IPS Cash or NH Home Buyers? Fees, Closing Costs and Timelines for Nashua Sellers
You own a duplex in Nashua with tenants on both floors. One of them just gave notice, the other pays late, and the back porch is starting to sag. You've done the landlord thing long enough. Now you want to know what selling for cash would really cost you, and how soon it could be over.
Two buyers come up again and again around here, IPS Cash and NH Home Buyers. If you've been searching NH Home Buyers closing costs in Nashua, this comparison puts both companies' fee terms, cost wording and timelines on the same page, so the numbers line up.
Why IPS Cash Is a Strong Fit for Nashua Sellers
IPS Cash runs its business from Nashua, out of an office on Temple Street, and calls the city its busiest market in Hillsborough County. It has bought New Hampshire houses since 2016. The BBB gives it an A+ and shows accreditation since 2024.
The financial terms are simple to state. You pay no commission and no fees, and asking for an offer is free with no obligation. IPS Cash covers closing costs and builds them into its offer, so nothing comes out of your pocket at the table for those costs.
For a landlord, the other terms matter just as much. IPS Cash buys duplexes and two-family homes, with or without tenants, as-is. You can leave behind old appliances or a basement full of a past tenant's things. Rhea April Rodel, who sold to the company, summed up the cost side on Google: "No cleaning, no repairs, and no agent fees eating into the check."
How NH Home Buyers Handles Costs and Timing
NH Home Buyers LLC is a family and veteran owned company, per its site, founded by Jeremy and Michelle Beland. The BBB shows a PO box in Windham, an A+ grade and accreditation since February 2019. That's five years longer than IPS Cash, and it counts in NH Home Buyers' favor.
Its cost wording is about as plain as it gets. The homepage says "Zero Fees to Sell Your House" and "No Closing Costs." The FAQ says "We charge zero extra commissions and/or fees" and "We cover all closing costs."
There's one wrinkle to clear up. HomeLight's Nashua roundup describes NH Home Buyers as charging no commission or appraisal fees, while adding that other closing costs may apply. The company's own FAQ is the stronger source. Still, if NH Home Buyers closing costs in Nashua are your main question, ask for that "all" in writing on your own sale.
On timing, NH Home Buyers says you can get an offer in 24 hours, often the same day. It says it can close in as little as 7 days and will set a date that works for you. Its homepage also mentions that you can "Receive cash before closing" and get paid "within days," but the pages don't explain how that early cash works. Ask before you count on it.
Fees and Costs, Line by Line
Commission and Fees
Neither company charges a commission or a fee to sell. On this line, they're even. Compare that with a traditional listing, where the commission, the inspection repairs and the months of vacancy can quietly consume a significant portion of a rental property's equity.
The Closing Cost Promise
NH Home Buyers says it covers all closing costs. IPS Cash covers them too, and it's open that it builds them into the offer price. In practice, every buyer pays its costs from somewhere, and the price is where they usually land. Compare the net figure each company writes down, not the slogan.
The Transfer Tax
New Hampshire's transfer tax under RSA 78-B is $0.75 per $100 of the price, charged to the buyer and again to the seller. That makes $1.50 per $100 in all. Ask each buyer whether its closing cost promise includes your share. It's a fair question for both, and the answer belongs on paper.
Tenant and Turnover Costs
If you list a rental, you may need to get tenants out, fix up the units and keep paying the bills while it sits. IPS Cash says it'll buy with or without tenants. NH Home Buyers' FAQ says "Often, yes" when asked about homes with tenants. Ask each what happens to leases and deposits at closing.
Timelines Side by Side
| Term | IPS Cash | NH Home Buyers |
|---|---|---|
| Offer | Aims for about 24 hours, usually after a visit | 24 hours, often same day |
| Fastest close | As little as 7 days | As little as 7 days |
| Latest close | About 60 days out | A date that suits you |
| Stay after closing | Ask about an occupancy agreement | Not described on pages checked |
| Closing costs | Covered and built into the offer | "We cover all closing costs." |
| Commission or fees | None | None |
IPS Cash's edge is the long end. You can push closing out about two months, and you can ask to stay on under an occupancy agreement. NH Home Buyers' edge is a published same-day offer and longer BBB accreditation.
Who Each Company Suits
NH Home Buyers suits sellers who want the plainest written closing cost promise and a buyer with a long accreditation record. It's also a fit if you live near Windham or Bedford.
IPS Cash suits sellers who want a Nashua office and a flexible end date. It also works well for landlords with duplexes, owners of mobile homes or land, and anyone who needs time to move out after closing.
Be fair to yourself on one point. Some sellers have reported that IPS Cash lowered its price or cancelled after an inspection. That's why you should ask it, and NH Home Buyers too, what could change the price and how long each inspection window lasts.
Five Questions for Both Buyers
- Does your closing cost promise include my share of the transfer tax?
- Can you give me a written net sheet before I sign?
- What could change the price after the walkthrough, and how long is the inspection window?
- Who signs as the buyer of record, and will you show proof of funds on paper?
- What are each side's rights to cancel?
If NH Home Buyers' "all closing costs" line is the standard you want, ask IPS Cash to spell out its own cost terms the same way, in writing.
Where to Begin
Once you've checked NH Home Buyers closing costs in Nashua against IPS Cash's terms, the gap is smaller than the slogans suggest. If a local office and a longer runway matter to you, call IPS Cash first at (888) 893-7188. Ask for its net sheet, compare it with a second buyer's, and choose when you're comfortable.
