What Does It Cost to Sell a Home in Massachusetts? A 2026 Guide for South Shore Sellers

“What will I actually walk away with?” It is the first question most sellers ask me, and it is the right one. Your sale price is only part of the story. Massachusetts has a few seller costs that surprise people, so here is a plain-English breakdown.

Step one is knowing your number: get your instant home value before you read on.

1. Real estate commission

Commission is the largest cost for most sellers. It is always negotiable, and since the 2024 industry settlement, how buyer-agent compensation is handled is something you decide with your listing agent up front. I go over the options with every seller so there are no surprises. Here is what you get when you list with me.

2. Massachusetts deed excise tax (“tax stamps”)

In Massachusetts, the seller customarily pays the deed excise tax when the deed is recorded. In Plymouth and Norfolk counties, the rate is $2.28 for every $500 of the sale price, or about $4.56 per $1,000.

On a $650,000 sale, that works out to about $2,964. (Barnstable County on the Cape has a higher rate.)

3. Your closing attorney

Massachusetts closings are handled by attorneys. Sellers usually hire their own to review the purchase and sale agreement, prepare the deed and handle the payoff of any mortgage. Fees vary, so ask for a quote up front.

4. Mortgage payoff and discharge

If you still have a mortgage or a home equity line, it is paid off at closing from your proceeds. There is also a small fee to record the mortgage discharge at the Registry of Deeds.

5. Smoke and carbon monoxide certificate

Before you can sell, your local fire department must inspect the home and issue a smoke and CO compliance certificate. Each town sets its own fee, and inspections can book up in spring, so schedule early.

6. Title V septic inspection (if you have septic)

Many South Shore homes in towns like Marshfield, Duxbury, Hanover and Pembroke are on septic. Massachusetts Title V generally requires a septic inspection before a sale. If the system fails, repairs or replacement can be costly, so it pays to know early.

7. Condo and 55+ adult community paperwork

Selling a condo or a home in a 55+ adult community? You will need a 6(d) certificate from the association showing your fees are paid up. Some associations charge a fee for it.

Planning to downsize? Read my guide: Downsizing on the South Shore: How to Sell Your Home and Move to a 55+ Adult Community.

8. Taxes, utilities and final readings

Property taxes are split between buyer and seller at closing based on the date. Your town also issues a municipal lien certificate, and you will need final water and sewer readings.

9. Getting the house ready

Painting, small repairs, cleaning, landscaping, staging and moving all add up. I help sellers focus on the few projects that actually raise the sale price. Check the South Shore Market Snapshot and recently sold homes to see what buyers are paying.

10. Capital gains (talk to your tax advisor)

If the home has been your main residence for two of the last five years, federal law lets you exclude up to $250,000 of gain ($500,000 for married couples filing jointly). Long-time South Shore owners can still go over that, so check with your CPA before you list.

Buying your next home too?

Search South Shore homes for sale and estimate your next payment with my mortgage calculator. Comparing towns? Read Hingham vs. Cohasset: Which South Shore Town Is Right for You?

Get your own seller net sheet

Every home is different. I will put together a free, line-by-line net sheet for your home showing your estimated sale price, your costs and what you walk away with. See what my sellers say.

Get your free instant home value, call or text me at 617-875-4352, or send me a message.

This article is general information, not legal or tax advice. Please consult your attorney and tax advisor about your situation.

Michael Peppino
617-875-4352
South Shore real estate agent and licensed broker, Real Broker MA, LLC