Boston market pulse

Accepted written offer followed by attorney-negotiated Purchase and Sale Agreement (P&S)

Homiy's prototype requires a written agreement before a represented tour. NAR's rule binds participating MLS brokers; do not describe it as a universal state law. Compensation is negotiable and total brokerage pay cannot exceed the agreement.

Source: NAR: written buyer agreements before touring (MLS participation rule, not a universal state statute) (reviewed 2026-09-27)

The accepted offer can already bind; P&S commonly follows inspection, with total escrow deposit topped up to about 5%, not an additional 5%. Fourteen days is a sample target. Attorneys negotiate P&S and participate substantively in closing (REBA v. NREIS).

760 CMR74 protects inspection rights for nonexempt transactions after 2025-10-15: seller may not condition acceptance on waiver or accept an offer indicating intended waiver; required separate disclosure and reasonable inspection time. Do not offer an inspection-waiver strategy. 10 calendar days is a negotiable sample planning period, not a statutory deadline.

Small initial offer deposit is negotiated (often a fixed dollar sum); 0.1–0.5% is a sample range, not market statistics. Top up, do not double-count, the roughly 5% total at P&S.

No generic statutory seller-condition cooling-off period. Do not confuse optional condition statement with mandatory lead, septic and 760 CMR74 disclosures; fraud and broker disclosure duties still apply.

Source: Massachusetts real estate brokers and salespersons consumer fact sheet (reviewed 2026-09-27)

30-day financing period and the typical closing time are sample planning assumptions, not measured averages or legal rights. Financing and appraisal protection require the signed form/addenda; an appraisal shortfall is not automatically protected. Tie the actual commitment date to the offer/P&S; extensions require buyer and seller approval.

Payer is a negotiable local custom, not a mandatory charge; obtain a title quote and follow the signed allocation. Filed insurer/rating-bureau rates are not a state-promulgated price.

Use the assessor's current taxable value, assessment ratio and parcel tax district. Price is only a planning proxy; exemptions, revaluations, credits and special assessments are not inherited automatically.

FY2026 Boston residential rate $12.40/$1,000 assessed value =1.24%, applied to assessor value (price proxy), before the owner-occupant residential exemption and other relief. Eligibility/reference dates can delay a new buyer's exemption; use actual assessment. Not a statewide rate. HOA range and lender-title percentage are SAMPLE planning inputs, not observed means.

MGL112 §§87AAA(e),87QQ distinguish principals from people requiring brokerage licenses. The Board executive director's published explanation expressly permits gifts/inducements to buyers and sellers, not unlicensed people doing brokerage. Disclose the agreed credit and obtain lender approval; the historical interpretation is not approval of this prototype.

Source: MA Board Executive Director Joseph Autilio: transaction-party gifts/rebates (regulator-authored explanation, reprint) (2014-06-17 reprint; MGL112 §§87AAA(e),87QQ)