Buyer's Guide
Buying in the NH Lakes Region
Thirty years on Lake Winnipesaukee. We have walked every kind of buyer through this process, from first-time summer cottage shoppers to year-round lakefront moves. Here is how it works, what to budget for, and who we trust.
The process
How buying a home works
Get pre-approved or have proof of funds ready
Before we start showing properties, you should have either a pre-approval letter from a lender or proof of funds prepared (a note from your financial manager, a current bank statement, or a brokerage statement). On a busy waterfront listing, an offer without one of those is usually the one that gets passed over.
House hunting with us
The fastest way to keep up with the market is to set up a saved search on our MLS page so new listings come straight to your inbox the day they hit. When something looks like a real fit, we coordinate showings. If you cannot make it up for a showing on a property you are genuinely interested in, we are happy to do a FaceTime walk-through for you so you do not lose the home over timing.
Writing the Purchase & Sale Agreement
New Hampshire uses a single document, the Purchase & Sale Agreement (P&S), as both the offer and the binding contract. There is no separate Offer to Purchase step like Massachusetts. We write the P&S together, including price, deposit, financing terms, inspection period, closing date, and any contingencies. The seller can accept, counter, or reject. Most negotiations happen here, and on a busy waterfront listing there may be competing P&S submissions, so we will walk you through strategy.
Acceptance and earnest money
Once the seller signs the P&S, that is the effective date of your contract and the contingency countdown starts. Your earnest money deposit is delivered now. We hold deposits in escrow for our buyers ourselves — we like to keep control of that side. Some deals also have a second deposit later in the process; the timing and the reason are written into the P&S.
Inspection period
You have a contractually defined window to inspect the property. For waterfront homes that almost always includes a general home inspection, a water test if the home is on a well, and a septic inspection. New Hampshire has stricter septic rules for shoreland properties, so this matters more on the lake than it does inland. We can also recommend specialists for the dock, the boathouse, or the seawall. If something serious comes up, we can renegotiate or, if it cannot be resolved, walk away with your deposit returned.
Financing and appraisal
This step only applies if you are getting a mortgage. Your lender orders an appraisal to confirm the home is worth what you are paying. The milestone that matters in the contract is the financing deadline: by that date, your lender owes you a firm yes or no.
Closing
In New Hampshire you can close at either a real estate attorney's office or a title company. Either way, they will draft the closing documents and tell you exactly what to bring and how. Closings can be in person or remote — we no longer all have to sit around a table, though we still do when it makes sense. We attend the closing with you. Then it is all yours: keys in hand, dock at your back, and the rest of the summer ahead.
Trusted partners
Who we recommend
Local professionals we have personally worked with for years. You are never obligated to use them, but starting here saves time.
Home Inspectors
Housemasters
Real Estate Attorneys
Walker and Varney P.C.
FAQ