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
Before you start touring, talk to a lender and get a pre-approval letter. It tells you what you can comfortably afford, and it tells sellers you are a serious buyer. Lake Winnipesaukee homes move quickly in season, and a pre-approval letter is often what separates an accepted offer from one that gets passed over.
House hunting with us
Once we know your wish list (waterfront vs. walk-to-water, year-round vs. summer use, beds, dock, budget), we set up a saved search so you see new listings the day they hit the MLS. We can tour on weekends, weekday evenings, or full days if you are driving up from out of state. We know which docks are deep enough for a big boat, which roads get plowed, and which lakes hold their value.
Writing the offer
In New Hampshire the first document is an Offer to Purchase. We write it together, including price, deposit, financing terms, inspection period, and any contingencies. The seller can accept, counter, or reject. Most negotiations happen here, and on a busy waterfront listing there may be competing offers, so we will walk you through strategy.
Purchase & Sale Agreement (P&S)
After your offer is accepted, both sides sign a more detailed Purchase & Sale Agreement. The P&S locks in the closing date and the contingency deadlines. Your earnest money deposit (typically 5 to 10 percent of the price) is delivered now and held in escrow by the listing brokerage or attorney.
Inspection period
You have a contractually defined window (commonly 10 to 14 days) 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. 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
Your lender orders an appraisal to confirm the home is worth what you are paying. If you are getting a mortgage, this is also when you formally submit all the documentation (tax returns, pay stubs, asset statements). Most contracts give you a financing deadline of 30 to 45 days from acceptance.
Closing
In New Hampshire, closings happen at the buyer’s real estate attorney’s office (not a title company). You bring a cashier’s check or wire for the down payment plus closing costs, sign a stack of documents, and leave with the keys. We attend the closing with you. Welcome to the lake.
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.
Our list is being updated. Reach out and we will send you our current recommendations for inspectors, lenders, attorneys, and insurance.
FAQ