Hamptons Seller Closing Cost Calculator
Hamptons sellers carry materially lower closing costs than Manhattan sellers because the NYC Real Property Transfer Tax (1.425%) doesn’t apply outside the five boroughs. NY State transfer tax still applies at a flat 0.4% (the extra 0.25% at $3M and above is NYC-only), but broker commission dominates the picture.
Your sale
On a $5.00M Hamptons sale, seller closing costs run approximately $324,400 (6.49% of sale price). The dominant line items are the broker commission (6%) and the NY State transfer tax (0.40%). The Hamptons carries no NYC transfer tax (1.425% on Manhattan residential sales above $500K) and no 0.25% additional state tax at $3M+, both of which a Manhattan seller pays.
Statutory taxes
$20,0000.4% ($2 per $500) of the sale price. The 0.25% additional base tax at $3M+ applies only to NYC property, so there is no $3M step in the Hamptons.
Source: NY Tax Law §1402
Broker + service fees
$304,400Estimated at 6%. Hamptons commission norms run 5-6% on residential.
Source: Market typical (negotiable)
Range $2,500-$6,000 for HNW Hamptons sales.
Source: Market typical
Source: Suffolk County schedule
Source: Market typical
Considering a Hamptons sale?
For Manhattan clients with East End inventory, the seller-side math is meaningfully cheaper than selling the same equivalent apartment in Manhattan (no NYC RPTT). The planning conversation usually centers on timing, exposure strategy, and coordination with a Compass East End specialist on listing execution. A 30-min 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.