You list your Londonderry home and interest takes off. It is exciting to see strong demand, but having several offers at once can feel overwhelming. You want the best price, the cleanest terms, and a smooth closing, without second‑guessing your choice. In this guide, you will learn how to compare offers side by side, what legal steps matter in New Hampshire, and how to choose the right deal for your timeline and goals. Let’s dive in.
Why multiple offers happen in Londonderry
Londonderry is drawing committed buyers, and the numbers show it. As of December 31, 2025, Zillow’s typical home value for Londonderry was about $589,684, which signals steady price strength over time (Zillow Londonderry ZHVI). In January 2026, Redfin reported a median sale price of $570,000 and labeled the town “most competitive,” a sign of fast-moving, well-contested listings (Redfin Londonderry market). Realtor.com’s Londonderry snapshot for October 2025 showed a median figure near $583,900 and a median of about 25 days on market, which helps explain why clean, well‑priced homes see strong activity (Realtor.com Londonderry overview).
The broader county picture adds context. Rockingham County indicators in late 2025 also pointed to resilient pricing and active demand, which supports what you see at the town level when you list well and market effectively.
First steps when offers arrive
Your goal is clarity and control. Start by asking your listing agent to present every offer promptly in writing and to summarize them on a simple offers matrix with an attached seller net sheet. This lets you compare apples to apples and spot gaps or red flags quickly. The National Association of REALTORS provides helpful multiple-offer guidance on presenting offers and ethical best practices (NAR multiple-offers guide).
Next, have your agent verify the strength of each buyer’s funds. For financed offers, request a dated preapproval or conditional commitment from a known lender, not a soft prequalification. For cash or large down payments, ask for recent proof of funds. If anything is unclear, have your agent request details in writing.
Decide on your approach. You can accept the best clean offer, counter one or more buyers, or request “highest and best” from all. A one-round best-and-final can tighten timelines and raise certainty, but it may also prompt some buyers to drop out. Whatever you choose, set a firm deadline and share how you will evaluate terms.
Compare offers beyond price
The highest number is not always the best deal. Look at the entire package and use your net sheet to see which offer truly delivers the most.
Net proceeds to you
Price is the starting point. What matters is your estimated net after commissions, taxes or prorations, and likely closing costs. Ask your agent to run a seller net sheet for each offer so you can see your true bottom line and compare scenarios fairly.
Financing type and strength
Cash usually offers the most certainty. Conventional loans with full underwriting and a strong preapproval are next. FHA and VA loans can work well, but they include minimum property and appraisal standards that may add steps or time. For details on appraisal and property requirements, see the HUD Single Family Housing Policy Handbook (HUD Handbook 4000.1). Always ask for the lender’s name, a dated preapproval letter, and a direct lender contact so your agent can confirm details.
Inspection contingency
Shorter inspection windows and limited repair requests lower seller risk. Many buyers in competitive conditions offer 5 to 10 days for inspections. Waiving inspections can speed things up, but it also raises the chance of post-contract disputes. Balance speed with reasonable protections that help the deal close.
Appraisal terms and gaps
If the home appraises below the contract price, a standard appraisal contingency lets a buyer renegotiate or exit. Some buyers add appraisal-gap language or bring extra cash to cover a shortfall, which lowers the chance of a last-minute change in price. Escalation clauses can push price higher, but they may reveal a buyer’s ceiling and can increase the chance of an appraisal gap. Ask your agent to explain the appraisal risk on each offer.
Earnest money and escrow holder
A larger, timely earnest money deposit signals commitment. In New Hampshire, deposits often range from small fixed amounts up to about 1 to 3 percent, depending on price and competitiveness. Contracts name the escrow holder, which may be a listing broker trust account, a title company, or an attorney escrow. Make sure the offer states the amount, the holder, and the delivery deadline, and ask for a receipt once it is deposited (Earnest money basics in NH).
Closing date, possession, and rent-back
A closing and move-out timeline that fits your plans can be worth real money. Some sellers accept slightly lower net for a clean, predictable schedule or a short rent-back that solves move logistics. Spell out what you need and have your agent weigh each offer against your timing.
Sale contingency and special requests
Offers that depend on the buyer selling another property add timing risk. Also watch for repair credits, seller-paid closing costs, or unusual addenda that increase your cost or delay closing. Use your net sheet to tally everything and keep the math objective.
Build your offers matrix
A simple worksheet keeps everyone focused. Copy this table and have your agent fill one row for each offer.
| Buyer/Offer | Price | Estimated Net to Seller | Earnest Money (Amount, Holder) | Financing & Lender | Preapproval Date & Contact | Contingencies (Inspection/Appraisal/Financing) | Closing & Possession | Seller Concessions | Special Terms or Red Flags | Likelihood to Close |
|---|---|---|---|---|---|---|---|---|---|---|
| Example | $575,000 | $540,200 | $10,000, Title Co. | Conventional, ABC Bank | 2/10, Jane Doe | Insp 7 days; Appraisal gap to $10k | 35 days, rent-back 2 weeks | $3,000 credit | Sale of condo in progress | High |
Tip: Add notes beneath the table showing why you prefer one offer over another. Keep this in your file to document objective reasons for your decision.
New Hampshire seller disclosures to prepare
Having the right disclosures ready helps you move fast when offers arrive. New Hampshire has specific statutory notices and recent updates you should know.
- RSA 477:4-d written disclosures. For 1 to 4 family properties, sellers must disclose details on private water supply, private sewage disposal, insulation, and whether the property lies in a FEMA-designated flood hazard area. Provide these disclosures before or during offer preparation (NH RSA Chapter 477).
- PFAS notification. HB 398, signed in 2024 and effective January 1, 2025, added a PFAS notification requirement to RSA 477:4-a. Sellers must provide a general PFAS notice prior to executing a purchase and sale contract. If the property is in an area of known contamination, be prepared with any related documentation (HB 398 text).
- Flood-risk disclosure update. New statutory language adopted in 2024 requires a flood-risk notification that refers to FEMA flood zones. Include the current flood disclosure in your packet (NH flood-risk update).
- Federal lead-based paint disclosure. For homes built before 1978, federal law requires sellers to provide the EPA/HUD lead-hazard pamphlet and to disclose any known lead-based paint information before contract execution (EPA lead disclosure resources).
Keep these forms ready at listing time. When offers come in, you can respond quickly and keep your timeline on track.
Strategy: accept, counter, or ask for highest and best
Each path has pros and cons. Accepting the best clean offer can secure a sure thing quickly. Countering keeps a preferred buyer in play while tuning terms like timeline or appraisal language. A highest-and-best round may raise some bids and tighten contingencies, but it may also cause others to walk. NAR’s consumer guidance can help you weigh options and keep your process consistent and fair (NAR multiple-offers guide).
Whatever you choose, give clear instructions, set a firm deadline, and avoid subjective factors. Many brokers recommend declining buyer “love letters,” since personal information can raise Fair Housing risk. If any arrive, treat them consistently and document your objective reasons for the offer you select (Fair housing risk with love letters).
Avoid common seller pitfalls
- Picking the top price without checking net and financing strength. Always run a net sheet for each offer and verify the lender and funds.
- Accepting buyer-friendly concessions without understanding the risk. Have your agent explain inspection, appraisal, and financing language in plain terms.
- Missing New Hampshire disclosures. Provide RSA 477:4-d, PFAS notification, flood-risk notice, and the federal lead packet when required to avoid delays.
- Letting emotions drive the choice. Keep your evaluation objective and consistent with your written criteria.
Timeline, deposits, and logistics in NH
Many financed transactions aim for a 30 to 45 day close, although that depends on loan type, title work, and scheduling. Make your ideal move-out and possession timing clear in the MLS and to every buyer so offers can match your needs. For earnest money, confirm the exact amount, nonrefundable language if any, who holds the deposit, and the delivery deadline. In New Hampshire, the holder is often the listing broker’s trust account, a title company, or an attorney escrow. Request and keep a receipt so your records are complete (Earnest money basics in NH).
Work with a disciplined local pro
A strong sale in a competitive market comes down to clear information, steady communication, and firm negotiation. When you have multiple offers, you need a structured process, a clean disclosure packet, and a side-by-side matrix that shows which offer truly serves your goals. If you want a hands-on guide who will keep your sale on schedule and negotiate with discipline, reach out to Chris Pascoe. Let’s make your Londonderry move simple, certain, and successful.
FAQs
What does “highest and best” mean in a multiple-offer situation?
- It is a one-round call for each buyer’s best price and terms by a set deadline, which can raise certainty and simplify your decision.
How should I think about appraisal gaps when selling in Londonderry?
- Ask if the buyer will cover a shortfall in cash or with appraisal-gap language, since that reduces the chance of a price change after the appraisal.
What earnest money is typical in New Hampshire and who holds it?
- Deposits often range from small fixed amounts up to about 1 to 3 percent, and the holder is named in the contract, often a broker trust account, title company, or attorney escrow.
Which New Hampshire disclosures do I need ready before offers?
- Prepare RSA 477:4-d disclosures, PFAS notification, the updated flood-risk notice, and the federal lead packet for pre-1978 homes to keep your sale on track.
How fast are Londonderry homes selling and why does that matter?
- Recent snapshots showed median days on market around the mid-20s in late 2025, so being ready with disclosures and a comparison matrix helps you respond quickly to strong interest.
