# Closing Disclosure — State Overlays

State-specific items that a federal-only CD review will miss. The TRID/CFPB framework is the floor; states overlay additional disclosures, deadlines, fee structures, and attorney-involvement rules. This file is a starter; extend it as new states are encountered.

Every entry is marked `[VERIFY]` because state rules change and many overlays are county- or municipality-specific.

| State | Overlay area | What to flag |
|---|---|---|
| **Texas** | Recording fees / mansion tax / mineral rights | Verify county-specific recording-fee schedule on Page 2; mineral-rights reservation language in deed referenced from Page 3 if any. `[VERIFY]` Tex. Loc. Gov. Code recording fees and Tex. Prop. Code conveyancing rules. |
| **New York** | Mansion tax, transfer tax, attorney closing | Mansion tax (1%+ tiered) on properties ≥ $1M paid by buyer; NYC additional transfer tax. Attorney closing required by custom; CD must reconcile against Real Property Transfer Report (Form RP-5217). `[VERIFY]` |
| **Massachusetts** | Attorney closing required by statute; deed stamps | Settlement agent is a licensed attorney by Mass. statute (no non-attorney closings). Deed stamps (excise tax) on Page 2 must match Mass. Dept. of Revenue rate schedule. See `ma-closing-checklist`. `[VERIFY]` |
| **California** | Documentary transfer tax, supplemental property taxes | County and city documentary-transfer-tax stack; supplemental property taxes accrue post-close and are not on the CD — flag in the review memo as a buyer-side post-closing exposure. `[VERIFY]` |
| **Florida** | Documentary stamp tax on deed and note; intangible tax | Doc-stamp tax on the deed (paid by seller) and on the note (paid by borrower); intangible tax on the mortgage (paid by borrower). Each appears on Page 2 government-fees rows. `[VERIFY]` |
| **New Jersey** | Realty transfer fee, mansion tax | Tiered realty transfer fee (RTF); 1% buyer-side mansion tax on residences ≥ $1M. Senior/disabled/blind exemptions. `[VERIFY]` |
| **Illinois** | County and municipal transfer tax stack | State + county + (often) municipal transfer-tax stack on Page 2; Cook County and Chicago each charge separately. Some municipalities require pre-closing inspection / water bill payoff — flag if missing. `[VERIFY]` |
| **Pennsylvania** | Realty transfer tax (state + local) | 1% state RTT plus typically 1% local (sometimes split buyer/seller by custom). Page 2 must show both lines. `[VERIFY]` |

## How to use this table

During Step 1 (page-by-page intake), after identifying the property state:

1. Pull the relevant state row.
2. Add a line to the review memo's State Overlay section listing each item, the document where it should appear, and the value found (or `MISSING`).
3. If the state is not in the table above, add an entry to the review memo's "Out-of-table state" callout and recommend attorney/local-counsel review of overlay items.

## Adding a new state

Append a row with:

- **State**
- **Overlay area** — short label (e.g., "transfer tax structure", "attorney closing rule")
- **What to flag** — concrete check the agent should run, with `[VERIFY]` markers on any specific authority.

Keep entries short. Detailed worked-out fee schedules and exact rates belong in jurisdiction-specific references, not here.