Massachusetts closing cost calculator

Our Massachusetts starting figure is $655,219, the September 2026 reading in the Zillow Home Value Index. We rounded that figure to $655,000. Here, $131,000 goes toward the down payment, and the loan amount is $524,000. The buyer's closing costs come to $11,868, roughly 1.8% when measured against the price.

Cash to close is the total of all your payments on closing day. Your down payment and closing costs make up that total. The total here is $142,868.

Your biggest buyer expense is the origination charge, a fee your lender adds for arranging financing. In this example, the charge equals one percent of the loan amount.

Where you look in the state can make a big difference in home prices. In September 2026, the cheaper third of homes had typical values of $429,165, while the most expensive third reached $1,090,766. Buyer closing costs with 20% down range from $8,520 to $20,028 across different types of homes.

After you move into the home, property tax becomes a cost you pay each year. The annual median property tax for owner-occupied Massachusetts homes is $5,992 each year, about 1.07% of the median home value.

Massachusetts state law limits these tasks to a lawyer admitted in Massachusetts or someone working under that lawyer's supervision: certifying title, preparing the deed and paying out funds at a closing for a home with one to four units.

Type in your planned price and down payment to see how the lines look for your chosen home.

It is the seller's responsibility. Massachusetts calls this tax deeds excise. You pay it on property sales by placing stamps on the deed. A rate of 0.456% applies to the price; under the law, the deed signer is responsible, according to the state.

For the $655,000 example home, deeds excise comes to $2,987. This is the only charge the seller owes before commission. The tax on a $400,000 sale is $1,824. This puts Massachusetts 13th among 36 states, including DC, that collect a transfer tax. The ranking counts down from the highest.

A price above $100 triggers the tax. Existing liens left behind after a sale are not taxed. Other claims and new loans added at the time of sale cannot be subtracted from the price.

A home that came from a deceased person's estate may need a Certificate Releasing Massachusetts Estate Lien when you sell it. The buyer needs this certificate before they can get clear title.

The calculator uses the 0.456% state rate once you enter a sale price.

On Cape Cod, Barnstable County adds its own 0.306% share, which the seller also pays, the county registry says. Each $1,000 of price carries a combined tax of $6.48 under the county registry's schedule. The total includes a state share of $3.42 and a county share of $3.06. The Barnstable County registry raises a sale price to the next $500 before calculating the tax; $30,100 is then counted as $30,500.

Are you selling in Barnstable County? Set aside money for the county deeds excise, which is added to the state tax.

Across the country, buyer's agents received 2.42% of the price on average, according to Redfin. Your agreement with the agent sets the rate you actually pay.

Our calculator shows commission only after you enter a rate. This keeps the other closing costs easy to see. Enter the rate from your agreement to see the full dollar amount.

Massachusetts does not set title insurance prices, so ask several companies for a quote. Title insurance protects you if the home's legal ownership has problems. There is no rule requiring Massachusetts insurers to submit rates to the Division of Insurance. According to the state, insurers compete and charge different rates.

There are two types of policy. A lender's policy, which lenders generally require, covers the lender only. An owner's policy protects you, but it is optional.

Our calculator uses a national estimate for the owner's policy, not a Massachusetts rate. For a home priced at $655,000, the amount is $2,751.

Buyers in Massachusetts pay $8,150 for a $400,000 home with 20% down. The median across the 50 states and DC is $7,850, which puts Massachusetts $300 higher.

Sellers seem to have a larger gap. On a $400,000 sale, Massachusetts sellers pay $1,824 before commission and before the mortgage is paid off. The median state has a $440 charge, which puts Massachusetts $1,384 higher.

For the same $655,000 home, this compares buyer closing costs in neighbouring states. Each state's transfer tax appears no matter who pays it.

• Massachusetts: buyer closing costs of $11,868 and a transfer tax of $2,987
• Connecticut: the buyer pays $11,648, while the transfer tax is $4,913
• New Hampshire: the buyer pays $16,421, and the transfer tax is $9,825 regardless of who pays it
• New York: the buyer pays $16,793; the transfer tax is $2,620
• Rhode Island: buyer closing costs of $11,656 and a transfer tax of $4,913
• Vermont: the buyer pays $11,538, and the transfer tax is $7,689

Add your price now to see each line and every cost for buyer and seller.