The FSBO closing checklist: from accepted offer to funded.

An accepted offer is the halfway point, not the finish line. This checklist takes you from contract to closing day in New York — attorney, disclosures, transfer taxes, board packages, the final walkthrough — and exactly what to bring to the table.

NYC transfer tax — seller: 1% to $500K, 1.425% above
NYS transfer tax — seller: 0.4% of the price
Typical NYC attorney fee: $1,500–$2,500 flat
This series: Worksheet 4 of 4 for FSBO sellers

Updated October 2026 · Queens, NY

Week 1: contract and attorney

Speed in the first two weeks buys calm in the last two. In New York the contract of sale is an attorney-driven document — your attorney negotiates it, holds the timeline, and keeps you out of the traps. Engage one the day you accept an offer, not the week before closing.

Worksheet A — Contract week

Engaged a New York real estate attorney.Not optional here — the contract is attorney-driven in New York. Attorney reviewed and negotiated the contract of sale before I signed. Buyer’s down payment is going to escrow (attorney or title company) — never to me directly. Property Condition Disclosure Statement delivered to the buyer — or the $500 credit noted.NY Real Property Law §462: deliver the statement or credit the buyer $500 at closing. Contract dates logged: mortgage commitment deadline, closing date, and whether any date is “time of the essence.”My attorney — name and phone

Transfer taxes and payoff numbers

Budget the seller’s transfer taxes now so your net number is real, not a surprise at the table. New York City charges 1% on the first $500,000 and 1.425% above it; New York State charges 0.4% (0.65% over $3 million). On a $650,000 Queens sale, the two combined run roughly $11,800 — real money, but far smaller than a commission would have been.

Order your mortgage payoff statement early — the good-through date matters — and gather the pro-rations: property taxes, fuel oil if applicable, and any HOA or co-op charges. The full breakdown lives in the closing-costs guide.

Worksheet B — My closing math

Fill in your numbers so the net is never a surprise.

My estimated transfer taxes (NYC + NYS)Mortgage payoff good-through date

Pro-rations I owe (taxes, fuel, HOA)My estimated net proceeds

Title, liens, and board packages

The title search is the buyer’s, but the liens it finds are yours to clear. A judgment or old lien discovered the week of closing can delay everything — surface it now, while there is time to fix it. Co-op and condo sellers have a second track: the managing agent’s board package, which runs on its own timeline.

Worksheet C — Title and board track

Checked for liens or judgments in my name that could cloud title — resolving early. Co-op / condo: contacted the managing agent for the board package and move-out requirements. Confirmed move-out deposit, flip-tax responsibility, and application timeline in writing.Flip taxes are often technically the buyer’s but frequently negotiated — clarify it now. Kept the home insured through closing — not cancelling early.Managing agent — name, phone, package deadline

The final walkthrough

The buyer walks through shortly before closing to confirm the home is in the condition the contract requires — broom clean, systems working, agreed repairs done. This is not a second inspection, but a failed walkthrough can still delay closing, so treat it as a checklist item, not a formality.

Worksheet D — Walkthrough-ready

Agreed repairs completed, with receipts kept. Home in contract condition: broom clean, systems working. All fixtures and items named in the contract still present. Utilities on for the walkthrough.

Closing day: what to bring and what happens

What happens: documents are signed, funds move through the attorneys’ escrow accounts, the deed records, and keys change hands. Your attorney walks you through every page — ask about anything you do not understand before you sign it, including last-minute “corrections” at the table.

Worksheet E — Closing-day bag

Government photo ID. Keys, garage remotes, fobs, and appliance manuals. Mortgage payoff information. My attorney — attendance confirmed. A voided check or wiring instructions verified by phone with my attorney — never from an email alone.Wire fraud is the one closing risk that doesn’t care how good your price was.

After the money moves: cancel homeowner’s insurance effective the closing date, transfer or close utility accounts, file a change of address, and keep every closing document — your tax professional will want them when capital-gains questions come up.

Questions, answered.

How long does closing take in New York?

Typically 60 to 90 days from accepted offer for financed deals; cash can close in two to three weeks. Co-op board approvals add their own timeline — ask the managing agent on day one.

Who picks the closing date?

It’s negotiated in the contract — buyer proposes, seller agrees, and “time of the essence” language can make the date binding. Your attorney handles the scheduling dance with the buyer’s attorney and the title company.

What if the appraisal comes in below the contract price?

The buyer’s lender won’t fund the gap. Options: the buyer covers the difference in cash, you renegotiate the price, you challenge the appraisal with better comps, or the deal dies on the appraisal contingency. This is why financed offers above market need a gap guarantee in writing.

Do I have to attend closing in person?

Usually yes, or your attorney can hold power of attorney if you’ve arranged it in advance. Either way, don’t sign anything your attorney hasn’t reviewed — including last-minute “corrections” at the table.

General information only

General information only — not legal, financial, or appraisal advice. These worksheets organize your own research; they are not a substitute for professional advice. New York real estate contracts, disclosures, taxes, and fair-housing rules depend on your situation: have a licensed New York real estate attorney review your contract and disclosures before you sign anything, consult a licensed appraiser for valuation questions, and talk to a tax professional about tax consequences.

Sources

NYC Department of Finance — Real Property Transfer Tax rates
NY Real Property Law §462 — Property Condition Disclosure Statement
NAR 2025 Profile of Home Buyers and Sellers — closing timelines

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