What a Cash Sale Costs in New Hampshire, From Transfer Tax to Closing Fees
A cash buyer tells you there are no fees and no closing costs. A week later a friend mentions New Hampshire's transfer tax, and you wonder who pays that. Then you find a line on the draft contract about prorated taxes. Suddenly "no costs" doesn't feel so simple.
This guide breaks down New Hampshire cash home sale closing costs, transfer tax included, so you know which lines touch your side of the table. It also shows how different buyers word their cost promises, and how to get a written net sheet before you sign anything.
How IPS Cash Handles the Costs
IPS Cash, based at 21 Temple Street in Nashua, has been buying New Hampshire houses since 2016. It doesn't charge you commissions or fees, and asking for an offer costs nothing. IPS Cash covers closing costs and builds them into its offer, so you don't pay them out of pocket at the table.
That last part matters. The offer reflects the house's condition, the repairs it needs and recent nearby sales. It also reflects the costs IPS Cash takes on. That's why a cash offer from IPS Cash, or from any similar buyer, comes in below full market value.
So ask IPS Cash for the same thing you'd ask anyone: a written net sheet that shows every cost, who pays it and what lands in your hand. Ask too what could change the price after the team sees the house.
The Transfer Tax, in Plain Numbers
New Hampshire charges a real estate transfer tax under RSA 78-B. The rate is $0.75 for every $100 of the price. Here's the part people miss: the law applies that full rate to the buyer and again to the seller. Together that's $1.50 per $100, or 1.5% of the price.
The tax is rounded to the nearest whole dollar, and very small sales of $4,000 or less pay a $20 minimum. The state's Department of Revenue Administration handles it through its Granite Tax Connect system.
Here's what that looks like on a real number. IPS Cash's Nashua page put the city's median asking price at $520,000 as of September 5, 2026. At that price, each side's share is $3,900, and the two shares together come to $7,800. That's real money. Your share alone deserves a direct question before you sign.
In a cash sale, your contract decides who actually writes the check for your share. When a buyer says it covers closing costs, ask in plain words whether that includes the seller's $0.75 per $100 of transfer tax.
Other Costs That Can Touch Your Side
The transfer tax is the line most people forget, but it isn't the only one. Here are the others to look for on any New Hampshire cash home sale closing statement.
Your Mortgage Payoff
Any loan on the house gets paid off at closing from the sale money. Ask your lender for a payoff figure good through your closing date, since interest keeps adding up each day. If you also have a second mortgage or a home equity line, those get paid at closing too, so list every loan when you ask.
Property Tax Proration
Property taxes get split between buyer and seller based on the closing date. One New Hampshire agent's guide describes the seller paying back the buyer for any taxes the buyer has already covered. Confirm how that works on your sale with the closing attorney. For a sense of scale, Nashua's 2025 tax rate was $16.83 per $1,000 of value.
The Closing Itself
A closing attorney or a title company's closing agent usually runs a New Hampshire closing, records the deed and handles title insurance. No state law requiring an attorney turned up. Their fees have to be paid by someone, so check whether your buyer covers them.
Costs You'd Face Before Listing
If you sold through an agent, you'd also weigh a commission, repairs the buyer's lender might want, cleaning and staging. You'd keep paying the mortgage, taxes, insurance and utilities while the house sat on the market. A cash sale as-is skips most of that, though you pay for it through a lower price.
Those listing costs add up quietly. Every month the house sits means another mortgage payment, another utility bill and another round of yard work or snow removal, and none of it shows on the price you see online. Count them honestly when you compare.
How Other Buyers Word Their Cost Promises
Most cash buyers near Nashua say they'll handle closing costs. The exact words differ, and the words are what end up in your contract.
| Buyer | What its site says about closing costs |
|---|---|
| IPS Cash | Covers them and builds them into its offer |
| NH Home Buyers | "We cover all closing costs." |
| New England Home Buyers | Says it pays all closing costs |
| Ocean City Development | "We pay closing costs" on its NH page, "often" in its FAQ |
| Baldwin Home Buyers | "We Pay All Costs!" headline, "often" in its FAQ |
NH Home Buyers' wording is strong, and that's a point in its favor. Its homepage also says "Zero Fees to Sell Your House" and "No Closing Costs." One wrinkle: HomeLight's Nashua roundup describes it as charging no commission or appraisal fees, while noting other closing costs may apply. The company's own FAQ is clearer, so ask it to confirm in writing.
Keep in mind that every buyer's costs come from somewhere. A company that pays all closing costs still factors its total expenses into the number it offers. The cleanest way to compare is the bottom line each buyer will put on paper.
Ask Every Buyer for a Written Net Sheet
A net sheet is a short page that starts with the offer price and subtracts each cost to show what you'll walk away with. Ask every buyer, IPS Cash included, to fill one out before you sign. It should show these lines.
- The offer price
- Your share of the transfer tax, and who pays it
- Your mortgage payoff and any liens
- Property tax proration
- Closing attorney or title fees, and who pays them
- Any credit or deduction tied to the walkthrough
Then ask what could change any of those lines before closing, and how long the inspection window runs. A buyer that answers on paper is easier to trust than one that only answers out loud. Short answers are fine. Vague ones aren't.
Bottom Line
New Hampshire cash home sale closing costs and the transfer tax aren't hard to follow once they're on one page. If you'd like a local buyer to price your house, IPS Cash charges no fees and covers closing costs inside its offer. Ask for its net sheet, put it next to another buyer's, and decide on your own schedule.