How to Sell a Home in Massachusetts: Step by Step (2026)

Selling a home in Massachusetts has its own rules and paperwork. Some steps happen in almost every state, like pricing and showings. Others are local, like the smoke and carbon monoxide certificate, Title 5 septic inspections and the attorney-led closing. This guide walks you through the whole process in the order it usually happens, so you know what is coming and can plan ahead.

Step 1: Choose your listing agent

Most sellers still hire a professional. In the National Association of REALTORS® 2025 Profile of Home Buyers and Sellers, 91% of sellers used an agent, a record high, and for-sale-by-owner sales dropped to 5%. Interview two or three agents and ask:

• How many homes like mine have you sold nearby, and at what prices?
• What is your marketing plan (photos, video, online exposure, open houses)?
• What will you charge, and what is included?
• Can you work with buyers who speak Spanish or other languages?

Commissions are negotiable. Since the NAR settlement changes took effect on August 17, 2024, offers of compensation to buyer agents can no longer be posted on the MLS, and buyers must sign a written agreement with their own agent before touring homes. You can still decide, with your agent, whether to offer anything toward the buyer’s agent. Our guide on agent fees explains your options.

Step 2: Set the right price

Price is the biggest factor in how fast you sell and how much you net. A good agent prepares a comparative market analysis (CMA) based on recent nearby sales, not just online estimates. Read our guide on how to price your home for the details. This is also a good time to estimate your take-home money with our seller net sheet calculator.

Step 3: Prepare the home

Fix obvious problems, clean deeply, declutter and think about staging. Small fixes like leaky faucets, broken lights and peeling paint can make a big difference in how buyers see the home. Our prep and staging guide covers what pays off.

Start the Massachusetts paperwork early too:

• Lead paint: if the home was built before 1978, you and your agent must give buyers the Property Transfer Lead Paint Notification before they sign a Purchase and Sale Agreement, along with any lead reports you have.
• Septic: if the home is not on town sewer, plan your Title 5 inspection now (see Step 10).
• Records: gather your deed, recent tax bills, utility costs, permits for past work, and condo documents if it is a condo.

Step 4: List and market the home

Your agent enters the listing in the MLS, where it spreads to the major home search websites. Strong listings use professional photos, a floor plan, video and a clear, honest description. Bilingual marketing can help reach more buyers in Greater Boston.

Step 5: Showings and open houses

Keep the home show-ready, be flexible with times, and step out during showings so buyers feel comfortable. Put away valuables, prescriptions and personal papers. Ask your agent for feedback after each showing.

Step 6: Review offers

In Massachusetts, buyers usually start with a written Offer to Purchase, often with a small deposit. Look beyond the price:

• How much the buyer is putting down, and their pre-approval
• Contingencies (home inspection, mortgage, sale of their home)
• Proposed dates for the Purchase and Sale Agreement and closing
• Any request for seller help with closing costs

You can accept, reject or counter. Once both sides sign, the offer is generally a binding contract, so read it carefully.

Step 7: Sign the Purchase and Sale Agreement

The Purchase and Sale Agreement (P&S) is the full contract. It is usually signed within a couple of weeks after the offer, and the buyer typically adds to the deposit at this point. We strongly recommend having a real estate attorney review it before you sign. The P&S sets the mortgage commitment date, the closing date and what happens if something goes wrong.

Step 8: Buyer inspection and mortgage

Most buyers do a home inspection soon after the offer is accepted, often before the P&S. If the inspection finds issues, the buyer may ask for repairs, a price reduction or a credit. The buyer’s lender will order an appraisal. If it comes in below the price, you may need to renegotiate. Stay in close touch with your agent during this stretch.

Step 9: Get your smoke and CO certificate

Massachusetts law (M.G.L. Chapter 148, Section 26F) requires a certificate of compliance for smoke alarms and carbon monoxide alarms when a home is sold. You apply to your local fire department, which inspects the home and issues the certificate if everything passes. Rules, fees and timing vary by town. For example, Wellesley asks sellers to book at least 10 business days before closing, charges $50 for a single-family home, and says its certificates are good for 60 days. Make sure alarms are the right type, in the right places, working and not expired.

Step 10: Title 5 inspection (septic homes only)

If your home has a septic system or cesspool, Massachusetts Title 5 rules generally require an inspection within 2 years before the sale (or 3 years if the system is pumped every year and you have the records). If winter weather makes an inspection impossible, it can be done within 6 months after the sale. If the system fails, repairs or replacement may be required, so it is smart to inspect before you list.

Step 11: Final readings and payoffs

A few weeks before closing, your attorney or the buyer’s attorney will gather:

• Final water and sewer reading: request it from your city or town. In Everett, for example, the inside meter is read within 2 weeks of closing and a $150 fee is added to the final bill.
• Municipal lien certificate: shows unpaid taxes or charges. State law sets the fee (for example, $25 for a one- to three-family home).
• Mortgage payoff letter: from each lender with a loan on the home.

Step 12: Closing day

Massachusetts closings are usually run by attorneys, often the attorney representing the buyer’s lender. As the seller, you sign the deed and closing papers. The deed excise tax (tax stamps), your mortgage payoff, commissions and other costs are paid out of the sale price, and the rest goes to you. Our seller closing costs guide breaks down each cost. Hand over keys, garage openers and manuals, and leave the home broom-clean unless your contract says otherwise.

After the sale, keep your closing statement for tax time. Many homeowners owe no tax on the gain, but read our capital gains guide to be sure.

How Luis can help

Luis Tejada and our team have guided Greater Boston sellers through every one of these steps for more than 30 years, in English or Spanish. If you are thinking about selling, request a free home value or book a free 15-minute call and we will map out your timeline together.