South Hadley, Massachusetts seller net sheet calculator
Closing costs, transfer taxes and who pays what when selling a home in South Hadley, Massachusetts (Hampshire County). The calculator applies the local rates for you.
- Median home value
- $324,800
- Transfer tax on $325,000
- $1,482
- Seller costs on $325,000
- About $19,087
- Median property tax bill
- $5,466 a year
- County
- Hampshire County
- Population
- 18,031
South Hadley transfer tax
On a $325,000 sale in South Hadley, transfer taxes come to $1,482: Deeds excise tax. By custom the seller pays it.
| Tax | Rate | Paid by | On $325,000 |
|---|---|---|---|
| Deeds excise tax | $4.56 per $1,000 ($2.28 per $500) | Seller | $1,482 |
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $1,140 | $0 | $1,140 |
| $325,000 local median value | $1,482 | $0 | $1,482 |
| $500,000 | $2,280 | $0 | $2,280 |
| $1,000,000 | $4,560 | $0 | $4,560 |
Example South Hadley seller net sheet
A $325,000 sale, close to South Hadley's median home value of $324,800, with a 5% commission and a $195,000 mortgage payoff. Seller costs come to about $19,087, or 5.9% of the price.
| Line | Seller |
|---|---|
| Sale price | $325,000 |
| First mortgage payoff | −$195,000 |
| Real estate commission (5%) | −$16,250 |
| Deeds excise tax | −$1,482 |
| Settlement / closing fee | −$300 |
| Seller's attorney fee | −$900 |
| Release / satisfaction recording | −$105 |
| Wire / courier / payoff processing | −$50 |
| Estimated net before property tax prorations | $110,913 |
Who pays what in South Hadley
South Hadley closings follow Hampshire County customs. In Hampshire County, the buyer customarily pays the owner's title policy. The settlement fee is paid by each side for its own closing. Closings are usually handled by an attorney, and each side normally has its own attorney.
Property taxes in South Hadley
The median property tax bill for homeowners in South Hadley is $5,466 a year, about 1.68% of the median home value of $324,800 (Census Bureau American Community Survey, 2019-2023). Taxes here are paid in advance, so at closing the bill is prorated between buyer and seller to the closing date. Fiscal year Jul-Jun, quarterly bills (Aug, Nov, Feb, May) paid in advance of each quarter; seller is credited for the prepaid portion.
Rates verified 2026-09-30. Home value and tax bill: Census Bureau American Community Survey, 2019–2023. A net sheet is an estimate; final figures come from the title company.
South Hadley seller questions
How much is the transfer tax in South Hadley, Massachusetts?
On a $325,000 sale in South Hadley, transfer taxes come to $1,482: Deeds excise tax. By custom the seller pays it.
How much are seller closing costs in South Hadley?
On a $325,000 sale, close to the median home value in South Hadley, with a 5% commission, estimated seller costs are about $19,087 (5.9% of the price). Without commission they are about $2,837. The loan payoff and property tax proration change the final number.
What county is South Hadley in, and does it matter at closing?
South Hadley is in Hampshire County, Massachusetts. County and state rules set the transfer taxes and recording fees, and local custom decides who pays for title and closing. In Hampshire County, the buyer customarily pays the owner's title policy. The settlement fee is paid by each side for its own closing.
How much are property taxes in South Hadley?
The median property tax bill for homeowners in South Hadley is $5,466 a year, about 1.68% of the median home value of $324,800 (Census Bureau American Community Survey, 2019-2023). Taxes here are paid in advance, so at closing the bill is prorated between buyer and seller to the closing date. 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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