What It Costs to Sell a House in Massachusetts
Quick answer: The two biggest costs of selling a house in Massachusetts are agent compensation and the deed excise tax, which is $4.56 for every $1,000 of the sale price and is customarily paid by the seller. Add an attorney, a smoke and carbon monoxide certificate, a Title 5 septic inspection if you are not on town sewer, and your mortgage payoff, and you have the full picture. Here is each line, with a worked example.
The deed excise tax (the "tax stamps")
Massachusetts charges $4.56 per $1,000 of the sale price when a property is transferred. People call it "tax stamps." On a $450,000 sale it is $2,052. On a $600,000 sale it is $2,736. Barnstable County on Cape Cod charges a higher rate, so confirm yours with your attorney.
It is paid at closing out of your proceeds. It is customary for the seller to pay it, though like most costs it can be negotiated in the contract.
For comparison, the same $450,000 sale in a standard-rate Connecticut town carries about $4,500 in conveyance tax. Massachusetts is the lighter tax here. See Connecticut's conveyance tax explained if you are weighing both states.
Your attorney
Massachusetts closings run through attorneys. Your attorney reviews the contract, handles the mortgage discharge, prepares the deed and attends the closing. Ask for a flat fee quote before you list so it is not a surprise at the table.
Certificates and compliance items
Smoke and carbon monoxide certificate. You need a certificate of compliance from the local fire department before closing. The fee is modest and varies by town, but the inspection has to pass first, and it is one of the most common reasons closings slip. Mass.gov advises calling the fire department to schedule as soon as you have a closing date.
Title 5 septic inspection. If your home has a private septic system, it must be inspected before transfer. The inspection is commonly quoted at around $800, but a system that fails costs far more to repair or replace, so schedule it early.
Lead paint. For homes built before 1978, federal law requires a lead paint disclosure and the EPA pamphlet, and Massachusetts requires its own Property Transfer Lead Paint Notification, which must be given to the buyer before they sign. Gather any testing records you have.
Payoff, prorations and municipal items
Your closing statement also carries your remaining mortgage balance, the recording fee to discharge the mortgage, and adjustments for property taxes, water and sewer, and any heating fuel left in the tank. Homes served by a municipal light department may need a light lien letter. Your attorney coordinates all of it.
Agent compensation
Commission is negotiable and not set by law. There is the fee you pay your listing brokerage and any compensation you choose to offer a buyer's agent. We list for 1% plus a flat $400 transaction fee, listing side only. The details are in what a 1% listing fee covers, and the buyer-agent side is explained in who pays the buyer's agent now.
Example: seller costs on a $450,000 Massachusetts sale
This compares a traditional 2.5% listing fee with 1% plus $400. Buyer-agent compensation is shown at 2.5% for illustration only and is negotiated separately.
Cost | Traditional 2.5% listing | 1% listing + $400 fee |
|---|---|---|
Listing-side fee | $11,250 | $4,900 |
Buyer-agent compensation (example at 2.5%) | $11,250 | $11,250 |
Deed excise tax ($4.56 per $1,000) | $2,052 | $2,052 |
Total | $24,552 | $18,202 |
The difference is $6,350 that stays with you. These figures exclude your mortgage payoff, attorney fee, certificates, Title 5 and prorations.
Questions Massachusetts sellers ask
Who pays the deed excise tax in Massachusetts?
The seller, by custom. It is deducted from your proceeds at closing.
Do I need an attorney to sell in Massachusetts?
Yes, in practice. Closings are run by attorneys, so line one up early.
Do I need Title 5 if I am on town sewer?
No. Title 5 applies to private septic systems. Homes on municipal sewer skip it.
For what to line up before you list and how the offer-to-closing timeline works, read selling a house in Massachusetts: requirements and timeline. When you are ready to see your own numbers, request a home value and net sheet.
Rates reflect October 2026 and are subject to change. Savings figures are illustrations only; all commissions and fees are negotiable and not set by law. The 1% listing fee applies to the listing side only, and buyer-agent compensation is separate and negotiable. This is general information, not legal or tax advice.
Sources: Massachusetts General Laws Chapter 64D: Excise on Deeds, Instruments and Writings; Mass.gov: Buying or Selling Property with a Septic System (Title 5); Mass.gov: Preparing Your Home for a Smoke and CO Alarm Inspection; Mass.gov: Property Transfer Lead Paint Notification; U.S. EPA: Lead-Based Paint Disclosure Rule fact sheet.
