North Fork Closing Costs

The purchase

Purchase price

Down payment (%) Loan amount: —

Financing the purchaseNearly 60% of Q4 2025 North Fork sales were all cash. Uncheck for cash. Improved propertyA house on it. Uncheck for vacant land, which gets a smaller allowance. Qualified first-time homebuyerHousehold income cap $187,440. Purchase price cap $707,454. Both as of August 11, 2025.

Estimated cash to close— Closing costs— Down payment—

Rates and assumptions — every figure is editable

The tax rates and recording fees below come from the Suffolk County Clerk and the Township's own first-time homebuyer checklist, current as of September 2026. The service costs are typical North Fork ranges, not quotes. Change any of them and both estimates recalculate.

One note on the first-time buyer exemption: the Township's checklist is written against the 2% Peconic Bay CPF. This tool applies it to the 0.5% Community Housing Fund as well, since both sit in the same article of the Tax Law. Worth confirming with the title company before a buyer relies on it.

Transfer taxes, set by statute

Peconic Bay CPF (%) Buyer pays. Southold.

Community Housing Fund (%) Buyer pays. Since April 1, 2023.

Allowance, improved ($) Southold Township. Deducted before the 2.5% applies.

Allowance, unimproved ($) Southold Township vacant land.

First-time buyer price cap ($) 80% of the SONYMA non-target one-family limit for Suffolk County.

First-time buyer income cap ($) Combined household. Shown for reference, not calculated here.

Mansion tax (%) Buyer pays. Flat rate outside NYC.

Mansion tax threshold ($) Applies to the full price, not just the excess.

Mortgage tax, borrower share (%) Suffolk is 1.05% total: 0.5% basic, 0.3% SONYMA, 0.25% MTA. The MTA quarter point does not land on the borrower for a 1–2 family.

Mortgage tax deduction ($) Off the SONYMA portion, 1–2 family dwelling.

NYS transfer tax Seller pays. Works out to 0.4%.

Buyer service costs, typical North Fork

Owner's title insurance (%)TIRSA rates run roughly 0.4 to 0.6%.

Lender's policy ($)Simultaneous issue.

Search, exam, closing fees ($)

Survey ($)

Buyer's attorney ($)

Deed recording fee ($)Suffolk residential deed is $375 plus $5 per page.

Mortgage recording fee ($)$440 plus $5 per side. Separate from the mortgage tax. Financed only.

Home inspection ($)

Lender fees ($)Origination, processing, wire. Financed only.

Appraisal ($)Financed only.

Prepaids and escrows ($)The least predictable line. Depends on closing date and the lender's cushion.

Seller service costs

Seller's attorney ($)

Closer, continuation, misc ($)

Survey provided by seller ($)Only if the seller agrees to supply one.

What this does not include. Property tax and fuel adjustments between buyer and seller, which depend entirely on the closing date. Any capital gains exposure on the seller side, which is a question for an accountant. Repairs negotiated after inspection. Association or private road fees. Anything specific to the parcel, which is exactly the kind of thing worth a phone call about.