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美国房产小讲堂 · 交易成本

纽约是全世界生活成本最高的城市之一，不只是房租贵。买一套房子，在房价之外，买家还要准备一大笔过户费用。

1豪宅税：谁来付，差别很大

• 洛杉矶（ULA 税）：视频发布时，洛杉矶市对约 500 万美元以上的房产交易征收约 4%，约 1,000 万美元以上征收约 5.5%，门槛每年调整，通常由卖家支付。
• 纽约（Mansion Tax）：纽约市从 100 万美元起征，由买家支付，税率随房价分档递增，从 1% 起，最高档约 3.9%。

关键在于谁来付。卖家支付的税，即使卖家把它反映在房价里，买家仍然可以只付首付、其余用贷款，分摊到月供里。但在纽约由买家支付，就必须在首付之外另外准备现金。比如原本 20% 的首付，可能就变成了 20% 再加几个百分点。

2贷款登记税和转让税

在纽约市使用贷款，还要缴纳贷款登记税（Mortgage Recording Tax），住宅通常约 1.8%–1.925%，视贷款金额和物业类型而定。加州买家对这项税并不熟悉。

转让税（Transfer Tax）通常由卖家支付，但纽约的一些新楼盘会要求买家承担，纽约市和纽约州合计约 1.4%–2% 左右。

把这些加在一起，在纽约购买新楼盘，单是购买环节，就可能比在加州多支付约 5%–7% 的费用。以上税率以发布时为参考，请以纽约州和纽约市的最新规定为准。

在纽约，买家要准备的不只是首付，还有一大笔过户税费。

3南加州买家的过户成本

相比之下，南加州买家在购买环节的费用相对较低，主要包括托管费（Escrow，通常按房价的一定比例收取，往往有上限）、按天分摊的已缴地税、房屋检查费，以及贷款相关费用等。具体金额因交易而异，请以托管公司和贷款机构的估算为准。

4纽约的减税措施和持有成本

为了鼓励开发和购房，纽约的部分新楼盘享有 10 至 25 年不等的地税减免，前期地税为零或逐步递增，可以减轻持有压力。

不过整体而言，纽约的地税和物业费等持有成本通常也高于加州。买房前，建议把购买成本和持有成本一起计算，并咨询当地的律师和会计师。

常见问题

本文仅供一般信息参考，不构成法律、税务、贷款或投资建议。市场数据与政策以发布时为准，可能已有变化；具体情况请咨询持牌专业人士并自行核实。

New York Homes Are Expensive, and Buying Costs Even More: Comparing Buyer Closing Costs in New York and Southern California

Please note: This video was published on July 6, 2023. It is more than a year old. Market data, prices, rates, and policies reflect that date and may have changed. Contact us for the latest information.

US Real Estate 101 · Transaction Costs

New York is among the most expensive places to live, and not just for rent. Buying a home there means preparing a large sum in closing costs beyond the price.

1Mansion Taxes: Who Pays Matters

• Los Angeles (ULA tax): at the time of the video, the City of Los Angeles charged about 4% on sales above roughly $5 million and about 5.5% above roughly $10 million, with thresholds adjusted annually, usually paid by the seller.
• New York (mansion tax): in New York City, it starts at $1 million, is paid by the buyer, and rises in tiers from 1% to a top rate of about 3.9%.

Who pays is the key. When the seller pays, even if it is reflected in the price, the buyer can still put down only the down payment and finance the rest through the monthly payment. In New York the buyer pays, so the cash must come on top of the down payment — a 20% down payment can effectively become 20% plus several more points.

2Mortgage Recording and Transfer Taxes

Financing in New York City adds a mortgage recording tax, typically about 1.8%–1.925% for residential loans depending on loan amount and property type — unfamiliar to California buyers.

Transfer taxes are usually paid by the seller, but some New York new developments require the buyer to pay them; city and state combined run roughly 1.4% to 2%.

Added together, buying in a New York new development can cost roughly 5%–7% more at purchase than in California. Rates reflect the time of the video; check current New York State and City rules.

In New York, buyers must prepare not only a down payment but also substantial closing taxes.

3Buyer Closing Costs in Southern California

By comparison, buyer costs at purchase in Southern California are relatively low, mainly escrow fees (usually a percentage of price, often capped), prorated property taxes already paid by the seller, inspections, and loan-related fees. Amounts vary by transaction; rely on estimates from your escrow company and lender.

4New York Tax Abatements and Holding Costs

To encourage development and buying, some New York new developments offer property tax abatements of 10 to 25 years, with taxes waived or phased in, easing holding costs early on.

Overall, though, New York property taxes and building fees are usually higher than in California. Before buying, calculate purchase and holding costs together and consult local attorneys and CPAs.

FAQ

This article is for general information only and is not legal, tax, lending, or investment advice. Market data and policies reflect the time of publication and may have changed; please consult licensed professionals and verify independently.