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

Suffolk County seller closing costs explained

Quick answer

Suffolk County sellers normally pay the New York State transfer tax, unless the contract says otherwise: $2 for each $500 of the sale price (0.4%), which works out to $3,040 on a $760,000 sale. The rest of a Suffolk seller's closing statement usually comes from deed recording charges published by the Suffolk 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. In the five East End towns, a separate community preservation transfer tax also applies, and state law places it on the buyer. There is no single "typical" Suffolk 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, which is 0.4% of the price. The Suffolk County Clerk's deed page gives the same rule with a small example: $750 of consideration produces $4 of tax. The Tax Department states that the base tax is paid by the grantor (the seller) unless the contract provides otherwise, and that the buyer must pay if the seller does not or is exempt. Form TP-584 is filed with the Suffolk 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 $550,000: transfer tax (0.4%) $2,200
• Sale price $760,000: transfer tax (0.4%) $3,040
• Sale price $900,000: transfer tax (0.4%) $3,600
• Sale price $1,500,000: transfer tax (0.4%) $6,000

The $760,000 example matches the August 2026 median price of closed home sales in Suffolk, as reported by Long Island Business News from OneKey MLS numbers on September 17, 2026. The additional New York City transfer taxes on the Tax Department page do not apply in Suffolk.

For 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 on residences where consideration is $1 million or more. The Tax Department places it on the buyer, and the Suffolk Clerk collects it at recording. If the buyer does not pay or is exempt, the seller must pay. On a $1,500,000 sale that is $15,000.

3. East End community preservation tax (buyer-side context)

The Suffolk Clerk requires a Peconic Bay Region Community Preservation Form for deeds in the five East End towns only: Riverhead, Southampton, East Hampton, Shelter Island, and Southold. New York Tax Law Section 1449-dd says this transfer tax is paid by the grantee (the buyer). If the buyer fails to pay or is exempt, the seller has the duty to pay, and the tax becomes a joint and several liability. The Town of Southampton describes its rate as 2.5%, including a 0.5% community housing fund tax, and exempts the first $400,000 of an improved residential parcel where consideration is $2,000,000 or less. Rates and exemptions are set town by town, so check the town's own page.

4. Suffolk County Clerk deed recording fees

The Suffolk County Clerk publishes the fees associated with recording a deed:

• Per side (cover sheet counts as one page): $5
• Handling: $20
• Commissioner of Education fee: $5
• NYS surcharge: $15
• TP-584: $5
• County fee for RP-5217: $5
• NYS fee for RP-5217, residential: $125
• NYS fee for RP-5217, commercial or vacant: $250
• Real property verification fee, per lot: $200

The Clerk also publishes a separate mortgage fee schedule that applies when a mortgage is recorded, which is usually the buyer's new loan. Which party pays each recording charge is set by the contract and local practice and appears on the closing statement. Page count and lot count change the total.

5. 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, and the satisfaction is then recorded. Property taxes and other prepaid items are commonly adjusted between buyer and seller at closing. These lines often move the net number more than the fee lines do.

6. Private invoices

The seller's attorney sets the attorney fee. New York residential closings commonly involve attorneys, 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. Ask each provider for a written quote.

7. Fees and compensation you agree to

If you sell with a listing brokerage, compensation is whatever your listing agreement says. Rellia's seller platform fee is 2% of the final sale price, payable at closing. On a $760,000 sale, 2.0% is $15,200. That is arithmetic only, not a quote. See pricing for the current terms.

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

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 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 and the Suffolk Clerk's deed page. Ask a tax professional about your situation.

How to use this on a real Suffolk sale

• Get a current value range with a free estimate.
• Estimate the transfer tax at 0.4% of your expected price.
• If the home is in an East End town, check that town's community preservation rules, since they can affect what a buyer can offer.
• Ask your attorney for a written fee quote and a draft closing statement.
• Request a mortgage payoff letter well before closing.
• Compare the fee or compensation under each selling option. Start at /sell.

The buyer closing cost calculator shows what a buyer may need at closing, which helps when you compare offers with different financing.

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 Suffolk County Clerk. Fees change, so confirm current amounts with your attorney or title company.