Mandatory State & Local Fees
Massachusetts Excise Tax Stamps (Transfer Tax)
This is a mandatory state tax paid by the seller at closing.
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Standard Rate (Most Counties): $4.56 per $1,000 of the sale price (0.456%)
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Barnstable County (Cape Cod): $6.48 per $1,000
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Nantucket & Dukes County: An additional 2% fee is typically due to the local Land Bank
Recording Fees
Costs to record documents such as the deed or mortgage discharge at the Registry of Deeds typically range from $100 to $155.
Smoke & Carbon Monoxide Certificate
Massachusetts sellers are required to have the local fire department inspect and certify smoke and carbon monoxide detectors prior to closing.
Inspection fees generally range from $50 to $150.
Title V Septic Inspection (If Applicable)
If the home has a septic system, a Title V inspection is required before transfer.
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Septic Inspection: Approximately $1,000
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Well Water Testing (if applicable): Can cost $600 or more
Professional & Service Fees
Real Estate Commission
Typically the largest closing expense. Commission generally ranges from 5% to 6% of the sale price, and is usually split between the listing agent and buyer’s agent.
Attorney Fees
While not strictly required by Massachusetts law for sellers, legal representation is standard practice. An attorney prepares the deed and manages the Purchase & Sale (P&S) agreement.
Fees typically range from $750 to $2,000.
Mortgage Discharge Tracking
Lenders or attorneys may charge $50 to $150 to ensure the mortgage is properly discharged and cleared from the title.
Final Water Reading
Obtaining a final municipal water reading for closing typically costs $25 to $50.
Property-Specific Costs
6(d) Certificate (Condos Only)
This certificate confirms that all condo fees are paid up to date.
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Recording Fee: Approximately $105
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Management companies may charge additional preparation or administrative fees.
Optional but Practical Pre-Listing Costs
These costs are not required for closing but are commonly incurred when preparing a property for market.
Staging & Presentation
Professional staging can range from $1,000 to several thousand dollars, depending on property size and scope.
Pre-Listing Repairs & Improvements
Costs vary widely depending on the condition of the home and the work needed. Examples include:
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Interior/Exterior Painting: Can easily exceed $10,000 for a full house
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Minor Repairs & Landscaping
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Roof or Structural Remediation
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Well or Septic Repairs/Replacement: A new septic system typically starts around $25,000
Professional Photography & Marketing
High-quality listing photography and marketing services may cost several hundred dollars, depending on package and scope.
Pre-Listing Home Inspection
Some sellers choose to conduct a home inspection before listing to proactively address issues.
Typical cost is approximately $800.