---
title: "NYC Mortgage Recording Tax Calculator"
description: "Calculate the NYC mortgage recording tax on your loan. Splits what you pay from what your lender pays, handles condos, houses, 4-6 unit buildings and commercial, and prices a purchase CEMA. Rates from NYS Form MT-15."
url: "https://realestaterebatesnewyork.com/calculators/nyc-mortgage-recording-tax-calculator"
source: "Real Estate Rebate Team"
---

_Real Estate Rebate TeamLicensed Broker NY & NJ · License: 10491211335Mortgage amount$400k750k1M1.5MThe tax is charged on your **loan**, not the purchase price. Drag to **$0** for an all-cash purchase.What are you buying?CondoOne residential unitHouseOne-, two- or three-familyMulti-unitFour or more unitsCommercialOr partly residentialCo-opCooperative apartmentMore optionsDefaultsYour lender isA bank or ordinary mortgage lenderA federal savings association or federal savings bankA private individual or a credit unionA non-profit organisationThis only affects the special additional tax. A federal savings association may lawfully charge it to you; an ordinary bank may not.Maximum amount the mortgage secures$Only for a home equity line of credit, where the mortgage can secure more than you have drawn. The tax follows the larger figure. Leave at 0 for an ordinary mortgage.Other mortgages recorded in the last 12 months$These count toward the $500,000 threshold, which can push the whole loan into the higher rate. They are never added to the tax.Purchase price (optional)$Used only to show the tax as a percentage of the price. It is never what the tax is charged on.Reduce the billEstimatesThis is a first sale in a new condominiumOpens an estimate of the new-construction creditThe seller has a mortgage I may be able to take overA purchase CEMA. Opens a separate estimate.YOU PAY AT CLOSING$15,370.001.921% of a $800,000 mortgage88%yours_You__Lender


Statutory total

$17,370.00


Your lender pays

$2,000.00


Your lender is required to pay the 0.25% special additional tax and may not pass it on, directly or indirectly. That is why the total recorded at ACRIS is higher than your number.
Email My Estimate


### The four taxes
on a $800,000 base
TaxPaid byAmountBasic taxTax Law §253(1) · 0.50% on $800,000You$4,000.00New York City taxTax Law §253-a(1)(D) · 1.125% on $800,000You$9,000.00Additional tax (MCTD)Tax Law §253(2)(a) · 0.30% on $790,000, first $10,000 excludedYou$2,370.00Special additional taxTax Law §253(1-a)(a) · 0.25% on $800,000Lender$2,000.00Statutory total2.171% of your mortgage · remitted at recording$17,370.00
Why you will see different percentages
**2.171%** is the statutory total, the figure your lender’s Loan Estimate is likely to show, because it is the whole amount remitted when the mortgage is recorded. **1.921%** is what you actually pay, because the special additional tax is your lender’s by law and may not be passed to you. Both numbers are correct; they answer different questions. Rates from MT-15 (1/25), Table 4.


YOUR RATE · CONDO (ONE RESIDENTIAL UNIT)
Loan bandStatutory totalYou payLoan under $500,0002.05% − $301.80% − $30Loan $500,000 or moreYour loan is in this band2.175% − $301.925% − $30
The gap between the two figures is the 0.25% special additional tax, which is your lender’s by law. The − $30 is the $10,000 of principal excluded from the additional tax. [See the complete NYC mortgage recording tax rate table](https://realestaterebatesnewyork.com/guides/nyc-mortgage-recording-tax#mortgage-recording-tax-rates).


BUYER COMMISSION SHARE

The mortgage recording tax is not negotiable. What comes back to you can be. On an eligible purchase we share half the buyer-broker commission we receive, paid at closing. That is often money on the same scale as this tax.
[How the Buyer Advantage works](https://realestaterebatesnewyork.com/buyer-advantage)


Régis Roumila

Real Estate Broker · NY & NJ · More than 25 Years Experience

### Work with a licensed New York broker

On an eligible purchase, you receive a Buyer Commission Share: half of the buyer-broker commission we actually receive, credited to you as savings at closing.


Tell me your budget, the borough and how you plan to use the home, and I’ll help you find the right building and confirm the numbers before you make an offer.
[Schedule a Private Consultation](https://realestaterebatesnewyork.com/contact)
NY DOS License10491211335
MembershipsREBNY & NAR


Your recording tax

$15,370

Email My Estimate


Want the rules rather than the arithmetic? [Read the full guide to the NYC mortgage recording tax](https://realestaterebatesnewyork.com/guides/nyc-mortgage-recording-tax).


## Your Result, Explained

The calculator gives you two percentages and two dollar figures, because the mortgage recording tax has two correct answers and most published sources quote whichever one suits them.

**The statutory total** is everything remitted to the City and State when your mortgage is recorded. It is the number your lender’s Loan Estimate is most likely to show, and on a condo of $500,000 or more it is 2.175%.

**Your lender’s share** is the 0.25% special additional tax, shown on its own row. On property with six or fewer residential dwelling units it is your lender’s by statute and may not be charged back to you.

**What you pay** is the difference, 1.925% on that same condo. That is the figure to carry into your closing-cost budget.

Two adjustments are deliberately kept out of the headline and shown separately, because neither is certain until someone else confirms it. A **purchase CEMA** needs the seller and both banks to agree, and the **§339-ee new-construction credit** is claimed by affidavit using figures from the sponsor’s attorney. Both appear under _More options_ as estimates, never folded into your main number. The “− $30” you may see beside a rate is the $10,000 of principal excluded from the additional tax on a one- or two-family dwelling, which the Department of Finance also grants to an individual condo unit.

This tool prices a purchase. There is no automatic refinance exemption, and a refinance is not computable from the loan amount alone, because it depends on whether your existing lender will assign the mortgage. [The guide explains how refinancing is treated](https://realestaterebatesnewyork.com/guides/nyc-mortgage-recording-tax).


## How Much Is the Mortgage Recording Tax in NYC?

New Yorkers often shorten the name to the mortgage tax, but it is the same charge this calculator prices. The statutory total is 2.05% on loans below $500,000 and 2.175% at $500,000 or more for a condo or a one- to three-family house. Because your lender carries the quarter point on those property types, the **borrower’s share** is 1.80% and 1.925%. Larger buildings and commercial property run to 2.80% at $500,000 or more, and there the borrower usually carries the whole thing.

The rate that applies to the property and loan you entered is shown beside your result above, along with both loan bands so you can see which side of the $500,000 line you are on. Rates are from MT-15 (1/25), Table 4, verified 2026-08-26.

[See the complete NYC mortgage recording tax rate table](https://realestaterebatesnewyork.com/guides/nyc-mortgage-recording-tax#mortgage-recording-tax-rates) for every property type side by side, with worked costs on real purchase prices.


## Who Pays It, and When Your Lender Does Not

Four taxes are collected as one and three of them are always yours. The fourth, the 0.25% special additional tax, is your lender’s wherever the property is improved by **six or fewer residential dwelling units**. That boundary is the single most misquoted rule in this tax: almost every published rate table draws it at four units instead of six, which hands a commercial borrower a figure that belongs to a small apartment building.

**Four to six residential units.** Total 2.80% at $500,000 or more, but your lender still pays the quarter point, so your share is 2.55%.

**Seven or more units, or wholly commercial.** Total 2.80% and none of it moves to your lender, so your share is 2.80% as well. On a $2M mortgage that one unit of difference is worth $5,000.

The calculator also asks who your lender is, because the answer can move the quarter point. A private individual or a credit union means it is not imposed at all, which lowers the total rather than shifting it. A non-profit lender is exempt, so it falls to you. New York State’s own guidance notes that some loans made by a federal savings bank are treated as an exception too, and your lender is the one to confirm which applies to you. Mixed-use property is the case no calculator can settle, because the split turns on whether the residential part is worth more than the commercial part, so the tool shows you both answers and says why.

[The guide sets out the statute, the exceptions and the case law behind them](https://realestaterebatesnewyork.com/guides/nyc-mortgage-recording-tax), including the exact wording of §253(1-a)(a).


## Do Co-ops Pay Mortgage Recording Tax?

No, and that is why this calculator returns $0 the moment you choose one. Buying a co-op means buying shares in a corporation plus a proprietary lease, and those are personal property. No mortgage on real property is recorded, so the tax has nothing to attach to. Your lender files a UCC-1 financing statement instead, which carries no recording tax.

On an $800,000 loan that is roughly $15,370 a condo buyer pays and a co-op buyer does not, which is worth weighing against the higher closing costs and stricter board process a co-op brings. [Compare condos and co-ops](https://realestaterebatesnewyork.com/condo-vs-coop-nyc).


## Where Do These Rates Come From?
- [NYS Form MT-15, Mortgage Recording Tax Return — Table 4 has the New York City rates](https://www.tax.ny.gov/pdf/current_forms/mortgage/mt15.pdf)
- [NYS Department of Taxation and Finance: mortgage recording tax](https://www.tax.ny.gov/pit/mortgage/mtgidx.htm)
- [NYS Tax Bulletin TB-MR-5: the $10,000 residential property exclusion](https://www.tax.ny.gov/pubs_and_bulls/tg_bulletins/mrt/10,000_residential.htm)
- [NYC Department of Finance: mortgage recording tax](https://www.nyc.gov/site/finance/property/property-mortgage-recording-tax-mrt.page)
- [NYC ACRIS Tax/Fee Calculator — the city's own calculation tool](https://a836-acris.nyc.gov/CP/CoverPage/CalculateTaxes)
- [NY Tax Law §253 (recording tax, special additional tax, additional tax)](https://www.nysenate.gov/legislation/laws/TAX/253)
- [NY Real Property Law §339-ee (new-construction condominium credit)](https://www.nysenate.gov/legislation/laws/RPP/339-EE)


Rates and boundary rules verified against MT-15 (1/25), Table 4 and the NYC Department of Finance ACRIS calculator on 2026-08-26. [How these figures were checked, and where published sources disagree](https://realestaterebatesnewyork.com/guides/nyc-mortgage-recording-tax).


## Frequently Asked Questions
Is the mortgage recording tax charged on the purchase price or the loan?
On the loan, and more precisely on the maximum amount your mortgage may secure. For an ordinary purchase mortgage that is simply the amount you are borrowing, which is why this calculator asks for the loan and not the price. Two buyers paying $2,000,000 will owe different amounts if they borrow different sums, and a cash buyer owes nothing at all. If you are opening a credit line, enter the whole line rather than what you intend to draw.

Why is my result different from my lender’s estimate?
Almost always because you are comparing two different figures rather than because one of you is wrong. A Loan Estimate normally shows the statutory total, the whole amount remitted at recording. This calculator shows that figure and then separates out the 0.25% your lender is required to carry, so the number you budget is your share alone. On a $800,000 condo mortgage that is $15,370 against $17,370. If the gap is not exactly the quarter point, check whether your lender has included title, recording fees or the mansion tax in the same line.

What does “statutory total” mean?
It is everything the City and State collect when your mortgage is recorded, before any question of who bears it. Four taxes make it up: the basic tax, the New York City tax, the additional tax for the Metropolitan Commuter Transportation District, and the special additional tax. The total is what gets remitted; your share is what you actually write a cheque for. Both numbers are correct and they answer different questions, which is why published sources quote them interchangeably and rarely say which is which.

Why is the lender’s 0.25% shown on its own row?
Because on most residential property it is not yours to pay. New York Tax Law section 253(1-a)(a) puts the special additional tax on the mortgagee where the property has six or fewer residential dwelling units, and says it may not be passed to the borrower directly or indirectly. Showing it separately makes the amount visible so you can check that it has not quietly reappeared somewhere else in your closing costs. On seven or more units, on commercial property, and with certain lenders, it does fall to you, and the calculator moves it accordingly.

Does a purchase CEMA always save money?
No. It only helps when the seller has an outstanding mortgage large enough to be worth assigning, and it needs the seller and both banks to cooperate. Each side takes on legal and lender fees, sellers usually expect to split the saving because a CEMA also cuts their state transfer tax, and a consolidated instrument loses the $10,000 exclusion unless your attorney drafts around it. Below roughly $500,000 of assigned principal the delay usually outweighs the benefit. That is why the estimate here sits apart from your main figure rather than inside it.


## Related Resources
- [The NYC mortgage recording tax explained](https://realestaterebatesnewyork.com/guides/nyc-mortgage-recording-tax): rates, who pays each part, and how to pay less.
- [Buyer Closing Cost Calculator](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator): every buyer-side cost on a resale purchase, this tax included.
- [NYC Mansion Tax Calculator](https://realestaterebatesnewyork.com/calculators/nyc-mansion-tax-calculator): the progressive tax on purchases of $1M and above.
- [New Development Closing Cost Calculator](https://realestaterebatesnewyork.com/calculators/new-development-closing-cost-calculator): what a sponsor purchase adds.
- [New development closing costs in NYC](https://realestaterebatesnewyork.com/new-development-closing-costs-nyc): where the §339-ee credit fits.


This calculator is for general informational purposes only and is not legal, tax or financial advice. It estimates the New York City mortgage recording tax from the loan amount and property type you supply, using the rates published in NYS Form MT-15 (rev. 1/25) Table 4. It does not account for exemptions, apportionment between counties, or facts specific to your transaction, and the split between borrower and lender is a statement of statute rather than a figure the City calculates. Purchase CEMA and Real Property Law §339-ee figures are estimates that require lender, title company and attorney confirmation. Verify every figure with your attorney, your lender and your title company, and check the amount due against the NYC Department of Finance ACRIS calculator, before relying on it.


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