1031 exchange replacement properties in New Hampshire
Sell in Massachusetts, buy in New Hampshire, and defer the tax. We're licensed in both states, so both sides of your exchange run on one timeline.
Why Massachusetts owners exchange into New Hampshire
More Massachusetts investors are selling rental property at today's values and moving that equity north. A 1031 exchange lets you do it without paying capital gains tax at the sale, as long as you follow the rules and hit the deadlines.
- Landlord-tenant climate. Many owners see New Hampshire as more landlord-friendly.
- Pricing. Cap rates in many NH markets are higher than in Greater Boston and the North Shore, so the same equity can buy more income.
- No state income tax on wages. This matters for owners who plan to relocate, not just invest.
- Proximity. Manchester, Nashua, Concord and the Seacoast are an easy drive from most of Eastern Massachusetts.
The rules that matter most
- Like-kind property. Almost any investment real estate qualifies: a Lowell triple-decker can become a Concord apartment building, an NNN retail property or industrial land. Your primary home does not qualify.
- Qualified intermediary (QI). You can't touch the sale proceeds. A QI holds the funds, and the exchange must be set up before your sale closes.
- 45 days to identify replacement properties in writing, counted from the day your sale closes.
- 180 days to close on the replacement. Neither deadline moves for weekends or holidays.
- Equal or greater value and debt. To defer all of the tax, buy at least as much as you sold and reinvest all the equity.
The 45-day problem
The identification window is where most exchanges fail. Good NH multifamily rarely sits on the market, and 45 days goes fast. The fix is to start your search before you list your Massachusetts property. Off-market sourcing helps here: you can negotiate with an NH owner before your sale closes, without competing against every other exchange buyer on the portals.
Crossing state lines: what to plan for
- Transfer taxes. Massachusetts charges a deed excise on your sale. New Hampshire charges a real estate transfer tax on your purchase, split between buyer and seller. Budget for both.
- State tax on the deferred gain. Ask your CPA how Massachusetts treats gain deferred into out-of-state property.
- NH business taxes. New Hampshire's business profits and enterprise taxes can apply to rental operations above certain thresholds.
- Financing. Line up your lender early. A loan that falls through on day 170 can sink the exchange.
A simple timeline
- Before listing: talk to your CPA, choose a QI, start the NH property search.
- Under agreement in MA: narrow to 2–3 NH targets and get financing pre-approved.
- Day 0: your MA sale closes and proceeds go to the QI.
- By day 45: identify replacement properties in writing.
- By day 180: close on the NH property.
This page is general information, not tax or legal advice. Work with a qualified intermediary and a CPA or attorney on your specific exchange.
Most of our business never hits the market
$35M+ across 20+ closed and under-contract transactions since 2024, and more than 60% of it never hit the market.
Figures include transactions currently under contract and scheduled to close.
Markets we've closed in
Manchester · Nashua · Dover · Rochester · Somersworth · Keene · Claremont · Auburn · Amherst · Franklin · Epsom · New Durham · Farmington · Tamworth · Moultonborough
Most of our clients come to us for discretion, so we don't publish deal details. Ask us about relevant transactions and we'll share what we can.
Common questions
Can I do a 1031 exchange from Massachusetts into New Hampshire?
Yes. A 1031 exchange works across state lines. You can sell investment property in Massachusetts and buy like-kind investment property in New Hampshire, as long as you use a qualified intermediary and meet the 45- and 180-day deadlines.
What are the 1031 exchange deadlines?
You have 45 days from your sale closing to identify replacement properties in writing, and 180 days from the sale to close on the replacement. Neither deadline is extended for weekends or holidays.
What kinds of New Hampshire property can I exchange into?
Almost any investment or business real estate: multifamily, NNN retail, industrial, land or mixed-use. Your primary residence does not qualify.
Can you help with both the sale and the purchase?
Yes. Tyler Haugh is licensed in both New Hampshire and Massachusetts, so we can sell your Massachusetts property and source the NH replacement, including off-market options.
Buying or selling? Start the conversation.
Confidential. Tyler responds within one business day.