Most Boston homeowners selling in 2026 will net between 90% and 92% of their sale price after all closing costs, commissions, Massachusetts deed excise tax, attorney fees, and miscellaneous charges. On a $900,000 home in Jamaica Plain or Roslindale, expect to deduct roughly $55,000 to $60,000 in total costs before mortgage payoff. Your actual number depends on your outstanding mortgage balance, your commission agreement, and whether you’re offering a buyer’s agent commission under the post-NAR settlement rules.
How Much Will You Net from Selling Your Home in Boston, Massachusetts?
This is one of the first questions I hear when a homeowner starts thinking seriously about selling. Not “how do I stage it” or “what’s the market doing” — it’s: What will I actually walk away with? It’s the right question to ask first. The answer isn’t just your sale price minus your mortgage. There are several layers of costs between your accepted offer and your wire transfer, and knowing each one ahead of time is what separates sellers who feel confident at the closing table from sellers who feel blindsided.
Here’s a complete breakdown of what Boston sellers are paying in 2026. For context on the steps between accepting an offer and getting your check, see what happens after you accept an offer in Massachusetts. And if you own a multi-family, selling a two- or three-family in Boston covers the additional costs and documentation that apply to those sales.
The Major Costs Every Boston Seller Pays
1. Real Estate Commission
Commission is typically the largest line item on a seller’s net sheet, and it’s also the most negotiable. Your listing fee is set by agreement between you and your agent; it’s not fixed or standard, and it should be a real conversation before you sign anything. One thing that’s changed since August 2024: under the NAR settlement, sellers are no longer required to offer a buyer’s agent commission on the MLS. Many sellers in Greater Boston are still offering one. In most cases, it makes competitive sense, but this is now a separate, negotiable decision you make with your agent before you list.
2. Massachusetts Deed Excise Tax (Tax Stamps)
If you’re selling in Suffolk County, you’ll owe the Massachusetts deed excise tax at a rate of $4.56 per $1,000 of the sale price, paid by the seller at closing. On a $900,000 home in Roslindale or Hyde Park, that’s approximately $4,104. On a $1.2 million property in Jamaica Plain, it’s closer to $5,472.
3. Real Estate Attorney Fees
Massachusetts is an attorney-closing state, meaning a licensed real estate attorney must oversee the closing. You’ll have your own attorney. Plan for $1,200 to $1,800, depending on the transaction’s complexity.
4. Smoke and CO Detector Certificate
Required at every Massachusetts closing. Your local fire department inspects the property and issues the certificate. Cost: typically $50 to $100. Schedule this a few weeks before your closing date, especially during the spring selling season.
5. If You Have a Condo: The 6(d) Certificate
If you’re selling a condo, your HOA must issue a 6(d) certificate confirming all assessments have been paid in full. There’s typically a recording fee of around $105. If you have any outstanding assessments, they’ll be settled from your proceeds at closing.
6. Prorated Property Taxes
Your property taxes are recalculated to the exact day you close. Depending on where you are in the tax cycle, you may owe a prorated portion or receive a credit if you’ve prepaid. Your closing attorney’s settlement statement will show you the exact figure.
What Does the Net Sheet Actually Look Like?
Here’s a realistic example for a $900,000 home sale in Boston:
| Cost Item | Amount |
|---|---|
| Listing agent fee (negotiated – see your listing agreement) | negotiated |
| MA Tax Stamps ($4.56 per $1,000) | $4,104 |
| Real estate attorney fees | $1,500 |
| Smoke and CO certificate | $75 |
| Recording fees and misc. | $400 |
| Prorated property taxes (estimated) | $1,000 |
| Total estimated costs (excl. commission) | ~$7,079 |
| Estimated net | depends on your commission agreement and mortgage payoff |
The non-commission costs on a $900K Boston sale — tax stamps, attorney, certificate, taxes, and misc — run roughly $7,000 to $8,000. Commission is on top of that and depends on what you negotiate with your agent. Together, these are the numbers that determine what you actually walk away with.
What About Lead Paint?
If your home was built before 1978, which covers a significant portion of the single-family, condo, and multi-family stock in Jamaica Plain, Roslindale, and Dorchester, you’re required to provide a lead paint disclosure package to the buyer. Buyers have the right to inspect for lead paint, and this is a step where having experienced legal representation matters.
The Net Sheet Is a Starting Point, Not a Final Answer
Your specific number depends on three things no online calculator can tell you: your home’s actual condition, how your property is priced relative to current demand, and what commission structure makes sense given the buyer pool you’re working with. Every seller I work with gets a personalized net sheet before we talk about listing price, marketing strategy, or timing. It’s not a formality. It’s the foundation of every decision that follows.
Frequently Asked Questions
How much do sellers typically pay at closing in Massachusetts?
Boston-area sellers pay their negotiated commission plus a set of fixed closing costs: Massachusetts deed excise tax ($4.56 per $1,000 of sale price), real estate attorney fees ($1,200 to $1,800), and various smaller fees totaling roughly $7,000 to $8,000 on a $900,000 sale. Commission is negotiated separately with your agent and is the largest variable in your net proceeds calculation.
What are Massachusetts tax stamps, and who pays them?
The Massachusetts deed excise tax, commonly called “tax stamps,” is charged at a rate of $4.56 per $1,000 of the sale price and is paid by the seller at closing. On a $750,000 condo in Jamaica Plain, tax stamps would be approximately $3,420.
Do I still have to pay the buyer’s agent commission after the NAR settlement?
Since August 2024, you are no longer required to offer a buyer’s agent commission on the MLS. However, most Greater Boston sellers continue to offer one because it keeps their home accessible to the full buyer pool. Whether to offer it, at what amount, and how to structure it are strategic decisions worth discussing with your agent before you list.
Do I need a real estate attorney to sell my house in Massachusetts?
Yes. Massachusetts law requires a licensed real estate attorney to conduct the closing. Both the buyer and the seller have their own attorneys; seller fees typically run $1,200 to $1,800. Your attorney reviews the Purchase and Sale Agreement, prepares the deed, manages the title, and ensures your proceeds are properly disbursed at closing.
What happens between my accepted offer and closing in Massachusetts?
After accepting an offer, you’ll typically sign a Purchase and Sale Agreement 10 to 14 days later. The buyer completes their mortgage commitment about 3 to 4 weeks after that, and closing typically happens 30 to 45 days after the P&S is signed. You’ll also need your smoke and CO detector certificate before closing day, which your local fire department issues after a brief inspection.
Have questions? Let’s connect.
About Juan Murray
Juan Murray is a Boston broker associate with more than 30 years of experience helping buyers, sellers, and investors across Greater Boston, personally leading every transaction from the first conversation through closing.
RE/MAX Real Estate Center · (617) 721-0961
Equal Housing Opportunity. Juan Murray is licensed as a Broker in Massachusetts, regulated by the Massachusetts Board of Registration of Real Estate Brokers and Salespersons. This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific costs and obligations with your closing agent, tax advisor, or lender.
