Massachusetts seller net sheet calculator
What a Massachusetts seller walks away with after commission, payoffs, title, and transfer taxes. Rates and closing customs below are verified for Massachusetts; the calculator applies them for you, down to the county.
- State transfer tax
- $4.56 per $1,000 ($2.28 per $500)
- Owner's title policy
- Buyer pays
- Seller costs on $400,000
- About $23,179
Massachusetts transfer tax
Massachusetts charges the deeds excise tax of $4.56 per $1,000 ($2.28 per $500), customarily paid by the seller. On top of that, 3 county or city transfer taxes apply in parts of the state; the calculator adds them when you choose the county.
| Tax | Level | Rate | Customarily paid by |
|---|---|---|---|
| Deeds excise taxApplies: except Barnstable | State | $4.56 per $1,000 ($2.28 per $500) | Seller |
| Deeds excise tax (Barnstable County) | County | $3.24 per $500 ($6.48 per $1,000) | Seller |
| Nantucket Land Bank transfer fee | County | 2% (buyer) | Buyer |
| Martha's Vineyard Land Bank transfer fee | County | 2% (buyer) | Buyer |
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $1,140 | $0 | $1,140 |
| $500,000 | $2,280 | $0 | $2,280 |
| $1,000,000 | $4,560 | $0 | $4,560 |
Example Massachusetts seller net sheet
A $400,000 sale with a 5% commission and a $250,000 mortgage payoff. Seller closing costs come to about $23,179, or 5.8% of the price.
| Line | Seller |
|---|---|
| Sale price | $400,000 |
| First mortgage payoff | −$250,000 |
| Real estate commission (5%) | −$20,000 |
| Deeds excise tax | −$1,824 |
| Settlement / closing fee | −$300 |
| Seller's attorney fee | −$900 |
| Release / satisfaction recording | −$105 |
| Wire / courier / payoff processing | −$50 |
| Estimated net before property tax prorations | $126,821 |
Run it with your own numbers. Choose the county to add local taxes, and enter the closing date to prorate property taxes.
Who pays what in Massachusetts
Buyer pays the owner's policy (optional but customary). Closings are usually handled by an attorney, and an attorney is customarily required at closing. The settlement or escrow fee is paid by each side for its own closing.
Attorney closings. Seller pays the deed excise stamps and the 6(d) certificate / smoke-detector certificate.
Property tax prorations
Property taxes are paid in advance on a tax year starting in July. The typical effective rate is about 1.1% of value per year. Fiscal year Jul-Jun, quarterly bills (Aug, Nov, Feb, May) paid in advance of each quarter; seller is credited for the prepaid portion.
Sources
Verified 2026-09-29. A net sheet is an estimate, not a closing statement or tax advice. Final figures come from the title or escrow company. See a rate that looks wrong? Email [email protected].
Massachusetts net sheet questions
Does Massachusetts have a real estate transfer tax?
Massachusetts charges the deeds excise tax of $4.56 per $1,000 ($2.28 per $500), customarily paid by the seller. On top of that, 3 county or city transfer taxes apply in parts of the state; the calculator adds them when you choose the county.
How much is the transfer tax on a $500,000 home in Massachusetts?
With no county or city chosen, the transfer tax on a $500,000 sale is about $2,280, customarily paid by the seller. Some counties and cities charge a different or additional rate.
How much are seller closing costs in Massachusetts?
On a $400,000 sale with a 5% commission, estimated seller costs in Massachusetts come to about $23,179 (5.8% of the price), including $20,000 of commission. Without commission, closing costs are about $3,179. Local taxes, the payoff, and property tax prorations change the final number.
Who pays for title insurance in Massachusetts?
Buyer pays the owner's policy (optional but customary).
Who handles the closing in Massachusetts?
Closings are usually handled by an attorney, and an attorney is customarily required at closing.
How are property taxes prorated when selling a home in Massachusetts?
Property taxes are paid in advance on a tax year starting in July. The typical effective rate is about 1.1% of value per year. Fiscal year Jul-Jun, quarterly bills (Aug, Nov, Feb, May) paid in advance of each quarter; seller is credited for the prepaid portion.
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