Buying with Kyle
Buying a home in New Hampshire should make sense.
Kyle CavanaughNew Hampshire REALTOR® and real estate investor
Start with your questions, your timing, and what you want your next home to make possible. I’ll help you build a clear plan and move forward without pressure.
Your homebuying roadmap
Nine steps. Three clear chapters.
You do not need to know this language before you start. Open any step for a plain-English explanation, common terms, one practical tip, and a checkpoint. Every purchase is a little different, and some steps overlap. This guide is educational; your signed agreement and advice from the professionals working on your purchase apply to your situation.
Chapter 1 of 3
Get Ready Without Rushing
Start with your goals, choose a comfortable budget, and learn what matters before making an offer.
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Step 1 of 9: Start with your goals and timing Share what you want to change, what matters most, and when a move would feel right.
In plain English
Buying starts with a conversation, not a commitment. We’ll turn your priorities, timing, and questions into a flexible plan. Before touring together, I’ll explain the buyer agreement, what I do for you, who I represent, and how I am paid so you can decide whether the relationship feels right.
What you may do
- List your must-haves and nice-to-haves.
- Think about timing, location, daily routines, and what you want the move to make possible.
- Share any concerns about money, credit, selling another home, or ending a lease.
- Review the buyer agreement and ask questions before signing it.
Words you may hear
- Buyer agreement
- A written agreement covering my services, the length of our relationship, and compensation.
- Representation
- Who the agent works for and whose interests the agent is responsible for protecting.
- Compensation
- How the agent is paid, including the amount, method, and possible sources of payment.
Before moving on
Do I understand how we’ll work together and which priorities matter most right now?
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Step 2 of 9: Set a comfortable budget and get preapproved Understand the costs, then ask a lender to confirm a realistic range.
In plain English
A preapproval gives you a starting range, not a promise of final loan approval or a required spending target. Look beyond price to the payment, taxes, insurance, association fees, utilities, maintenance, and upfront cash.
What you may do
- Compare lenders, loan options, rates, fees, and communication, then choose the lender you trust. I can share names if helpful, but the decision is yours.
- Provide financial documents so the lender can review your income, assets, debts, and credit.
- Choose a monthly payment that leaves room for repairs, utilities, savings, and normal life.
- Explore current New Hampshire Housing programs and ask lenders you are considering whether any may fit. Programs and eligibility can change.
Words you may hear
- Preapproval
- A lender’s conditional estimate of what you may be able to borrow. Final approval depends on updated finances, the property, and underwriting.
- Down payment
- The portion of the price you pay rather than borrow. It differs from your deposit and total cash to close.
- Closing costs
- Fees tied to the loan and closing, such as lender, appraisal, title, legal, and recording charges. Prepaid taxes and insurance may appear separately.
- Cash to close
- The total funds due at closing after applicable deposits and credits. Early estimates can change.
Before moving on
Does this payment leave room for utilities, maintenance, savings, and everyday life?
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Step 3 of 9: Find and compare homes Compare each home with your needs, budget, condition, and long-term plans.
In plain English
Photos and listing details are a starting point, not the whole story. We’ll compare how each home fits your life, what it may cost to own, its visible condition, and what deserves more research.
What you may do
- Build a search around your budget, preferred locations, space needs, and daily routines.
- Tour homes, take notes, and adjust priorities as you learn.
- Review available taxes, disclosures, association details, and property records.
- Compare ownership costs and note anything needing inspection or research.
Words you may hear
- Listing
- Information used to market the property. Treat it as a starting point and verify important details.
- Disclosure
- Information the seller provides about the property. It does not guarantee condition or replace inspections and research.
- Home systems
- Major working parts, including heating, electrical, plumbing, water, and septic or sewer service.
- Association
- A condo or homeowners group that may have shared expenses, regular fees, rules, and documents to review.
Before moving on
Does this home fit well enough to justify an offer, and what needs more research?
Chapter 2 of 3
Make an Offer and Learn About the Home
Put your choices in writing, keep the important dates clear, and use the time in your agreement to learn more.
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Step 4 of 9: Make an offer you understand Choose the price and important terms you want to propose.
In plain English
When you find the right home, we turn your interest into a written offer. In many New Hampshire purchases, the offer uses a Purchase and Sales Agreement, or P&S. It covers price, deposits, financing, deadlines, inspections and research, items staying with the home, title, and closing.
Once accepted and fully signed, the P&S can become the binding contract for the sale. I’ll help you understand the practical effect of each choice; a New Hampshire attorney can answer legal questions before you sign.
What you may do
- Review comparable sales and decide what price feels responsible.
- Choose the financing, deposits, dates, included items, and property-review terms to propose.
- Read the agreement and sign only after your questions are answered.
Words you may hear
- Purchase and Sales Agreement (P&S)
- The written agreement describing the price and terms of the proposed purchase.
- Comparable sales, or comps
- Recent similar sales used as context for value and offer strategy, not an exact formula.
- Contingency
- A condition that makes the purchase depend on something happening, such as financing or an allowed property review. Exact wording matters.
- Addendum
- A signed document that adds to or changes the main agreement.
Before moving on
Do I understand the price, dates, deposits, review terms, and other main choices?
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Step 5 of 9: Know your deposit and important dates Save the agreement, follow deposit instructions, and organize the dates.
In plain English
Once the offer is accepted, the signed P&S becomes the roadmap to closing. It shows which deposits and dates apply and what each person needs to do. I’ll help organize the timeline; ask immediately if any date, deposit, or instruction is unclear.
What you may do
- Save a complete copy of the accepted agreement.
- Follow the deposit instructions for the amount, timing, delivery, and holder.
- Give your lender requested information and schedule the reviews allowed by the agreement.
- Tell me quickly if a question, delay, or change arises.
Words you may hear
- Under contract
- The period after an offer is accepted and before the purchase is complete.
- Deposit
- Money delivered under the P&S and usually held by the named escrow holder. It is separate from the down payment, but it may be credited toward the amount due at closing. The signed P&S controls what happens to it.
- Escrow holder
- The named person or company that holds the deposit until it is applied or properly released.
- Deadline
- A date or time by which the agreement requires something to happen.
Before moving on
Do I have the signed agreement, the main dates, and clear instructions for any required deposit?
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Step 6 of 9: Inspect the home and review what you learn Inspect, test, review records, and decide whether the home still works for you.
In plain English
Due diligence is how you learn about the property before closing. Depending on the home and agreement, it may include a general inspection, well-water or radon testing, septic review, specialist opinions, public records, condo documents, insurance questions, or other research.
An inspection finding is information, not automatically a crisis. What you can do next depends on your signed agreement. We’ll put the concern in context, gather the right facts, and review the practical choices; a New Hampshire attorney can explain your legal rights.
What you may do
- Schedule the inspections, tests, and document reviews allowed by the agreement.
- Attend the inspection if possible and ask how the major systems work.
- Read the reports and ask inspectors or specialists to explain unclear findings.
- Decide which findings are normal maintenance and which could affect safety, structure, water, or your budget.
Words you may hear
- Due diligence
- The inspections, tests, records, and advice used to understand the property.
- Home inspection
- An inspector’s visual review of the home. It cannot reveal every hidden condition or predict every repair.
- Specialist
- A professional who examines a specific concern, such as septic, structure, electrical, chimney, roof, or water.
Before moving on
What did we learn, what still needs an expert, and which decision or date comes next?
Chapter 3 of 3
Finish the Purchase and Get the Keys
Complete the lender’s review, prepare for closing, and follow the agreed plan for access to the home.
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Step 7 of 9: Your lender completes the loan review Stay in touch while the lender reviews final details and any required appraisal.
In plain English
After your offer is accepted, the lender reviews your updated finances and the home. This is underwriting. If required, the lender also orders an appraisal as part of the loan review.
What you may do
- Send updated income, bank, asset, or insurance documents.
- Answer questions about deposits, transfers, or recent financial activity.
- Review any change to your loan terms, payment, or cash needed with your lender.
- Talk with your lender before opening credit, moving a large amount of money, or changing jobs.
Words you may hear
- Underwriting
- The lender’s review of your finances, loan, and the property.
- Appraisal
- An opinion of value prepared for the lender. It is not a home inspection.
- Loan condition
- Information or an item the lender still needs before completing its review.
Before moving on
What does the lender still need, and is any appraisal or loan question unresolved?
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Step 8 of 9: Get ready for closing Confirm title, insurance, final loan details, and funds for closing.
In plain English
As closing approaches, your lender completes the loan, the closing professional handles title and documents, and you arrange insurance and confirm how to deliver funds safely. The details vary by financing, property, and signed P&S.
What you may do
- Confirm who is handling closing and how it will happen.
- Confirm with your lender and insurance professional what coverage is required or recommended for the property.
- Review the final loan details and approved payment instructions.
- Resolve questions with your lender or attorney before signing.
Words you may hear
- Title search
- A review of public records used to look for ownership issues or claims affecting the property.
- Title insurance
- Coverage that may protect a lender or owner against certain covered title problems, depending on the policy.
- Closing Disclosure
- A lender document used for many mortgages to show final loan terms, projected payments, and closing costs. Review it and ask about anything unexpected.
Before moving on
Have I confirmed closing, identification, insurance, payment instructions, and the timing for possession?
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Step 9 of 9: Walk through, sign, and complete the purchase Check the home, sign, and follow the agreed plan for keys and access.
In plain English
Near closing, we usually visit the home for a final walkthrough to check its condition, included items, and any agreed work. This is not a new inspection period unless the P&S says otherwise. At closing, you review and sign documents. Wait for the closing professional to confirm that the deed has recorded and that you may receive the keys and enter the home. The timing follows your P&S and closing arrangements.
What you may do
- Attend the final walkthrough and look at the home’s general condition.
- Check included items and any work the parties agreed would be completed.
- Tell me promptly if something appears different from what was agreed.
- Bring the requested identification and ask questions before signing documents.
Words you may hear
- Final walkthrough
- A final visit to check the property against the parties’ agreement before the transaction is completed.
- Recording
- The process of placing the deed in the county registry of deeds.
- Possession
- When the agreement and closing arrangements allow you to occupy or take control of the property.
Before moving on
Has closing been confirmed, and do I know exactly when I may enter or move in?
Wire-fraud warning: Before sending funds, verify all wiring instructions directly with the closing professional using a phone number you obtained independently, not one supplied in the email. Stop and call if the instructions change unexpectedly.
New Hampshire property basics
Understand the home beyond the listing.
Many New Hampshire homes come with wells, septic systems, older materials, environmental questions, or rural services. These short notes explain what to ask, and each button opens an official New Hampshire resource.
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01 · Wastewater
Septic vs. sewer
Ask whether the home uses septic or sewer. For septic, look for the system type, age, maintenance history, and records held by NHDES or the town. For sewer, confirm regular fees and any known or proposed charges.
NHDES Septic Systems (opens the official NHDES website in a new tab)
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02 · Water supply
Well water basics
For a private well, ask what type it is, whether records exist, what testing shows, and whether treatment or maintenance may be needed.
NHDES Private Wells (opens the official NHDES website in a new tab)
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03 · Older housing
Lead paint and older homes
Lead-based paint is common in older New Hampshire homes. Understand the age and condition of painted surfaces, official guidance, and any planned renovation work.
NH DHHS Lead Poisoning Prevention (opens the official NH DHHS website in a new tab)
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04 · Indoor air
Radon
Radon is common in New Hampshire, so testing is worth discussing. If a test is elevated, the right mitigation plan and cost depend on the home.
NH DHHS Radon (opens the official NH DHHS website in a new tab)
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05 · Location research
School districts
Research district boundaries and official school information early. Before relying on a listing or map, verify the exact property address directly with the district.
NH Education iPlatform (opens the official NH Department of Education website in a new tab)
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06 · Everyday services
Rural living logistics
Trash pickup, transfer-station access, recycling rules, and dump schedules vary by town. Use the state guide as a starting point, then confirm the local rules.
NHDES Managing My Waste (opens the official NHDES website in a new tab)
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07 · Connectivity
Internet access
If reliable internet matters, check the exact address with the provider. Coverage maps are a starting point, but they do not guarantee service or speed.
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08 · Drinking water
PFAS
PFAS have been found in New Hampshire wells. For a home with a private well, review current NHDES guidance on testing, results, and possible next steps.
NHDES PFAS & Drinking Water (opens the official NHDES PFAS website in a new tab)
A beautiful home can still come with things worth understanding. I’ll help you ask the right questions, find the right experts, and decide whether the full picture works for you.
Use current information: Records, program rules, maps, and guidance can change. Verify property-specific details with the appropriate town, agency, provider, or professional.
Questions are welcome
A few things you may be wondering
Do I need to be ready to buy before contacting you?
No. A conversation now can help you understand whether you are ready and what your next steps should be. There is no pressure to begin touring homes before the timing makes sense.
Should I get preapproved before looking at homes?
You can start learning anytime. Before you invest time in many showings or write an offer, a current preapproval usually helps you understand your range and move confidently if the right home appears.
What happens if an inspection finds a problem?
We’ll first learn what the problem means and whether another specialist should look at it. Then we’ll review the choices available under your signed P&S. The next step may be gathering more information, negotiating if the agreement allows, or deciding whether the home still works for you.
Do you work only with LGBTQ+ buyers?
No. Prideful Move reflects who I am and my belief that people should feel seen and respected. I work with anyone who values honest, personal, professional guidance. Every client and price point receives the same care and respect.
Ready when you are
You do not need a perfect plan to start.
Tell me what you are considering, what is worrying you, or what you want your next home to make possible. Call, email, or text me. We’ll identify the clearest next step together.
Kyle Cavanaugh is a REALTOR® with CENTURY 21 Lifestyles.
Constantly working to deserve your referrals.
