How much do Massachusetts home sellers actually walk away with?

Massachusetts sellers typically net 90 to 92 percent of their sale price after accounting for real estate commission, deed excise tax stamps, attorney fees, and other closing costs. On a $900,000 sale, total seller costs generally run $72,000 to $90,000 before your mortgage payoff. The three biggest line items are commission (roughly 5 to 6 percent), Massachusetts tax stamps ($4.56 per $1,000 of sale price), and your real estate attorney's fee ($1,100 to $1,500). Your actual net depends on your specific mortgage balance, whether capital gains apply, and how your offer is structured.

By John Hollis | June 4, 2026

This is almost always the first question sellers ask me. Not "how do I stage the house" or "what's the market like." The first question is: what am I actually going to walk away with?

It's the right question to ask first. And it deserves a real answer, not a vague range.

Here's a complete breakdown of what comes out of a Massachusetts home sale, with real numbers at the price points common in Greater Boston.

The Four Main Costs Massachusetts Sellers Pay

When you sell a home in Massachusetts, four categories of costs hit your proceeds at closing.

1. Real estate commission. Commission is still the biggest line item. The total typically runs 5 to 5.5 percent of the sale price — split between the listing agent and the buyer's agent. On a $900,000 sale at 5.5 percent, that's $49,500.

One thing worth clarifying: since the 2024 NAR settlement, sellers are no longer required to offer compensation to the buyer's agent through the MLS listing. In practice, roughly 90 to 95 percent of Massachusetts transactions still involve the seller contributing to buyer agent compensation, either through the listing structure or as a negotiated term in the offer. Your agent can walk you through how this plays out for your specific property and price range.

2. Massachusetts deed excise tax (tax stamps). This is Massachusetts' transfer tax, paid by the seller. The rate is $4.56 per $1,000 of the sale price statewide. It adds up quickly at Greater Boston price points:

• $700,000 sale: $3,192
• $900,000 sale: $4,104
• $1,200,000 sale: $5,472
• $1,500,000 sale: $6,840

If you're selling a Cape Cod property in Barnstable County, the rate is higher at $6.48 per $1,000.

3. Real estate attorney fees. Massachusetts is an attorney-only closing state. You'll have your own attorney at the closing table, and their fee typically runs $1,100 to $1,500. This is not optional and is separate from the buyer's attorney.
4. Title, recording, and miscellaneous fees. These include title search costs, deed preparation, recording fees, and any prorated property taxes or condo fees owed at closing. Budget roughly $1,000 to $2,000 for this category.

What the Numbers Look Like at Greater Boston Price Points

Using a 5.5 percent total commission and the standard Massachusetts tax stamp rate:

$800,000 sale:

• Commission (5.5%): -$44,000
• Tax stamps: -$3,648
• Attorney fee: -$1,300
• Title and misc: -$1,500
• Total costs: ~$50,448 (6.3%) | Net before mortgage payoff: ~$749,552

$1,000,000 sale:

• Commission (5.5%): -$55,000
• Tax stamps: -$4,560
• Attorney fee: -$1,500
• Title and misc: -$1,800
• Total costs: ~$62,860 (6.3%) | Net before mortgage payoff: ~$937,140

$1,300,000 sale:

• Commission (5.5%): -$71,500
• Tax stamps: -$5,928
• Attorney fee: -$1,500
• Title and misc: -$2,000
• Total costs: ~$80,928 (6.2%) | Net before mortgage payoff: ~$1,219,072

These estimates don't include your mortgage payoff or any repair credits you might offer during negotiations. Both of those are property-specific and can change your net meaningfully.

The Variable Nobody Talks About: Capital Gains

For many Greater Boston sellers, the net proceeds question doesn't stop at closing costs. Capital gains tax is a real factor at the price points common in this market.

Most homeowners who have lived in their home as their primary residence for at least two of the last five years qualify for the federal capital gains exclusion: $250,000 for single filers, $500,000 for married filing jointly. If you bought your home a decade ago and prices in your neighborhood have climbed substantially, you may have a taxable gain above that threshold.

If you do, you'll owe federal long-term capital gains tax (15 to 20 percent depending on income), Massachusetts state tax at 5 percent for long-term gains, and Massachusetts' 4 percent surtax if your total taxable income for the year exceeds $1 million. Sales of $1 million or more also trigger special Massachusetts withholding rules at closing.

Capital gains planning is a conversation for your CPA. But a good listing agent will flag it early so you're not surprised at tax time.

The Number That Actually Matters: Your Net Sheet

Everything above gives you a framework, but the number you actually care about is specific to your property, your mortgage balance, your timeline, and current market conditions in your neighborhood.

That's what a net sheet is for. A net sheet is a one-page estimate your listing agent prepares that shows your projected sale price, every cost line item, your estimated mortgage payoff, and your take-home at closing. A good net sheet isn't a generic calculator — it's built around your address, your current equity position, and realistic expectations for your specific market segment.

In twenty years of working this market, the net sheet conversation is the one that actually moves people off the fence. Once a seller sees a real number, the decision becomes much clearer. Sometimes the number is bigger than expected. Sometimes it reveals that waiting another year makes more sense. Either way, you need the actual number before you can make the actual decision.

If you're weighing the timing question alongside the proceeds question, Should I Sell My House Now or Wait? A Greater Boston Seller's Guide for 2026 walks through the market conditions and timing factors in detail. And if you're thinking about what work to do before listing, 10 Top Renovations That Will Increase Your Sale Price focuses on the improvements that actually move the number.

Frequently Asked Questions

How much do Massachusetts sellers pay in closing costs?

Massachusetts sellers typically pay 8 to 10 percent of the sale price in total costs, including real estate commission (roughly 5 to 5.5 percent), Massachusetts deed excise tax stamps ($4.56 per $1,000 of the sale price), a real estate attorney fee ($1,100 to $1,500), and title and recording fees. On a $900,000 sale, that works out to roughly $72,000 to $90,000 before your mortgage payoff.

What are tax stamps in Massachusetts and who pays them?

Tax stamps are the Massachusetts Deed Excise Tax, paid by the seller at closing. The rate is $4.56 per $1,000 of the sale price statewide. On a $900,000 sale, that is $4,104. The exception is Barnstable County (Cape Cod), where the rate is $6.48 per $1,000.

Do Massachusetts sellers have to pay the buyer's agent commission?

Sellers are no longer required to offer buyer's agent compensation since the August 2024 NAR settlement. In practice, however, roughly 90 to 95 percent of Massachusetts transactions still involve the seller contributing to buyer agent compensation, either through the listing structure or as a negotiated term within the offer.

Do I owe capital gains tax when I sell my home in Massachusetts?

Most Massachusetts homeowners who have lived in their home for at least two of the last five years qualify for the federal capital gains exclusion — $250,000 for single filers, $500,000 for married filing jointly. If your gain exceeds the exclusion, you'll owe federal capital gains tax plus Massachusetts state tax at 5 percent for long-term gains. Sellers with taxable income over $1 million also face Massachusetts' 4 percent surtax. Consult a CPA for your specific situation.

What is a net sheet and how do I get one for my Massachusetts home?

A net sheet is a one-page estimate that shows your expected sale price, all projected costs, your mortgage payoff, and your estimated proceeds at closing. Your listing agent prepares it before you list — a good net sheet accounts for your specific address, current market conditions, and your actual mortgage balance. It is the most important number to review before deciding to sell.

The proceeds from your sale are the foundation of whatever comes next — your next purchase, your retirement, your timeline. Getting that number right, before you commit to a list date, is how you make a clear-eyed decision.

If you're working through this for your own situation, we're happy to run the numbers with you. Reach out to John Hollis Group at 617-431-1826 or visit johnhollisgroup.com.

About John Hollis

John Hollis is a Senior Real Estate Advisor and founder of John Hollis Group at Amo Realty, serving buyers and sellers across Greater Boston and surrounding Massachusetts for over 20 years. His team brings market insight, precise preparation, and strong advocacy to every transaction, from Boston to the North Shore, South Shore, MetroWest, and Southeastern Massachusetts.