What You Should Know About Real Estate Trusts in Massachusetts

Preparing for when a loved one passes will allow you to endure the loss without adding the stress and pressures of dealing with all of the details of an estate. If you’re wealthy, then the alarming tax rate on gits has likely been of concern. Taking action by preplanning for the distribution of an estate allows peace to those you love who will be grieving and allows you peace of mind about the future and what will happen to your home. 

A trust transfers the title of ownership of the property out of your name and into the trust instrument or trust, under the care of a trustee and provides protections to your heirs. The alternative, for those unprepared, is being assaulted with the harsh realities of infighting among the heirs, probate court, estate taxes, and creditors at the door. 

If this isn’t the scenario you picture for yourself or your loved ones, here’s what you should know about real estate trusts in Massachusetts.

Why Trusts Matter

Real estate deeded into a trust in Massachusetts enables the beneficiaries to circumvent a great deal of paperwork and red tape during a challenging time by avoiding probate court. Probate is a time-consuming and expensive process that can take several months or even years to conclude. The probate court also oversees the distribution of funds and ensures the repayment of any creditors against the decedent’s estate. A will sets out how the decedent wished for their trustee to distribute the assets. Without a will, the probate court determines the guidelines for distribution, usually set out by the state regarding inheritance and transference of the property title to the heirs. The heirs will receive the money at closing when and if the property sells. 

There is a lifetime exclusion on the transfer of gifts or estates which is adjusted annually for cost of living increases, in 2021 the amount was set at 11.7 million per individual and 23.4 million for couples. After your lifetime exclusion is met, if you’re married and your spouse is deceased, their exclusion rolls over to the survivor. If your home is under a trust, your heirs will realize gift tax savings,  ranging from 8 to 40 percent and generally paid by the gifter. The estate portion of this tax is applied upon death, and the trust may also protect the home from creditors. Another benefit of real estate trusts is that they are private transfers of wealth, not a matter of public record as with probate. 

Common Mistakes to Avoid with Real Estate Trusts

 Setting up a trust may seem straightforward, but it’s easy to make small mistakes that can lead to big issues later. For example, many people create a trust but forget to fund it—that means the home title or assets are never formally transferred into the trust, so probate still applies. Others may name a trustee without clearly explaining their responsibilities. And while DIY trust platforms are convenient, they may not cover Massachusetts-specific laws. That’s why it’s important to revisit your documents regularly and work with professionals who understand local estate and property laws. For a breakdown of common trust mistakes, Nolo’s Estate Planning Guide is a helpful resource

How Real Estate Trusts Support Multi-Generational Wealth

One of the biggest benefits of placing your home in a trust is protecting it as part of your family’s long-term financial legacy. Especially in high-cost areas like Boston or Revere, real estate often represents a family’s largest asset. A well-structured trust can ensure that property stays in the family, is distributed according to your wishes, and isn’t eaten up by legal fees, delays, or creditor claims. For many Massachusetts families, real estate trusts offer a way to pass on generational wealth with clarity and dignity. The Massachusetts Bar Association can help you find attorneys specializing in trusts and estate planning.

Trusts vs. Joint Ownership or a Simple Will

Many people assume that joint ownership or writing a will is “good enough.” But each of those options comes with risks. Joint ownership may expose the property to legal or financial issues of the co-owner, while a will guarantees that the property will go through probate, which delays access and can cause family stress. A trust avoids those issues and keeps the process private. If you’re not sure whether a trust is right for your situation, start by speaking with a professional who can help you compare your options. You can also explore Mass.gov’s Estate and Inheritance Tax page for updated tax thresholds and tools.

Setting Up a Trust

Another thing you should know about real estate trusts in Massachusetts is that there are dozens of structures, so it’s important that you take a careful examination of your options before deciding which type of trust suits your estate best. Your estate may hold more value than you realize, and there are benefits to creating a trust so that your estate can be inherited by your heirs. You’ll need to gather all of your important documents and take a realistic assessment of your assets. You may have a family member that you wish to ensure a supplemental income to, you can create a special needs trust that will fulfill your wishes. Perhaps you have a financially irresponsible family member, you can create a spendthrift trust that provides protection against their creditors as well as limiting access to the principal funds. When the trust is irrevocable, this means there will be no second-guessing your actions, there is no way to change your mind once your home or other assets have been transferred to the real estate trust. Irrevocable trusts, however, qualify your beneficiaries for estate tax exemption, in most cases, so the matter should be carefully weighed. 

Depending on how comfortable you feel with handling the process, you can create your own trust, you may also select to use an online service to create your trust, however its advisable to seek professional legal counsel. you’ll also need to decide who will be in charge of handling the estate as your successor trustee, you should speak with them and be certain they are willing to handle the responsibility. you’ll then have the trust documents created and finally transfer the deed into the real estate trust. you’ll hold title to the property in the trust as the trustee, which includes your name entered precisely as well as the date.

Helping Massachusetts Families Navigate What Comes Next

At Ephesus LLC, we’ve helped families across Massachusetts—Boston, Revere, Malden, Everett, Chelsea, and Lynn—sell inherited homes or navigate probate-related sales. Whether your loved one left behind a trust, a will, or no plan at all, we understand the emotional weight of the process and work with you every step of the way. We buy homes directly, as-is, with no fees, repairs, or waiting. If you’re unsure where to begin, call us for a free private consultation. We’re here to offer clarity, kindness, and solutions that help you move forward when it matters most.

Ephesus LLC can help if you need to sell after the loss of a loved one. With very little time involved, Ephesus LLC wants to make the process as stressless as possible, making you a fair cash offer and closing in a matter of days or weeks. Ephesus LLC understands this is a difficult time and our experienced professionals are happy to answer any questions or concerns you may have. Send us a message or call Ephesus LLC at (617) 340-6527.