New Hampshire · State guide
How to buy a house in New Hampshire
No income tax and no sales tax, but among the highest property taxes in the country — and one of the tightest, priciest markets in the nation. Here is the playbook for buying in the Granite State.
Last updated June 2026
Why New Hampshire is different
Buying a house in New Hampshire, the short version
The federal process is the same everywhere — read the complete guide to buying a house for the eight universal steps — but New Hampshire has its own programs, taxes, and closing rules worth knowing before you start.
The picture: New Hampshire is expensive and supply-starved (a statewide median around $530,000; the seacoast and southern towns near Boston are priciest, while the North Country is far cheaper). The state agency, New Hampshire Housing, offers below-market loans plus up to $15,000 in down payment help. There’s no income tax and no sales tax.
The trade-off: New Hampshire has among the highest property taxes in the country, plus a distinctive transfer tax split between buyer and seller. On the plus side, closings use an attorney, and home insurance is cheap. Use the 50-state hub to compare other states.
The market
What homes cost in New Hampshire
One of the tightest, most supply-constrained markets in the country.
The statewide median single-family price was about $530,000 in early 2026 (New Hampshire Realtors), up around 4% year over year, with roughly 1.4 months of supply — the market hasn’t been balanced since 2016, and demand from Massachusetts buyers keeps it tight. Prices vary by area:
Median prices by area
Portsmouth (seacoast) runs highest, mid-$700Ks · Rockingham County (seacoast / Boston metro) ~$660K · Lakes Region (Belknap) ~$520K · Concord (Merrimack) ~$482K · the Manchester–Nashua corridor (Hillsborough) is among the hottest, with fast sales · Coos County (North Country) is the most affordable, ~$240K.
Down payment & rate help
New Hampshire Housing programs
You don’t apply directly — you work through a participating lender. A 620 credit score and a homebuyer course are the main requirements.
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01
Home Flex & Home Preferred
The core: a 30-year fixed mortgage. Home Flex Plus is the FHA/VA/USDA option with down payment help built in; Home Preferred Plus is the conventional version (as little as 3% down, with reduced or no mortgage insurance). Income up to $176,200.
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02
Cash Assistance ($5K–$15K)
The help: a fixed $5,000, $10,000, or $15,000 toward your down payment and closing costs, as a 0% second mortgage with no monthly payment. Note it’s now repayable — due when you sell, refinance, or after 30 years — not forgivable.
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Tax credit & first-generation help
Layer on the Home Start Tax Credit (MCC) — a federal credit worth up to $2,000 a year of your mortgage interest, for the life of the loan. First-generation buyers can add an extra $10,000, and there’s a Community Heroes program for teachers, first responders, and healthcare workers.
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04
Fixer-uppers & federal help
Purchase Rehab lets you add up to $75,000 to your mortgage for repairs. Plus the big federal loans: USDA (0% down — much of rural NH qualifies), VA (0% down), and FHA (3.5% down).
The New Hampshire Housing rules in brief
You’ll generally need a 620 credit score, a DTI up to 50% (with an automated approval), completion of a homebuyer education course (NH Housing’s online class works), and household income under about $176,200 for the main programs. The Cash Assistance is a 0% second mortgage you repay later — not a grant — and New Hampshire Housing is the lender on it. There’s no separate maximum purchase price beyond the conforming loan limit. “First-time” means no ownership in three years (waived in targeted areas and for veterans).
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Property taxes
Property taxes in New Hampshire: among the highest
Here’s the trade-off for no income or sales tax: New Hampshire has among the highest property taxes in the nation — an effective rate around 1.5%–1.9%, with a typical bill near $6,400–$6,530 (third-highest in the country). Towns assess at 100% of market value, and rates vary enormously by town — from under $10 to over $30 per $1,000 — so two similar homes can differ by thousands a year in tax. Always check the specific town’s rate before you offer.
Compare towns by total tax bill — and check the relief programs
Because rates swing so widely, compare the total tax bill town to town, not the sticker price — and note the lowest-priced towns sometimes carry the highest rates. Your bill has four parts (town, county, statewide education/SWEPT, and local school, usually the biggest). Relief exists: an elderly exemption and veterans’ tax credit (adopted locally), and a state Low & Moderate Income Homeowners refund of part of the education tax — file Form DP-8 with the state between May 1 and June 30 if you qualify.
Closing & costs
Closing on a home in New Hampshire
New Hampshire is effectively an attorney-closing state — a real estate attorney customarily conducts the closing (often through an attorney-owned title company), typically for about $750–$1,250. Title insurance is standard (the seller often pays the buyer’s owner’s policy). The distinctive cost is the Real Estate Transfer Tax: $1.50 per $100 (1.5%) total, but split equally so the buyer and seller each pay $0.75 per $100 — unusual, since most states put it all on one party. On financing, the 2026 conforming limit is $832,750 in most counties, rising to $962,550 in Rockingham and Strafford (the seacoast/Boston-metro counties).
NH-specific disclosures — radon, arsenic, septic, and lead
New Hampshire requires written notice about the home’s private water and septic systems and insulation, plus whether it’s in a flood zone (RSA 477:4-c/d), and acknowledgments on radon, arsenic, lead paint, and PFAS (RSA 477:4-a). Given NH’s granite geology and older housing, you should test for radon (action level 4 pCi/L) and arsenic (if on a private well), and get a septic inspection — a failed system costs $15,000–$30,000. The federal lead-paint disclosure applies to pre-1978 homes. Always get your own home inspection too.
Insurance & risks
Insuring a New Hampshire home
Here New Hampshire is a relative bargain. Home insurance averages roughly $1,150–$1,500 a year — among the cheapest in the country, well below the national average — because the state sees little hail, hurricane, or wildfire risk. The main claim driver is winter weather: snow load, ice dams, and frozen or burst pipes. There’s also occasional wind and nor’easter damage, and some flood risk along rivers and the small seacoast (Hampton, Rye, Portsmouth).
Watch winter risks — and flood is separate
Standard policies cover most snow and ice damage, but two gaps matter. Flood is never covered — including snowmelt and ice-jam flooding — so add an NFIP (or private) flood policy if you’re near a river or on the seacoast, and buy it early because of the 30-day waiting period. And New Hampshire has no FAIR Plan, so a hard-to-insure home relies on surplus-lines carriers. To keep premiums low, ask about preventing ice dams (attic insulation and ventilation) and frozen pipes. Amica, Vermont Mutual, and State Farm are often the cheapest carriers here.
Wherever you buy
The steps that work the same in New Hampshire
New Hampshire sets the local rules, but these parts of buying are the same everywhere.
Quick answers
Buying a house in New Hampshire: common questions
How much money do you need to buy a house in New Hampshire?
With a conventional loan you need 3% down, FHA 3.5%, and VA or USDA can be 0%. On a typical ~$530,000 home that’s roughly $16,000–$18,500 down plus closing costs. New Hampshire Housing can add up to $15,000 toward that. See how much you really need →
Does New Hampshire have down payment assistance?
Yes. New Hampshire Housing’s Cash Assistance offers a fixed $5,000, $10,000, or $15,000 as a 0% second mortgage (repayable when you sell or refinance). First-generation buyers can add another $10,000. See assistance programs →
Why are property taxes so high in New Hampshire?
New Hampshire has no income tax and no sales tax, so it relies heavily on property taxes — among the highest in the country (effective rate ~1.5%–1.9%, a typical bill around $6,400). Rates vary a lot by town, so compare the total bill before you buy.
How does New Hampshire’s transfer tax work?
The Real Estate Transfer Tax is 1.5% of the price total, but it’s split equally — the buyer and seller each pay 0.75% ($7.50 per $1,000). That’s about $3,975 each on a $530,000 home. The split between both parties is unusual.
What credit score do you need in New Hampshire?
New Hampshire Housing generally requires a 620. For loans broadly, FHA can go to 580 and USDA/VA typically want 620. A higher score mainly earns a lower rate. Check the score by loan type →
Do I need an attorney to buy a house in New Hampshire?
In practice, yes. New Hampshire is an attorney-closing state — a real estate attorney typically conducts the closing, often through an attorney-owned title company. Title insurance is standard.
What do sellers have to disclose in New Hampshire?
Sellers must give written notice about the private water and septic systems, insulation, and flood-zone status, plus acknowledgments on radon, arsenic, lead, and PFAS. Test for radon and arsenic and inspect the septic — NH’s geology and older homes make these important.
Is home insurance expensive in New Hampshire?
No — it’s among the cheapest in the country (~$1,150–$1,500/year), since the state sees little hail or hurricane risk. The main risk is winter weather (ice dams, frozen pipes), and flood is separate (NFIP).
What’s the conforming loan limit in New Hampshire?
$832,750 in most counties for 2026, rising to $962,550 in Rockingham and Strafford (the seacoast/Boston-metro counties). The FHA floor is $541,287, higher in Hillsborough (~$589,950) and Rockingham/Strafford ($962,550). Loans above the limit are jumbo.
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