Navigate New England's Attorney-State System
Master dual conveyance taxes, mandatory attorney closings, and coastal regulations
0.75% State + 0.25%-1.5% Municipal
(Up to 2.25% total)
MANDATORY
CT law requires attorney
Standard Practice
Among highest rates in US
Certificate Required
For on-site systems
Apr-Jun & Sep-Oct
Avoid winter sales
Coastal Management
Long Island Sound properties
Connecticut's land market operates under one of the most structured legal frameworks in the United States. As a mandatory attorney-state, every real estate transaction requires legal counsel—a unique requirement that sets Connecticut apart from most of the nation. The state's dual conveyance tax system, combining state and municipal levies, can reach as high as 2.25% in premium towns like Greenwich, representing one of the highest transfer tax burdens in the region.
Connecticut imposes a uniform 0.75% state conveyance tax on all property transfers. This applies statewide regardless of location or property type. On a $500,000 land sale, the state tax alone amounts to $3,750.
The state tax is calculated as 0.0075 multiplied by the sale price. Unlike some states with tiered rates, Connecticut's state rate is flat across all price points.
Towns add their own conveyance tax ranging from 0.25% to 1.5%. Greenwich, Stamford, and other Fairfield County Gold Coast towns impose the highest rates. Most Connecticut municipalities charge 0.25%-0.5%.
Combined Total Example (Greenwich): $500,000 sale = $3,750 state + $7,500 municipal = $11,250 total conveyance tax burden.
Traditionally, Connecticut sellers and buyers split the conveyance tax 50/50. However, this is entirely negotiable. In seller's markets, buyers may agree to pay the full amount. In buyer's markets, sellers often absorb the entire tax. Your attorney will negotiate this during contract terms.
Properties exceeding $800,000 in Greenwich and Fairfield County face substantial conveyance tax burdens. A $2 million estate sale in Greenwich incurs $15,000 state tax plus $30,000 municipal tax = $45,000 total—a significant closing cost consideration.
Connecticut General Statutes § 47-36c mandates attorney supervision for all real estate closings. This makes Connecticut one of only a handful of "attorney states" nationwide. Unlike most of the country where title companies, escrow agents, or real estate agents can facilitate closings, Connecticut law requires a licensed attorney's presence and oversight.
What Attorneys Do: Your closing attorney conducts the title search (minimum 60-year chain), reviews title commitment, drafts the warranty deed, handles escrow funds, ensures legal compliance with all state and municipal requirements, facilitates the closing meeting, and records the deed with the town clerk.
Attorney Fees: Budget $800-$2,500 for attorney services depending on transaction complexity and geographic location. Fairfield County Gold Coast attorneys typically charge $1,500-$2,500. Rural areas average $800-$1,200. This is a mandatory cost—Connecticut closings cannot proceed without attorney representation.
Choosing Your Attorney: Select a real estate specialist familiar with your property's municipality. Local attorneys understand town-specific regulations, wetlands commissions, and title issues common to the area. Attorney-title insurance company relationships often streamline the process.
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Connecticut's Long Island Sound shoreline properties fall under Coastal Area Management Act regulations. CAM governs all development, construction, and land use within the coastal boundary zone—typically extending several hundred feet inland from mean high tide. If your property touches or approaches the Sound, CAM permits likely apply.
Setback Requirements: Municipalities enforce strict setback requirements from coastal wetlands and tidal boundaries, typically 75-100 feet. Any structures, grading, or development within these setbacks requires CAM permits through the municipal planning and zoning commission.
Flood Zones: FEMA flood zone designations affect coastal properties. Buyers may require flood insurance, and lenders mandate it for mortgaged properties in flood zones. Elevation certificates document the property's flood risk profile.
Disclosure Requirements: Sellers must disclose all known CAM restrictions, flood zone status, and coastal wetland boundaries. These environmental constraints significantly affect property value and development potential. Coastal towns affected include Greenwich, Stamford, Norwalk, Fairfield, Bridgeport, New Haven, Old Saybrook, and Stonington.
Connecticut properties with on-site septic systems require a Certificate of Compliance before transfer. The municipal health department oversees septic regulations. A licensed septic inspector must evaluate the system's condition and certify it meets current health code standards.
Inspection Process: Budget $200-$500 for septic inspection and certification. The inspector examines tank integrity, drain field condition, distribution box functionality, and overall system capacity. Failed inspections require repairs or system replacement before closing.
Failed Inspection Options: If the system fails inspection, sellers typically must repair it to obtain certification. Alternatively, negotiate a price reduction with the buyer for them to handle repairs post-closing. Some buyers request escrow holdbacks to cover repair costs.
Timeline: Allow 2-4 weeks for septic inspection scheduling and certificate processing. Order this early in the transaction to avoid closing delays. Most rural Litchfield County and Northwest Hills properties rely on septic systems.
Connecticut follows the "caveat emptor" (buyer beware) doctrine and does not mandate seller property disclosure forms. This distinguishes Connecticut from states like California or Colorado where comprehensive disclosure is legally required. However, Connecticut sellers still have legal obligations regarding material defects.
Why Disclose Anyway: Despite no legal mandate, voluntary disclosure protects sellers from future liability claims. Connecticut courts have ruled that sellers cannot actively conceal known material defects. Providing a voluntary disclosure form documents your good-faith transparency.
Material Defects Defined: Issues that affect property value, safety, or habitability. For land sales, this includes wetlands presence, flood history, septic system failures, well water quality problems, easements, zoning violations, soil contamination, and environmental hazards.
Best Practice: Use a voluntary property condition disclosure form. Disclose all known issues honestly. This builds buyer trust, reduces post-closing disputes, and provides legal documentation that you fulfilled ethical obligations. Your attorney can provide appropriate disclosure forms.
MANDATORY first step in Connecticut. Attorney closing required by law (C.G.S. § 47-36c). Budget $800-$2,500 for attorney fees.
Your attorney will conduct 60-year minimum title search. Connecticut has strongest title insurance culture in nation.
Collect deed, tax bills, survey/plot plan, septic certificate, wetlands documentation, CAM permits if coastal.
Critical for coastal and rural properties. CAM applies to Long Island Sound properties. Wetlands regulations extremely restrictive.
If property has on-site septic system, obtain Certificate of Compliance from licensed inspector ($200-$500).
Calculate state tax (0.75%) plus your municipality's rate. Greenwich highest at 1.5%, most towns 0.25%-0.5%.
Connecticut doesn't require disclosure, but strongly recommended for liability protection. Disclose wetlands, septic, flood history.
Consider season, location, conveyance tax burden. Fairfield County commands premium. Avoid winter listings.
Professional photos, online listings, local marketing. Highlight coastal access or rural estate character.
Attorney will review all offers and advise on terms. Attorney review period typically 5-10 days in contract.
Attorney drafts all legal documents. Connecticut contracts include attorney review contingency.
Buyer conducts inspections, secures financing, reviews title. Address any title issues discovered.
Attorney facilitates closing, handles all documents, ensures legal compliance. Attorney presence mandatory.
Pay state and municipal conveyance taxes. Attorney records deed with town clerk.
Overwhelmed by Connecticut's 14-step attorney-supervised process?
Greenwich to Fairfield
Ultra-premium market with Greenwich commanding 1.5% municipal conveyance tax. Highest land values in state. Attorney fees higher ($1,500-$2,500).
Litchfield County
Rural estates, horse country, historic districts. Septic systems prevalent. Simpler transactions but attorney still required.
Capital & Insurance Hub
Insurance industry professionals, moderate pricing, established neighborhoods. Standard 0.25%-0.5% municipal tax.
Yale Influence
Mix of urban and suburban markets. Varied pricing. Cultural attractions influence buyer demographics.
Eastern Connecticut
Agricultural land, affordable pricing, less regulation. Slower sales but lower conveyance tax burden.
Old Saybrook to Stonington
Coastal premium pricing, CAM regulations apply. Seasonal buyers. Flood zones and wetlands common.
Combined conveyance tax up to 2.25% (Greenwich/Fairfield County)
Mandatory attorney requirement adds $800-$2,500 cost
Complex coastal regulations (CAM) for Long Island Sound properties
Septic compliance certificate required (delays and costs)
Title insurance rates among highest in nation
No mandatory disclosure creates seller liability concerns
Wetlands regulations extremely restrictive statewide
Historic district restrictions in many desirable towns
Seasonal market - winter sales very difficult
Attorney review period can extend transaction timeline
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This guide provides general information about selling land by owner in Connecticut and should not be construed as legal advice. Connecticut real estate law is complex and varies by municipality. Connecticut General Statutes § 47-36c requires attorney representation for all real estate closings. We strongly recommend consulting with a licensed Connecticut real estate attorney before proceeding with any land sale transaction. Conveyance tax rates, CAM regulations, septic requirements, and wetlands laws are subject to change. This information is current as of 2025 but may not reflect the most recent legal developments in your specific municipality. Note: Connecticut is an attorney-state; legal representation is mandatory and cannot be waived.