New York's pied-à-terre tax is now law.

Beginning July 1, 2026, high-value non-primary residences in New York City face a new annual surcharge, with different initial rules for townhouses, condos, and co-ops. The headline rates are easy to quote. The actual exposure is not. For Manhattan trophy condos in particular, the key variable is not just sale price — it is the Department of Finance valuation assigned to the unit.

This piece runs the calculator math on representative apartments in named Manhattan buildings most affected by the bill. These examples are illustrative calculations only; actual liability depends on ownership use, exemption documentation, and the unit's DOF valuation. The Pied-à-Terre Tax Calculator reproduces the math for specific units.

How the tax works

The surcharge was enacted as part of the May 2026 New York State budget. The bill structures it in two phases.

Initial phase (tax years 2026-2027 and 2027-2028):

• 1–3 family homes (Class 1): 0.80% on sale price in the $5M–$15M band; 1.05% in $15M–$25M; 1.30% above $25M. Based on the enacted bracket structure as currently described, the surcharge appears to operate as a bracket-rate system rather than a purely marginal tax — the rate applies to the full sale price within the bracket the price falls into. That creates meaningful cliffs at $5M, $15M, and $25M.
• Condos and co-ops (Class 2): 4.00% in the $1M–$3M band of the DOF valuation; 5.25% in $3M–$5M; 6.50% above $5M. Same bracket-rate structure.

Post-revaluation phase (tax year 2028-2029 onward):

All property types move to the house brackets (0.80% / 1.05% / 1.30%) applied to DOF's revalued market value, which the bill directs DOF to bring closer to sale value. The exact revaluation methodology has not yet been published.

Why condos and co-ops are different

The initial-phase condo brackets apply to DOF's valuation basis, not simply to the apartment's sale price. NYC's Department of Finance values Class 2 property under an income-approach methodology that produces a "market value" estimate which can sit materially below actual sale value — especially at the high end. That is why the condo/co-op rates (4.00%–6.50%) are an order of magnitude higher than the house rates (0.80%–1.30%): the higher rate is applied to a smaller base.

The apparent policy logic is simple: if DOF values a condo at roughly 20% of true market value, the higher condo/co-op rates converge with the townhouse rates.

• 4.00% × 20% = 0.80%
• 5.25% × 20% = 1.05%
• 6.50% × 20% = 1.30%

In theory, that makes the regimes economically similar. In practice, trophy condo DOF values often sit well below that 20% assumption, which means the initial tax may be lower than the headline rate implies — until the post-2028 revaluation catches up.

For trophy condominiums on Billionaires' Row and along 57th Street, the calculator's DOF override is the number that matters; readers should plug in the apartment's actual DOF Notice of Property Value rather than relying on the 20% default.

Trophy condo examples

The apartments most affected by the bill sit in the post-2014 trophy condominium tier on the south end of Central Park and along 57th Street.

These figures assume the apartment is held as a non-primary residence — i.e., a pied-à-terre. The bill does not apply to primary residents. A buyer whose NYC apartment is their primary residence pays $0 surcharge regardless of price.

Important: these are design-intent estimates, not unit-specific tax bills. The actual initial-phase surcharge depends on each apartment's DOF valuation. In many trophy condo buildings, the DOF valuation may be materially below the 20% assumption used here, which would reduce the initial bill but increase the importance of the 2028-2029 revaluation.

Central Park Tower — PH107 ($117.39M, June 2024 recording). Annual surcharge approximately $1,526,100 at the 20% calibration. Cumulative exposure across the program approximately **$7.63 million. The largest single-apartment exposure in the documented Manhattan condo inventory.

220 Central Park South — Unit 45A ($82.5M off-market, April 2025). Annual surcharge approximately **$1,072,500. Cumulative exposure approximately **$5.36 million.

432 Park Avenue — Unit 78 ($52.5M, February 2026). Annual surcharge approximately **$682,500. Cumulative exposure approximately **$3.41 million.

One57 — Full-floor 86 ($38.8M, July 2024). Annual surcharge approximately **$504,400. Cumulative exposure approximately **$2.52 million.

15 Central Park West — 12C + studio bundle ($24.78M, February 2026). Annual surcharge approximately **$260,200. Cumulative exposure approximately **$1.30 million.

For context: a typical buyer paying $50 million for a Manhattan condo today is signing up for closing costs of roughly 4–6% (mansion tax, mortgage recording tax, title insurance, attorney). At the design-intent calibration, the cumulative pied-à-terre exposure across the program adds approximately $3.25 million at that price point — another 6.5% on top of the closing stack, or roughly 1.30% of purchase price per year for a non-resident holding.

Townhouse examples

Townhouses pay under the house brackets (0.80% to 1.30%) on sale price from day one, with no DOF conversion and no methodology phase change. The math is the cleanest of the three regimes. The cliff effects at $5M, $15M, and $25M are sharp.

• $5M townhouse: $40,000/year. Cumulative: $200,000.
• $10M townhouse: $80,000/year. Cumulative: $400,000.
• $15M townhouse: $157,500/year. Cumulative: $787,500.
• $25M townhouse: $325,000/year. Cumulative: $1.63 million.
• $40M townhouse: $520,000/year. Cumulative: $2.60 million.

The cliffs are worth marking explicitly. A $14.99M townhouse pays $120,000/year (0.80% bracket); a $15M townhouse pays $157,500/year (1.05% bracket). A $24.99M townhouse pays $262,400/year; a $25M townhouse pays $325,000/year.

For the East Side, West Village, and Brooklyn brownstone/townhouse markets, the bracket cliffs will become negotiation anchors. A seller asking just above $15M or $25M is now asking the buyer to absorb a visibly higher annual carry.

Co-op exposure

The structural takeaway: in most Manhattan co-ops, the bill's effective bite is small because board-level pied-à-terre restrictions already limit the inventory available to non-resident buyers. The exposure concentrates in the condo trophies and the more flexible co-ops below.

Many of Manhattan's top co-ops already limit or discourage pied-à-terre ownership through board policy, financing standards, use requirements, or informal approval norms. The bill's exemption paths (primary residence, family-member occupation, full-time tenancy as primary residence) cover most of the inventory in those buildings. Where the surcharge actually bites is the smaller subset of more pied-à-terre-flexible co-ops:

• The Pierre cooperative residences (795 Fifth Avenue). The August 2025 closing of unit 2501 at $13.92M and unit 2508 at $10.08M would translate to approximately $111,400 and $80,600 in respective annual surcharge if held on a non-resident basis. Cumulative exposure of approximately $557,000 and $403,000.

• The Chatsworth (344 West 72nd Street). The UWS pre-war co-op operating under condo-like rules and accommodating pied-à-terre buyers. A $5M apartment here triggers the surcharge at the lowest bracket: approximately $40,000/year, $200,000 cumulative. A $10M apartment would face approximately $80,000/year, $400,000 cumulative.

• The Carlyle (35 East 76th Street). The hotel-residence cooperative whose entry-tier inventory ($1.2M to $2M for the smallest one-bedrooms) falls below the threshold, but whose upper-floor inventory (PH3407 traded at $11M in March 2026) would face approximately $88,000/year, $440,000 cumulative.

In co-ops, the surcharge is administered at the building level on the co-op corporation's tax bill. The corporation's managing agent then collects from affected unit-owners via increased monthly maintenance or a special assessment. A co-op buyer's experience of the tax is a maintenance-line increase, not a direct DOF bill.

Transaction implications

Sellers. The tax does not destroy the trophy market, but it changes the bid. A non-primary-residence buyer underwriting a $25M–$50M purchase now has to capitalize another annual carrying cost. That comes out of price, not vibes.

Buyers. For primary-residence buyers, the surcharge should not apply. For non-resident buyers, the relevant number is the cumulative exposure across the program period, because that is the holding-period drag.

Current owners. The decision is not simply "sell before July 1." The question is whether the surcharge meaningfully changes the net after-tax, after-carry economics versus holding, renting, gifting, restructuring ownership, or selling into a thinner bid. We are running these analyses individually for clients in the consultation format.

Open questions

Two pieces of the framework remain unresolved.

The 2028-2029 revaluation methodology. DOF has not yet published the methodology it will use to revalue condo and co-op stock starting tax year 2028-2029. The bill directs DOF toward a sales-comparable valuation, but the actual methodology — and how close it brings the assessed base to sale value — has not been finalized. The post-revaluation figures in this analysis assume the design-intent convergence. The actual numbers will land within a range determined by that methodology.

The exemption documentation rules. Primary residence, family-member occupation, and full-time tenancy each carry proof requirements that DOF has not yet specified in final form. The exact documentation standards will affect how much of the bill's projected revenue actually arrives versus how much converts into restructured ownership.

The 20% DOF-to-market calibration used for the condo/co-op figures in this piece is the design-intent assumption. For trophy buildings (220 CPS, 432 Park, One57, etc.) the actual DOF ratio is often closer to 5–10%, and the calculator's DOF override input should be used with the apartment's actual Notice of Property Value when the precision matters.

The tax is now concrete enough to underwrite directionally, but not precise enough to rely on generic assumptions. For condos and co-ops, the number that matters is the unit's actual DOF valuation. For townhouses, the number is simpler: sale price, bracket, and use status.

The Pied-à-Terre Tax Calculator runs the surcharge across the currently scheduled program period and allows a DOF override for trophy buildings where the standard 20% assumption may overstate the initial taxable base.

The market impact will not be uniform. Primary-residence buyers are largely unaffected. Trophy condo pieds-à-terre, flexible co-ops, and high-end townhouses held by non-residents are now carrying a new underwriting line item — and that line item will show up in pricing.

Best,

Corey Cohen Principal, The Roebling Team at Compass c.cohen@compass.com · 646.939.7375