What Is the Difference Between Seasonal and Year-Round Homes in New Hampshire?
- Jim Johnson
- 3 days ago
- 2 min read
🏡 What Is the Difference Between Seasonal and Year-Round Homes in New Hampshire?
New Hampshire has many cabins, cottages, and lake-area homes that were originally built as seasonal properties. Because of zoning rules, insulation requirements, and utility setups, not all homes in NH can legally be occupied year-round.
Here’s what buyers and sellers need to know.
⭐ What Is a Seasonal Home?
A seasonal home is a property the town has designated for limited, non-year-round occupancy.
These homes are often:
✔ Built as camps or cottages
✔ Used mainly spring–fall
✔ Not insulated for winter
✔ Missing a full heating system
✔ Using private wells or seasonal water lines
✔ Located on private or unmaintained roads
The town must approve a conversion before year-round living is allowed.
⭐ What Is a Year-Round Home?
A year-round home is approved for 12-month occupancy and meets specific requirements for:
✔ Heating
✔ Insulation
✔ Water supply
✔ Septic or sewer systems
✔ Road access
✔ Life safety codes
✔ Permanent utilities
These homes qualify for all types of financing and full-time residency.
⭐ Why the Difference Matters in NH Real Estate
Seasonal vs. year-round status impacts:
✔ Financing — many lenders won’t finance seasonal homes
✔ Appraisals
✔ Insurance coverage
✔ Property taxes
✔ Rental possibilities (Airbnb restrictions)
✔ Year-round livability
✔ Resale value
Seasonal homes often attract cash buyers due to financing limitations.
⭐ Can a Seasonal Home Be Converted to Year-Round?
Sometimes — but it depends on town approvals and system upgrades.
Common requirements include:
✔ Insulation improvements
✔ Permanent heating system
✔ Year-round water supply
✔ Septic system that meets residential use
✔ Adequate road access (not Class VI unless approved)
✔ Passing building and life-safety inspections
Buyers should always ask the town zoning office about the property’s legal status.
⭐ How to Check a Home’s Legal Status
Buyers should confirm:
✔ The town’s classification (seasonal or year-round)
✔ Any past applications for conversion
✔ Septic capacity
✔ Heating system type
✔ Whether the water line is seasonal
✔ Road maintenance
✔ Building permits for any upgrades
The listing description alone is NOT enough — the town is the final authority.
⭐ Bottom Line
Seasonal and year-round homes play a major role in New Hampshire’s housing market. Buyers should always verify a property’s legal status, understand the limitations of seasonal occupancy, and confirm whether conversion is possible before making an offer.
Jim Johnson — Real Estate Agent
58 NH Route 25A
Wentworth, NH 03282
P: (857) 249-7392
Licensed New Hampshire REALTOR® with Three Hills Real Estate Services
Broker Email: info@ThreeHillsRES.com
Broker Website: www.ThreeHillsRES.com
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