KITTERY, Maine — The Warren’s Lobster House waterfront restaurant property has been listed for sale at $4.9 million by its longtime owners, as a prior deal for a local developer to purchase, demolish and redevelop the site has fallen through.
Green & Company Real Estate and the Cunningham family have mutually agreed to terminate a purchase and sale agreement regarding the Water Street property, according to both parties. The restaurant is currently working to reopen in a limited capacity, although questions remain for what the future holds for Warren’s.
The decision was made in late February, according to Warren’s co-owner Scott Cunningham. Warren’s has been closed since early January, following flooding damage sustained during back-to-back storms that caused severe damage in coastal communities in Maine and New Hampshire.
The Cunningham family listed the property for sale through Pack Maynard Real Estate last week in an advertisement that touts its potential for development.
“Experience the best of both worlds with this remarkable waterfront property in Kittery, offering over an acre of land that can be utilized for residential and commercial purposes. “With over 600 feet of waterfront, this lot is situated in a mixed-use zone, allowing for a mix of residential living and commercial endeavors in the fisheries and maritime industries,” the listing says. “Wake up to breathtaking views of Badger’s Island and Portsmouth, and immerse yourself in the vibrant coastal lifestyle. Whether you envision a waterfront home, a thriving business, or both, this property offers endless possibilities to create the life you’ve always dreamed of.”
Between two and three feet of water stood inside Warren’s following the Jan. 13 storms that hit the region, which followed a Jan. 10 storms that had already brought several inches of water into the establishment, Cunningham said.
On Monday, Cunningham noted that damage from the January storms had led to the flooring and carpeting being torn up and replaced. The impact of the consecutive storms on the business and the coastline as a whole was “catastrophic,” he added.
“The entire seacoast from New Hampshire all the way up to downeast Maine was impacted and there was just so much severe damage that we’re still dealing with whether it’s going to be declared a (federal emergency) disaster,” he said.
Warren’s plans limited reopening while property is for sale
On Tuesday, Warren’s will be open from 11:30 am until 4 pm selling fresh-baked pumpkin bread and other bakery items. The business announced that in the near future, it will offer a limited takeout menu that will include lobster rolls and clam chowder, while candy and retail items on display will be discounted at half price until further notice.
“It’s still evolving. We’re trying to deal with a situation that has never been known before,” Cunningham said.
“This has been the biggest challenge we’ve ever faced but we’re fighting back! We have been able to clean and re-assemble the gift shop area into a cozy nook that we believe you will enjoy while we continue to figure out ‘next steps,’” a Warren’s social media post reads.
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The message from the Cunningham family also states: “We really need your support with this new, downsized version of Warren’s! Thanks for your decades of business!”
Why Green & Co. decided to opt out of Warren’s project
Green & Company has ended its bid to potentially redevelop the site with eight condominium units and a new 1,200-square-foot lobster pound, which would have occurred after the demolition of the 350-seat waterfront restaurant, the Chrissy D. Lobster Company and a duplex residence on the lot.
If the plan had moved forward, however, only four units would have been allowed in accordance with town code, according to Green & Company.
“Ultimately the zoning on the property is complex and the allowable density is actually half of what we were proposing, so we decided not to move forward with the redevelopment,” said Jenna Green, a partner with the company. “We were proposing eight units and the density due to the shoreland overlay zone was actually four units, so it just wasn’t feasible for us.”
Green & Company filed its original plan to demolish all structures on the Water Street site last summer, although it originally called for eight condominium units and a 20-slip marina to replace them. That rendition of the proposal was first reviewed by the town Planning Board in August.
The 20-slip marina was later swapped out for a new lobster wharf after Green & Company’s review of town code, which calls for the site to maintain a working waterfront component, Green confirmed.
The updated proposal had not received final land-use approval from the Kittery Planning Board by the time Green & Company and the Cunningham family called off the purchase and sale deal.
Last weekend, on March 2, the Cunningham family updated customers on the restaurant’s reopening efforts in a message on social media.
Warren’s faced storm damage in the recent past, too
Warren’s, known for seafood and its large salad bar, similarly closed temporarily for a few months beginning in late 2022 and stretching into early last year after a pre-Christmas 2022 storm flooded the premises.
“It was significantly more impactful than the one (over) a year ago,” Cunningham said of the January 2024 storm damage.
Cunningham owns the restaurant with his wife, Claudia Cunningham, and their children, Brad Cunningham and Colleen MacDonald. The family has owned the business outright since 2006, although they had co-owned it with a partner starting in 1984.
Warren’s Lobster House was founded as a six-stool lobster stand above the Piscataqua River in 1940 by Warren “Pete” Wurm.