Free Amherst, New York seller net sheet calculator
Closing costs, transfer taxes and who pays what when selling a home in Amherst, New York (Erie County). The calculator applies the local rates for you.
- Median home value
- $284,400
- Transfer tax on $285,000
- $2,565
- Seller costs on $285,000
- About $18,700
- Median property tax bill
- $5,821 a year
- County
- Erie County
- Population
- 130,862
Amherst transfer tax
On a $285,000 sale in Amherst, transfer taxes come to $2,565: NY State real estate transfer tax and Erie County transfer tax. By custom the seller pays it. A buyer who finances 80% of the price also pays $1,685 in mortgage taxes (Mortgage recording tax (upstate, 1.00% counties)).
| Tax | Rate | Paid by | On $285,000 |
|---|---|---|---|
| NY State real estate transfer tax | $2.00 per $500 | Seller | $1,140 |
| Erie County transfer tax | $2.50 per $500 | Seller | $1,425 |
| Mortgage recording tax (upstate, 1.00% counties) | 0.75% borrower (1.00% total) | Buyer | $1,685 |
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $2,250 | $0 | $2,250 |
| $285,000 local median value | $2,565 | $0 | $2,565 |
| $500,000 | $4,500 | $0 | $4,500 |
| $1,000,000 | $9,000 | $10,000 | $19,000 |
Example Amherst seller net sheet
A $285,000 sale, close to Amherst's median home value of $284,400, with a 5% commission and a $170,000 mortgage payoff. Seller costs come to about $18,700, or 6.6% of the price.
| Line | Seller |
|---|---|
| Sale price | $285,000 |
| First mortgage payoff | −$170,000 |
| Real estate commission (5%) | −$14,250 |
| NY State real estate transfer tax | −$1,140 |
| Erie County transfer tax | −$1,425 |
| 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 | $96,300 |
Who pays what in Amherst
Amherst closings follow Erie County customs. In Erie 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 Amherst
The median property tax bill for homeowners in Amherst is $5,821 a year, about 2.05% of the median home value of $284,400 (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.
Amherst seller questions
How much is the transfer tax in Amherst, New York?
On a $285,000 sale in Amherst, transfer taxes come to $2,565: NY State real estate transfer tax and Erie County transfer tax. By custom the seller pays it. A buyer who finances 80% of the price also pays $1,685 in mortgage taxes (Mortgage recording tax (upstate, 1.00% counties)).
How much are seller closing costs in Amherst?
On a $285,000 sale, close to the median home value in Amherst, with a 5% commission, estimated seller costs are about $18,700 (6.6% of the price). Without commission they are about $4,450. The loan payoff and property tax proration change the final number.
What county is Amherst in, and does it matter at closing?
Amherst is in Erie 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 Erie 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 Amherst?
The median property tax bill for homeowners in Amherst is $5,821 a year, about 2.05% of the median home value of $284,400 (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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