Seller closing costs in New York depend first on which side of the city line the home is on. In New York City, transfer taxes alone run 1.4% to 2.075% of the price, according to Hauseit's guide to NYC transfer taxes. In most of Westchester, sellers pay only the 0.4% New York State transfer tax, while Yonkers sellers pay 1.9% because the city adds its own 1.5% tax, according to the City of Yonkers. Commission, legal fees and building charges come on top.
I sell on both sides of that line, from East Harlem and Riverdale to Yonkers, Tuckahoe and Bronxville, and the difference in costs regularly surprises sellers who move between the two. Here is the complete picture.
Transfer taxes, side by side
| Location | City or local tax | NYS tax | Total |
|---|---|---|---|
| NYC, under $500,000 | 1% | 0.4% | 1.4% |
| NYC, $500,000 to under $3M | 1.425% | 0.4% | 1.825% |
| NYC, $3M and above | 1.425% | 0.65% | 2.075% |
| Yonkers house or condo | 1.5% | 0.4% | 1.9% |
| Yonkers co-op | None | 0.4% | 0.4% |
| Bronxville, Tuckahoe and most of Westchester | None | 0.4% | 0.4% |
The NYC rates apply to co-ops, condos and one- to three-family houses alike. New York State rounds the price up to the next $500 before applying its rate.
Worked examples
| Sale | Transfer taxes |
|---|---|
| $450,000 co-op in Riverdale | $6,300 |
| $725,000 condo in East Harlem | $13,231 |
| $865,000 colonial in Colonial Heights, Yonkers | $16,435 |
| $1,500,000 house in Bronxville | $6,000 |
The Bronxville house sells for about 75% more than the Colonial Heights colonial and carries well under half the transfer tax. When sellers compare notes across the border, this is usually why.
The other costs every seller should budget for
Brokerage commission. Commission is negotiable and is set in your listing agreement. Since the 2024 changes to how buyer-agent compensation is handled, sellers also decide separately whether to offer anything toward the buyer's agent. I put every one of those choices in writing before a seller signs.
Seller's attorney. New York closings are run by attorneys, and most charge a flat fee for a residential sale.
Flip tax. Many co-ops charge one, often 1% to 3% of the sale price, and some calculate it on profit or per share instead. Riverdale and East Harlem co-ops frequently have them.
Building fees. Co-ops and condos charge managing agent, processing and move-out fees. Condo sellers may also need to obtain a waiver of the board's right of first refusal.
Loan payoff and lien releases. Your lender's payoff letter sets the amount. Co-op sales also require a lien search and release of the lender's lien on the shares.
Prorations. Property taxes, maintenance or common charges, and water and sewer are adjusted at closing so you pay only for the time you owned the home.
What sellers do not pay. The mansion tax, 1% on residential purchases of $1 million or more, is the buyer's cost, as are the buyer's mortgage recording tax and title insurance.
What this means for sellers
Across the corridor, buyers are paying for well-priced homes, and they are quick to discount ones that are not. In September 2026, Yonkers homes sold at 101.2% of list price and Bronxville homes at 103.4%, according to Redfin, while Riverdale homes sold at 99.2% of list with 39.3% of listings taking a price cut. In every one of those markets, the sellers who come out ahead are the ones who knew their net before they chose a price.
How to protect your proceeds
- Run your numbers early. The net proceeds calculator applies all of the taxes above in seconds.
- Ask for a written net sheet. It should start from comparable sales and list every cost, including your building's flip tax.
- Mind the thresholds. In NYC, the transfer tax rate rises above $500,000 and again at $3 million. On a sale near either line, it is worth discussing.
- Gather documents before listing. Deed, survey, certificates of occupancy, building financials and payoff information shorten the path to closing.
- Talk to your accountant. Many long-time owners qualify for the federal home-sale capital gains exclusion, but the details matter.
If you are planning a sale in East Harlem, Riverdale, Yonkers, Colonial Heights, Tuckahoe or Bronxville, I prepare written net sheets at no cost.
Sources: Hauseit, NYC and NYS transfer tax for sellers; City of Yonkers, Real Estate Transfer Tax; Redfin, Yonkers and Bronxville, September 2026; Redfin, Riverdale, September 2026. General information only, not legal or tax advice.
Frequently asked questions
How much are seller closing costs in NYC?
NYC sellers pay transfer taxes of 1.4% of the price below $500,000, 1.825% from $500,000 to under $3 million, and 2.075% at $3 million and above, combining the NYC Real Property Transfer Tax and the New York State transfer tax. Attorney fees, commission, flip tax and building fees come on top.
What transfer tax do sellers pay in Westchester County?
Most Westchester sellers pay only the New York State transfer tax of 0.4%. Yonkers adds a 1.5% city transfer tax, for 1.9% combined, though co-op sales are exempt from the Yonkers tax.
Who pays the mansion tax in New York?
The buyer. New York's mansion tax applies to residential purchases of $1 million or more and is paid by the buyer, not the seller.
Do co-op sellers pay a flip tax?
Only if the building has one. Many East Harlem and Riverdale co-ops charge a flip tax, often 1% to 3% of the sale price, set by the building's proprietary lease or bylaws.
How can I estimate my net proceeds from a home sale in New York?
Subtract transfer taxes, commission, attorney fees, any flip tax and building fees, and your loan payoff from a realistic sale price based on recent comparable sales. A free calculator and a written net sheet from Rafael Barbosa are available at rafaelbarbosa.com.
Rafael Barbosa is a Licensed Real Estate Salesperson with Compass with 14+ years of experience and 500+ closed transactions representing sellers in East Harlem, Riverdale, Yonkers, Colonial Heights, Tuckahoe and Bronxville. He works in English and Spanish. Reach him at 914-430-0440 or rafael@compass.com.
