As of March 2024, the median single-family sale price in Nashua sits at $430,000, up 6.8 % from last year but still $180 k below comparable Massachusetts suburbs like Chelmsford or Westford. Active listings hover around 82 homes, translating to a brisk 1.9 months of inventory—anything under three months favors sellers. Multiple offers are the norm: 63 % of March closings sold above list price, with an average overage of 3.4 %. Condos follow a similar trend; the 42 active units spend a median 11 days on market.

What does that mean for buyers? First, pre-approval letters dated within 30 days are effectively mandatory. Second, escalation clauses are reappearing—offers now routinely escalate $15 k–$25 k over the next highest bid with appraisal-gap coverage up to $20 k. Finally, inspection waivers are back, but Nashua’s older housing stock (median build year 1976) makes a pre-offer inspection a smarter risk. NMHL’s Same-Day Pre-Approval pulls a soft credit hit so your offer can compete on Saturday morning even if you apply Friday night.

• Median list-to-sale ratio: 102.4 %
• Average seller concession: $1,350 (down from $3,900 in 2022)
• Share of cash buyers: 18 % (lowest in three years as mortgage rates stabilize)

Mine Falls ranks as Nashua’s premium pocket, where 2,200-sq-ft contemporaries built around conservation land trade between $550 k and $675 k. Residents walk to 325-acre Mine Falls Park—miles of cross-country ski trails and kayak launches on the Nashua River—while elementary scores at Birch Hill sit in New Hampshire’s top 8 %. Taxes here run higher because of the park overlay district, but appreciation averaged 9.2 % last year.

South Nashua offers the city’s best entry point: 1960s ranches and 3-family homes from $375 k–$425 k. Many buyers pick up a triple-decker, live in one unit, and let FHA’s 3.5 % down ride. Rents for 2-bed apartments now fetch $2,100, so house-hackers cover 80 % of their mortgage. The neighborhood feeds into Ledge Street Elementary, a Title I school with new STEAM labs funded by a $2 million federal grant.

Crown Hill splits the difference: 1980s colonials on half-acre lots, priced $475 k–$525 k. Expect two-car garages, central air, and unfinished walk-out basements begging to become in-law suites. Commuters love the straight shot onto Route 3 Exit 7—Boston is 42 minutes at 5:30 a.m. and under an hour during peak.

Indian Head wraps around the country club and commands $500 k–$750 k for updated contemporaries. Lots are wooded, setbacks generous, and the elementary school (Amherst Street) earned an A+ rating from Niche.com. If you need jumbo financing above $766,550, NMHL’s 10 % down product avoids PMI with a 720 score.

New Hampshire has no income tax and no sales tax, so lenders qualify you at a lower effective tax rate even though Nashua’s property-tax rate looks scary on paper. The 2024 city rate is $19.97 per $1,000 assessed value; on a $430 k assessment you’ll pay $8,587 annually, or $716/month. Compare that to a $500 k home in Lowell, MA: the property tax may be $5,900, but Massachusetts will also take 5 % of your AGI—$5,000 on a $100 k salary—so your total yearly tax burden is actually higher.

Assessed value in Nashua typically trails market value by 8 %–12 %. If you pay $430 k but the city assesses at $395 k, your actual tax bill drops to about $7,890. You can appeal assessments in March using recent comps; NMHL clients receive a free appeal template each year.

First-time buyers also score a $7,500 Cash-Assistance second mortgage from NH Housing—0 % interest, no monthly payment, forgiven if you stay 10 years. Combine that with Nashua’s own $10,000 forgivable grant for households under 80 % AMI and you’re looking at $17,500 in free equity on day one.

NH Housing’s First Home Program offers sub-market rates—typically 0.375 % below conventional pricing—for borrowers at 660+ FICO. Income caps are $111,460 for a two-person household in Hillsborough County, and purchase-price limit is $506,000, so most Nashua condos and starter homes qualify. The program layers with:

• Home Preferred: 0 % PMI even at 3 % down, saving roughly $210/month on a $400 k loan.
• Cash Assistance: up to $7,500 at 0 %, forgiven monthly over 10 years.
• Down Payment Assistance: $10,000 at 0 % interest, deferred until you sell or refinance.

City of Nashua Community Development adds another $10,000 forgivable loan if your household income is ≤ 80 % area median ($79,950 family of four). Live in the home five years and the note is forgiven—perfect for the South Nashua duplex you plan to house-hack. Finally, NMHL chips in a $1,500 lender credit if you complete a free 45-minute HUD-approved homebuyer class online—stackable with everything above.

Bottom line: On a $400 k purchase you can combine $17,500 in assistance + $1,500 NMHL credit = $19,000, dropping your cash-to-close to roughly $6,000 plus prepaids.

FHA Low-Credit: 580 score, 3.5 % down, debt-to-income up to 55 % with compensating factors. We recently closed a $425 k purchase on Broad Street for a borrower at 593 FICO who only had to bring $14,875 plus $4,200 in closing after seller concessions.

VA Zero-Down: No county loan limit for 100 % disabled vets; funding fee waived. Up to $1.5 M with 0 % down if you have full entitlement and qualify under residual-income guidelines. We average two VA closings per week in Nashua—turn time from contract to keys is 22 days.

Bank Statement for Self-Employed: 12 months business deposits, no tax returns, loan amounts to $1.25 M with 10 % down. Perfect for the software consultant who moved from Cambridge to Crown Hill and writes off depreciation.

Jumbo 5 % Down: 700 score, up to $1 M with single-premium PMI that drops your monthly below standard 10 % down options. We pair it with a 3-2-1 temporary buy-down so your rate starts 3 % below note rate the first year—ideal while you sell your condo in Boston.

USDA 100 %—Yes, Parts of Nashua Qualify: North of Exit 8 (Daniel Webster Highway) the map still shows eligible pockets. If the street address is north of Spit Brook Road, plug it into our eligibility widget; last month we saved a buyer $18,500 in down payment on a $380 k new-build near Sky Meadow.

1. Get NMHL Same-Day Pre-Approval: Upload paystubs and bank statements to our secure portal by 10 a.m.; we’ll issue a tailored letter by 2 p.m. that reflects Nashua taxes and HOA fees correctly.
2. Neighborhood Hunt with Local Agents: We partner with three Realtors who exclusively work Nashua and average 17 offers per month. They’ll flag off-market homes in Mine Falls and Indian Head before they hit MLS.
3. Stack Your Assistance: Apply for NH Housing Cash Assistance and Nashua CDBG simultaneously; both can be reserved once you’re under contract, but you need the city application submitted within 10 calendar days.
4. Write a Winning Offer: Expect to escalate $20 k with a $5 k appraisal gap. We’ll attach a fully underwritten approval—not just a pre-qual—so listing agents rank you equal to cash.
5. Inspection & Water Test: Nashua municipal water is excellent, but well/septic properties in outer Route 3A require both Title V and radon. Budget $1,200 for the full package.
6. Lock & Shop: Float your rate while you negotiate repairs; once the inspection clears, lock for 45 days. Our locks are free—no up-front fee—and we offer a one-time renegotiate if rates drop.
7. Close at the Nashua Title Company: Typical closing is 11 a.m. at 20 Trafalgar Square. Bring a certified check for closing funds and your NH driver’s license; you’ll receive keys the same afternoon.

From first click to key hand-off, NMHL’s average Nashua purchase takes 27 days—fast enough to beat most cash investors and still sleep soundly knowing every assistance dollar was captured.