New Hampshire · Manchester-Nashua, NH metro area

Buying a home in Nashua, New Hampshire

In Nashua, the median value of owner-occupied homes is $403,900, Hillsborough County's effective property tax rate is 1.66%, a purchase mortgage carried a median $4,752 in total loan costs in 2025, and median gross rent is $1,737 a month.

Data as of : Census ACS 2020-2024, Census Vintage 2024, HMDA 2025, HUD FY 2027. Sources

Nashua home costs, fact by fact

About Nashua

Nashua is an incorporated city in the Manchester-Nashua, NH metro area, home to 91,851 people. Hillsborough County's effective property tax rate (median tax as a share of home value) is 1.66%, and HUD sets the two-bedroom Fair Market Rent at $2,239.

Reading the Nashua figures

Nashua's owner-estimated median of $403,900 falls below the New Hampshire median of $487,100, and Manchester, the only other covered city in the state, reads $365,600, lower again. Rent follows the same order: Manchester shows $1,564 a month, while Nashua reports $1,737, and HUD's benchmark for a 2-bedroom in the Nashua area reaches $2,239. Hillsborough County's 1.66% rate leaves annual property tax at $6,999 for the median home there. The county's 2025 HMDA filings list 3,639 loans, and the middle loan carried an origination outlay of $4,752, with an interquartile range from $4,007 to $8,419. Owners occupy 55.8% of homes here, against 48.7% in Manchester.

Calculate for New Hampshire

If you buy

New Hampshire state transfer tax

Real estate transfer tax (RSA 78-B): $0.75 per $100 of price or consideration, or fractional part of $100, owed by each of buyer and seller (combined $1.50 per $100). Change the price: the amount is recalculated instantly.

Price$487,100
State transfer tax, for each of buyer and seller$3,653.25
Share of the price0.75% of the price
Who paysShared by buyer and seller

Default price: the New Hampshire median value of owner-occupied homes, $487,100 (Census ACS 2025). Rule: Per party: divide the price by $100, round up to the next whole unit, multiply by $0.75, rounded to the nearest whole dollar. Buyer and seller each owe this amount, so the combined tax is double. Minimum tax of $20 where the price is $4,000 or less. Who pays: The statute makes both purchaser and seller buy the tax stamps and applies the rate to both (RSA 78-B:4), so each pays $0.75 per $100. Not included: county and city transfer taxes, recording fees, title insurance and lender charges. New Hampshire transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: New Hampshire state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

Questions about buying a home in Nashua

How much is property tax in Nashua?

Homeowners in Hillsborough County pay a median $6,999 a year in property tax, 1.66% of the county median home value of $421,100 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Nashua?

Home-purchase mortgages in Hillsborough County carried median total loan costs of $4,752 in 2025; half of the 3,639 loans fell between $4,007 and $8,419 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in Nashua?

New Hampshire taxes the sale of real estate at $0.75 per $100 of the price, or part of $100, and the rate applies to both the buyer and the seller, so the combined tax is $1.50 per $100. On a $400,000 sale each side pays $3,000.

Is it cheaper to rent or buy in Nashua?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Nashua ($403,900) equals 19.4 years of the median gross rent ($1,737 a month), both from Census ACS 2020-2024.

Run your own numbers: rent vs buy calculator · closing costs calculator.

New Hampshire rules that apply in Nashua

Other large cities in New Hampshire

  • Manchester (main city of New Hampshire on Payotte)

Who licenses each trade in New Hampshire · All covered cities

Sources

New Hampshire · All states · Federal guides