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Massachusetts Home Seller Net Proceeds Calculator

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Picking a city applies the correct local transfer tax automatically.

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Brokerage Commissions

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Total Commissions$0.00

Estimated Net Proceeds

-$750.00

Sale Price$0.00
Commissions- $0.00
Mortgage Payoff- $0.00
Total Transfer Tax (effective 0.00%)- $0.00
Owner's Title Insurance- $0.00
Escrow / Closing Fee- $0.00
Attorney Fee- $750.00
Recording Fee- $0.00

Massachusetts transfer taxes are state-, county-, and municipality-specific. Title insurance, escrow, attorney, and recording fees vary by provider. Consult your closing attorney or title company for exact figures.

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Selling a Home in Massachusetts

Massachusetts sellers pay the state Deeds Excise (commonly called 'tax stamps') at $4.56 per $1,000 of the sale price (0.456%). Barnstable County (Cape Cod) charges a higher rate of $6.48 per $1,000 (0.648%). On top of the excise, sellers pay agent commissions, the owner's title insurance policy, attorney/settlement fees, and recording fees.

Massachusetts Transfer Tax & Closing Costs

Massachusetts uses an attorney-closing model. The seller customarily pays the full deeds excise tax, the owner's title insurance policy, and their own attorney's fee. The buyer's lender typically requires a lender's title policy paid by the buyer.

How to Estimate Your Massachusetts Net Proceeds

  1. Sale Price: Start with the agreed-upon contract price.
  2. Mortgage Payoff: Subtract your remaining loan balance and accrued interest through closing.
  3. Transfer Taxes: Apply the state, county, and any municipal transfer tax owed by the seller.
  4. Closing Costs: Deduct commissions, owner's title insurance, attorney/escrow, and recording fees.

Massachusetts Net Proceeds = Sale Price − Mortgage Payoff − Commissions − Transfer Taxes − Closing Costs

Key Factors to Consider

  • MA Deeds Excise (Seller-Paid): $4.56 per $1,000 of sale price (0.456%) statewide. Collected at recordation by the Registry of Deeds.
  • Cape Cod / Barnstable County: Sales in Barnstable County (Cape Cod) use the higher $6.48/$1,000 (0.648%) rate. The extra portion funds the Cape Cod Land Bank.
  • Nantucket & Martha's Vineyard Land Bank: Nantucket (2%) and the six Martha's Vineyard towns (2%) impose a Land Bank fee on most sales, but it is customarily paid by the BUYER and is excluded from the seller's net.
  • Attorney-Closing State: Massachusetts real estate closings are handled by an attorney. Seller attorney fees typically run $800–$1,500.
  • Title Insurance: Title insurance premiums in Massachusetts are filed with the state. The seller customarily pays the owner's policy.

Why use this tool?

Most national net-sheet calculators ignore Massachusetts's layered transfer tax structure — state, county, and municipal — and silently understate closing costs by thousands of dollars. This calculator applies the correct rates for the city you select so the bottom line reflects what you'll actually walk away with.

Need more accuracy?

This tool provides general estimates only. Confirm exact figures with your closing attorney or title company, and consult a qualified tax professional regarding state and federal capital gains or other obligations specific to your sale.

Massachusetts Seller FAQ