If you’re considering selling your home in Orange County, NY — including Goshen, Warwick, Middletown, Campbell Hall, Monroe, Newburgh, Washingtonville, Chester, Minisink, Westtown, Florida, or surrounding areas of the Hudson Valley — you deserve a clear answer to one of the most important questions sellers ask:
💭 “Exactly what will it cost me to sell my home?”
With Brian Caplicki and The Caplicki Home Team, you’ll know every cost from day one so you can make informed decisions, plan confidently, and feel comfortable throughout the entire transaction.
1. Our Listing Fee – 3% for Residential Resales
Our 3% listing fee applies to residential resale properties (excluding rentals, land, and new construction). This covers aggressive, strategic marketing, expert negotiation, and full-service support — all focused on maximizing your net proceeds.
In addition, there is a $300 transaction fee charged by our market center(Keller Williams Hudson Valley United). This fee covers administrative and processing services. You’ll see this fee vary by office.
With 25 years of experience, we’ve successfully sold homes in every type of market — the Great Recession, buyer’s markets, seller’s markets, and multiple economic shifts giving you strategies that work in any condition.
We don’t just “list” your home; we present and position it to attract the right buyer:
Aggressive, strategic digital marketing & re-targeting - reaching tens of thousands of qualified buyers through online platforms and social media.
Professional photography for every home.
Drone footage and videography when appropriate based on the property’s features and marketing strategy.
Virtual staging when it enhances buyer appeal.
A smart, data-driven pricing strategy based on real-time local market insights.
Expert negotiation to help secure favorable terms.
A proactive team working behind the scenes to get your property under contract and successfully to closing.
Access to our 25-year professional network - contractors, attorneys, lenders, inspectors, and more.
Storytelling for your property - from photo sequencing to copywriting to targeted ads — to connect with the ideal buyer.
2. Buyer’s Agent Commission – Optional and Not Required
In New York, a seller is not required to offer compensation to a buyer’s agent. Buyers now negotiate their own agent’s fee directly.
If a seller chooses to offer compensation, the amount is set solely by the seller and disclosed in writing before the property is listed. There is no state-mandated or standard rate.
FAQ: How Will Buyer’s Agents Know if Compensation Is Offered?
It’s common for a buyer’s agent to ask about compensation before showing the property. If offered, the amount is confirmed in writing in compliance with disclosure requirements. Buyer’s agent compensation is not displayed in the MLS under current rules.
3. New York State Transfer Tax
The NYS transfer tax is $4 per $1,000 of the sale price (0.4%).
Example: On a $500,000 property, the transfer tax is $2,000.
4. Attorney Fees
Typical seller attorney fees in New York range from $1,500–$2,500 depending on transaction complexity. Each party is represented by their own attorney.
Example – Selling a $500,000 Home in Warwick, NY
Cost Amount:
Listing Fee (3%) $15,000
Buyer’s Agent Fee (Optional)*$12,500
NYS Transfer Tax (0.4%) $2,000
Attorney Fees $2,000
Estimated Total = $31,500
* Buyer’s agent fee is optional and determined by the seller.
Why Sellers Choose Brian Caplicki and The Caplicki Home Team
Our clients say they feel at ease throughout the sale because they always know what’s happening, what’s optional, and what’s required.
We combine market knowledge, marketing power, negotiation expertise, and proactive communication to guide you from listing day to closing with confidence.
When you sell with us, you get:
Clear cost breakdowns upfront
Strategic marketing that reaches qualified buyers
A pricing strategy built on market data
Negotiation skill that comes from decades of experience
A trusted partner protecting your best interests
📍 Serving Orange County NY — Goshen, Warwick, Middletown, Campbell Hall, Monroe, Newburgh, Washingtonville, Chester, Minisink, Westtown, Florida, and surrounding areas of the Hudson Valley.
📞 Call/Text: 845-237-2368 or 845-656-4498
🌐 CaplickiHomeTeam.com
Seller FAQs – Orange County NY Real Estate Costs
1. How much will it cost to sell my home in Orange County, NY?
Most sellers can expect to pay a 3% listing fee (for residential resales), a $300 transaction fee charged by our market center, optional buyer’s agent compensation, New York State transfer tax (0.4% of sale price), and attorney fees ($1,500–$2,500).
2. Is a buyer’s agent commission required in New York?
No. In New York, offering compensation to a buyer’s agent is optional. Buyers now negotiate their agent’s fee directly. Sellers decide if they want to offer it.
3. How will buyer’s agents know if compensation is offered?
It’s common for buyer’s agents to ask the listing agent before showing the property. If offered, the amount is confirmed in writing. Buyer’s agent compensation is not displayed in the MLS.
4. What is the NYS transfer tax when selling a home?
The NYS transfer tax is $4 per $1,000 of the sale price (0.4%). For example, a $500,000 home has a transfer tax of $2,000.
5. What do I get for the 3% listing fee?
Our customary listing fee for residential resales is 3%, but each real estate professional sets their own rates. This fee covers strategic marketing, expert negotiations, and full-service representation — all designed to position your home for the best possible outcome.
This includes professional photography, optional drone/videography when it makes sense for your property, virtual staging if beneficial, a smart pricing strategy, and a proactive team working to get your home under contract and closed.
Please note: there is also a $300 transaction fee charged by our market center, which covers administrative and processing services.
6. How does The Caplicki Home Team market my home?
We use aggressive digital marketing, social media re-targeting, pricing strategy, and compelling storytelling to get your home in front of tens of thousands of qualified buyers.
7. Who is Brian Caplicki?
Brian Caplicki is a top-producing real estate professional with 25 years of experience, having sold homes in every type of market — from the Great Recession to today’s competitive environment — across Orange County, NY and the Hudson Valley.
8. What towns do you serve in Orange County NY?
We serve Goshen, Warwick, Middletown, Campbell Hall, Monroe, Newburgh, Washingtonville, Chester, Minisink, Westtown, Florida, and surrounding Hudson Valley areas.
Fair Housing & Compensation Compliance
We comply with all NYS Fair Housing laws and never discriminate against any protected class.
Agency relationships and any compensation agreements are disclosed in writing before listing.
The Fair Housing Notice is displayed on our website and in our office, and the Fair Housing Disclosure Form is provided at first substantive contact.
