Mansion Tax Calculator: NYC, New Jersey, Los Angeles and More
Figures verified November 12, 2026 against NY Department of Taxation, mansion tax · Update log
Short answer
A mansion tax is a higher transfer tax on expensive homes. New York's buyer pays 1% from $1 million, and in New York City up to 3.9%. New Jersey's seller pays 1% to 3.5% of the whole price over $1 million. Los Angeles adds 4% over $5.4 million and 5.5% from $10.9 million (Measure ULA), and San Francisco charges up to 6%.
Free calculator
Mansion tax calculator: one price, every place
Enter a sale price to compare the transfer taxes on a home in each place with a high-end rate. Amounts like 2.5m work.
Matters in Hawaii. The Vermont row always shows a second home.
Transfer taxes on a $3,000,000 home, highest first
| Place | Total | High-end part |
|---|---|---|
| New Jersey3.63% of the priceSeller $108,775, buyer $0 | $108,775 | $75,000 |
| Vermont (second homes)3.62% of the priceSeller $0, buyer $108,600 | $108,600 | $108,600 |
| New York City3.57% of the priceSeller $62,250, buyer $45,000 | $107,250 | $52,500 |
| Washington, DC2.9% of the priceSeller $43,500, buyer $43,500 | $87,000 | None |
| Washington State2.47% of the priceSeller $74,143, buyer $0 | $74,143 | None |
| Connecticut1.53% of the priceSeller $46,000, buyer $0 | $46,000 | None |
| New York State (outside NYC)1.4% of the priceSeller $12,000, buyer $30,000 | $42,000 | $30,000 |
| Rhode Island1.29% of the priceSeller $38,820, buyer $0 | $38,820 | $16,320 |
| Maine0.95% of the priceSeller $14,200, buyer $14,200 | $28,400 | $15,200 |
| San Francisco0.75% of the priceSeller $22,500, buyer $0 | $22,500 | None |
| Los Angeles (city)0.56% of the priceSeller $16,800, buyer $0 | $16,800 | None |
| Hawaii0.5% of the priceSeller $15,000, buyer $0 | $15,000 | None |
Each total includes the ordinary state and local transfer tax as well as the high-end rate. Lines that the contract assigns are shown half and half. Washington State uses the 0.5% local rate and 2026 brackets.
Mansion taxes by place (2026)
| Place | Starts at | High-end rate | Who pays |
|---|---|---|---|
| New York City | $1 million | Buyer: 1% at $1M, 1.25% at $2M, up to 3.9% at $25M. Seller: extra 0.25% from $3M. | Mostly buyer |
| New York State (outside NYC) | $1 million | 1% of the whole price on homes of $1M or more. | Buyer |
| New Jersey | Over $1 million | 1% to 3.5% of the whole price (graduated percent fee). | Seller |
| Los Angeles (city) | Over $5.4 million | 4% over $5.4M, 5.5% from $10.9M, on the whole price (Measure ULA). | Seller (custom) |
| San Francisco | $5 million | 2.25% from $5M, 5.5% from $10M, 6% from $25M, on the whole price. | Seller (custom) |
| Washington, DC | $400,000 | 1.45% transfer + 1.45% recordation on the whole price. | Seller and buyer |
| Washington State | $1.525 million | 2.75% on the slice to $3.025M, 3% above (2026). | Seller |
| Connecticut | $2.5 million | 2.25% state on the part above $2.5M, plus 0.25% town. | Seller |
| Hawaii | $2 million | 0.5% to 1% of the whole price (0.6% to 1.25% if the buyer won't live there). | Seller |
| Maine | Over $1 million | Extra 0.76% on the part above $1M, split between buyer and seller. | Split |
| Rhode Island | Over $824,000 | Extra 0.75% on the part of a home's price above $824,000. | Seller |
| Vermont (second homes) | Any price | 3.62% on a home the buyer won't live in, versus 1.47% on a main home. | Buyer |
New York and NYC mansion tax
The buyer pays 1% on a home of $1 million or more. In New York City, a supplemental tax takes the buyer's total to 1.25% at $2 million, rising to 3.9% at $25 million, and the seller pays another 0.25% from $3 million.
- A $2,000,000 condo in Manhattan: the buyer pays $25,000 (1.25%), and the seller pays $36,500 in state and city transfer tax.
- A $5,000,000 townhouse: the buyer pays $112,500 (2.25%), and the seller pays $103,750.
- Outside the city the buyer pays only the 1%, on homes of $1 million or more.
It applies to one to three family houses, condos and co-op apartments. The tax is on the whole price, so a home at $999,999 pays no mansion tax and one at $1,000,000 pays $10,000. Details and the seller's side in the New York transfer tax calculator. The buyer reports it on Schedule B, Part 2 of Form TP-584 (and the city supplement on Part 3 of TP-584-NYC).
New Jersey mansion tax (graduated percent fee)
Since July 10, 2025, the seller pays a graduated percent fee on the whole price of a sale over $1 million: 1% up to $2 million, then 2%, 2.5%, 3% and 3.5% above $3.5 million.
- A $1,500,000 home: graduated percent fee $15,000, total seller transfer taxes $30,625.
- A $4,000,000 home: graduated percent fee $140,000, total $185,875.
The fee covers homes, co-ops, farms with a house and commercial property, and is filed on Form RTF-1EE. Selling an estate's house in New Jersey also needs an inheritance tax waiver first; see New Jersey tax waivers. Full rates in the NJ transfer tax calculator.
Los Angeles Measure ULA
Measure ULA, approved by Los Angeles voters in 2022, adds 4% of the whole price on sales over $5.4 million and 5.5% from $10.9 million (sales closing July 1, 2026 to June 30, 2027). It's charged on top of the city's 0.45% base tax and the county's 0.11%, applies only inside the City of Los Angeles, and covers homes and commercial property alike.
- At exactly $5,400,000: $30,240 in total. One dollar more, at $5,400,001: $246,243, because the 4% applies to the whole price.
- At $6,000,000: $273,600, of which $240,000 is Measure ULA.
- Measure ULA thresholds rise each July 1 with inflation: $5 million and $10 million until June 2025, $5.3 million and $10.6 million until June 2026, now $5.4 million and $10.9 million.
- Measure ULA counts the gross price, with no deduction for the mortgage, and applies to homes and commercial property alike. Qualified nonprofits and community land trusts are exempt.
- In the November 3, 2026 election, Los Angeles voters backed Proposition TE, which exempts Palisades fire victims who sell from Measure ULA until 2030. The result was not yet certified when we checked.
San Francisco, DC and other places
- San Francisco: 2.25% from $5M, 5.5% from $10M, 6% from $25M, on the whole price. Paid by: seller (custom).
- Washington, DC: 1.45% transfer + 1.45% recordation on the whole price. Paid by: seller and buyer.
- Washington State: 2.75% on the slice to $3.025M, 3% above (2026). Paid by: seller.
- Connecticut: 2.25% state on the part above $2.5M, plus 0.25% town. Paid by: seller.
- Hawaii: 0.5% to 1% of the whole price (0.6% to 1.25% if the buyer won't live there). Paid by: seller.
- Maine: Extra 0.76% on the part above $1M, split between buyer and seller. Paid by: split.
- Rhode Island: Extra 0.75% on the part of a home's price above $824,000. Paid by: seller.
- Vermont (second homes): 3.62% on a home the buyer won't live in, versus 1.47% on a main home. Paid by: buyer.
Selling an inherited luxury home
An executor selling a house worth millions usually faces more than transfer tax. The estate may owe federal estate tax above the $15 million exemption, and New York, Massachusetts, Washington, Illinois and several other states tax estates from a much lower amount. The heirs owe capital gains tax only on the rise in value after the death, thanks to the stepped-up basis.
- Handing the house to the heirs under the will is usually exempt from transfer tax, mansion tax included. A later sale by the heirs is taxed as usual.
- The seller's transfer tax lowers the taxable gain: it's a selling expense. Check the numbers in the inherited property capital gains calculator.
- Selling within six months of the death can set the value used for the estate tax return; a CPA can tell you whether the alternate valuation date helps.
Optional: get help filing
Get a flat-fee quote for the estate's tax returns
The final Form 1040, the estate's Form 1041 and any state return are the parts executors most often hand off. Leave your email and the rough estate size, and a CPA or Enrolled Agent who prepares estate returns will reply with a fixed price. Free, and no obligation.
Frequently asked questions
What is a mansion tax?
A higher real estate transfer tax on expensive homes. New York started it in 1989 with a 1% tax on homes of $1 million or more; New Jersey, Los Angeles, San Francisco and others now have their own versions, set at different prices and paid by different sides.
Who pays the mansion tax in New York?
The buyer pays the 1% mansion tax, and in New York City also the supplemental tax that takes the total to between 1.25% and 3.9% from $2 million. The seller pays the regular transfer taxes and, on city homes from $3 million, an extra 0.25%.
Who pays the mansion tax in New Jersey?
Since July 10, 2025, the seller pays New Jersey's graduated percent fee on sales over $1 million: 1% up to $2 million, rising to 3.5% above $3.5 million, on the whole price. Before that the buyer paid a flat 1%.
How much is the Los Angeles mansion tax?
Measure ULA adds 4% of the whole price on sales over $5.4 million and 5.5% from $10.9 million, for sales closing from July 1, 2026 to June 30, 2027. It's on top of the city's 0.45% and the county's 0.11%, and the seller usually pays it.
Is the mansion tax charged on the whole price or only the part above the threshold?
On the whole price in New York, New Jersey, Los Angeles, San Francisco, DC and Hawaii, so a sale just over the line costs much more than one just under it. Washington, Connecticut, Maine and Rhode Island charge their higher rate only on the part of the price above the threshold.
Can an estate avoid the mansion tax by giving the house to the heirs?
Handing the house to the heirs under the will is usually exempt from transfer tax, including the mansion tax, because nothing is sold. But when the heirs then sell it, the tax is due on that sale, so it only helps if they plan to keep the house.
Sources
- 1.NY Department of Taxation, mansion taxtax.ny.gov
- 2.Instructions for Form TP-584-NYC (8/25), supplemental taxtax.ny.gov
- 3.NJ Division of Taxation, graduated percent fee noticenj.gov
- 4.City of Los Angeles Office of Finance, Measure ULAfinance.lacity.gov
- 5.San Francisco Assessor-Recorder, transfer taxsfassessor.org
- 6.Washington DOR, real estate excise taxdor.wa.gov
This information is provided for educational purposes only and should not be considered legal or tax advice. Consult a qualified tax professional for guidance specific to your situation.