NYC Real Estate Transfer Tax Filing Walkthrough: Form NYC-RPT, TP-584-NYC, and the 30-Day Clock (2026)

A plain-English filing walkthrough for NYC’s Real Property Transfer Tax. Forms NYC-RPT and TP-584-NYC, the 30-day clock, ACRIS, late-filing penalties, and the agency phone numbers that actually answer.

If you are closing on a sale, gift, or LLC-to-individual transfer of a New York City property, you are on a clock the moment the deed is delivered. Two transfer tax returns must be filed — one with the city, one with the state — and the city’s clock runs out at 30 days. Miss it and the penalties stack at 5% per month up to 25%, plus interest, plus a possible docketed judgment against both grantor and grantee. This is the filing walkthrough most title closings rush through — written in plain English, with every form number, every deadline, and every agency phone number you actually need.

The Two-Return Reality: NYC and New York State Both Tax the Same Sale

Every real property transfer in the five boroughs is subject to two separate transfer taxes, filed on two separate returns, due on two slightly different deadlines:

City return: Form NYC-RPT (Real Property Transfer Tax Return) — pays the NYC RPTT, filed within 30 days after the transfer.
State return: Form TP-584-NYC (6/25) — pays the New York State base transfer tax, the mansion tax, the additional base tax, and (for $2M+ residential) the supplemental tax — due within 15 days after deed delivery if filed directly with the state, or alongside recording at the county clerk.

Both returns are typically prepared and filed simultaneously through ACRIS (Automated City Register Information System) at closing, but the legal duty to file does not disappear if the closing attorney misses something. The grantor and grantee are jointly responsible.

The NYC RPTT Rate Schedule (Verified Against NYC Department of Finance, May 2026)

NYC’s RPTT rate depends on two things: whether the property is residential, and whether the price is above or below $500,000. Per Title 11, Chapter 21 of the NYC Administrative Code:

Residential Type 1 or 2 transfer, $500,000 or less: 1.00% of the price
Residential Type 1 or 2 transfer, more than $500,000: 1.425% of the price
All other transfers (commercial, mixed-use, etc.), $500,000 or less: 1.425% of the price
All other transfers, more than $500,000: 2.625% of the price

“Residential Type 1” means a one- to three-family house, an individual condo unit, or a cooperative apartment. “Residential Type 2” covers leasehold interests in those same property types. Anything else — commercial buildings, vacant lots, four-or-more-family buildings, mixed-use — falls into the “all other” bucket and gets the higher rate.

RPTT applies whenever the sale or transfer exceeds $25,000. Transfers below that threshold are not taxed but still require a return.

The State Layer: Base Tax, Mansion Tax, and the NYC Supplemental Stack

Layered on top of the city RPTT, New York State imposes its own transfer tax under NY Tax Law Article 31. Per the NYS Department of Taxation and Finance (verified May 2026 against tax.ny.gov):

State base tax: $2.00 per $500 of consideration (effectively 0.4%) — applies to any conveyance over $500.
Mansion tax: 1.00% additional tax on residential conveyances of $1 million or more, paid by the buyer.
Additional base tax (NYC only, post-July 2019): $1.25 per $500 (0.25%) on residential conveyances of $3 million or more and on non-residential conveyances of $2 million or more.
NYC supplemental tax (residential, post-July 2019): An incremental rate that begins at 0.25% on residential conveyances of $2 million and scales to 2.9% at the top tier. The bracket table is published in Form TP-584-NYC-I (the instructions).

The state base tax is paid by the seller (grantor). The mansion tax and supplemental tax are paid by the buyer (grantee). If either party fails to pay, the other becomes jointly and severally liable, which is why both signatures appear on every TP-584-NYC.

The Forms, Step by Step

Step 1: Open ACRIS and Build the NYC-RPT Packet

For all five boroughs, Form NYC-RPT must be prepared online through ACRIS (Automated City Register Information System), which lives at nyc.gov/site/finance/property/acris.page. ACRIS auto-assembles the full RPTT packet, which includes:

The Real Property Transfer Tax Return (the NYC-RPT itself)
Instructions
Registration forms for property tax, water, and sewer billing
A smoke detector affidavit of compliance

Staten Island filers, take note: Section 23-09 of the Rules of the City of New York requires Staten Island transfers to be filed both electronically through ACRIS and on paper at the Richmond County Clerk’s office. The other four boroughs are ACRIS-only at the city level.

Step 2: Build the State Return — Form TP-584-NYC (6/25)

The current version of the state return is Form TP-584-NYC (6/25), published in June 2025 and confirmed as the active form as of May 2026. The form’s full name is the Combined Real Estate Transfer Tax Return, Credit Line Mortgage Certificate, and Certification of Exemption from the Payment of Estimated Personal Income Tax for the Conveyance of Real Property Located in New York City. It is available as a fillable PDF at tax.ny.gov/pdf/current_forms/property/tp584nyc_fill_in.pdf.

If the deed is being recorded (the normal path), TP-584-NYC is filed at the county clerk’s office along with the deed. If the conveyance is not being recorded — for example, a transfer of cooperative shares — TP-584-NYC must be mailed directly to the state Tax Department within 15 days of delivery.

Step 3: Handle the LLC Disclosure Requirement

Since September 13, 2019, any deed transfer of a one- to four-family dwelling involving a limited liability company on either side must include an enhanced member list. Form NYC-RPT cannot be accepted without it. The list must disclose:

Names and business addresses of all members, managers, and other authorized persons of the LLC.
If any member is itself an LLC or business entity, that entity’s members, managers, officers, and directors — and so on, drilling down until ultimate ownership by natural persons is disclosed.
For single-member LLCs, identification numbers (Social Security or EIN) for both the LLC and its single member.
For multiple-member LLCs, identification numbers for each member as an attached document.

A “natural person” is a human being who is the beneficial owner — not a trust, estate, DBA, or another entity. If you cannot supply a piece of required information, attach an affidavit explaining why.

This requirement exists at both the city and state levels and was enacted by Section 2 of Chapter 297 of the Laws of New York of 2019. Closing attorneys who miss the LLC disclosure block at recording is one of the most common reasons a transfer gets bounced back from the City Register.

Step 4: Calculate Interest and Penalties on Schedule 2 (If Late)

If you are reading this because you already missed the 30-day window, the NYC-RPT has dedicated lines on Schedule 2 for self-reporting interest and penalties. Per the NYC Department of Finance:

Line 13 — Interest: If the tax is not paid by the due date, interest accrues from the original due date to the date paid. NYC’s interest calculator is published at webapps.nyc.gov/CICS/txi1/txin001i and is updated quarterly.
Line 14(a) — Late-filing penalty: 5% of the tax for each month or partial month the return is late, capped at 25%, unless the failure to file is due to reasonable cause.
Line 14(b) — Late-payment penalty: 0.5% of the tax (less any payments made) for each month or partial month the payment is late, capped at 25%.
Combined cap: The total of (a) and (b) cannot exceed 5% in any single month.

If the grantor and grantee fail to pay long enough, the NYC Department of Finance may docket a judgment against both — which becomes a lien enforceable through standard judgment collection mechanisms.

The $100 Non-Deed Trap

One detail closing attorneys frequently miss: there is a $100 filing fee for RPTT non-deed transfers. A non-deed transfer is any RPTT-reportable event that does not involve recording a deed — most commonly the transfer of cooperative housing shares, transfers of at least 50% controlling interest in an entity that owns NYC property, or the assignment of a leasehold interest. The fee is per filing and is in addition to any RPTT due. Confirm it in the closing statement before you sign.

Requesting a 30-Day Filing Extension

If the 30-day deadline is impossible — for example, because of a contested valuation or missing LLC disclosure — Title 11 of the NYC Administrative Code permits a single 30-day filing extension. To get one, you must:

Submit the request before the original due date, in writing.
Mail it to: New York City Department of Finance, Land Records Division, 66 John Street, 13th Floor, New York, NY 10038, Attn: RPTT Extension Request.
Include a detailed statement explaining why additional time is needed.
Attach the tentative NYC-RPT return prepared in ACRIS with the recording and endorsement cover page showing estimated tax due.
Include full payment of the estimated tax with the request. Extensions of time to file are not extensions of time to pay.

A late-filed extension request will be denied and penalties will accrue from the original due date.

Common Exemptions and Reduced-Rate Transfers

Some transfers are fully exempt from RPTT, some are reportable but not taxable, and a few are taxed at a reduced rate. The categories that come up most often in NYC residential closings:

Mere change of identity or form of ownership: If beneficial ownership does not change — for example, an individual transferring to a wholly-owned LLC — the conveyance is reportable but not taxable.
Bona fide gifts: Conveyances without consideration, made other than in connection with a sale, are exempt at both city and state levels.
Transfers as security for debt: A deed or instrument given solely to secure a debt is exempt.
Transfers from an executor under the terms of a will: Exempt. But an executor’s sale of an interest in real property to a third party is taxable.
REIT transfers: Taxed at one-half the otherwise applicable rate, if specific conditions are met.
HDFC transfers: Since August 19, 2016, transfers to or from Housing Development Fund Companies can claim a full or partial RPTT exemption under Section 11-2106(b)(9) of the NYC Administrative Code. The NYC-RPT form was revised on March 24, 2017, to add Schedule L (HDFC Exemption) and a new Condition of Transfer code (w).
NY State open space / parks conservation: Since May 9, 2025, conveyances to certain not-for-profit conservation, environmental, parks, or historic preservation entities are exempt from the additional state mansion tax.

If a conveyance is exempt or shows zero tax due, the NYC-RPT return still must be filed within 30 days. Filing the zero-tax return is not optional.

The Phone Numbers That Actually Answer

NYC Department of Finance (general RPTT questions): Dial 311 inside the five boroughs, or 212-NEW-YORK (212-639-9675) from outside the city. Ask to be routed to the Land Records Division.
NYC City Register offices (to confirm a recording): Manhattan, Bronx, Brooklyn, and Queens are reachable through 311. Staten Island filers should contact the Richmond County Clerk directly at 718-675-7700.
NY State Department of Taxation and Finance, Real Estate Transfer Tax Unit: 518-457-8637. The unit handles TP-584 and TP-584-NYC filing questions.
For LLC disclosure or enhanced member list questions: Submit through ACRIS first; if you need a human, route through the NYC DOF Land Records Division at 66 John Street.

What to Have Ready Before You Open ACRIS

A clean filing takes 30 to 45 minutes if you have the right paperwork. Pull these together before you start:

The fully executed deed or assignment instrument (with notarization).
Names, addresses, and tax identification numbers (SSN or EIN) for every grantor and grantee.
For LLC parties: the enhanced member list traced through to natural persons, plus the operating agreement on hand in case you need to identify “authorized persons.”
The purchase price (consideration) — including any mortgages assumed, liens taken subject to, or other forms of value transferred.
For coop transfers: the proportionate share of unpaid principal on the cooperative’s underlying mortgage (this is part of consideration).
For non-resident sellers: completed Form IT-2663 (real property) or IT-2664 (coop units) with estimated personal income tax payment.
The block and lot for the property (find it at nyc.gov/site/finance/property/property.page).
Bank information or certified funds to cover the tax. ACRIS accepts ACH for electronic payments at recording.

FAQs

Do both grantor and grantee have to sign Form NYC-RPT?

Yes. Both signatures are required. If either party fails to sign, the non-signing party may face non-filer penalties under Title 11 of the NYC Administrative Code. If there are multiple grantors or grantees, every party must sign — one signature per side is not sufficient.

Can my attorney or title company discuss my RPTT case with the Department of Finance?

Only if you file a Power of Attorney with Finance. The standard form is available at nyc.gov/assets/finance/downloads/pdf/poa/poa2.pdf. Without a POA on file, the DOF can only speak directly to the grantor or grantee.

What happens if I miss the 30-day deadline?

Interest starts accruing from the original due date. The late-filing penalty is 5% of the tax per month or partial month, up to 25%. The late-payment penalty is 0.5% per month, up to 25%. The combined hit cannot exceed 5% in any single month. If left unpaid, the NYC DOF may docket a judgment against both grantor and grantee, which becomes a lien enforceable through standard collection mechanisms.

Is the mansion tax paid by the buyer or the seller?

The buyer (grantee) pays the mansion tax and any NYC supplemental tax. The seller (grantor) pays the state base tax and the additional base tax. If the buyer fails to pay, the seller becomes jointly and severally liable, which is why both parties must sign Form TP-584-NYC.

Does the RPTT apply to coop transfers?

Yes. The transfer of cooperative housing stock shares is treated as a transfer of an economic interest in real property and is subject to RPTT. Because there is no deed to record, coop transfers are non-deed transfers and incur the $100 filing fee in addition to any RPTT due. The Cooperative Transfer Summary Return is a separate filing.

What if my LLC member list is incomplete?

Attach an affidavit explaining why specific information is missing. The City Register will not accept Form NYC-RPT for any one- to four-family deed transfer involving an LLC without either complete disclosure or an affidavit of reasonable cause.

How is RPTT different from the state transfer tax?

They are two separate taxes administered by two separate agencies on two separate returns. The NYC RPTT (1.0% – 2.625%) is paid to the NYC Department of Finance on Form NYC-RPT. The NY State transfer tax (0.4% base, plus mansion tax, plus NYC supplemental layers) is paid to the NY State Department of Taxation and Finance on Form TP-584-NYC. Both must be filed and paid for any NYC conveyance — typically simultaneously through ACRIS at closing.

Bottom Line

The NYC transfer tax filing is mostly mechanical if you start it within a week of closing. The 30-day RPTT clock and the 15-day TP-584-NYC clock leave very little room for missing paperwork — particularly the LLC disclosure block, which has been the most common bounce-back since 2019. Build the ACRIS packet early, confirm the rate tier against the price, and make sure both grantor and grantee sign both returns before they leave the closing table.

Tax advice in this article is informational. Consult a tax professional or the NYC Department of Finance for your specific situation.

Primary sources verified May 16, 2026: