How We Help You Sell, Step by Step

On our first visit, I come with a CMA, a neighborhood market report comparing your home to what's actually sold and what's currently listed nearby, so your price is grounded in real local data from the start, not a guess.

I also ask about any disclosures up front, material defects, known issues, anything a buyer needs to know, so they're taken care of or properly disclosed before your home ever goes on the market, rather than becoming a problem partway through a deal.

Once your home is live, I market it across social media, all platforms, run open houses, and personally invite the neighbors. People who already know your neighborhood often know exactly who's been looking to move into it.

It helps to know these costs before you're sitting at the closing table, not during. These are examples of what a seller in Massachusetts typically pays prior to, or at, closing. This isn't capital gains advice, talk to your tax professional about that side of it.

• Disclosures, you're obligated to disclose any actual knowledge of material defects, flood zones, solar leases, and HOA fees.
• Mortgages, lines of credit, and liens, payoff of any mortgages, lines of credit, and any money judgments or liens on the property.
• Broker commission, as set in the listing agreement.
• State tax stamps, a transfer tax paid to Massachusetts at closing, $4.56 per $1,000 of the sale price; Barnstable County collects an additional tax.
• Property taxes, if unpaid, you'll pay a prorated amount at closing; if prepaid, you'll get a prorated credit from the buyer.
• Town water and sewer readings, if applicable, final readings issued by the town are collected at closing.
• Town water and sewer betterments, if applicable, any outstanding balance is paid off at closing unless the buyer agreed to assume it.
• Title V septic compliance, if applicable, a passing Title V inspection is required before closing if the home has a private septic system.
• Well inspection, if applicable, if the home has a private well, you're likely obligated to have it tested.
• Smoke and carbon monoxide detector inspection, the local fire department must test the home and issue a passing certificate before closing.
• Miscellaneous attorney fees, deed preparation, purchase and sale negotiation, obtaining and recording discharges, and wire and courier fees.

This list reflects Massachusetts. If your sale is in Rhode Island, some of these can work differently, your closing attorney will confirm the exact breakdown for your transaction.