How to Find Owners of Properties
in Massachusetts

Finding property owners in Massachusetts is just as easy as in every other US state. Thanks to the public record law, which grants everyone unrestricted access to property information and other public records. From these records, usually available online and at designated government offices, you can find the owner of a property for free.

But if you don't want to flip through thousands of public records by yourself, there are third-party platforms that can help you undertake the search for a fee.

Here are your options for conducting a property owner search in Massachusetts:

Check Your County's Registry of Deeds

The state's Registry of Deeds is a public repository for real estate ownership records. The Secretary of the Commonwealth's official website allows you to find the Registry of Deeds office for the city or town where the property is located. You'll find the town names categorized alphabetically on the website's banner.

Upon clicking the letter of your town, you'll be directed to the website of the county in which it is located. You can also see the office address for that county's registry of deeds, should you wish to visit in person. On the specific county's website, you can select the "Search Records" or "Free Public Search" option to find the property owner by address or by:

• Name
• Book
• Page

Following are the websites of the Registry of Deeds for major counties in Massachusetts:

• Middlesex South
• Dukes
• Hampden
• Barnstable
• Nantucket
• Norfolk
• Plymouth
• Suffolk
• Franklin
• Hampshire

Search the State's Land Records Website

If you can't find your property's deed in the registry records, it could be registered land, which requires a separate search. Massachusetts has an official land records website that serves as a centralized hub. You can find several property records here, including registered land documents, deeds, mortgages, and property plans.

The website has a drop-down list that allows you to select the county in which your property is located. It then sends you to the county's specific website, where you can search for recorded land using its search criteria. While most searches are free, the Massachusetts Land information website may need you to subscribe or pay a fee to view some information.

Following are the land records websites for major counties in Massachusetts:

• Middlesex South
• Dukes
• Hampden
• Barnstable
• Nantucket
• Norfolk
• Plymouth
• Suffolk
• Franklin
• Hampshire

Search on the Municipal Assessor's Website

Most towns and cities in Massachusetts have municipal assessors' offices that maintain property records and generate tax bills. The Secretary of the Commonwealth lists a directory of city and town contact information, including links to each town's municipal website.

You can use the sitemap to find the Property Record Cards page on this website. A property record card in Massachusetts contains information regarding a property's previous ownership, tax assessments, structure, and classification (commercial/residential/industrial).

Examples of access to Property Record Cards:

• City of Boston
• Worcester
• Bourne

Use the MassGIS Property Map

If you're wondering how to find the owner of a property by address, Massachusetts has created an interactive property map known as MassGIS. The MassGIS website has a user-friendly interface that allows you to view the property details of any town or city across the state.

Here's how you can find a property of interest on the map:

• First, enter the address of your property. This will generate a popup bubble that features the address finder result.
• Click on the popup to expand the property information, which includes land valuation and ownership details.
• You can draw a shape on the map or a line between two points to estimate the land area or distance between two locations.
• The "Basemap" button on the map provides an aerial view of the property.

It's best to use this interactive map as a supplement to other credible sources rather than on its own.

Consult Real Estate Attorneys

A title search confirms that a property has a clear title, free of claims, liens, or other encumbrances that could impede a real estate transaction. It's an important procedure in property research that can help you spot any potential defects, such as tax liens and court judgments.

Typically, you would hire a title company to conduct this leg of research. However, because Massachusetts is an attorney state, most people hire real estate attorneys to conduct title examinations. Your attorney will solicit property documents from several sources as part of the examination.

This may take some time, depending on how quickly the offices respond. Once the paperwork arrives, your attorney will evaluate it and flag any existing claims or difficulties. The entire process in Massachusetts might take at least two weeks. The cost of title services varies depending on the location of your property. In Massachusetts, the average cost of a title search is a few hundred dollars.

Try Offline Search Methods

If Massachusetts house owner lookup through databases seems like a lot of work, a simple solution could be contacting the neighbors or, in some cases, the owner directly. If the owner is not home, consider leaving a message so they can contact you.

These traditional methods of gathering information require a degree of sensitivity and discretion, so proceed with caution.

A set of regulations governs Massachusetts real estate law, determining the ownership of a property, its use, and how it can be transferred. It outlines the rights of various parties involved in the property's sale transaction, including buyers, tenants, and sellers. Property ownership structure is important in any transaction, as it indicates risk factors, taxes, and other liabilities.

The most common types of property ownership in Massachusetts include:

The table below depicts a clear picture of the types of property ownership in Massachusetts, with each of their main features, benefits, and implications:

Trusts, C or S corporations, and limited liability companies (LLCs) are all legal entities that can own real estate in Massachusetts. Owning real estate through such corporations can provide several benefits, including privacy, estate planning and management, and liability protection. However, the intricate legal structure of such properties makes it much more difficult to identify the actual owner.

Uncovering the ownership of properties held by a trust or corporation requires professional expertise, so you can engage a real estate attorney or title company for help. If you prefer to work alone, you might try accessing public records, business filings, or other corporate databases. In most cases, you may have to cross-reference several details before you can determine ownership.

Here's where you can start looking:

Finding the Owner of a Trust in Massachusetts

The Registry of Deeds in some counties often includes the name of the trustee along with the trust name. You can access this information online from the Secretary of the Commonwealth's official website, leading you to relevant county websites.

You could also look for other documents recorded with the deeds office, such as mortgages or tax filings, which often reference trustee information. Alternatively, look for the trustee's contact information by searching the tax records of the individual town or city assessor's office.

If you fail to find trustee details through public records, you may want to consult a real estate attorney to help you interpret private records about the trust and its beneficiaries.

Finding the Owner of an LLC in Massachusetts

You may find the owner of an LLC in Massachusetts by searching the Massachusetts Secretary of the Commonwealth's Corporate Database. This searchable database covers LLC-owned properties with their registered address and the contact of the registered agent. Since every LLC files annual reports, you may also find records containing their member or manager's names.

If this doesn't yield results, consider visiting the Registry of Deeds or the local assessor's office in the county or town where the property is. You may find deeds and tax records of the property that list LLCs as the owners, along with a mailing address you can contact.

Cross-reference this information with business research tools such as LexisNexis or Westlaw. This is especially useful if the LLC has a complex legal structure. Fifteen trial court law libraries in the state offer free access to these updated resources.

Finding the Owner of a Corporation in Massachusetts

Information about properties under C and S corporations is also available in the Secretary of the Commonwealth's Corporation database. You can access annual reports filed in the database, which can lead you to key members of the corporation.

You can cross-reference this information with the Registry of Deeds in the relevant county. The property deed you find through this database will likely contain information about the corporation name, their contact details, or the names of company representatives.

Corporation databases such as LexisNexis and Westlaw can be useful if a company owns many properties or has holdings in other states. Alternatively, you can try rifling through Dun & Bradstreet's state-specific company database or Bloomberg's Legal Entity Identifier (LEI) database, albeit with a fee. These directories sometimes contain information about ownership changes and board members.

Property deeds are legal documents that convey the transfer of property ownership. They outline the legal rights of both parties in the property, i.e., the grantor (property seller) and the grantee (property buyer). Here are three of the most common property deeds in Massachusetts:

You must take several steps to validate a property conveyance in Massachusetts and ensure the property is free from liens and future claims. Understanding this process is important and can help you avoid messy legal implications and administrative hiccups.

• Determine the Type of Property Transfer: First, you'll need to identify the type of property transfer, whether it is a gift, a sale, or an inheritance. Based on the type of transfer, you may need to follow certain tax rules. For example, gift conveyances are exempt from tax.
• Title Search: Hire a real estate attorney to conduct a title search on the property you’re buying in Massachusetts. A clear title ensures the property is free of liens or claims, and the grantee enjoys full ownership rights. Title searches in Massachusetts can cost between $80 to $200.
• Prepare the Deed: A real estate attorney prepares a fresh deed that outlines a legal transfer of the ownership from the grantor to the grantee. A warranty or quitclaim deed may govern the rights of ownership outlined in the deed; however, this depends on the property's history. Deed drafting fees depend on the attorney and the location but can typically cost you between $150 to $200.
• Pay Transfer Taxes: Massachusetts' real estate law mandates a real estate transfer or excise tax calculated on the property's sale price. The tax rates vary by municipality, but for most areas, it is $4.56 per $1000 of the property's sale price.
• Record the Deed: After the property transfer, you must promptly record the deed with the applicable county's Registry of Deeds, where it will become part of the public record. As the new owner, you will receive a copy of the recorded deed as proof of ownership. Deed recording fees vary depending on the form of transfer but can cost around $155.
• Updating Records: You need to notify local tax assessors and other city or town departments of the property transfer to be able to receive property tax bills and notices.
• Title Insurance Policy Issuance: A title insurance policy protects the owner from any claims or disputes arising from unknown liens. Although optional, it is good practice to sign up for one. Title insurance costs vary, costing around 0.21% of the home's purchase price.