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How to sell your house by owner in Massachusetts

For sale by owner (FSBO) in Massachusetts, without a realtor · rules checked · sources

Attorney at closing
Customary, not required
Seller disclosure
Not required (buyer beware)
State transfer tax
0.456%

No law makes you hire an attorney in Massachusetts, but most closings there use one. Massachusetts has no mandatory seller disclosure form (it follows caveat emptor, "buyer beware"), but you still can't hide or lie about known defects. Massachusetts's state transfer tax is 0.456%, about $1,824 on a $400,000 sale, usually paid by the seller.

General information, not legal advice. Rules change and counties add their own; check with a Massachusetts real estate attorney or title company before you sign anything. Last checked October 20, 2026.

Massachusetts transfer tax and savings calculator

State transfer tax (0.456%)
$1,824
Commission you don't pay (5–6%)
$20,000–$24,000
Saved if you still pay the buyer's agent (2.5–3%)
$10,000–$12,000

Example for a $400,000 sale. Uses the base state rate of 0.456%. Full rule: Deed excise stamps: $2.28 per $500 (about 0.456%). State tax only; county or city taxes may add to it. Commissions are negotiable and vary; these are typical ranges, not quotes.

Steps to sell a house without a realtor in Massachusetts

  1. Price it from sold homes, not asking prices. Pull recent sales of similar homes nearby from the county records or the "sold" filter on the big portals, or pay a licensed appraiser for a pre-listing appraisal.
  2. Write down what you know about the house. Massachusetts doesn't require a disclosure form, but a voluntary one in writing protects you if a buyer later says you hid a defect.
  3. Make a listing buyers can judge from home. Bright photos of every room, an honest description, a floor plan and a 360° virtual tour filter out people who were never going to buy, so fewer, better showings.
  4. List it where buyers look. A flat-fee MLS listing (a broker puts you on the MLS for a fixed fee) gets you onto Zillow, Realtor.com and Redfin; add FSBO sites, social media and a yard sign with a QR code to the tour.
  5. Show it, then get offers in writing. Ask for a mortgage pre-approval or proof of funds before a showing, and decide up front whether you'll pay a buyer's agent. Accept with a written purchase agreement; the earnest money goes to your attorney, not to you.
  6. Book a closing attorney. Closings in Massachusetts usually happen at an attorney's office, even though it isn't strictly required.
  7. Close. You sign a quitclaim deed, your attorney pays off your mortgage and records the deed with the county. The state transfer tax is paid when the deed is recorded and is usually paid by the seller.

Massachusetts seller disclosure

Massachusetts is a "buyer beware" (caveat emptor) state: there's no mandatory form. That doesn't protect you if you actively hide a defect or answer a buyer's question falsely, so disclose what you know in writing.

No statewide seller condition disclosure form is required, and sellers do not have to volunteer defects. The main affirmative duty is lead paint, and sellers must not misrepresent or conceal known material facts.

Official form or statute

Whatever the state rule, a home built before 1978 needs the federal lead-based paint disclosure and the EPA pamphlet, and the buyer gets 10 days to test unless they waive it.

Massachusetts transfer tax

Massachusetts charges a real estate transfer tax when the deed is recorded: a base rate of 0.456% of the price, $1,824 on a $400,000 sale. The full rule: Deed excise stamps: $2.28 per $500 (about 0.456%). By custom it's usually paid by the seller, but the purchase contract can split it differently.

Local taxes: Barnstable County and some Cape and Islands towns add higher county or land-bank charges; confirm with the local Registry of Deeds.

Official transfer tax source

Paperwork for selling a house without a realtor in Massachusetts

Sellers in Massachusetts usually convey with a quitclaim deed. The title company, escrow officer or attorney prepares it with the other closing documents.

Also expect:

  • Smoke and carbon monoxide alarm inspection and Certificate of Compliance from the local fire department before closing (M.G.L. c.148 s.26F and 26F1/2)
  • Title 5 septic inspection required if the home has a septic system

Closings almost always run through an attorney (buyers lender requires one), though the law does not. Order the fire department certificate early, because a town may not issue it until alarms pass.

The rest of the work is marketing: a clear listing, honest photos and a virtual tour. Tips in how to write a property listing and how to make a virtual tour with your phone.

Frequently asked questions

Can you sell a house without a realtor in Massachusetts?

Yes. No state requires a real estate agent to sell your own home. No law makes you hire an attorney in Massachusetts, but most closings there use one. The steps are on this page.

Do I need a lawyer to sell my house in Massachusetts?

Not by law. No law makes you hire an attorney in Massachusetts, but most closings there use one. Paying one to review the purchase contract is cheap insurance.

Are seller's disclosures required in Massachusetts?

No statewide form. Massachusetts has no mandatory seller disclosure form (it follows caveat emptor, "buyer beware"), but you still can't hide or lie about known defects. No statewide seller condition disclosure form is required, and sellers do not have to volunteer defects. The main affirmative duty is lead paint, and sellers must not misrepresent or conceal known material facts. Official form or statute. Homes built before 1978 also need the federal lead-based paint disclosure.

How much is the transfer tax in Massachusetts?

Massachusetts's state transfer tax is 0.456%, about $1,824 on a $400,000 sale, usually paid by the seller. Barnstable County and some Cape and Islands towns add higher county or land-bank charges; confirm with the local Registry of Deeds. Official source.

Who pays the transfer tax in Massachusetts?

In Massachusetts it's usually paid by the seller. Custom isn't law: the purchase contract can say who pays.

What paperwork do I need to sell my house without a realtor in Massachusetts?

Usually a written purchase agreement; a quitclaim deed; the lead-based paint disclosure if the home was built before 1978; Smoke and carbon monoxide alarm inspection and Certificate of Compliance from the local fire department before closing (M.G.L. c.148 s.26F and 26F1/2); Title 5 septic inspection required if the home has a septic system. The title company or attorney prepares the closing documents and records the deed.

How much do you save selling a house without a realtor in Massachusetts?

On a $400,000 sale, a 5–6% commission is $20,000–$24,000. If you still pay the buyer's agent, you save the listing side, about $10,000–$12,000. The $1,824 state transfer tax is due either way.

Sources

General information, not legal advice. Rules change and counties add their own; check with a Massachusetts real estate attorney or title company before you sign anything. Last checked October 20, 2026.

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