Property Deed Transfers in New York: Deed Types, Costs, and Process

A property deed is the legal document that transfers ownership of real estate from one party to another. In New York, the type of deed used, the way it is drafted, and the process for recording it all have significant legal and financial consequences. Whether you are buying or selling property, transferring ownership between family members, moving property into or out of an LLC, or correcting an error on a previously recorded deed, the deed itself must be prepared correctly to be legally effective and to avoid creating title problems.

This guide covers the types of deeds used in New York, the legal requirements for a valid deed transfer, the tax implications, and the recording process.

Types of Deeds in New York

Full Covenant and Warranty Deed

The full covenant and warranty deed provides the most comprehensive protection for the buyer. The seller (grantor) makes six covenants: that they own the property and have the right to convey it (covenant of seisin), that the buyer will have quiet enjoyment of the property, that there are no encumbrances other than those disclosed, that the seller will take whatever action is necessary to perfect the buyer's title (further assurances), that the seller warrants the title against all claims (general warranty), and that the seller has the right to convey (covenant of right to convey). This type of deed is less commonly used in New York City residential transactions but appears in some commercial deals and in other parts of the state.

Bargain and Sale Deed with Covenants Against Grantor's Acts

This is the most commonly used deed in New York residential real estate transactions. The seller conveys the property and warrants that they have not done anything to encumber the title during their period of ownership. This is a narrower warranty than the full covenant deed: the seller is not guaranteeing that no one in the entire chain of title ever encumbered the property, only that the seller personally did not. Title insurance covers the risk of defects arising from prior owners. When people refer to a "standard" deed in a New York residential closing, this is typically what they mean.

Quitclaim Deed

A quitclaim deed transfers whatever interest the grantor has in the property without making any warranty about what that interest is. If the grantor has full ownership, a quitclaim deed transfers full ownership. If the grantor has no interest at all, the deed transfers nothing. Quitclaim deeds are used in situations where the parties have an existing relationship and the transfer is not a standard arm's-length sale: transfers between spouses during divorce, transfers between family members, transfers into trusts or LLCs, and corrective deeds to fix errors in previously recorded instruments.

Executor's Deed and Referee's Deed

An executor's deed is used when the personal representative of a deceased person's estate transfers property pursuant to the will or the laws of intestacy. A referee's deed is used when property is sold pursuant to a court order, such as in a foreclosure or partition action. Both of these special-purpose deeds have specific legal requirements and provide limited warranties.

Quitclaim vs. Bargain and Sale vs. Warranty Deed

The deed type determines what promises the person transferring the property (the grantor) makes about the title. The table below compares the three deeds you are most likely to see in New York.

When a Quitclaim Deed Makes Sense in New York

A quitclaim deed is a practical tool when the parties already know who owns what and no one is paying market value. The most common uses are removing a former spouse from title under a divorce settlement, adding or removing a family member, moving property between co-owners, and releasing a possible claim so that title is clear for a sale.

A quitclaim deed has limits that surprise people. It does not remove anyone from the mortgage: a spouse who quitclaims the house remains personally liable on the loan until it is refinanced or the lender releases them. Transferring an interest in mortgaged property can also trigger the loan’s due-on-sale clause, and many title insurers look more closely at a chain of title that includes quitclaim deeds. Before you sign one, confirm how the transfer affects the mortgage, the transfer tax filings, and any existing owner’s title policy.

For the full process, taxes and risks, see our guide to quitclaim deeds in New York.

Legal Requirements for a Valid Deed in New York

For a deed to be valid and recordable in New York, it must meet several requirements. The deed must be in writing and identify the grantor and grantee by name. It must contain a legally sufficient description of the property, which in New York typically includes the tax block and lot number as well as a metes and bounds or reference description. The deed must state the consideration (the purchase price or, for gift transfers, a nominal amount such as "ten dollars and other valuable consideration"). The grantor must sign the deed, and the signature must be acknowledged before a notary public.

The deed should also specify how the grantees hold title if there are multiple grantees. The three common forms of co-ownership in New York are tenancy in common (each owner holds a separate, transferable share), joint tenancy with right of survivorship (the surviving owner automatically inherits the deceased owner's share), and tenancy by the entirety (available only to married couples, providing additional creditor protection). The form of co-ownership has significant implications for estate planning, creditor rights, and the ability to transfer the property in the future.

Transfer Taxes in New York

Property transfers in New York trigger transfer taxes at both the state and, within New York City, the city level.

New York State Transfer Tax

The New York State real estate transfer tax applies to all conveyances of real property where the consideration exceeds $500. The tax rate is $2 per $500 of consideration, which works out to 0.4% of the purchase price. Within New York City, the state rate rises to 0.65% for residential property (one- to three-family homes, individual condo units and co-op units) with consideration of $3 million or more, and for other property with consideration of $2 million or more. The state transfer tax is separate from the mansion tax, which the buyer pays on residential purchases of $1 million or more.

New York City Transfer Tax

Within New York City, an additional Real Property Transfer Tax (RPTT) applies. For residential properties, the rate is 1% of the consideration if $500,000 or less, and 1.425% if over $500,000. For commercial properties, the rate is 1.425% for consideration of $500,000 or less, and 2.625% for consideration over $500,000. These taxes are in addition to the state transfer tax. For a detailed breakdown of how these taxes affect your closing costs, see our NYC mansion tax guide and our seller closing cost calculator.

Transfer Tax Exemptions

Certain transfers are exempt from transfer tax, including transfers to or from the United States government, transfers to or from New York State or its political subdivisions, transfers pursuant to a will or intestacy, deeds given solely as security for a debt (mortgages), and corrections of prior recorded deeds. Transfers between spouses are generally exempt from state transfer tax but the NYC RPTT exemption rules are more specific. Transfers for no consideration (gifts) are exempt from state transfer tax but may not be exempt from NYC RPTT depending on the type of property and the relationship between the parties. Your attorney should verify the applicable exemptions before the transfer.

Common Deed Transfer Situations

Transferring Property into an LLC

Real estate investors frequently transfer property from their personal name into a limited liability company for liability protection. In New York City, this transfer may trigger RPTT even though no money changes hands, because the city treats the transfer as a conveyance. The tax consequences depend on the specifics of the transfer, including whether the LLC is a single-member LLC (treated as a disregarded entity for tax purposes) and whether any debt is being assumed or relieved. An attorney should structure the transfer to minimize tax exposure while achieving the liability protection you need. For more on LLC formation, see our business formations practice page.

Adding or Removing a Spouse

After marriage, couples sometimes want to add a spouse to the deed. After divorce, one spouse typically needs to be removed. Adding a spouse involves the current owner executing a new deed to themselves and their spouse, typically as tenants by the entirety. Removing a spouse requires the departing spouse to execute a deed conveying their interest to the remaining spouse. Transfers between spouses incident to a divorce are generally exempt from transfer taxes. The deed should be coordinated with any mortgage on the property, as adding or removing names may trigger a due-on-sale clause in the mortgage (though transfers between spouses are typically exempt from acceleration under federal law).

Transfers Between Family Members

Parents transferring property to children, siblings resolving inherited property, and other family transfers require the same legal formalities as any other deed transfer. The deed must be properly drafted, acknowledged, and recorded. Gift transfers may have income tax, gift tax, and estate tax implications that should be discussed with a tax advisor before the transfer. In some cases, a transfer on death deed or a transfer into a revocable trust may be more appropriate than an outright deed transfer, depending on the family's estate planning goals.

Corrective Deeds

If a previously recorded deed contains an error, such as a misspelled name, an incorrect legal description, or a wrong vesting designation, a corrective deed can be recorded to fix the problem. The corrective deed references the original deed, identifies the error, and states the correction. Both the original grantor and grantee should execute the corrective deed when possible. Unresolved deed errors can create title defects that surface years later when the property is sold or refinanced, so it is better to correct them promptly. See our title and due diligence page for more on resolving title issues.

What a Deed Transfer Costs in New York

Most of the cost of a deed transfer is transfer tax, which is calculated on the consideration. Consideration is usually the price, but it can also include the unpaid balance of a mortgage or other lien that stays on the property, even when no money changes hands. A gift of property with no mortgage, such as a parent deeding a paid-off home to a child, generally owes little or no transfer tax.

A gift or family transfer of mortgaged property is different, and New York State and New York City treat it differently. The state counts a mortgage that stays on the property as consideration, so the transfer can owe state tax on the loan balance; for a one-, two- or three-family house or a condo unit, an existing mortgage can be deducted only when the total consideration is under $500,000. The city generally leaves an existing mortgage on a home, condo or co-op out of the calculation, but not if the loan was taken out or increased in anticipation of the transfer, or is paid off or reduced as part of it. Transfers between spouses, including those made under a divorce decree or settlement, follow their own rules. Whether or not any tax is due, the NYS TP-584 (and, in New York City, the NYC RPT return) and the RP-5217, with its filing fee, must still be filed for the deed to be recorded. Before recording a family or spousal transfer, have an attorney review the mortgage balance, the loan’s due-on-sale clause and the exemptions that may apply.

The Recording Process

After a deed is executed, it must be recorded with the county clerk's office (or, in Manhattan, the Office of the City Register) to create a public record of the transfer. Recording is not required for the deed to be valid between the parties, but it protects the grantee against claims by subsequent purchasers or creditors who would not have notice of the transfer.

To record a deed in New York, you must submit the original deed, a completed RP-5217 form (the Real Property Transfer Report), the transfer tax return and payment, and, in New York City, the RPTT return and payment. The recording fee varies by county and is based on the number of pages in the deed. Your attorney handles the preparation and submission of all recording documents and follows up to confirm that the deed has been recorded and returned.

Recording backlogs vary by county. Manhattan and Brooklyn can take several months. During this period, the transfer is effective and the new owner has full ownership rights, but the public record has not yet been updated. Your attorney should retain a copy of the deed with the recording receipt as proof of submission.

When You Need an Attorney for a Deed Transfer

Any deed transfer involves legal, tax, and practical considerations that warrant professional guidance. Even seemingly simple transfers, like adding a spouse to a deed or moving property into an LLC, can have unintended tax consequences, trigger mortgage acceleration clauses, or create title issues if not done correctly. An attorney ensures that the deed is properly drafted, the tax implications are understood, the transfer is structured appropriately, and the recording is completed. For buyers and sellers in standard purchase transactions, the deed transfer is handled as part of the closing process. For related guidance on the full closing process, see our step-by-step guide to the New York closing process.

Frequently Asked Questions