How to buy a house in Massachusetts, step by step
The order things happen in, how long each step usually takes, and what is different about buying in Massachusetts.
Get pre-approved, choose an agent and an attorney, then make an offer. In Massachusetts the signed Offer to Purchase comes first, followed by the inspection, the Purchase and Sale Agreement about 7 to 14 days later, the mortgage commitment, and closing. From accepted offer to keys usually takes 30 to 60 days.
No two purchases run exactly the same way. Most of our buyers follow this general path, and that is fine. This is a large financial decision, and a predictable process is a good thing.
The steps
Pick your agent and sign a buyer agreement
Interview more than one agent. Before you tour homes together, you will sign a written buyer agreement that says what the agent will do and how they are paid. It is negotiable.
Get a full pre-approval
Send the lender your documents and get a written pre-approval before you start touring. Once the lender has everything, this usually takes a day.
Line up an attorney and a home inspector
You will not need them until an offer is accepted, but choosing them in advance takes the scramble out of that week. Have two inspectors in mind in case one is booked.
Tour homes and make an offer
In Massachusetts the first contract is a signed Offer to Purchase with a small deposit. Some buyers win the first home they bid on. Others make many offers over a year. Both are normal.
Inspect and clear other contingencies
The home inspection usually happens within about a week of acceptance. Condo document review and other checks usually wrap up within 7 to 10 days.
Sign the Purchase and Sale Agreement
Usually 7 to 14 days after the offer is accepted. Your attorney negotiates this contract, and you usually add to your deposit at signing.
Apply for the mortgage and get a commitment
Submit the full application at or right after the P&S. The lender orders the appraisal and issues a commitment letter, often three to six weeks after the application.
Final walk-through and closing
Walk through the home the night before or the morning of closing. Closing usually lands 30 to 60 days after your offer is accepted.
A typical timeline after your offer is accepted
| When | What happens |
|---|---|
| Day 0 | Offer to Purchase signed by both sides. Initial deposit. |
| Days 1 to 7 | Home inspection. Decide whether to go forward. |
| Days 7 to 10 | Other due diligence, such as condo documents. |
| Days 7 to 14 | Purchase and Sale Agreement signed. Additional deposit. Full mortgage application. |
| About 3 to 6 weeks after application | Appraisal and mortgage commitment letter. |
| Days 30 to 60 | Final walk-through and closing. |
Your actual dates are whatever the contracts say. Your attorney and lender will hold everyone to them.
What is different about Massachusetts
- Two contracts. The short Offer to Purchase comes first and can be binding on its own. The longer Purchase and Sale Agreement follows. How the Offer to Purchase works.
- Attorneys run closings. The lender's attorney handles title and the closing. Most buyers also hire their own.
- Inspection protections. Since October 15, 2025, sellers cannot require you to waive the inspection. Home inspection law.
- Lead paint disclosure. For homes built before 1978, sellers must give you the state lead paint notification, and you have the right to a lead inspection.
- Septic. If the home is not on town sewer, the seller provides a Title 5 inspection. Title 5 explained.
What to budget besides the down payment
Plan for closing costs, which include lender fees, title insurance, attorney fees, recording fees and prepaid taxes and insurance. Our closing cost guide breaks them down. If you are a first-time buyer, look at the state and city programs before you decide how much to put down.
When it is better to wait
Sometimes the right answer is not to buy yet. If you have a good rent, an uncertain job, or a timeline under a few years, we will say so. Our job is to help you make the right decision, which is not always a purchase.
Questions this page answers
How long does it take to buy a house in Massachusetts?
From an accepted offer, closing typically takes 30 to 60 days. The search before that can take a week or more than a year, depending on your budget, the towns you want and how much competition there is.
Do I need a lawyer to buy a house in Massachusetts?
In practice, yes. Massachusetts closings are run by attorneys. Your lender will have its own attorney handle the closing and title work, and most buyers also hire their own attorney to review the Purchase and Sale Agreement and represent them.
How much do I need for a down payment?
Less than many people think. Some loans allow 3% to 3.5% down, and state programs such as ONE Mortgage and MassHousing can help first-time buyers. Twenty percent down avoids private mortgage insurance on a conventional loan but is not required.
Is the offer binding in Massachusetts?
A signed Offer to Purchase can be a binding contract in Massachusetts, even though a longer Purchase and Sale Agreement follows. Read it carefully and ask your agent or attorney before signing.
Do I have to sign a buyer agreement?
If you work with an agent who is a REALTOR, yes, before touring homes together. It has been required since August 17, 2024. You do not need one to walk into an open house on your own.
Can I waive the home inspection to win a bidding war?
Not as a condition of the offer. Since October 15, 2025, Massachusetts sellers cannot require or accept offers that waive the inspection. See our home inspection law guide.