Massachusetts transfer tax calculator
Massachusetts charges the deeds excise tax at $4.56 per $1,000 ($2.28 per $500). On a $620,000 home at statewide rates, that comes to $2,827. By custom, the seller pays it. In some places, 3 county and city taxes add to it.
Below is every Massachusetts transfer tax rate, state, county and city, and who pays it by custom. Pick a county in the calculator to add local rates. Rates checked 2026-09-30.
Free Massachusetts seller net sheet calculator
Change any number and the local costs update.
| Real estate commission (5%) | −$31,000 |
| First mortgage payoff | −$370,000 |
| Deeds excise tax | −$2,827 |
| Release / satisfaction recording | −$105 |
| Title insurance and settlement | −$1,200 |
| Other closing fees | −$50 |
| Estimated net to seller | $214,818 |
How much is the transfer tax in Massachusetts?
On a $620,000 home, it is about $2,827 at statewide rates. The table lists the state rules and all 3 county and city taxes, with who pays each one by custom.
| Tax | Level | Rate | Who pays by custom |
|---|---|---|---|
| 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 feeApplies: Dukes County | County | 2% (buyer) | Buyer |
Who pays the transfer tax in Massachusetts?
By custom, the seller pays it. Deeds excise tax: paid by the seller. The purchase contract can change who pays. Local taxes can follow a different custom. The table lists each one.
How does the Massachusetts transfer tax change with price?
It goes up with the price. On a $1,000,000 home, it is about $4,560 at statewide rates.
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $1,140 | $0 | $1,140 |
| $500,000 | $2,280 | $0 | $2,280 |
| $620,000 typical home | $2,827.20 | $0 | $2,827.20 |
| $1,000,000 | $4,560 | $0 | $4,560 |
Is the Massachusetts transfer tax different by county?
Yes. 3 of 14 Massachusetts counties have a different total on a $620,000 sale. The rest owe $2,827.
| County | Seller pays | Buyer pays | Total |
|---|---|---|---|
| Barnstable County | $4,018 | $0 | $4,018 |
| Dukes County | $2,827 | $12,400 | $15,227 |
| Nantucket County | $2,827 | $12,400 | $15,227 |
Are there transfer tax exemptions in Massachusetts?
Often, yes. Transfers between spouses, to a living trust, and by gift or inheritance are often exempt or taxed less. So are some first-time buyer and low-price sales. The calculator covers an ordinary home sale. Check an exemption with the title company or the county recorder before you count on it.
Sources
Checked 2026-09-30. These are estimates, not tax advice. The title or escrow company confirms the final figures.
Massachusetts transfer tax questions
How much is the transfer tax in Massachusetts?
Massachusetts charges the deeds excise tax at $4.56 per $1,000 ($2.28 per $500). On a $620,000 home at statewide rates, that comes to $2,827. By custom, the seller pays it. In some places, 3 county and city taxes add to it.
Who pays the transfer tax in Massachusetts?
Deeds excise tax: paid by the seller. The purchase contract can change who pays. Local taxes can follow a different custom. The table lists each one.
How much is the transfer tax on a $500,000 home in Massachusetts?
About $2,280 at statewide rates. A county or city tax adds to it where one applies.
Does the buyer pay transfer tax in Massachusetts?
Not by custom. The seller usually pays the Massachusetts transfer tax, but some local taxes are split or paid by the buyer.
Is the transfer tax deductible?
Not as a tax. For a seller, the transfer tax is a selling expense that lowers the gain on the sale. A buyer who pays it adds it to the home's cost basis (IRS Publications 523 and 551). Ask a tax adviser about your sale.
When is the transfer tax paid?
At closing. The title or escrow company collects it from the side that owes it. It pays the tax when the deed is recorded.
Put the deeds excise tax on a seller net sheet.
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