Rockingham County, NH · Industrial Market Intelligence Read our complete 1031 exchange guide for MA & NH → Read our full guide to selling commercial property in New Hampshire →
Thinking About Selling Your
Rockingham County Industrial Building?
Before You List, Read This.
A data-driven guide to industrial property sales volume, pricing, and the NH tax advantage across the top Rockingham County, NH industrial markets — built for owners evaluating their next move in 2026.
Market Overview
The Rockingham County Industrial Market in 2026
Rockingham County offers industrial building owners a combination that no Massachusetts market can match: a tight vacancy rate of 5.3%, no state capital gains tax, and a growing base of logistics, manufacturing, and distribution tenants drawn by New Hampshire's favorable business climate.
Londonderry dominates the county's industrial market with $424.9 million in total transaction volume — nearly four times the next highest town. Positioned at the I-93 and Route 101 interchange with direct access to Manchester-Boston Regional Airport, Londonderry attracts major logistics and distribution users seeking a true New Hampshire headquarters location. The $142.8M in 2021 and $87.0M in 2025 confirm deep and consistent institutional demand in this submarket.
According to Colliers' Q2 2025 New Hampshire Industrial Market Insight, the NH industrial vacancy rate stands at just 5.3% — significantly tighter than the Boston market's 8.9%. The report notes "remarkable resilience" in the NH industrial market, with the I-93 corridor remaining particularly tight despite some Seacoast softness from manufacturing closures. JLL Capital Markets recently confirmed this demand, facilitating the $7.75 million sale of three fully leased industrial buildings in Salem, NH — with JLL Director Tommy Hovey noting that "Southern New Hampshire continues to be a growing focus for value-add industrial investors."
— Jeremy Cyrier, CCIM, CRE | President, MANSARD
The NH Tax Advantage
Why Selling in Rockingham County Is Different from Massachusetts
For industrial building owners in Rockingham County, the tax landscape at the time of sale is fundamentally more favorable than it is for their Massachusetts counterparts — and that difference directly benefits sellers by expanding the buyer pool.
| Tax Item | Rockingham County, NH | Massachusetts |
|---|---|---|
| State Capital Gains Tax | None | 5.0% (long-term) / 8.5% (short-term) |
| MA Millionaire's Surtax | Not applicable | +4.0% on income over $1,083,150 |
| State Income Tax on Gain | None | Applies to gain |
| Interest & Dividends Tax | Repealed Jan 1, 2025 | N/A |
| Real Estate Transfer Tax | 1.5% of purchase price (split 0.75% each) | Varies by municipality |
| Federal Capital Gains | Same as MA (15% or 20% long-term) | Same as NH |
| Depreciation Recapture | Same as MA (max 25% federal) | Same as NH |
Market Cycle Intelligence
NH Industrial vs. Boston Industrial: A Tale of Two Markets
While the Boston industrial market is in Phase 3 (Hypersupply) with rising vacancy, the New Hampshire industrial market remains structurally tight — creating a meaningful advantage for Rockingham County sellers.
Boston industrial vacancy has risen to 8.9% — the highest in a decade — as the 2020–2022 construction boom delivers new supply into a softening demand environment. Net absorption is negative at (2.7M) SF in the trailing 12 months. Pricing remains near record highs at ~$200/SF, but the window to sell at peak conditions may be narrowing.
New Hampshire industrial vacancy stands at just 5.3% — well below the Boston market's 8.9% and the national average. Colliers describes the NH market as demonstrating "remarkable resilience" with "strong fundamentals." The I-93 corridor, which runs directly through Rockingham County, remains particularly tight with consistent demand from logistics, manufacturing, and distribution users.
| Metric | Rockingham County / NH | Boston / MA | NH Advantage |
|---|---|---|---|
| Industrial Vacancy Rate | 5.3% | 8.9% | 360 bps tighter |
| State Capital Gains Tax | 0% | 5.0–9.0% | Significant seller savings |
| MA Buyer Pool | Active — seeking NH exposure | Competing with NH | Expanded demand |
| I&D Tax | Repealed Jan 1, 2025 | N/A | Improved buyer returns |
| Avg Industrial Price/SF (Boston MSA) | ~$185 (CoStar TTM) | ~$200 (Boston avg) | Value entry point for buyers |
| Market Cycle Phase | Structurally tight | Phase 3 — Hypersupply | NH ahead of cycle correction |
Sources: Colliers NH Industrial Market Insight, Q2 2025 [3]; CoStar Boston Industrial Market Report, Q2 2026 [2]; Mueller-Chacon Real Estate Market Cycle Forecast, Q4 2026 [1].
Sales Velocity Data
Industrial Transaction Volume by Town, 2017–2026
Total recorded industrial sale price volume and average sale price per square foot across the top Rockingham County, NH industrial markets, 2017 through YTD 2026.
| # | Town | Total Vol | Avg $/SF | YTD 2026 | 2025 | 2024 | 2023 | 2022 | 2021 | 2020 | 2019 | 2018 | 2017 | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | ||||
| 1 | Londonderry | $424.9M | $146 | — | — | $87.0M | $257 | $1.9M | $271 | $44.6M | $137 | $70.6M | $196 | $142.8M | $173 | $4.0M | $47 | $50.6M | $82 | $11.6M | $85 | $11.9M | $69 |
| 2 | Salem, NH | $122.7M | $105 | $3.5M | $139 | $33.2M | $113 | $5.0M | $162 | $2.4M | $35 | $21.7M | $108 | $35.0M | $194 | $10.7M | $66 | $4.5M | $96 | $4.7M | $53 | $2.0M | $82 |
| 3 | Seabrook | $62.8M | $108 | — | — | — | — | $6.5M | $203 | — | — | $5.0M | $157 | $5.0M | $78 | — | — | $14.4M | $80 | $26.1M | $47 | $5.7M | $84 |
| 4 | Greenland | $62.8M | $86 | — | — | — | — | — | — | $33.2M | $91 | — | — | — | — | $29.5M | $80 | — | — | — | — | — | — |
| 5 | Portsmouth | $48.8M | $133 | — | — | $24.5M | $240 | $3.4M | $92 | — | — | $2.8M | $72 | $3.0M | $146 | $5.4M | $129 | $2.2M | $85 | $4.9M | $230 | $2.7M | $71 |
| 6 | Plaistow | $33.9M | $111 | — | — | $6.7M | $107 | — | — | — | — | $20.8M | $118 | $6.4M | $107 | — | — | — | — | — | — | — | — |
| 7 | Derry | $32.9M | $105 | $9.8M | $97 | $3.6M | $153 | $3.6M | $155 | — | — | $2.5M | $189 | $1.5M | $87 | $3.4M | $70 | — | — | $4.3M | $44 | $4.3M | $42 |
| 8 | Exeter | $21.1M | $96 | $8.1M | $102 | $1.2M | $158 | — | — | — | — | $6.5M | $71 | $5.2M | $53 | — | — | — | — | — | — | — | — |
| 9 | Newington | $6.9M | $52 | — | — | — | — | — | — | — | — | — | — | — | — | — | — | $6.9M | $52 | — | — | — | — |
| 10 | Windham | $2.0M | $72 | — | — | — | — | — | — | — | — | — | — | — | — | — | — | $2.0M | $72 | — | — | — | — |
Vol = Total recorded sale price volume. $/SF = Average sale price per square foot (weighted by total SF sold). Transactions between $1M–$100M. Source: MANSARD Sales Velocity Data, 2017–YTD 2026. — indicates no qualifying transactions in that period.
Town-by-Town Analysis
Top Rockingham County Industrial Markets
Rankings reflect total industrial sale price volume from 2017 through YTD 2026. Each market has a distinct buyer profile, pricing dynamic, and strategic opportunity.
Londonderry is the dominant industrial market in Rockingham County by a wide margin, positioned at the I-93 and Route 101 interchange with direct access to Manchester-Boston Regional Airport. The $142.8M in 2021 and $87.0M in 2025 reflect deep and consistent institutional demand. The market attracts major logistics, distribution, and manufacturing users seeking a true NH headquarters location.
Get a Londonderry Property Evaluation →Salem NH sits directly on I-93 at the Massachusetts border, making it the most accessible Rockingham County market for Boston-area buyers and tenants. JLL Capital Markets recently sold three fully leased industrial buildings at 1 & 13-15 Delaware Drive and 40 Lowell Road for $7.75 million, confirming active investor demand. The $35.0M in 2021 and $33.2M in 2025 reflect consistent buyer activity.
Get a Salem NH Property Evaluation →Seabrook is a Seacoast industrial market with I-95 access and proximity to the Massachusetts border. The $26.1M in 2018 and $14.4M in 2019 reflect strong pre-pandemic demand, and the $6.5M in 2024 confirms continued buyer activity. The market attracts manufacturing and distribution users seeking Seacoast NH access at competitive pricing.
Get a Seabrook Property Evaluation →Greenland is a Seacoast industrial market adjacent to Portsmouth, offering a lower basis relative to the Portsmouth submarket. The $33.2M in 2023 and $29.5M in 2020 reflect significant institutional transactions in this market. The market attracts buyers seeking Seacoast NH industrial exposure at a competitive price point with strong I-95 and Route 33 access.
Get a Greenland Property Evaluation →Portsmouth is New Hampshire's premier commercial hub, with consistent industrial transaction activity across every year in the dataset. The $24.5M in 2025 at $240/SF is the highest single-year figure for Portsmouth, reflecting growing institutional interest in this well-established Seacoast market. The market attracts professional services, technology, and government-related industrial users.
Get a Portsmouth Property Evaluation →Plaistow sits at the Massachusetts border on Route 125, making it highly accessible to both NH and MA buyers. The $20.8M in 2022 reflects strong institutional demand at the cycle peak. The NH tax advantage is particularly compelling for Massachusetts buyers considering this border market, and the $6.7M in 2025 confirms continued buyer activity.
Get a Plaistow Property Evaluation →Derry is an I-93 corridor industrial market offering a lower basis relative to Salem and Londonderry while maintaining strong highway access. The $9.8M in YTD 2026 is the highest single-period figure for Derry, signaling growing buyer interest. The market primarily attracts user-buyers and local private investors seeking functional industrial space at a value price point.
Get a Derry Property Evaluation →Exeter is a growing Seacoast industrial market with strong recent momentum. The $8.1M in YTD 2026 and $6.5M in 2022 reflect consistent buyer activity. The market attracts manufacturing and light industrial users seeking a Seacoast NH location with Route 101 access. The NH tax advantage makes Exeter particularly attractive to Massachusetts-based buyers seeking a lower entry point than Portsmouth.
Get an Exeter Property Evaluation →Newington is a small industrial market adjacent to Portsmouth, offering a lower basis relative to the Portsmouth submarket. The $6.9M in 2019 represents the market's primary transaction in the dataset. The market attracts manufacturing and distribution users seeking Portsmouth-area access at a competitive price point.
Get a Newington Property Evaluation →Windham is an emerging I-93 corridor industrial market offering a lower basis relative to Salem and Londonderry. The $2.0M in 2019 represents the market's primary transaction in the dataset. As the I-93 corridor continues to attract industrial users, Windham offers a value-oriented entry point for buyers seeking NH industrial exposure with strong highway access.
Get a Windham Property Evaluation →Who Is Buying
Understanding the Buyer Landscape in 2026
Rockingham County attracts a unique buyer mix that includes both local NH investors and Massachusetts-based buyers specifically seeking the NH tax advantage — creating demand that does not exist in Massachusetts markets.
Three Buyer Types in Rockingham County
- MA-Based Tax Buyers: Massachusetts investors specifically seeking NH industrial exposure to eliminate state capital gains tax on their investment returns. Most active in Salem, Londonderry, and Plaistow — the border markets with the easiest MA commute.
- Institutional Capital: REITs and private equity targeting well-leased logistics and distribution assets in Londonderry and Portsmouth. Focused on stable income and long-term hold strategies in a tight-vacancy market.
- User-Buyers: NH-based businesses purchasing to control their operations and lock in long-term cost certainty in a favorable tax environment. Most active in Londonderry, Derry, and Exeter.
What Buyers Are Underwriting
- After-Tax Returns: MA-based buyers explicitly underwrite the NH tax advantage. Eliminating state capital gains tax materially improves their net return on the investment — creating a buyer motivation that does not exist in MA markets.
- Tight Market Premium: With NH vacancy at 5.3% vs. Boston's 8.9%, buyers underwrite a tighter supply environment that supports rent growth and occupancy stability.
- Value-Add / Lease-Up: Investors targeting a lower basis with lease-up potential, particularly in Derry, Exeter, and Windham where pricing is below the county average.
MANSARD Strategy
We Don't Start With a Listing.
We Start With Strategy.
MANSARD has been active in the Southern NH market for nearly two decades. Taylor Cyrier successfully sold two Southern NH industrial buildings for $14,000,000. We know the Rockingham County buyer pool — including the Massachusetts-based investors who are specifically looking for NH industrial exposure.
- Know what your Rockingham County industrial property is worth today
- Identify the right buyers — including MA-based tax-motivated investors
- Understand the full NH tax advantage for your specific situation
- Build a strategy to maximize value before going to market
88.9% of MANSARD's recent sales closed on-time and at the client's accepted offer price. That outcome is determined before the property ever goes live.
Schedule a Pre-Sale Strategy Call
A short conversation can help you understand what your Rockingham County industrial property is worth, who the right buyers are, and how to approach a sale the right way.
Schedule a Pre-Sale Strategy Call Call (617) 674-2043Confidential. No obligation. No pressure.
Client Results
What Southern NH Industrial Owners Say
"Taylor successfully sold two of my Southern NH industrial buildings for $14,000,000. I recommend Taylor with full confidence to anyone looking to sell their industrial property."
"Jeremy did a great job with the entire process. He is very smart and great at making everything go smoothly. I would recommend MANSARD for anyone looking to sell or rent commercial property."
"We used MANSARD to help us reposition and sell a suburban commercial building. They were fantastic, well read in the market place and helped us realize our projected returns. Would highly recommend their services."
Frequently Asked Questions
Rockingham County Industrial Market: Common Questions
No. New Hampshire does not impose a state-level capital gains tax on the sale of real estate, and the state's Interest and Dividends Tax was fully repealed effective January 1, 2025. Sellers in Rockingham County are only subject to federal capital gains taxes and the NH Real Estate Transfer Tax of 1.5% of the purchase price, typically split 0.75% each between buyer and seller. This is a significant advantage compared to Massachusetts, where sellers face a 5.0% long-term capital gains tax plus the potential 4% Millionaire's Surtax on gains over $1,083,150.
Yes. Rockingham County industrial properties continue to trade actively, with Londonderry dominating transaction volume at $424.9 million from 2017 through YTD 2026. The NH industrial vacancy rate of 5.3% (Colliers Q2 2025) is significantly tighter than the Boston market at 8.9%, creating favorable conditions for sellers. JLL Capital Markets recently facilitated the sale of three industrial buildings in Salem, NH for $7.75 million, confirming active investor demand from both local NH and Massachusetts-based buyers.
Londonderry leads all Rockingham County towns with $424.9 million in total industrial sales volume from 2017 through YTD 2026 — nearly four times the next highest town. Londonderry's dominance is driven by its position at the I-93 and Route 101 interchange, its proximity to Manchester-Boston Regional Airport, and its concentration of logistics, distribution, and manufacturing tenants.
The NH industrial market is in a favorable position for sellers: vacancy is tight at 5.3%, there is no state capital gains tax, and Massachusetts-based buyers are actively seeking NH industrial exposure. The right answer depends on your specific asset, its tenancy, its location, and your financial goals. MANSARD's Pre-Sale Strategy process is specifically designed to help you answer these questions before committing to any path.
MANSARD has been active in the Southern NH market for nearly two decades. Taylor Cyrier successfully sold two Southern NH industrial buildings for $14,000,000. We know the active buyer pool — including the Massachusetts-based investors who are specifically looking for NH exposure to improve their after-tax returns. We understand how to position a Rockingham County asset to attract both local NH buyers and the broader Greater Boston buyer pool.
MANSARD's process begins with a confidential Pre-Sale Strategy Call — no obligation, no pressure. From there, we conduct a Strategic Asset Evaluation: we evaluate your asset, its performance, and its position in the Rockingham County industrial market. We identify the likely buyers — including MA-based tax-motivated investors — and how to position your property to create demand. This approach is why 88.9% of MANSARD's recent sales closed on-time and at the client's accepted offer price.