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Browsing Category Buying A Home

Q2 2019 Manhattan and Brooklyn Sales Market Report

July 16, 2019 · by Adam Ashkenas

Contact me here for assistance with buying or selling a home in Manhattan and Brooklyn.

OVERVIEW:

Closed sales rose 5% annually, the first year-over-year increase in sales since 2017. New development closings pushed sales higher, as resales weathered another drop in sales.
Contracts signed fell a minimal 1% versus last year to 3,083. Signed contracts spiked in April, likely due to changes in state transfer and mansion taxes, but fell year-over-year in both May and June.
Days on market increased by 18% annually to 132 days on average. This was the most amount of time that Manhattan apartments have spent on the market in six years.
Inventory rose 15% year-over-year to 8,174 units, the first time that the Manhattan market has surpassed 8,000 listings since 2011. Fewer signed contracts and more new development building launches pushed supply levels higher.
Median price rose for the first time in five quarters, up 11% annually to a record high. Fewer resales and more development sales pushed the market share of closings into higher price ranges this quarter.
Average price-per-square-foot was essentially unchanged with last year. Drops in in average resale price per square foot were offset by the year-over-year increase in new development sales, which generally trade at a premium to resale co-ops and condos.

OVERVIEW:

Although Brooklyn sales fell short of last year’s best spring season on record, Second Quarter 2019 was still relatively strong.
Over 1,500 apartments closed between April and June, one of the highest recorded sales figure for any second quarter in the past decade.
The difference this quarter versus prior second quarters, is that new development sales comprised their highest share of closing figures in seven years, yet most of these contracts were signed in earlier years.
Closings in the resale market, a more direct snapshot of recent sales activity, underperformed and reached a six-year low.
Yet, despite the easing sales activity, which caused inventory to increase by 11%, properties that did sell did so with fewer days on market than last year.
A few signs of strength in the Brooklyn market emerged this quarter, including increased sales across all product types in the $1M to $2M price range. Nearly one-quarter of all buyers transacted in this price segment, the highest share on record.
Overall average and median price rose to its highest point since early 2017 and notably, the resale condo median price figure set a new record.

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6 Reasons to Work with a Buyer’s Agent

June 1, 2019 · by Adam Ashkenas

f you’re in the market to buy but think you’ll just go it alone, read this first.

1. You deserve your own dedicated representation.

In any real estate sales transaction, there’s a buyer and a seller, and in most transactions, a real estate agent represents the seller in the sale—a seller’s agent. The seller’s agent is responsible for marketing the property and representing the seller’s best interests in the transaction. That doesn’t help you. When you engage the help of an agent, a buyer’s agent, you’re locking in your own representation. A buyer’s agent is there to fully represent your interests so you can feel confident that you’re getting the best deal. Unless unavoidable, you wouldn’t go into court without a lawyer, and the same is true about buying a home. It’s important to embark on the search for a new home expertly prepared and armed with the highest level of support possible: a buyer’s agent.

2. It typically doesn’t cost you anything.

Real estate agents earn a commission from a sales deal, but what many buyers may not realize, is that it’s the seller who typically pays the commission, not the buyer. This is a point worth repeating: working with an agent is usually at no cost to the buyer, meaning that financially speaking, there’s no downside. There will be plenty of costs and fees throughout the buying process for which you will be responsible (e.g. attorney fees, appraisal, down payment), so take advantage of an invaluable resource that generally comes without a price tag.

3. They’ve been through this before, so they know how the process goes.

As the title “first-time buyer” suggests, you’re charting unknown territory. So why go it alone when you don’t have to? Choose an agent who specializes in (or has significant experience in) working with buyers, as he or she will be able to expertly guide you through the process. Your agent will be able to tell you what to expect starting at the very beginning, what type of paperwork will be needed, common obstacles you may run into, etc. Let your agent use his or her transactional experience to guide you. That’s an agent’s job!

But let’s back up. Before beginning your search, it’s important to understand the market’s inventory. Your agent will walk you through the different types of NYC properties: condo vs. co-op, new development vs. resale, pre-war vs. post-war, etc. If you aren’t familiar with the city’s boroughs and neighborhoods, your agent will also be able to talk to you about—and help you explore—your options. Determining a target borough and neighborhood will allow you to focus your search.

While the down payment is generally the largest fee a buyer pays, there are several other fees to be aware of, for example, attorney fees and closing costs. Though less substantial, they can add up, and it’s important to be familiar with the fees for which you’ll be responsible before you take out your checkbook. This is another area in which your agent will assist. He or she will walk you through all of the costs involved in buying, so there are no surprises later on.

4. They know the market, trends, and availabilities.

Are you well-connected to the brokerage and landlord communities? No? That’s fine—that isn’t your job. In addition to knowing about on-the-market availabilities, real estate agents are aware of properties that aren’t widely known about. Through connections with past and current clients, other brokers, and industry professionals, agents are often aware of options unknown to other consumers. Working with an informed agent ensures that you have access to all available (and soon-to-be-available) apartments.

5. They do the legwork.

If you decide to work with a stylist, you expect him or her to come up with the vision, bring you plenty of options, and help you put together a look that makes you feel stylish and confident. Think of a real estate agent in the same way. The job of a buyer’s agent is to handle all of the legwork involved in buying a home. This includes looking for apartment options, setting up appointments for you to view homes of interest, communicating with the agents representing the properties, and more.

6. They’re experienced in negotiation.

You’ve finally found the right place and you’re ready to make an offer. Lean on your real estate agent for guidance throughout the offer process. He or she will be able to help you put together a strong offer that you’re comfortable with, and will negotiate if necessary on your behalf. It isn’t your job to go back and forth with the seller or seller’s agents. It’s your own agent’s job to understand and respect your budget, and get you the best possible price on the home you’re after.

Still not feeling comfortable about the idea of buying in NYC? Contact me to discuss further

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Q1 2019 Manhattan and Brooklyn Sales Market Report

May 1, 2019 · by Adam Ashkenas

Contact me here for assistance with buying or selling a home in Manhattan and Brooklyn.

OVERVIEW: LOWER PRICES AND RISING INVENTORY

Closed sales declined by 5% annually. Resale co-ops declined a minimal 1% while resale condo and new development sales fell by deeper percentages year-over-year.
Contracts signed fell year-over-year for their fifth straight quarter, down 6% versus a year ago. Buyers continue to hesitate amid a variety of market and external factors.
Days on market increased by 5% annually to 116 days on average. This was the most amount of time that apartments have spent on the market in Manhattan, on average, since 2013.
Inventory rose 6% year-over-year, its smallest annual increase since 2017. Nevertheless, at 6,830 active listings, first quarter inventory was last this high in Q1 2012.
Median price declined 2% year-over-year, and is now 10% lower than its peak in 2017. Fewer condo sales, a greater percentage of resale co-op sales, prevalent negotiability and price decreases have pushed median price lower.
Average price per square foot grew 11% year-over-year. This increase, the largest in two years, came as a result of new development closings at the high-end of the market – which pushed the market share of sales over $20M to a record high.

OVERVIEW: FEWER SALES AMID MARKET UNCERTAINTY

At the start of 2019, Brooklyn buyers faced still-lingering uncertainty in the market surrounding the effects of tax reform, while sellers grappled with downward pressure on prices.
As a result, the for-sale market registered 9% fewer transactions versus a year ago. However, it’s worth noting that 2018 had the second highest number of transactions of any first quarter in the last ten years.
Overall sales dipped to 1,279 closings – due to sales of resale condos reaching a six-year low and 19% fewer new development closings.
However, activity for resale co-ops remained relatively stable, with sales actually improving 2% annually.
Sales continued to contract in Williamsburg and Greenpoint – while Bedford-Stuyvesant, Crown Heights, Lefferts Gardens & Bushwick doubled market share versus a year ago.
This dynamic suppressed market-wide median and average price annually for the fourth time in the past six quarters.
In addition, an 18% annual increase in inventory provided buyers with more choices relative to last year.

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Condo vs. Co-op: Finding the Right Fit for You

May 1, 2019 · by Adam Ashkenas

There are so many things to consider when you’re shopping for an NYC apartment to buy: budget, location, unit size, building age, amenities, and the list goes on. One of the key decisions to make before starting the search is what type of ownership you are looking for: condo or co-op. Which one you choose largely depends on your future plans (and preferences), so we’ve outlined a few of the major differences between co-ops and condos so you can see how they fit in with your needs.

First, let’s get some clarity on what the words actually mean…

Condominium (Condo)

A condo is a building in which individual apartment units are separately owned, while common areas are jointly owned. At closing, you’ll receive a deed. Condos make up about 25% of Manhattan housing inventory, and they typically have flexible rules allowing owners to control who rents their apartment and when.

Cooperative (Co-op)

A co-op building is owned by a corporation. Co-op owners don’t technically own property but rather shares in the corporation/building; the larger the apartment, the more shares they own. At closing for a co-op, the buyer will receive a proprietary lease as opposed to a deed. Co-ops make up about 75% of Manhattan housing inventory, and they require board approval for rental applicants. This means that co-operative rental applications are lengthier than condo or rental buildings since applicants must wait for the board to meet in order to review their applications. Owners of co-operative units must typically live in the unit for at least two years before being permitted to rent it out with board approval.

The Buying Process

The road to co-op ownership can be long one, due to the application and approval process. Purchasing a co-op requires a buyer to submit a lengthy board package of detailed personal and financial information, followed by an interview with the co-op board, during which members of the board will ask questions related to the application. Condos generally require that buyers reveal less information, so if that’s important to you, it’s worth considering.

Associated Costs

In terms of price per square foot, co-ops are generally less. To give you an idea of the variance, in February 2019, Manhattan co-ops saw an average price per square foot of $1,096, while Manhattan condos averaged $1,876. While condos are typically higher in price, buyers can often put down just 10% for the down payment, as opposed to the minimum 20% that co-op buyers face.

Use of the Property

Purchasing a home as an investment property often means the buyer plans to rent out the home and generate rental income. If that’s something you’re considering, a condo may be a better fit. The rules about how long you can rent out your home, and how soon you can rent it out after purchasing it, are generally more lax for condos. Most co-ops, however, require owners to live in the home for several years before they can rent it out, and then the co-op board would need to approve it.

Future Renovations

Are you going into the purchase knowing you will eventually want to renovate? Or are you someone who likes to make frequent changes to your space? The extensiveness of your renovation project(s) may influence whether you choose a condo or a co-op. Your plans will need to be reviewed and approved by a condo or a co-op board, but condo boards have the reputation of being more lenient when it comes to signing off on home updates.

There are obviously many more factors to consider to find the home that meets your needs, and it’s important to remember that your real estate agent is your most valuable resource. The buying process can feel overwhelming, but it doesn’t have to be. For more helpful tips, check out our Guide to Buying.

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Apartment Staging Tips

February 6, 2019 · by Adam Ashkenas

How to Prepare for a Co-op Board Interview

July 31, 2018 · by Adam Ashkenas

A co-op board interview can be among the most stressful aspects of purchasing a home in New York City. The application process requires revealing all of your financials, submitting a lengthy board package, and meeting with the board to answer personal questions—after which the board can turn you down without giving a reason! The good news is that getting to the interview means the board has already reviewed your financials and considers you a pretty good candidate for living in their building. To help you ace the final hurdle—the co-op board interview—we’ve prepared a co-op board interview guide complete with commonly asked co-op interview questions.

Submit an impeccable board package. Your agent’s expertise in submitting board packages will make this part of the application process easy.
Know your finances. Your board package has every detail of your finances dating back years, so it will require your review to be sure you understand your finances in and out.
Scrub your social media. If you or anyone in your family has a public social media account, be sure to scrub it of any content that could be seen as controversial. Board members may browse your list of friends for common connections or red flags, so you may want to make the list private as well.
Coordinate responses with your partner. You and your partner should be on the same page about answers you will give. Decide in advance who will answer questions about which topic.
Prepare your pet. For buildings that accept dogs, the board will want to know whether your pup is well behaved and quiet. It is a good idea to have your dog walker and current neighbor write a letter of recommendation about your pup’s good behavior. The board may require an interview with the dog at which time you can expect them to ring a doorbell and see how your dog reacts. If you know your dog’s behavior might be less than stellar, hire a trainer to brush up on manners. If your pup would be a good candidate, get a certification through the American Kennel Club Canine Good Citizen Program to show the board that you are a responsible owner and your dog is well-mannered.
Dress well, arrive on time, know your audience, and make eye contact. Basic manners are the foundation for a good board interview. Memorize the names of who you’ll be meeting. Men should wear a suit and tie with minimal fragrances; women should wear a suit or dress and minimal makeup, jewelry, and fragrances.
Keep it simple. Avoid oversharing which could lead to divulging information that will work against you. Answer the board’s questions without too much detail. Don’t ask questions. Keep the conversation simple, polite, and to the point.
Prepare for questions designed to push your buttons. Someone on the board may try to push your buttons to see how you react. Keep cool. Don’t become defensive. Answer calmly to show you are even-tempered.
Don’t ask for feedback. Avoid asking the board members how you did, what they thought, or if you’re in.
Thank them and wait patiently. You should expect to hear back from the board through your agent within a week.

Commonly asked interview questions will center around your finances, work, home life, hobbies, background, pets, and your interest in the building and neighborhood. You will likely encounter some variation of the following questions:

Finances. It’s the job of the board to ensure all residents have the financials to keep the building in good standing. Prepare for questions to clarify how financially stable you are, and don’t be surprised by questions about any flags in your finances.

Do you have enough money to live here and make timely payments every month?
Are you prepared for any increases in the maintenance due to unforeseen repairs?
Please tell us about why you have this negative record on your credit history.

Your interest in the building and neighborhood. Your answers should reflect your affinity to the building and neighborhood, willingness to follow the co-op rules, interest in participating in the board (one day), and financial stability. Be sure you know the rules, avoid mentioning anything about moving for financial reasons, and avoid mentioning anything you dislike about the building.

What do you think of the building?
Why do you want to live in the building?
What do you like about the neighborhood?
Do you know/understand the rules of the building?
Would you consider being part of the building board?
Do you have questions about living in the building?
Why are you moving?

Work. The board wants to ensure that your job is stable. Accentuate the positive regarding your work life and avoid sharing anything you dislike about your current job. If asked, clarify that your home will be used only for residential purposes (with the occasional work from home day, if applicable).

What do you do for a living?
How long have you been at your job?
Do you like your work?
Do you work from home?
Will your home be used for business purposes?

Home life. Co-op boards want quiet, clean, and respectful neighbors. When answering the board’s questions, keep in mind that they are seeking applicants whose schedule, noise levels, habits, and guests won’t disturb other residents. If they ask you about your plans to renovate, simply let them know you have no immediate plans of renovating the home. If they ask you about how frequently you like to have parties or out-of-town guests, let them know you have occasional dinners with close friends but not many out of town guests.

Are you planning on doing renovations?
Do you like to have parties?
Do you smoke?
Do you frequently have out of town guests?

Hobbies and Interests. Any interests you have that would likely disturb your neighbors are best kept to yourself at this time. Reading, writing, painting, and other “quiet” activities are perfectly suitable hobbies to disclose during your interview process; playing the drums, hosting salsa dancing sessions, and your love of heavy metal are best kept to yourself.

What are your hobbies?
What do you do for fun?
What kind of music do you listen to?
What social organizations are you involved with?

Background. It’s illegal to reject co-op applicants based on race, gender, marital status, national origin, citizenship, sexual orientation, military status, disability, alienage, color, or choice of lawful occupation, so some of the board’s questions may seem intrusive. If they skirt the issues, simply answer vaguely and honestly.

What schools did you go to?
Where have you lived?
How did you and your partner meet?

Pets. Buildings that allow dogs want to make sure the pet won’t be a nuisance or a danger to residents. A pet interview may be required.

Do you have pets?
Can your pet be touched and held?
Does it have a history of biting?
Is it completely housebroken?
Does your dog bark?

Once you have prepared in advance, the key to your interview is to appear relaxed and likable. Best wishes to you! You will do great!

Contact me here for assistance with buying or selling a home in New York City.

What to Know Before You List: A Seller’s Checklist

June 30, 2018 · by Adam Ashkenas

Selling a home in New York City can be a daunting task, so it’s important to be prepared before listing a home. In order to help you in your sales journey, we’ve put together a Seller’s Checklist meant to help manage your expectations and make your home selling experience as seamless as possible.

☑ Select An Experienced Real Estate Professional

Selecting an experienced real estate professional is the most important item on our sellers checklist. The value that seasoned agents provide includes:

Understanding your home’s value and educating you on the market: market conditions change frequently and a well-experienced agent can guide you on what to expect considering current conditions.
Pricing your home appropriately based on the condition, location, comparables, and recent market trends: a well-priced home will sell quickly and may attract multiple offers.
Creating an effective and wide-reaching marketing strategy that will garner the attention of potential buyers worldwide: the audience you reach is expanded exponentially when working with a real estate agency.
Developing elegant and high-quality marketing materials including photography, brochures, mailers, digital ads, print ads, videos, social media exposure, and websites when appropriate: marketing matters and should be done right the first time.
Pitching public relations when appropriate: for press-worthy properties, agents can secure PR that will amplify your home’s exposure.
Coordinating all open houses: agent-run weekend and weekday open houses take the headache (and emotion) out of showing your home for sale.
Fielding all inquiries and reviewing potential buyers’ qualifications: most New York City homes get a lot of inquiries before the right buyers walk through the door.
Negotiating on your behalf: expert negotiation skills make all the financial difference.

Since you’ll likely be spending a lot of time with your agent, select someone with whom you get along well and whose communication style matches yours.

☑ Research the Market

The market fluctuates frequently in New York City, and the potential asking price for a home can vary on a floor-to-floor, line-to-line, and block-to-block basis. Keep up with market trends by reviewing quarterly market reports for insight into where your asking price point should be. Your agent will advise you on price, but reviewing the market will help you understand what neighborhoods and home sizes are in highest demand, as well as how long you can expect your home to be on the market before selling.

☑ Know your Home

Getting a home inspection will allow you to mitigate issues hurting your home’s value. Anything from a leaky faucet to faulty wiring to damaged blinds will lower the actual and perceived value of your home. Repairs should either be handled before showing, or items in need of repair should be disclosed in the property description. Similarly, find out everything there is to know about your building’s financials, any upcoming construction, needed repairs, land leases, bed bug incidents, and board requirements. Your level of transparency and disclosure could make or break a deal.

☑ Budget for Closing Costs

There are a number of closing costs to be aware of before embarking on the sales process. Here are some of the costs you should budget for:

Fee	Approximate Cost	Condos/ Townhouses	Co-ops
Agent Commission	6% of sales price	x	x
Seller’s Attorney	$1500 – $2500	x	x
Managing Agent / Co-op Attorney Processing Fee	$650	x	x
New York City Transfer Tax	1% of price for purchase of $500,000 or less; 1.425% of price for purchase over $500,000 (Paid by Seller, except sale by Sponsor)	x	x
New York State Transfer Tax	0.4% of price (Paid by Seller, except sale by Sponsor)	x	x
Reserve Fund Contribution (if applicable)	Determined by condo board, payable by buyer unless otherwise stated	x
Move-out Deposit	$500- $1000 (usually refundable if no damage)	x	x
Payoff Bank Fees (if applicable)	$250+
E Tax Filing (ACRIS)	$100	x	x
Property Condition Disclosure Statement	$500	x
NYS Capital Gains Tax Withholding**	8.82% of taxable gain on sale (only applicable to non-US residents)	x	x
(FIRPTA) Only applicable to non-US residents	Buyer to withhold 10% of purchase price	x	x
Stock Transfer Tax	$0.05 per share		x
Flip Tax (if applicable)	Determined by co-op building (unless otherwise stated or negotiated)
Lost stock and lease fees	$250+		x
Estate fees	TBD: Co-op may impose additional fees for estate sales		x
UCC-3 Filing Fee	$75+		x

☑ Prepare your Home for Showings

If your budget permits, professionally stage your home or focus on the main rooms in your home. However, whether or not you stage your home, simple adjustments will make a big difference in the eye of the beholder. Your home should look clean and welcoming, so that potential buyers can easily visualize themselves in your space. To achieve this look, be sure to:

Give the home a fresh coat of paint: neutral colors work best to create a neutral space
Shine the floors: a good coat of wax is a must for sprucing up your home.
Declutter your home and depersonalize the space: Excessive furniture, clothing in closets, family portraits, books, shampoos, razors, and other personal items take away from the ‘blank canvas’ you’re aiming to create; a good rule of thumb is to remove 50% of your belongings before showing the home.
Freshen up the bathroom: Reglazing your tub and shower walls is a great way to freshen up the bathroom on a small budget, be sure any broken tiles or areas needing recaulking are taken care of, and buy new bathroom accessories and fixtures for an updated feeling.
Spruce up the details: take care of seemingly small problems such as scuff marks on baseboards, scratches in wood floors, stains on carpets, leaky faucets, and squeaky cabinet doors
Clean like you’ve never cleaned before: Every nook and cranny of every room, closet, and cabinet should be deep-cleaned like never before; the home should also smell fresh when visitors arrive.
Lighten up each room: the neutral paint colors will help, as will table and floor lamps with warm light bulbs to create a soothing atmosphere.

Listing your home for sale doesn’t have to be a mysterious process. With the right agent, the right marketing plan, and the right presentation, your New York City home will attract qualified buyers and you’ll be glad you invested in the market when you did. It’s a great time to sell in New York City, and it’s a great time to buy as well.

Contact me to start your search for your next home today!

Ready For Spring?

March 19, 2018 · by Adam Ashkenas

NYC Apartment Winter Selling Tips

December 12, 2017 · by Adam Ashkenas

Weekly Interest Rate Overview

January 13, 2015 · by Adam Ashkenas

The Markets. Fixed rates on home loans fell sharply in the past week to their lowest levels since May of last year, in response to the markets — especially the continued drop in oil prices. Freddie Mac announced that for the week ending January 8, 30-year fixed rates decreased to 3.73% from 3.88% the week before. The average for 15-year loans fell to 3.05%. Adjustables were down slightly, with the average for one-year adjustables decreasing one tick to 2.39% and five-year adjustables down to 2.98%. A year ago, 30-year fixed rates were at 4.51%, which is over 0.75% higher than today’s levels. Attributed to Frank Nothaft, vice president and chief economist, Freddie Mac — “Rates on home loans fell to begin the year as 10-year Treasury yields slid beneath 2.0% for the first time in three months. Meanwhile, the Fed minutes indicated ongoing discussion regarding the timing of the first rate hike. Of the few economic releases this week, ADP Research Institute reports the private sector added an estimated 241,000 jobs in December, which exceeded market expectations and followed an upward revision of 19,000 jobs in November.” Rates indicated do not include fees and points and are provided for evidence of trends only. They should not be used for comparison purposes.

Current Indices For Adjustable Rate Mortgages
Updated January 9, 2014

	Daily Value	Monthly Value
	January 8	December
6-month Treasury Security	0.08%	0.11%
1-year Treasury Security	0.23%	0.21%
3-year Treasury Security	1.00%	1.06%
5-year Treasury Security	1.50%	1.64%
10-year Treasury Security	2.03%	2.21%
12-month LIBOR		0.602% (Dec)
12-month MTA		0.121% (Dec)
11th District Cost of Funds		0.686% (Nov)
Prime Rate		3.25%

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