Navigating NYC Closing Costs: A Comprehensive Guide

Buying a home in New York City requires more than just a down payment. One crucial aspect that often catches buyers off guard is the array of closing costs associated with the transaction. These costs vary depending on the type of property you’re purchasing. In this comprehensive guide, we’ll delve into the nuances of closing costs for different types of properties: New Developments, Resale Condos, & Co-ops.

All dollar amounts provided in this post are commonly seen figures based on my experience as a realtor in NYC. Actual closing costs may vary depending on various factors, including the specific property, location, lender, and negotiated terms.

New Development Closing Costs

New developments offer the allure of modern amenities and pristine condition. However, along with the shiny facade comes a set of closing costs that buyers must factor into their budget.

Loan Origination Charge

Amount: $775.00
This fee covers the administrative costs associated with processing your loan application.

Appraisal Fee

Amount: $1,000.00
Before approving a mortgage, lenders typically require an appraisal to assess the property’s market value.

Credit Report Fee

Amount: $100.00
Lenders pull your credit report to evaluate your creditworthiness, and this fee covers the cost of obtaining it.

Departmental Searches

Amount: $550.00
Various searches are conducted to ensure there are no outstanding issues or violations related to the property.

Filing Fees

Amount: $125.00
These fees cover the cost of filing paperwork with relevant government agencies.

Bank Attorney Fee

Amount: $800.00
The bank’s attorney oversees the legal aspects of the mortgage process on behalf of the lender.

Title/Lien Search Fee

Amount: $385.00
This fee is for conducting searches to confirm the property’s ownership history and ensure there are no liens or encumbrances.

Recording Mortgage Fee

Amount: $600.00
This fee covers the cost of recording the mortgage with the appropriate government office.

NYC Mansion Tax

1% for purchases of $1,000,000 to $1,999,999
1.25% for purchase of $2,000,000 to $2,999,999
1.5% for purchases of $3,000,000 to $4,999,999
2.25% for purchases of $5,000,000 to $9,999,999
3.25% for purchases of $10,000,000 to $14,999,999
3.5% for purchases of $15,000,000 to $19,999,999
3.75% for purchases of $20,000,000 to $24,999,999
3.90% for purchases of $25,000,000 and above

Mortgage Tax

Amount: $10,000.00
This tax is levied by the state or local government on mortgages secured by real property.

Deed Recording and Gratuity

Amount: $300.00
This fee covers the cost of recording the property deed.

Title Insurance

Amount: $4 for each $1,000 – i.e. (Purchase Price / 1000) x 4
Title insurance protects the buyer and lender against any defects in the title that may arise after the purchase.

First Year HO-6 Insurance Premium

Amount: $1,500.00
HO-6 insurance provides coverage for condominium owners, including protection for personal property and liability.

Working Capital Contribution

Amount: 1-3 months of common charges
Some new developments require buyers to contribute to the building’s working capital fund to cover ongoing expenses.

NYC Real Property Transfer Tax

Amount: $14,250.00
When purchasing a sponsor unit in New York City, buyers may be subject to a transfer tax.

NYS Real Property Transfer Tax

Amount: $4,000.00
This is the transfer tax levied by the state of New York on sponsor unit purchases.

Buyer’s Attorney

Amount: $2,500.00
Hiring a lawyer to represent your interests throughout the closing process is essential.

Amount: $2,500.00
In the case of a sponsor sale, the sponsor may have their attorney, whose fee is typically borne by the buyer.

One Month’s Common Charges

Amount: Equal to one month of CC’s
This covers the buyer’s portion of common charges for the first month of ownership, often prorated.

Daily Interest Charges

Interest charges may accrue from the closing date to the end of the month, depending on the timing of the transaction.

Resale Condo Closing Costs

Resale condos, while not brand new, still come with their own set of closing costs. Let’s explore what buyers can expect.

Loan Origination Charge

Amount: $775.00
This fee covers the administrative costs associated with processing your loan application.

Appraisal Fee

Amount: $1,000.00
Before approving a mortgage, lenders typically require an appraisal to assess the property’s market value.

Credit Report Fee

Amount: $100.00
Lenders pull your credit report to evaluate your creditworthiness, and this fee covers the cost of obtaining it.

Condo Application Application Fee

Amount: $600.00

Condo Processing Fee/Credit Report

Amount: $150 per applicant

Bank Attorney Fee

Amount: $800.00
The bank’s attorney oversees the legal aspects of the mortgage process on behalf of the lender.

Title/Lien Search Fee

Amount: $350.00
This fee is for conducting searches to confirm the property’s ownership history and ensure there are no liens or encumbrances.

Recording Mortgage Fee

Amount: $600.00
This fee covers the cost of recording the mortgage with the appropriate government office.

Mortgage Tax

Amount: $13,629.00
This tax is levied by the state or local government on mortgages secured by real property.

NYC Mansion Tax

1% for purchases of $1,000,000 to $1,999,999
1.25% for purchase of $2,000,000 to $2,999,999
1.5% for purchases of $3,000,000 to $4,999,999
2.25% for purchases of $5,000,000 to $9,999,999
3.25% for purchases of $10,000,000 to $14,999,999
3.5% for purchases of $15,000,000 to $19,999,999
3.75% for purchases of $20,000,000 to $24,999,999
3.90% for purchases of $25,000,000 and above

Courier, Messenger Fee

Amount: $100.00

Title Insurance

Amount: $4 for each $1,000 – i.e. (Purchase Price / 1000) x 4
Title insurance protects the buyer and lender against any defects in the title that may arise after the purchase.

First Year HO-6 Insurance Premium

Amount: $1,500.00
HO-6 insurance provides coverage for condominium owners, including protection for personal property and liability.

Buyer’s Attorney

Amount: $2,500.00
Hiring a lawyer to represent your interests throughout the closing process is essential.

Co-op Closing Costs

Co-op apartments have a unique set of closing costs compared to condos. Let’s break them down.

Loan Origination Charge

Amount: $775.00
This fee covers the administrative costs associated with processing your loan application.

Appraisal Fee

Amount: $1,000.00
Before approving a mortgage, lenders typically require an appraisal to assess the property’s market value.

Credit Report Fee

Amount: $100.00
Lenders pull your credit report to evaluate your creditworthiness, and this fee covers the cost of obtaining it.

Condo Application Application Fee

Amount: $600.00

Condo Processing Fee/Credit Report

Amount: $150 per applicant

Bank Attorney Fee

Amount: $800.00
The bank’s attorney oversees the legal aspects of the mortgage process on behalf of the lender.

Title/Lien Search Fee

Amount: $350.00
This fee is for conducting searches to confirm the property’s ownership history and ensure there are no liens or encumbrances.

Recording Mortgage Fee

Amount: $600.00
This fee covers the cost of recording the mortgage with the appropriate government office.

Mortgage Tax

Amount: $13,629.00
This tax is levied by the state or local government on mortgages secured by real property.

NYC Mansion Tax

1% for purchases of $1,000,000 to $1,999,999
1.25% for purchase of $2,000,000 to $2,999,999
1.5% for purchases of $3,000,000 to $4,999,999
2.25% for purchases of $5,000,000 to $9,999,999
3.25% for purchases of $10,000,000 to $14,999,999
3.5% for purchases of $15,000,000 to $19,999,999
3.75% for purchases of $20,000,000 to $24,999,999
3.90% for purchases of $25,000,000 and above

Courier, Messenger Fee

Amount: $100.00

Title Insurance

Amount: $4 for each $1,000 – i.e. (Purchase Price / 1000) x 4
Title insurance protects the buyer and lender against any defects in the title that may arise after the purchase.

First Year HO-6 Insurance Premium

Amount: $1,500.00
HO-6 insurance provides coverage for condominium owners, including protection for personal property and liability.

Buyer’s Attorney

Amount: $2,500.00
Hiring a lawyer to represent your interests throughout the closing process is essential.

Conclusion

Understanding closing costs is essential for any prospective homebuyer. Whether you’re purchasing a new development, resale condo, or co-op, being aware of these expenses upfront can help you budget effectively and avoid any surprises at the closing table. It’s also wise to work closely with your real estate agent and attorney to ensure you have a clear understanding of all the costs involved in your property purchase. By doing so, you can navigate the closing process with confidence and ease.

One response to “Navigating NYC Closing Costs: A Comprehensive Guide”

Condos vs. Co-ops vs. Condops: Understanding the Differences – Bits, Bites, & Bricks

February 26, 2024 at 12:14 am

[…] When it comes to monthly costs, Condo owners typically pay common charges and real estate taxes directly, providing more transparency in cost management. (note: property taxes are paid on a quarterly basis, but listings will advertise the averaged monthly price) Co-op owners, on the other hand, pay what is known as a maintenance fee every month. This maintenance fee is essentially your common charges & taxes bundled into one fee which contributes to the building’s mortgage, property taxes, & various building expenses. Condop financial structures may vary, making it essential for buyers to carefully review the financial implications before making a decision. (Read my exhaustive post on closing costs in NYC) […]

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