New Hampshire process · seller view

The New Hampshire Home-Selling Process: Your Step-by-Step Checklist

This checklist walks you through selling a home in New Hampshire from prep work all the way to the closing table.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

You get the house ready, choose a listing agent, set a price, and put the home on the market. Most of the paperwork that protects you later gets prepared in this phase.

  1. Interview 2-3 listing agents

    YouBefore you sign a listing agreement

    Talk to a few licensed New Hampshire agents before signing anything. Ask each one how they price homes, how they market, and which brokerage they work for, because in NH the supervising broker is legally responsible for the listing.

    Cost: $0

  2. Read and sign the Brokerage Relationship Disclosure

    Your agentAt first substantive contact

    At your first real conversation about price or your situation, the agent must give you a Brokerage Relationship Disclosure form. It explains whether they will represent only you (single agency), both sides (dual agency), or act as a neutral facilitator under NH rules.

    You'll need

    • Brokerage Relationship Disclosure form

    Cost: $0

  3. Sign a written listing agreement

    Your agentBefore the home goes on the market

    Your listing agreement spells out the price, how long the listing runs, and how your agent gets paid. Read every line — especially the commission and any buyer-broker compensation you might offer as a separate seller concession.

    You'll need

    • Listing agreement

    Cost: $0

  4. Fill out the Property Condition Disclosure (PCD)

    YouBefore or at signing of the purchase and sale agreement

    New Hampshire law requires you to complete a Property Condition Disclosure form for most residential sales. You answer questions about the roof, foundation, electrical, plumbing, water supply, septic, and known environmental issues. Be honest — the form is not a warranty, but lying can come back later as a lawsuit.

    You'll need

    • NH Property Condition Disclosure form

    Cost: $0

  5. Pull together any past radon and well water tests

    YouBefore listing

    New Hampshire has some of the highest radon levels in the country, and bedrock wells in many counties can contain arsenic above the 10 PPB safety level. If you already have test results, share them — they are considered material facts under NH disclosure rules.

    You'll need

    • Past radon test reports
    • Past well water test reports

    Cost: $0

  6. Prepare a federal lead-based paint disclosure if your home was built before 1978

    YouBefore signing the purchase and sale agreement

    For homes built before 1978, federal law and the NH Lead Poisoning Prevention and Control Act require you to disclose known lead-based paint and hazards, give the buyer the EPA pamphlet, and allow a 10-day inspection window unless the buyer waives it in writing.

    You'll need

    • Federal lead-based paint disclosure form
    • EPA lead pamphlet

    Cost: $0

  7. Gather condo resale documents if you own a condo

    YouBefore listing if possible, no later than before contract signing

    If you are selling a condominium unit, NH law requires you to give the buyer a resale certificate that includes the declaration, bylaws, rules, the latest financial statement, the current budget, any pending special assessments, and known common-area defects. Start collecting these from your association early — they often take weeks to produce.

    You'll need

    • Condo declaration
    • Bylaws
    • Rules and regulations
    • Annual financial statement
    • Current budget
    • Special assessments statement

    Cost: varies

  8. Clean, declutter, and agree on a listing price

    YouBefore listing

    Walk the home with your agent and a fresh set of eyes. Fix the obvious stuff (paint touch-ups, broken bulbs, leaky faucets), declutter, and review the comparable sales in your area before locking in a list price.

    Cost: varies

Phase 2 of 7 · typically 1-3 weeks

Offer

Offers come in, you compare them, and you negotiate the terms. The goal is to land on a fully signed purchase and sale agreement that protects you.

  1. Review each offer side by side

    Your agentAs offers come in

    Do not just look at price. Compare the earnest money amount, the financing type, the closing date, the inspection window, and whether the buyer is asking you to pay any of their broker's fee or other concessions.

    You'll need

    • Purchase and sale offers

    Cost: $0

  2. Decide whether to offer to pay the buyer's broker

    Your agentWhile negotiating each offer

    Since August 17, 2024, NAR settlement rules block MLS listings from showing buyer-broker pay. You can still agree to cover part of the buyer's agent fee as a seller concession written into the purchase and sale agreement — but it is now negotiated deal by deal, not advertised through the MLS.

    Cost: varies

  3. Counter, accept, or reject the offers in writing

    Your agentWithin the offer's response deadline

    Whatever you decide, get it in writing. Your agent can fill in the blanks of a standard NH Association of REALTORS purchase and sale form, but only a licensed attorney can rewrite or add new legal clauses.

    You'll need

    • Counteroffer or acceptance

    Cost: $0

  4. Confirm the earnest money is on its way

    Escrow / titleWithin 3 banking days of acceptance

    Once both sides sign, the buyer should deliver earnest money to the listing broker's trust account. Under NH rules, the responsible broker has to deposit those funds within three banking days unless the contract says otherwise.

    You'll need

    • Earnest money check or wire confirmation

    Cost: $0

  5. Flag whether you are a foreign person for FIRPTA

    YouAs soon as an offer is accepted

    If you are not a US citizen or resident alien, federal FIRPTA rules require the buyer to withhold 15% of the gross sale price (10% if the price is $300,000 or less and the buyer plans to live there). Tell your agent and the closing company now so nothing surprises you at closing.

    You'll need

    • Tax residency information

    Cost: varies

Phase 3 of 7 · typically 1-2 weeks

Under Contract

The signed agreement is now in motion. You deliver disclosures, the buyer opens escrow, and the clock starts on inspections and financing.

  1. Deliver the Property Condition Disclosure to the buyer

    Your agentBefore or at signing of the purchase and sale agreement

    Hand over the signed PCD before or at the time the purchase and sale agreement is signed. This is required by NH law for most residential sales — skipping it can give the buyer grounds to walk away.

    You'll need

    • Completed NH Property Condition Disclosure

    Cost: $0

  2. Deliver the lead-based paint disclosure if the home is pre-1978

    Your agentBefore the purchase and sale agreement is fully signed

    For pre-1978 homes, give the buyer the signed federal lead disclosure and the EPA pamphlet. The buyer then has a 10-day window to test for lead unless they waive it in writing.

    You'll need

    • Federal lead-based paint disclosure form
    • EPA lead pamphlet

    Cost: $0

  3. Deliver the condo resale certificate if applicable

    YouAs soon as possible after acceptance

    If you are selling a condo, get the resale certificate, bylaws, financials, and any special assessment notices to the buyer right away. NH condo law gives the buyer rights to review these before they are fully bound, so delays here can blow up your deal.

    You'll need

    • Resale certificate
    • Condo financials
    • Bylaws

    Cost: varies

  4. Open escrow with the title company

    Escrow / titleWithin a few days of acceptance

    The buyer (or both sides together) picks a NH title company to handle escrow and closing. In NH, title companies run closings under attorney oversight, so this is also the team that will examine title and draft the deed.

    You'll need

    • Fully signed purchase and sale agreement

    Cost: $0

  5. Disclose any known environmental issues

    YouBefore or at signing of the purchase and sale agreement

    If you know about high radon, arsenic in the well, prior methamphetamine activity, or any other environmental contamination on the property, disclose it in writing. NH treats these as material facts, and hiding them can mean liability long after closing.

    You'll need

    • Test reports
    • Cleanup records

    Cost: $0

  6. Disclose flood-zone status

    YouBefore or at signing of the purchase and sale agreement

    If your home sits in a FEMA Special Flood Hazard Area, disclose it. The buyer's lender will require flood insurance for a federally backed loan, and NH's disclosure form already asks the question.

    You'll need

    • FEMA flood map snapshot
    • Past flood insurance records

    Cost: $0

Phase 4 of 7 · typically 1-2 weeks

Inspection

The buyer hires inspectors, you respond to any requests, and you both agree on what (if anything) needs to be fixed or credited.

  1. Make the home available for inspections

    YouDuring the inspection contingency window

    The buyer's inspectors usually need 2-4 hours. Be off the property during the inspection so the buyer can ask questions freely, and make sure pets and personal items are secured.

    Cost: $0

  2. Allow water, radon, and septic testing

    YouDuring the inspection contingency window

    Buyers in NH almost always test the well water for arsenic and bacteria, test indoor air for radon, and have the septic system inspected. Plan for these visits and clear access to the well head and septic tank covers.

    Cost: $0

  3. Review the inspection report with your agent

    Your agentWithin a few days of receiving the report

    Read through the inspection report carefully. Separate cosmetic items from real safety or system issues — those are what most buyers will actually ask you to address.

    You'll need

    • Inspection report

    Cost: $0

  4. Respond to the buyer's repair or credit requests in writing

    Your agentBefore the inspection deadline expires

    If the buyer asks for repairs or a credit, respond in writing through your agent. You can agree, decline, or counter — but get everything documented as an amendment to the purchase and sale agreement.

    You'll need

    • Amendment to purchase and sale agreement

    Cost: varies

  5. Complete any repairs you agreed to

    YouBefore final walk-through

    If you agreed to make repairs, use licensed contractors where required and keep copies of the invoices and any permits. The buyer (and their lender) will likely want proof before closing.

    You'll need

    • Repair invoices
    • Permits

    Cost: varies

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The buyer's lender appraises your home and finalizes the loan. Your job is to keep the home ready and respond quickly if anything comes up.

  1. Prep the home for the appraisal visit

    YouBefore the appraisal visit

    The appraiser will spend about 30-60 minutes at the property. Make sure it looks well-maintained, all rooms are accessible, and any recent upgrades are visible — those small details can support the value.

    Cost: $0

  2. Have your agent send recent comparable sales to the appraiser

    Your agentAround the time the appraisal is scheduled

    Your agent can put together a short packet of similar nearby sales and any upgrades you have done. Appraisers are not required to use it, but it helps when comps are thin in your neighborhood.

    You'll need

    • Comparable sales list
    • Improvement receipts

    Cost: $0

  3. Decide how to handle a low appraisal

    Your agentWithin a few days of receiving the appraisal

    If the appraisal comes in below the contract price, you have options: lower the price, ask the buyer to bring extra cash, mix the two, or challenge the appraisal with stronger comps. Your agent can guide you through what is realistic.

    You'll need

    • Appraisal report

    Cost: varies

  4. Answer title and survey questions promptly

    Escrow / titleAs issues arise

    The title company may come back with questions — old liens, an unreleased mortgage, a survey discrepancy, or a missing heir on a prior deed. Respond fast, because these issues all need to be cleared before closing.

    You'll need

    • Old payoff statements
    • Lien releases

    Cost: varies

Phase 6 of 7 · typically 1-2 weeks

Pre-Closing

The final stretch: clearing contingencies, preparing closing numbers, and signing off on the home's condition.

  1. Confirm the buyer is clear to close

    Your agentAbout 1 week before closing

    Your agent should get written confirmation from the buyer's lender that the loan is approved and ready to fund. Until then, your closing date is a target, not a guarantee.

    You'll need

    • Clear-to-close letter

    Cost: $0

  2. Review your seller settlement statement

    Escrow / title1-3 days before closing

    A day or two before closing, the title company will send you a settlement statement showing your payoff, fees, prorations, and net proceeds. Go through every line — this is the document that says how much money you actually walk away with.

    You'll need

    • Settlement statement

    Cost: $0

  3. Confirm the New Hampshire transfer tax on your settlement statement

    Escrow / titleBefore closing

    NH charges a real estate transfer tax of $0.75 per $100 of price, split evenly so each side pays $0.375 per $100. On a $400,000 sale that is $1,500 from you. Make sure your half is included on the settlement statement.

    You'll need

    • Settlement statement

    Cost: varies

  4. Cooperate with the buyer's final walk-through

    Seller's side1-3 days before closing

    Right before closing, the buyer will do a final walk-through to confirm the home is in the agreed condition and any promised repairs are done. Make sure utilities are on and the home is broom clean.

    Cost: $0

  5. Pack, move out, and arrange utility transfers

    YouBy the agreed possession date

    Plan to be fully moved out by the date in your contract, with utilities transferred or canceled effective the closing date. Leave behind everything that was supposed to convey (appliances, fixtures, garage door remotes, keys).

    Cost: varies

  6. Get a government ID and confirm wire instructions

    YouDay of closing

    Bring a valid government photo ID to closing. If you want your proceeds wired, confirm the wire instructions by calling the title company at a number you already know — wire fraud in real estate is common and money sent to the wrong account is almost impossible to recover.

    You'll need

    • Government-issued photo ID
    • Bank wire instructions

    Cost: $0

Phase 7 of 7 · typically 1 day

Closing

Everything signs, the deed records, and you get paid. In NH, this happens at a title company under attorney oversight.

  1. Attend the closing appointment

    Escrow / titleOn the closing date

    Closing in New Hampshire usually happens at a title company office under the oversight of a NH-licensed attorney. You will sign the deed, the settlement statement, and any state or federal tax forms.

    You'll need

    • Photo ID
    • Settlement statement
    • Deed

    Cost: $0

  2. Sign the deed and NH transfer tax declaration

    Escrow / titleAt closing

    You will sign the deed transferring title to the buyer and the NH Real Estate Transfer Tax declaration. Both get recorded at the county Registry of Deeds along with proof that the transfer tax was paid.

    You'll need

    • Deed
    • NH transfer tax declaration

    Cost: varies

  3. Hand over keys and possession

    YouAt or shortly after closing

    At closing (or whenever the contract says possession transfers), hand over all keys, garage remotes, alarm codes, mailbox keys, and any appliance manuals. After this, the home is the buyer's.

    Cost: $0

  4. Receive your net proceeds

    Escrow / titleAt or shortly after closing

    Once the deed is recorded, the title company releases your net proceeds by wire or check. If you are a foreign person under FIRPTA, the buyer will withhold the federal portion before you are paid the rest.

    You'll need

    • Final settlement statement

    Cost: $0

  5. Save every closing document for your taxes

    YouAfter closing

    Hold onto the signed settlement statement, the deed copy, and all disclosure forms. You will need them for next year's federal and state tax returns, especially to calculate capital gains on the sale.

    You'll need

    • Settlement statement
    • Recorded deed copy
    • Disclosure forms

    Cost: $0

Sources

  1. [1] RSA 331-A — Real Estate Practice Act
  2. [2] NAR Settlement FAQs — Written Buyer Agreements
  3. [3] NAR Settlement FAQs — MLS Policy Changes
  4. [4] RSA 78-B — Transfer Tax on Real Property
  5. [5] NH OPLC Real Estate — Closing Cost Overview
  6. [6] NH OPLC Real Estate — Team and Group Advertising Guidance
  7. [7] NAR Settlement FAQs — Buyer Representation and Compensation
  8. [8] RSA 477 — Conveyances of Realty
  9. [9] IRS FIRPTA Withholding
  10. [10] FEMA Flood Map Service Center
  11. [11] RSA 477 — Conveyances of Realty
  12. [12] RSA 356-B — Condominium Act
  13. [13] NH OPLC Real Estate — Material Fact and Disclosure Duties
  14. [14] RSA 477 — Conveyances of Realty
  15. [15] RSA 147-A — Hazardous Waste Management
  16. [16] RSA 483-B — Shoreland Water Quality Protection Act
  17. [17] EPA Lead — Real Estate Disclosure Requirements
  18. [18] RSA 130-A — Lead Poisoning Prevention and Control
  19. [19] RSA 477 — Conveyances of Realty
  20. [20] NH OPLC Real Estate — Property Condition Disclosure Form
  21. [21] RSA 331-A — Real Estate Practice Act
  22. [22] NH OPLC Real Estate — Agency Disclosure Forms
  23. [23] RSA 331-A — Real Estate Practice Act
  24. [24] NH OPLC Real Estate — Contract Practices and Agent Authority
  25. [25] RSA 331-A — Real Estate Practice Act
  26. [26] NH OPLC Real Estate — Closing Procedures
  27. [27] RSA 331-A — Real Estate Practice Act
  28. [28] NH OPLC Real Estate Commission — Trust Account Rules

Last updated May 15, 2026