Massachusetts transfer tax
Massachusetts charges a deeds excise of $2.28 per $500 of the price (about 0.456%), paid by the seller when the deed is recorded. Barnstable County (Cape Cod) uses a different combined rate, and Nantucket and Martha's Vineyard add buyer-paid land bank fees.
Barnstable County (Cape Cod): combined state + county deeds excise of $6.48 per $1,000 ($3.24 per $500) per the Barnstable Registry of Deeds (county portion raised July 1, 2016). Nantucket and Martha's Vineyard land banks charge the buyer a 2% fee above local thresholds. No other cities or towns add a transfer tax.
Highest totals in Massachusetts on a $400,000 sale
Find your city or county
| Place | County | Total rate | Tax on $400,000 |
|---|---|---|---|
| Aquinnah | Dukes County | 2.456% | $9,824 |
| Barnstable | Barnstable County | 0.648% | $2,592 |
| Barnstable County | 0.648% | $2,592 | |
| Bourne | Barnstable County | 0.648% | $2,592 |
| Brewster | Barnstable County | 0.648% | $2,592 |
| Chatham | Barnstable County | 0.648% | $2,592 |
| Chilmark | Dukes County | 2.456% | $9,824 |
| Dennis | Barnstable County | 0.648% | $2,592 |
| Eastham | Barnstable County | 0.648% | $2,592 |
| Edgartown | Dukes County | 2.456% | $9,824 |
| Falmouth | Barnstable County | 0.648% | $2,592 |
| Harwich | Barnstable County | 0.648% | $2,592 |
| Mashpee | Barnstable County | 0.648% | $2,592 |
| Nantucket | Nantucket County | 2.456% | $9,824 |
| Oak Bluffs | Dukes County | 2.456% | $9,824 |
| Orleans | Barnstable County | 0.648% | $2,592 |
| Provincetown | Barnstable County | 0.648% | $2,592 |
| Sandwich | Barnstable County | 0.648% | $2,592 |
| Tisbury | Dukes County | 2.456% | $9,824 |
| Truro | Barnstable County | 0.648% | $2,592 |
| Wellfleet | Barnstable County | 0.648% | $2,592 |
| West Tisbury | Dukes County | 2.456% | $9,824 |
| Yarmouth | Barnstable County | 0.648% | $2,592 |
Total includes the state tax. Click a column to sort.
Massachusetts state transfer tax calculator
- State
| Tax | Rate | Who pays | Amount |
|---|---|---|---|
| Massachusetts deeds excise taxState | $2.28 per $500 | Seller | $1,824.00 |
| Total transfer tax (0.456% of the price) | $1,824.00 | ||
"Who pays" is the customary or legal default; your purchase contract can move it. State taxes only — pick your place above to add local taxes.
Transfer tax in Massachusetts by home price
| Sale price | Total tax | Effective rate | Seller | Buyer |
|---|---|---|---|---|
| $250,000 | $1,140 | 0.456% | $1,140 | $0 |
| $400,000 | $1,824 | 0.456% | $1,824 | $0 |
| $600,000 | $2,736 | 0.456% | $2,736 | $0 |
| $800,000 | $3,648 | 0.456% | $3,648 | $0 |
| $1,000,000 | $4,560 | 0.456% | $4,560 | $0 |
| $1,500,000 | $6,840 | 0.456% | $6,840 | $0 |
| $2,500,000 | $11,400 | 0.456% | $11,400 | $0 |
| $5,000,000 | $22,800 | 0.456% | $22,800 | $0 |
Negotiable amounts are shown half to each side.
Selling in Massachusetts?
Transfer tax is usually the second-biggest closing cost after the agent's commission. Comparing agents' fees often saves more than any exemption.
Common exemptions
- Deeds with consideration under $100 (e.g. gifts)
- Transfers to or from the United States, the Commonwealth or its agencies
- Mortgages and deeds given only to secure a debt
- Deeds confirming or correcting a prior deed without added consideration
- Transfers into a revocable trust for no consideration
Questions
Who pays the deeds excise in Massachusetts?
The seller. The excise is collected when the deed is recorded at the registry of deeds.
How is the Massachusetts deed stamp calculated?
$2.28 for each $500 of price or fraction of $500, so the price is rounded up to the next $500 first. A $600,000 sale owes $2,736 outside Barnstable County.
Is the rate different on Cape Cod?
Yes. Barnstable County deeds pay a combined state and county excise of $3.24 per $500 according to the Barnstable Registry of Deeds.
How much is transfer tax on a $500,000 house in Massachusetts?
The state part is $2,280; local taxes can add more — pick your city or county above.
Sources
- M.G.L. c.64D §1 (deeds excise)
- Mass. DOR – Learn about the deeds excise tax
- Mass. DOR Directive 95-4 (rates incl. surtax)
- Barnstable County Registry of Deeds – excise tax advisory
Last checked October 13, 2026. Rates in effect for residential sales; commercial, leasehold and entity transfers can differ. Always confirm with your title company or closing attorney before closing.