NYC Pied-À-Terre Tax Buster
Quotes...
"You're focused on what NYC may charge you after you buy. Have you looked at how much you could get back when you buy?"
ApartmentsExpert
NYC Pied‑À‑Terre Tax Buster
NYC just introduced a new annual tax on high‑value second homes.
We can help you get tens of thousands of dollars back when you buy.
📊 See How Much You Could Save
No obligation. No cost to you. Just a quick estimate.
The New NYC Pied-À-Terre Tax
As of July 1, 2026, New York City imposed a new annual surcharge on certain high-value residential properties that are not the owner's primary residence. This is the "Pied-À-Terre Tax."
Who Is Affected?
- Condos and co-ops with a DOF assessed value over $1 million.
- One-to-three family homes with a DOF assessed value over $5 million.
- Owners who are not using the property as their primary residence — including second-home buyers, non-residents, foreign investors, and properties held through trusts or LLCs.
⚠️ Key Deadline: If you received a notice from the NYC Department of Finance, you must apply for an exemption by September 18, 2026 (or October 6, 2026, depending on your notice).
Phase One Tax Rates (July 1, 2026 – June 30, 2028)
Note: During Phase One, condo/co-op valuation relies on existing DOF assessments, which are generally well below market value. The legal status of the tax is currently being challenged; however, the exemption deadline remains in effect.
Your Solution: Use Our 75% Sales Commission Rebate
We pay you 75% of our buyer‑broker commission at closing. The seller pays our commission — you pay nothing out of pocket.
Here's how it works:
- The seller pays the commission — not you. In a typical NYC transaction, the seller covers the buyer‑broker commission (usually 2.5–3% of the purchase price). You never write a check for our services.
- We share 75% of what we earn — with you, at closing. That's cash back in your pocket, not a credit toward future services.
- No minimum purchase price — every buyer qualifies. Whether you're buying a $900K co‑op or a $5M condo, you get the same 75% rebate.
- Full‑service representation — you're not paying for a discount broker. You get a licensed, experienced buyer's broker who negotiates on your behalf, guides you through the process, and puts your interests first.
On a $3M purchase, that's $56,250 back at closing.
Money you can use for renovations, furnishings, or to offset the new Non‑Primary Residence Property Surcharge.
No gimmicks. No hidden fees. Just a broker who pays you to buy.
💰
Up to $187,500 Back
On a $10M purchase
✅
No Minimum Price
Every buyer qualifies
🏆
Highest Rebate in NYC
75% — guaranteed
📈
Offset the Tax
Cover 1–2 years
Tax vs. Rebate — The Numbers
Based on a 2.5% buyer-broker commission and the 4.0% Phase One tax rate for condos/co-ops.
The Pivot
"You're focused on what NYC may charge you after you buy. Have you looked at how much money you could get back when you buy?"
That's the opportunity. The tax has created search activity, press attention, and anxiety among NYC buyers with money. We're newsjacking it — using a timely story to introduce a wider audience to the Apartments Expert 75% commission rebate.
Whether you ultimately owe the tax or not, the rebate is yours. And once you know about it, it changes how you think about every NYC purchase.
Frequently Asked Questions
What is the NYC pied-à-terre tax?
It's a new annual surcharge on certain high-value residential properties that are not the owner's primary residence. It took effect July 1, 2026, and applies to condos/co-ops valued over $1M and homes over $5M (by DOF assessment).
Who does the tax apply to?
It applies to second-home owners, non-residents, foreign investors, and properties held through trusts or LLCs, if the property is not the owner's primary residence.
What is the deadline to apply for an exemption?
If you received a notice from the NYC Department of Finance, you now have until October 6, 2026 to apply for an exemption. The city extended this deadline for a second time to give property owners more time to respond.
As of August 31, 2026, a Staten Island judge heard arguments but has not yet issued a final ruling on the city's process. The exemption application deadline remains October 6, 2026.
How does your 75% commission rebate work?
The seller pays the buyer-broker commission (typically 2.5–3% of the purchase price). We give you 75% of what we earn at closing. On a $3M purchase, that's approximately $56,250 cash back. No minimum purchase price required.
Is a commission rebate legal in New York?
Yes. Commission rebates are completely legal in New York and 40+ states. Rebates must be disclosed to all parties and documented on the closing statement.
Is the tax currently being challenged in court?
Yes. A judge issued a temporary restraining order on August 10, 2026, but the City appealed, and the TRO was effectively stayed. The September 18, 2026 deadline remains in effect.
Beat the NYC Pied‑À‑Terre Tax
There's no risk, no upfront cost, and no obligation. When you're ready to buy, we're here to help — with the highest commission rebate in the city.
Get Your 75% Rebate Estimate Now
Get your 75% commission rebate estimate and stop worrying about the new surcharge. We'll calculate your exact savings and send you current luxury condo listings.