Deed Transfer Tax Calculator
Calculate state and county deed transfer tax (transfer stamp, conveyance tax) for any US real estate transaction.
What Is a Deed Transfer Tax?
A deed transfer tax (also called excise tax, stamp tax, conveyance tax, deed tax) is a state and/or local tax imposed when real property changes hands. The tax is calculated as a percentage of the sale price and is typically paid at closing — most often by the seller, though local custom varies. The tax revenue funds general state operations, recording fees, and sometimes affordable-housing trust funds. Rates range from 0% (TX, ID, MT, MS, NM, ND, WY) to 4%+ (Delaware combined state + county + local in some areas). Source: National Association of Realtors state-by-state transfer tax data 2026. Last updated: May 2026.
Who Typically Pays the Transfer Tax
| State Custom | Examples |
|---|---|
| Seller pays | NY, NJ, MA, CT, VA, MD, IL, FL, GA, NC, SC, TN |
| Buyer pays | WA (REET), CA (in some counties) |
| Split 50/50 | PA, MO, KS |
| Negotiable | OK, ID |
In hot seller's markets, sellers sometimes negotiate buyers to pay; in cold markets, sellers absorb the cost. Always specify in the purchase contract.
Highest-Tax States in 2026
Delaware (4% combined), New York (combined state 0.4% + NYC 1.4% + 'Mansion Tax' on $1M+ properties), Washington DC (1.45% + recordation), Connecticut (1.25%), Vermont (1.45%), Hawaii (0.10-1.25% depending on price). These taxes add tens of thousands to luxury closings — a $5M NYC condo sale generates $90K+ in combined transfer and mansion tax.
Mansion taxes (escalating rates above $1M, $2M, $5M brackets) are increasing — NY raised them in 2019, CA passed 'Measure ULA' in 2022 (4% on $5M+, 5.5% on $10M+ in Los Angeles), and other states are debating similar.
Exemptions and Reductions
Common exemptions: (1) Transfers between spouses (divorce settlements). (2) Inheritance via will or trust. (3) Gift transfers (with strict documentation). (4) Government transfers (eminent domain). (5) Refinancing (no transfer of title). (6) Some first-time homebuyer programs (PA, MD, DE offer reductions). (7) Affordable housing transfers. Always ask your closing attorney about exemptions — state-specific rules can save thousands.
Frequently Asked Questions
What is a deed transfer tax?
A state and/or local tax on real estate transactions, calculated as a percentage of the sale price. Also called excise tax, conveyance tax, stamp tax, recordation tax, or realty transfer fee depending on the state. Rates range from 0% in 7 states to 4%+ in Delaware, NYC, and DC.
Who pays the deed transfer tax?
Custom varies by state. Most US states have seller pay (NY, NJ, MA, FL, GA, NC, SC). Some have buyer pay (WA). Some are 50/50 (PA, MO). And some are openly negotiable. The seller usually pays as a closing cost regardless of state law \u2014 buyers reject taking on transfer tax in market conditions where they have options.
Is deed transfer tax deductible on federal taxes?
Generally no for the seller. Transfer tax paid by seller reduces the amount realized on the sale (effectively reducing capital gain). Buyer's transfer tax is added to property basis (reduces future capital gain at sale). Neither is a current-year deduction.
How is deed transfer tax different from real estate tax?
Transfer tax = one-time, paid at closing, based on sale price. Real estate (property) tax = annual, based on assessed value, paid throughout ownership. Different taxes, different purposes.
Are there exemptions for first-time homebuyers?
Some states offer transfer tax reductions for first-time homebuyers \u2014 Pennsylvania, Delaware, and Maryland have explicit programs. Most don't. Check your state housing finance authority website. Also, many states exempt transfers below a threshold (e.g., NY exempts the first $25,000 of value on residential transfers under $500K).
Can I avoid deed transfer tax via LLC transfer?
Many states have closed this loophole. Pre-2010s, transferring property into an LLC and then selling the LLC interests (vs the property itself) could avoid transfer tax. Most states (NY, NJ, PA, CA, CT, DC, MA, MD) now have 'change in beneficial ownership' rules that trigger transfer tax even on entity-level sales. Consult a real estate attorney for any LLC-related transfer planning.