The real questions, answered.

One on one. No team of assistants handing you off. I show up to the listing appointment, the inspection, the closing, and I call the day after to make sure the trash pickup is right. That is the whole model. [DEMO COPY pending client review]

Business hours within an hour, evenings and weekends usually under two hours. If I am in a closing I will text you back before I drive home. Responsiveness is the whole job. [DEMO COPY pending client review]

I focus on Salem, Windham, Derry, Londonderry, Pelham, Atkinson, and Hampstead. I will cross a town line for the right client, but I will tell you honestly when a different agent is closer to your situation. [DEMO COPY pending client review]

In New Hampshire the P&S is the binding contract that follows your accepted offer. It sets the closing date, inspection period, mortgage contingency, and deposit terms. We walk through mine line by line before you sign. [DEMO COPY pending client review]

Yes, on any home with a septic system or private well, which is most of Southern NH outside of Salem center and a few Derry neighborhoods. Septic inspection runs roughly $400 to $700. A full well water panel is typically $150 to $300. I coordinate both. [DEMO COPY pending client review]

Radon is common in New Hampshire granite bedrock and should be part of every inspection. If levels are high, mitigation systems run $1,200 to $2,500 typically and are negotiable with the seller. Lead paint applies to homes built before 1978. [DEMO COPY pending client review]

Typically 1 to 2 percent of the purchase price in Southern NH, held by the seller's attorney or listing brokerage. Fully refundable during the inspection period if we walk. We negotiate the exact amount with each offer. [DEMO COPY pending client review]

30 days with a mutual release clause. If it is not working for either of us, we walk. No six-month lock-in. Accountability is in the paperwork from day one. [DEMO COPY pending client review]

Professional photography on every listing, drone where the property calls for it, a staging consult, MLS entry, targeted email outreach to buyer agents, open house strategy tuned to your town. First weekend on market is the whole game. [DEMO COPY pending client review]

Usually some, rarely major. I walk through the house with you and give you a short list, the things a buyer is going to ding you on in inspection. We fix the cheap ones, we disclose the rest, we price it honestly. [DEMO COPY pending client review]

You can always take a cash offer, but on a typical $500,000 Southern NH home the math pencils out to roughly $45,000 less in your pocket at closing after iBuyer fees and adjustments, before the move. We talk through the tradeoff honestly. [DEMO COPY pending client review]

Usually yes, especially if you are a high earner. NH has no state income tax and no sales tax. Property taxes are higher per dollar of assessed value than much of MA but still typically lower in total on comparable homes. We do the math together in the tax calculator. [DEMO COPY pending client review]

Yes. Massachusetts taxes non-residents on income earned in MA, the so-called commuter tax. It is a real factor. We build that into the math before you assume a NH move saves what it appears to save on paper. [DEMO COPY pending client review]

Very. Southern NH mill rates vary from roughly $17 to $29 per thousand depending on town, and that is before exemptions for veterans, elderly, and blind. On a $600,000 home that is the difference between $10,200 and $17,400 a year. The calculator on the relocation hub runs this for you. [DEMO COPY pending client review]

Two changes. Listing agreements no longer advertise buyer agent compensation on the MLS, and every buyer now signs a written representation agreement before touring. It sounds bigger than it is in practice. We walk through the buyer agreement before you sign. [DEMO COPY pending client review]

Listing-side commissions in Southern NH typically run 2 to 3 percent, fully negotiable and not set by law. Buyer-side compensation is now separately negotiated between buyer and their agent. I show you the full structure in writing before we list or before we tour. [DEMO COPY pending client review]

Sellers in NH typically pay the real estate transfer tax at roughly $15 per $1,000 of sale price split between parties per local custom, plus attorney and recording fees. Buyers pay their share of the transfer tax, lender fees, title insurance, and prepaids. I send a full estimate before we go under contract. [DEMO COPY pending client review]