Selling your home in Boston and Eastern Massachusetts
A clear price, a home that shows well, and marketing that reaches the right buyers. Here is how we do it.
We price from the sales near you, help you prepare the home, market it with real video and social reach, negotiate every offer, and stay with you through closing. Start with a free value range from Patrick.
How we sell a home
1. A price you can defend
Patrick builds your value range himself from recent sales, current competition and the 12-month trend for your town. You see every sale he used and why.
2. Prep that pays for itself
We walk the home with you and point out what is worth fixing and what is not. We line up the vendors you need, from painters to the smoke and CO inspection.
3. Marketing that reaches buyers
Professional photos, video and floor plans, then short-form video on Instagram and TikTok where buyers already spend their time. A slide show of still photos is not a virtual tour.
4. Offers and negotiation
We compare offers on more than price: financing, deposits, contingencies and timing. Then we negotiate the terms that matter to you.
5. Through to closing
We track the inspection, mortgage commitment and closing dates with your attorney, so nothing slips.
Every step and every form, in order: the seller process, step by step.
Photo: listing prep or marketing example (pending)
Why sellers pick us: see buyers and sellers side by side.
Seller guides
The seller process, step by step
Listing prep to closing, with every form you will sign and what it does.
What does it cost to sell a house in Massachusetts?
Commission, deed excise tax, attorney fees and the rest, added up.
Title 5 septic inspections
Who pays, how long it is good for, and what happens if it fails.
Smoke and CO certificates
How to book the fire department inspection and pass it the first time.
Capital gains tax when you sell
The federal exclusion, Massachusetts rates, and when the surtax applies.
Buying and selling at the same time
Bridge loans, sale contingencies and timing the two closings.
Questions this page answers
How much does it cost to sell a house in Massachusetts?
The main costs are the brokerage commission (set in your listing agreement and always negotiable), the Massachusetts deed excise tax of $4.56 per $1,000 of the sale price in most counties, your attorney, and paying off your mortgage. Depending on the home, add a smoke and CO certificate, a Title 5 septic inspection, and condo or tax adjustments at closing.
Do I need a lawyer to sell my house in Massachusetts?
Most Massachusetts sellers hire their own real estate attorney to review the Purchase and Sale Agreement, prepare the deed and handle the payoff. We recommend it on every sale and can refer you to attorneys we trust.
What do I need before I list?
Every seller needs a smoke and carbon monoxide certificate from the local fire department before closing. Homes on a septic system need a Title 5 inspection. Homes built before 1978 need the lead paint notification forms. Condo sellers need a 6(d) certificate from the association.
What do I have to disclose when I sell?
Massachusetts does not require most sellers to fill out a disclosure form, but you cannot hide or misstate a known problem, and brokers must disclose known material defects. If you are unsure about something, tell us early and we will work out the right way to handle it with your attorney.
How do you decide on a list price?
We start with the homes that actually sold near you, adjusted for size, condition and location, then check them against the current competition and the 12-month trend for your town. You get a range and the reasoning behind it, then you decide.