Greenwich real estate.
Connecticut runs on a fundamentally different math than New York. There’s no mortgage recording tax, no separate mansion tax, and no NYC RPTT. Instead, the state stacks tiered conveyance tax (0.75% / 1.25% / 2.25%) on the seller — with the 2.25% top tier on $2.5M+ effectively serving as the CT mansion tax. Greenwich (plus Darien, New Canaan, Westport) adds the standard 0.25% municipal portion. These calculators apply the full structure.
Greenwich closing cost calculators.
Greenwich Buyer Closing Cost Calculator
CT title insurance (buyer-paid, promulgated), buyer’s attorney (CT requires attorney representation), recording fees, survey, inspection, and lender fees if financed. No mortgage recording tax, no buyer-side conveyance tax — CT is light on statutory buyer-side items.
Greenwich Seller Closing Cost Calculator
CT state conveyance tax (tiered 0.75% / 1.25% / 2.25%), 0.25% municipal portion, broker commission, seller’s attorney, and release-of-mortgage recording. Non-resident sellers additionally face 10% CT income tax withholding (refundable).
What makes Connecticut closing costs different from New York.
The conveyance tax IS the mansion tax
CT doesn’t have a separate mansion tax — instead, it runs tiered conveyance tax on the seller per CGS §12-494:
- 0.75% on the first $800,000
- 1.25% on the amount $800,000–$2,500,000
- 2.25% on the amount above $2,500,000
The top 2.25% tier kicks in at $2.5M, which is where the effective "mansion tax" treatment begins. On a $5M Greenwich sale, the state conveyance tax runs $83,750 (a blended 1.675%). Add the 0.25% Greenwich municipal portion ($12,500) and the total transfer tax burden is about $96,250 — meaningfully less than the equivalent Manhattan sale would carry (NYS 0.65% on $3M+ plus NYC RPTT 1.825% = $124,000 on $5M just in transfer taxes alone).
No mortgage recording tax
CT doesn’t tax mortgage instruments. There are nominal recording fees on the mortgage (typically $60-200), but nothing like NY’s 1.925% on condo loans (or 1.05% in Suffolk). For a Manhattan client financing a Greenwich purchase, this alone can save tens of thousands on the buyer side.
CT is an attorney-state
Unlike Florida (escrow agent runs closing), CT requires attorney representation for both buyer and seller. Plan for $1,500–$3,500 per side at the HNW tier. Functionally similar to New York’s attorney-led closing model.
Non-resident seller withholding
If the seller is not a CT resident, the closing agent statutorily withholds 10% of the consideration for CT income tax purposes (Form AU-261). On a $5M sale, that’s $500,000 held back at closing. This is refundable against actual CT income tax liability — it is not an additional tax — but it materially affects cash-at-closing for non-resident sellers. Worth coordinating with your CPA before contract.
Trans-state structuring is the real conversation
For Manhattan clients buying in Greenwich, the closing-cost comparison is usually secondary to the income-tax structuring question: CT income tax tops out at 6.99% versus NY’s 10.9% + NYC 3.876% (for high earners). Tax-residency planning is the meaningful dollar conversation; closing costs are the floor.
Considering a Greenwich transaction?
For Manhattan clients evaluating a Greenwich or Gold Coast purchase, the planning conversation usually starts with the tax-residency question (NY vs CT income tax structuring, days-in tracking, CT conveyance tax exposure on the eventual exit) and extends to identifying the right Compass Greenwich specialist. A 30-minute consultation gets you the framework.
The Roebling Team at Compass executes transactions directly in Manhattan. For Greenwich buyers and sellers, we collaborate with Compass agents in Greenwich via referral — clients work with the best on-the-ground representation while keeping the analytical framework consistent across markets. This calculator is an informational research tool, not solicitation of representation.
For trans-market clients (Manhattan + Greenwich portfolios) or to discuss your specific transaction, schedule a consultation. Where appropriate, we’ll introduce you to a vetted Compass agent in the local market.