How to Buy a House in Massachusetts: Step by Step

TL;DR

• Get a full pre-approval, sign a buyer agreement, then write a binding Offer to Purchase with clear dates and contingencies.
• Inspect before signing the Purchase and Sale Agreement; waiving the inspection contingency is not the same as skipping the inspection.
• An attorney runs the closing; cash buyers can close in as little as a week because no lender or appraisal is involved.

If you want to know how to buy a house in Massachusetts, the short version is this: get pre-approved, sign a buyer agreement, make a written offer, inspect the home, sign a Purchase and Sale Agreement, clear your mortgage contingency, and close with an attorney. The steps resemble the rest of the country, but the paperwork and local requirements differ enough to trip up people who bought elsewhere.

Below is the sequence as it plays out in Greater Boston, plus the spots where buyers most often lose money or time.

How to Buy a House in Massachusetts, Step by Step

1. Set a real budget. Property taxes vary widely by town and can move your monthly payment as much as the interest rate does. Pull the rate from the town assessor and plug it, along with insurance and any condo fee, into a mortgage payment calculator.
2. Get a full pre-approval. Listing agents give little weight to a phone-call pre-qualification. They want a letter showing a lender has verified your income, assets and credit.
3. Sign a written buyer agreement. Since the national commission settlement, agents generally need a signed agreement before showing you homes, and yours should state what your agent is paid and who pays it.
4. Study recent sales, not list prices. In competitive towns, list price is often a starting point. Looking at recent closed sales shows what comparable homes actually sold for.
5. Write the Offer to Purchase. Your price, deposit, contingencies and key dates go on a short form. Once both sides sign, it is binding, which surprises many buyers.
6. Inspect, then sign the P&S. Treat the home inspection as a required step, not an optional extra. It usually happens between the offer and the Purchase and Sale Agreement, and signing the P&S typically comes with an additional deposit.
7. Secure your mortgage commitment. Your lender orders the appraisal and issues a commitment. Your mortgage contingency protects your deposit only until the commitment date in your contract.
8. Close. An attorney runs the closing, the deed is recorded, and you get the keys. With financing, the lender's timeline usually sets the pace. Cash buyers can close in as little as a week because there is no underwriting or appraisal to wait on, as long as title work and the seller's certificates are ready.

The Inspection vs. the Inspection Contingency

Buyers mix these up constantly, and the difference matters. Waiving the inspection contingency gives up your right to renegotiate or walk away with your deposit after a bad report. It does not mean you skip having a licensed inspector go through the house.

In competitive multiple-offer situations, buyers sometimes waive the contingency to strengthen their offer. You can still inspect before making the offer, or schedule an informational inspection afterward so you know exactly what you are buying.

The risk is real. Without the contingency, a failing roof, old wiring or a cracked foundation no longer gives you a clean exit. You can ask the seller for a credit, but if they refuse and you back out, your deposit is likely gone. Before waiving, decide how much cash you can afford to lose and how much repair cost you could absorb.

What Makes the Massachusetts Process Different

• Two contracts, not one. The deal is locked in when the offer is signed, yet negotiation often continues before the P&S, especially after the inspection.
• Attorneys, not escrow companies. Closing attorneys search title and handle the funds. In my experience, having your own attorney review the P&S pays for itself when something unusual turns up.
• Title 5 for septic homes. If the home is not on town sewer, the seller generally must provide a passing Title 5 inspection. A failed system is one of the most expensive surprises in a Massachusetts deal, so ask early.
• Smoke and carbon monoxide certificate. The seller gets this from the local fire department before closing.
• Lead paint law. Sellers of older homes must provide a lead disclosure, and the state lead law can create real obligations for owners. Talk to your attorney if the home predates the federal lead paint ban.

Where Buyers Usually Get Tripped Up

Deadlines you did not notice. Your inspection, P&S and mortgage commitment dates are written into the offer. Miss one and you can lose the protection that keeps your deposit refundable.

Ignoring the carrying costs. Two homes at the same price can have very different monthly costs once taxes, condo fees and heating are added. Older housing stock around Boston often means higher maintenance.

Skipping down payment help. MassHousing, the ONE Mortgage program and town-level assistance exist, but not every lender offers them. The first-time buyer guide covers what to ask.

Bottom Line

Buying in Massachusetts follows a predictable path, but the two-contract system, attorney closings and state requirements mean the details in your offer carry more weight than many buyers expect. Inspect every home, understand what waiving a contingency really costs, and run the full monthly number before you commit. If you want to talk through your own plan before making an offer, you can reach out here.

Common Questions

Is the Offer to Purchase binding in Massachusetts?

Yes. Once buyer and seller both sign the Offer to Purchase, it is generally a binding contract, even though a more detailed Purchase and Sale Agreement follows. Read the dates and contingencies carefully before signing, and have an attorney review anything unusual.

What happens if I waive the inspection contingency and the inspector finds problems?

You can still ask the seller for repairs or a credit, but the seller has no obligation to agree. If you back out because of the findings, you risk losing your deposit. Waive the contingency only if you can absorb the worst case.

Do I need my own attorney to buy a house in Massachusetts?

The lender's closing attorney protects the lender's interest, not yours. Many buyers hire their own attorney to review the Purchase and Sale Agreement and flag title, condo or lead paint issues. For cash purchases, you need an attorney to handle title and the closing.

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Plato Asadov (Aflatun Asadov)
Licensed Massachusetts Real Estate Salesperson, Lic. #9579004
Brokered by Steve Bremis Realty Group. Equal Housing Opportunity.
Phone: 617-302-7222 · Email: plato@realestoria.com · realestoria.com
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This article was drafted with AI assistance from Plato's research tools and reviewed by Plato before publishing. Information deemed reliable but not guaranteed; it is general education, not advice for your specific situation.