Quick answer: Buying a home in Massachusetts usually takes eight steps. You get pre-approved, sign a buyer agreement with an agent, tour homes, make a written offer, complete a home inspection, sign the Purchase and Sale Agreement, get your mortgage commitment, and close with an attorney. Most purchases close 30 to 60 days after the offer is accepted.
Buying a home in Massachusetts works a little differently than in most states. There are two contracts instead of one, attorneys handle the closing, and a few local certificates have to be in place before the keys change hands. If you’re buying in Stoneham, Melrose, Reading, Woburn, or anywhere on the North Shore, this guide walks you through each step so you know what’s coming.
Step 1: Get pre-approved for a mortgage
A pre-approval means a lender has reviewed your income, assets, and credit and has agreed in writing to lend up to a set amount. In Greater Boston, most sellers won’t take an offer seriously without one. A pre-qualification is only an estimate and carries much less weight.
Some loan programs let buyers put down as little as 3% to 3.5%, and MassHousing offers programs for first-time buyers. You can use our Mortgage Calculator to estimate monthly payments before you talk to a lender.
Step 2: Choose an agent and sign a buyer agreement
You’ll need a written buyer agreement before you tour homes with an agent. It explains what your agent will do for you and how they’ll be paid. When you first meet with an agent, Massachusetts also requires them to give you a Mandatory Licensee-Consumer Relationship Disclosure. That form explains the agent’s role. It is not a contract.
Step 3: Search and tour homes
Start with the towns that fit your commute, budget, and lifestyle. Our Communities pages cover Stoneham, Reading, Melrose, Wakefield, and more. The towns north of Boston move fast, so set up listing alerts through Search Homes to see new listings the day they hit the market.
Step 4: Make a written offer
In Massachusetts, your first contract is the Offer to Purchase. Once the seller signs it, it can be legally binding, so the deadlines and contingencies you write into it matter. A typical offer includes:
- Your price and a small initial deposit
- A home inspection deadline
- A date to sign the Purchase and Sale Agreement
- A mortgage commitment date
- A closing date
Buyers commonly put down a small deposit with the offer and a larger one when they sign the Purchase and Sale Agreement, often bringing the total to around 5% of the price. The amounts are negotiable.
Step 5: Complete your home inspection
Inspections usually happen within 7 to 10 days of an accepted offer. A lot of the housing north of Boston is older, so pay close attention to the roof, heating system, electrical, and foundation.
If the home was built before 1978, the seller has to give you the Massachusetts Lead Paint Property Transfer Notification, and you have the right to a lead inspection. If the property has a septic system instead of town sewer, it needs a Title V inspection, which is usually the seller’s responsibility.
Step 6: Sign the Purchase and Sale Agreement
The Purchase and Sale Agreement (P&S) is the full, detailed contract. It’s usually signed 10 to 14 days after your offer is accepted. Attorneys typically draft and review it, and we strongly recommend hiring your own.
Step 7: Secure your mortgage commitment
Your lender orders an appraisal and finishes underwriting. The mortgage commitment date is often 30 to 45 days after your offer is accepted. Until you close, avoid changing jobs, opening new credit, or making large purchases. You’ll also need a homeowner’s insurance policy in place.
Step 8: Final walk-through and closing
You’ll walk through the home shortly before closing to confirm it’s in the agreed condition. The seller must provide a smoke and carbon monoxide certificate from the local fire department. At closing, you sign your loan documents, the attorney handles the funds, and the deed is recorded at the county Registry of Deeds. Then the keys are yours.
How long does it take to buy a house in Massachusetts?
Most purchases close 30 to 60 days after an accepted offer. How long it takes to find the right home depends on your budget, the towns you’re targeting, and how much is on the market.
What costs should I plan for besides the down payment?
Plan for closing costs on top of your down payment. These typically include attorney fees, lender’s title insurance, recording fees, prepaid property taxes and insurance, and your home inspection. Owner’s title insurance is optional, but we recommend it. Your lender must send you a Loan Estimate within three business days of your application that lays out these costs.
Frequently asked questions
Is an accepted offer binding in Massachusetts?
It can be. A signed Offer to Purchase may be treated as a binding contract, so review the terms carefully and talk to an attorney before you sign.
Do I need a lawyer to buy a house in Massachusetts?
Attorneys handle closings in Massachusetts, and lenders require one. Most buyers also hire their own attorney to review the Purchase and Sale Agreement.
Who pays for the smoke certificate?
The seller. It has to be issued by the local fire department before the sale closes.
How much deposit do I need when I make an offer?
It’s usually a small deposit with the offer and a larger one at the Purchase and Sale Agreement. The total is often around 5% of the price, but it’s negotiable.
How long from accepted offer to closing?
Usually 30 to 60 days.
Ready to start?
Pignone Realty Group has been helping buyers across Greater Boston and the North Shore since 1993. Call us at 781-799-7060 or contact us to talk through your plans. You can also start with our Buyers Guide.
About the author: Richard Pignone is the Broker/Owner of Pignone Realty Group in Stoneham, MA, which he founded in 1993. He holds the SRS, ABR, and RENE designations. Meet Richard
This article is general information and not legal or financial advice. Talk to a Massachusetts real estate attorney and a licensed lender about your specific situation.
