Nantucket Seller Closing Cost Calculator
Massachusetts runs materially lighter on the seller side than Manhattan — no mansion tax, no NYC RPTT equivalent, no mortgage recording tax. The MA deed excise at 0.456% is the only seller-side statutory tax. Broker commission dominates the picture. Adjust sale price and commission to see the full line-item breakdown including MA-specific items (smoke certificate, municipal lien certificate).
Your sale
On a $4.50M Nantucket sale, seller closing costs run approximately $294,320 (6.54% of sale price). The dominant line is broker commission (6%), followed by the MA deed excise at 0.456% of price (~$20,520 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
$20,520$4.56 per $1,000 of consideration (~0.456%). Seller-paid by MA closing custom. Nantucket 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
$273,800Estimated at 6%. Nantucket 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: Nantucket fire department
Confirms no outstanding municipal charges (taxes, water, sewer). Standard MA seller item.
Source: Nantucket County town clerk
Source: Nantucket County Registry of Deeds schedule
Closing-day utility prorations and final water reading coordination.
Source: Market typical
Source: Market typical
Considering a Nantucket sale?
For Manhattan clients with Nantucket inventory, the seller-side math is meaningfully cheaper than selling the equivalent in Manhattan (no NYC RPTT, no mansion tax). Strategy conversations usually focus on timing, exposure, and selecting a Compass Nantucket specialist who understands the off-season dynamics.
The Roebling Team at Compass executes transactions directly in Manhattan. For Nantucket buyers and sellers, we collaborate with Compass agents in Nantucket 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 + Nantucket 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.