Sell your house for cash in Massachusetts

How to sell a house for cash in Massachusetts, step by step

1. Get your numbers first. Call your lender for a payoff statement and check your county tax bill. Run a quick estimate with our cash offer calculator so you know what a fair offer looks like.
2. Request several offers. One offer tells you nothing. Get at least two, from local investors, iBuyers that serve your area, or Cash Offer Desk where we buy, and check each one with the calculator.
3. Compare more than price. Look at the closing date, who pays closing costs and the transfer tax, the inspection period, earnest money, and whether the buyer will assign the contract.
4. Close with a professional. Massachusetts courts require an attorney to conduct residential closings. The lender's closing attorney typically runs the closing.
5. Get paid at closing. Your mortgage and any liens are paid from the sale proceeds, and the rest is wired to you or paid by check.

Wholesalers in Massachusetts

No wholesaling-specific statute was found as of October 2026. Assigning your own purchase contract is generally treated as a principal transaction, but marketing or negotiating the sale of real estate for someone else requires a license under the state's general brokerage law. Consumer protection law (Chapter 93A) also applies to unfair or deceptive practices.

Wherever you live, ask every buyer one question: “Are you buying this house yourself, or will you assign the contract?” A wholesaler can still be a fine option if they are upfront about it. Read our guide to wholesaling for sellers before you sign.

Closing costs and taxes

The deed excise is $4.56 per $1,000 (about 0.46%), or $3.42 per $1,000 in Barnstable County (Cape Cod). The seller pays.

Many cash buyers offer to pay closing costs. Get that in the contract, and ask which costs it covers. Capital gains rules are federal and state; a tax professional can tell you what you will owe.

Do you have to disclose problems?

Massachusetts has no required seller disclosure form and is largely buyer beware for sellers, though sellers cannot lie when asked. Required items include the lead paint notification for pre-1978 homes and a Title 5 septic inspection when there is a septic system.

If you are behind on payments

Most foreclosures are non-judicial power-of-sale foreclosures, with a short Land Court case to confirm the owner isn't in the military. Owners must first get a 150-day right-to-cure notice. There is no right to redeem after the sale.

Selling before a foreclosure sale can protect your equity and your credit, but watch for foreclosure rescue scams. Never sign your deed over to anyone outside of a formal closing. A free HUD-approved housing counselor can walk you through every option. More in our foreclosure guide.