---
title: "NYC Second-Home Tax Calculator (Non-Primary Residence Surcharge)"
description: "Estimate NYC’s new second-home tax (the non-primary residence surcharge) from the Department of Finance market value — not the listing price. Rates, thresholds, exemptions and official sources."
url: "https://realestaterebatesnewyork.com/calculators/nyc-second-home-tax-calculator"
source: "Real Estate Rebate Team"
---

Real Estate Rebate Team


Licensed Broker NY & NJ · License: 10491211335


### Occupancy & Ownership

The surcharge only applies when no qualifying person uses the property as their primary residence as of January 5. These six questions mirror the official exemption pathways.

1. Is the property used as the owner’s primary residence?
YesNoNot sure


2. Does a tenant or subtenant use it as their primary residence?

Under a genuine arm’s-length lease with a term of at least one year.
YesNoNot sure


3. Does an immediate family member use it as their primary residence?

Spouse, child, sibling, parent, grandparent or grandchild of the owner (or of a majority-interest holder).
YesNoNot sure


4. Is it owned by an LLC, corporation or partnership and lived in by its majority owners?

The individuals using it as a primary residence (or their qualifying immediate family) must collectively hold more than 50% of the entity, and the entity must own the entire interest in the property. Answer “No” if it is not entity-owned.
YesNoNot sure


5. Is it held in a trust and used by the trust’s sole present beneficiary or beneficiaries as a primary residence?

Contingent or future interests are disregarded. Answer “No” if it is not trust-owned.
YesNoNot sure


6. Does another official exclusion apply?

Vacant land, buildings without a certificate of occupancy, unsold sponsor units and bungalow colonies are outside the surcharge entirely.
YesNoNot sure


### Result

Answer the six occupancy questions to see whether the surcharge could apply. Nothing you enter is stored or sent anywhere — the estimate is computed in your browser.


This tool collects no personal information and stores none of your answers. Results are informational estimates only — never a determination that the surcharge is or is not owed.


## DOF Market Value, Not Listing Price

The surcharge is calculated from the market value the NYC Department of Finance assigns your property on the assessment roll — never from a listing, asking or purchase price. Because New York State law requires DOF to value condos and co-ops using an income approach based on comparable rental buildings, DOF market values are typically far below what a unit trades for. A condominium listed at $4,000,000 may carry a DOF market value near $1,200,000 — and it is the $1,200,000 figure the surcharge applies to.

**Where to find it:** your annual Notice of Property Value (NOPV), your surcharge notice, or your property’s record on the Department of Finance website. For co-op units, DOF imputes a unit value from the cooperative corporation’s market value and your unit’s share of the corporation’s total shares; the imputed value appears on the assessment roll and in surcharge notices. DOF’s supplemental surcharge market value roll was published on July 24, 2026.


## Official Rate Schedule

Rates are flat, not marginal: one rate — selected by the value band — applies to the entire DOF market value. These are the Department of Finance’s published bands for the first two tax years (Phase 1), and the uniform schedule that follows in Phase 2.
Condos & co-ops · Phase 1 (July 1, 2026 – June 30, 2028)DOF market valueSurcharge rate (% of entire market value)$1,000,000 or greater, but less than $3,000,0004%$3,000,000 or greater, but less than $5,000,0005.25%$5,000,000 or greater6.5%
1–3 family homes (and Tax Class 1 condos) · Phase 1 (July 1, 2026 – June 30, 2028)DOF market valueSurcharge rate (% of entire market value)$5,000,000 or greater, but less than $15,000,0000.8%$15,000,000 or greater, but less than $25,000,0001.05%$25,000,000 or greater1.3%
All covered property types · Phase 2 (July 1, 2028 – June 30, 2031)DOF market valueSurcharge rate (% of entire market value)$5,000,000 or greater, but less than $15,000,0000.8%$15,000,000 or greater, but less than $25,000,0001.05%$25,000,000 or greater1.3%


Phase 2 note: from July 1, 2028 a uniform $5,000,000 threshold applies to every covered property type, and condos and co-ops are to be revalued using comparable sales — but DOF has not yet finalized that valuation methodology. This calculator therefore does not show definitive Phase 2 amounts for condos or co-ops. The surcharge is scheduled to sunset on June 30, 2031.


## Worked Examples (Phase 1)
PropertyDOF market valueRateAnnual surchargeCondo (listed at $4M)$1,200,0004.0%$48,000Condo$999,999Below threshold$0Condo$3,000,0005.25%$157,500Co-op (imputed value)$2,500,0004.0%$100,000Condo$5,000,0006.5%$325,0001-family home$4,999,999Below threshold$01-family home$5,000,0000.8%$40,0002-family home*$20,000,0001.05%$210,0003-family home$25,000,0001.3%$325,000

* A two- or three-family home is exempt in full if at least one unit is used as a qualifying primary residence. Every example applies the flat rate to the entire DOF market value.


## Important Dates
- **January 5:** Taxable status date each year — value and primary-residence status are fixed as of this date; no part-year proration.
- **August 21, 2026:** DOF exemption application deadline for residential homes and condos (first year).
- **August 24, 2026:** DOF exemption application deadline for cooperative units (first year).
- **January 1, 2027:** First property tax bill that includes the surcharge is due.
- **March 1, 2027:** Tax Commission filing deadline for condo and co-op (Tax Class 2) challenges.
- **March 15, 2027:** Tax Commission filing deadline for one-, two- and three-family home (Tax Class 1) challenges.
- **June 30, 2031:** The surcharge is scheduled to sunset.


## Official Sources
- [NYC Department of Finance — Non-primary residence surcharge](https://www.nyc.gov/site/finance/property/non-primary-residence-surcharge.page)
- [NYC DOF — Surcharge exemption eligibility tool](https://www.nyc.gov/site/finance/property/property-surcharge-eligiblity-tool.page)
- [NYC Tax Commission — Surcharge appeals](https://www.nyc.gov/site/taxcommission/forms/surcharge-appeal.page)
- [REBNY — Second-Home Annual Tax resources](https://www.rebny.com/second-home-annual-tax-tools/)


Methodology: rates and boundary rules verified against the DOF rate table and REBNY’s Second-Home Annual Tax FAQ on July 30, 2026. Read the full guide: [NYC Second-Home Tax 2026 — rates, exemptions and how it works](https://realestaterebatesnewyork.com/guides/nyc-second-home-tax).


## Frequently Asked Questions
What is the NYC second-home tax?
It is New York City’s non-primary residence surcharge — an annual surcharge on certain high-value homes, condos and co-ops that are not used as a qualifying primary residence by the owner, an immediate family member or a qualifying tenant. It took effect July 1, 2026 and is scheduled to run through June 30, 2031. It is imposed on the property, separate from regular property tax.

Is the surcharge based on my listing price or purchase price?
No. The surcharge is calculated from the NYC Department of Finance (DOF) market value on the assessment roll — never the listing, asking or purchase price. DOF values condos and co-ops using an income-based approach that typically produces figures far below open-market prices: a condo listed for $4 million may have a DOF market value near $1.2 million, and the surcharge would use $1.2 million.

Where do I find my DOF market value?
Check your annual Notice of Property Value (NOPV), your surcharge notice, or your property’s record on the Department of Finance website. For co-op units, DOF imputes a unit value from the co-op corporation’s market value and your proportion of its shares; that imputed value appears on the assessment roll and surcharge notices.

Does the rate apply to the whole value or only the amount above the threshold?
The rate applies to the entire DOF market value, not just the amount above the threshold. For example, a condo with a DOF market value of exactly $3,000,000 pays 5.25% of the full $3,000,000 — $157,500 per year — during the 2026-27 and 2027-28 tax years.

What are the thresholds for the first two years?
For tax years 2026-27 and 2027-28: one-, two- and three-family homes are covered at a DOF market value of $5 million or more, and condominium and cooperative units at $1 million or more. A small number of condos in Tax Class 1 (buildings of three stories or less originally built as one- to three-family homes) use the $5 million threshold instead. From July 2028, a uniform $5 million threshold applies to every covered property type.

Who is exempt from the surcharge?
The property is not subject to the surcharge if, as of the January 5 taxable status date, it is the primary residence of the owner; the owner’s spouse, child, sibling, parent, grandparent or grandchild; a tenant or subtenant under a genuine arm’s-length lease of at least one year; individuals who collectively hold a majority interest in the entity that owns it; or the sole present beneficiaries of a trust that holds it. Vacant land, buildings without a certificate of occupancy, unsold sponsor units and bungalow colonies are excluded entirely.

Can I appeal the surcharge?
Yes. You can appeal DOF’s primary-residence determination to DOF within 30 days of the initial determination notice, and you can challenge the market value or residency determination at the NYC Tax Commission — by March 1, 2027 for condos and co-ops or March 15, 2027 for one- to three-family homes for the first year. The routes interact in important ways, so owners should review the Tax Commission’s instructions and consult counsel.

Is this calculator official tax advice?
No. It is an informational estimate based on the published DOF rate schedule. It never determines that you owe or do not owe the surcharge — that determination is made by the Department of Finance based on your property’s value and occupancy status as of January 5 each year. Consult a qualified tax professional or attorney about your specific situation.


## Related Resources
- [NYC Pied-à-Terre Tax Guide](https://realestaterebatesnewyork.com/guides/nyc-second-home-tax) — the full guide to rates, exemptions, appeals and deadlines.
- [Buyer Closing Cost Calculator](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator) — estimate the one-time costs of purchasing in NYC.
- [NYC Mansion Tax Calculator](https://realestaterebatesnewyork.com/calculators/nyc-mansion-tax-calculator) — the one-time transfer surcharge on $1M+ purchases.
- [NYC Property Tax Calculator](https://realestaterebatesnewyork.com/calculators/property-tax-calculator) — annual property taxes by class.


This calculator is for general informational purposes only and is not legal, tax or financial advice. It does not determine that any owner owes or does not owe the non-primary residence surcharge. Whether the surcharge applies depends on the Department of Finance’s determination of market value and primary-residence status as of the January 5 taxable status date, and on facts specific to each owner and occupancy arrangement. Estimates use the published DOF rate schedule and the DOF market value you supply — never a listing or purchase price. Verify all figures with the NYC Department of Finance and consult a qualified attorney or tax professional before making decisions.


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