Selling · Massachusetts

What it costs to sell a home in Massachusetts

By Damon Amato, MA real estate salesperson and developer · Updated 2026-11-09 · 8 min read

Short answer

Most Massachusetts sellers pay the commission they negotiate with their listing brokerage, a state deed excise tax of $4.56 per $1,000 of the sale price (in every county except Barnstable, which has its own rate), their own attorney, and a few inspection and certificate fees. The costs that vary most are repairs or credits after the buyer's inspection and, for some sellers, capital gains tax.

The costs, line by line

Cost	Who sets it	Typical approach
Brokerage commission	Your agreement with the listing brokerage	Negotiable. Every 1% of a $700,000 price is $7,000.
Buyer-agent compensation (if any)	You decide, case by case	Optional since August 2024; can be offered directly or as a concession in negotiation.
Deed excise tax	State law (G.L. c. 64D)	$4.56 per $1,000 of price outside Barnstable County: $3,192 on a $700,000 sale.
Seller's attorney	The attorney	Often a flat fee; ask for a written quote.
Smoke and carbon monoxide certificate	Local fire department, within a state cap	Up to $50 for a single-family home; the certificate is valid for a limited time, so schedule it near closing.
Title 5 septic inspection	Licensed inspector	Only for homes on septic. Price varies; repairs, if the system fails, can be significant.
Mortgage payoff and discharge	Your lender; Registry of Deeds	Your loan balance plus interest to the payoff date, and a recording fee for the discharge.
Property tax, water and sewer adjustments	Prorated at closing	You pay for the days you owned the home; credits or charges depend on what's already been billed.
Condo 6(d) certificate	Condominium association	Confirms unpaid charges. Fee varies.
Repairs, credits, staging, moving	You and the buyer	The most variable line. Decide on pre-listing repairs with a fix-or-skip plan.

Commission and buyer-agent pay after 2024

Commissions are not set by law or by any association; they're negotiated between you and the brokerage. Since practice changes took effect on August 17, 2024, offers of compensation to buyer agents can't be published on the MLS, and buyers working with an agent sign a written agreement before touring. As a seller you can still agree to pay some or all of a buyer's agent fee, or offer a credit, but it's now a decision you make deliberately rather than a default.

When you compare agents, compare services, not only percentages: pricing analysis, preparation advice, photography and marketing, and how offers will be negotiated.

The deed excise tax

Massachusetts charges sellers a deed excise when the deed is recorded. In Essex, Middlesex, Worcester and every other county except Barnstable, the rate is $2.28 per $500 of the price, which works out to $4.56 per $1,000. On a $700,000 sale that's $3,192; on $1,000,000 it's $4,560. It's usually paid at closing from your proceeds.

Inspections and certificates you'll need

Smoke and carbon monoxide compliance. Before a home is sold, the local fire department inspects the alarms and issues a certificate. State law caps the fee: $50 for a single-family home or single unit, with higher caps for larger buildings. Certificates expire, so time the inspection close to closing.
Title 5 (septic). If the home isn't on town sewer, the septic system generally must be inspected within two years before the sale (three years if it's been pumped every year, with records). If it fails, it must be repaired or upgraded, and who pays is negotiable.
Lead paint notification. For homes built before 1978, sellers must give buyers the Property Transfer Lead Paint Notification and disclose any known lead information. There's no fee unless you choose to have the home inspected or deleaded.
Condominium 6(d) certificate. For condos, the association issues a certificate showing whether common charges are paid.

Taxes on the sale

If the home was your main residence, federal law lets you exclude up to $250,000 of gain ($500,000 for most married couples filing jointly) if you owned and lived in it for at least two of the last five years. Gain above that, and gain on investment property, may be taxed. Massachusetts taxes long-term capital gains at its regular 5% rate, and a 4% surtax applies to the portion of a household's income above a threshold that started at $1 million in 2023 and is adjusted for inflation each year. A large sale can push income over that line in the year you sell. Talk to a tax professional before you list, not after.

An example: selling a $700,000 home

For a single-family home on town sewer with a mortgage, the fixed costs would include $3,192 in deed excise, the smoke and carbon monoxide certificate, your attorney's fee and the mortgage discharge. Add the commission you agree on, any buyer-agent compensation you choose to offer, and whatever repairs or credits come out of the buyer's inspection. Those last items are where planning saves the most money.

How to keep more of the price

Fix what a buyer's inspector will find before you list, so it doesn't turn into a larger credit later.
Skip cosmetic remodels a buyer is likely to redo.
Schedule the Title 5 inspection early if you have septic, so a failure doesn't derail a sale.
Check whether your lot has value beyond the house; sometimes that changes the buyer pool and the price.

Common questions

How much is the deed excise tax in Massachusetts?

$4.56 per $1,000 of the sale price in every county except Barnstable, paid by the seller at closing. On a $700,000 sale, that's $3,192.

Do sellers still pay the buyer's agent in Massachusetts?

Only if they agree to. Since August 2024, buyer-agent compensation isn't offered through the MLS, and buyers sign a written agreement with their agent. Sellers can choose to pay some or all of it, or offer a credit.

Does every home need a Title 5 inspection before sale?

Only homes served by a septic system. The inspection generally must be done within two years before the sale, or three years if the system has been pumped every year.

How much does the smoke detector certificate cost?

The local fire department sets the fee within a state cap: up to $50 for a single-family home, with higher caps for multi-unit buildings.

See what your home could net

Your three-number report shows the as-is price, which repairs are worth making, and what the land may allow, so you can estimate your proceeds before you list.

Request your three-number report

Sources

Sources checked 2026-11-09. This guide is general information, not legal, tax or financial advice.