Martha’s Vineyard Seller Closing Cost Calculator
The MA framework runs materially lighter than Manhattan on the seller side. The 0.456% deed excise is the only seller-side statutory tax — no mansion tax, no NYC RPTT, no mortgage recording tax. Broker commission dominates. Adjust sale price and commission for the full line-item breakdown, including MA-specific items.
Your sale
On a $3.50M Martha's Vineyard sale, seller closing costs run approximately $229,760 (6.56% of sale price). The dominant line is broker commission (6%), followed by the MA deed excise at 0.456% of price (~$15,960 on this sale). MA has no mansion tax, no mortgage recording tax, and no NYC RPTT equivalent — seller-side closing math is materially lighter than Manhattan.
Statutory taxes
$15,960$4.56 per $1,000 of consideration (~0.456%). Seller-paid by MA closing custom. Dukes County publishes this rate. (Barnstable County applies a higher rate, but that's the mainland Cape — not modeled here.)
Source: MGL Ch. 64D §1
Broker + service fees
$213,800Estimated at 6%. Martha's Vineyard commission norms run 5-6% on residential.
Source: Market typical (negotiable)
MA requires attorney representation. Range $2,500-$5,000 for HNW island transactions.
Source: Market typical (island HNW)
MA-specific seller obligation. Range $50-$200 depending on number of units inspected. Required to close in MA.
Source: Martha's Vineyard fire department
Confirms no outstanding municipal charges (taxes, water, sewer). Standard MA seller item.
Source: Dukes County town clerk
Source: Dukes County Registry of Deeds schedule
Closing-day utility prorations and final water reading coordination.
Source: Market typical
Source: Market typical
Considering a Vineyard sale?
For Manhattan clients with Vineyard inventory, the seller-side math is meaningfully cheaper than Manhattan. The strategy conversation usually centers on timing relative to the seasonal Vineyard demand curve (the market is more pronounced than Manhattan’s) and selecting the right Compass Vineyard specialist.
The Roebling Team at Compass executes transactions directly in Manhattan. For Martha's Vineyard buyers and sellers, we collaborate with Compass agents in Martha's Vineyard via referral — clients work with the best on-the-ground representation while keeping the analytical framework consistent across markets. This calculator is an informational research tool, not solicitation of representation.
For trans-market clients (Manhattan + Martha's Vineyard portfolios) or to discuss your specific transaction, schedule a consultation. Where appropriate, we’ll introduce you to a vetted Compass agent in the local market.