Hamptons real estate.
The Hamptons run on New York State law but with three local wrinkles Manhattan buyers and sellers often miss: the Peconic Bay CPF (a 2.0%–2.5% buyer-paid land preservation tax, town-specific), a flat 1% mansion tax (not NYC’s 1.25%–3.9% tiered cliffs), and Suffolk County mortgage recording tax at 1.05% on mortgages above $500K (versus NYC’s 1.925% on condo loans). These calculators apply all three on top of the standard NY framework.
Hamptons closing cost calculators.
Hamptons Buyer Closing Cost Calculator
Peconic Bay CPF (rate + exemption by town: East Hampton, Southampton, Shelter Island, Southold, Riverhead), NY State mansion tax (flat 1% above $1M), Suffolk County MRT, NY title insurance, attorney and survey fees. Customizable by purchase price, down payment, and town.
Hamptons Seller Closing Cost Calculator
NY State transfer tax (0.4% under $3M, 0.65% at/above $3M as a cliff on the full price), broker commission, attorney and miscellaneous closing fees. Notably absent: the NYC RPTT (~1.4%–1.825%) that Manhattan sellers carry.
What makes Hamptons closing costs different from Manhattan.
The Peconic Bay CPF is the headline line item
The Peconic Bay Community Preservation Fund (Town Law §64-e) is a buyer-paid transfer tax that funds local land preservation across the five East End towns. Rate and exemption vary:
- East Hampton, Southampton, Shelter Island: 2.5% on the amount above a $400,000 exemption
- Southold: 2.5% on the amount above a $250,000 exemption
- Riverhead: 2.0% on the amount above a $250,000 exemption
On a $10M East Hampton purchase, the CPF runs $240,000 — larger than the mansion tax, larger than the title insurance, larger than any other single line item. Some towns include phase-out provisions for the exemption at higher price tiers — high-value buyers should verify the specific treatment with their attorney before contract.
The mansion tax is flat 1% — not NYC’s tiered schedule
NY Tax Law §1402-a applies the mansion tax (1% on residential transfers ≥ $1M) statewide, but the additional tiered surcharges that cap at 3.9% on $25M+ purchases only apply within New York City. Outside the five boroughs — which includes the entire East End — the rate is flat 1%.
On a $20M Sagaponack purchase, that’s $200,000 in mansion tax versus $750,000 if the same purchase were a Manhattan townhouse. Meaningful savings at the top of the market.
Suffolk County MRT runs lower than NYC
Buyer share of NY mortgage recording tax in Suffolk County is 1.05% on mortgages above $500K (vs. NYC’s 1.925% on condo loans above the same threshold). On a $4M mortgage, that’s a $35,000 swing — relevant to financed Hamptons purchases by Manhattan clients accustomed to the higher city rate.
Sellers avoid the NYC RPTT
Manhattan sellers carry an NYC-specific Real Property Transfer Tax of 1.4%–1.825% on residential transfers above the $500K threshold. The Hamptons doesn’t carry this. NY State transfer tax still applies (0.4% below $3M, 0.65% above), but that’s the same line a Manhattan seller pays — so the net Hamptons seller-side advantage is roughly 1.4%–1.825% of the sale price.
What the Hamptons shares with the rest of NY
- Buyer-paid title insurance at TIRSA-regulated rates
- No flip tax (this is a co-op / sponsor convention, not a state thing)
- NY State transfer tax cliff at $3M (the “Peyser Tax”)
- Attorney-led closings (not escrow-state structure)
Considering a Hamptons transaction?
For Manhattan clients with East End exposure — the Sagaponack estate, the Southampton beach house, the Bridgehampton compound — the planning conversation often centers on tax structuring (CPF phase-outs, NY mansion-tax savings vs. Manhattan, NYS transfer tax cliff at $3M) and identifying the right Compass East End specialist. A 30-minute consultation gets you the framework.
The Roebling Team at Compass is a New York–licensed practice concentrated in Manhattan. For Hamptons transactions, we typically collaborate with Compass agents specializing in the East End market — clients get on-the-ground expertise on local inventory and dynamics while keeping the analytical framework consistent across their NY portfolio. This calculator is an informational research tool, not solicitation of representation.
For trans-market clients (Manhattan + Hamptons portfolios) or to discuss your specific transaction, schedule a consultation. Where appropriate, we’ll introduce you to a vetted Compass agent specializing in the East End.