Moving to Boston Condos: A Guide for Out-of-State Buyers

Thinking about buying a Boston condo from out of state? You’re not alone. Boston’s mix of historic brownstones and modern high-rises is a big draw, but the condo landscape here has its own rules, documents, and costs. In this guide, you’ll get a clear picture of neighborhoods, financing and HOA details, what to review before you sign, and how to handle move-in logistics like permits and registration. Let’s dive in.

Boston condo market snapshot

As of May 2025, Greater Boston’s median condo sale price was in the mid-$600k range, per The Warren Group’s market report. Boston proper often trends higher, with big differences by neighborhood and building type. Inventory and pricing changed through 2024–2025, so plan on checking current data when you’re ready to shop. Expect wide variation in HOA fees and amenities from boutique walk-ups to luxury towers.

Neighborhood quick guide

• Back Bay / Beacon Hill: Historic brownstones and luxury buildings, very walkable, premium prices, limited on-street parking.
• Seaport / South Boston (Seaport District): Newer high-rises with amenities; expect higher HOA dues in amenity-rich towers.
• South End: Boutique condo buildings and rowhouse conversions, strong dining scene, varied price points.
• Fenway / Kenmore: Proximity to universities and hospitals; mix of newer mid-rise developments.
• North End / West End / Waterfront: Smaller units, historic streetscapes, premium for location and views.
• Allston / Brighton: More affordable options and transit access; mix of condos and investor interest.
• Jamaica Plain: Green spaces and neighborhood centers; a range of condo styles.
• Dorchester / Roxbury: Relative affordability compared to core neighborhoods; consider commute and parking needs.

Condo mechanics to know

HOA fees, reserves, and assessments

Your HOA’s budget and reserve study drive dues and future costs. Ask for recent financials and reserve studies to gauge risk of special assessments and deferred maintenance. Look for red flags like repeated assessments or high delinquency in dues.

Insurance: master policy and HO-6

Every condo has a master insurance policy that may be “bare-walls-in” or “all-in.” Confirm what it covers and where you need HO-6 coverage for interiors, personal property, liability, and any “contingent” coverage for association deductibles. Learn the basics of HO-6 coverage from this plain-English overview.

Financing and project approval

Some loans require the building to meet agency rules. If you plan to use FHA or VA, confirm the building’s status early and understand single-unit approval options if the project is not approved. See this guide on FHA/VA condo approvals and single-unit approvals for what to expect.

Occupancy and rental rules

Review bylaws for owner-occupancy ratios, leasing policies, and any short-term rental rules. These affect lifestyle and can impact loan eligibility.

Paperwork every out-of-state buyer needs

Ask for these items early and review them with your attorney and agent:

• Master deed, unit deed, bylaws, rules, and amendments
• Current budget, last two years of financials, and the most recent reserve study
• Master insurance declaration page and deductible details
• Minutes from the last 12 months of association meetings
• Statement of any special assessments, pending litigation, or major capital projects
• Owner-occupancy and delinquency statistics
• The “6D” certificate confirming no unpaid common expenses at closing, a standard Massachusetts item referenced here: Massachusetts condominium liens and 6D certificates

Money matters: how to budget

Build your monthly number with this formula: mortgage + property taxes + HOA dues + condo (HO-6) insurance + utilities + parking.

• Property taxes: For Boston city condos, the FY26 residential rate is $11.58 per $1,000 of assessed value. Rates change yearly, so verify for the fiscal year you’ll own.
• HOA dues: Boutique buildings may be modest; full-service towers can run high. Review current budgets and reserve studies to anticipate increases.
• Deeds excise (transfer) tax: In Massachusetts, the deeds excise is calculated at $2.28 per $500 of price. It’s customarily paid by the seller, but you should confirm who pays in your contract.
• Closing costs: Buyers typically cover lender fees, title insurance, attorney fees, and prepaids. Sellers usually cover broker fees and the deeds excise. Allocation is negotiable and varies by loan program.

Closing in Massachusetts

Massachusetts closings are attorney-led, and both sides typically have counsel. Your attorney coordinates title, the 6D certificate, condo documents, and recording. Remote signing is common, but plan for ID verification and wire transfers.

A new rule effective Oct 15, 2025, preserves your right to inspect. Under 760 CMR 74.00, sellers and their agents cannot accept offers based on a buyer waiving the home inspection or signaling intent to waive it. That levels the playing field and changes offer strategy.

Moving and living logistics

Move permits and timing

Boston has a busy early-September turnover, and move-day logistics matter. Use the city’s Moving in Boston guide to reserve a one-day moving permit, avoid restricted roads for trucks, and check trash/recycling schedules. Apply for moving permits at least two weeks in advance.

Cars and parking

Many central buildings do not include parking. If you plan to park on the street, you’ll need a Resident Parking Permit after you register your car to your Boston address. Start here: Resident Parking Permits.

Licenses and registration

New residents must transfer an out-of-state driver’s license and register vehicles in Massachusetts. Begin the process soon after you arrive. See the RMV steps for transferring your license. Vehicles must be inspected within seven days of registration.

Utilities and internet

Electric delivery in Boston is typically through Eversource. Many addresses are automatically enrolled in the city’s Community Choice Electricity program for the supply portion unless you opt out. Set up utilities and internet before your move and confirm any building-specific procedures with management or the concierge.

Public transit

The MBTA’s subway, bus, commuter rail, and ferry network can make car-free living practical in many neighborhoods. Monthly passes and contactless payments keep costs predictable. When comparing condos, weigh proximity to stations alongside parking options.

Quick buyer checklist

• Get preapproved and ask your lender about condo project requirements early.
• Review master deed, bylaws, rules, budget, financials, reserve study, and master insurance.
• Ask for meeting minutes, litigation notices, owner-occupancy data, and any special assessments.
• Confirm inspection timelines and strategy under the new MA rule.
• Price your monthly cost with taxes, HOA, insurance, utilities, and parking.
• Plan move-day permits, RMV appointments, and resident parking.

Work with a local guide

Boston’s condo market rewards preparation and local insight. If you want seasoned, senior-level guidance on buildings, bylaws, off-market opportunities, and negotiation strategy, connect with Steve Losordo & Jillian Reig. We’ll help you compare neighborhoods, underwrite HOA health, and land the right home with confidence.

FAQs

How does the new Massachusetts inspection rule affect my offer?

• For contracts on or after Oct 15, 2025, sellers and their agents cannot accept offers conditioned on you waiving your home inspection, so plan for an inspection window in your timeline.

What condo documents should I review before I commit?

• Ask for the master deed, bylaws, rules, budget, financials, reserve study, master insurance, meeting minutes, owner-occupancy data, litigation notices, and a clean 6D certificate.

How do HOA fees and reserves impact my monthly cost?

• HOA dues cover shared expenses and can rise; strong reserves reduce the risk of special assessments, while low reserves on older buildings can mean higher future costs.

Can I use an FHA or VA loan for a Boston condo?

• Possibly, but many loans require project approval; check the building’s status early and ask your lender about single-unit approval options if needed.

Do I need to be in Massachusetts to close on my condo?

• Not always; many buyers close remotely through their Massachusetts attorney with proper ID verification and wire transfers. Confirm specifics with your closing team.