Published July 8, 2026

How Much Earnest Money Do You Need in NH? (2026)

Written by Andrew Phinney

Real estate professional holding a contract folder, rolled documents, and a house-shaped keychain with key - preparing an earnest money deposit for a New Hampshire home offer

By Andrew Phinney, REALTOR®, The Phinney Team at Keller Williams Realty Metropolitan

Quick answer: Earnest money in New Hampshire typically runs 1–3% of the purchase price — roughly $5,800 to $17,400 on the state's $579,900 median single-family home. It's held in escrow (usually by the listing brokerage), credited toward your purchase at closing, and refundable when you cancel within your contract contingencies.

How Much Earnest Money Is Typical in New Hampshire?

Most buyers writing an offer in southern NH put down 1% to 3% of the purchase price as an earnest money deposit (sometimes called a good-faith deposit). With the New Hampshire Association of REALTORS® reporting a record single-family median of $579,900 in May 2026 (NHAR), that translates to about $5,800 at 1%, $11,600 at 2%, and $17,400 at 3%.

There's no law setting the amount — it's a negotiation signal. On lower-priced homes and condos, flat deposits of $1,000–$5,000 are still common. On luxury properties and cash offers, we regularly see 5% used to strengthen the bid. If you're wondering how much earnest money for a NH home offer makes sense in a specific price band, that's a conversation to have before you tour, not after you fall in love with a house — our buyer consultation covers exactly this.

Who Holds Earnest Money in NH?

In most New Hampshire transactions the deposit is held in the listing brokerage's escrow account, though a title company or closing attorney can also serve as escrow agent — the purchase and sale agreement names the holder. Under New Hampshire's Real Estate Practice Act (RSA 331-A:13), a principal broker must keep deposits in an escrow account separate from the firm's operating funds, and if the deposit is placed in an interest-bearing account, the interest accrues to the buyer toward the purchase price unless the parties agree otherwise in writing.

Two practical points buyers miss: the check (or wire) is usually due with the offer or within a few days of contract acceptance, and it is never handed directly to the seller. If a seller or unrepresented party asks you to make a deposit payable to them personally, stop and get advice first.

Is Earnest Money Refundable in New Hampshire?

Yes — if you cancel within a contingency window and follow the notice rules in your contract. The standard NH purchase and sale agreement builds in protection through the inspection, financing, and appraisal contingencies (plus title review). Terminate properly inside any of those windows and your deposit comes back. Miss a deadline, waive a contingency, or simply walk away for a reason the contract doesn't cover, and the seller has a claim to keep it.

This is where dates matter more than dollars. Of the offers our team has negotiated this year, the deposits that got contentious were almost never about the amount — they were about missed contingency deadlines. Calendar every date the day you go under contract.

What's the Difference Between Earnest Money and a Down Payment?

Earnest money is a good-faith deposit made at contract; the down payment is the cash you bring at closing toward the purchase price. They aren't additive costs — your deposit is credited against what you owe at closing, effectively becoming the first installment of your down payment and closing costs. A buyer putting 10% down who made a 2% earnest deposit brings the remaining 8% (plus closing costs) to the table. Your lender will document the deposit, so keep the wire receipt or canceled check — more on financing mechanics on our financing page.

How Much Should You Offer in Today's Market?

Mid-2026 southern NH is still an inventory-constrained market — roughly 1.4 months of supply statewide per NHAR — so a credible deposit remains one of the cheapest ways to make an offer stand out without raising price. Earnest money in New Hampshire isn't extra money; it's your own down payment arriving early, so leading with 2% instead of 1% costs you nothing at closing but tells the seller you're serious.

Timing note from our side of the table: the July 4th week was predictably quiet, and The Phinney Team has several new listings coming on in the weeks right after the holiday — when fresh inventory lands, well-structured offers with clean deposits and realistic dates are the ones that win. Earnest money in New Hampshire is one of the three levers (price, dates, deposit) every winning offer we write gets deliberate about.

Earnest Money in NH: Frequently Asked Questions

How much earnest money should I put down on a $500,000 NH home?

Plan on $5,000–$15,000 (1–3%). In a multiple-offer situation, 2–3% reads as a stronger commitment; in a slower negotiation, 1% is generally acceptable. Remember the money is credited back to you at closing, so a larger deposit changes perception, not your total cost.

When is the earnest money deposit due in New Hampshire?

Whatever the contract says — commonly it's delivered with the offer or within three to five days of acceptance. Late delivery is itself a default, so if you're wiring funds, start the wire the day the contract is signed and confirm receipt with the escrow holder.

Can the seller keep my earnest money in NH?

Only if you default — for example, walking away outside your contingency windows or missing deposit deadlines. If both parties claim the funds, the escrow holder keeps the deposit until the parties resolve the dispute in writing. Cancel properly within a contingency and the deposit returns to you.

Does earnest money earn interest in New Hampshire?

It can. Under RSA 331-A:13, a broker may hold deposits in an interest-bearing escrow account, and the interest accrues to the party who made the deposit — applied toward the purchase price — unless the parties agree otherwise in writing. On large deposits over long closings, it's worth asking.

Is earnest money required to buy a house in NH?

No law requires it, but virtually every accepted offer includes one. A contract with no deposit gives the seller no security that you'll perform, and most listing agents will advise their sellers to pass. Even a modest deposit paired with tight, realistic dates keeps your offer competitive.