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Bill

H 4576

An Act authorizing the town of Eastham to impose a 3% real estate transfer fee

194th Legislature (2025-2026) Introduced by Hadley Luddy

Eastham gains authority to impose a 3% real estate transfer tax, generating local revenue but potentially reducing housing affordability and competitiveness.

Bill reported favorably by committee and referred to the committee on House Steering, Policy and Scheduling
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Bill Summary · H 4576

Legislative bill overview

H 4576 grants the town of Eastham authorization to levy a 3% tax on real estate property transfers within its jurisdiction. This is local legislation that requires special state authorization, as Massachusetts towns generally cannot impose such fees without explicit legislative permission. The bill has passed both the House and received Senate concurrence.

Why is this important

Real estate transfer taxes directly affect housing costs and market activity in a community. For Eastham, a Cape Cod town, this fee could generate significant municipal revenue for schools, infrastructure, and services, but may also influence property values, buyer behavior, and economic development. The tax's impact will depend on local market conditions and how revenues are allocated.

Potential points of contention

  • Housing affordability concerns: A 3% transfer tax increases closing costs for buyers, potentially pricing out middle-income families and reducing housing accessibility in an already expensive coastal market
  • Economic competitiveness: Neighboring towns without such fees may become more attractive to buyers and developers, potentially shifting real estate activity away from Eastham
  • Incidence on different populations: The tax disproportionately affects first-time homebuyers and those with lower incomes while potentially impacting investment and seasonal property markets differently

Compiled from official sources — confirm details with the bill’s official record.

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