Massachusetts taxes capital gains at 9%. Combined with federal taxes, your effective rate on a home sale could reach 27.8%.
MA State Rate
9%
5% + 4% surtax on income > $1M
Federal Rate
15%
Most common long-term bracket
Combined Effective
27.8%
On $150K taxable gain (example)
After the $250K/$500K exclusion, here's what a typical seller might owe.
If Massachusetts is where your primary residence is located and you've lived there at least 2 of the last 5 years, you can exclude up to $250K (single) or $500K (married filing jointly) of your capital gain from both federal and state taxes.
Investment and rental properties in Massachusetts don't qualify for the exclusion. You'll owe 9% state tax plus federal tax on the full gain, plus 25% depreciation recapture on any depreciation claimed.
In Massachusetts, homes sold in May sell for 23% more than those sold in December (-26%). Timing your sale right can offset a significant portion of your tax bill.