New York seller net sheet calculator
What a New York seller walks away with after commission, payoffs, title, and transfer taxes. Rates and closing customs below are verified for New York; the calculator applies them for you, down to the county.
- 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 $400,000
- About $23,485
New York transfer tax
New York charges the NY State real estate transfer tax of $2.00 per $500, customarily paid by the seller; and the NY State mansion tax (residential $1M+) of 1% of price when $1,000,000 or more, customarily paid by the buyer. Other statewide rates apply in some cases: NY State additional transfer tax (NYC residential $3M+); NY State additional transfer tax (NYC non-residential $2M+). On top of that, 11 county or city transfer taxes apply in parts of the state; the calculator adds them when you choose the county.
| Tax | Level | Rate | Customarily paid by |
|---|---|---|---|
| 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 |
| 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 (Riverhead) | Regional | 2% of price above $150,000 (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 |
Example New York seller net sheet
A $400,000 sale with a 5% commission and a $250,000 mortgage payoff. Seller closing costs come to about $23,485, or 5.9% of the price.
| Line | Seller |
|---|---|
| Sale price | $400,000 |
| First mortgage payoff | −$250,000 |
| Real estate commission (5%) | −$20,000 |
| NY State real estate transfer tax | −$1,600 |
| Settlement / closing fee | −$250 |
| Seller's attorney fee | −$1,500 |
| Release / satisfaction recording | −$60 |
| Wire / courier / payoff processing | −$75 |
| Estimated net before property tax prorations | $126,515 |
Run it with your own numbers. Choose the county to add local taxes, and enter the closing date to prorate property taxes.
Who pays what in New York
Buyer pays the owner's policy in New York. Closings are usually handled by an attorney, and an attorney is customarily required at closing. The settlement or escrow fee is paid by each side for its own closing.
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.
Property tax prorations
Property taxes are paid in advance. The typical effective rate is about 1.65% of 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.
Mortgage taxes
New York also taxes the buyer's new mortgage. These are on the buyer's side of the closing, not the seller's net sheet.
| Tax | Level | Rate | Customarily paid by |
|---|---|---|---|
| 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, 1.00% counties) | County | 0.75% borrower (1.00% total) | Buyer |
| Mortgage recording tax (upstate, 0.75% counties) | County | 0.50% borrower (0.75% total) | Buyer |
Sources
Verified 2026-09-29. A net sheet is an estimate, not a closing statement or tax advice. Final figures come from the title or escrow company. See a rate that looks wrong? Email [email protected].
New York net sheet questions
Does New York have a real estate transfer tax?
New York charges the NY State real estate transfer tax of $2.00 per $500, customarily paid by the seller; and the NY State mansion tax (residential $1M+) of 1% of price when $1,000,000 or more, customarily paid by the buyer. Other statewide rates apply in some cases: NY State additional transfer tax (NYC residential $3M+); NY State additional transfer tax (NYC non-residential $2M+). On top of that, 11 county or city transfer taxes apply in parts of the state; the calculator adds them when you choose the county.
How much is the transfer tax on a $500,000 home in New York?
With no county or city chosen, the transfer tax on a $500,000 sale is about $2,000, customarily paid by the seller. Some counties and cities charge a different or additional rate.
How much are seller closing costs in New York?
On a $400,000 sale with a 5% commission, estimated seller costs in New York come to about $23,485 (5.9% of the price), including $20,000 of commission. Without commission, closing costs are about $3,485. Local taxes, the payoff, and property tax prorations change the final number.
Who pays for title insurance in New York?
Buyer pays the owner's policy in New York.
Who handles the closing in New York?
Closings are usually handled by an attorney, and an attorney is customarily required at closing.
How are property taxes prorated when selling a home in New York?
Property taxes are paid in advance. The typical effective rate is about 1.65% of 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.
Net sheets in other states
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