proceed exactly as originally designed.
Aligning with growth
and community needs
Unlike many large-scale housing developments that focus solely on adding homes, The Villages at Head’s Pond was designed to integrate seamlessly with Hooksett’s long-term growth strategy. The project incorporates conservation land and recreational opportunities while ensuring that its impact on local infrastructure is managed through pre-planned road, water, and sewer improvements.
MS&G has already, according to their marketing website, constructed a 1.1-million-gallon water tank to ensure adequate supply for future residents. Additionally, sewer capacity was pre-purchased for the first phases of development, allowing new homes to connect to town services without immediate expansion of existing sewer facilities, as long as Hooksett sewer can solve the current capacity issues of the sewer infrastructure near that site.
The project itself consists of 428 residential units, with a mix of housing types designed to accommodate a wide range of homebuyers. The master plan includes traditional single-family homes, high-density townhouses, and village-style homes designed to create a walkable, community-oriented neighborhood. The inclusion of a town common, parks, and preserved open spaces helps establish a true village feel, making it more than just another subdivision.
With the property now actively marketed for development, it is expected to generate significant tax revenue for the town. Once fully built out, The Villages at Head’s Pond could bring in an estimated $3.69 million in annual property tax revenue, benefiting town services, schools, and infrastructure.
What comes next?
Now that all necessary approvals, land commitments, and infrastructure obligations have been met, The Villages at Head’s Pond is officially shovel-ready. The only remaining step is for a developer to purchase the land and begin construction.
Town officials have incorporated the project’s development into Hooksett’s 2024 Master Plan, recognizing it as a key part of the town’s future growth. However, while the town is prepared for the project’s arrival, its impact on local roads, schools and services will need to be carefully managed as construction progresses.
The sale and subsequent build-out of The Villages at Head’s Pond mark a defining moment in Hooksett’s history. With over 30 years of planning behind it, this development will forever change the fabric of the town, bringing new families, businesses, and opportunities while preserving significant portions of land for public benefit.
For Hooksett, The Villages at Head’s Pond is more than just a housing development—it is an investment in the town’s future, a strategic balance of growth and conservation, and a carefully planned expansion that aligns with the community’s long-term needs.
As developers express inter-est and potential buyers come forward, Hooksett is on the brink of a major transformation. Whether the town embraces this growth or debates its impact, one thing is certain: The Villages at Head’s Pond is no longer a vision of the past—it is the future of Hooksett.
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