Platform
Your Advocate From Search to Close
Buying a home in Greater Boston and the South Shore is one of the most significant financial decisions you'll make — and in a market that moves this fast, having the right team in your corner makes all the difference.
As your Buyer's Representative, The Charles King Group works exclusively for you. That means we're not showing you what's convenient for us — we're finding what's right for you. We'll help you get pre-approved, identify the right neighborhoods, set a realistic budget, and prioritize the features that matter most for your next chapter.
A note on Buyer Representation in Massachusetts:
State law now requires a signed Buyer Representation Agreement before we can fully advocate for your interests. This agreement formalizes our role as your exclusive agent and gives you access to our full fiduciary duties — strategic advice, negotiation, and guidance through every contingency. It's a one-page commitment that protects you throughout the process, and it costs you nothing as a buyer.
Access More Than What's on Zillow
Some of the best homes on the South Shore and in Boston never reach the public market. We maintain an active network of off-market and coming-soon opportunities — properties that our buyers get first access to before they're listed anywhere else.
Once your search is underway, we'll set up customized alerts for new listings across MLS, activate notifications for off-market properties as they become available, and personally identify homes that fit your criteria — including ones that haven't been marketed yet. We do the work so you're not spending your evenings on real estate apps.
How the Home Buying Process Works
Whether you're a first-time buyer or moving up, here's what to expect working with us:
1. Pre-Approval
Before you tour a single home, you need to know what you can buy. We'll connect you with trusted local lenders who can get you pre-approved quickly. In a competitive market, a strong pre-approval letter is often the difference between winning and losing an offer.
2. Defining Your Search
We'll sit down and get specific: neighborhoods, commute priorities, must-haves vs. nice-to-haves, and budget. Then we get to work — on and off market.
3. Touring & Evaluating
We show you only the homes that genuinely fit your criteria. When you find the right one, we'll pull comparable sales data and give you an honest read on value before you offer a dollar.
4. Making an Offer
We'll advise on offer price, contingencies, and terms to make your offer as competitive as possible. In a multiple-offer situation, strategy matters as much as price.
5. Inspections & Due Diligence
BWe'll guide you through the inspection process, help you understand the findings, and negotiate credits or repairs where appropriate. In Massachusetts, buyers have a legal right to a home inspection — we'll make sure you're protected.
6. Financing & Appraisal
Once your offer is accepted, your lender orders an appraisal and begins underwriting. We stay in close contact throughout to keep things moving on schedule.
7. Closing
Massachusetts law requires an attorney at closing. We'll connect you with a trusted local attorney who handles both buyer representation and closing coordination. On closing day, you sign, funds transfer, and the keys are yours.
The Charles King Group has guided buyers through over $350 million in closed transactions across Boston, Hingham, Cohasset, Scituate, Duxbury, and the surrounding South Shore communities. We know these markets deeply — and we know how to win in them.
Ready to start your search?
Schedule a free buyer consultation and let's talk about what you're looking for.
FAQ
Do I need a Buyer Representation Agreement in Massachusetts?
Yes. Massachusetts law now requires a signed Buyer Representation Agreement before a real estate agent can fully represent your interests as a buyer. This agreement formalizes the agent's role as your exclusive advocate — giving you access to their full fiduciary duties, including strategic advice, negotiation, and guidance through every contingency. It's typically a straightforward one-page document and costs you nothing as a buyer. Without it, an agent is limited in how they can advise and advocate for you.
How much do I need for a down payment in Massachusetts?
It depends on the loan type. Conventional loans typically require 5–20% down — anything under 20% adds private mortgage insurance (PMI) until you reach that equity threshold. Massachusetts first-time homebuyer programs can reduce that significantly: MassHousing offers loans with as little as 3% down, and the ONE Mortgage Program provides a fixed-rate loan with no PMI and down payment assistance for eligible buyers. Jumbo loans — common for coastal and Boston properties above approximately $766,550 — generally require 10–20% down. We'll connect you with trusted local lenders who can walk through which option fits your situation.
How do I compete in a multiple-offer situation?
A strong pre-approval letter, a clean offer with minimal contingencies, and a flexible closing timeline go a long way. Price matters, but so does how the offer is structured — sellers often care as much about certainty of close as they do about the number at the top. We'll advise you on how to make your offer competitive without overextending, and we have access to off-market and pre-market listings that never reach Zillow — reducing the situations where you're competing at all.
What are typical buyer closing costs in Massachusetts?
Buyers in Massachusetts can expect closing costs of roughly 2–5% of the purchase price. Common items include: lender origination fees, appraisal fee (typically $500–$800), title search and title insurance, attorney fees (typically $1,000–$1,500 — required in MA), prepaid homeowner's insurance, and prepaid property taxes and mortgage interest. Your lender is required to provide a Loan Estimate within three business days of your application, which will itemize your expected closing costs. We'll make sure you understand every line before you're at the table.
How long does it take to buy a home in Massachusetts?
From accepted offer to closing typically runs 30–60 days in Massachusetts. The first week or two involves signing the Purchase and Sale Agreement (P&S) and the buyer putting down a 5% deposit. The inspection period runs concurrently. Mortgage underwriting and the appraisal generally take 2–4 weeks, followed by a mortgage commitment letter and then the closing date. In competitive neighborhoods on the South Shore, well-priced homes can go under agreement within days of listing — so having your pre-approval ready before you start touring is essential.
Do you have access to off-market homes?
Yes. We maintain an active network of off-market and coming soon opportunities across Boston and the South Shore — properties that our buyers get first access to before they're listed publicly anywhere. In towns like Hingham, Cohasset, and Scituate, some of the best homes sell quietly through agent networks before reaching MLS or Zillow. Working with us means you're not limited to what's publicly available.