The Northern Poconos Lake Region Community Guide

A Definitive Comparison for Homebuyers

Choosing the right community in the Northern Poconos Lake Region comes down to balancing lake access, amenity scale, budget, and rental flexibility. Beyond recreational perks, buyers should pay close attention to structural differences between communities, specifically regarding utility infrastructure (public vs. private septic), local school districts, and security checkpoints. Whether you are looking for a primary residence within a top-tier school district, a classic lake cabin with private boat slip access, or a high-yielding short-term rental investment, this guide breaks down the defining characteristics of the region’s communities. Inside, you will find a side-by-side analysis of what makes each neighborhood unique, what it costs to live there, and the critical structural details every buyer needs to know before making an offer.

Short-term rental rules are subject to both HOA regulations and municipal ordinances and should always be verified prior to purchase.

Fawn Lake Forest (Lackawaxen)

• Security & Vibe: Private, gated HOA community with controlled access points and a 24/7 Public Safety patrol. Entry to amenities and lakes is restricted to residents and registered guests. The overall feeling is a family‑friendly, social, resort‑style environment set within nearly 1,900 acres of wooded terrain. 
• Size & Population: Spans roughly 1,900 wooded acres with less than 800 permanent year-round residents, expanding significantly with seasonal vacationers.
• Primary Water Type: Dual-lake access layout. Features access to two private lakes: the 150-acre Fawn Lake (restricted to sailboats, kayaks, and electric trolling motors for a quiet atmosphere) and direct access to the 250-acre Westcolang Lake (a motorized boating lake allowing powerboats, jet skis, and water skiing). 
• Golf Status: No on-site golf course (though it features an on-site miniature golf course for families).
• Amenities: Lakefront clubhouse (Fawn Bay Center) overlooking the water, a heated indoor swimming pool, an outdoor resort-style swimming pool with water slides and a diving area, a full indoor gymnasium (basketball, handball, paddleball), a fitness center, white-sand swimming beaches, picnic groves (Cove Oaks Park), tennis and pickleball courts, and the Beach House Cafe. 
• Short-Term Rental (STR) Policy: Fawn Lake Forest follows Lackawaxen Township Ordinance 114, which permits STRs in all zoning districts as long as owners obtain a township STR license and comply with safety, septic, parking, and occupancy rules. STRs are common and well‑regulated, making the community popular for vacation rentals.
• Infrastructure & Utilities: Equipped with a community-wide central public water system, but homes utilize individual, private on-site septic systems. Includes curbside garbage service and over 36 miles of well-maintained paved roads. 
• School District: Wallenpaupack Area School District. 
• Unique Standout Feature: Its highly coveted dual-lake setup pairing a completely quiet, non-motorized lake with direct access to a high-speed powerboating lake.

 

Hemlock Farms (Lords Valley)

• Security & Vibe: Gated community. Employ a private 24/7 public safety department with secured entrance gates. It offers an upscale, sprawling, environmentally conscious setting with larger lots, mature trees, and a focus on blending homes into the natural mountain landscape. 
• Size & Population: Sprawls across 4,500 pristine acres with nearly 3,000 homes. It features around 3,500 permanent year-round residents, ballooning significantly in the summer.
• Primary Water Type: Non-motorized and electric-motor-only lakes (4 private lakes total; Hemlock Lake allows electric trolling motors).
• Golf Status: Yes, on-site (home to the premier, private 18-hole Lord’s Valley Country Club, which operates as a private country club within the gates).
• Amenities: 2 guarded sand beaches, a massive indoor aquatics and fitness center (indoor pool, hot tub, sauna, gym), 2 outdoor pools, a grand clubhouse, over 10 tennis and pickleball courts, and baseball fields.
• Short-Term Rental (STR) Policy: Banned. Rentals under 30 consecutive days are strictly prohibited by community bylaws.
• Infrastructure & Utilities: Central public water system, but homes utilize individual, private on-site septic systems. Buyers must budget for standard septic maintenance and tank pumping. Roads are professionally paved.
• 2026 HOA Fees & Inclusions: Approximately $3,200 annually for an improved lot with a home. Includes 24/7 fully gated security checkpoints, professional paving, snow plowing, community-wide trash removal, and full access to the indoor fitness/aquatics complex, beaches, and non-country-club amenities. (Lords Valley Country Club golf membership requires a separate fee and approval).
• School District: Split across three districts depending on township lines. Most of the community attends Wallenpaupack Area School District. Homes located in the Dingman Township section attend Delaware Valley School District, and homes in the Porter Township section fall into the East Stroudsburg Area School District.
• Unique Standout Feature: A massive indoor aquatics and state-of-the-art fitness center.

 

 

Indian Rocks (Greentown)

• Security & Vibe: Un-gated community (Secured entries). No entrance gates, but they maintain a highly visible private public safety patrol. It has a relaxed, rustic, four-season vibe that perfectly fits buyers looking for a classic mountain vacation cabin. 
• Size & Population: Spans roughly 1,383 lots with about 490 completed homes. It has a small permanent footprint of around 120 year-round residents, leaning heavily toward summer vacationers. 
• Primary Water Type: Direct Lake Wallenpaupack access. While the community is technically second tier (off-lake), it features over half a mile of direct, prime Lake Wallenpaupack frontage, including a private 3-acre peninsula park and a fine-sand beach for residents.
• Golf Status: No on-site golf course.
• Amenities: A private marina with roughly 230 community boat slips (waitlist applies), a large heated outdoor pool, tennis and pickleball courts, a kids’ playground, and a direct-access interior fishing pond.
• Short-Term Rental (STR) Policy: Allowed. Regulated by basic HOA safety codes and Salem Township ordinances, making it highly popular for standard vacation rentals.
• Infrastructure & Utilities: Features a community-wide central public water system, but homes utilize individual, private on-site septic systems. Roads are un-gated and a mix of paved and hard-packed gravel.
• School District: Western Wayne School District. 
• Unique Standout Feature: Exceptional lakefront layout featuring a private 3-acre peninsula park right on Lake Wallenpaupack.

 

Lake Wallenpaupack Estates (Greentown – LWE)

• Security & Vibe: Un-gated community. Do not confuse this with Wallenpaupack Lake Estates (WLE)! “LWE” is a separate, much smaller, and quieter community located on the western end of the lake. It has open roads with zero entrance checkpoints. 
• Size & Population: A smaller, low-density subdivision with roughly 400 total properties and only about 100 to 120 built homes. The population is tiny and tight knit, with just a few hundred seasonal and full-time residents. 
• Primary Water Type: Direct Lake Wallenpaupack access.
• Golf Status: No on-site golf course.
• Amenities: A private community clubhouse (featuring a meeting room, library, and full kitchen/bar area), a private community marina on the big lake, a tennis court, and walking trails.
• Short-Term Rental (STR) Policy: Allowed. Governed by basic association safety guidelines and Greene Township regulations. Very low friction compared to the massive resorts.
• Infrastructure & Utilities: Equipped with a central public water system, but homes utilize individual private septic systems. HOA dues cover central road snow plowing and central neighborhood garbage removal. 
• School District: Wallenpaupack Area School District. 
• Unique Standout Feature: A highly coveted private marina providing direct boat access to the calmer, less congested western end of Lake Wallenpaupack.

 

Masthope (Lackawaxen)

• Security & Vibe: Amenities outside the residential area (such as Summit Restaurant) are open to the public, while residential access points are controlled. It is a premier four-season neighborhood known for being highly social and family focused.
• Size & Population: Spans roughly 3,000 acres with roughly 1,400 homes. The year-round population is modest at around 1,500, but it is one of the highest-density seasonal vacation communities in the region.
• Primary Water Type: Motorized boating lake (direct access to the motorboat-friendly Westcolang Lake).
• Golf Status: No on-site golf course. 
• Amenities: Big Bear Ski Mountain (18 trails, 7 lifts), a premier equestrian center offering horseback trail rides and pony stables, a white-sand beach with a lakeside park, an Olympic-sized outdoor pool with a fast-drop water slide, a fitness center, cross-country ski trails, tennis/bocce courts, and the Summit at Masthope restaurant.
• Short-Term Rental (STR) Policy: Allowed. Highly popular and seamless for rentals. Requires submitting guest forms 7 days in advance, vehicle logging, and paying daily amenity badge fees ($10 per person, per day) for renters.
• Infrastructure & Utilities: Central public water and central public sewer systems service the neighborhood. Roads are paved, though terrain can be steep and winding around the mountain slopes. 
• 2026 HOA Fees & Inclusions: Approximately $2,300 to $2,500 annually for developed properties. Includes complete access to the ski slopes (homeowners receive free or deeply discounted seasonal lift badges as part of their dues), horse stable access, beach and pool privileges, community public safety patrols, road snow removal, and routine infrastructure upkeep. However, benefits change periodically.
• School District: Most homes are in the Wallenpaupack Area School District Most homes are in Wallenpaupack. A relatively small portion extends into Wayne Highlands depending on municipal boundaries.
• Unique Standout Feature: Ownership of Ski Big Bear Mountain and an on-site professional Equestrian Center. 

 

The Escape (Greentown)

• Security & Vibe: Un-gated community. Open country road infrastructure. The Escape is a unique, highly casual neighborhood divided into distinct zoning sections. One section is for traditional stick-built cabins and a separate section that permits mobile homes and RV setups. 
• Size & Population: Features roughly 400 properties and around 300 completed structures. It has a highly seasonal population that fills up with campers and boaters from May through September. 
• Primary Water Type: Off lake with community lake rights. Includes a dedicated community swimming dock and boat launching privileges.
• Golf Status: No on-site golf course.
• Amenities: 2 outdoor swimming pools, 2 playgrounds, 2 tennis courts, a large community recreation and sports field, and a massive 20-acre protected greenbelt park for hiking and wildlife viewing.
• Short-Term Rental (STR) Policy: Allowed. Governed by standard township rental caps and basic neighborhood occupancy and quiet hour guidelines.
• Infrastructure & Utilities: One of the few smaller communities featuring fully central public water and central public sewer infrastructure, removing any septic failure anxiety for buyers.
• School District: Wallenpaupack Area School District. 
• Unique Standout Feature: A highly flexible, budget-friendly layout featuring a dedicated mobile home/RV section alongside a protected 20-acre wilderness greenbelt.

 

 

The Hideout (Lake Ariel)

• Security & Vibe: Gated community. Features 24/7 staffed security gates and rolling public safety patrols. A massive, bustling, year-round community packed with recreational amenities which is perfect for active families who want everything right inside the gates. 
• Size & Population: Over 3,000 wooded acres with roughly 3,200 unique single-family homes. Supports an estimated permanent population of about 4,000 residents, surging to over 10,000 on weekends.
• Primary Water Type: Motorized boating lakes (4 private lakes total, featuring Roamingwood Lake which allows motorboats up to a maximum of 115 HP).
• Golf Status: Yes, on-site (features an executive private 9-hole golf course with a driving range and pro shop). 
• Amenities: 2 guarded sand swimming beaches, a powerboat marina with seasonal docks, a private ski hill with a double chairlift, a tubing hill, 2 outdoor pools, an indoor/outdoor sports complex (tennis, pickleball, fitness center), an art center, woodshop, campground, and a full-service clubhouse restaurant.
• Short-Term Rental (STR) Policy: Allowed. Strictly regulated by the HOA. Requires an annual landlord registration fee, mandatory guest vehicle logs, and the purchase of guest amenity badges.
• Infrastructure & Utilities: Fully central public water and central public sewer (managed and billed separately by Roamingwood Sewer & Water at roughly $418 per quarter). No individual septic system risks. Roads are fully paved.
• 2026 HOA Fees & Inclusions: $2,070 to $2,330 annually for developed lots. Covers 24/7 gated security, central road maintenance, snow removal, trash drop-off, and base amenity access. (Note: There is a one-time capital improvement fee of $1,900 due at closing). Minor usage fees apply to golf, ski lifts, and motorized boat registry. Total carry with water/sewer is roughly $3,970/year. 
• School District: Wallenpaupack Area School District.
• Unique Standout Feature: Its private on-site ski hill and exceptionally extensive menu of recreational amenities. 

 

Tink Wig (Hawley)

• Security & Vibe: Un-gated community. Open access infrastructure with public entry roads. Tink Wig deliberately trades high-traffic commercial amenities and gate security for peace, deep privacy, large lots, and a relaxed, rustic pace of life.
• Size & Population: A low-density community consisting of about 820 total lots, with only about 350 lots currently built out into homes. It boasts a very quiet permanent population of roughly 600 people. Lots are typically a minimum of 1 full acre.
• Primary Water Type: Quiet, non-motorized fishing lake (centers around the 110-acre Tink Wig Lake, optimized for kayaking, canoeing, and bass fishing).
• Golf Status: No on-site golf course. 
• Amenities: A rustic community clubhouse, an outdoor swimming pool, a playground, picnic pavilions, and a basketball court.
• Short-Term Rental (STR) Policy: Allowed. Governed primarily by standard local township permits and basic HOA rules regarding occupancy caps, parking limits, and quiet hours.
• Infrastructure & Utilities: Homes rely entirely on private individual wells and private on-site septic systems. Dues do not cover water/sewer infrastructure. Roads are un-gated and a mix of asphalt and treated gravel.
• 2026 HOA Fees & Inclusions: Highly economical at $854 annually for improved lots. Includes curbside garbage and recycling pick-up every Thursday (with bins provided), maintenance and snow plowing for over 17 miles of community roads, maintenance of the mail shack/parcel boxes at the front entrance, pool operations, and lake conservation management.
• School District: Wallenpaupack Area School District.
• Unique Standout Feature: Remarkably low-density housing plots featuring peaceful, heavily wooded full acre lots.

 

Wallenpaupack Lake Estates (Lake Ariel – WLE)

• Security & Vibe: Private community with security patrols but no staffed entrance gates. While it does not have physical barrier gates at the entry lines, the roads are completely private and monitored by an active around-the-clock security patrol team. It is heavily geared toward water sports, boaters, and families wanting immediate big-lake access.
• Size & Population: Contains about 1,000 single-family homes. The permanent population sits around 1,200 residents, multiplying during the peak boating season.
• Primary Water Type: Direct Lake Wallenpaupack access (features community boat slips on the big lake, backed by 2 interior non-motorized lakes, Deer Lake and Beaver Lake, with sand beaches). 
• Golf Status: No on-site golf course. 
• Amenities: Direct access docks and boat slips on Lake Wallenpaupack (allocated via a community waitlist system), 2 outdoor swimming pools, 1 indoor heated pool complex, a modern fitness center, a teen center, a game room, and a tennis/pickleball complex.
• Short-Term Rental (STR) Policy: Restricted. Enforces a mandatory two-year ownership requirement before a buyer is permitted to lease the home as a short-term rental.
• Infrastructure & Utilities: Central public water and central public sewer (costs fully absorbed into annual dues). Paved community roads with highly organized lake-access launch points. 
• 2026 HOA Fees & Inclusions: Exactly $2,463.80 annually for an improved lot with a home. This fee uniquely includes all central water and sewer utility maintenance directly within the dues. Also covers around-the-clock security patrols, central road maintenance, winter snow removal, and unrestricted access to all 3 pools, beaches, and community recreational facilities. (One-time capital improvement fee at closing is $2,343.07). 
• School District: Wallenpaupack Area School District.
• Unique Standout Feature: Interior boat slips and immediate, dedicated access to Lake Wallenpaupack.

 

Woodledge Village (Hawley)

• Security & Vibe: Un-gated community. Features open, rustic public-style country road access. It is a small, tucked-away enclave serving as a quiet escape—ideal for buyers looking for an affordable, cozy mountain retreat without the crowds or high HOA fees of the larger resorts.
• Size & Population: A small enclave of roughly 250 to 300 homes. It has a tiny permanent population of a few hundred residents, functioning primarily as a rustic second-home getaway.
• Primary Water Type: Small, non-motorized fishing lake (a scenic, quiet lake restricted to rowboats, fishing, and canoeing).
• Golf Status: No on-site golf course. 
• Amenities: A classic community clubhouse, a well-maintained outdoor swimming pool, and a tennis court. 
• Short-Term Rental (STR) Policy: Allowed. Very flexible and straightforward, relying primarily on local township ordinance compliance with virtually no extra community registration friction.
• Infrastructure & Utilities: Completely dependent on private individual wells and private on-site septic systems. Roads are un-gated and rustic. High-speed internet is available, but cell service can vary depending on exact lot topography.
• 2026 HOA Fees & Inclusions: The lowest on the list, matching its simple footprint at $300 to $480 annually (averaging about $25 to $40 per month). Includes maintenance of the private un-gated roads, winter snow plowing, and upkeep of the community pool, clubhouse facilities, and lake water testing/restocking. Individual trash drop-off is handled by the owner.
• School District: Wallenpaupack Area School District.
• Unique Standout Feature: Highly budget-friendly pricing structure matched with quiet, rustic simplicity.

 

Woodloch / Woodloch Springs (Hawley)

• Security & Vibe: Gated community. Offers a strict, 24/7 staffed security gate for maximum privacy. This ultra-exclusive, pristine, and luxury-focused residential enclave borders the legendary Woodloch Pines Resort, offering manicured landscapes and top-tier hospitality service. 
• Size & Population: Woodloch Springs contains roughly 400 to 450 luxury single-family homes and town homes. The permanent population is around 600, heavily supplemented by seasonal resort guests.
• Primary Water Type: Non-motorized resort lake (private lakefront area on Lake Teedyuskung for rowing, kayaking, and paddleboarding).
• Golf Status: Yes, on-site (features an award-winning, highly acclaimed 18-hole championship golf course winding through the Poconos wetlands). 
• Amenities: A 16,000 sq. ft. sports complex (indoor pool, tennis/pickleball, state-of-the-art gym), an outdoor pool, a playground, and access to resort fine dining and the luxury Lodge at Woodloch spa.
• Short-Term Rental (STR) Policy: Restricted. Only permitted if enrolled in Woodloch’s exclusive, managed in-house rental program. Homes must meet strict design and furniture standards (Approved Woodloch Accommodations). Independent advertising on Airbnb or VRBO is not allowed.
• Infrastructure & Utilities: Central public water and central public sewer systems. Meticulously maintained paved roads and a pristine, uniform community layout. 
• 2026 HOA Fees & Inclusions: Varies by section, typically ranging from $500 to $660 per month (roughly $6,000 to $7,900 per year) for detached homes. Includes gated 24/7 security, complete lawn and landscaping maintenance (mowing, leaf removal), individual driveway snow removal right to your door, street plowing, central trash collection, and full sports complex memberships. (Townhome sections may have higher fees for exterior building maintenance reserves; golf packages are structured separately).
• School District: Wallenpaupack Area School District.
• Unique Standout Feature: Its seamless luxury resort pairing and championship-level golf course infrastructure.