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Calculators

Net proceeds calculator for a two- or three-family in Massachusetts

Enter your expected price and costs to see about what you would keep at closing from a two- or three-family in Massachusetts. It adds the lines that only apply to a rental building: tenant deposits you must hand over if you have spent them, rent prorations, and lead work you agree to pay. It is before income tax. Your numbers are not sent anywhere.

Updated November 3, 2026. Facts checked November 3, 2026 against the sources listed at the bottom. General information, not legal, tax or financial advice.

Deed excise tax$4.56 per $1,000, normally the sellerMGL c.64D s.1
Security depositsMust be transferred to the buyerMGL c.186 s.15B
BeforeIncome tax on any gainUse the capital gains calculator
$

Use a multi-family agent's opinion of the building, not an online estimate.

$

All mortgages, home equity loans and liens, from your payoff letters. Enter 0 if none.

%

Negotiable. Enter 0 if selling without an agent.

$

Example amount. Fees vary: get a quote.

$

Example amount for recording the mortgage discharge, municipal lien certificate, smoke and CO certificate, payoff fees, and similar items.

$

Security deposits and last month's rent move to the buyer (MGL c.186 s.15B). Enter 0 if they are held separately and will be transferred.

$

Rent you collected for days after closing. Your attorney works this out on the closing statement.

$

A credit to the buyer or work you do first. Get written quotes. See lead paint when you sell.

$
$

Taxes you have not yet paid for the part of the period before closing. Enter 0 if unsure; this is settled at closing.

Estimated cash to you at closing

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Before income tax. A rental can carry depreciation and a larger gain; use the capital gains calculator and ask a CPA. An estimate, not a closing statement, an offer or advice. The deeds excise tax is $2.28 per $500 or fractional part of the price (MGL c.64D s.1), normally paid by the seller. We are not a real estate broker or agent. Home Options MA is an advertising and lead-generation service: the independent buyers and agents we connect you with may pay us flat advertising fees to be featured or to receive inquiries, and any listing of a business here is advertising, not a recommendation. We never take a share of a commission and are never paid based on whether a home sells. No obligation.

Open the comparison tool

How to use it

Use a multi-family agent's opinion of price, not an online estimate. Deposits held in a separate account for the tenants cost you nothing at closing; enter an amount only for deposits you cannot hand over from that account. Rent prorations are what you credit the buyer for days after closing. The commission is negotiable.

This is an estimate, not a closing statement. Your attorney will prepare the real one. If you may owe tax on a gain, use the capital gains calculator and ask a CPA, especially for a building you have depreciated.

Questions

Common questions.

Why a separate calculator for a two- or three-family?

A rental building adds items a home does not have: tenant deposits and prepaid rent that move to the buyer, rent prorations, and lead paint work that buyers often ask for.

Does it include income tax?

No. Use the capital gains calculator and ask a CPA. A rental can carry depreciation and a larger gain than a home you lived in.

What is the deed excise tax?

$4.56 per $1,000 of the price (MGL c.64D s.1), normally paid by the seller. See the deed excise tax guide.

Sources

Where this comes from.

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We are not a real estate broker or agent. Home Options MA is an advertising and lead-generation service: the independent buyers and agents we connect you with may pay us flat advertising fees to be featured or to receive inquiries, and any listing of a business here is advertising, not a recommendation. We never take a share of a commission and are never paid based on whether a home sells. No obligation.

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