In short
No official source gives a “typical” Massachusetts closing-cost percentage, so add the costs line by line. The one big tax is the deeds excise, which the law puts on the person who signs the deed, the seller: $2.28 per $500 of price outside Barnstable County, or $3,648 on an $800,000 sale (G.L. c. 64D; Barnstable County’s tax history). Recording a deed costs $100 plus a $50 surcharge (G.L. c. 262, § 38; c. 44B, § 8).
Why there is no single “typical” total
Some costs are set by law: the deeds excise and the registry of deeds’ recording fees. Others are set by private companies and vary: lender charges, title work, inspections, surveys and legal fees. Taxes and insurance deposits depend on the home, the closing date and the loan.
Two federal forms show the variable costs. The lender must give you a Loan Estimate within three business days of your application, and you must receive the Closing Disclosure at least three business days before closing (Consumer Financial Protection Bureau). Compare lenders on the Loan Estimate. For a walk-through of each line, see closing costs explained.
Line by line: what each cost is
Deeds excise. Massachusetts has no “transfer tax” by that name; it taxes deeds under G.L. c. 64D. Outside Barnstable County, the rate collected is $2.28 per $500 of price, with each fraction of $500 counted in full. Section 2 makes the person who signs the deed pay, which is the seller. See the transfer tax page for exemptions and Barnstable County’s higher rate.
Recording fees. The register of deeds charges a fixed fee when an instrument is recorded (G.L. c. 262, § 38):
| Instrument | Statutory fee | Community preservation surcharge |
|---|---|---|
| Deed or conveyance | $100 | $50 |
| Mortgage | $150 | $50 |
| Declaration of homestead | $30 | none |
The surcharge comes from G.L. c. 44B, § 8, which sets $50 per recorded document and says it funds community preservation. The registry may add charges for extra pages or copies, so ask it for the total on your documents.
Lender charges. Origination, appraisal, credit report and underwriting fees are set by the lender and the companies it hires. No Massachusetts rate table applies; check the Loan Estimate. See what a home appraisal costs.
Title work and insurance. The title search and lender’s and owner’s title policies are priced by the insurer or agent. The sources read for this article do not set a premium; compare quotes and see title insurance explained.
Inspection and survey. Prices are not set by the state; see home inspection cost and land survey cost.
Smoke detectors. On a sale or transfer of a residential building, the seller must equip it with approved smoke detectors, and the fire department enforces this (G.L. c. 148, § 26F).
Prepaids and property tax. Real estate taxes are assessed to the owner of record on January 1 (G.L. c. 59, § 11). Boston bills quarterly, and your Closing Disclosure shows how the year’s tax and any reserve deposit are divided. If your lender collects tax monthly, the deposits fund an escrow account. See Massachusetts property tax.
Who pays what
| Cost | Who pays by law |
|---|---|
| Deeds excise | The person who signs the deed: the seller (c. 64D, § 2) |
| Smoke detectors | The seller must equip the home (c. 148, § 26F) |
| Recording the deed and mortgage | The statutes set the fee but not the payer; see your contract and Closing Disclosure |
| Lender, title, inspection, survey | Set by contract and by the lender; not fixed by the statutes read |
Example: an $800,000 Boston purchase
This is an example, not a quote. Only the items set by statute are included.
| Item | Who | Amount |
|---|---|---|
| Deeds excise: 1,600 × $2.28 | Seller | $3,648 |
| Recording the deed: $100 + $50 surcharge | Per contract | $150 |
| Recording the mortgage: $150 + $50 surcharge | Per contract | $200 |
Lender fees, title charges, inspections, prorated taxes and deposits come on top. Your Loan Estimate and Closing Disclosure give the real figures. For help budgeting a purchase, see how to buy a home and the Boston guide.
Frequently asked questions
How much are closing costs in Massachusetts?
No official source gives a typical percentage. The statutory items are the deeds excise (seller) and recording fees; everything else depends on the lender, the contract and the closing date.
Who pays the deeds excise in Massachusetts?
The person who signs the deed, which is the seller on a sale (G.L. c. 64D, § 2). Outside Barnstable County the rate is $2.28 per $500 of price.
How much does it cost to record a deed?
The statutory fee is $100 plus a $50 community preservation surcharge, or $150 (G.L. c. 262, § 38; c. 44B, § 8). A mortgage is $150 plus the $50 surcharge.
How do I compare lender costs?
Use the Loan Estimate, which the lender must give you within three business days of your application. You receive the Closing Disclosure at least three business days before closing.
Is there a city transfer tax in Boston?
The statutes and city pages read for this article do not give Boston one. The tax Boston levies on owners is the property tax; see property tax.
Compare with the other states: Closing costs by state.
More Massachusetts guides
- Massachusetts transfer tax: the deeds excise, rate and payer
- Massachusetts property tax: how Boston's bill is figured
- Seller disclosure requirements in Massachusetts
- Do you need a real estate attorney to close in Massachusetts?
- Foreclosure process in Massachusetts: notices and timeline
- Home prices in Massachusetts and Boston: median value, trend
- First-time home buyer programs in Massachusetts and Boston
- How to verify a real estate license in Massachusetts
Sources
- G.L. c. 64D, §§ 1 and 2, deeds excise (Massachusetts Legislature) (consulted October 13, 2026)
- A Brief History of the County Excise Tax in Barnstable County (Barnstable County) (consulted October 13, 2026)
- G.L. c. 262, § 38, registers of deeds' fees (Massachusetts Legislature) (consulted October 13, 2026)
- G.L. c. 44B, § 8, community preservation surcharge on recording fees (Massachusetts Legislature) (consulted October 13, 2026)
- G.L. c. 148, § 26F, smoke detectors on sale or transfer (Massachusetts Legislature) (consulted October 13, 2026)
- G.L. c. 59, § 11, taxes assessed to the owner on January 1 (Massachusetts Legislature) (consulted October 13, 2026)
- How We Tax Your Property (City of Boston Assessing Department) (consulted October 13, 2026)
- What is a Loan Estimate? (Consumer Financial Protection Bureau) (consulted October 13, 2026)
- What is a Closing Disclosure? (Consumer Financial Protection Bureau) (consulted October 13, 2026)