What Does It Cost to Sell an Inherited House in Massachusetts?
Before you decide how to sell, it helps to know what selling actually costs — including the quiet costs of doing nothing while the house sits empty. Here’s the full breakdown for a Massachusetts estate sale.
The costs of selling
- Real estate commission — typically around 5% total on a listed sale, split between the sides. (A direct cash sale skips this.)
- Massachusetts deed excise stamp tax — the state transfer tax on the deed, roughly $4.56 per $1,000 of sale price in most of the state.
- Attorney’s fees — for the probate and closing work.
- Repairs & clean-out — anything from a dumpster and a cleaning crew to real renovation, depending on the home.
- Estate tax lien release / filings — handled by your attorney at closing.
(Illustrative ranges, not advice — your attorney and agent will give exact figures.)
The cost most people forget: carrying an empty house
While the home sits, the estate keeps paying property taxes, homeowner’s insurance (often at a higher vacant-home rate), utilities, and upkeep. On a typical home that can run hundreds to over a thousand dollars a month. Six months of carrying costs is real money — and it’s often the number that pushes families to move sooner rather than later.
Taxes are usually smaller than you think
Thanks to stepped-up basis, capital gains tax on an inherited home is often small or zero if it sells near its date-of-death value — so the “costs” that scare people most are frequently the least of it.
List vs. cash: the cost trade-off
Listing usually nets the most even after commission — but takes longer and may mean repairs and showings. A direct cash sale skips commission, repairs, and carrying costs but sells below full market. Which nets you more depends on the home’s condition and how long you’d otherwise carry it.
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Frequently asked questions
How much does it cost to sell a house in Massachusetts?
Between commission (~5% on a listing), the excise stamp tax (~$4.56/$1,000), attorney fees, and any repairs, total costs commonly land in the high single digits as a percentage of price — less on a no-commission cash sale.
What is the Massachusetts excise stamp tax?
A state transfer tax on the deed, roughly $4.56 per $1,000 of sale price in most of Massachusetts, paid by the seller.
Do I have to make repairs before selling?
Not necessarily. A listing may benefit from some prep, but a cash/as-is sale skips repairs entirely. It depends on the home and your timeline.
Important: Next Step Probate provides general educational information and helps families sell estate real estate. We are not attorneys, accountants, or financial advisors, and nothing here is legal, tax, or financial advice. Contacting us does not create an attorney-client relationship. Always consult a licensed Massachusetts probate attorney and a qualified tax professional before acting.