Free 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, 24 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 |
| 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 |
| 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, 1.25% 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
Verified 2026-09-30. 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 support@netsheet.org.
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, 24 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.
New York net sheets by county
- 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
- Ontario County
- 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
The 80 largest of 303 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
- Clay
- Hempstead
- Tonawanda Town
- Union
- Levittown
- Troy
- Irondequoit
- Henrietta
- Orangetown
- Niagara Falls
- Perinton
- Binghamton
- West Seneca
- Mount Pleasant
- Freeport
- Hicksville
- Kiryas Joel
- Palm Tree
- West Babylon
- Cortlandt
- Coram
- Valley Stream
- Penfield
- Guilderland
- Clifton Park
- Central Islip
- Brighton
- Elmont
- Commack
- East Meadow
- Yorktown
- Bethlehem
- Long Beach
- New City
- Carmel
- Ithaca
- Spring Valley
- Uniondale
- Baldwin
- Huntington Station
- Clarence
- Salina
- Poughkeepsie
- Rome
- Oceanside
- Vestal
- Centereach
- Wallkill
- Harrison
- Bay Shore
- Cicero
- Port Chester
- Franklin Square
- Pittsford
- Middletown
- North Tonawanda
- East Fishkill
- Glenville
- Queensbury
- East Hampton
- Chili
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