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DSCR Loans in New Hampshire

Investment property loans that qualify on rent.

A DSCR loan in New Hampshire is an investment property mortgage that qualifies on the rent the property earns, not your personal income. HUD puts the 2 bedroom Fair Market Rent for the Manchester metro at $2,168 a month (HUD User). Pillar Mortgage Group (NMLS 2700076) arranges DSCR loans in New Hampshire up to $5 million.

Run my New Hampshire dealCheck your DSCR

Facts checked November 1, 2026. Not a commitment to lend.

Facts checked November 1, 2026

New Hampshire at a glance for DSCR investors

Primary sources only. Use these to sanity check any New Hampshire rental before you write an offer.

New Hampshire factValueSource
Security instrumentMortgage with power of salegc.nh.gov
ForeclosureNonjudicial power of saleRSA 479:25
Transfer and recording taxesReal estate transfer tax $0.75 per $100 of price, imposed on both the buyer and the seller ($1.50 per $100 combined, computed); $20 minimum for sales of $4,000 or lessRSA 78-B:1
Security deposit1 month's rent or $100, whichever is greaterRSA 540-A:6, I(a)
Notice for unpaid rent7 days notice for nonpayment of rent due and in arrears upon demandRSA 540:3 with RSA 540:2, II(a)
LLC formation fee$100 filing fee for a certificate of formationRSA 304-C:191, II(c)
Median listing price$590,000 in September 2026 ($592,450 in September 2025)Realtor.com via FRED
HUD 2 bedroom Fair Market Rent$2,168, The Manchester metroHUD User
The definition

What is a DSCR loan, and how does it work in New Hampshire?

DSCR is monthly rent divided by PITIA (principal, interest, taxes, insurance and HOA). With the HUD 2 bedroom Fair Market Rent for the Manchester metro at $2,168, PITIA can reach $2,168 at a 1.00 ratio, or $4,336 at 0.50.

Full walk through: how DSCR is calculated.

Where PMG is different

Where PMG is different in New Hampshire

Nine rules that open more New Hampshire deals.

  • First time buyers: allowed, no VOR
  • Cash out: no seasoning
  • Reserves: none under $1M, 75% LTV
  • Assets: no sourcing
  • Gift funds: 100%
  • ADUs: multiple
  • Foreign nationals: 70% / 60% LTV
  • DSCR: from 0.50
  • Interest only: 70% / 65% LTV

Loan amount

Up to $5M

Credit

660 and up

Down

20 to 25%

Vesting

LLC ok

Guidelines summarized; subject to program terms, property and borrower eligibility. Not a commitment to lend. Compare with typical DSCR programs.

New Hampshire rental market

New Hampshire rental numbers: rent and price

Before you run a New Hampshire deal, anchor the rent to public benchmarks instead of a listing agent's guess.

HUD Fair Market Rent, 2 bedroom

$2,168

The Manchester metro (FY2027)

HUD User

HUD Fair Market Rent, 2 bedroom

$2,239

The Nashua metro (FY2027)

HUD User

Median listing price

$590,000

September 2026, down 0.4% from $592,450 in September 2025

Realtor.com via FRED

Quick math (computed from the figures above): On a New Hampshire home at the New Hampshire median of $590,000, 25% down comes to $147,500, leaving a $442,500 loan. A year of rent at the Fair Market Rent for the Manchester metro ($2,168) is $26,016, or 4.4% of that price. A year of rent at the Fair Market Rent for the Nashua metro ($2,239) is $26,868, or 4.6% of that price.

Fair Market Rent is a HUD benchmark, not an appraisal.

Calculator

Check your New Hampshire DSCR in seconds

The rent field starts at the HUD 2 bedroom Fair Market Rent for the Manchester metro. HUD also lists the Manchester metro at $2,168 and the Nashua metro at $2,239. Swap in your lease or appraisal rent, then add your quoted rate. For a price reference, the median New Hampshire listing was $590,000 in September 2026.

New Hampshire DSCR Calculator

See how a rental's income stacks up against its full monthly payment. Your numbers stay in your browser.

Income
Example: HUD 2 bedroom Fair Market Rent for the Manchester metro. Replace it with your rent.
Loan
Expenses
Leave blank if there is no HOA.

Your DSCR results

Enter rent, price and your quoted rate to see your DSCR.

Formula used

Loan amount (L) = Price × (100 minus Down %) ÷ 100

P&I (30 year fixed) = L × r × (1 + r)^360 ÷ ((1 + r)^360 minus 1), where r = annual rate ÷ 100 ÷ 12

P&I (40 year interest only) = L × r

PITIA = P&I + Tax ÷ 12 + Insurance ÷ 12 + HOA

DSCR = Monthly rent ÷ PITIA

Rent needed for a target DSCR = Target × PITIA

Talk through your numbers with us

Estimates only. Not a loan offer. Rates and terms vary by lender, property and borrower. Company NMLS #2700076. Example values are illustrations, not a quote.

The math

DSCR worked examples for New Hampshire

Hypothetical PITIA of $1,775 (P&I $1,400, taxes $250, insurance $125), real New Hampshire rents. Not a quote or a rate.

The Manchester metro

HUD FY2027 2 bedroom Fair Market Rent (source)
$2,168
Hypothetical PITIA
$1,775

1.22DSCR

$2,168 / $1,775 = 1.22: covers the full payment.

The Nashua metro

HUD FY2027 2 bedroom Fair Market Rent (source)
$2,239
Hypothetical PITIA
$1,775

1.26DSCR

$2,239 / $1,775 = 1.26: covers the full payment.

Talk to us

Have a New Hampshire rental in mind? Run it with us.

A two minute form gets the property in front of our team. You get a straight answer on the ratio and the structure.

Investors from any state can buy in New Hampshire.

See If My New Hampshire Deal Qualifies

No commitment  ·  Under 2 minutes

Your information is never sold or shared. By submitting you authorize Pillar Mortgage Group LLC to contact you by phone, text, or email. Equal Housing Lender.

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Top markets

New Hampshire metros and local rental rules

The largest New Hampshire rental markets, and what each city requires of short term rental hosts.

Manchester

$2,168

HUD 2 bedroom Fair Market Rent, the Manchester metro (HUD)

Nashua

$2,239

HUD 2 bedroom Fair Market Rent, the Nashua metro (HUD)

Short term rental rules in Statewide rooms tax

  • Statewide rooms tax: New Hampshire taxes short term rentals, defined as renting rooms in a residential unit for tourist or transient use for less than 185 consecutive days, under the Meals and Rooms (Rentals) Tax at 8.5% for periods beginning October 1, 2021. Operators must register with the Department of Revenue Administration and obtain a license before offering sleeping accommodations. RSA 78-A:3, 78-A:4 (revenue.nh.gov)

City rules change. Confirm with the city and your HOA before you buy, and ask us how your lender counts short term rental income.

Landlord and tenant law

New Hampshire landlord and tenant rules that affect your DSCR

These New Hampshire statutes set the ground rules for every lease you sign on a financed rental.

TopicThe ruleCitation
Security deposit cap1 month's rent or $100, whichever is greaterRSA 540-A:6, I(a)
Deposit return deadline30 days from termination of the tenancy, with interest if due and a written itemized list of damages (exception in RSA 540-A:6, IV(c) for shared facility units).gc.nh.gov
Notice nonpayment7 days notice for nonpayment of rent due and in arrears upon demandRSA 540:3 with RSA 540:2, II(a)
Notice end month to month30 days notice for residential tenancies. Owners of restricted property must have a statutory cause to terminate. Owners of nonrestricted property may terminate any tenancy with proper notice.RSA 540:2, 540:3
Restricted vs nonrestricted propertyNonrestricted property is limited to nonresidential rentals, single family houses when the owner owns no more than 3 single family houses, units in an owner occupied building of 4 or fewer units, and foreclosed single family houses held by a bank or mortgagee. Every other residential rental is restricted property, so most investor portfolios beyond 3 houses fall under the good cause eviction rules.RSA 540:1-a
Interest on depositsA landlord who holds a security deposit for one year or longer must pay the tenant interest at the regular savings rate of the New Hampshire bank, savings and loan or credit union where it is held, and must give a signed receipt stating the amount and where the deposit is held.RSA 540-A:6, I(b) and IV(a)

Not legal advice.

Property taxes

Property tax on a New Hampshire investment property

Use the actual tax bill, not the seller's homestead bill, when you run a New Hampshire rental.

  • Assessment: Municipal assessors must reappraise all real estate at least every five years so assessments are at full and true value. RSA 75:8-a (gc.nh.gov)
  • Statewide education property tax: On top of local town, county and school rates, the Department of Revenue Administration sets a statewide education property tax rate each year at the level needed to raise $363 million. RSA 76:3 (gc.nh.gov)
Closing and foreclosure

Closing a rental in New Hampshire: deeds, foreclosure and taxes

The closing mechanics and transfer costs that land on a New Hampshire settlement statement.

  • Security instrument: Mortgage with power of sale (gc.nh.gov)
  • Foreclosure: Nonjudicial power of sale: publish once a week for 3 successive weeks (first at least 20 days before sale) and notify mortgagor at least 25 days before sale, 45 days for a residential mortgage. RSA 479:25 (gc.nh.gov)
  • Transfer taxes: Real estate transfer tax $0.75 per $100 of price, imposed on both the buyer and the seller ($1.50 per $100 combined, computed). $20 minimum for sales of $4,000 or less. RSA 78-B:1 (revenue.nh.gov)
LLC and vesting

Closing in an LLC in New Hampshire

What it costs to form and keep an LLC in good standing with the New Hampshire Secretary of State.

  • Certificate of formation: $100 filing fee for a certificate of formation RSA 304-C:191, II(c) (gc.nh.gov)
  • Annual report: $100 annual report fee, due by April 1 each year; a $50 late fee applies if the report or fee is not filed by April 1 RSA 304-C:191, II(f) (gc.nh.gov)
Local angle

What makes New Hampshire different for rental investors

  • New Hampshire has no general sales tax or broad based income tax on wages, which helps draw residents from Massachusetts into the Nashua and Manchester corridor. The transfer tax is charged to both buyer and seller, so budget closing cash accordingly.
Before you offer

New Hampshire investor checklist

Check each of these on any New Hampshire rental you plan to finance.

  • Security deposit: 1 month's rent or $100, whichever is greater (RSA 540-A:6, I(a))
  • Unpaid rent notice: 7 days notice for nonpayment of rent due and in arrears upon demand (RSA 540:3 with RSA 540:2, II(a))
  • Ending a month to month lease: 30 days notice for residential tenancies (RSA 540:2, 540:3)
  • Tax basis: Municipal assessors must reappraise all real estate at least every five years so assessments are at full and true value (RSA 75:8-a)
  • Security instrument: Mortgage with power of sale (gc.nh.gov)
  • Foreclosure: Nonjudicial power of sale: publish once a week for 3 successive weeks (first at least 20 days before sale) and notify mortgagor at least 25 days before sale, 45 days for a residential mortgage (RSA 479:25)
  • Transfer and recording taxes: Real estate transfer tax $0.75 per $100 of price, imposed on both the buyer and the seller ($1.50 per $100 combined, computed) (RSA 78-B:1)
  • LLC formation: $100 filing fee for a certificate of formation (RSA 304-C:191, II(c))
  • LLC upkeep: $100 annual report fee, due by April 1 each year; a $50 late fee applies if the report or fee is not filed by April 1 (RSA 304-C:191, II(f))
  • Short term rental, Statewide rooms tax: New Hampshire taxes short term rentals, defined as renting rooms in a residential unit for tourist or transient use for less than 185 consecutive days, under the Meals and Rooms (Rentals) Tax at 8.5% for periods beginning October 1, 2021 (revenue.nh.gov)
Step by step

From offer to closing in New Hampshire

  1. Send the New Hampshire deal
  2. We run the DSCR
  3. We shop lenders
  4. Appraisal confirms rent
  5. Close in your name or LLC

Documents: contract, lease or rent schedule, bank statements, LLC papers, insurance quote. No tax returns. Details.

35 states and counting

DSCR loans across the country

New Hampshire is highlighted. We also lend DSCR in Maine, Massachusetts and Connecticut next door, and in 30 more states. Tap a gold state to open its guide.

DSCR loans in AlabamaDSCR loans in AlaskaDSCR loans in ArizonaDSCR loans in ArkansasDSCR loans in ColoradoDSCR loans in ConnecticutDSCR loans in DelawareDSCR loans in GeorgiaDSCR loans in HawaiiDSCR loans in IndianaDSCR loans in IowaDSCR loans in KansasDSCR loans in KentuckyDSCR loans in LouisianaDSCR loans in MaineDSCR loans in MarylandDSCR loans in MassachusettsDSCR loans in MichiganDSCR loans in MississippiDSCR loans in MissouriDSCR loans in MontanaDSCR loans in New Hampshire (this page)DSCR loans in New MexicoDSCR loans in North CarolinaDSCR loans in OhioDSCR loans in OklahomaDSCR loans in PennsylvaniaDSCR loans in Rhode IslandDSCR loans in South CarolinaDSCR loans in TennesseeDSCR loans in TexasDSCR loans in WashingtonDSCR loans in West VirginiaDSCR loans in WisconsinDSCR loans in Wyoming
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Map geometry: US Census Bureau cartographic boundary files.

FAQ

New Hampshire DSCR loan questions

Straight answers for investors buying or refinancing rentals in New Hampshire.

PMG guidelines summarized; subject to program terms, property and borrower eligibility. Not a commitment to lend.

Book a free call

Does Pillar Mortgage Group offer DSCR loans in New Hampshire?

Yes. Purchases, rate and term and cash out refinances on New Hampshire rentals, up to $5 million, in your name or an LLC. That includes Manchester, Nashua, Concord and Portsmouth.

How is rent set on a New Hampshire DSCR loan?

The lease or the appraiser's market rent. As a benchmark, HUD puts the 2 bedroom Fair Market Rent for the Manchester metro at $2,168 a month.

What are the New Hampshire security deposit rules?

1 month's rent or $100, whichever is greater. (RSA 540-A:6, I(a))

How does a New Hampshire landlord start the process for unpaid rent?

7 days notice for nonpayment of rent due and in arrears upon demand. (RSA 540:3 with RSA 540:2, II(a))

How do you end a month to month lease in New Hampshire?

30 days notice for residential tenancies. Owners of restricted property must have a statutory cause to terminate. Owners of nonrestricted property may terminate any tenancy with proper notice. (RSA 540:2, 540:3)

What property tax rules apply to New Hampshire rentals?

Municipal assessors must reappraise all real estate at least every five years so assessments are at full and true value. (RSA 75:8-a)

Is New Hampshire a mortgage or deed of trust state?

New Hampshire closes on a mortgage. Mortgage with power of sale. Foreclosure: Nonjudicial power of sale: publish once a week for 3 successive weeks (first at least 20 days before sale) and notify mortgagor at least 25 days before sale, 45 days for a residential mortgage. (RSA 479:25)

What does New Hampshire charge to record a sale?

Real estate transfer tax $0.75 per $100 of price, imposed on both the buyer and the seller ($1.50 per $100 combined, computed). $20 minimum for sales of $4,000 or less. (RSA 78-B:1)

Can my New Hampshire LLC hold the rental?

Yes, PMG DSCR loans can close in an LLC. $100 filing fee for a certificate of formation. (RSA 304-C:191, II(c)) $100 annual report fee, due by April 1 each year; a $50 late fee applies if the report or fee is not filed by April 1. (RSA 304-C:191, II(f))

Can I use a DSCR loan for a short term rental in Statewide rooms tax?

Often, yes, with stricter income documentation. Local rule: New Hampshire taxes short term rentals, defined as renting rooms in a residential unit for tourist or transient use for less than 185 consecutive days, under the Meals and Rooms (Rentals) Tax at 8.5% for periods beginning October 1, 2021. Operators must register with the Department of Revenue Administration and obtain a license before offering sleeping accommodations. (RSA 78-A:3, 78-A:4)
Nearby states

DSCR loans in nearby states

Investing across state lines? We lend DSCR in these neighbors of New Hampshire too.

Sources and review dates

Primary sources, each with the date checked. PMG program facts come from Pillar Mortgage Group.

  1. HUD FY2027 Fair Market Rent, Manchester, NH HUD Metro FMR Area: https://www.huduser.gov/datasets/fmr/fmr2027/summary?counties=3301145140&reporttype=county&states=33&year=2027&sa_override=1
  2. RSA 479:25: https://gc.nh.gov/rsa/html/XLVIII/479/479-25.htm (checked 2026-11-01)
  3. NH DRA transfer tax: https://www.revenue.nh.gov/taxes-glance/real-estate-transfer-tax (checked 2026-11-01)
  4. RSA 540-A:6: https://gc.nh.gov/rsa/html/LV/540-A/540-A-6.htm (checked 2026-11-01)
  5. RSA 540:3: https://www.gencourt.state.nh.us/rsa/html/LV/540/540-3.htm (checked 2026-11-01)
  6. RSA 304-C:191, II(c): https://gc.nh.gov/rsa/html/XXVIII/304-C/304-C-191.htm
  7. Realtor.com via FRED: https://fred.stlouisfed.org/series/MEDLISPRINH
  8. HUD FY2027 Fair Market Rent, Nashua, NH HUD Metro FMR Area: https://www.huduser.gov/datasets/fmr/fmr2027/summary?counties=3301150260&reporttype=county&states=33&year=2027&sa_override=1
  9. revenue.nh.gov: https://www.revenue.nh.gov/taxes-glance/meals-rooms-rentals-tax
  10. gc.nh.gov: https://gc.nh.gov/rsa/html/LV/540-A/540-A-7.htm
  11. RSA 540:1-a: https://gc.nh.gov/rsa/html/LV/540/540-1-a.htm
  12. RSA 75:8-a: https://gc.nh.gov/rsa/html/V/75/75-8-a.htm (checked 2026-11-01)
  13. gc.nh.gov: https://gc.nh.gov/rsa/html/V/76/76-3.htm
New Hampshire investors

Let the rent do the qualifying.

Send the New Hampshire property and rent. We run the ratio and lay out terms before you offer.

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Your information is never sold or shared. By submitting you authorize Pillar Mortgage Group LLC to contact you by phone, text, or email. Equal Housing Lender.

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We will reach out shortly to run your numbers.

Pillar Mortgage Group, LLC is an Equal Housing Lender, doing business in accordance with the Fair Housing Act and Equal Credit Opportunity Act. Not a commitment to lend.
Company NMLS# 2700076  |  Arizona License MB-2009671  |  View NMLS Consumer Access