How much are closing costs for sellers in Massachusetts?

by The Pezzano Group

Short answer: For most Massachusetts sellers, the closing costs beyond the agent commission run about 1% of the sale price — the biggest single item being the state's deed excise tax of $4.56 per $1,000, which the seller pays. The commission itself is separate, negotiable, and usually the largest number on the page. Here's every line, so nothing surprises you at the closing table.

The Massachusetts one: deed excise tax

Massachusetts charges a tax on the deed when a property changes hands — the deed excise — and by custom the seller pays it. The rate in most of the state is $4.56 per $1,000 of the sale price (it's $2.28 per $500, the way you'll see it on some documents). On a $750,000 sale, that's $3,420. On an $850,000 sale, $3,876. It's not negotiable and it's not avoidable; just build it into your net from day one. (Barnstable, Dukes, and Nantucket counties have their own additional structures — if you're selling on the Cape or islands, ask for your county's number)

The big one: commission

The real estate commission is typically the seller's largest cost, and since the 2024 industry rule changes it is also explicitly negotiable — it always was, but now it's stated plainly in the paperwork. There's no standard rate we can print here because there isn't one; what matters is that you agree on it, in writing, understanding what it covers — including how much, if any, is offered to a buyer's agent. When you interview agents, this is a legitimate place to have a real conversation. Just weigh it against the pricing and marketing work above it in posts like this one: the cheapest commission on a house that expires isn't cheap.

Your attorney

Massachusetts is an attorney-closing state, and sellers customarily have their own attorney review the Purchase & Sale agreement and represent them at closing. For a straightforward residential sale, sellers in our area typically see $1,500–$2,500 for that work. Estates, title problems, and multi-party sales run more. This is not the line item to cut — the P&S is a binding contract with your deposit-sized money at stake, and a good attorney pays for themselves the first time something in it needs fixing.

The small print (all real, all minor)

Smoke and carbon monoxide certificate: the seller arranges a fire-department inspection before closing; the town fee is modest (often around $50, varying by town), and working detectors are the seller's responsibility.
Mortgage payoff and discharge: paying off your loan isn't a "cost," but recording the discharge and any payoff-statement fees add small charges.
Municipal lien certificate, recording fees, courier/miscellaneous: a few hundred dollars in total, typically.
Final water/sewer and oil: readings and adjustments are settled at closing — if you heat with oil, the oil in the tank is usually credited to you by the buyer.
Title 5, if you have septic: the inspection (commonly a few hundred dollars) is the seller's arrangement, and its result can matter far beyond its fee — that's its own post in this series' queue.

What sellers here don't usually pay

Buyers carry their own lender fees, title insurance for their loan, and most closing-attorney/bank costs. A seller can be asked to contribute toward a buyer's costs in a negotiation — but that's a negotiated concession, not a standard cost, and it should always be evaluated against price: a higher price with a concession and a lower price without one can net out identically.

The only number that matters: your net

Add it up on a real house and the picture calms down. A $750,000 sale: $3,420 excise, roughly $2,000 for an attorney, a few hundred in small items — call it ~$6,000, or about 0.8% — plus whatever commission you've agreed, minus your mortgage payoff. Every seller should see this as a written net sheet before listing, with their numbers, not averages. If an agent won't produce one, that tells you something.

Frequently asked questions

Who pays the deed excise tax in Massachusetts?

The seller, by custom — $4.56 per $1,000 of sale price in most counties. It's the line sellers most often haven't heard of until the net sheet.

Are closing costs why people say "budget 6–8% to sell"?

That range usually bundles the commission plus everything in this post. Broken apart, the non—commission costs here are around 1% in Massachusetts.

Can closing costs be negotiated?

The commission is negotiable. The excise tax is not. Attorney fees vary by firm. And a buyer asking you to cover some of their costs is a negotiation, not an obligation.

Want your actual net, on your actual house? Ask for a net sheet before you list — we'll build one with real numbers. Dan Pezzano, 617-417-9108 · Pete Pezzano, 617-913-2730.

Published by The Pezzano Group | Powered by Rise Signature Homes · Licensed Massachusetts real estate team

Figures: Massachusetts deed excise (M.G.L. c. 64D) verified October 2026; attorney range = Pezzano Group transaction practice, typical for straightforward residential sales in Greater Boston.