Thinking about crossing the border from Massachusetts into Salem, New Hampshire and wondering how your closing costs will change? You are not alone. Many buyers and sellers are surprised to learn that customs, taxes, and recording practices can shift once you move a few miles north. This guide helps you compare the typical line items, understand who usually pays what, and plan your cash to close with fewer surprises. Let’s dive in.
What changes when you cross the state line
You will see many of the same line items in both states, like lender fees, appraisal, and title charges. The bigger differences show up in state and local practices, recording fees, and who customarily pays certain items. Customs are not laws, so your purchase and sale agreement controls what you ultimately owe.
New Hampshire has no general state sales tax and generally no broad wage income tax. That affects your household budget after you close, not the actual closing statement. Since each county and town handles recording and certifications differently, plan to verify specifics with the Rockingham County Registry of Deeds and the Town of Salem before you finalize numbers.
If you are financing, the format of your Closing Disclosure will look familiar. For a quick refresher on what each line means, review the Consumer Financial Protection Bureau’s plain-English overview in the CFPB’s guide to closing costs.
Buyer closing costs: MA vs. Salem, NH
Down payment
- What it is: Your portion of the purchase price due at closing.
- Who pays: You.
- What changes: No change in mechanics across states. Your loan program drives the amount.
- Salem tip: Confirm your earnest money deposit requirements and timing with your lender and closing team.
Lender fees and points
- What it is: Origination, underwriting, processing, and any discount points.
- Who pays: Typically the buyer, unless you negotiate a seller credit.
- What changes: Fees are lender and program specific, not state specific.
- Salem tip: Compare quotes from lenders that regularly close in New Hampshire and ask about any state-specific disclosures.
Appraisal, credit report, and survey
- What it is: Third-party verifications your lender may require.
- Who pays: Buyer.
- What changes: Ranges are similar. Costs can vary by property type and demand.
- Salem tip: In busy commuter markets, schedules can fill quickly. Order early to avoid delays.
Title search and title insurance
- What it is: Title search confirms ownership and liens. Title insurance protects the lender and, if you choose, the owner.
- Who pays: Buyer customarily pays the lender’s policy. Who pays the owner’s policy varies by local custom and contract.
- What changes: In parts of New England, sellers often buy the owner’s policy, but practices vary by county and by deal.
- Salem tip: Ask a Rockingham County title company or your closing attorney for a written title premium estimate and to confirm who usually pays the owner’s policy in Salem.
Recording fees
- What it is: Fees to record your deed and mortgage with the county.
- Who pays: Often split by role. Buyers typically pay to record the mortgage. Sellers often cover the deed recording, subject to contract.
- What changes: Both states charge recording fees, but schedules and amounts differ by county.
- Salem tip: Check the current fee schedule with the Rockingham County Registry of Deeds to estimate deed and mortgage recording costs.
Transfer or conveyance taxes
- What it is: State or local taxes on the transfer of real estate.
- Who pays: Varies by state law and local custom.
- What changes: Rules and formulas differ from Massachusetts to New Hampshire.
- Salem tip: Verify current rules and who pays with the New Hampshire Department of Revenue Administration and the Rockingham County Registry of Deeds before you finalize your budget.
Prepaids and escrows
- What it is: Homeowners insurance, prepaid mortgage interest, property tax prorations, and initial escrow deposits.
- Who pays: Buyer.
- What changes: Mechanics are the same. Amounts depend on local tax rates and your close date.
- Salem tip: Ask the Salem Town Assessor for the current tax rate and payment calendar so you can estimate prorations and initial escrow deposits.
HOA or condo fees
- What it is: Dues, transfer or move-in fees, and prorated assessments.
- Who pays: Buyer or seller based on timing and contract.
- What changes: Similar structure in both states.
- Salem tip: Request the association’s resale package early to capture any admin or transfer fees on your Closing Disclosure.
Seller closing costs: MA vs. Salem, NH
Real estate commission
- What it is: Compensation paid to listing and cooperating brokers.
- Who pays: Typically the seller, unless negotiated otherwise.
- What changes: Commission totals are negotiated locally. In many U.S. markets, common totals are about 5 to 6 percent, split between brokers, but actual rates vary.
- Salem tip: Ask for a net-to-seller estimate that models different commission scenarios and price points so you can plan with confidence.
Title, recording, and conveyance items
- What it is: Owner’s title policy if customary, deed preparation, deed recording, and lien release recording.
- Who pays: Often the seller covers deed-related items and mortgage lien releases. Customs vary and your contract controls.
- What changes: Who pays the owner’s policy and any transfer taxes differs across New England markets.
- Salem tip: Confirm local practice for the owner’s policy and any transfer charges with your closing attorney or title company.
Payoffs, prorations, and concessions
- What it is: Mortgage payoff, prorated property taxes through the day of closing, negotiated repairs or credits, and your attorney fees if applicable.
- Who pays: Seller.
- What changes: Similar mechanics in both states.
- Salem tip: Ask your title company for lien release timing and any courier or wire fees so you can set expectations for final proceeds.
Local steps and offices to contact
Getting numbers from the source keeps surprises off your closing statement. Use these offices for current guidance:
- Town of Salem, NH: Check the Town Assessor and Town Clerk pages for the current property tax rate, assessment schedule, tax calendar, and any required municipal certificates. Visit the Town of Salem website.
- Rockingham County Registry of Deeds: Confirm recording requirements, deed and mortgage recording fees, and how documents are submitted. Review the Rockingham County Registry portal.
- New Hampshire Department of Revenue Administration: Verify statewide rules for any transfer or conveyance taxes and property tax guidance. See the NH DRA site.
- Massachusetts Department of Revenue: If you are selling in MA, confirm any deeds excise or state filings tied to your sale. Visit the MA DOR.
- Local title companies and closing attorneys: Request itemized title premium quotes, closing fees, and who usually pays the owner’s policy in Salem. Ask for a written estimate.
- Local lenders: Compare closing cost estimates for New Hampshire loans and escrow requirements.
How to plan your cash to close
A little structure goes a long way. Start with a preliminary estimate, then layer in buffers and town or county specifics.
- Request early estimates
- Buyers: Ask your lender for a Loan Estimate and, later, a Closing Disclosure so you can see line-by-line costs.
- Sellers: Ask your listing agent for an estimated net sheet using your expected price range and timing.
- Add a realistic buffer
- Set aside an extra 1,000 to 3,000 dollars for last-minute prorations, municipal certificates, and recording nuances. Increase the buffer for higher-priced homes or complex timelines.
- Confirm local variables
- Check Salem’s tax calendar, Rockingham County recording fees, and any state transfer tax rules so you do not miss a required item that changes your bottom line.
- Coordinate timing across two transactions
- If you are selling in MA and buying in NH, remember credits from your MA sale stay with that transaction. Negotiate any NH closing credits separately.
Buyer cash-to-close checklist
Use this quick list to organize what you will bring to closing:
- Down payment
- Lender fees: origination, underwriting, processing, points
- Third-party fees: appraisal, credit report, flood cert, survey if required
- Title charges: lender’s policy, optional owner’s policy, title search, closing/settlement fee
- Government fees: mortgage recording, deed recording if buyer pays
- Prepaids: homeowners insurance, prepaid interest, initial escrow deposits
- Prorations: property taxes based on closing date
- HOA or condo transfer fees, if applicable
- Lender-imposed cash reserves, if required
Seller net proceeds checklist
Plan for these common debits before you count your net:
- Real estate commission, typically the largest line item
- Mortgage payoff and any lien release or courier fees
- Title and closing charges
- Prorated property taxes through the day of closing
- Seller concessions or repair credits agreed in your contract
- Town-required certificates or permits
- Attorney fees, if applicable
Practical differences to verify in Salem
Small local details can change your final numbers or timing. Before you lock in dates, check these items:
- Salem property tax rate and last assessment date to estimate prorations
- Rockingham County deed and mortgage recording fees and per-page charges
- Whether the town requires any certificates that add fees to closing
- Typical turnaround times for recording releases, which can affect when you receive final proceeds
- Whether your closing will be at a title company, at an attorney’s office, or remote, and who pays the closing fee
Your next steps
- Call your lender or mortgage broker to update your Loan Estimate with New Hampshire specifics.
- Ask a Salem-area title company or closing attorney for a written title quote including owner’s and lender’s policies and recording fees.
- Contact the Town of Salem and the Rockingham County Registry of Deeds for current tax calendars and fee schedules.
- Build in a small contingency so last-minute adjustments do not derail your plans.
When you are moving across state lines, having a local, organized team makes the numbers and logistics simpler. If you want a step-by-step plan for your sale in Massachusetts and purchase in Salem, we can help you line up timelines, estimates, and vendors so you close with confidence. Connect with DiPietro Group Real Estate to get a customized closing cost walkthrough and neighborhood insights tailored to your move. Schedule a free buyer or seller consultation.
FAQs
Who pays the owner’s title insurance in Salem, NH?
- Custom varies. In some New England markets the seller pays for the owner’s policy, but it is negotiable. Confirm with your Salem title company or closing attorney and get a written estimate.
Are there transfer taxes when buying in Salem, NH?
- Rules differ by state and locality. Verify current New Hampshire transfer or conveyance tax rules and who pays with the NH Department of Revenue Administration and the Rockingham County Registry of Deeds.
Do I need a closing attorney in New Hampshire?
- Not always. Closings may be handled by a title company, settlement agent, or attorney depending on your lender and local custom. Ask your lender and agent early so you can budget correctly.
Will my seller credits from a Massachusetts sale apply to my New Hampshire purchase?
- No. Credits negotiated in your Massachusetts sale apply only to that transaction. Negotiate closing credits separately with the seller of your New Hampshire home.
How do property tax differences affect my budget in Salem?
- New Hampshire towns rely heavily on property taxes, and cycles can differ from Massachusetts. Request Salem’s current rate and tax calendar to estimate annual taxes and your closing prorations.
Are real estate commissions different in Salem compared with Massachusetts?
- Commissions are negotiated locally. Many U.S. markets see totals around 5 to 6 percent, but actual rates and splits vary. Ask for a net-to-seller scenario based on your price and timing.
CFPB closing cost overview | Town of Salem, NH | Rockingham County Registry of Deeds | NH Department of Revenue Administration | Massachusetts Department of Revenue
