Torn between a brand‑new build and a charming historic house in Amherst? You are not alone. Many buyers love the village character and mature lots, while others want modern systems and low maintenance. In this guide, you will compare the tradeoffs in cost, comfort, permits, and resale so you can choose with confidence. Let’s dive in.
Amherst housing at a glance
Amherst offers a classic New England village center surrounded by rural and residential neighborhoods. Close to the village, you will find 18th and 19th century homes with period details. On the edges of town, newer construction tends to offer open layouts, attached garages, and energy‑efficient systems.
Inventory can feel tight because of conservation land, zoning, and limited developable lots. Desirable homes, whether new or historic, can draw strong interest. Your best fit comes down to how you weigh character, maintenance, energy use, and location.
New construction: what to expect
New homes in Amherst often sit in small subdivisions or along arterial routes. Most feature open‑plan living, modern kitchens and baths, and up‑to‑date HVAC and insulation.
- Lower short‑term maintenance with new roof, mechanicals, and builder warranties.
- Predictable utility and repair costs in the first years.
- Higher price per square foot is possible, and upgrades can add up.
- Landscaping may be younger, with curb appeal that grows over time.
Historic homes: what to expect
Historic properties near the village showcase Colonial, Federal, Greek Revival, or Victorian styles. You may see wide‑plank floors, detailed moldings, and fireplaces.
- Mature trees, established landscaping, and unique craftsmanship add charm.
- Larger, character‑rich rooms and a strong sense of place.
- Ongoing maintenance risks, such as older roofs, foundations, plumbing, or electrical.
- Renovations can uncover hidden issues and higher costs.
Cost and maintenance
- New construction: Lower maintenance at the start, with fewer immediate replacements. Builder warranties can reduce surprises.
- Historic homes: Expect higher maintenance and a larger early‑years budget for updates. Plan for items like roof work, chimney repair, and system upgrades.
A simple rule of thumb is to budget 1 to 3 percent of the home’s value each year for maintenance. Older historic homes can land at the higher end, especially if you address deferred items after closing.
Energy and comfort in NH winters
- New construction: Built to current energy codes, with tight envelopes, insulated windows, and efficient heating like air‑source heat pumps.
- Historic homes: Original construction may lack insulation and efficient HVAC. You can improve comfort with air sealing, added insulation, heat‑pump conversions, and storm windows. Some exterior upgrades may need local review if the home sits in a designated district.
Given New Hampshire’s climate, comparing projected heating and cooling costs is smart as you evaluate homes.
Layout and lifestyle
- Historic homes: Distinctive details and walkable proximity to the village are big draws. Floor plans can feel compartmentalized compared to modern preferences.
- New construction: Open kitchens and living areas, larger primary suites, generous storage, and attached garages fit many buyers’ daily routines.
Think about how you cook, entertain, and work from home. Your layout priorities should drive your choice.
Permits, preservation, and approvals
- Historic homes: If a property is within a local historic district, exterior changes such as siding, windows, or additions may require approval from a preservation commission or design‑review board. Interior updates are typically less regulated. Confirm rules with the Town of Amherst and check whether a property is listed or within an overlay district.
- New construction: Builders must follow subdivision and site‑plan rules. As a buyer, verify that the home has a final certificate of occupancy and that as‑built approvals are complete.
Always confirm permits and any recorded covenants or conservation restrictions before you finalize an offer.
Resale outlook
- Historic homes: Strong appeal for buyers who value charm and proximity to the village. The audience can be narrower if significant renovation is needed.
- New construction: Broad market appeal for move‑up buyers seeking turnkey living. Location still matters, and village‑adjacent homes can command premiums.
Your resale path depends on condition, location, and how well the home fits common buyer preferences.
Lot size and outdoor space
- Historic properties often sit on larger lots with stone walls and mature trees.
- Newer developments may include shared open space and modern drainage. Lot sizes can be smaller, and some neighborhoods include HOAs. Review HOA terms, if any, early in your search.
Due diligence checklist for showings
Use this quick list to protect your budget and timeline.
- General
- Confirm whether the property is in a local or national historic district and whether exterior changes require approvals.
- Request a list of renovations, permits, and contractor contacts from the seller.
- Verify boundaries, easements, covenants, and conservation restrictions recorded at the county registry of deeds.
- Historic homes
- Full home inspection with attention to foundation, roof, chimneys, drainage, and attic ventilation.
- Electrical check for knob‑and‑tube wiring, panel capacity, grounding, and GFCIs.
- Plumbing review for aging lines and drains; verify septic size and condition or any municipal sewer connection.
- Hazard screening for lead‑based paint in pre‑1978 homes and potential asbestos in older materials.
- Energy audit, including blower‑door testing, to scope air sealing and insulation needs.
- Clarify which updates will require town or commission approvals.
- New construction
- Verify builder reputation, references, warranty coverage, and completion of punch‑list items.
- Confirm the final certificate of occupancy and any outstanding building department items.
- Inspect grading and drainage; verify subdivision road status and maintenance responsibilities.
- Site services
- Determine whether the home uses municipal water or a private well. Get well test results if applicable.
- Confirm septic permits, inspection reports, or municipal sewer connection.
- Review flood risk using official flood maps and any local overlays.
- Financial
- Request realistic estimates for utilities, maintenance, and any planned renovations.
- Ask an insurance agent about premiums and endorsements for older structures.
Financing and renovation options
If you plan to buy and update a home, explore mortgage products that combine purchase and renovation costs in one loan.
- FHA 203(k) Rehabilitation Loan
- Fannie Mae HomeStyle Renovation
- VA renovation options for eligible buyers
- Energy‑efficient mortgages that roll efficiency improvements into your financing
Work with lenders who understand New Hampshire older‑home renovations and can outline timelines, draw schedules, and appraisal requirements.
Which path fits your lifestyle?
Choose new construction if you want turnkey living, predictable costs for the first several years, and a modern layout. This option fits busy schedules and lower maintenance tolerance.
Choose a historic home if you value character, mature lots, and village proximity, and if you are comfortable budgeting for ongoing care or phased renovations. This path rewards stewardship and a long‑term mindset.
Next steps
- Define your top three priorities: layout, lot, location, or budget flexibility for updates.
- Get pre‑approved and discuss renovation‑loan options if you are considering older homes.
- Tour both property types to compare natural light, room flow, and noise levels across seasons.
- Line up inspectors and contractors early so you can move quickly on a home you love.
If you want a local, hands‑on guide to both historic gems and quality new builds, reach out to Greg & Krystal Sherwin. Our boutique approach pairs neighborhood insight with premium marketing and a calm, step‑by‑step process.
FAQs
What are the biggest cost differences in Amherst?
- New construction usually has lower early maintenance, while historic homes often require higher initial budgets for systems and deferred items.
How do historic‑district rules affect renovations?
- If the home sits in a designated district, exterior changes like windows or additions may require local review; verify requirements with the town before planning work.
Which inspections are essential for older homes in NH?
- In addition to a general inspection, consider electrical, chimney, foundation, septic or well, and an energy audit; test for lead paint and asbestos when applicable.
Can I finance renovations with my mortgage?
- Yes. Options include FHA 203(k), Fannie Mae HomeStyle, and certain VA renovation loans, plus energy‑efficient mortgages for upgrades.
How do energy costs compare in new vs. historic homes?
- New builds meet current energy codes and are typically more efficient; historic homes can improve significantly with air sealing, added insulation, and modern HVAC when feasible.
