What Does It Cost to Sell a House in Massachusetts?
Beyond commission, Massachusetts sellers pay the deed excise tax, their attorney, mortgage payoff costs, certificates and any agreed credits. A checklist of seller costs so you can estimate what you'll actually net.
Selling a house in Massachusetts costs more than the commission. Sellers typically pay the state deed excise (transfer) tax, their own attorney, the cost of paying off the mortgage and discharging it, the smoke and CO certificate, a Title 5 inspection if there's a septic system, any repairs or credits they agree to, and prorated taxes and utilities. Knowing these up front is how you figure out what you'll actually walk away with.
The seller cost checklist
- Real estate commission. Negotiable and set in your listing agreement. Since 2024, how the buyer's agent is paid is also negotiated more explicitly.
- Massachusetts deed excise tax. A state tax on the sale price, paid by the seller when the deed is recorded. The rate is $4.56 per $1,000 of the sale price in most of the state (it's higher in Barnstable County).
- Seller's attorney. Prepares the deed, reviews the purchase and sale agreement, and handles payoffs.
- Mortgage payoff and discharge. Your remaining balance, interest through the payoff date, and recording the discharge.
- Smoke and CO certificate. A fire department fee. See the certificate.
- Title 5, if you have septic. See Title 5.
- Prorations. Property taxes, water and sewer, and condo fees are split by date at closing.
- Condo-specific costs. A 6(d) certificate from the association and any move-out fees.
- Credits or repairs negotiated after the inspection.
- Moving, cleaning and any overlap if you're carrying two homes.
How do you estimate your net?
Start from a realistic sale price, not the hoped-for one. Subtract everything above. Then ask what you need to net for your next move. If the numbers don't work at a realistic price, it's better to know before you list.
I'll put together a net sheet for any homeowner who asks. It's one of the most useful pages of paper in a move.
Questions people actually ask.
Who pays the transfer tax in Massachusetts?
The seller pays the deed excise tax, unless the contract says otherwise.
Do sellers pay for the buyer's closing costs?
Only if they agree to a seller concession. It's negotiable.
Are selling costs tax-deductible?
Some selling costs can reduce your taxable gain. Ask your tax professional.
This article is general information about Massachusetts real estate, not legal, tax, or financial advice. Every property and transaction is different. For advice on your situation, talk with me and, where appropriate, an attorney, lender, or tax professional.