Massachusetts closing cost calculator

Massachusetts buyers pay no transfer or mortgage tax, except the 2% Land Bank fee on Nantucket. The buyer customarily buys the owner’s title policy through the closing attorney.

Massachusetts’s rules checked September 30, 2026Runs in your browser. Nothing you type is saved.

State Closing date

County or city

Massachusetts: Deeds excise tax: 0.456% of the price, and the seller usually pays it. Owner’s title is usually paid by the buyer. An attorney usually handles the closing.

Purchase price

$

The loan

Loan type

Down payment

Interest rate

%

Term

Estimated cash to close $139,207

3%closing costs

Purchase price$605,000
Down payment (20%)$121,000
- Loan amount$484,000
Loan costs+$5,540
- Origination and lender feesest.+$4,840
- Appraisalest.+$700
Title and closing+$4,400
- Lender’s title insuranceest.+$532
- Owner’s title insuranceest.+$2,118
- Settlement or escrow feeest.+$600
- Closing attorneyest.+$900
- Recording feesest.+$250
Taxes+$448
- Property taxes the seller prepaidest.+$448
Prepaids and escrow+$7,369
- Homeowner’s insurance, first yearest.+$3,025
- Prepaid interest (27 days)est.+$2,327
- Property tax escrow (3 months)est.+$1,513
- Insurance escrow (2 months)est.+$504
Other costs+$450
- Home inspectionest.+$450
Cash to close$139,207

Estimated monthly payment$3,815

Principal and interest$3,059
Mortgage insurance$0
Property taxes$504
Insurance$252
HOA dues$0

An estimate, not a Loan Estimate or Closing Disclosure. Your lender's Loan Estimate and the title or escrow company give the final figures. Rates, fees and insurance vary by lender and property.

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A Massachusetts purchase, worked out

The calculator opens on $605,000, about the median value of an owner-occupied home in Massachusetts ($607,400, 2024 Census estimate), with 20% down on a 30-year conventional loan and a closing on December 5, 2026.

The buyer brings about $139,207: $121,000 down and $18,207 in closing costs, 3% of the price. Massachusetts charges the buyer no state transfer or mortgage tax, though a county or city can. The monthly payment comes to about $3,815, with property tax and insurance.

Cash to close on $605,000, 20% down
Down payment	$121,000
Origination and lender feesest.	+$4,840
Appraisalest.	+$700
Lender’s title insuranceest.	+$532
Owner’s title insuranceest.	+$2,118
Settlement or escrow feeest.	+$600
Closing attorneyest.	+$900
Recording feesest.	+$250
Property taxes the seller prepaidest.	+$448
Homeowner’s insurance, first yearest.	+$3,025
Prepaid interest (27 days)est.	+$2,327
Property tax escrow (3 months)est.	+$1,513
Insurance escrow (2 months)est.	+$504
Home inspectionest.	+$450
Cash to close	$139,207

Estimates are tagged “est.”; Massachusetts’s taxes follow its rules. A “−” is a credit, like the seller’s share of this year’s property tax where it’s paid after the year ends.

At other prices

Massachusetts has no state tax of its own on the buyer. Each row has 20% down on a conventional loan.

Price	Massachusetts’s buyer taxes	Closing costs	Cash to close	Monthly payment
$250,000	—	$9,797	$59,797	$1,597
$500,000	—	$15,610	$115,610	$3,153
$750,000	—	$21,875	$171,875	$4,730
$1,000,000	—	$28,200	$228,200	$6,307
$2,000,000	—	$53,499	$453,499	$12,613

Buying in Massachusetts: what to know

No buyer’s taxes

Massachusetts has no mortgage tax and no buyer-paid deeds excise. On Nantucket, buyers pay a 2% Land Bank transfer fee, with a first-time buyer exemption up to $1.4 million as of January 2026.

Deeds excise tax

The Massachusetts deeds excise is paid by the seller. With the long-standing 14% surtax it comes to $2.28 per $500, or 0.456%, rounded up to the next $500, so $2,280 on a $500,000 sale. Barnstable County (Cape Cod) uses a combined state and county rate of $6.48 per $1,000 (0.648%) instead. No city or town transfer taxes are in force.

Title insurance

The owner’s policy is optional in Massachusetts, and the buyer customarily buys it through the buyer’s or lender’s closing attorney.

Who runs the closing

Massachusetts closings are conducted by attorneys, typically the lender’s closing attorney. The state’s highest court has treated conducting a residential closing as requiring an attorney’s involvement.

Property taxes and escrow

Massachusetts towns run a July-to-June fiscal year. Quarterly towns bill August 1, November 1, February 1 and May 1; semiannual towns bill around November 1 and May 1. Each installment covers the period it falls in, so a seller who is current usually gets a credit from the buyer for the prepaid part.

Local differences

Barnstable County (Cape Cod): 0.648% instead of 0.456%. Nantucket and Martha’s Vineyard: a 2% Land Bank fee paid by the buyer, with exemptions for qualifying first-time buyers that the calculator doesn’t apply. The 2024 Affordable Homes Act passed without the proposed local-option transfer fee. Pick Cape Cod, Nantucket or Martha’s Vineyard in the calculator to use their rates.

Massachusetts by county and city

Most of Massachusetts follows the rules above. These places add a tax of their own, set a different rate or change who pays, and the calculator applies them when you pick one. Amounts are what the buyer usually pays in transfer and deed taxes on $605,000 with 20% down, plus the owner’s title policy where the buyer usually buys it.

Everywhere else in Massachusetts

The state’s rules, as above

$2,118

Barnstable County (Cape Cod)

Deeds excise tax 0.648%

$2,118 Same as elsewhere

Nantucket

Nantucket Land Bank fee 2%

$14,218 +$12,100 vs. elsewhere

Martha’s Vineyard (Dukes County)

Martha’s Vineyard Land Bank fee 2%

$14,218 +$12,100 vs. elsewhere

Buying in Massachusetts: questions

Does the buyer pay transfer tax in Massachusetts?

No. The seller pays the deeds excise. The exception is Nantucket, where buyers pay a 2% Land Bank fee.

Is owner’s title insurance required in Massachusetts?

No, it is optional, but buyers customarily buy it through the closing attorney. Lenders require their own policy.

When are property taxes due in Massachusetts?

Massachusetts towns bill quarterly (August, November, February, May) or semiannually for the July-to-June year. Buyers usually reimburse the seller at closing for the prepaid part of the current period.

How much are closing costs in Massachusetts?

On a $605,000 home with 20% down on a conventional loan, the calculator’s estimates put a Massachusetts buyer’s closing costs at about $18,207, or 3% of the price, and cash to close at $139,207. Massachusetts charges the buyer no state transfer or mortgage tax, though a county or city can. Lender fees, insurance and the rate vary, so put in your lender’s Loan Estimate for a closer number.

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