Hamptons Buyer Closing Cost Calculator
NY State law, the Peconic Bay CPF at the right town-specific rate, and Suffolk County MRT all built into the math. Adjust purchase price, down payment, and town to see the full line-item breakdown — including how the East End’s flat 1% mansion tax compares to Manhattan’s tiered cliffs.
Your purchase
On a $5.00M 60%-financed purchase in East Hampton, buyer closing costs run approximately $250,270 (5.01% of purchase price). The dominant line items are the Peconic Bay CPF (2.5% on the full price; no exemption applies above $2M) and the 1% NY State mansion tax (vs. NYC's tiered schedule that maxes at 3.9%).
Statutory taxes
$198,970Flat 1% on residential transfers ≥ $1M outside NYC. The 1.25%-3.9% NYC mansion-tax cliffs don't apply in the Hamptons — meaningful savings for trophy buyers vs. Manhattan.
Source: NY Tax Law §1402-a
2.5% of the full price. No exemption applies above $2M. Includes the 0.5% Community Housing Fund component where the town has adopted it.
Source: Town Law §64-e (Peconic Bay Community Preservation Fund)
Suffolk's total rate is 1.05%. The borrower ordinarily pays 0.80% (less $30 on a 1-2 family dwelling) and the lender pays the 0.25% special additional tax. Suffolk has no $500K breakpoint. Closing counsel should confirm for your loan.
Source: NY Tax Law §253 / Suffolk County Clerk
Title insurance
$29,500Estimated at ~0.5% of price. Actual cost depends on insurer and endorsements; buyer-paid in NY.
Source: TIRSA-regulated NY rate (estimate)
Simultaneous-issue lender's policy alongside the owner's policy.
Source: TIRSA-regulated rate (simultaneous-issue)
Service + lender fees
$21,800Range: $2,500-$6,000 for HNW transactions in the Hamptons.
Source: Market typical (Hamptons HNW transactions)
Source: Suffolk County recording schedule
Often required by lenders. Range $500-$1,500 depending on parcel size.
Source: Market typical
Suffolk County property taxes prorate at closing per the town's tax calendar.
Source: Varies by closing date
Estimated at 0.5% of loan. Range 0-1.5% on HNW jumbo loans.
Source: Market typical
Complex / large-parcel Hamptons properties may run $1,000-$2,000+.
Source: Market typical
Source: Market typical
Note: Above $2M the CPF exemption does not apply, so the tax runs on the full price. Specific exempt transfers are listed on the town's CPF form; ask closing counsel whether any apply to your purchase.
Note: Trophy Hamptons buyers should also verify whether any conservation easement, agricultural valuation, or historic-property tax abatement applies to the specific parcel — these can materially shift the carrying cost picture.
Planning an East End purchase?
The figures above are statutory taxes and estimated fees. At $10M and up, the open questions are usually entity structure (LLC vs. individual), how the CPF applies in your town, and contract terms in a tight inventory market. Send the town and your price range and we’ll work through them with a Compass East End specialist.
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.