By Nick Ponte | Managing Broker, Carey & Giampa Realtors
Boston.com published a piece today that captures something I’ve been watching play out in real time for the past several years: the New Hampshire Seacoast has become one of the most sought-after real estate markets in New England — and Massachusetts buyers are the primary reason why.
The headline says it all: “New Hampshire’s tiny Seacoast is a beachy tax haven for Massachusetts buyers.”
As Managing Broker at Carey & Giampa Realtors — the top-selling agency on the NH Seacoast — I’m living this market every day. Here’s my take on what’s driving it, what the numbers actually mean, and what buyers and sellers should be thinking about right now.
The Tax Story Isn’t New — But It’s Getting Bigger
The connection between Massachusetts taxes and NH Seacoast real estate has existed for years, but two things have supercharged it recently.
First, the Massachusetts “millionaires tax” — the 4% income surtax on earnings over $1 million, approved by voters in 2022 — created a new and urgent financial incentive for high earners to establish New Hampshire as their primary residence. For a household earning $2 million a year, that’s $40,000 annually in additional state taxes. Over a decade, that’s $400,000 — more than enough to justify a significant real estate investment.
Second — and this is something I see constantly with my buyers — the Seacoast’s proximity to Boston makes it uniquely practical. These aren’t people buying a vacation home they’ll visit six weeks a year. They’re establishing genuine primary residences, many while still working in Massachusetts.
“That’s why we’re starting to see a lot of these people gravitate towards the Seacoast,” I told Boston.com. “It’s an easy commute down back to Boston.”
If you want to understand the full financial picture of what NH residency means compared to Massachusetts — including income tax, capital gains, estate tax, and transfer tax savings — I broke it all down in detail here: Moving from Massachusetts to the NH Seacoast: What Buyers Need to Know →
What the Numbers Are Telling Us
The Boston.com piece cited data from The Warren Group that tells the story clearly. Since 2019, median single-family prices across the Seacoast have surged dramatically — up over 80% in Portsmouth, over 100% in Rye, and over 200% in New Castle, where the median hit $3 million last year.
At the same time, sales volume across Rockingham County has collapsed nearly 40% — from over 3,500 single-family sales in 2019 to under 2,200 in 2025.
More money chasing fewer homes. That’s the Seacoast market in a single sentence.
The good news for buyers is that there are early signs of stabilization at the top. Portsmouth’s rolling median peaked around $900,000 in early 2026 and has eased slightly. But at the beach, Hampton’s rolling median jumped nearly 18% in the past year alone — from $680,000 to $800,000. The inventory crunch that froze the market is beginning to loosen as sellers accept that historically low mortgage rates aren’t coming back.
What Your Budget Gets You Right Now
Here’s what the market looks like at various price points, based on what I’m seeing on the ground today:
$600,000–$800,000 Entry-level Seacoast — condos in Hampton Beach, townhomes near Portsmouth, or inland single-family homes in Dover or Exeter. Dover’s 12-month rolling median sits around $575,000, making it the relative value play on the Seacoast.
$800,000–$1.5 million The heart of the Hampton, North Hampton, and Exeter markets. Single-family homes, some with deeded beach access, newer construction inland. A $1 million home in Exeter near downtown — even one needing full renovation — generates significant buyer activity.
$1.5 million–$3 million Significant coastal properties in Hampton, North Hampton, and Rye. Newer construction in Stratham. Downtown Portsmouth condos with water views. New luxury condo developments around Portsmouth’s edges with units starting in the $600,000s are creating new inventory in this tier.
$3 million+ Rye oceanfront, North Hampton’s Little Boar’s Head estates, New Castle. Cash deals dominate at this level — sometimes closing over FaceTime to buyers who’ve never set foot in the property. The $25 million Rye sale in 2022 set the NH state record and reset expectations for what’s possible at the top of this market.
For a deeper look at what each town offers at different price points, explore my town pages:
- Rye NH Real Estate →
- North Hampton NH Real Estate →
- Hampton & Hampton Beach Real Estate →
- Portsmouth NH Real Estate →
- Dover NH Real Estate →
- Exeter NH Real Estate →
This Is a Primary Residence Market — Not a Vacation Market
One of the most important distinctions the Boston.com piece makes is one I emphasize constantly with my buyers: unlike the Cape or the Berkshires, most NH Seacoast buyers aren’t here for summer weekends.
Because the financial incentive is tax-based, a second home doesn’t accomplish the goal. Buyers have to actually relocate — obtaining a NH driver’s license, registering vehicles here, spending the majority of their time in New Hampshire. Some of the biggest transactions we’ve seen at Carey & Giampa involved buyers who sold their Massachusetts homes outright and moved a company headquarters north.
At the $2 million-plus price point, the vast majority of buyers are making New Hampshire their permanent primary residence. Below that it’s roughly 50/50 between full-time residents and seasonal buyers — though even seasonal buyers often end up transitioning to full-time as they spend more time here and less time in Massachusetts.
What This Means If You’re Selling
If you own property on the NH Seacoast — particularly in Rye, North Hampton, Hampton, or New Castle — the structural demand picture remains very much in your favor.
The buyer pool is larger and more motivated than it has been at any point in the past decade. These are buyers with clear financial reasons to purchase, often with substantial liquidity, and frequently willing to move quickly. Cash transactions at the high end are the norm, not the exception.
That said, the market has become more discerning. The days of anything selling for any price with no conditions are behind us. Well-priced, well-presented properties are still moving decisively. Overpriced properties are sitting — and in a market where days on market matters for perception, that’s a significant risk.
If you’re thinking about selling and want to understand what your property is worth in today’s market, start here: Get a Free Home Valuation →
What This Means If You’re Buying
The inventory crunch is real but beginning to ease. The rate lock-in effect — where sellers with 3% mortgages refused to list because they’d have to buy back into a 7% market — is starting to break as owners accept that low rates aren’t returning.
That means more inventory is coming. But it also means more competition as buyers who’ve been waiting on the sidelines re-enter the market simultaneously.
The buyers who succeed in this environment share a few things in common: they’re pre-qualified or have proof of funds ready before they look, they have their decision-making process clear, and they’re working with an agent who has genuine off-market access in the towns they’re targeting.
For everything you need to know about buying in this market, start with my Buyers Guide →
The Secret Is Out
As one of my colleagues put it perfectly in the Boston.com piece: “Our secret’s been found out.”
The NH Seacoast was never truly a secret — but its combination of tax advantages, coastal lifestyle, proximity to Boston, and quality of life is now widely understood by exactly the buyer demographic that has the financial capacity to act on it. That’s not changing.
If you’re a Massachusetts buyer who’s been watching this market or thinking about making a move, the best time to have a conversation is before you need to — not after you’ve missed the property you wanted.
Let’s talk.
📞 603-918-7593 📧 [email protected] 🌐 nickponterealty.com
Contact Nick Ponte → Get a Free Home Valuation → Explore NH Seacoast Towns →
As reported by Cameron Sperance in Boston.com, July 15, 2026. Read the full Boston.com article →
Nick Ponte is a licensed NH Real Estate Broker (License #069268) and Managing Broker at Carey & Giampa Realtors LLC (Office License #060587).