Sticker shock at the closing table is no fun. When you understand buyer closing costs in Massachusetts, you can budget with confidence and avoid last‑minute surprises. If you are buying in Duxbury or across Plymouth County, a clear plan helps you focus on the right home instead of worrying about fees. In this guide, you will learn typical cost ranges, local line items to expect, and the exact questions to ask so your final number is accurate. Let’s dive in.
What closing costs include
Closing costs are the third‑party fees and prepaids required to complete your purchase and loan. They usually include lender charges, appraisal, title search and title insurance, recording fees, attorney or settlement fees, prepaid homeowner’s insurance and property taxes, and escrow deposits.
In Massachusetts, buyers typically pay most lender fees, the appraisal, title search, the lender’s title policy, recording fees for the mortgage and often the deed, their attorney fee, escrow deposits, the first year of homeowner’s insurance, and prorated taxes or association dues. Sellers generally pay real estate commission and, in many cases, certain transfer excise taxes, but who pays what is negotiable. Your purchase and sale agreement should spell out any negotiated items.
How much to budget in Duxbury
A helpful rule of thumb is to plan for about 2 to 5 percent of the purchase price in buyer closing costs, not including your down payment. Cash purchases with minimal title work and no escrow needs can land near the low end. Loans with points, larger escrow reserves, condo fees, or municipal assessments can push higher.
Always confirm your figures with your lender and your closing attorney or title company. You will receive a Loan Estimate within three business days of application and a Closing Disclosure at least three business days before closing. These documents outline your costs so you can compare and verify before you sign. The Consumer Financial Protection Bureau’s resources on the Loan Estimate and Closing Disclosure can help you understand these forms and timelines in plain language on the CFPB’s Owning a Home pages.
Line‑item checklist with common ranges
Every transaction is unique, but these are the items most Duxbury buyers see. Ranges are typical, not quotes.
Core loan‑related fees
- Loan origination or application fee: lender dependent, often a flat fee or a percentage of the loan amount.
- Discount points: optional, 1 point equals 1 percent of the loan to lower the rate.
- Underwriting, processing, and credit report fees: usually in the low hundreds.
- Appraisal: typically $400 to $800 or more depending on home size and complexity.
- Lender’s title insurance policy: one‑time premium based on the loan amount, required for most mortgages.
- Initial escrow deposits: many lenders collect 2 to 6 months of taxes and insurance up front.
Title, closing, and recording
- Owner’s title insurance policy: optional but strongly recommended, one‑time premium that scales with price.
- Title search, exam, and closing agent fees: for title review and conducting the closing.
- Recording fees: buyer customarily pays the mortgage recording fee and often the deed recording fee. Exact amounts are set by the county schedule. Confirm current fees with the Plymouth County Registry of Deeds.
- Transfer or conveyance taxes: who pays can be negotiated. Your attorney will confirm the customary practice for your deal.
Inspections and conditional items
- Home inspection: commonly $300 to $600.
- Pest inspection: often $75 to $150.
- Septic and Title 5 inspection: Massachusetts requires compliance for properties on septic. Sellers often provide a passing report, but responsibility is negotiated. If you order the inspection, expect several hundred dollars, plus any repair costs if needed. For statewide guidance, review the MassDEP’s Title 5 septic resources.
- Optional tests: radon, mold, lead paint, well water. Costs vary by test and scope.
Municipal and condo specifics
- Condo estoppel and document fees: often $100 to $350 depending on the association. Timing varies.
- Local betterments and municipal assessments: sewer, water, or other projects may carry outstanding balances. These are usually prorated or paid off at closing.
- Property tax proration: taxes are prorated based on your closing date.
Closing, attorney, and logistics
- Buyer’s real estate attorney or settlement fee: common in Massachusetts. Structure varies by firm and complexity.
- Courier, wire, and funding fees: nominal fees for moving funds and documents.
- Homeowner’s insurance: lenders often collect the first year’s premium at or before closing.
- HOA or condo fee proration: prepaid dues are reconciled between buyer and seller.
Special costs that can surprise buyers
- Survey or plot plan: sometimes required by lender or title, often several hundred dollars.
- Municipal certificates: for sewer betterments or water/sewer status.
- Upfront PMI: some loan programs collect part of mortgage insurance up front.
Duxbury and Plymouth County details to verify
Local details can shift your total by hundreds or thousands. Confirm the following early:
- Recording fees: check current deed and mortgage recording fees with the Plymouth County Registry of Deeds.
- Title 5 practice: understand who is handling any septic inspections and repairs. See statewide rules in the MassDEP’s Title 5 guidance, and ask the Duxbury Health Department about local procedures.
- Assessments and betterments: contact Duxbury town offices for any open or pending sewer, water, or other municipal assessments that might be due at closing.
- Condo requirements: if buying a condo, ask the association for estoppel fees, timing, and any transfer or move‑in charges.
- Property tax timing: confirm the current tax rate and next billing cycle with the assessor so your escrow deposits and prorations are correct.
Helpful links:
- Review recording and submission rules on the Plymouth County Registry of Deeds site.
- Read MassDEP’s overview of Title 5 septic systems on Mass.gov.
- Find Duxbury departments and contact information on the Town of Duxbury website.
- See consumer guidance on the Loan Estimate and Closing Disclosure on the CFPB’s Owning a Home site.
- Consult the Massachusetts Association of REALTORS for statewide consumer resources.
Timeline and what to expect
Get estimates early
Ask 2 to 3 lenders for Loan Estimates so you can compare rate, fees, and escrow deposits apples to apples. The estimate lists your projected closing costs in a standardized format.
Rate locks and points
If you lock a rate or choose to pay points to lower it, that will change your closing numbers. Your lender can show how points affect both upfront and monthly costs.
Review your Closing Disclosure
You must receive your Closing Disclosure at least three business days before closing. Use this time to review every line, confirm prorations and credits, and ask your attorney or lender about any changes.
Walkthrough and final figures
Do your final walkthrough before closing. If the seller agreed to credits or repairs, make sure those are shown correctly on your Closing Disclosure or settlement statement.
Day‑of funds and ID
Confirm with your closing attorney how funds must be delivered, such as wire or certified check, and what identification or notarizations you will need on closing day.
Protect yourself from wire fraud
Wire fraud is a real risk. Before sending any funds, call your closing attorney or title company using a phone number you have independently verified. Do not trust wiring instructions that arrive by email without a phone confirmation. Ask how long wires take to clear and whether a cashier’s check is acceptable in your case.
How to get a precise number
Here is a simple way to dial in your total well before closing:
- Request competing Loan Estimates and compare lender fees, rate, and required escrow deposits.
- Ask a local title company or real estate attorney for a written settlement estimate that includes title premiums and Plymouth County recording fees.
- Call Duxbury town offices to check for open assessments, betterments, tax balance, and the upcoming billing cycle.
- Schedule inspections early and keep your agent and attorney updated so any repair credits or septic items are reflected in your numbers.
Smart questions to ask
To lenders
- Provide a detailed Loan Estimate. What lender fees and points will I pay, and how many months of taxes and insurance will you collect in escrow at closing?
- What are the appraisal, underwriting, and processing fees on my closing statement?
- When will you deliver my Closing Disclosure, and what changes would trigger a rescheduling of closing?
To title companies and closing attorneys
- Please send an itemized settlement estimate, including owner’s and lender’s title policy premiums, title search fees, recording fees, and your closing fee.
- Who will pay which recording fees, and what are the current Plymouth County deed and mortgage recording charges?
- Will you handle any municipal lien searches and betterment payoffs? What are those fees?
- Do you recommend an owner’s title policy for this purchase, and what would the premium be?
To Duxbury municipal offices
- Are there open or pending assessments, betterments, or liens on this property or neighborhood?
- What is the current tax rate and the next billing period for proration and escrow setup?
- What is the typical process for Title 5 compliance and who usually handles any remediation?
Quick buyer worksheet
Use this checklist to build your working budget:
- Loan Estimate received from 2 to 3 lenders
- Appraisal estimate: $____
- Home inspection estimate: $____
- Title search and lender’s title policy: $____
- Owner’s title policy (recommended): $____
- Attorney or settlement fee: $____
- Plymouth County recording fees: $____
- Initial escrow deposits for taxes and insurance: $____
- First year homeowner’s insurance premium: $____
- Prorated property taxes and HOA dues: $____
- Municipal assessments or betterments payoff: $____
- Condo estoppel or resale package (if applicable): $____
- Wire, courier, and funding fees: $____
- Total estimated buyer closing costs: plan for 2 to 5 percent of the purchase price, then verify with your lender and closing attorney.
Buying on the South Shore should feel exciting, not stressful. If you want a steady, local guide to help you compare estimates, coordinate with trusted attorneys and lenders, and keep your closing on track, connect with the Doran Hall Team. We are here to help you move with clarity and confidence.
FAQs
What are typical buyer closing costs in Massachusetts?
- Buyers often pay about 2 to 5 percent of the purchase price in closing costs, excluding the down payment. Your exact total depends on loan type, points, escrow deposits, and property‑specific items.
Who pays transfer or conveyance taxes in Massachusetts?
- In many transactions sellers pay certain transfer excise taxes, but this is negotiable. Your purchase agreement should clarify who pays what.
Is owner’s title insurance required for Massachusetts buyers?
- The owner’s policy is optional, but it is strongly recommended to protect your equity. Most lenders require a separate lender’s policy to protect the loan.
How do septic and Title 5 rules affect a Duxbury closing?
- Massachusetts requires Title 5 compliance for properties on septic. Sellers often provide a passing inspection or a negotiated credit, but responsibility is set by your agreement. Check MassDEP’s Title 5 guidance for the rules and ask your attorney to confirm who will handle any remediation.
How much will my escrow deposit be at closing?
- Many lenders collect 2 to 6 months of property tax and insurance as a cushion. The exact amount depends on your billing cycles and your lender’s requirements.
Can I ask the seller to cover some of my closing costs?
- Yes. Credits and cost sharing are negotiable. Your agent can help structure a request that fits the property and market conditions, and your lender can confirm any limits set by your loan program.
Learn more at the Plymouth County Registry of Deeds, review MassDEP’s Title 5 overview, explore Duxbury contacts on the Town of Duxbury site, see buyer resources from the Massachusetts Association of REALTORS, and understand closing forms with the CFPB’s Owning a Home tools.
