How Much Will You Net Selling Your Home in Boston?

How much will you net from selling your home in Boston, Massachusetts?

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 (tax stamps), attorney fees, and miscellaneous charges. On a $900,000 home in Jamaica Plain or Roslindale, expect to deduct roughly $55,000 – $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.

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.

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. How you structure it, and whether you offer it at all, can meaningfully affect your net.

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. Locally, this is called “tax stamps.”

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. It’s one of those costs that consistently surprises sellers who’ve only budgeted for commission.

3. Real Estate Attorney Fees

Massachusetts is an attorney-closing state, meaning a licensed real estate attorney, not just a title company, must oversee the closing. You’ll have your own attorney. Plan for $1,200–$1,800, depending on the transaction’s complexity.

Your attorney prepares the deed, reviews the Purchase and Sale Agreement, handles the title examination, coordinates with the buyer’s attorney, and manages the disbursement of proceeds. In a state with strict transaction rules like Massachusetts, having your own attorney protecting your interests is genuinely valuable, not just a formality.

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–$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.

7. A Note on the $1 Million Threshold

If your home sells for $1 million or more, which is increasingly common in Jamaica Plain, parts of Hyde Park, and much of Roslindale, a Massachusetts withholding rule effective November 2025 requires your closing attorney to file a Form NRW. This is a compliance step, not a new tax, but it adds a layer of documentation to closings in this price range. Your attorney handles it, and it’s worth knowing it exists before you see it on your paperwork.

What Does the Net Sheet Actually Look Like?

Here’s a realistic example for a $900,000 home sale in Boston:

The non-commission costs on a $900K Boston sale tax stamps, attorney, certificate, taxes, and misc run roughly $7,000–$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.

Your actual net will vary depending on your outstanding mortgage, any liens, your commission agreement, and your position in the property tax year. But this gives you a real starting point for the conversation.

For context: the homes currently selling in 17–32 days in Jamaica Plain are priced by sellers who understand exactly what they need to walk away with. Sellers who price without a clear net sheet in hand often overshoot and end up sitting for 50+ days before taking a price reduction.

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.

In Roslindale, where the market has remained active through significant inventory shifts, a well-positioned seller can still negotiate from a place of strength. But “well-positioned” starts with understanding exactly what you’re working with financially before you list a price, sign with an agent, or schedule the first showing.

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–$1,800), and various smaller fees totaling roughly $7,000–$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. It’s calculated by the closing attorney and paid to the Suffolk County Registry of Deeds as part of the deed recording. 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 it, as they directly affect your net proceeds.

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–$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 (P&S) 10–14 days later, the binding contract your attorneys negotiate. The buyer completes their mortgage commitment (about 3–4 weeks after P&S), and closing typically happens 30–45 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.

Your sale price is public. Your net proceeds are personal.

If you’re thinking about selling in Jamaica Plain, Roslindale, Hyde Park, Dorchester, or Roxbury, the most useful thing you can do before listing is to sit down with someone who can run your actual numbers.

If you’re ready to find out what your home is actually worth in today’s market and what you’d walk away with after all costs, I’d love to sit down with you. My consultations are private, confidential, and completely no-pressure. Schedule a conversation, and we’ll go through the numbers together.