Most buyers in New Hampshire should plan for closing costs of roughly 2% to 5% of the purchase price, on top of the down payment. Where you land in that range depends on your loan type, the town you buy in, the time of year you close and how much the seller agrees to contribute. Here is what each cost is, who typically pays it in NH and how to lower it.
How much are closing costs in New Hampshire?
On a $400,000 home, a range of about $8,000 to $20,000 is a reasonable starting estimate. That total is split into two buckets:
- Closing costs: one-time fees for the loan, title, attorney or closing agent, recording and the state transfer tax.
- Prepaids and escrows: money you put toward future bills (property taxes, homeowners insurance and daily interest). These are not fees, but they are due at closing.
Your lender must give you a Loan Estimate within three business days of your application and a Closing Disclosure at least three business days before closing, so you will see the exact numbers before you sign anything.
The NH real estate transfer tax
This is the cost that surprises buyers moving from other states. New Hampshire charges a real estate transfer tax of $1.50 per $100 of the sale price, and by law it is split evenly between buyer and seller. Each side pays $0.75 per $100.
- $300,000 home: buyer share about $2,250
- $400,000 home: buyer share about $3,000
- $500,000 home: buyer share about $3,750
The buyer share can be negotiated in the purchase agreement, but most NH transactions follow the even split.
Lender fees
- Origination or processing and underwriting fees: vary by lender, compare them on the Loan Estimate.
- Appraisal: commonly several hundred dollars, more for multi-family or rural properties.
- Credit report and flood certification: small, but always present.
- Discount points (optional): paid to lower your rate. One point equals 1% of the loan amount.
FHA loans add an upfront mortgage insurance premium and VA loans add a funding fee, but both are usually financed into the loan rather than paid in cash. See the FHA requirements guide and the VA loan guide for details.
Title, closing and recording costs
- Title search and exam: confirms the seller can legally transfer the property.
- Lender's title insurance: required by the lender, priced on the loan amount.
- Owner's title insurance: optional in NH, but it protects your equity and is a one-time cost. Most buyers should consider it.
- Settlement or attorney fee: NH closings are commonly handled by a title company or attorney.
- Recording fees: paid to the county registry of deeds to record your deed and mortgage.
Prepaids and escrow: why NH timing matters
New Hampshire property taxes are high as a share of home value, and many towns bill twice a year. Depending on when you close relative to the next tax bill, your lender may need to collect several months of taxes to seed your escrow account. You may also reimburse the seller for taxes they already paid covering days you will own the home.
- First year of homeowners insurance, paid in advance.
- Two or more months of insurance and taxes held in escrow as a cushion.
- Prepaid daily interest from closing day to the end of that month.
Tax rates vary sharply by town, so the same house price can mean very different escrow deposits. The affordability guide explains how local taxes also change your qualifying payment.
A sample buyer estimate
For a $400,000 conventional purchase with 10% down, an illustrative breakdown might look like this. Actual figures depend on the lender, title company, town and closing date.
| Item | Illustrative amount |
|---|---|
| NH transfer tax (buyer half) | $3,000 |
| Lender fees and appraisal | $1,500 to $3,000 |
| Title, settlement and recording | $1,500 to $3,000 |
| Prepaid insurance and interest | $1,500 to $2,500 |
| Initial escrow deposit (taxes, insurance) | $2,000 to $5,000 |
| Estimated total | $9,500 to $16,500 |
How to lower your NH closing costs
Negotiate seller concessions
Sellers can credit part of your costs at closing. Limits depend on the loan: conventional loans typically allow 3% to 9% depending on down payment, FHA allows up to 6% and VA allows reasonable closing costs plus up to 4% in concessions.
Use down payment and closing cost assistance
New Hampshire Housing offers programs that can help with down payment and closing costs for eligible buyers. See first-time home buyer programs in NH, MA and ME.
Consider a lender credit
Taking a slightly higher rate in exchange for a lender credit can reduce cash due at closing. It is a trade off worth running both ways.
Pick your closing date carefully
Closing later in the month reduces prepaid interest, and closing right after a tax bill is paid can change your escrow deposit.
Compare Loan Estimates
Lender and title fees are not identical everywhere. Ask for itemized estimates and compare them line by line.
Plan the full cash to close
Your cash to close is down payment plus closing costs plus prepaids, minus your earnest money deposit and any credits. Use the mortgage calculator for the monthly side, and the first-time home buyer guide for the full step by step process. I work with buyers across New Hampshire, Massachusetts and Maine.
Want an itemized estimate for a specific town and price? Send me your details or call 603-212-7944. There is no cost and no obligation.