Construction Manager in Portsmouth, NH

Here is a complete career guide for Construction Managers considering a move to Portsmouth, NH.

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The Salary Picture: Where Portsmouth Stands

If you’re a Construction Manager eyeing the Seacoast, let’s cut straight to the numbers. The median salary for a Construction Manager in the Portsmouth metro area is $111,975/year, which breaks down to a $53.83/hour rate. This sits above the national average of $108,210/year, a clear signal that the local market values experienced leadership, especially with the unique challenges of building in a coastal, historic district.

The demand here isn't overwhelming in terms of sheer volume—the metro area has 44 jobs for Construction Managers—but the growth is steady. The 10-year job growth is projected at 8%, which aligns with the national trend but is fueled locally by consistent residential development, university expansion, and high-end hospitality projects.

Here’s how that salary breaks down by experience level. Note that these are estimates based on local market data and the provided median, with significant premiums for specialized experience in marine or historic renovation.

Experience Level	Estimated Annual Salary	Key Local Drivers
Entry-Level (0-4 years)	$75,000 - $90,000	Support roles on multi-family projects, learning local codes.
Mid-Career (5-9 years)	$95,000 - $120,000	Managing independent residential or small commercial builds.
Senior (10-15 years)	$120,000 - $145,000	Leading commercial, municipal, or large custom home projects.
Expert (15+ years)	$145,000 - $180,000+	Niche expertise: marine construction, historic preservation, complex healthcare/education projects.

How does this compare to other NH cities?
Portsmouth is one of the top-paying cities for this role in the state, largely due to its high cost of living and concentration of wealth. It outpaces Manchester and Nashua, where the median is closer to $105,000-$108,000, but it’s competitive with the Concord area, which also benefits from government and institutional projects. The premium here is for location-specific expertise—managing a project in downtown Portsmouth (with its labyrinth of underground utilities and strict historical commission rules) is a different skill set than managing a suburban build in Bedford.

The Real Take-Home: After Taxes and Rent

Let’s get real about your budget. Your $111,975 median salary will see a significant chunk go to taxes. For a single filer with no dependents, you’re looking at roughly 25-28% effective tax rate (federal, state, FICA). After taxes, your take-home pay is approximately $6,500 - $6,800 per month.

Now, factor in the cost of living. The average rent for a 1-bedroom apartment in Portsmouth is $1,582/month. The Cost of Living Index is 111.6 (US avg = 100), meaning you’re paying about 11.6% more for goods and services than the national average. A gallon of gas, a cup of coffee, and your car insurance will all be pricier here.

Here’s a sample monthly budget for a single Construction Manager earning the median salary:

Category	Estimated Monthly Cost	Notes
Taxes	~$4,200	Federal, State, FICA (approx. 38% deduction)
Housing	$1,582	1BR apartment average
Utilities	$250	Includes electric, gas, internet. Higher in winter.
Car & Gas	$500	Essential in NH. Car insurance is high.
Food & Groceries	$600	111.6 COL impact on groceries & dining.
Health Insurance	$300	Varies widely by employer.
Savings/Debt/Other	~$1,100	Discretionary & savings.
Total Outflow	~$8,532
Net (After Tax)	~$6,800
Remaining Buffer	~$1,268	Tight, but manageable if you are frugal.

Can they afford to buy a home? It’s a challenge. The median home price in the Portsmouth metro area is well over $550,000. A 20% down payment is $110,000. A mortgage on $440,000 at today’s rates (7%+) would be roughly $2,900/month plus taxes and insurance, pushing your housing cost to nearly $3,500. On a $111,975 salary, that’s over 40% of your take-home pay, which is not recommended. Insider Tip: Many construction managers live in the surrounding towns like Exeter, Dover, or Greenland, where they can get more square footage for their money and a shorter commute (10-15 mins) to Portsmouth sites.

Where the Jobs Are: Portsmouth's Major Employers

The work isn't just about new luxury condos. The economic drivers are diverse, and knowing the key players is crucial.

1. The City of Portsmouth & Portsmouth School District: They are constantly bidding on municipal projects—school renovations (like the recent middle school rebuild), public works facilities, and park improvements. These are stable, union-friendly jobs. Watch the City of Portsmouth Public Works and School District’s procurement portals for RFPs.
2. Portsmouth Naval Shipyard (Kittery, ME): While just across the bridge, it’s the region’s largest employer. Their facilities and infrastructure projects are massive. Prime contractors like Bristol Bay and Turner Construction are always on-site. Security clearance can be a bonus here.
3. Pella Windows & Doors of Portsmouth: A major local manufacturer and installer. They hire project managers and estimators for their commercial division, focusing on high-end builds on the Seacoast.
4. Local Design-Build Firms: Companies like C.L. Yost Construction and Wright-Ryan Construction (with a strong Seacoast presence) are top-tier residential and commercial builders. They manage everything from historic renovations to modern waterfront homes. Insider Tip: These firms value managers who already have a network of local subcontractors.
5. Hospitality & Retail Developers: The Sheraton Portsmouth Harborside Hotel and new restaurant developments (e.g., in the Worth Block) are ongoing. Firms like PC Construction often handle these complex, occupied-renovation projects.
6. University of New Hampshire (UNH): While in Durham, the campus is a massive construction hub for labs, dorms, and athletic facilities. They employ in-house construction managers and hire large GCs (like Gilbane Building Company) who need local oversight.
7. Portsmouth Hospital (Part of Portsmouth Regional): Healthcare construction is a specialty. The hospital has ongoing expansion projects, requiring managers who understand the strict codes for medical facilities.

Hiring Trends: There’s a shift toward green building and energy efficiency. With NH’s energy policies, managers with LEED AP or Passive House credentials are in high demand. Also, the labor shortage is acute. The best way to get hired is through reputation and local connections, not just online applications.

Getting Licensed in NH

New Hampshire does not have a state-specific license for Construction Managers, which is common. However, to work on public projects or for licensed contractors, you’ll need to be aware of the following:

• Contractor Licensing: If you are acting as a General Contractor (hiring subs, pulling permits), you must be licensed through the NH Board of Licensing & Appeals for General Contractors. You need proof of experience (typically 4 years as a journeyman or foreman), pass an exam, and carry a $50,000 surety bond and general liability insurance (min. $100,000). The application fee is $250, and the exam fee is $215.
• Certifications: While not mandated, certifications are key for career growth. The Certified Construction Manager (CCM) from CMAA or LEED AP from USGBC are highly respected. Local firms often pay for these.
• Timeline: If you have your experience documentation ready, the license process can take 4-6 weeks. If you need to study for the exam, budget 2-3 months. Pro Tip: The NH Department of Transportation (NHDOT) has its own pre-qualification process for contractors working on state jobs.

Best Neighborhoods for Construction Managers

Where you live dictates your commute, social life, and budget.

1. Downtown Portsmouth (03801): Walkable to everything, but expensive. Rent for a 1BR is $1,800-$2,200/month. The commute to any job site is under 10 minutes. Best for young, single professionals who want the nightlife and don't mind a tiny apartment.
2. South End / West End: These are historic residential neighborhoods just outside downtown. You can find apartments in converted older homes. Rent: $1,600-$1,900. Commute: 5-10 mins by car or bike. Great balance of character and proximity.
3. The Plains / Woodbury Ave Corridor: More commercial, with newer apartment complexes. Rent is closer to the city average: $1,400-$1,650. Commute is easy (5-10 mins), and you’re right near the major retailers (Costco, Market Basket) and easy highway access (Route 1, I-95). Very practical.
4. Rye / Rye Beach (10-15 mins east): For those who want a coastal lifestyle. Rent is higher here for single-family homes or duplexes ($2,000+). Commute is a reverse commute (easy), but you’re paying a premium for location. Best for senior managers with families or dual incomes.
5. Exeter / Dover (15-20 mins west/north): The most affordable options. 1BR rent can drop to $1,300-$1,500. Commute is manageable (20 mins on I-95). These are classic commuter towns with good schools and a strong community feel. Insider Tip: Many construction managers live here and commute to Portsmouth projects.

The Long Game: Career Growth

Portsmouth offers a clear path for advancement, but you must specialize.

• Specialty Premiums:

  • Marine Construction: Working on piers, bulkheads, and waterfront properties. This can add a 10-15% premium to your salary due to scarcity of expertise.
  • Historic Renovation: Managing projects within the Portsmouth Historic District Commission guidelines. Requires patience and detailed knowledge. High value for luxury firms.
  • Green Building: With NH’s push for net-zero, managers with Passive House or Net Zero credentials can command higher salaries and work on cutting-edge projects.

• Advancement Paths:

  1. Project Manager (Mid-Career): Manage a single project end-to-end.
  2. Senior Project Manager / Superintendent: Oversee multiple projects or a large-scale single project (e.g., a school).
  3. Project Executive / Director of Construction: Move into pre-construction, business development, and company-wide strategy.
  4. Owner’s Rep: Work directly for a developer (like a hotel chain or university) managing their portfolio of projects. This is often the highest-paid role.

• 10-Year Outlook: The 8% job growth is solid. The need for skilled managers will grow as the current workforce retires. The biggest opportunities will be in adaptive reuse—converting old mills and warehouses (like the former Portsmouth Gas Company site) into mixed-use spaces—and the continued demand for high-end, custom residential work.

The Verdict: Is Portsmouth Right for You?

Pros	Cons
Above-average salary ($111,975 median) for the region.	High cost of living (111.6 index), especially housing.
Diverse project types: commercial, marine, residential, institutional.	Tight job market (44 roles). Relies heavily on networking.
Strong local employer base with stable projects (shipyard, city, hospitals).	Competitive housing market; buying a home is difficult on a single income.
Unbeatable quality of life: beaches, history, dining, and culture.	Traffic congestion in summer (tourist season) can affect commutes.
Proximity to Boston (1 hr) for bigger opportunities and networking.	Harsh winters can delay construction schedules.

Final Recommendation:
Portsmouth is an excellent choice for a mid-career to senior Construction Manager who values quality of life and is willing to specialize. It’s not the place to start your career from zero, but it’s a fantastic place to build a reputation and earn a premium salary. If you can secure a mid-career salary of $95,000+, you can live comfortably, especially if you’re open to living in a neighboring town. The key is to have a strong portfolio, a local network, and the flexibility to work on diverse, often complex projects.

FAQs

1. Do I need a car in Portsmouth?
Absolutely. While downtown is walkable, construction job sites are spread across the Seacoast, and public transit (COAST) is limited. A reliable vehicle is non-negotiable for this job.

2. Is the work seasonal?
It can be. Residential work slows in the winter (Dec-Mar), but commercial, institutional, and municipal projects often run year-round. Many firms use the winter for planning and pre-construction. Having a niche in indoor fit-outs or healthcare can provide steady work.

3. How is the subcontractor base here?
It’s tight. You’re working with the same electrical, plumbing, and framing subs on most major projects. Building strong, respectful relationships is critical. A bad reputation spreads fast in this small community.

4. What’s the best way to find a job?
While job boards like Indeed and LinkedIn list openings, the most effective method is to research the top local GCs and design-build firms (listed above), then connect directly with their project executives or HR on LinkedIn. Attend Associated Builders and Contractors (ABC) NH/VT Chapter events.

5. How does the cost of living affect my long-term savings?
It’s significant. The high rent and home prices mean your discretionary income is lower than in a cheaper city. To build wealth, you’ll need to budget aggressively, consider a longer commute to save on housing, or aim for a specialty role that pays a premium (marine, healthcare) to increase your savings rate.

Data Sources: Salary data is based on provided figures for the Portsmouth, NH metro area. Cost of Living Index from Sperling's BestPlaces. Rental data from local market analytics. Job growth projections from Bureau of Labor Statistics (BLS) and state employment trends. Licensing information from the New Hampshire Department of Business and Economic Affairs.