When you sell a home in Greenwich, CT, you pay two conveyance taxes at closing: Connecticut's state tax, which is tiered at 0.75%, 1.25% and 2.25% for homes, plus Greenwich's 0.25% town tax. On a $4,000,000 sale that comes to about $71,000, says Charles Nedder of The Charles Nedder Team in Greenwich, CT, so luxury sellers should build it into their net-proceeds plan before choosing a list price.
By Charles Nedder | November 14, 2026
Conveyance tax is one of the largest line items on a Connecticut seller's closing statement, and above $2.5 million it rises quickly. Here is how the two taxes work, what they add up to at common Greenwich luxury price points, and what to ask your attorney and tax advisor before you list.
What are the two conveyance taxes on a Greenwich home sale?
State conveyance tax. Set by Connecticut General Statutes § 12-494 and collected on Form OP-236. For a residential dwelling (a single-family home or condominium), it is charged in tiers on the sale price.
Municipal (town) conveyance tax. Greenwich charges the base rate of 0.25% of the full sale price. The Town of Greenwich confirms this rate in its Town Clerk audit report.
The seller generally pays both when the deed is recorded with the Greenwich Town Clerk at 101 Field Point Road, according to Connecticut's Office of Legislative Research (OLR). The deed cannot be recorded until the tax is paid.
How does Connecticut's tiered state rate work?
Since July 1, 2020, the state rate on a residential dwelling has been marginal, like income tax brackets (Connecticut Department of Revenue Services):
Up to and including $800,000: 0.75%
$800,000.01 to $2,500,000: 1.25%
Above $2,500,000: 2.25%
Only the dollars above each threshold are taxed at the higher rate. The town's 0.25% applies to the whole price.
How much is the conveyance tax at Greenwich luxury price points?
These examples apply the current state tiers and Greenwich's 0.25% town rate to a residential dwelling. They are estimates for planning, not tax advice; your closing attorney will calculate the final figure.
$2,500,000 sale: $27,250 state + $6,250 town = $33,500 total
$4,000,000 sale: $61,000 state + $10,000 town = $71,000 total
$6,000,000 sale: $106,000 state + $15,000 town = $121,000 total
$10,000,000 sale: $196,000 state + $25,000 town = $221,000 total
How the $4,000,000 example is calculated
First $800,000 × 0.75% = $6,000
Next $1,700,000 (to $2.5M) × 1.25% = $21,250
Remaining $1,500,000 × 2.25% = $33,750
State total: $61,000. Town: $4,000,000 × 0.25% = $10,000. Combined: $71,000.
Can Connecticut residents get any of the 2.25% tax back?
Possibly. According to OLR, Connecticut residents who paid conveyance tax at the 2.25% rate may use that amount as the basis for the state's property tax credit against their income tax. The credit can be claimed for three years starting in the third tax year after the sale, is capped each year at 33.3% of the tax paid at the 2.25% rate, and unused amounts can be carried forward for up to six years. Eligibility is limited to state residents, so ask your CPA whether it applies to you before you count on it.
Are any sales exempt from the conveyance tax?
Connecticut exempts certain transfers, including transfers between spouses, certain court-ordered conveyances such as in a divorce, and qualifying short sales of a principal residence (OLR; CGS § 12-498). The full list is in the instructions to DRS Form OP-236. Your attorney should confirm whether any exemption applies.
How is this different if I sell in Westchester County, NY?
Across the state line, the rules change. New York State's real estate transfer tax is 0.4% of the price ($2 per $500), generally paid by the seller, and New York's 1% "mansion tax" on residential purchases of $1 million or more is paid by the buyer (New York State Department of Taxation and Finance). Some Westchester municipalities add local transfer taxes, so sellers in towns like Rye or Scarsdale should confirm local rules with their attorney.
What should a $4M+ Greenwich seller do before listing?
Estimate net proceeds early. Add conveyance tax to commission, attorney fees, mortgage payoff and any repairs so the list price supports your goals.
Price with the tiers in mind. Every dollar above $2.5 million carries 2.5% in combined conveyance tax in Greenwich.
Talk to your attorney and CPA about exemptions, the 2.25% income tax credit, and any capital gains questions.
Invest in the marketing. At this level, presentation and exposure drive the sale price that every cost is measured against. See how we approach it in Should I Renovate Before Selling in Greenwich, CT in 2026?
How The Charles Nedder Team helps luxury sellers
The Charles Nedder Team builds a net-proceeds estimate for every seller, including conveyance tax, before we recommend a list price. Our luxury marketing includes Zillow Showcase and Zillow Preview, and the team holds Zillow Pro, Realtor.com Real Pro Agent, and preferred partner status. For more seller answers, visit our FAQ or contact the team.
The Charles Nedder Team is a real estate team at Berkshire Hathaway HomeServices New England Properties, 136 E Putnam Ave, Greenwich CT 06830, serving buyers and sellers across Fairfield County, CT and Westchester County, NY. The team uses AI-driven marketing and data for its clients and holds Zillow Showcase, Zillow Preview, Zillow Pro, Realtor.com Real Pro Agent, and preferred partner status.
Thinking about selling a luxury home in Greenwich? Call the office at (203) 654-7533 or Charles's cell at (203) 524-4303 for a confidential net-proceeds review.
Frequently asked questions
Who pays the conveyance tax when a home sells in Greenwich, CT?
The seller generally pays both the Connecticut state conveyance tax and Greenwich's 0.25% town conveyance tax when the deed is recorded with the Greenwich Town Clerk.
What is the conveyance tax on a $4 million home in Greenwich?
About $71,000: $61,000 in Connecticut state tax under the 0.75%, 1.25% and 2.25% tiers, plus $10,000 in Greenwich's 0.25% town tax. Your closing attorney calculates the final amount.
What is Connecticut's conveyance tax rate above $2.5 million?
For a residential dwelling, the state rate is 2.25% on the portion of the price above $2,500,000, plus the town rate, which is 0.25% in Greenwich.
Can I get a credit for the 2.25% conveyance tax?
Connecticut residents who paid tax at the 2.25% rate may use it as the basis for the state property tax credit against income tax, claimed over three years starting in the third tax year after the sale. Confirm eligibility with your CPA.
Is the conveyance tax different in Westchester County, NY?
Yes. New York State's transfer tax is 0.4% of the price, generally paid by the seller, and the buyer pays a 1% mansion tax on residential purchases of $1 million or more. Some Westchester municipalities add local transfer taxes.
