Can I Buy a House in Lebanon, NH Without a Realtor?

Written by Spenser Molloy, Broker/Agent | NextHome Modern Realty

Yes, you can legally buy a house in Lebanon, NH without a realtor. Nothing in New Hampshire law requires a buyer to be represented by an agent. But the honest answer is more complicated than a yes or no, especially since the rules around buyer representation changed in 2024, and it is worth understanding what you would actually be taking on yourself before you decide.

Is It Legal to Buy a House in Lebanon, NH Without an Agent?

Yes. Any buyer can make an offer directly to a seller or a seller's agent, negotiate their own purchase and sale agreement, and close on a home without ever signing with a buyer's agent. New Hampshire does not require attorney review of a purchase and sale agreement either, unlike some states, though many buyers choose to hire one anyway for exactly the reasons covered below.

How Did the 2024 NAR Settlement Change This?

This is the part a lot of people researching this question missed. Rule changes from the National Association of Realtors settlement took effect August 17, 2024, and by 2026 they are fully in force. The two biggest changes: buyer agent compensation can no longer be advertised in the MLS, and any agent working with a buyer generally needs a signed, written buyer representation agreement before touring homes with them.

What this did not do is eliminate buyer agent commissions or make representation optional in some new legal sense, that was already the case. What it actually changed is that compensation is now negotiated explicitly and directly between a buyer and their agent, rather than assumed as a fixed percentage baked into the listing. If you go without an agent now, you are not sidestepping a new legal requirement. You are opting out of a service that now comes with clearer, more transparent terms than it did two years ago.

Will Going Without an Agent Actually Save Me Money?

Maybe, but probably less than you would expect. Despite predictions that commissions would collapse after the settlement, national data shows buyer's agent commissions have actually held steady or risen slightly, averaging around 2.3 percent to 2.5 percent depending on price point in 2026. More importantly, most sellers are still choosing to offer buyer agent compensation as part of their listing strategy, because limiting the pool of buyers who can afford to pay an agent separately tends to reduce demand for their home. In practice, that means the "savings" from skipping a buyer's agent often do not materialize the way people assume, because the commission structure was frequently never going to come directly out of your pocket in the first place.

Where going unrepresented can save real money is in very specific situations: buying directly from a for-sale-by-owner seller with no listing agent involved, or negotiating a flat-fee or reduced-rate arrangement with an agent rather than assuming a traditional percentage. Both are legitimate options post-settlement, but neither is the same thing as going in with zero representation.

What Does a Buyer's Agent Actually Do?

If you are weighing whether to go without one, it helps to know specifically what you would be taking on yourself:

Pricing and comps. In a market like Lebanon, where a single high-end sale can shift the reported median in a given month, knowing what a specific home is actually worth requires real, current comparable sales data, not just a Zestimate.

Negotiation. A seller's agent's job is to get the seller the best possible price and terms. Without your own representation, no one at the table is working specifically for your interests, only the seller's.

Contract review. New Hampshire's standard purchase and sale agreement includes contingencies, deadlines, and disclosure requirements that determine what happens if an inspection turns up a problem, if financing falls through, or if either side wants to back out. Misreading or missing one of these can cost you your deposit or your ability to walk away from a bad situation.

Coordinating inspections, financing, and closing. A typical purchase involves an inspector, a lender, an attorney or title company, and a closing date, all of which need to be scheduled and managed against contract deadlines.

Does New Hampshire Require an Attorney to Buy a House?

No. Unlike some states, New Hampshire does not require an attorney to review or be present for a residential real estate closing. Many buyers hire one anyway, particularly for anything beyond a straightforward transaction, since an attorney can catch issues in title, easements, or contract language that a buyer without real estate or legal experience might miss entirely.

The Real Risk in a Market Like Lebanon's

Lebanon is a small, low-inventory market where well-priced homes have historically moved quickly and sometimes drawn multiple offers, a dynamic we track regularly in our Upper Valley Real Estate Market Report. In a competitive, multiple-offer situation, an unrepresented buyer is negotiating directly against a seller's agent whose entire job is to secure the best outcome for the other side. That is a meaningfully different position than having someone whose job is to do the same thing for you.

When Might Going Without an Agent Actually Make Sense?

For an experienced buyer with real estate or legal background, purchasing a straightforward property directly from a for-sale-by-owner seller, or someone comfortable negotiating a flat-fee arrangement rather than assuming a full-service percentage, skipping traditional representation can be a reasonable choice. It tends to make less sense for first-time buyers, anyone unfamiliar with New Hampshire's purchase and sale process, or anyone buying in a competitive multiple-offer situation, where the cost of a mistake is usually far higher than the commission you were trying to avoid.

For a deeper look at the buy versus rent decision itself, see our guide on Should I Buy or Rent in Lebanon, NH, and if you do decide representation is worth it, our guide on how to choose the right listing or buyer's agent covers exactly what to look for.

FAQ

Can I buy a house in Lebanon, NH without a realtor? Yes. New Hampshire law does not require buyer representation, and a buyer can negotiate and close on a home directly with a seller or seller's agent.

Do I have to pay a buyer's agent commission if I use one? It depends. Since the 2024 NAR settlement, buyer agent compensation is negotiated directly and can no longer be advertised in the MLS, but most sellers in 2026 are still choosing to offer buyer agent compensation as part of their sale strategy.

Does New Hampshire require an attorney for a home purchase? No. New Hampshire does not require attorney review of a purchase and sale agreement, though many buyers hire one for added protection on contract and title issues.

Is it riskier to buy without an agent in a competitive market like Lebanon? Yes, generally. In a low-inventory market where homes can draw multiple offers, an unrepresented buyer negotiates directly against a seller's agent working solely for the seller's interests.

Can I negotiate a lower commission instead of skipping an agent entirely? Yes. Flat-fee arrangements and negotiated commission rates are both legitimate, increasingly common options since the 2024 settlement, and are worth discussing directly with any agent you are considering.

Weighing Your Options?

Whether you decide to go it alone or want representation, we would rather you make this decision with clear information than under pressure. If you want to talk through what representation would actually look like for your specific situation, including flat-fee or negotiated options, Brian and Spenser at NextHome Modern Realty are glad to have that conversation with no obligation attached.

This article was written by Spenser Molloy, Broker/Agent at NextHome Modern Realty, for accuracy and local context. Information on NAR settlement practice changes and commission data is compiled from public sources including Redfin, FastExpert, and legal industry publications as of 2026. This article is provided for general informational purposes only and is not legal advice.