---
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.


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).


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

The MRT is 2.05% on loans below $500k and 2.175% on loans of $500k or more. You do not pay all of it. Those are the **statutory total**, meaning everything remitted when your mortgage is recorded. Your lender pays the 0.25% special additional tax on most residential property, which brings the **borrower’s share** down to 1.80% and 1.925%. Published sources quote both numbers as “the” rate and rarely say which is which.
Statutory total, and what the borrower pays. Rates from MT-15 (1/25), Table 4, verified 2026-08-26PropertyLoan under $500,000Loan $500,000 or moreBorrower pays at $500,000+Condo (one residential unit)2.05% − $302.175% − $301.925% − $30House, 1 or 2 family2.05% − $302.175% − $301.925% − $30House, 3 family2.05%2.175%1.925%Building, 4 to 6 residential units2.05%2.80%2.55%Building, 7 or more residential units2.05%2.80%2.80%Commercial2.05%2.80%2.80%Co-opNo taxNo tax$0

The “− $30” is the $10,000 of principal excluded from the additional tax on a one- or two-family dwelling. The Department of Finance applies it to an individual condo unit too. A three-family does not get it.


## Who Pays the Mortgage Recording Tax in NYC?

Four separate taxes are collected together and three of them are yours. The fourth is the special additional tax of 0.25%, often called the quarter point. It belongs to your lender wherever the property has six or fewer residential dwelling units, and New York Tax Law §253(1-a)(a) says it may not be passed to you, directly or indirectly.

The statute settles this in one sentence. Where the property has six or fewer residential dwelling units the tax “shall be paid by the mortgagee, and such tax shall not be paid or payable, directly or indirectly, by the mortgagor”. Then: **“In all other cases, such tax shall be paid by the mortgagor.”** [NY Tax Law §253(1-a)(a)](https://www.nysenate.gov/legislation/laws/TAX/253).

The mortgagee is your lender. The mortgagor is you. On a condo, a house, or any building up to six residential units, the quarter point is your lender’s and cannot be handed back to you. On a building with seven or more residential units, or on wholly commercial property, that protection does not apply and the quarter point is yours. Same rate either way. Different payer.

The calculator asks who your lender is because two more exceptions turn on it. A federal savings association is covered by a federal regulation that overrides the state rule, so it may lawfully charge the quarter point to you. A private individual or a credit union, on a property with six or fewer residential units, means the tax is not imposed at all.


## What Is the Mortgage Recording Tax Rate for Commercial Property in NYC?

The MRT on commercial property and buildings of seven or more units is 2.80% on loans of $500k or more, and you pay all of it. There is no lender contribution. The cutoff is **six residential dwelling units**, not four, and almost every published rate table draws it at four instead. That is why a commercial borrower is so often quoted a rate that belongs to a small apartment building.

**Four to six residential units.** The total is also 2.80%, but your lender still pays the 0.25%. Your share is **2.55%**.

**Seven or more residential units, or wholly commercial property.** The total is 2.80% and none of it shifts to your lender. Your share is **2.80%**.

On a $2M mortgage that one unit is worth $5,000: $51,000 against $56,000. Same total tax, different payer. Below $500k the total drops to 2.05% for every property type and the same cutoff still applies. Six units or fewer, you pay 1.80%. Seven or more or commercial, you pay 2.05%.

A mixed residential and commercial building is the one case this calculator cannot settle for you. The law asks whether the residential part is worth more than the commercial part. That depends on values it does not have, so it shows you both answers and tells you why.


## What Does the Mortgage Recording Tax Cost on a Real Purchase?
A condominium, 80% financingPurchase priceMortgageStatutory totalLender paysYou pay$500,000$400,000$8,170.00$1,000.00$7,170.00$1,000,000$800,000$17,370.00$2,000.00$15,370.00$2,000,000$1,600,000$34,770.00$4,000.00$30,770.00$2,000,000Cash$0.00$0.00$0.00

The two $2M rows share a purchase price and differ only in the financing. The MRT follows your mortgage, not your purchase price.


## What Catches Buyers Out?

**The $500k line is steeper than it looks on a small building.** On a four-family house a $500,000 mortgage costs $14,000. A $499,999 mortgage costs $10,250. One extra dollar of borrowing costs you $3,750.

**Other mortgages count toward that line.** Mortgages recorded against the same property by the same or related borrowers within twelve months are added together to decide your rate. It is a rebuttable presumption, and ACRIS asks about it on every filing.

**A credit line is taxed on the whole line.** The tax is charged on the maximum amount the mortgage may secure, not the amount you draw. Open a $200,000 home equity line, never touch it, and you are still taxed on $200,000.


## Do Co-ops Pay Mortgage Recording Tax in NYC?

Co-ops pay no mortgage recording tax. 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. On an $800,000 loan that is roughly $15,370 a condo buyer pays and a co-op buyer does not. [Compare condos and co-ops](https://realestaterebatesnewyork.com/condo-vs-coop-nyc).


## How Can You Reduce the Mortgage Recording Tax?

**A purchase CEMA.** If the seller has an outstanding mortgage, it can sometimes be assigned to you and consolidated with your new loan. The tax then falls only on the new money instead of the whole amount. It needs the seller and both banks to cooperate, it carries legal and lender fees on both sides, and sellers usually expect a share of the saving because a CEMA also cuts their state transfer tax. The calculator estimates it under _More options_, kept separate from your main figure.

**The new-construction condominium credit.** Where a sponsor paid mortgage recording tax on the construction or blanket mortgage, Real Property Law §339-ee gives each buyer a credit on the first sale of their unit. It equals your percentage interest in the common elements multiplied by the tax the sponsor already paid. It never covers the special additional tax. It disappears if the first unit in the building sold more than two years after that mortgage was recorded. The title company claims it by affidavit, so treat any figure here as an estimate until the sponsor’s attorney confirms it.


## Do You Pay Mortgage Recording Tax on a Refinance?

There is no automatic refinance exemption. This calculator is built for purchases and does not price a refinance, because the answer is not computable from the numbers alone. Stay with your existing lender and the deal is normally structured as a consolidation, so tax falls only on new money. Move to a new lender and your old lender has to be willing to assign the mortgage, which is a commercial decision, not a rule. Ask both lenders before you assume.


## 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.


## Frequently Asked Questions
Is the mortgage recording tax charged on the purchase price or the loan?
On the loan. More precisely, on the maximum amount your mortgage may secure, which for an ordinary purchase mortgage is the amount you are borrowing. The purchase price is irrelevant to the calculation. Two buyers paying $2,000,000 will owe different amounts if they borrow different sums, and a cash buyer owes nothing.

Does my lender really pay part of it?
On a property with six or fewer residential dwelling units, yes. New York Tax Law §253(1-a)(a) puts the 0.25% special additional tax on the lender and says it shall not be paid or payable, directly or indirectly, by the mortgagor. Courts have ordered lenders who passed it on to repay it. There are exceptions: seven or more units, wholly commercial property, a non-profit lender, and federal savings associations, where a federal regulation overrides the state rule.

Do co-ops pay mortgage recording tax?
No. A co-op loan is secured by shares in a corporation and a proprietary lease, which are personal property. No mortgage on real property is recorded, so the tax never applies. Your lender files a UCC-1 financing statement instead.

What is the rate on commercial property in NYC?
For a mortgage of $500,000 or more on commercial property or a building with seven or more residential units, the statutory total is 2.80% and the borrower pays all of it, because the lender's obligation only reaches property with six or fewer residential units. A building with four to six residential units is also 2.80% in total, but there the lender still pays the 0.25%, so the borrower pays 2.55%. Below $500,000 every property type is 2.05%.

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 both banks and the seller have 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. Below roughly $500,000 of assigned principal the delay usually outweighs the benefit.


## 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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