What Is a Backup Offer in NH Real Estate and How Does It Work?

🏡 What Is a Backup Offer in NH Real Estate and How Does It Work?

In competitive markets across Plymouth, Campton, Thornton, Rumney, Ashland, and the greater Central NH region, buyers often miss out on accepted properties.

But that doesn’t mean the deal is over — that’s where a backup offer comes in.

Here’s how backup offers work in New Hampshire and why buyers should consider them.

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What Is a Backup Offer?

A backup offer is a legally binding offer submitted after a seller has already accepted another buyer’s offer.

If the primary contract falls through due to:

✔ Financing issues

✔ Inspection problems

✔ Appraisal issues

✔ Buyer backing out

…your backup offer moves into first position automatically.

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Why NH Buyers Submit Backup Offers

Backup offers are useful when:

✔ You missed out on a home you love

✔ The first buyer’s financing or sale is shaky

✔ The property has inspection risks (older homes, septic, wells, etc.)

✔ You want to avoid bidding wars if the home comes back on market

Many deals in Central NH fall apart during inspection, appraisal, and financing — making backup offers surprisingly powerful.

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Why Sellers Accept Backup Offers

Sellers like backup offers because they:

✔ Give them a safety net

✔ Reduce downtime if the first deal collapses

✔ Avoid having to relist and restart showings

✔ Strengthen their negotiating position with the first buyer

They keep the sale moving without delay.

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What Buyers Should Know

Before submitting a backup offer:

✔ Treat it as a real contract — you ARE committed if it moves into first position

✔ Ask if the seller will disclose contingency risks in the first deal

✔ Understand you may be waiting a few days… or a few weeks

Some buyers submit backup offers on multiple homes — just be sure you can honor whichever activates first.

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Q&A

Q: Does my earnest money go into escrow immediately with a backup offer?

A: Usually not until your offer becomes the primary contract, but this can vary by agreement.

Q: Can the seller negotiate or switch to a different buyer even if I’m the backup?

A: Once signed and accepted as a backup contract, you are legally next in line.

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Keywords

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Jim Johnson — Real Estate Agent

58 NH Route 25A

Wentworth, NH 03282

P: (857) 249-7392

W: www.JimJohnsonRealEstateAgent.com

Licensed New Hampshire REALTOR® with Three Hills Real Estate Services

Broker Email: info@ThreeHillsRES.com

Broker Website: www.ThreeHillsRES.com