Selling a home in Boston can be one of the best financial moves you make. Prices across the city have held up well, and buyers still compete for well-kept homes in Beacon Hill, the South End and everywhere in between. But the price your home sells for isn't what you take home. Between commissions, taxes, legal fees and getting the home ready to sell, there's a real cost to selling, and the sellers who plan for it end up with the most money at closing.
Here's what it actually takes to sell a house in Boston, and how to keep more of your money.
The Short Answer: Plan for About 6% to 10% of Your Sale Price
Most Boston sellers spend about 6% to 10% of their sale price on selling costs. That covers agent commissions, closing costs, the Massachusetts deed excise tax, and any prep or repairs. On an $850,000 home, that's about $51,000 to $85,000.
Your number depends on your home's price, its condition, whether it's a condo or a single-family home, and how you choose to market it. Here's how it breaks down.
1. Real Estate Commissions (Often the Biggest Cost)
Commissions are usually the largest single cost of selling. Since the 2024 changes to how buyer-agent pay is handled, commissions are more clearly negotiable than ever. Many Boston sellers still pay a total of about 4% to 6%, split between their listing agent and, if they choose to offer it, the buyer's agent.
On an $850,000 sale, that's about $34,000 to $51,000.
What you're paying for: pricing strategy, professional photos and video, social media and online marketing, showings, negotiation, and handling the deal from offer to closing. A strong listing agent often more than earns the fee by getting a higher price and fewer surprises.
2. Massachusetts Deed Excise Tax
Massachusetts charges sellers a deed excise tax (also called a transfer tax) when a property changes hands. In Suffolk County, that's $4.56 per $1,000 of the sale price.
- $700,000 sale: about $3,192
- $850,000 sale: about $3,876
- $1,200,000 sale: about $5,472
The seller pays this at closing, so include it in your net proceeds estimate from the start.
3. Attorney Fees
Massachusetts closings are run by attorneys, and most sellers hire their own to review the Purchase and Sale Agreement, clear title issues and represent them at closing. Expect roughly $750 to $1,500 for a typical sale. Complicated situations like estates, trusts or title problems can cost more.
4. Getting Your Home Ready to Sell
Buyers form an opinion in the first few seconds of a listing photo. Small updates often pay for themselves, especially in kitchens and bathrooms.
Common prep costs include:
- Paint and touch-ups: $1,500–$6,000
- Deep cleaning: $300–$800
- Staging: $2,000–$6,000+ depending on size and how long it's listed
- Minor repairs (fixtures, caulking, doors, lighting): $500–$5,000
- Pre-listing inspection (optional, but it can prevent surprises later): $500–$800
A clean, neutral kitchen like the one above is exactly what buyers want to see. You don't need a full renovation. Fresh paint, updated hardware and good lighting go a long way.
5. Required Certificates and Disclosures
Boston sellers need a few items before closing:
- Smoke and carbon monoxide certificate: Required by the Boston Fire Department before the sale. Plan on an inspection fee plus any detectors you need to replace.
- Lead paint disclosure: Required for homes built before 1978, which covers much of Boston's housing.
- Condo 6(d) certificate: If you're selling a condo, your association issues this to confirm your fees are paid up. Fees usually run about $100–$250.
6. Mortgage Payoff and Other Closing Items
At closing, your remaining mortgage balance is paid off from your proceeds, along with:
- Prorated property taxes owed through the closing date
- Mortgage discharge recording fee
- Final water and sewer bills
- Any buyer credits you agreed to during negotiation (for example, for inspection items)
7. Capital Gains Taxes
If the home was your primary residence for at least two of the last five years, you may be able to exclude up to $250,000 in profit ($500,000 for married couples filing jointly) from federal capital gains tax. Investment and second homes are treated differently. Talk with a tax professional about your situation.
Example: Selling an $850,000 Boston Home
| Cost | Estimate |
|---|---|
| Commissions (5%) | $42,500 |
| Deed excise tax | $3,876 |
| Attorney fees | $1,200 |
| Prep and staging | $6,000 |
| Certificates and misc. closing costs | $1,000 |
| Estimated total | ~$54,576 (about 6.4%) |
That leaves about $795,000 before your mortgage payoff. This is only an example. Your real numbers will depend on your home and your deal.
How to Keep More Money When You Sell
- Price it right from day one. Overpriced homes sit on the market, and price cuts usually cost more than pricing well at the start.
- Spend money where buyers notice it. Paint, lighting, curb appeal and a spotless kitchen do more than expensive renovations.
- Invest in marketing. Professional photos, video and a strong social media presence bring in more buyers, and more buyers means stronger offers.
- Time your listing. Spring is traditionally Boston's busiest season, but less competition in the off-season can work in your favor.
- Work with a local expert. Knowing Boston's neighborhoods, condo rules and Massachusetts closing requirements protects your bottom line.
Thinking About Selling in Boston?
Every home and every seller is different. The best way to know what you'll walk away with is a personalized net proceeds estimate. The Homebase Real Estate team can walk you through what your home could sell for, what it'll cost to get there, and how to maximize your return. Reach out today for your free home valuation.
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