Free Halfmoon, New York seller net sheet calculator
Closing costs, transfer taxes and who pays what when selling a home in Halfmoon, New York (Saratoga County). The calculator applies the local rates for you.
- Median home value
- $357,000
- Transfer tax on $355,000
- $1,420
- Seller costs on $355,000
- About $21,055
- Median property tax bill
- $5,844 a year
- County
- Saratoga County
- Population
- 26,567
Halfmoon transfer tax
On a $355,000 sale in Halfmoon, transfer taxes come to $1,420: NY State real estate transfer tax. By custom the seller pays it. A buyer who finances 80% of the price also pays $2,105 in mortgage taxes (Mortgage recording tax (upstate, 1.00% counties)).
| Tax | Rate | Paid by | On $355,000 |
|---|---|---|---|
| NY State real estate transfer tax | $2.00 per $500 | Seller | $1,420 |
| Mortgage recording tax (upstate, 1.00% counties) | 0.75% borrower (1.00% total) | Buyer | $2,105 |
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $1,000 | $0 | $1,000 |
| $355,000 local median value | $1,420 | $0 | $1,420 |
| $500,000 | $2,000 | $0 | $2,000 |
| $1,000,000 | $4,000 | $10,000 | $14,000 |
Example Halfmoon seller net sheet
A $355,000 sale, close to Halfmoon's median home value of $357,000, with a 5% commission and a $215,000 mortgage payoff. Seller costs come to about $21,055, or 5.9% of the price.
| Line | Seller |
|---|---|
| Sale price | $355,000 |
| First mortgage payoff | −$215,000 |
| Real estate commission (5%) | −$17,750 |
| NY State real estate transfer tax | −$1,420 |
| 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 | $118,945 |
Who pays what in Halfmoon
Halfmoon closings follow Saratoga County customs. In Saratoga County, the buyer customarily pays the owner's title policy. The settlement fee is paid by each side for its own closing. Closings are usually handled by an attorney, and each side normally has its own attorney.
Property taxes in Halfmoon
The median property tax bill for homeowners in Halfmoon is $5,844 a year, about 1.64% of the median home value of $357,000 (Census Bureau American Community Survey, 2019-2023). Taxes here are paid in advance, so at closing the bill is prorated between buyer and seller to the closing date. 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.
Rates verified 2026-09-30. Home value and tax bill: Census Bureau American Community Survey, 2019–2023. A net sheet is an estimate; final figures come from the title company.
Halfmoon seller questions
How much is the transfer tax in Halfmoon, New York?
On a $355,000 sale in Halfmoon, transfer taxes come to $1,420: NY State real estate transfer tax. By custom the seller pays it. A buyer who finances 80% of the price also pays $2,105 in mortgage taxes (Mortgage recording tax (upstate, 1.00% counties)).
How much are seller closing costs in Halfmoon?
On a $355,000 sale, close to the median home value in Halfmoon, with a 5% commission, estimated seller costs are about $21,055 (5.9% of the price). Without commission they are about $3,305. The loan payoff and property tax proration change the final number.
What county is Halfmoon in, and does it matter at closing?
Halfmoon is in Saratoga County, New York. County and state rules set the transfer taxes and recording fees, and local custom decides who pays for title and closing. In Saratoga County, the buyer customarily pays the owner's title policy. The settlement fee is paid by each side for its own closing.
How much are property taxes in Halfmoon?
The median property tax bill for homeowners in Halfmoon is $5,844 a year, about 1.64% of the median home value of $357,000 (Census Bureau American Community Survey, 2019-2023). Taxes here are paid in advance, so at closing the bill is prorated between buyer and seller to the closing date. 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.
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