On February 20, 2025, the Zoning Board of Adjustment in Hampton, New Hampshire, officially approved a groundbreaking proposal to expand the iconic Hampton Beach Casino. This plan, long in the making, includes the introduction of charitable gamblingāa move expected to significantly reshape both the economic and cultural landscape of this coastal town.
But this isnāt just about slot machines and poker tables. Itās part of a larger, more ambitious redevelopment vision. One that will modernize the century-old entertainment complex, injecting new life into Hamptonās beachfront while creating new streams of revenue for local charities and the town itself.
Whatās in the Plan? Major Structural Overhaul
The proposed transformation will see the demolition of the existing Hampton Beach Casino building, originally constructed in 1899. In its place? A state-of-the-art, six-story facility with a bold blend of hospitality, entertainment, retail, and residential components.
Hereās whatās coming:
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204 hotel rooms, designed to accommodate tourists year-round
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99 condominiums, likely appealing to both investors and seasonal residents
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A two-story charitable gaming facility, tucked toward the rear of the new structure
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A grand ballroom and event center, ideal for weddings, conferences, and live shows
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Street-level retail stores and restaurants, supporting local businesses
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A multi-level parking garage with 650 spaces, addressing long-standing beachside congestion
The Man Behind the Project: Sal Lupoliās Vision
The mastermind behind this redevelopment is Sal Lupoli, a well-known developer and restaurateur in New England. Lupoli envisions Hampton Beach not just as a seasonal escape, but as a year-round entertainment hub.
In his words, āWe want to bring the area back to lifeānot just for summer tourism, but for the entire community. Hampton deserves a world-class venue that gives back.ā
His vision is fully aligned with the townās master plan, which promotes off-season activity, sustainable tourism, and economic revitalization through infrastructure.
Charitable Gambling: More Than Just Fun
Charitable gambling is not a novelty in New Hampshire, but its expansion to such a high-profile venue like Hampton Beach Casino is unprecedented.
The facility will operate under New Hampshireās laws on charitable gaming, which allow licensed venues to host games of chanceāprovided a significant portion of the proceeds benefit nonprofit organizations.
At present, Granite State Gaming & Hospitalityāthe current operator of the Beach Club Casinoācontributes around $2 million annually to over 70 local charities. Thatās double what was contributed just a year prior. With a larger, modernized space and more traffic, those numbers are expected to climb even higher.
This means local food banks, educational initiatives, animal shelters, and health clinics could all see a significant boost in funding. Gambling, often controversial, is here turned into a tool for community investment.
Legal Context and Changing Regulations
The timing of this project coincides with growing legislative momentum in New Hampshire. Recent bills, like House Bill 1203, have aimed to limit the fees that venues can charge nonprofitsāensuring that more money ends up in the hands of charitable organizations.
Additionally, a state Charitable Gaming Commission is currently exploring broader reforms. These could include:
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The legalization of slot machines
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Longer operating hours
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Higher betting limits
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Possibly even credit-based gaming, to better compete with neighboring states like Massachusetts and Connecticut
The expanded Hampton Beach Casino could become the flagship model of this new charitable gaming era.
Public Reception and Local Support
Public response has been overwhelmingly positive. In mid-2024, the Hampton Beach Village District Commission gave the project its unanimous backing. Business owners, tourism officials, and residents have praised the project for its potential to revitalize a stagnating beachfront economy.
There are, of course, concernsātraffic, noise, and the usual anxieties that accompany large-scale developments. But so far, transparent communication from developers and local engagement efforts have kept opposition minimal.
As the project moves through additional permitting phases, Lupoli and his team have pledged to prioritize community input, ensuring the final outcome reflects local needs.
Economic Impact: Jobs, Tourism, and Real Estate
Economists estimate that the expanded casino complex could create hundreds of construction jobs, with dozens of permanent positions across hospitality, gaming, security, maintenance, and food service.
The hotel and event center are expected to draw conferences, corporate retreats, and destination weddings, injecting millions in direct and indirect spending into the local economy. Surrounding real estate values may also benefit, especially condominiums and rental units near the beach.
And letās not forget: nonprofits will benefit long-term through consistent, high-volume charitable donations.
Final Thoughts: A Risk Worth Taking?
Reviving a historic seaside venue with ties to New Englandās golden era of boardwalks and big bands is no small feat. Thereās riskāno doubt about it. Large-scale developments can sometimes feel intrusive, or veer off course.
But with careful planning, steady leadership, and a commitment to public good, the Hampton Beach Casino expansion could become a national model for how entertainment, tourism, and social responsibility can intersect.
Only time will tell if this project lives up to the vision. But as of today, Hampton is taking a bold step forward.
