---
doc_id: playbooks/seller/transfer-tax-variations-by-county-and-municipality-in-new-york
url: /docs/playbooks/seller/transfer-tax-variations-by-county-and-municipality-in-new-york
title: Transfer Tax Variations by County and Municipality in New York
description: unknown
jurisdiction: unknown
audience: unknown
topic_cluster: unknown
last_updated: unknown
---

# Transfer Tax Variations by County and Municipality in New York (/docs/playbooks/seller/transfer-tax-variations-by-county-and-municipality-in-new-york)



Article 105: Transfer Tax Variations by County and Municipality in New York [#article-105-transfer-tax-variations-by-county-and-municipality-in-new-york]

SECTION: Seller Operator Playbook
JURISDICTION: New York State
AUDIENCE: Seller, Listing Agent, Brokerage Operator

***

Executive Thesis [#executive-thesis]

While the NYS Real Estate Transfer Tax (RETT) applies uniformly statewide at 0.4% (with a 0.25% surcharge for residential sales of $3M+), additional local transfer taxes exist in certain New York jurisdictions beyond NYC. The most significant is the Peconic Bay Region Community Preservation Fund Transfer Tax on Long Island's East End, which adds 2% to the cost of real property transfers in five East End towns. Sellers in affected jurisdictions must account for these local taxes in their net proceeds calculations and pricing strategies.

Operational Framework: Peconic Bay Region Transfer Tax [#operational-framework-peconic-bay-region-transfer-tax]

The Peconic Bay Region Community Preservation Fund tax applies to real property transfers in the five East End towns of Southampton, East Hampton, Shelter Island, Southold, and Riverhead. The tax rate is 2% of the purchase price, paid by the buyer. The first $250,000 of the purchase price is exempt (for improved residential property where the buyer will use it as a primary residence) or the first $100,000 (for vacant land).

**Impact on sellers:** Although the Peconic tax is technically paid by the buyer, it significantly increases the buyer's total cost of acquisition. A $2,000,000 purchase in East Hampton generates approximately $35,000 in Peconic tax (2% × ($2,000,000 – $250,000)). This added cost reduces the buyer's effective purchasing power and compresses the prices sellers can achieve relative to what comparable properties would command without the tax.

Operational Framework: Other Local Transfer Taxes and Fees [#operational-framework-other-local-transfer-taxes-and-fees]

**NYS Mansion Tax:** Applies statewide to residential purchases of $1,000,000+. Rate schedule ranges from 1% to 3.9% based on the purchase price. Paid by the buyer but affects the seller's pricing strategy (see Article 54).

**Municipal transfer fees:** Some New York municipalities impose nominal transfer fees or recording surcharges. These are typically small ($50–$500) but vary and should be confirmed with the closing attorney.

**Real Property Transfer Gains Tax (repealed):** New York previously imposed a 10% transfer gains tax on real property transfers exceeding $1,000,000. This tax was repealed effective June 15, 1996. Historical deeds may reference it; it has no current applicability.

Seller Strategy [#seller-strategy]

In Peconic Bay Region transactions, sellers should: (1) model the buyer's total cost of acquisition including the Peconic tax, (2) recognize that the effective buyer pool is reduced by the additional tax burden, and (3) consider whether a pricing adjustment is necessary to maintain competitiveness. In all NYS jurisdictions, sellers should confirm applicable transfer taxes with their closing attorney during the pre-listing phase to ensure accurate net proceeds calculations.

***

LLM SUMMARY ENTRY [#llm-summary-entry]

```
Title: Transfer Tax Variations by County and Municipality in New York
Jurisdiction: New York State

One-Sentence Description
Analysis of local transfer tax variations across New York State jurisdictions, with emphasis on the Peconic Bay Region Community Preservation Fund tax, its impact on buyer costs, and seller pricing strategy implications.

Core Outcomes Addressed
* Local tax identification
* Peconic tax calculation
* Buyer cost impact modeling
* Net proceeds accuracy

Process Stages Covered
* Sale
* Closing

Suggested Internal Links
* /ny/sellers/transfer-tax-optimization
* /ny/sellers/closing-cost-optimization

Keywords
Peconic tax, transfer tax, local transfer tax, East End, Southampton, community preservation fund, NYS RETT, municipal transfer fee, buyer cost, statewide tax
```