Massachusetts closing costs on a $1,250,000 home
Official source data 2026-10-01
On a $1,250,000 residential purchase in Massachusetts
$20,800
estimated buyer closing costs
Deeds excise is $2.28 per $500 or fraction when consideration exceeds $100. Barnstable uses the combined $6.48 per $1,000 equivalent when selected. Assumed mortgages and exempt deeds are excluded.
Service fees and prepaids are editable planning allowances. They are not state averages or quotes. The down payment is shown separately.
Build your closing budget.
What’s in the closing budget?
| Component | Buyer | Seller | Basis |
|---|---|---|---|
| Loan origination allowance | $10,000 | $0 | Loan amount × entered percentage |
| Appraisal allowance | $650 | $0 | Entered amount; omitted for cash purchases |
| Title coverage allowance | $6,250 | $0 | Price × entered percentage; buyer pays |
| Settlement / attorney allowance | $1,200 | $0 | Entered amount |
| Recording allowance | $200 | $0 | Entered document fees; exclude transfer taxes already shown below |
| Transfer and deed taxes | $0 | $5,700 | Published law and selected local inputs |
| Prepaid taxes / insurance / escrow | $2,500 | $0 | Entered allowance, separate from service fees |
| Negotiated brokerage commission | $0 | $62,500 | Price × entered percentage; negotiable |
| Seller miscellaneous allowance | $0 | $500 | Entered allowance |
| Total closing costs | $20,800 | $68,700 | Sum of entered fees and modeled taxes |
| Cash item | Amount |
|---|---|
| Down payment | $250,000 |
| Loan amount | $1,000,000 |
| Buyer cash to close | $270,800 |
| Seller mortgage payoff | $0 |
| Estimated seller net proceeds | $1,181,300 |
The buyer and seller can negotiate many expenses. This calculation excludes lender credits, seller concessions, prorated rent, HOA charges, inspections, repairs, and any mortgage taxes not in the stated deed-tax scope.
Massachusetts rules and assumptions.
Transfer-tax scope
Deeds excise is $2.28 per $500 or fraction when consideration exceeds $100. Barnstable uses the combined $6.48 per $1,000 equivalent when selected. Assumed mortgages and exempt deeds are excluded.
Settlement & title
Budget for the presence and substantive participation of a Massachusetts attorney in the financed real-estate closing. The Massachusetts court system's REBA v. NREIS guide describes the attorney's role on behalf of the mortgage lender. Confirm whom the lawyer represents and obtain the applicable legal-services quote.
Read the official legal-services guidance
Massachusetts provides consumer guidance on separate owner and lender title coverage. Request the applicable one-time policy premiums, endorsements and legal/settlement quote; this allowance is not a required or quoted premium.
Recording fees
Barnstable County's registry schedule is a local example. Confirm the registry, recorded or registered land, instrument type and additional filings. Deed excise tax is separate from document recording fees.
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Good questions. Clear answers.
How much are closing costs in Massachusetts?
For the entered $1,250,000 price, this scenario produces $20,800 of buyer costs and $68,700 of seller costs. The fees are adjustable allowances; only the cited taxes follow the selected statutory scope.
Who pays the transfer tax?
The default allocation follows the state scenario shown above. The closing-cost tool lets you change the contractual deed-tax allocation; statutory buyer or seller surcharges retain their separate payer.
Is the down payment a closing cost?
It is not a service fee. This tool shows $250,000 as the down payment and $270,800 as total estimated buyer cash to close.
Are the title and attorney fees official state rates?
The defaults are planning allowances, not published title-policy quotes. Enter the applicable insurance or title-guaranty quote and the closing professional’s quote. Policy type, endorsements, loan size and reissue discounts can change the cost. Set the title payer to match your contract; use the additional buyer amount for coverage excluded from the percentage allowance.
How do I calculate seller net proceeds?
Subtract seller closing costs and the entered mortgage payoff from the sale price. Here that gives $1,181,300. Capital-gains tax, repair credits and other liens are excluded.
Check the source.
Data as of 2026-10-01. Retrieved .
- www.mass.gov / tax-rates
- www.consumerfinance.gov / closing-disclosure As of 2026-10-02
- www.consumerfinance.gov / loan-estimate As of 2026-10-02
- www.mass.gov / massachusetts-law-about-lawyers As of 2026-10-02
- www.mass.gov / title-insurance As of 2026-10-02
- www.capecod.gov / fee-schedule-recording-procedures As of 2026-10-02