By Rellia editorial team — The Rellia editorial team prepares source-linked educational pages for Long Island sellers.

Published 2026-08-20 · Updated 2026-10-13

Nassau County seller closing costs explained

Quick answer

The largest government closing cost for most Nassau County sellers is the New York State transfer tax: $2 for each $500 of the sale price (0.4%), which works out to $3,644 on a $911,000 sale. The rest of a Nassau seller's closing statement usually comes from recording charges published by the Nassau County Clerk, private invoices from the attorney and title or closing company, and amounts specific to the sale, such as the mortgage payoff, tax adjustments, and any fee or compensation the seller agreed to. There is no single "typical" Nassau total, so ask for an itemized statement.

1. New York State real estate transfer tax (seller line)

The New York State Department of Taxation and Finance sets the rate at $2 for each $500, or fractional part of $500, of consideration when consideration exceeds $500. That is 0.4% of the price. The Tax Department states that this base tax is paid by the grantor (the seller) unless the contract between buyer and seller provides otherwise. If the seller does not pay or is exempt, the buyer must pay. The return, Form TP-584, is filed with the county clerk, and the form and payment are due no later than the 15th day after the deed is delivered.

Worked examples, arithmetic only:

• Sale price $600,000: transfer tax (0.4%) $2,400
• Sale price $750,000: transfer tax (0.4%) $3,000
• Sale price $911,000: transfer tax (0.4%) $3,644
• Sale price $1,200,000: transfer tax (0.4%) $4,800

The $911,000 example matches the August 2026 median price of closed home sales in Nassau, as reported by Long Island Business News from OneKey MLS numbers on September 17, 2026. The additional New York City transfer taxes listed on the Tax Department page do not apply to Nassau properties.

For more detail, including exemptions and the continuing-lien rule, see the New York transfer tax guide for Long Island sellers.

2. Mansion tax (buyer-side context)

New York adds a 1% tax, often called the mansion tax, on residences where consideration is $1 million or more. The Tax Department places it on the buyer. If the buyer does not pay or is exempt, the seller must pay. On a $1,200,000 sale that is $12,000, which is why buyers near the $1 million line pay close attention to price. It is not normally a seller cost, but it can affect negotiations.

3. Nassau County Clerk recording fees

The Nassau County Clerk records the deed in Mineola and publishes a land recording fee schedule. The version linked from the Clerk's Real Estate Fees page is marked Rev. 7/2020. It lists, for a deed:

• Recording fee: $40
• Per block fee: $300
• Per page: $5
• Endorsement page (office generated): $5
• RP-5217 equalization and assessment fee, residential: $125
• RP-5217 equalization and assessment fee, commercial: $250
• NYS transfer tax filing fee (TP-584): $5
• Deed notification, residential only: $10

If the seller has a mortgage, the lender's satisfaction of mortgage is also recorded. The same schedule lists a $40 recording fee, a $300 per block fee, $5 per page, a $5 endorsement page, and a $0.50 mortgage cross reference ($3.50 for each additional cross reference).

Which party pays each recording charge is set by the contract and local practice and appears on the closing statement. Page count and the number of tax-map blocks change the total, so check the Clerk's current schedule before relying on any figure.

4. Mortgage payoff and adjustments

If the home has a mortgage or home equity line, the lender's payoff letter sets the payoff amount, including interest through the payoff date and any lender charges. Property taxes, and sometimes fuel oil or other items, are commonly adjusted between buyer and seller at closing depending on what has been paid in advance. These are not fees in the usual sense, but they move the net number more than most fee lines.

5. Private invoices

The seller's attorney sets the attorney fee. New York residential closings commonly involve attorneys for both sides, as the New York State Bar Association's LEGALease guide on the attorney's role in home purchases describes. Title and closing companies set their own charges for items billed to the seller. Neither amount is published by Nassau County or New York State, so ask each provider for a written quote.

6. Fees and compensation you agree to

If you sell with a listing brokerage, the compensation is whatever your listing agreement says. Rellia's seller platform fee is 2% of the final sale price, payable at closing. On a $911,000 sale, 2.0% is $18,220. That is arithmetic only, not a quote. See pricing for the current terms.

7. Taxes on the gain (not a closing cost)

Income tax on the gain is not paid at the closing table, but it affects what you keep. IRS Publication 523 explains that qualifying sellers may exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Nonresident sellers may also need to make an estimated New York income tax payment with Form IT-2663 when Form TP-584 is filed, according to the Tax Department. Ask a tax professional about your situation.

How to use this on a real Nassau sale

• Get a current value range with a free estimate.
• Estimate the transfer tax at 0.4% of your expected price.
• Ask your attorney for a written fee quote and a draft closing statement.
• Request a mortgage payoff letter well before closing.
• Confirm the Clerk's current fee schedule and your block count.
• Compare the fee or compensation you would pay under each selling option. Start at /sell.

Buyers have their own costs, including the mortgage recording tax. The buyer closing cost calculator shows what a buyer may need at closing, which helps when you compare offers.

Before you rely on this guide

Please note: This guide is general information, not legal, tax or financial advice. It may contain inaccuracies or become outdated. Before you act, confirm the details for your sale with your own attorney, tax adviser or title company.

Rates and fees are as of October 13, 2026, from the New York State Department of Taxation and Finance and the Nassau County Clerk. Fees change, so confirm current amounts with your attorney or title company.