Free Greenwood Lake, New York seller net sheet calculator
Closing costs, transfer taxes and who pays what when selling a home in Greenwood Lake, New York (Orange County). The calculator applies the local rates for you.
- Median home value
- $309,600
- Transfer tax on $310,000
- $2,815
- Seller costs on $310,000
- About $18,625
- Median property tax bill
- $6,986 a year
- County
- Orange County
- Population
- 2,987
Greenwood Lake transfer tax
On a $310,000 sale in Greenwood Lake, transfer taxes come to $2,815: NY State real estate transfer tax and Town of Warwick Community Preservation Fund tax. By custom the seller pays $1,240 of that and the buyer $1,575. A buyer who finances 80% of the price also pays $1,954 in mortgage taxes (Mortgage recording tax (Nassau/Suffolk/Putnam/Orange/Dutchess)). Greenwood Lake has its own local transfer tax, so the total differs from the rest of Orange County, where the same sale would owe $1,240.
| Tax | Rate | Paid by | On $310,000 |
|---|---|---|---|
| NY State real estate transfer tax | $2.00 per $500 | Seller | $1,240 |
| Town of Warwick Community Preservation Fund tax | 0.75% of price above $100,000 (buyer) | Buyer | $1,575 |
| Mortgage recording tax (Nassau/Suffolk/Putnam/Orange/Dutchess) | 0.80% borrower (1.05% total) | Buyer | $1,954 |
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $1,000 | $1,125 | $2,125 |
| $310,000 local median value | $1,240 | $1,575 | $2,815 |
| $500,000 | $2,000 | $3,000 | $5,000 |
| $1,000,000 | $4,000 | $16,750 | $20,750 |
Example Greenwood Lake seller net sheet
A $310,000 sale, close to Greenwood Lake's median home value of $309,600, with a 5% commission and a $185,000 mortgage payoff. Seller costs come to about $18,625, or 6% of the price.
| Line | Seller |
|---|---|
| Sale price | $310,000 |
| First mortgage payoff | −$185,000 |
| Real estate commission (5%) | −$15,500 |
| NY State real estate transfer tax | −$1,240 |
| 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 | $106,375 |
Who pays what in Greenwood Lake
Greenwood Lake closings follow Orange County customs. In Orange 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 Greenwood Lake
The median property tax bill for homeowners in Greenwood Lake is $6,986 a year, about 2.26% of the median home value of $309,600 (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.
Greenwood Lake seller questions
How much is the transfer tax in Greenwood Lake, New York?
On a $310,000 sale in Greenwood Lake, transfer taxes come to $2,815: NY State real estate transfer tax and Town of Warwick Community Preservation Fund tax. By custom the seller pays $1,240 of that and the buyer $1,575. A buyer who finances 80% of the price also pays $1,954 in mortgage taxes (Mortgage recording tax (Nassau/Suffolk/Putnam/Orange/Dutchess)). Greenwood Lake has its own local transfer tax, so the total differs from the rest of Orange County, where the same sale would owe $1,240.
How much are seller closing costs in Greenwood Lake?
On a $310,000 sale, close to the median home value in Greenwood Lake, with a 5% commission, estimated seller costs are about $18,625 (6% of the price). Without commission they are about $3,125. The loan payoff and property tax proration change the final number.
What county is Greenwood Lake in, and does it matter at closing?
Greenwood Lake is in Orange 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 Orange 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 Greenwood Lake?
The median property tax bill for homeowners in Greenwood Lake is $6,986 a year, about 2.26% of the median home value of $309,600 (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.
Other cities in Orange County
- Kiryas Joel
- Palm Tree
- Wallkill
- Middletown
- Newburgh
- New Windsor
- Blooming Grove
- Highlands
- Cornwall
- Woodbury
- Scotchtown
- Warwick
Cities near Greenwood Lake
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