Form TP-584: New York's Real Estate Transfer Tax Return, Explained

TP-584 at a glance

TP-584 covers three different taxes, which is why its schedules feel unrelated: the real estate transfer tax (Schedule B), the mortgage tax on credit line mortgages (Schedule C), and the estimated income tax that nonresident sellers owe (Schedule D). Not every sale needs every schedule.

Schedule A: the deed and the property

• Grantor and grantee. Names, addresses and Social Security numbers or EINs exactly as on the deed. When an estate is the seller, mark Estate/Trust and use the estate's EIN. An LLC selling or buying a building of up to four homes must attach a list of its members, managers and other authorized people.
• Location. The tax map designation (section, block and lot), the six-digit SWIS code from the tax bill or the assessor, the street address, and the town and county.
• Type of property. Box 1 for a one- to three-family house, 2 for a co-op, 3 for a condo.
• Date of conveyance. The day the deed is delivered to the buyer. The date on the deed is presumed to be that day.
• Percentage residential. 100% for a house or condo. It matters for the mansion tax on mixed-use buildings.
• Condition of conveyance. Box a (conveyance of fee interest) for an ordinary sale. Box p when you claim an exemption. Boxes e, f and g need Form TP-584.1 attached.

Schedule B: the transfer tax and mansion tax

Part 1: the transfer tax (seller)

1. Line 1, consideration: the price, including any mortgage the buyer takes over. If no tax is due at all, mark Exemption claimed and go to the exemption part.
2. Line 2, continuing lien deduction: only when the buyer takes the property subject to a mortgage that stays on it, and only for a one- to three-family house, a condo unit, or a sale under $500,000. It's usually 0.
3. Line 3: line 1 minus line 2.
4. Line 4, tax: $2 for each $500 of line 3, counting any part of $500 as a whole. That's 0.4%, or $3,000 on a $750,000 sale.
5. Lines 5 and 6: a credit for tax already paid on the same property (rare; attach TP-584.1 Schedule G), and the total due.

Part 2: the mansion tax (buyer)

On a one- to three-family house, condo or co-op that sells for $1 million or more, the buyer owes 1% of the price, or of the residential part of it. At exactly $1,000,000 that's $10,000. It applies to the whole price, not just the part above $1 million.

Part 3: the exemption (when no tax is due)

Mark every box that applies. The ones that come up most for families:

• d. No consideration and not part of a sale, including real gifts.
• k. Not a conveyance under Tax Law § 1401(e). Transfers by will, bequest or inheritance fall here. Attach documents that support it.
• c. A deed that only confirms or corrects an earlier one, with no extra payment.
• g. A deed of partition, dividing property among co-owners.
• f. A mere change of form with no change in who owns it, such as a deed into a revocable trust or a wholly owned LLC (attach TP-584.1 Schedule F).

Schedule C: credit line mortgage certificate

Fill it in for every transfer of the full (fee simple) ownership. It asks whether a credit line mortgage, such as a home equity line, is still on the property:

• Box 1: there's no credit line mortgage. The most common answer.
• Box 3: there is one, but it's being discharged at recording or paid off from the sale.
• Box 2: there is one, but the transfer is exempt from mortgage tax, for example (box 2b) because it's to relatives of the original borrower.
• Box 4: it stays on the property and the mortgage tax is paid with the form.

Schedule D and Form IT-2663: income tax for nonresident sellers

Schedule D is for sellers who are individuals, estates or trusts. Its point: a seller who doesn't live in New York has to prepay income tax on the gain before the deed can be recorded.

• Part 1, residents: each New York resident seller signs. An estate is a resident estate if the person who died was domiciled in New York, wherever the executor lives, so the executor signs Part 1 for it.
• Part 2, nonresidents with an exemption: the house was entirely the seller's main home (under IRC § 121), it's a foreclosure with no extra payment, or a government agency or Fannie Mae, Freddie Mac or Ginnie Mae is a party.
• Everyone else, Form IT-2663: a nonresident seller with no exemption works out the gain on IT-2663 and pays 10.9% of it (the 2026 rate) to the county clerk with the deed. It's a prepayment, credited on the seller's New York nonresident return.

The main-home exemption is for a seller's own main home, so an estate generally can't use it: a nonresident estate selling a New York house files IT-2663. Its basis is the value on the date of death, so after selling costs the gain is often small, and if it's zero or a loss, IT-2663 is still filed (Part 3, box A) with nothing to pay. An estate pays on the whole gain, even if it passes the gain out to the heirs; the executor can then hand the credit to them on Form IT-205-T.

Two worked examples

1. An estate sells a house upstate for $750,000

Your mother lived in Albany. Her house was appraised at $700,000 on the date she died, and as executor you sell it for $750,000.

• Schedule A: the grantor as named on the executor's deed (for example, "John Smith, as Executor of the Estate of Jane Smith"), the Estate/Trust box and the estate's EIN. Type 1, condition a.
• Schedule B, Part 1: line 1 $750,000, line 2 $0, line 3 $750,000, line 4 $3,000. Part 2 is blank: the price is under $1 million.
• Schedule C: box 1, or box 3 if a home equity line is being paid off at closing.
• Schedule D: she was a New York resident, so the estate is too. You sign Part 1 and there's no IT-2663.

If she had lived in Florida instead, the estate would be a nonresident and you'd file IT-2663. With $37,500 of commission, the $3,000 transfer tax and $4,500 of other selling costs, the gain is $750,000 − $45,000 − $700,000 = $5,000, and the payment at recording is $545.

2. Heirs sell a Manhattan condo for $2,500,000

• TP-584-NYC, Part 1 (seller): $10,000 state transfer tax. No additional base tax, because a home is under $3 million.
• Part 2 (buyer): 1% mansion tax, $25,000.
• Part 3 (buyer): supplemental tax at 0.25% from $2 million, $6,250.
• City RPT return (seller, in ACRIS): 1.425% of the whole price, $35,625.

The heirs pay $45,625 in transfer taxes and the buyer pays $31,250. To see the whole sale, with commission and capital gains tax split between the heirs, use the inherited house net proceeds calculator.

TP-584 after a death

1. The executor deeds the house to the heirs. No transfer tax: New York's definition of a conveyance leaves out transfers by devise, bequest or inheritance. File TP-584 with the deed anyway. Mark Exemption claimed on line 1 of Schedule B, check box k in the exemption part, and attach the letters testamentary and the will or other papers that show the transfer is under it. If you're unsure which box the clerk expects, the county clerk's office or a title company can tell you.
2. The executor sells the house. It's an ordinary sale for the transfer tax: the estate is the grantor and pays $2 per $500. Schedule D depends on where the person who died was domiciled, as above.
3. The heirs sell after the house is deeded to them. Each heir is a grantor and signs. Heirs who live outside New York each file IT-2663, unless the house was their main home.
4. The house passed outside the will, to a surviving joint owner or under a transfer-on-death deed. There's no new deed from the estate, so no TP-584 until the new owner sells.

The transfer tax isn't the only tax when someone dies. New York has its own estate tax on estates above the state exemption, with a cliff just above it: see the New York estate tax. And any gain on the sale is income for the estate (on Form 1041) or for the heirs.

TP-584-NYC and the city's RPT return

For property in the five boroughs, use Form TP-584-NYC instead of TP-584. It's the same form with more lines, because the state charges more in the city:

• Part 1, lines 5a and 5b: the additional base tax of $1.25 per $500 (0.25%) on homes of $3 million or more, and on other property of $2 million or more. The seller pays it.
• Part 2: the 1% mansion tax, as in the rest of the state.
• Part 3: the supplemental tax on homes of $2 million or more, from 0.25% up to 2.9% at $25 million, on the whole price. The buyer pays it.
• Part 4: the exemptions, with the same letters as TP-584.

The city's own real property transfer tax (1% up to $500,000 and 1.425% above for homes) goes on a separate RPT return, created online in ACRIS and due within 30 days of the transfer. An executor's deed under the terms of a will is exempt from the city tax but still has to be reported on an RPT return; a deed from an executor as part of a sale is taxed. In Manhattan, the Bronx, Brooklyn and Queens the checks are payable to the NYC Department of Finance; on Staten Island, to the Richmond County Clerk.

Where and when to file

• With the deed: hand TP-584 and the check to the county clerk where the property is, when the deed is presented for recording. Outside NYC, Form RP-5217 (the real property transfer report) goes too, with its fee of generally $125 for a home or farm and $250 for other property.
• Deadline: the 15th day after the deed is delivered. If the deed won't be recorded by then, file and pay directly with the NYS Tax Department, RETT Return Processing, PO Box 5045, Albany NY 12205-0045.
• Late: a 10% penalty, plus 2% for each month (or part) after the first, that part capped at 25%, plus daily compounded interest. The Department can waive the penalties for reasonable cause.
• Overpaid: claim a refund on Form TP-592.2 (TP-592.2-NYC in the city).
• Version: only the 6/25 forms. Title insurers report that county clerks and ACRIS reject older versions for deeds presented from March 1, 2026.

Related guides

• New York and NYC transfer tax calculator
• Mansion tax calculator: NYC, NJ, Los Angeles and more
• Selling an inherited house: net proceeds calculator
• Capital gains tax on an inherited house
• Letters testamentary: how executors get them
• Estate EIN and estate bank account
• New York estate tax
• Real estate transfer tax by state (50-state table)