The short answer: 4.5% to 7% of the price, plus costs that depend on your house
Selling costs in Massachusetts come in three groups. First, the costs of the sale itself: the agent commission, the deed excise tax, your attorney and a few small fees. Second, the costs of getting the house ready and carrying it until it closes. Third, your mortgage payoff, which is not a cost but does come out of your check.
The table below adds up only the first group, using the ranges we could source. It assumes a normal sale through an agent, with a 4% to 6% total commission and attorney fees of $500 to $2,000.
| Sale price | Commission 4% to 6% | Deed excise | Attorney, lien cert, smoke/CO | Total range | Share of price |
|---|---|---|---|---|---|
| $400,000 | $16,000 to $24,000 | $1,824 | $575 to $2,075 | $18,399 to $27,899 | 4.6% to 7.0% |
| $600,000 | $24,000 to $36,000 | $2,736 | $575 to $2,075 | $27,311 to $40,811 | 4.6% to 6.8% |
| $800,000 | $32,000 to $48,000 | $3,648 | $575 to $2,075 | $36,223 to $53,723 | 4.5% to 6.7% |
This is an illustration, not a quote. Your commission is whatever you agree to in your listing agreement. The attorney range is one agent blog's estimate, and the $50 smoke/CO fee is what one city charges. Ask for written quotes.
Every cost, with a typical range and where it comes from
| Cost | Typical Massachusetts amount | Who usually pays | Source |
|---|---|---|---|
| Agent commission (both sides) | Negotiable. One Aug 2026 survey: 5.03% total, 2.59% listing and 2.44% buyer side | Seller pays listing side; buyer side is negotiated | Clever (industry survey, small Northeast sample) |
| Deed excise tax ("tax stamps") | $2.28 per $500 of price, so $4.56 per $1,000 | Seller (the person who signs the deed) | M.G.L. c. 64D s.1-2 |
| Seller's attorney | $500 to $2,000 | Seller | Bill Gassett, Sept 2024 (industry blog) |
| Municipal lien certificate | $25 per certificate | Seller, in most closings | M.G.L. c. 60 s.23 |
| Smoke and CO inspection | Set by each town. Everett charges $50 for one unit | Seller | Everett |
| Mortgage payoff fees, discharge recording | We could not verify a typical figure. Ask your lender and attorney | Seller | Not verified |
| Prep, repairs, cleanout, staging | Depends entirely on the house | Seller | Your own quotes |
| Carrying costs until closing | Mortgage, taxes, insurance and utilities for every month on the market | Seller | Your own bills |
The commission is the biggest line, and it is negotiable
Agent commission is the largest cost on almost every sale. It is not set by law. NAR's own settlement FAQs tell agents to disclose that compensation is not set by law and is fully negotiable. Since August 17, 2024, offers of compensation to the buyer's agent can no longer be posted on the MLS, so that part is now negotiated outside it.
We cover the numbers, the discount-broker options and what the fee buys in the realtor commission guide. The short version: get the listing-side rate and the buyer-agent offer in writing before you sign, and compare at least two agents.
Taxes and government fees you cannot negotiate
Deed excise tax
Massachusetts charges $2.28 for each $500 of sale price (about $4.56 per $1,000). By statute the person who signs the deed pays it, which is the seller. On a $600,000 sale that is $2,736. The full math, exemptions and the different rate in Barnstable County are in the deed excise tax guide.
Municipal lien certificate
Your attorney orders a certificate from the town showing unpaid taxes and water or sewer charges that are liens on the property. The statute sets the fee at $25. See the lien certificate and tax proration guide.
Smoke and carbon monoxide certificate
State law requires the local fire department to inspect a home for carbon monoxide alarm compliance when it is sold (M.G.L. c. 148 s.26F1/2). The State Fire Marshal's guide says a successful inspection earns a Certificate of Compliance. Each town sets its own fee. More in the smoke and CO certificate guide.
Capital gains tax
This is not a closing cost, and many sellers owe nothing because of the federal home-sale exclusion ($250,000 single, $500,000 married filing jointly). If you may owe, read the capital gains guide or use the capital gains calculator.
Costs that never show up on the closing statement
These are real, and they are usually larger than sellers expect. We do not give a dollar range for them because the spread is too wide to be honest about.
- Repairs and prep. Painting, small fixes and cleaning. See which repairs are worth doing and declutter and clean before selling.
- Staging and photos. See the staging cost guide.
- Cleanout. A full house or estate cleanout can be a large cost on its own. Several companies do it. JUNKRUN (junkrun.co) is a related business with the same owners as Home Options MA, so we may earn money if you use it. Get quotes from others too.
- Carrying costs. Add up your monthly mortgage, property tax, insurance and utilities and multiply by the months you expect to be on the market. Every extra month costs that full amount.
- Moving and storage. See moving and storage costs.
Your mortgage payoff is not a cost, but it changes your check
Your lender gets paid back from the sale price at closing. That money is yours in the sense that it reduces your debt, but it does not reach your bank account. Net proceeds are the sale price, minus the selling costs above, minus your payoff and any other liens, plus or minus tax and utility adjustments.
To see your own number, use the net proceeds calculator. If a quick sale matters more than the highest price, you can compare a cash offer with listing at the comparison tool. A cash offer usually changes which costs you pay, so compare the net, not the headline price.
Where sellers can actually save
- Interview two or three agents and ask each for the listing rate and the buyer-agent offer in writing. Both are negotiable.
- Ask a few Massachusetts real estate attorneys for a flat fee quote. Do not skip the attorney. Massachusetts closings run through attorneys, and a missed lien or deed problem costs far more.
- Fix only what an inspector or buyer will actually push back on. Skip upgrades that do not pay back.
- Price the house to sell. Every extra month on the market costs you your monthly carrying cost.