What this calculator does
This calculator estimates closing costs for both sides of a Boston home sale, separating lender and title fees from government taxes. Massachusetts charges a deeds excise of $4.56 per $1,000 of price, customarily paid by the seller. There is no separate city transfer tax in Boston, which keeps closing taxes low compared with NYC or Chicago.
How to use it
- Enter the price and down payment.
- Keep or adjust the fee estimates — your lender's Loan Estimate lists the real ones.
- Tick any local options that apply.
- Check the seller side if you are selling, or to understand what the other party pays.
The formula
Buyer costs = lender fees (a % of the loan) + title and settlement (a % of price) + fixed fees + prepaid escrow + buyer-side government taxes. Seller costs = commission + other costs + seller-side government taxes. Government taxes come from the Boston rules in the site's tax engine.
Worked example for Boston
| Item | Amount |
|---|---|
| Lender fees and points (1% of loan) | $6,400 |
| Title insurance, settlement and escrow (0.6%) | $4,800 |
| Appraisal, inspection, recording and other fees | $1,800 |
| Prepaid property tax escrow (3 months) | $2,480 |
| Buyer total | $15,480 |
| Agent commissions (5%) | $40,000 |
| Other seller costs | $1,500 |
| Massachusetts deeds excise ($4.56 per $1,000) | $3,648 |
| Seller total | $45,148 |
Estimated buyer closing costs: $15,480 (1.9% of the price · seller costs about $45,148).
What drives closing costs in Boston
In Boston, government transfer and recording taxes add $3,648 to this sale, $0 of it on the buyer's side. Lender and title charges scale with the loan and price, which is why they are the other big pieces. Prepaid escrow is not a fee — it is your own property tax money collected up front.
Title insurance pricing also varies: title premiums in Massachusetts are filed by insurers and can differ, so compare quotes.
Common mistakes and tips
- Confusing prepaid escrow with fees — escrow is your own tax and insurance money.
- Comparing lenders only by rate; compare the Loan Estimate's total costs.
- Forgetting that commissions are negotiable and, since 2024 industry changes, buyer-agent pay is often negotiated separately.
- Missing a local tax break available in Boston — see the special tools for Boston.
Frequently asked questions
How much are closing costs in Boston?
For the default price on this page, buyer costs come to about $15,480, or 1.9% of the price.
Who pays transfer tax in Boston?
The seller, by custom. The Massachusetts deeds excise is paid when the deed is recorded at the Suffolk County Registry of Deeds, and Boston does not add a city transfer tax of its own.
What is on the Closing Disclosure?
The final list of loan terms and costs, delivered at least three business days before closing. Compare it with your Loan Estimate.
Can closing costs be rolled into the loan?
Some can be covered by seller credits or a higher rate with lender credits, but government taxes and prepaid items are usually paid in cash.
Sources
Disclaimer
This calculator provides estimates for educational purposes only and is not financial, tax, legal, real estate, or insurance advice. Consult a licensed professional before making decisions.