What "cost to sell" actually includes
There is no single sticker price for selling a home. Instead, the total cost is made up of several separate pieces, each decided by different factors:
- Real estate commission, negotiated between the seller and their agent
- New York State and local transfer taxes, based on the sale price
- Attorney fees, since New York requires an attorney for closing
- Title-related charges tied to the property's history
- Any repairs, inspection items, or credits negotiated with the buyer
- Mortgage payoff and prorated items like property taxes
Because these depend on the sale price, the loan payoff amount, and what gets negotiated during the deal, the real total is specific to each house. Anthony Bisono can run the actual numbers for a given address rather than quote a generic percentage.
Commission is negotiated, not fixed
Commission rates are not set by law or by any brokerage as a flat industry number. They are agreed upon between the seller and the listing agent, and can vary based on the services included, the scope of marketing, and local market conditions. A seller working with Anthony Bisono can ask directly what is included in the fee and how it compares to what similar homes are seeing in Orange County.
Transfer taxes depend on sale price
New York State charges a transfer tax based on the final sale price, and some counties or municipalities add their own portion on top. Because this is calculated as a percentage of the closing price, it changes with every sale. Anthony Bisono can pull the current rate schedule and estimate this cost once a listing price range is set.
Attorney and title costs vary by firm and property
New York is an attorney-closing state, so sellers typically hire their own real estate attorney separate from the agent. Fees differ by firm and by how complex the transaction is. Title charges can also shift depending on whether past liens, surveys, or ownership issues need to be cleared before closing.
Local market conditions affect net proceeds
Orange County covers a range of towns with different price points and buyer demand, from Monroe—where the Harriman train station offers a roughly hour-five commute to Hoboken—to Woodbury, where the Woodbury Common redevelopment is working through permitting for a new hotel and second parking garage. These kinds of local factors can influence how a home is priced and how quickly it sells, which in turn affects net proceeds. A seller in Chester, for example, might see different buyer interest tied to areas like Sugar Loaf's arts and crafts village, where Romer's Alley opened in 2025. Anthony Bisono tracks these shifts across Monroe, Woodbury, Chester, Central Valley, and Newburgh and can explain how they apply to a specific property.
Repairs and concessions are negotiable, not mandatory
Some sellers assume they need to renovate before listing. In most cases, repair costs are a matter of negotiation after an inspection, not a fixed upfront expense. A seller can choose to address items before listing, offer a credit, or leave it to buyer negotiation. Anthony Bisono can advise on which approach tends to work better for a given property and price range.
How Anthony Bisono helps with selling costs
Anthony Bisono works with sellers across Monroe, Woodbury, Chester, Central Valley, and Newburgh to break down these costs before a home goes on the market. Rather than offering a flat estimate, he reviews the property, the local comparable sales, and the current tax rates to give a seller a realistic picture of commission, transfer tax, attorney involvement, and likely net proceeds. Sellers can call Anthony Bisono at 347-523-1491 to go over the costs tied to their specific home and get a straightforward estimate before deciding to list.