Long Island Buyer Closing Cost Calculator
The 1% New York mansion tax at $1M and above, the Nassau or Suffolk mortgage recording tax, title insurance and county fees, by town. No NYC transfer tax, no Peconic Bay CPF.
Your purchase
On a $2.50M 70%-financed purchase in Manhasset (Nassau County), buyer closing costs run approximately $70,240 (2.81% of price). Outside NYC the mansion tax is a flat 1% at $1M and up, and there is no city transfer tax.
Statutory taxes + recording
$40,3151% of the entire price on residential purchases of $1M or more, buyer-paid. NYC's graduated rates (up to 3.9%) apply only inside the city.
Source: NY Tax Law §1402-a
Nassau County's total is 1.05%: the borrower pays 0.80% (less $30 on a 1-2 family dwelling) and the lender pays the 0.25% special additional tax. No $500K breakpoint (that is NYC's).
Source: NY Tax Law §253; Form MT-15; County Clerk
Nassau: $300 block fee per recorded document (deed and mortgage), $270 tax map verification, $125 RP-5217 filing, plus page fees. Confirm with the County Clerk.
Source: Nassau County Clerk schedule
Title insurance
$15,125Estimated at ~0.5% of price. Nassau, Suffolk and Westchester share NYC's TIRSA zone; the premium includes the title search. Buyer-paid in NY.
Source: TIRSA Zone 2 rate (estimate)
Source: TIRSA simultaneous-issue rate (estimate)
Service + lender fees
$14,800Range $2,500-$5,000. New York buyers retain counsel for contract and closing.
Source: Market typical
Source: Market typical
School, town/village and county taxes prorate at closing on the local tax calendar.
Source: Varies by closing date
Estimated at 0.5% of loan. Range 0-1.5% on jumbo loans.
Source: Market typical
Source: Market typical
Source: Market typical
Note: Taxes follow the parcel's actual municipality, not its mailing address. Some Bronxville, Scarsdale and Larchmont ZIP codes include parcels in Yonkers or New Rochelle; Yonkers adds its own transfer tax and a 1.80% mortgage tax.
Planning a Long Island purchase?
The figures above are statutory taxes and estimated fees. Send the town and your price range to discuss the transaction and, where it connects to an NYC sale or purchase, how the two sides fit together.
The Roebling Team at Compass is a New York–licensed practice concentrated in Manhattan. For Long Island transactions, we typically collaborate with Compass agents specializing in Long Island 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 + Long Island portfolios) or to discuss your specific transaction, schedule a consultation. Where appropriate, we’ll introduce you to a vetted Compass agent specializing in Long Island.