Updated October 2026. New York statutes, Department of Taxation and Finance, NYC Department of Finance and county clerk pages checked on October 31, 2026.
Yes, you can sell your house in New York without a realtor. As of October 2026, you hand the buyer a signed Property Condition Disclosure Statement before they sign the contract, and you pay the state transfer tax of $2 per $500. On the typical $524,900 New York home, that’s $2,100. Most sellers here also hire a real estate attorney.
Beycome doesn’t list homes in New York yet. This page is a plain guide to the rules, so you can sell on your own with confidence.
Jump to: 🪜 Steps · 💲 Costs · 📍 Disclosure · ⚖️ Attorney · 🤝 Closing · 🏠 Realtor? · ❓ FAQ
New York key takeaways
- The typical New York home was worth $524,900 in September 2026 (Zillow Home Value Index), up 5.6% over the year.
- The seller pays the state transfer tax of 0.4%. In New York City, the seller also pays the city tax of 1% or 1.425%.
- The buyer pays the 1% mansion tax on homes of $1 million or more.
- Since March 20, 2024, you can’t skip the disclosure form by giving the buyer a $500 credit.
What are the steps to sell a house by owner in New York?
New York sales follow a set rhythm, and lawyers play a bigger part here than in most states. Here’s the order we’d follow.
- Work out your net number: price, minus the transfer tax, your payoff and closing costs.
- Fill in and sign the Property Condition Disclosure Statement, unless your home is a condo or co-op.
- Pick a real estate attorney early, so the contract is ready when an offer arrives.
- Price from recent nearby sales. Our home value calculator gives you a range.
- Market the home with good photos, a clear listing and open houses.
- Give each serious buyer the signed disclosure before they sign anything binding.
- Agree on price and terms, then let the attorneys draft or approve the contract.
- Close, sign the deed and file the transfer tax return with the county clerk.
For the paperwork, start with our checklist for selling without an agent. Need your tax bill or parcel number? Our New York property tax lookup guide shows where to find it.
One New York twist matters for the contract. Upstate, the first paper is often a form contract that is “subject to attorney approval.” Downstate, the seller’s attorney usually writes the contract. That split comes from the state bar’s own guide to buying and selling.
How much does it cost to sell a house in New York by owner?
Your biggest costs are taxes, the payoff on any mortgage, your attorney and any buyer’s agent pay you agree to. The state sets the transfer tax. Where you live decides the rest.
Here’s what the tax side looks like on three typical values from the Zillow Home Value Index for September 2026:
| Where | Typical value | State transfer tax (seller) | Local transfer tax (seller) | Seller total |
|---|---|---|---|---|
| New York State average | $524,900 | $2,100 | None in most areas | $2,100 |
| New York City | $825,900 | $3,304 | $11,769.08 (1.425%) | $15,073.08 |
| Buffalo (Erie County) | $244,100 | $978 | $1,222.50 (Erie County) | $2,200.50 |
| Yonkers | $701,800 | $2,808 | $10,527 (1.5%) | $13,335 |
The state tax is $2 for each $500, and any part of $500 counts as a full $500. That’s why $524,900 comes to $2,100 and not $2,099.60. The mansion tax isn’t on this chart because all four values sit under $1 million, and the buyer pays it anyway.
Then come the filing fees. In Erie County, for example, the clerk charges $45 to record a deed plus $5 a page, $10 to file Form TP-584 and $125 to file Form RP-5217 for a home. Other counties set similar fees, so check your clerk’s page.
Outside the taxes, plan for your attorney’s fee, the payoff, prorated property taxes and any buyer’s agent pay you offer. Our guide on who pays closing costs walks through each line.
What must you disclose when selling a house in New York?
Under the Property Condition Disclosure Act, Real Property Law § 462, you complete and sign a form set out in the law. A copy goes to the buyer before they sign a binding contract. A copy signed by both of you is attached to the contract.
The current form has 56 questions. They cover title and shared features, flood zones and flood insurance, fuel tanks, asbestos, lead plumbing, radon, mold, roof, structure, water, sewer, electric and the major systems. You answer from what you actually know. You don’t have to hire an inspector.
The old shortcut is gone. Until March 20, 2024, a seller could skip the form and give the buyer a $500 credit at closing. The legislature removed that option, so now you fill in the form. If you learn something that makes an answer wrong before closing, you give the buyer a revised form.
Condos and co-op apartments are outside this form, and so are some transfers, such as estate sales by an executor and new homes no one has lived in. For homes built before 1978, add the federal lead paint disclosure. For general tips on filling out a disclosure, read our guide to seller disclosures.
Do you need an attorney to sell a house in New York?
The state bar’s guide treats it as your choice. It speaks of what to do “if you plan to have an attorney represent you.” In practice, most New York sellers and buyers each have one.
That’s because the contract usually runs through attorneys. Upstate, form contracts are often written “subject to attorney approval.” New York’s highest court, in Moran v. Erk (2008), said that clause means what it says: the contract binds no one until the approval period ends. Downstate, the seller’s attorney usually drafts the contract from the start.
So even without an agent, you’ll want someone to read or write your contract. If you go without one, the buyer’s attorney will still review every word, and their job is to protect the buyer, not you. Our for sale by owner contract guide covers the clauses that matter.
Sell smarter
List your home on the MLS from $99
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Sell your home →Buy smarter
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On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →What happens at closing in New York?
At closing, the documents are checked against the contract, the buyer pays the balance, and you hand over the deed and keys. The closing papers are usually prepared by the seller’s attorney or agent. Upstate, a warranty deed is common. Downstate, a bargain and sale deed with covenant is more common.
Outside New York City, Form TP-584 goes to the county clerk with the deed, and the tax is due within 15 days of delivering the deed. In New York City, the state form is TP-584-NYC, and the city’s own RPTT return is filed online through ACRIS within 30 days.
Form TP-584 also carries a certification of exemption from estimated personal income tax. If you don’t live in New York, you may owe estimated tax on your gain when the deed is recorded. Ask your attorney or tax advisor before closing day.
Do you need a realtor to sell your house in New York?
No, it’s not required; it’s your choice. Both paths can work well.
An agent prices the home, runs showings, deals with buyers’ agents and handles the back and forth on offers. That help is paid for. As an example, a 3% listing fee on $524,900 would be $15,747. Selling on your own, you take on more of that work and keep the difference.
Many owners land in between. They hire an attorney for the contract and closing, and do the marketing themselves. For ideas on reaching buyers, read how to sell a house by owner, and for buyer’s agent pay, see who pays the buyer’s agent.
Beycome doesn’t list homes in New York yet, so this guide doesn’t point you to a Beycome listing package here.
More New York guides: New York Property Condition Disclosure: What Sellers Must Disclose in 2026, New York Real Estate Transfer Tax and Mansion Tax: Who Pays and How Much (2026), Do You Need a Lawyer to Sell a House in New York? (2026), Sell Your House by Owner in Buffalo, NY: Taxes, Fees and Steps (2026).
New York FSBO questions
Can I sell my house in New York without a realtor?
Yes. It’s not required; it’s your choice. You give the buyer the signed disclosure form before they sign the contract, and most sellers use an attorney for the contract and closing.
Who pays the transfer tax in New York?
The seller pays the state transfer tax of $2 per $500, unless the contract says otherwise. The buyer pays the 1% mansion tax on homes of $1 million or more.
How much is the transfer tax on a typical New York home?
On $524,900, the state tax is $2,100. In New York City, the seller adds the city tax, 1.425% on homes over $500,000.
Can I still give a $500 credit instead of the disclosure form?
No. That option ended on March 20, 2024. Sellers of one to four family homes now complete the form unless the sale is exempt.
Do condo and co-op sellers fill out the disclosure form?
No. The law’s definition of residential property leaves out condo units and co-op apartments. You still can’t hide known problems, so talk to your attorney.
Do I need a lawyer to sell my house in New York?
The state bar treats it as your choice, but most New York sellers hire one, because contracts are usually drafted or approved by attorneys.
Can I sell my New York house as is?
Yes. The law lets the parties agree to an “as is” sale. You still complete the disclosure form unless your sale is exempt.
Reviewed by Beycome Brokerage Realty LLC, a licensed real estate brokerage. Licenses: beycome.com/faq/how-to/are-you-a-licensed-broker/.
Commission figures are examples only. Real estate commissions are not set by law or by NAR rules and are fully negotiable. Sellers choose whether to offer any compensation to a buyer’s agent, and how much; since August 17, 2024, those offers can’t be shown on the MLS.
Transfer tax figures use the New York State rate of $2 per $500 (any part of $500 counts as $500), the NYC rate of 1.425% for homes over $500,000, the Erie County rate of $2.50 per $500 and the Yonkers rate of 1.5%, from official pages read on October 31, 2026. Home values: Zillow Home Value Index, September 2026.
This is general information, not legal or tax advice. Talk to a New York real estate attorney or tax advisor about your own sale.
Sources
- New York State Department of Taxation and Finance, Real estate transfer tax: tax.ny.gov, read October 31, 2026.
- NYC Department of Finance, Real Property Transfer Tax: nyc.gov, read October 31, 2026.
- New York Real Property Law § 462, Property condition disclosure statement: nysenate.gov, read October 31, 2026.
- New York Real Property Law § 463, Exemptions: nysenate.gov, read October 31, 2026.
- New York Real Property Law § 465, Liability (revision effective March 20, 2024): nysenate.gov, read October 31, 2026.
- New York State Bar Association, LEGALEase: Buying and Selling Real Estate (2025): nysba.org, read October 31, 2026.
- Moran v. Erk, 11 NY3d 452 (2008): nycourts.gov.
- Erie County Clerk, Record a Deed: erie.gov, read October 31, 2026.
- City of Yonkers, Real Estate Transfer Tax: yonkersny.gov, read October 31, 2026.
- EPA, Real Estate Disclosures About Potential Lead Hazards: epa.gov.
- NAR, Settlement FAQs: nar.realtor.
- Zillow Research, Zillow Home Value Index (September 2026): zillow.com.
Disclosure & Disclaimer
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