North Conway Buyer's Guide

Decide what matters most

A full-time home, a ski condo, and a rental property can call for very different searches. Start with your plans, your comfortable budget, and a short list of things you won’t compromise on.

• How often will you use the property, and in which seasons?
• Which towns, mountains, lakes, or activities matter to you?
• What are your must-haves—and what would simply be nice?
• How much maintenance do you want to take on?
• If rental income matters, does the purchase still work with a conservative budget?

A few good places to start

Get a search built around you

I can help set up a map-based MLS search and listing alerts around the locations and features that matter to you. If the results feel too broad—or too narrow—we’ll adjust them.

Ask Dave for a custom search →

Get ready before the right home appears

If you’ll be financing, talk with a lender about your budget, loan options, and preapproval. If you’ll pay cash, ask what proof of funds will be useful. We’ll also discuss representation, services, and compensation before you commit.

Start with the tax card

Town assessment records can help you compare the advertised layout with recorded building information, past sales, and tax details. An assessment is not an appraisal or a guarantee that every improvement is permitted.

Bedrooms and septic approvals

For a home on a private septic system, request the available design, approvals, and operating records. Compare those records with the advertised bedroom count and how you intend to use the home. An extra room does not automatically establish an additional approved bedroom.

If a record is missing or the layout has changed, ask the town, NHDES, and a qualified septic professional what needs to be confirmed.

Boundaries, access, and easements

Review the deed, recorded plans, easements, road rights, and any shared maintenance arrangements. A tax map or phone app can help you get oriented; neither establishes a legal boundary. Ask a licensed surveyor about boundary questions and an attorney about title or legal rights.

Useful tools—with limits

PeakFinder can help identify the mountains in a view. Mapping apps can help you explore the area, but don’t use them as a substitute for a survey, deed review, or confirmation of access rights.

Town contacts

Confirm the intended use

Before relying on rental income, investigate current town zoning, rental registration or permit requirements, safety requirements, deed restrictions, and association rules. Existing rental activity is not proof that your planned use is allowed or that an approval transfers to a new owner.

Ask specific questions

• Are short stays allowed at this property? Are there minimum stays or rental limits?
• What approvals, inspections, fees, and renewals apply to a new owner?
• What bedroom and occupancy limits apply?
• Does the association restrict pets, parking, amenities, or guest use?
• Will your lender and insurer accept the intended use?
• What bookings, deposits, furnishings, and management obligations would transfer?

Look at income after expenses

Review actual rental history where available and ask how projections were prepared. Personal use, seasonality, maintenance, vacancies, management, cleaning, utilities, insurance, taxes, and association costs all affect the result. Gross revenue is not take-home income.

Build a conservative scenario and a reserve for repairs. If the purchase depends on a best-case rental forecast, that deserves another look.

Make room for your own enjoyment

Think about the dates you want to use the home yourself and what it takes to operate it when you’re away. A rental plan should support your goals for the property.

My background includes starting and selling Blue Moose Vacations and working in vacation rental brokerage management. I’ll help you ask practical ownership questions early.

The agreement deserves your attention

In a typical New Hampshire residential transaction, we use a purchase and sales agreement to make the offer. It sets out the proposed purchase terms and can become a binding contract when acceptance and communication requirements are met. Read the agreement and its addenda before signing.

We’ll walk through the terms, and you can involve an attorney for legal advice.

Work through the moving parts

• Price and comparable sales: what supports your offer?
• Deposit: how much, who holds it, and when is it due?
• Financing: what conditions and deadlines apply?
• Inspections and due diligence: what can you investigate and by when?
• Included items: furnishings, appliances, equipment, and exclusions.
• Closing and possession: when does ownership transfer, and when can you move in?
• Representation and compensation: understand the written agreements and your costs.

Protect the deadlines

Once you’re under contract, create a calendar for deposits, inspections, document review, financing, and closing. The contract controls how days are counted and how notices must be delivered. Tell me promptly if anything changes.

A contingency is not a blanket promise that you can cancel or recover a deposit. Your rights depend on the agreement, the facts, and timely compliance.

Read more

Choose inspections for this home

Discuss the property and your concerns with qualified inspectors. A home inspection has limits; specialist evaluations may be useful for particular systems or conditions.

• General home: structure, roof, visible systems, and other items within the inspector’s scope.
• Septic: condition, records, capacity, and any needed specialist review.
• Water: supply and laboratory testing suited to the property.
• Radon: discuss air and, where appropriate, water testing.
• Other concerns: ask about lead paint, pests, heating, chimneys, drainage, or other property-specific issues.

Waterfront septic transfers need an early check

Certain developed waterfront property transfers are subject to specific New Hampshire septic evaluation requirements. Ask a qualified septic professional and your closing team whether the property is covered and how the current requirements will be satisfied before transfer.

The available compliance paths and any additional designer review depend on the property and current rules. Don’t assume a general home inspection covers this.

For condos and associations

Review the declaration, bylaws, rules, budget, available financial and reserve information, insurance, meeting minutes, and information about pending or possible assessments. Confirm the rental, pet, parking, and use rules that matter to you.

Permits and past improvements

Ask for available permits and records for additions and renovations. New Hampshire has a state building code; local enforcement arrangements vary. A lack of records or inspections is not evidence that work is compliant.

Review results before the deadline

Allow time to receive reports, ask follow-up questions, and decide how to proceed. Any request, notice, agreement, or extension needs to follow your contract’s requirements.

Plan for the full purchase

• Down payment and deposit timing. The deposit is generally credited toward the purchase, not an extra charge on top of the price.
• Lender, appraisal, title, recording, and settlement charges, as applicable.
• Inspections and specialist evaluations, often paid before closing.
• Transfer tax and any agreed allocation of costs.
• Insurance, prepaid expenses, tax adjustments, and lender escrow funding.
• Association fees, prorations, fuel, moving, and initial repairs, where applicable.

New Hampshire transfer tax

For a standard taxable transfer, the published state rate is $0.75 per $100 of consideration for the buyer and the same for the seller: 0.75% each. At a $400,000 price, that is $3,000 per side, or $6,000 combined. Confirm the actual amount, any exemption, and how the costs are allocated with your closing professional.

Get property-specific estimates

Ask your lender for the applicable loan disclosures and your closing team for an estimate of the cash needed. Get an insurance quote early, including any flood or rental-use coverage questions. Confirm which fees are recurring and which are one-time.

Before closing day

• Confirm loan conditions and closing arrangements with your professionals.
• Arrange insurance and utility transfers.
• Review the final figures and ask about anything you don’t understand.
• Confirm wire instructions by calling a trusted, independently verified number. Don’t rely on emailed changes.
• Complete the agreed walkthrough and resolve questions about condition or included items.

Think beyond the keys

Budget for property taxes, insurance, utilities, heating, plowing, maintenance, association fees, and reserves. If you’ll rent the home, include the additional costs of operating it.

Useful people and resources