Selling your Dedham condo and trying to pin down what you’ll actually pay at closing? You’re not alone. Between state excise tax, condo paperwork, and prorations, the line items can feel murky. This guide breaks down typical seller costs in Dedham, what’s unique about Norfolk County closings, and how to plan your timeline so nothing delays your sale. Let’s dive in.
What Dedham condo sellers typically pay
Real estate commission. In Massachusetts, total commission commonly lands in the mid‑5% range and is negotiable. Recent industry changes shifted how buyer-agent fees are negotiated, but many sellers still cover commission in the sale proceeds. See current state averages in this summary of commission trends in Massachusetts: average real estate commission rates.
Massachusetts deeds excise tax. The state collects a deeds excise of $2.28 per $500 of sale price, which equals about 0.456% of the sale price. For example, a $500,000 sale equals $2,280 in excise. The seller typically pays this when the deed is recorded. Learn more about the calculation from the Commonwealth: Massachusetts deeds excise guidance.
Seller’s attorney fee. Massachusetts closings are attorney-driven, and sellers usually hire their own counsel. Many local attorneys charge a flat fee that ranges from several hundred to a few thousand dollars depending on complexity. Typical ranges in practice are outlined here: Massachusetts closing questions and fees.
Title work, recording, and registry fees. The settlement attorney handles recording at the Norfolk County Registry of Deeds and pays required fees from closing proceeds. Who pays for an owner’s title policy can vary with contract terms and local custom, while a buyer with financing usually pays for the lender’s policy. For context on title insurance practices, see this overview: Massachusetts title insurance basics.
Condo documents and transfer items. Expect to order a 6(d) certificate confirming your common charges are current, plus a resale or estoppel package with key association documents. Associations often charge processing or transfer fees, and turnaround can take days or weeks. For a plain‑English explainer, see: What is a 6(d) certificate?.
Municipal inspections and certificates. Many Massachusetts towns require a smoke and carbon monoxide inspection for residential transfers. Confirm Dedham Fire’s process and schedule early so your certificate is valid at closing.
Prorations and final bills. You will settle prorated amounts for property taxes, condo fees, and certain utilities through the closing date. Dedham bills property taxes quarterly, so timing matters. Review the town’s schedule here: Dedham tax billing dates.
Mortgage payoff and discharges. Your lender will provide a payoff figure and may charge a processing fee. The settlement attorney coordinates recording any mortgage discharges with the Norfolk County Registry. Registry procedures are outlined here: Norfolk County Registry guidance.
How much to budget
A practical rule of thumb is to plan for about 6% to 10% of the sale price in total selling costs, with commission as the largest single item and the rest made up of excise tax, attorney and settlement fees, condo documents, and prorations. State commission data and trends are summarized here: Massachusetts commission averages.
Quick math examples
- Deeds excise: about 0.456% of your sale price. At $300,000, that is roughly $1,368. See the state’s formula: deeds excise calculation.
- Commission example: At a 5.39% total commission on a $600,000 sale, that equals $32,340. Commission is always negotiable.
- Attorney fees: Many Massachusetts seller attorneys quote roughly $800 to $1,800 depending on the file.
Dedham and Norfolk County specifics
Deeds excise at closing
The seller pays the Massachusetts deeds excise based on the sale price, typically collected and stamped at recording. The rate is $2.28 per $500 of consideration, or about 0.456% of the sale price. See the state directive: Massachusetts deeds excise.
Recording at the Norfolk County Registry
Your settlement attorney records the deed and any related documents at the Norfolk County Registry of Deeds in Dedham and remits required fees from proceeds. For process details, see the Registry’s guidance: Norfolk County Registry checklist.
Dedham tax prorations
Dedham issues tax bills quarterly, with common due dates of Aug 1, Nov 1, Feb 1, and May 1. Taxes are prorated to your closing date and shown on your closing statement. Review the schedule here: Dedham tax billing.
Smoke and CO certificate
Schedule your smoke and carbon monoxide inspection with Dedham Fire 2 to 4 weeks before closing to keep your certificate valid for the transfer. Ask your attorney how the certificate will be handled at closing.
Title 5 septic (if applicable)
If your condo building uses an on‑site septic system, a Title 5 inspection or documentation may be required for transfer. Many Dedham condos are on municipal sewer, so this will not apply to every sale. Learn more: Massachusetts Title 5 rules.
Condo documents you will need
6(d) certificate
The association issues a 6(d) certificate confirming whether any common expenses are due. A clean certificate is often required by lenders and is typically recorded with the deed. Read a helpful overview: 6(d) certificate explained.
Resale or estoppel package
Your buyer and their lender will request association documents such as bylaws, financials, budgets, insurance summaries, and a payment ledger. Associations may charge a fee and need lead time to assemble the packet. Tips on ordering and timing: resale packet guidance.
Transfer fees and assessments
Some associations charge a transfer or administrative fee at sale. Any unpaid assessments usually must be cleared or addressed in escrow before closing. You will typically prorate regular condo fees to the date of closing.
Step-by-step timeline for a smooth closing
- When you accept an offer
- Ask whether the buyer and lender require a fresh 6(d) and full resale package. Get the association’s fee schedule and order immediately. See ordering tips: resale packet guidance.
- Request mortgage payoff figures and discharge details from your lender. Your settlement attorney will coordinate recording any discharges with the Registry: Norfolk County Registry checklist.
- Confirm with your attorney how the deeds excise will be calculated and paid: deeds excise.
- Two to four weeks before closing
- Schedule the smoke and CO inspection with Dedham Fire and plan for the certificate’s validity window.
- If your building has on‑site septic, arrange any needed Title 5 documentation: Title 5 overview.
- Confirm association fees for the resale packet, 6(d) certificate, and any transfer charges.
- A few days before closing
- Review your draft closing statement with your attorney. Check payoffs, commissions, deeds excise, condo fees, and all prorations.
- Arrange final utility readings and plan handoff details for keys, fobs, parking remotes, and any association materials.
- Closing day and after
- The settlement attorney disburses proceeds, pays excise and recording fees, and records the deed at the Norfolk County Registry. Keep confirmation of recording and any mortgage discharges.
A quick estimate for a $600,000 Dedham condo
Here is one way the math can look for common items:
- Commission at 5.39%: $32,340. See state averages: commission trends.
- Massachusetts deeds excise at ~0.456%: $2,736. See the formula: deeds excise.
- Seller’s attorney: $800 to $1,800. Typical ranges: closing questions and fees.
- Condo resale packet and 6(d) certificate: often a few hundred dollars. Ordering tips: resale packet guidance.
Illustrative subtotal for the items above: roughly $36,000 to $37,500, plus any lender payoff processing fees, recording charges, transfer fees, and tax or condo fee prorations. Many sellers in Massachusetts plan for 6% to 10% of the sale price in total costs.
Pro tips to stay on budget and on time
- Negotiate your commission and confirm exact terms in writing.
- Order the resale packet and 6(d) certificate as soon as your Purchase & Sale is signed to avoid delays.
- Ask your attorney for a draft closing statement several days before closing and verify every line item.
- Book the smoke and CO inspection early so your certificate is valid on closing day.
- Request mortgage payoffs early and confirm any lender or discharge fees.
Ready to sell with a clear plan and a single accountable team from prep to close? Reach out to Smith & Oak Realty to get a tailored closing cost estimate for your Dedham condo and a step‑by‑step listing strategy.
FAQs
What is the deeds excise tax for a Dedham condo sale?
- Massachusetts charges $2.28 for each $500 of sale price, about 0.456% of the price, typically paid by the seller at recording; see the state’s directive: deeds excise guidance.
Who pays for title insurance in Massachusetts condo sales?
- It depends on local custom and your contract; buyers with mortgages usually pay the lender’s policy, while payment of an owner’s policy varies, so ask your attorney: title insurance overview.
What is a 6(d) certificate and why do I need it?
- It is a condo association certificate confirming your common charges are current, often required by lenders and recorded with the deed; learn more: 6(d) certificate explained.
How are Dedham property taxes handled at closing?
- Dedham bills quarterly, and taxes are prorated to your closing date, with credits or debits shown on your closing statement; see the billing schedule: Dedham tax billing dates.
Will the association’s resale packet delay my closing?
- It can if you order late; many associations charge fees and need days or weeks to compile documents, so order as soon as you sign the Purchase & Sale: resale packet guidance.
Have 2024 commission rule changes shifted who pays buyer-agent fees?
- The new rules changed disclosures and contracting, but many sellers still pay commissions as part of standard closings; review and negotiate terms with your listing agent up front: market update on commissions.
