Guides to buying and selling in Massachusetts
Straight answers to the questions people ask most about buying and selling in Massachusetts.
Buying
The buyer process, step by step
First call to keys, with every form you will sign and what it does.
How to buy a house in Massachusetts
Every step, from pre-approval to keys, with the timeline.
First-time homebuyer programs
MassHousing, ONE Mortgage, down payment help, and who qualifies.
The Massachusetts Offer to Purchase
What you are agreeing to, deposits, and how to compete without overpaying.
Buyer agent commission in Massachusetts
What changed after the 2024 NAR settlement and who pays now.
Buying a condo in Boston
6(d) certificates, condo documents, fees and reserves.
Selling
The seller process, step by step
Listing prep to closing, with every form you will sign and what it does.
What does it cost to sell a house in Massachusetts?
Commission, deed excise tax, attorney fees and the rest, added up.
Title 5 septic inspections
Who pays, how long it is good for, and what happens if it fails.
Smoke and CO certificates
How to book the fire department inspection and pass it the first time.
Capital gains tax when you sell
The federal exclusion, Massachusetts rates, and when the surtax applies.
Buying and selling at the same time
Bridge loans, sale contingencies and timing the two closings.
Costs, taxes and rules
Massachusetts home inspection law (760 CMR 74)
Sellers can no longer require you to waive the inspection. What that means for your offer.
Massachusetts closing costs
Buyer and seller costs, line by line.
The Massachusetts transfer tax (deed excise)
The rate, who pays it, and how to estimate it.
Property tax rates by town
Rates for 129 towns, plus the Boston residential exemption.
Questions this page answers
What is the Massachusetts transfer tax?
The deed excise tax. In most of the state it is $4.56 per $1,000 of the sale price, and by custom the seller pays it. Barnstable County has its own rate.
How long does it take to close on a house in Massachusetts?
Often about 30 to 60 days from accepted offer to closing, depending on the loan and the terms you negotiate.
Do I need a lawyer to buy a house in Massachusetts?
Massachusetts closings are run by attorneys, and most buyers and sellers hire their own attorney to review the Purchase and Sale Agreement. We recommend it.
Can a seller require me to waive the home inspection?
No. Since October 15, 2025, Massachusetts rules (760 CMR 74) bar sellers from requiring a buyer to waive a home inspection.