Know your number before you list.

Yes. Every tool on this page is free, runs entirely in your browser, and asks for no login and no email. Model your net proceeds, your tax exposure, and your refinance-versus-sell math as many times as you want — your numbers never leave your device.

Net proceeds are your sale price minus the mortgage payoff, the broker commission, Massachusetts deed stamps, attorney fees, and any seller credits. The Home Sale and Sale Analyzer tools subtract each line so you see the check you actually walk away with, not the headline price. Get a real net sheet from your closing attorney before you sign.

Massachusetts charges a real estate transfer tax — deed stamps — of $4.56 per $1,000 of sale price in most counties, paid by the seller. On a $500,000 sale that is $2,280. The Sale Analyzer includes deed stamps in your closing costs so the net proceeds reflect the actual state transfer cost.

It depends on whether it is your primary residence or an investment property. On a primary residence, the federal exclusion shelters up to $250,000 of gain single or $500,000 married filing jointly if you owned and lived there two of the last five years. Investment-property gains are fully taxable. The Sale Analyzer models both.

If you owned and used the home as your main residence for at least two of the five years before selling, you can exclude up to $250,000 of gain if single or $500,000 if married filing jointly. Gain above the exclusion is taxed at long-term capital gains rates. Partial exclusions apply for qualifying job, health, or hardship moves.

Depreciation recapture is the tax on depreciation you claimed while a property was a rental, taxed at a rate up to 25% even if you later moved back in. It applies to any year the home was an investment. The Sale Analyzer separates recapture from capital gains so the after-tax proceeds are honest. Confirm the figure with your CPA.

Massachusetts adds a 4% surtax on taxable income above $1 million in a year — the Fair Share surtax — on top of the 5% flat state rate. A very large home-sale gain can push you over that threshold for the year. The Sale Analyzer flags state tax so a high-dollar sale does not surprise you at filing time.

Run the Refinance Breakeven Calculator. It compares your new monthly payment against the closing costs to show how many months until the refinance pays for itself. If you plan to stay past the breakeven point, refinancing keeps the home and lowers the payment; if you will move sooner, selling or staying put wins.

The breakeven is the month when your accumulated monthly savings equal the cost of doing the refinance. If refinancing saves $250 a month and costs $6,000 to close, you break even at 24 months. Stay past it and the refinance pays off; leave before it and you lose money. The Refinance Breakeven tool finds that month.

The math is exact — standard payoff, commission, transfer-tax, and amortization formulas. Accuracy depends on your inputs: a soft payoff figure or an optimistic sale price moves every output by the same margin. Treat the result as a rigorous starting point, then confirm the final numbers with your closing attorney and your CPA before you decide.

Both. Fortified is a licensed Massachusetts brokerage and represents sellers through a two-phase model — Phase 1 pre-listing make-ready, Phase 2 listing and sale — designed to protect your equity through the transaction. David M. Ferreira, MA Broker #9537412; Fortified Realty Group, LLC, MA Company License #422173.

Phase 1 handles pre-listing make-ready — the repairs and prep that lift your sale price — with managed vendors and video verification. Phase 2 runs the listing and sale. Separating the work from the listing keeps make-ready costs transparent and protects your net proceeds rather than burying them in a blended commission.

Talk to us about listing your home. Our two-phase model protects your equity through make-ready and sale, and you see every cost line before it happens rather than buried in a blended fee. David M. Ferreira, MA Broker #9537412; Fortified Realty Group, LLC — call (508) 671-7228 or send a message.