How Much Does It Actually Cost to Sell a Home in Boston?

How much does it cost to sell a home in Greater Boston?

On a $1,000,000 sale in Boston, Brookline, Newton, Needham, Dedham, or Milton, a seller typically pays around $55,000 in commission and the Massachusetts deed excise tax combined, roughly 5.5% of the sale price, before accounting for repairs, staging, or moving costs. Commission, which is fully negotiable, is the largest line item, and the state's deed excise tax adds $4.56 per $1,000 of sale price on top.

By Tyler Smith | Beacon & Bond Group | August 31, 2026

Most agents will tell you what their commission is.  Many will neglect to walk you through everything else that comes out of your check at the closing table.

If you're selling in Boston, Brookline, Newton, Needham, Dedham, or Milton, here's the real number — not the one from a "what's my home worth" calculator, the one from an actual settlement statement.

The two costs every seller pays

Two line items make up the bulk of your selling costs, and they apply no matter how simple or complicated your sale is.

• Commission.  In this market, total commission (covering both the listing side and the buyer's side) typically runs around 5% of the sale price, and it is fully negoitable.  On a $1,000,000 home, that's $50,000.
• The Massachusetts deed excise tax.  Massachusetts charges a real estate transfer tax — technically the deed excise tax, though most people in the business still call it the "stamp tax" out of habit — of $4.56 per $1,000 of sale price. On a $1,000,000 home, that's $4,560.

Add those together and you're at roughly $54,500–$55,000 on a $1,000,000 sale, before anything else.

What else can move the number

That $55,000 is the floor, not the ceiling.  A few other things typically show up on a seller's settlement statement:

• Any repairs negotiated after the home inspection
• Staging, if you use it
• Moving costs
• Your attorney's fee (Massachusetts closings go through an attorney, not just a title company)
• Anything tied to your mortgage payoff, like a prepayment fee if your loan has one

None of these are fixed the way commission and the deed excise tax are.  They depend on your home's condition, whether the buyer negotiates repairs, and how you prepare the house for market.

Why most sellers never hear this number until it's too late

Leading with cost isn't most agents' instinct because it may feel like the wrong way to open a conversation about selling your home.

But sellers who know the real number before they list make better decisions the whole way through.  They price with clear eyes.  They negotiate repairs without panicking.  They're not surprised at the closing table.

Sellers who don't know it tend to anchor on the wrong figure, usually an online estimate, and feel blindsided when the number they actually walk away with is tens of thousands lower.

Running your specific number

The $55,000 example above is built on a $1,000,000 sale price and 5% total commission.  Your actual number depends on your likely sale price, the commission you negotiate, whether you're carrying a mortgage with a prepayment penalty, and your home's condition heading into inspection.

That's exactly the kind of math I walk sellers through before we even talk about listing — not after you've already committed to a number that doesn't hold up.

Frequently Asked Questions

What is the Massachusetts deed excise tax?

It's the state's real estate transfer tax, charged to the seller at closing.  In most of Massachusetts, including Suffolk, Norfolk, and Middlesex counties, it's $4.56 per $1,000 of the sale price; $4,560 on a $1,000,000 home.

Is 5% commission negotiable in Boston, Brookline, Newton, Needham, Dedham, or Milton?

Commission is always negotiable and varies by agent, brokerage, and the specifics of your sale.  5% total is common in this market, but the right number depends on what services and marketing you're getting for it.

Do sellers pay closing costs in Massachusetts, or just buyers?

Both sides have their own.  Sellers typically cover commission, the deed excise tax, their attorney's fee, and any negotiated repairs.  Buyers cover their own lender fees, title insurance, and attorney.

How much should I budget for repairs after an inspection?

It depends heavily on your home's age and condition.  Some sellers negotiate nothing; others negotiate several thousand dollars in credits.  A pre-listing walkthrough can flag likely issues before a buyer's inspector does.

Does staging really affect what I net?

It's an added cost, not a guaranteed return.  But, in a competitive market a well-presented home often sells faster and closer to asking price, which can offset the cost.

If you're trying to figure out your specific number before you list, I'm happy to run it with you.  Reach out anytime.

About Tyler Smith | Beacon & Bond Group Tyler Smith is the founder of Beacon & Bond Group and a licensed REALTOR® with Real Broker MA, LLC, specializing in Boston, Brookline, Newton, Needham, Dedham, and Milton. Since 2020, he has represented more than 90 clients across $85 million in transactions — with hands-on experience as both a buyer and listing agent and a real estate investor. Connect with Tyler at tyler@beaconandbondgroup.com.