What this calculator does
Massachusetts' version of a transfer tax is the deeds excise, paid by the seller when the deed is recorded. 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. This calculator applies the Suffolk County rate.
How to use it
- Enter the sale price.
- Read the tax and the seller's net before commission.
The formula
Deeds excise = (price ÷ $500, rounded up) × $2.28, which equals $4.56 per $1,000 (0.456%).
Worked example
Using the default inputs shown in the calculator above:
| Item | Amount |
|---|---|
| Sale price | $800,000 |
| Number of $500 units (rounded up) | 1,600 |
| Deeds excise at $2.28 per unit | $3,648 |
Massachusetts deeds excise tax: $3,648. $2.28 per $500 ($4.56 per $1,000) of the price, paid by the seller.
Massachusetts charges a flat 0.456% on the full price, so the tax grows in a straight line with price. Unlike NYC or Los Angeles, there is no extra tier for expensive homes, which keeps Boston's transfer tax low among the 11 cities.
Selling a home in Boston
Beyond the deeds excise, Boston sellers typically pay agent commissions, attorney fees (Massachusetts closings usually involve attorneys), and a smoke and carbon monoxide certificate from the Boston Fire Department. Buyers pay recording fees and lender and title costs.
Deeds excise at common Boston prices
Because Massachusetts uses one flat rate, the tax scales evenly with price: about $456 for every $100,000. The table shows the excise and what the seller keeps before commission and other closing costs at prices typical for Boston condos, triple-deckers and single-family homes.
| Sale price | Deeds excise | Seller net before commission |
|---|---|---|
| $400,000 | $1,824 | $398,176 |
| $600,000 | $2,736 | $597,264 |
| $800,000 | $3,648 | $796,352 |
| $1,000,000 | $4,560 | $995,440 |
| $1,500,000 | $6,840 | $1,493,160 |
| $2,500,000 | $11,400 | $2,488,600 |
| $5,000,000 | $22,800 | $4,977,200 |
The tax is counted per $500 of price, rounded up, so a sale that lands just over a round number pays at most one extra $2.28 unit. There is no jump at $1 million or any other price, unlike the tiered systems in New York City, San Francisco and Los Angeles.
How a Boston seller’s transfer tax compares
On a $1,000,000 sale, Boston’s deeds excise sits in the middle of the cities on this site: 5 charge sellers more and 3 charge less. These figures use each city’s own calculator and cover only the transfer taxes a seller customarily pays, not commissions, buyer-side taxes or other fees.
| City (seller-paid tax on $1,000,000) | Tax |
|---|---|
| Houston and Dallas (Texas has no transfer tax) | $0 |
| Atlanta (Georgia transfer tax) | $1,000 |
| Chicago (CTA, county and state portions) | $4,500 |
| Boston (deeds excise) | $4,560 |
| Los Angeles (city and county transfer taxes) | $5,600 |
| Miami (doc stamps on a single-family deed) | $6,000 |
| San Francisco (city transfer tax) | $7,500 |
| Washington DC (transfer tax) | $14,500 |
| New York City (city and state transfer taxes) | $18,250 |
Common mistakes and tips
- Using Barnstable County's different rate.
- Rounding down instead of up to the next $500.
- Forgetting the smoke detector certificate required before transfer.
- Confusing the deeds excise with property tax prorations.
Frequently asked questions
What is the Massachusetts deeds excise tax?
A tax on recorded deeds of $2.28 per $500 of price ($4.56 per $1,000) in most counties, including Suffolk (Boston).
Who pays it in Boston?
The seller, by custom.
Does Boston add its own transfer tax?
No. Proposals for a local transfer fee have been debated but not enacted.
What is the tax on an $800,000 sale?
1,600 × $2.28 = $3,648.
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.