Nantucket transfer tax
On a $400,000 home sale in Nantucket, MA, transfer taxes come to $9,824 (2.456% of the price): Massachusetts deeds excise tax ($2.28 per $500) and Nantucket Land Bank transfer fee (2%), split between buyer and seller as shown below.
Town and county of Nantucket are coterminous. Buyers pay the 2% Land Bank fee on top of the state deeds excise paid by the seller.
Nantucket transfer tax calculator
- State
- Special
| Tax | Rate | Who pays | Amount |
|---|---|---|---|
| Massachusetts deeds excise taxState | $2.28 per $500 | Seller | $1,824.00 |
| Nantucket Land Bank transfer feeSpecial | 2% | Buyer | $8,000.00 |
| Total transfer tax (2.456% of the price) | $9,824.00 | ||
"Who pays" is the customary or legal default; your purchase contract can move it.
Transfer tax in Nantucket by home price
| Sale price | Total tax | Effective rate | Seller | Buyer |
|---|---|---|---|---|
| $250,000 | $6,140 | 2.456% | $1,140 | $5,000 |
| $400,000 | $9,824 | 2.456% | $1,824 | $8,000 |
| $600,000 | $14,736 | 2.456% | $2,736 | $12,000 |
| $800,000 | $19,648 | 2.456% | $3,648 | $16,000 |
| $1,000,000 | $24,560 | 2.456% | $4,560 | $20,000 |
| $1,500,000 | $36,840 | 2.456% | $6,840 | $30,000 |
| $2,500,000 | $61,400 | 2.456% | $11,400 | $50,000 |
| $5,000,000 | $122,800 | 2.456% | $22,800 | $100,000 |
Negotiable amounts are shown half to each side.
Selling in Nantucket?
Transfer tax is usually the second-biggest closing cost after the agent's commission. Comparing agents' fees often saves more than any exemption.
Exemptions in Massachusetts
- 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
Local exemptions can differ; see Massachusetts transfer tax.
Questions
What is the transfer tax rate in Nantucket?
2.456% of the price on a $400,000 sale: Massachusetts deeds excise tax ($2.28 per $500); Nantucket Land Bank transfer fee (2%).
Who pays transfer tax in Nantucket?
Massachusetts deeds excise tax: Seller — The seller (grantor) pays by law and custom.. Nantucket Land Bank transfer fee: Buyer — The purchaser pays by law.. The purchase contract can assign it differently.
How much is transfer tax on a $500,000 house in Nantucket?
$12,280 in total (seller $2,280, buyer $10,000).
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.
Sources
- Nantucket Land Bank — Transfer FAQ
- Nantucket Land Bank — Forms and exemptions (Land Bank Act § 12)
- M.G.L. c.64D §1 (deeds excise)
- Mass. DOR – Learn about the deeds excise tax
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.