I get this question at almost every kitchen table I sit at. You want to know one thing: after it's all said and done, how much will I actually walk away with? Here's how it really works in the Capital Region, line by line, in plain English.
What does it cost to sell a house in the Capital Region?
Here's a sample breakdown on a $400,000 home. Your numbers will be different, but this shows you the shape of it.
| Cost | On a $400,000 sale |
|---|---|
| Real estate commission (example: 6% total, yours is negotiable) | $24,000 |
| NYS transfer tax (0.4%) | $1,600 |
| Seller's attorney | $850 to $1,300 |
| Title search or abstract (only in some counties, see below) | $0 to $700 |
| Mortgage payoff and recording fees | $100 to $300 |
| Estimated total before repairs or credits | $26,550 to $27,900 |
That's roughly 6.6% to 7.0% of the price. If you agree to repairs or a credit after the buyer's home inspection, you move toward the higher end of the 7% to 9% range.
Example only. Attorney and title fees vary by firm and county. Commission is set by your listing agreement and is always negotiable.
How much is the real estate commission?
There's no set rate. Commission is whatever you and your agent agree to in the listing agreement. Since the 2024 changes to how agents get paid, you also decide whether to offer anything toward the buyer's agent. The National Association of REALTORS® explains your options in its consumer guide to offers of compensation. Ask any agent you interview to show you a net sheet with real numbers, not just a percentage.
What is New York's transfer tax, and who pays it?
In New York State, the seller pays the real estate transfer tax. It's $4 for every $1,000 of the sale price (the same as $2 for every $500), which works out to 0.4%. On a $400,000 home, that's $1,600. It's paid at closing. (The 1% "mansion tax" on homes of $1 million or more is paid by the buyer, not you.)
Do I need a lawyer to sell my house in New York?
In the Capital Region, yes, by custom. Your agent writes the purchase contract on the local form, and it becomes binding only after both attorneys approve it. Your attorney also prepares the transfer tax form, clears up any title issues and handles your side of the closing. Most local attorneys charge a flat fee for a standard sale.
Who pays for the title search in the Capital Region?
This depends on which county your house is in, and it surprises a lot of people. In Albany, Saratoga, Rensselaer and Columbia counties, the buyer orders and pays for the title search. In Schenectady, Fulton and Washington counties, the seller traditionally provides and pays for the abstract of title.
So a seller in Niskayuna (Schenectady County) usually pays for the abstract, while a seller a short drive away in Clifton Park (Saratoga County) usually doesn't. Same kind of house, different closing costs, just because of a county line.
Sources: New York State Bar Association, Residential Real Estate Closing Customs by County, and our own closings. Your attorney will confirm the custom for your town.
What costs catch Capital Region sellers off guard?
- The disclosure form is no longer optional for most sellers. Since March 20, 2024, New York sellers can't give the buyer a $500 credit instead of filling out the Property Condition Disclosure Statement. You have to complete it, including new questions about flooding. Some sellers are exempt under New York Real Property Law Section 463, including executors and trustees selling an estate or trust property, court-ordered and foreclosure sales, sales between co-owners or to a spouse or close relative, transfers in a divorce, and brand-new homes that have never been lived in. Your attorney will confirm whether you're exempt.
- Repairs or credits after inspection. This is the biggest wild card. A furnace, roof or electrical issue can turn into a $2,000 to $10,000 credit.
- Your last mortgage payment. Interest is paid in arrears, so your payoff will be a bit higher than your statement balance.
- Moving, storage and overlap costs if you're buying and selling at the same time.
One cost that often comes back to you: property taxes. Taxes are split between you and the buyer at closing based on the date. If you've already paid a tax bill that covers months after you move out, you get credited for those months.
How can I lower my selling costs?
- Get a pre-listing inspection on older homes so you fix small things before a buyer turns them into a big credit.
- Price it right from day one. In the Capital Region, overpriced homes sit, then sell for less after price cuts.
- Compare net sheets, not just commission rates. The agent who nets you the most money matters more than the one with the lowest fee.
- Talk to a CPA about taxes before you list. Whether you owe capital gains tax on a home sale depends on your own situation, so get that answer from a CPA, not from a blog post or your agent.
Frequently asked questions
How much does it cost to sell a house in Albany, NY?
Most sellers in Albany and the rest of the Capital Region spend about 7% to 9% of the sale price. That includes commission, the 0.4% NYS transfer tax, a seller's attorney and any repairs or credits. In Albany, Saratoga and Rensselaer counties, the buyer usually pays for the title search.
Does the seller pay closing costs in New York?
Yes. In New York the seller pays the 0.4% state transfer tax ($4 for every $1,000), their own attorney, any commission they agreed to and their mortgage payoff fees. In some Capital Region counties, like Schenectady, the seller also pays for the abstract of title.
Can I skip the property disclosure form if I give the buyer $500?
No. That option ended on March 20, 2024. Most New York sellers of one- to four-family homes now have to complete the Property Condition Disclosure Statement before the buyer signs a contract. Some sellers are exempt, such as executors and trustees, foreclosure and court-ordered sales, transfers between co-owners or family members, and brand-new homes that have never been lived in.
Is real estate commission negotiable in the Capital Region?
Yes. Commission is always negotiable and is set in your listing agreement. You also decide whether to offer compensation to a buyer's agent.
Alex Cooley, top-producing REALTOR®, Licensed Real Estate Salesperson and founder of The Capital Region Team at Compass.
Licensed since 2015, with 300+ real estate transactions and $100M+ in career sales volume. Named a Top 50 REALTOR® by Capital Region Real Producers in 2025, with 180+ five-star reviews across Google and Zillow.
Last updated November 1, 2026. This post is general information, not legal or tax advice.
Sources: NYS Department of Taxation and Finance, real estate transfer tax; NY Real Property Law Section 463 (disclosure exemptions); NYS Department of State, Property Condition Disclosure Statement; NAR consumer guide, offers of compensation; NYSBA closing customs by county.