How Do You Buy a Home in Massachusetts or New Hampshire? The Complete 2026 Buyer Guide

Talk to a lender. When a new buyer calls me, the first thing I ask is whether they've talked to a lender yet.

Pre-qualification is a quick guess based on what you tell a lender. Pre-approval is the real thing. The lender checks your credit, income and savings, then writes a letter saying how much they'll lend. Sellers in Massachusetts and New Hampshire take a pre-approval letter far more seriously.

What you qualify for and what you're comfortable paying are two different numbers. Know both. When you compare lenders, look past the rate. Ask how long their approval takes, whether they know how deals work in MA and NH, and whether you can reach a real person on a Friday.

First-time buyer? Read the First-Time Buyer Playbook for the down payment programs in both states.

Yes. Before you tour a home with an agent, in person or online, you'll be asked to sign a written buyer agreement. That's the rule for Realtors, according to the National Association of Realtors.

The agreement says what your agent will do for you and how they'll be paid. The pay isn't set by law. It's open to discussion, and the agreement has to state it clearly, not as a range. Walking into an open house on your own doesn't need one.

Read it, ask questions, and make sure you understand it before you sign.

Split your list in two: needs and wants. Needs are things you won't bend on, like bedrooms, parking, a yard or a school district. Wants make life nicer but aren't deal breakers.

Here's my favorite trick. Write down the five things that bug you most about where you live now. That list tells you more about what you need than any wish list.

Look at both states if your life allows it. New Hampshire doesn't tax wages, and it ended its tax on interest and dividends for tax periods starting January 1, 2025, according to the New Hampshire Department of Revenue. Property taxes and commutes differ town to town, so run the real numbers. Our MA vs NH comparison lays them side by side.

I see it all the time. Buyers who start in Andover MA or Newburyport MA often end up loving North Andover MA, Haverhill MA, Amesbury MA or Salem NH. They find a house they're proud of at a payment they feel good about.

Start with the bones, not the kitchen. Paint is easy to change. A roof isn't.

• Roof: How old is it? Look for missing or curling shingles.
• Heat and air: What kind of system? How old? When was it last serviced?
• Water heater: Note its age and type.
• Foundation: Look for cracks, bowing or signs of water. White powder on basement walls can be a moisture sign.
• Electrical panel: Note the brand and age. Some older panels can make insurance harder to get.

Watch for fresh paint in one odd spot, strong air fresheners in a basement, patched drywall, and ground that slopes toward the house. Look under every sink. Then test things. Run the water, flush the toilets, open the windows and turn on the heat.

After each showing, take five minutes to talk it over. What worked? What surprised you? You'll get sharper with every house.

Start with what homes like this one really sold for, not what sellers are asking. We call those accurate similar sales.

Then look at what's for sale right now in your price range, since that's what you could buy instead. Check how long the house has been for sale and whether the price has dropped. Together, those tell you what the house is worth to a buyer today.

Price is only one part of an offer. Your financing, your dates and your protections all matter to a seller. In a bidding war, you don't always win by offering the most money. You win by being the easiest yes. Our negotiation guide shows how sellers read offers.

A contingency is a part of your offer that lets you back out, or renegotiate, if something specific goes wrong. Before you waive one, ask what that protection is worth if the deal goes wrong.

• Inspection contingency: lets you inspect the home and then negotiate or walk away. In Massachusetts, it's yours to keep. Since October 15, 2025, a seller can't ask you to waive it or pick an offer because the buyer gave it up. In New Hampshire you can still waive it.
• Mortgage contingency: protects you if your loan doesn't come through.
• Appraisal protection: helps if the lender's appraisal comes in below your price. An appraisal is the lender's check on what the home is worth.

In New Hampshire, where you can still waive it, some buyers do an inspection before they make an offer. That lets you write a cleaner offer and still know what you're buying.

An escalation clause says you'll beat other offers by a set amount, up to a top price you choose. It can work, though it also shows the seller your top number. We decide case by case.

Two things run at once: the inspection and your lender's review of your loan.

In Massachusetts, your accepted offer comes first. Next comes the purchase and sale agreement, which is the full contract. Have your real estate attorney chosen before you make an offer, so they can review it fast.

Go to the inspection. Hearing the inspector explain things in person beats reading the report later. Afterward, you can go ahead, ask for repairs, ask for a credit or a lower price, or walk away if the problems are serious and your contract allows it.

Some homes need extra checks. In Massachusetts, a home with a septic system needs a Title 5 inspection within two years before the sale, and the owner arranges it, according to the state. In New Hampshire, radon testing is common. The state health department says a short-term test is often used in sales, with two kits set side by side and the results averaged.

While your lender reviews your loan, don't open new credit, make big purchases or change jobs. Send any paperwork they ask for right away. That keeps your closing on time.

You sign, the money moves, and you get the keys. For most loans, your lender must send you a Closing Disclosure, which is the final list of your loan terms and costs, at least three business days before closing, according to the Consumer Financial Protection Bureau. Read it, and ask about anything you don't recognize.

Right before closing, you'll do a final walk-through. It's not a second inspection. It's a check that the home is in the shape you agreed to and that any promised repairs are done.

Confirm wire instructions by phone with your attorney before you send any money. After closing, the deed is recorded at the county Registry of Deeds.

One more Massachusetts tip. A homestead protects some of your home equity. It covers up to $125,000 automatically, and up to $1,000,000 if you file a Declaration of Homestead at the Registry of Deeds. The state filing fee is $35, according to mass.gov. Ask your attorney about filing it at closing.

Selling a home too? Start with our buying and selling at the same time guide.