New York seller net sheet and closing costs
A New York seller pays about $33,205 to close on a $580,000 home. That is 5.7% of the price, with a 5% commission. Without the commission, costs are about $4,205, including $2,320 of transfer tax. $580,000 is close to the typical home value in New York.
See what a New York seller keeps after commission, loan payoffs, title and transfer taxes. We checked New York rates and customs on 2026-09-30. The calculator applies them down to the county.
Rates last checked September 2026. Reviewed by Harrison Farrell, founder. How we get these numbers
Free New York seller net sheet calculator
Change any number and the local costs update.
| Real estate commission (5%) | −$29,000 |
| First mortgage payoff | −$350,000 |
| NY State real estate transfer tax | −$2,320 |
| Release / satisfaction recording | −$60 |
| Title insurance and settlement | −$1,750 |
| Other closing fees | −$75 |
| Estimated net to seller | $196,795 |
- State transfer tax
- $2.00 per $500 + 1% of price when $1,000,000 or more
- Owner's title policy
- Buyer pays
- Seller costs on $580,000
- About $33,205
How much does it cost to sell a house in New York?
A New York seller pays about $33,205 to close on a $580,000 sale. That is 5.7% of the price. It counts a 5% commission. The table also takes out a $350,000 mortgage payoff, which leaves about $196,795. The calculator above shows the same sale.
| Line | Seller |
|---|---|
| Sale price | $580,000 |
| First mortgage payoff | −$350,000 |
| Real estate commission (5%) | −$29,000 |
| NY State real estate transfer tax | −$2,320 |
| Settlement / closing fee | −$250 |
| Seller's attorney fee | −$1,500 |
| Release / satisfaction recording | −$60 |
| Wire / courier / payoff processing | −$75 |
| Estimated net before the property tax split | $196,795 |
Run it with your own numbers. Pick the county to add local taxes. Enter the closing date to split property taxes.
Does New York have a transfer tax?
Yes. New York charges 2 state transfer taxes. The NY State real estate transfer tax is $2.00 per $500. The seller usually pays it. The NY State mansion tax (residential $1M+) is 1% of price when $1,000,000 or more. The buyer usually pays it. Other state rates apply in some cases: NY State additional transfer tax (NYC residential $3M+); NY State additional transfer tax (NYC non-residential $2M+). 24 county or city transfer taxes also apply in parts of the state. The calculator adds them when you pick the county.
| Tax | Level | Rate | Who usually pays |
|---|---|---|---|
| NY State real estate transfer tax | State | $2.00 per $500 | Seller |
| NY State mansion tax (residential $1M+)Applies: except New York, Kings, Queens, Bronx, Richmond; single family, condo, townhome, coop, multi family | State | 1% of price when $1,000,000 or more | Buyer |
| NY State additional transfer tax (NYC residential $3M+)Applies: New York, Kings, Queens, Bronx, Richmond counties; single family, condo, townhome, coop, multi family | State | 0.25% (residential $3M+ in NYC) | Seller |
| NY State additional transfer tax (NYC non-residential $2M+)Applies: New York, Kings, Queens, Bronx, Richmond counties; commercial, land | State | 0.25% (non-residential $2M+ in NYC) | Seller |
| Mansion tax (NYC progressive, residential $1M+) | City | 1% to 3.9% of the whole price by bracket | Buyer |
| NYC real property transfer tax (residential) | City | 1% up to $500,000; 1.425% above (whole price) | Seller |
| NYC real property transfer tax (commercial/other) | City | 1.425% up to $500,000; 2.625% above | Seller |
| City of Yonkers transfer tax | City | 1.5% of price | Seller |
| City of Mount Vernon transfer tax | City | 1.5% of the price above $50,000 | Seller |
| City of Peekskill transfer tax | City | 1% of price | Seller |
| Tompkins County transfer tax | County | $1 per $500 | Seller |
| Cortland County transfer tax | County | $1.00 per $500 | Seller |
| Madison County transfer tax | County | $2.00 per $500 | Seller |
| Broome County transfer tax | County | $0.50 per $500 | Seller |
| Erie County transfer tax | County | $2.50 per $500 | Seller |
| Peconic Bay CPF 2% + Community Housing Fund 0.5% | Regional | 2.5% of price above $400,000 (buyer) | Buyer |
| Peconic Bay CPF + Community Housing Fund ($2M+, no allowance) | Regional | 2.5% of the whole price over $2M (buyer) | Buyer |
| Peconic Bay CPF + Community Housing Fund (Southold) | Regional | 2.5% of price above $200,000 (buyer) | Buyer |
| Peconic Bay CPF + Community Housing Fund (Southold, $2M+, no allowance) | Regional | 2.5% of the whole price over $2M (buyer) | Buyer |
| Peconic Bay CPF (Riverhead) | Regional | 2% of price above $150,000 (buyer) | Buyer |
| City of Kingston real estate transfer tax | City | 1.25% of price above $437,000 (buyer) | Buyer |
| Town of Gardiner real estate transfer tax | City | 1.25% of price above $437,000 (buyer) | Buyer |
| Town of Marbletown real estate transfer tax | City | 1% of price above $437,000 (buyer) | Buyer |
| Town and Village of New Paltz real estate transfer tax | City | 1.5% of price above $437,000 (buyer) | Buyer |
| Town of Rochester real estate transfer tax | City | 1% of price above $437,000 (buyer) | Buyer |
| Town of Warwick Community Preservation Fund tax | City | 0.75% of price above $100,000 (buyer) | Buyer |
| Town of Chatham real estate transfer tax | City | 1.5% of price above $370,000 (buyer) | Buyer |
| Town of Red Hook real estate transfer tax | City | 2% of price above $475,000 (buyer) | Buyer |
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $1,000 | $0 | $1,000 |
| $500,000 | $2,000 | $0 | $2,000 |
| $1,000,000 | $4,000 | $10,000 | $14,000 |
Who pays closing costs in New York?
In New York, the seller usually pays the agent commission, their own loan payoff and the NY State real estate transfer tax. The buyer usually pays the lender fees, the lender's title policy, the NY State mansion tax (residential $1M+) and the owner's title policy. Each side pays its own settlement or escrow fee.
The buyer usually pays for the owner's title policy in New York. In New York, each title insurer files its own rates. So prices differ between title companies. The net sheet uses typical rates. The title company that runs the closing gives the final quote. An attorney usually handles the closing. By custom, an attorney is required.
Attorney closings; seller also pays the transfer tax and, in NYC co-op/condo sales, flip taxes and managing-agent fees. NYC bank attorney fee (~$1,000) is paid by the buyer.
NetSheet.org is not tied to any title company. The net sheet works with any title or escrow company. See how it compares with title company net sheet tools.
How are property taxes split at closing in New York?
Each side pays the taxes for the days it owns the home. Property taxes in New York are paid in advance. So the buyer usually pays the seller back for days after closing that the seller already paid. Taxes run about 1.65% of the home's value per year. Town/county taxes billed Jan 1 for the calendar year and school taxes Sep 1 for Jul-Jun are paid in advance; seller is usually credited for prepaid taxes.
Does New York tax the buyer's mortgage?
Yes. New York also taxes the buyer's new mortgage. These taxes are on the buyer's side of the closing, not the seller's net sheet.
| Tax | Level | Rate | Who usually pays |
|---|---|---|---|
| NYC mortgage recording tax (borrower share) | City | 1.80% under $500,000; 1.925% at $500,000+ (borrower share) | Buyer |
| Mortgage recording tax (Westchester / Rockland) | County | 1.05% borrower (1.30% total) | Buyer |
| Mortgage recording tax (Yonkers) | City | 1.55% borrower (1.80% total) | Buyer |
| Mortgage recording tax (Nassau/Suffolk/Putnam/Orange/Dutchess) | County | 0.80% borrower (1.05% total) | Buyer |
| Mortgage recording tax (upstate, 1.25% counties) | County | 1.00% borrower (1.25% total) | Buyer |
| Mortgage recording tax (upstate, 1.25% counties, local tax instead of the additional tax) | County | 1.00% borrower (1.25% total) | Buyer |
| Mortgage recording tax (upstate, 1.00% counties) | County | 0.75% borrower (1.00% total) | Buyer |
| Mortgage recording tax (upstate, 1.00% counties, local tax instead of the additional tax) | County | 0.75% borrower (1.00% total) | Buyer |
| Mortgage recording tax (upstate, 0.75% counties) | County | 0.50% borrower (0.75% total) | Buyer |
Sources
- tax.ny.gov
- nyc.gov/property-real-property-transfer-tax-rptt.page
- nyc.gov/property-mortgage-recording-tax-mrt.page
Checked 2026-09-30. A net sheet is an estimate. It is not a closing statement or tax advice. The title or escrow company gives the final figures. See a rate that looks wrong? Email [email protected].
New York net sheet questions
Does New York have a real estate transfer tax?
Yes. New York charges 2 state transfer taxes. The NY State real estate transfer tax is $2.00 per $500. The seller usually pays it. The NY State mansion tax (residential $1M+) is 1% of price when $1,000,000 or more. The buyer usually pays it. Other state rates apply in some cases: NY State additional transfer tax (NYC residential $3M+); NY State additional transfer tax (NYC non-residential $2M+). 24 county or city transfer taxes also apply in parts of the state. The calculator adds them when you pick the county.
How much is the transfer tax on a $500,000 home in New York?
About $2,000, with no county or city chosen. The seller usually pays it. Some counties and cities charge a different or extra rate.
How much are seller closing costs in New York?
About $33,205 on a $580,000 sale with a 5% commission. That is 5.7% of the price. The commission is $29,000 of it. Without the commission, closing costs are about $4,205. Local taxes and the property tax split change the final number.
Who pays for title insurance in New York?
The buyer usually pays for the owner's title policy in New York. The buyer pays for the lender's policy.
Who handles the closing in New York?
An attorney usually handles the closing. By custom, an attorney is required.
How are property taxes prorated when you sell a home in New York?
Each side pays the taxes for the days it owns the home. Property taxes in New York are paid in advance. So the buyer usually pays the seller back for days after closing that the seller already paid. Taxes run about 1.65% of the home's value per year. Town/county taxes billed Jan 1 for the calendar year and school taxes Sep 1 for Jul-Jun are paid in advance; seller is usually credited for prepaid taxes.
New York net sheets by county
Each county page shows local taxes and a net sheet at the county's typical price.
- Albany County
- Allegany County
- Bronx County
- Broome County
- Cattaraugus County
- Cayuga County
- Chautauqua County
- Chemung County
- Chenango County
- Clinton County
- Columbia County
- Cortland County
- Delaware County
- Dutchess County
- Erie County
- Essex County
- Franklin County
- Fulton County
- Genesee County
- Greene County
- Hamilton County
- Herkimer County
- Jefferson County
- Kings County
- Lewis County
- Livingston County
- Madison County
- Monroe County
- Montgomery County
- Nassau County
- New York County
- Niagara County
- Oneida County
- Onondaga County
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- Orange County
- Orleans County
- Oswego County
- Otsego County
- Putnam County
- Queens County
- Rensselaer County
- Richmond County
- Rockland County
- Saratoga County
- Schenectady County
- Schoharie County
- Schuyler County
- Seneca County
- St. Lawrence County
- Steuben County
- Suffolk County
- Sullivan County
- Tioga County
- Tompkins County
- Ulster County
- Warren County
- Washington County
- Wayne County
- Westchester County
- Wyoming County
- Yates County
New York net sheets by city
These are the 80 largest of 307 New York cities with a page. Each county page lists its own cities.
- New York
- Brookhaven
- Oyster Bay
- Buffalo
- North Hempstead
- Yonkers
- Rochester
- Ramapo
- Syracuse
- Amherst
- Albany
- Greenburgh
- Clarkstown
- New Rochelle
- Cheektowaga
- Mount Vernon
- Schenectady
- Utica
- White Plains
- Hempstead
- Clay
- Tonawanda Town
- Union
- Levittown
- Troy
- Irondequoit
- Orangetown
- Henrietta
- Niagara Falls
- Kiryas Joel
- Palm Tree
- Perinton
- Binghamton
- Mount Pleasant
- West Seneca
- Freeport
- Hicksville
- West Babylon
- Cortlandt
- Valley Stream
- Coram
- Penfield
- Central Islip
- Guilderland
- Clifton Park
- Brighton
- East Meadow
- Commack
- Elmont
- Yorktown
- Bethlehem
- Baldwin
- Long Beach
- Spring Valley
- New City
- Carmel
- Ithaca
- Clarence
- Uniondale
- Huntington Station
- Poughkeepsie
- Salina
- Port Chester
- Harrison
- Vestal
- Centereach
- Bay Shore
- Rome
- Oceanside
- Wallkill
- Franklin Square
- Cicero
- Pittsford
- Middletown
- North Tonawanda
- East Fishkill
- Glenville
- East Hampton
- Queensbury
- Gates
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