New York seller net sheet calculator

New York sellers pay the state transfer tax of 0.4%, and in New York City also the city’s transfer tax of 1% or 1.425% of the whole price. Attorneys run closings, and the seller usually has one.

New York’s rules checked September 30, 2026Runs in your browser. Nothing you type is saved.

State Closing date

County or city

New York: Real estate transfer tax: 0.4% of the price, usually paid by the seller. Owner’s title is usually paid by the buyer. An attorney usually handles the closing.

Sale price

Mortgage payoff

Commissions

Listing agent

Buyer’s agent

Estimated net to seller $197,183

44%keeps

Sale price$450,000
Commissions−$24,750
- Listing agent commission (3%)est.−$13,500
- Buyer’s agent compensation (2.5%)est.−$11,250
Loans and liens−$225,000
- Mortgage payoff−$225,000
Title and closing−$1,600
- Settlement or escrow feeest.−$600
- Closing attorneyest.−$900
- Recording and release feesest.−$100
Taxes−$1,467
- Real estate transfer tax−$1,800
- Property tax credit (prorated)est.+$333
Net to seller$197,183

An estimate, not a closing statement. The title or escrow company and your lender provide the final figures, and the loan payoff comes from the lender's payoff statement. Commissions are negotiable.

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A New York sale, worked out

The calculator opens on $450,000, about the median value of an owner-occupied home in New York ($449,800, 2024 Census estimate), with a $225,000 mortgage payoff as an example. Commissions are whatever the seller agrees, so they’re left out here.

Before commissions and the payoff, the seller’s costs come to about $3,067, or 0.68% of the price, for a closing on December 5, 2026. New York’s transfer tax on a $400,000 sale is the 15th highest of the 35 states and DC that have one.

Seller’s costs on $450,000, before commissions and the payoff
Settlement or escrow feeest.	−$600
Closing attorneyest.	−$900
Recording and release feesest.	−$100
Real estate transfer tax	−$1,800
Property tax credit (prorated)est.	+$333
Total	−$3,067

A “+” is a credit to the seller: taxes the seller already paid for days after closing.

The real estate transfer tax and title at other prices

Real estate transfer tax is 0.4% of the price, usually paid by the seller. The owner’s policy below is an estimate; your title company’s quote will differ. The buyer usually pays for it here, so it isn’t in the seller’s costs above.

Sale price	Whole real estate transfer tax	Seller usually pays	Owner’s title policy
$250,000	$1,000	$1,000	$875est.
$500,000	$2,000	$2,000	$1,750est.
$750,000	$3,000	$3,000	$2,625est.
$1,000,000	$4,000	$4,000	$3,500est.
$2,000,000	$8,000	$8,000	$7,000est.

Counties or cities in New York can add a tax of their own. Add it under Other costs in the calculator.

Selling in New York: what to know

Real estate transfer tax

The seller pays New York State’s transfer tax of $2 per $500 (0.4%) on the whole price, rounded up to the next $500. In New York City the seller also pays the city’s Real Property Transfer Tax on the entire price: 1% for a home, condo or co-op at $500,000 or less and 1.425% above. On residential sales of $3 million or more in the city, the state rate rises to 0.65%.

Title insurance

The buyer customarily pays for the owner’s (fee) policy throughout New York. Title rates are filed by the Title Insurance Rate Service Association, so they don’t vary much by company.

Who runs the closing

New York attorneys customarily represent both buyer and seller and run the closing, especially downstate. Budget for a seller attorney fee.

Property taxes

New York taxes are generally paid in advance. Town and county taxes are billed in January for the calendar year and school taxes in September for the July-to-June school year; New York City bills its July-to-June year in advance. The buyer typically reimburses the seller for the prepaid part.

Local differences

New York City buyers pay a graduated mansion tax on the whole price: 1% from $1 million, 1.25% from $2 million, 1.5% from $3 million, 2.25% from $5 million, 3.25% from $10 million, 3.5% from $15 million, 3.75% from $20 million and 3.9% from $25 million. A $2.5 million purchase pays $31,250, plus $38,500 in mortgage recording tax on a $2 million loan. On the East End of Long Island, buyers also pay the 2% Peconic Bay tax.

New York by county and city

Most of New York follows the rules above. These places add a tax of their own, set a different rate or change who pays, and the calculator applies them when you pick one. Amounts are what the seller usually pays in transfer and deed taxes on $450,000, plus the owner’s title policy where the seller usually buys it.

Everywhere else in New York

The state’s rules, as above

$1,800

Albany County

Mortgage recording tax 1%