Southern NH real estate questions, answered.

One on one. I show up to the listing appointment, the inspection, and the closing myself, and I call the day after to make sure the trash pickup is right. That is the whole model.

Fast, and from me. Call or text and I get back to you personally, and if I am in a closing I text you as soon as I step out. Responsiveness is the whole job.

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.

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.

Yes, on any home with a septic system or private well, which covers a large share of Southern NH outside the town centers served by municipal water and sewer. I coordinate both, and you get the inspectors' quotes before you commit.

Radon is common in New Hampshire granite bedrock and should be part of every inspection. If levels are high, a mitigation system is a common fix, and its cost is negotiable with the seller. Get a written quote from a certified installer before you negotiate. Lead paint applies to homes built before 1978.

It is negotiated with each offer and written into the Purchase and Sale agreement, along with who holds it and the conditions under which it comes back to you, such as walking away within the inspection period. We set the amount together based on the house and how competitive the offer needs to be.

We agree on the term together, in writing, before anything is signed. You read every line of the listing agreement first, including how either of us can end it, and I answer every question about it before you sign.

We build a written marketing and presentation plan for your house before it lists: photography, staging advice, MLS entry, outreach to buyer agents, and an open house strategy tuned to your town. Who handles and pays for each piece is agreed in writing up front. Ask me how I handle photography and staging on a home like yours.

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.

You can always take a cash offer. The real number is the net after the service fee and repair deductions, and Opendoor says its fee varies by market and property. I wrote up an illustrative example on a hypothetical $500,000 home in the blog post on Opendoor vs. listing, and we can run the same math on your actual offer before you decide.

Usually yes, especially if your work is based outside Massachusetts. NH has no state income tax on wages and no sales tax. Property tax usually runs higher in NH, so the savings come from the income and sales tax side. If you keep commuting into a Massachusetts job, MA still taxes those wages. We do the math together in the tax calculator.

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.

Very. Across the NH towns I cover, 2025 total tax rates run from $12.82 per thousand in Atkinson to $22.96 in Raymond (NH Department of Revenue Administration), and that is before exemptions for veterans, elderly, and blind homeowners. On a $600,000 assessment that is the difference between $7,692 and $13,776 a year. The calculator on the relocation hub runs this for you.

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.

Commission is negotiable and set together before anything is signed. No law sets it. Buyer-side compensation is now separately negotiated between the buyer and their agent. I show you the full structure in writing before we list or before we tour.

New Hampshire's real estate transfer tax is $0.75 per $100 of the price from the seller and another $0.75 per $100 from the buyer (RSA 78-B:1), so $3,750 each on a $500,000 sale. Sellers also pay their attorney and related 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.