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 $250,710 (5.01% of purchase price). Modeled taxes are NY State mansion tax, Peconic Bay CPF (East Hampton), Suffolk County mortgage recording tax (borrower share); the breakdown also includes title and service costs. The NY State mansion tax is 1% outside NYC.
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A $5,000,000 purchase in East Hampton
Single-family home, 40% down ($3,000,000 loan), primary residence. Computed with the calculator above; each line shows the rate or basis it uses.
On a $5.00M 60%-financed purchase in East Hampton, buyer closing costs run approximately $250,710 (5.01% of purchase price). Modeled taxes are NY State mansion tax, Peconic Bay CPF (East Hampton), Suffolk County mortgage recording tax (borrower share); the breakdown also includes title and service costs. The NY State mansion tax is 1% outside NYC.
Statutory taxes
$198,970- NY State mansion tax (1.00%)
- $50,000
- Peconic Bay CPF (East Hampton) (2.50%)
- $125,000
- Suffolk County mortgage recording tax (borrower share) (0.80%)
- $23,970
Flat 1% on residential transfers ≥ $1M outside NYC. The 1.25%-3.9% NYC mansion-tax cliffs don't apply on the East End — 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% and the lender pays the 0.25% special additional tax. This scenario includes the additional-tax exclusion on the first $10,000 of a qualifying one- or two-family mortgage (up to $30). Eligibility depends on the dwelling and mortgage instrument, not its architectural label; supplemental or modified mortgages may not qualify. Suffolk has no $500K breakpoint. Confirm with closing counsel.
Source: NY Tax Law §253 / Suffolk County Clerk
Title insurance
$29,500- Owner's title insurance (estimate)
- $25,000
- Lender's title insurance (estimate)
- $4,500
Estimated 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
$22,240- Attorney fees (estimate)
- $4,000
- Recording fees (estimate)
- $690
- Survey (estimate)
- $800
- Property tax proration (estimate)
- varies
- Lender origination fee (0.50%)
- $15,000
- Appraisal fee (estimate)
- $850
- Other lender fees (credit, underwriting, etc.) (estimate)
- $900
Range: $2,500-$6,000 for HNW transactions on the East End.
Source: Market typical (East End HNW transactions)
Includes the County Clerk's fixed mortgage charges for one mortgage on one tax lot ($440) plus an allowance for the deed. Per-page ($5 per side), extra-lot and affidavit charges are additional; get the title closer's itemization.
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 East End properties may run $1,000-$2,000+.
Source: Market typical
Source: Market typical
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.
Trophy East End 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.
Buyer closing costs at $5,000,000, by town
| Town | Total | % of price |
|---|---|---|
| East Hampton | $250,710 | 5.01% |
| Southampton | $250,710 | 5.01% |
| Shelter Island | $250,710 | 5.01% |
| Southold | $250,710 | 5.01% |
| Riverhead | $222,710 | 4.45% |
Estimates only. Taxes follow the published rates; lines marked as estimates vary by provider. Verify every line with your attorney before contract.
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 led by Corey Cohen, a New York licensed associate real estate broker. For the Hamptons we bring along a vetted Compass agent who specializes in the East End. This page and its calculators are research, not an offer of representation.