What it costs to sell a house in Massachusetts
Every cost you should plan for, who sets it, and a calculator to estimate what you walk away with.
Your biggest cost is the commission you negotiate. Fixed costs are small by comparison: the deed excise is $4.56 per $1,000 of the price ($3,648 on an $800,000 sale), plus an attorney, a smoke and CO certificate, and whatever you spend on repairs and prep. Your mortgage payoff comes out of the proceeds at closing.
The costs, one by one
| Cost | Who sets it | Typical amount |
|---|---|---|
| Deed excise (transfer tax) | State law | $4.56 per $1,000 of price, rounded up to the next $500. $6.48 per $1,000 in Barnstable County. |
| Listing commission | You and your listing agent | Negotiable. No standard rate. |
| Buyer agent compensation | Your choice, by agreement | Optional and negotiable. See how buyer agent pay works. |
| Seller's attorney | The attorney | Often a flat fee. Get a quote up front. |
| Smoke and CO certificate | Local fire department | Capped by state law at $50 for a single-family, $100 for a two-family. |
| Title 5 septic inspection | Licensed inspector | Only if not on town sewer. See Title 5 guide. |
| Mortgage payoff and discharge recording | Your lender and the registry | Your balance plus interest to the payoff date, and a small recording fee. |
| Property tax and utility adjustments | Your attorney calculates | Can be a cost or a credit depending on what you have prepaid. |
| Prep, repairs, staging, moving | You decide | Varies widely. Not every home needs much. |
| Condo 6(d) certificate | Your association or manager | Condos only. Fee set by the manager. |
Estimate your costs and net
| Deed excise (transfer tax) | - |
|---|---|
| Commission | - |
| Attorney and other costs | - |
| Mortgage and lien payoff | - |
| Estimated proceeds before taxes | - |
An estimate only. It leaves out property tax and water/sewer adjustments at closing, any capital gains tax, and mortgage prepayment details. Your closing attorney prepares the final figures.
The transfer tax in Massachusetts
Massachusetts calls it the deeds excise. The seller pays it when the deed is recorded. The rate is $2.28 for every $500 of price, which is $4.56 per $1,000, and the price is rounded up to the next $500 first. In Barnstable County the state and county rates combine to $6.48 per $1,000.
| Sale price | Excise (most of MA) | Excise (Barnstable County) |
|---|---|---|
| $500,000 | $2,280 | $3,240 |
| $750,000 | $3,420 | $4,860 |
| $1,000,000 | $4,560 | $6,480 |
| $1,500,000 | $6,840 | $9,720 |
| $2,000,000 | $9,120 | $12,960 |
Nothing on this page reflects a local transfer fee. As of this update, none of the proposed local transfer taxes have been adopted in the towns we serve. We will update this page if that changes.
Commission: what is negotiable
Commission is not set by law or by any board. It is a number you and your listing agent agree on in writing. Since the national settlement rules took effect on August 17, 2024, offers of pay to a buyer's agent are no longer posted on the MLS. Whether you offer anything toward the buyer's agent, and how much, is a separate decision. Ask any agent you interview to walk through what their fee covers: pricing work, prep, photography, marketing, negotiation and the weeks between offer and closing.
Costs people forget
- Closing adjustments. Property taxes in Massachusetts are paid in advance on a quarterly or semiannual schedule. Your attorney credits or charges you for the days you owned the home.
- Overlap. If you are buying and selling at the same time, you may carry two homes for a while. Plan the timing early.
- Credits. After the inspection, buyers may ask for a credit instead of repairs. Budget a cushion.
- Final water and sewer reading. Many towns require one before closing.
Capital gains
Most owners who lived in the home as their main residence for two of the last five years can exclude up to $250,000 of gain from federal tax, or $500,000 for married couples filing jointly. Gains above that, or on investment property, may be taxed. Massachusetts also taxes capital gains. Talk with a tax professional before you list, not after.
Sources
Questions this page answers
How much does it cost to sell a house in Massachusetts?
It depends mostly on the commission you negotiate. On top of that, expect the state deed excise of $4.56 per $1,000 of the sale price ($6.48 in Barnstable County), a closing attorney, a smoke and CO certificate, and any repairs, credits or prep you choose. Your net also depends on your mortgage payoff and closing adjustments.
Who pays the transfer tax in Massachusetts?
By law the deed excise is paid by the person who signs the deed, which is the seller. Buyer and seller can agree otherwise in the contract, but the seller paying is the normal practice.
What is the commission to sell a house in Massachusetts?
There is no standard or required rate. Commission is negotiable and set in your listing agreement. Since August 17, 2024, any amount you agree to offer toward the buyer's agent is a separate decision you make with your listing agent.
Do I need an attorney to sell a house in Massachusetts?
Massachusetts does not require a seller to hire one, but most do. The seller's attorney reviews the Purchase and Sale Agreement, prepares the deed and handles the payoff and closing documents. A real estate attorney cannot be replaced by your agent on legal questions.
Do I have to pay capital gains tax when I sell my home?
Many owners do not, because of the federal home sale exclusion of up to $250,000 of gain ($500,000 for married couples filing jointly) if you owned and lived in the home for two of the last five years. Massachusetts generally follows that exclusion. Ask your tax preparer about your situation.
What certificates does a seller need?
Every seller needs a smoke and carbon monoxide certificate from the local fire department. Homes on a septic system need a Title 5 inspection. Many towns also require a final water meter reading, and condos need a 6(d) certificate from the association.