What’s It Like Living in Epping, NH? - A Local Guide

Hunter Letendre
1 day ago
5 min read

Epping, New Hampshire is a town in Rockingham County, home to about 7,125 people as of the 2020 census. It spans roughly 26.2 square miles, with a small central census-designated place of about 2,693 residents. Dubbed the “Center of the Universe” due to its location at the crossroads of two major highways, Route 101 and Route 125, Epping is both historically rooted and increasingly a crossroads of modern suburban life.

How Is the Location & Accessibility?

"Center of the Universe" town banner, Portsmouth, NH (30 min. drive), Boston, MA (60 min. drive)

Epping’s location is one of its biggest draws:

It sits at a strategic intersection — Route 101 and Route 125 run through the town, giving residents easy access east–west and north–south.
Driving times: roughly 30 minutes to Manchester, about 30 minutes to Portsmouth, and a bit over 60 minutes to Boston, depending on traffic.
Because of its position, Epping is often called the “Gateway to the Seacoast” — easy to reach coastal areas, and also not far from the mountains.

There’s a nice balance: you get a rural, wooded feel in many parts of town, but also modern retail and commercial development near the highways.

What Are the Neighborhoods & Housing Market Like?

Epping historic home, newer subdivsion, rental apartments

What Kind of Homes Are There?

Housing in Epping includes historic homes, newer subdivisions, and larger rural properties.
According to Arris Realty, the average home price is about $648,676.
Redfin reports a median sale price around $605,753, with typical homes staying on market about 60 days.
Zillow’s index puts the typical home value at $544,244, reflecting a 4% increase year over year.
For rentals, PropMetrics shows a median rent of $2,200/month, with 1–3 bedroom units being common.

What’s the Cost of Living?

According to AreaVibes, Epping’s cost of living index is 126 (U.S. = 100), meaning 26% higher than national average.
Housing costs are notably high: that same source estimates Epping’s housing cost index at 150 (vs U.S. average of 100).
On the tax side, per the town’s 2024 annual report, the residential tax rate is $25.23 per $1,000 of assessed value.

How Are the Schools in Epping, NH?

Epping Elementary School, Epping Middle School, Epping High School

Epping’s public schools are managed by Epping School District (SAU 14). The district serves roughly 878 students (PK–12) with a student-teacher ratio of about 11:1.

Epping Elementary School (PK–5)

467 students, 12:1 student-teacher ratio.
On state test scores (via Niche): 37% proficient in math, 57% in reading.

Epping Middle School (Grades 6–8)

184 students according to Homes.com.
Niche grades: B- for academics, reading proficiency 47%, math 32%.

Epping High School (Grades 9–12)

219 students, with a very low student-teacher ratio (9:1).
Test proficiency (Niche): 35% in math, 65% in reading.
According to PublicSchoolReview, reading proficiency is relatively strong (60–69%), but math is lower (20–29%, which is below NH average).
The school offers block scheduling, advisory & flex time, and differentiated diplomas (Standard, Honors, State Standard).

Overall, the district earns a “C-” grade on Niche.

What’s the Community & Lifestyle Like?

What Does Everyday Life Feel Like?

Epping has a small-town, close-knit vibe: many residents know their neighbors and take part in local events.
Despite rural charm, there’s a growing retail sector, especially along the main highway corridors, giving you local convenience.
The slower pace appeals to families, retirees, and anyone looking to escape a city buzz.
Community events are important: the Spring Carnival, the HIGHNOTE Festival, and other town-run activities draw people together.

Pros & Cons of Living in Epping, NH

Pros:

Excellent central location with access to Manchester, Portsmouth, Boston.
Scenic and rural feel with open space, woods, and conservation areas.
Strong sense of community and tradition.
Variety of housing choices (old homes, new builds, land).
Established small-town schools with fairly small class sizes.

Cons:

High housing costs / cost of living.
Property taxes are significant.
School academic performance is average to below average in some areas, depending on subject.
Commuting is common — most errands require driving.
Limited mass transit (typical of rural/suburban NH).

How Does Epping Compare to Nearby Towns or Regionally?

Compared to larger cities like Manchester or Portsmouth, Epping is more rural and quiet, but you still have good access to urban amenities.
Relative to other Rockingham County towns, Epping’s housing is in the mid-to-high range, but not as dense or pricey as high-profile Seacoast suburbs.
Compared to Massachusetts suburbs, you trade slightly lower density and more rustic charm for fewer public transit options, but enjoy New Hampshire’s no sales tax.

#ThingsToDoInEppingNH

Alphabet Trail Loop, New England Speedway, Jack Sharkey 5K

Here are some great things to do in and around Epping:

HIGHNOTE Festival: This annual balloon, music & fireworks event at the Governor Prescott House is a signature Epping celebration. It includes live music, a 5K race, axe throwing, climbing walls — and all proceeds benefit the Adam McPhee Memorial Foundation.
Jack Sharkey 5K: Held as part of the Highnote Festival; the route winds through town and honors heavyweight boxing champ Jack Sharkey.
Hayrides & Local Crafts: At Highnote, visitors can take hayrides, enjoy artisan booths, and local food — a great way to connect with the community.
Historic Walks: Explore Epping’s Main Street and historic buildings, including the Governor Prescott House.
Nature & Trails: Nearby woods and conservation land make for relaxing hikes, birdwatching, or simple enjoyment of the outdoors.
Close-by Day Trips: With its location, Epping makes a convenient base for day trips to Hampton Beach, Pawtuckaway State Park, or Portsmouth.

What Employment & Job Prospects Are There?

Brickyard Square Retail Plaza, Tributary Farm, Seacoast School of Technology in Exeter

Local job base: Many residents find work in retail, small businesses, and professional services, especially given the commercial growth along Epping’s highway corridors.
Commuting: A good portion of the population commutes to Manchester, Portsmouth, or even Boston for wider job opportunities.
For students at Epping High, there are career-prep options: the school partners with Seacoast School of Technology in Exeter, giving access to technical courses.

Is Epping a Good Place to Raise a Family?

Highnote Festival with live music, hot air baloons and pumpkin painting

Yes — especially if you value:

A tight-knit, community-oriented environment
A slower pace, more open space, and access to nature
Small class sizes and local schools
Access to both rural and suburban amenities
A home-centered lifestyle with a strong neighborhood feel

On the flip side, those who prioritize top-tier school rankings or very low housing costs might find trade-offs in Epping.

What About Older Residents?

Parks & Recreation Department Coordinates Senior Mall Walking Trips and Visits to the State House

According to a healthy-aging community profile, roughly 16.5% of Epping’s population is age 65+.
The town has health-related community resources: several care providers, home health agencies, and a public library.
Infrastructure is in place for long-term residents: Epping runs 77 miles of roads, maintains public utilities, and supports civic institutions.

Final Thoughts

SideLine Tavern, Burley Farms with Nature Hikes, Holy Grail Irish Pub

If you're considering living in Epping, NH, what you’ll likely experience is a warm, welcoming small town with rural charm, growing retail options, and very good access to larger cities. The housing market is competitive but offers variety, and the school system can suit families seeking personalized attention and a community feel.

Whether you’re interested in Epping or a nearby town, reach out to me, Hunter Letendre, REALTOR® with Berkshire Hathaway HomeServices Verani Realty. I'm a local expert and serve New Hampshire, Maine, and Northern Massachusetts. If you’re thinking about buying or selling, or just want to explore your options, I’d love to walk you through current market conditions, neighborhoods, and lifestyle fit.