Seller guide
Selling a house in Rockland County: costs, timeline and prep
Selling in New York involves attorneys on both sides, a contract period and a few state-specific costs. Here's what to expect, so you can plan your timing and your net proceeds.
Costs to plan for
The state's additional 1% mansion tax applies to residences selling for $1 million or more and is normally paid by the buyer.
- Brokerage commission. It is negotiable, and I put the numbers in writing before you list.
- Your attorney's fee for the contract and closing.
- New York State real estate transfer tax: $2 for each $500 of the sale price (0.4%), normally paid by the seller.
- Paying off your mortgage and any liens, plus prorated property taxes.
- Any repairs or credits agreed after the buyer's inspection.
- Moving costs, and carrying costs (mortgage, taxes, utilities) until closing.
Typical steps and timeline
How long each stage takes depends on the market, the buyer's financing and the attorneys. I'll give you a realistic schedule once we have an accepted offer.
- Walk-through and pricing: we review recent sales and current competition, and decide on a list price.
- Preparation: repairs, cleaning, photos and the listing.
- Showings and offers: we compare price, financing, contingencies and timing.
- Contract: after an offer is accepted, the attorneys negotiate and sign the contract, and the buyer usually does a home inspection.
- Mortgage and title: the buyer's lender appraises the home and finalizes the loan while the title company searches the title.
- Closing: final walk-through, then the deed is signed and the sale is recorded with the county clerk.
Getting the house ready
- Fix small, visible issues: leaks, sticking doors, burnt-out bulbs, worn caulk.
- Deep clean and declutter so rooms look their actual size.
- Gather paperwork: permits and certificates of occupancy for any additions or finished spaces, recent tax bills, utility costs, and service records.
- Bigger projects may not pay off. We'll decide together what's worth doing.
Brendan's take
- Open permits or missing certificates of occupancy for older additions can delay a closing, so I suggest checking with the building department before listing.
- I base list prices on recent nearby sales of similar homes, and I show sellers every comparison I use.
Thinking about selling?
I'll prepare a free, no-obligation comparative market analysis from recent nearby sales. See what your home is worth.
Common questions
How much does it cost to sell a house in New York?
Common costs include the brokerage commission (negotiable), your attorney's fee, the state transfer tax of $2 per $500 of the sale price, mortgage payoff, prorated taxes and any agreed repairs or credits.
Who pays the transfer tax in New York?
The seller normally pays the base transfer tax. The buyer normally pays the additional 1% mansion tax on residences of $1 million or more.
Do I need an attorney to sell my house in New York?
In this area, sellers almost always hire a real estate attorney to handle the contract and closing.
What is my Rockland home worth?
Call or text me for a comparative market analysis based on recent sales near your home. There's no obligation.
Sources
- NYS Department of Taxation and Finance, Real estate transfer tax (checked Nov 2, 2026)
Schedules, tax rates and programs change. Confirm details with the source before relying on them.
Thinking about selling?
Call or text me for a no-pressure conversation about your home, your timing and your likely costs.