We Don't Just List.
We Position.

Seller closing costs in NYC typically run 8–10% of the sale price. The largest component is broker compensation, which is always fully negotiable, there is no standard or required commission rate. Transfer taxes are the second largest cost: the combined NYC and NYS transfer tax is approximately 1.4% for sales of $500,000 or less, and 1.825% for sales above $500,000. For sales of $3 million or more, the NYS portion increases by 0.25%, bringing the combined rate to approximately 2.075%. If your building has a flip tax (common in co-ops), expect an additional 1–3% of the sale price paid to the building's reserve fund. Attorney fees typically range from $2,500–$5,000 depending on complexity, and there are building-related fees including move-out deposits and managing agent fees. We prepare a detailed net proceeds projection before you list so you know exactly what you'll walk away with at every price point.

Transfer taxes are paid by the seller at closing and are imposed by both New York City and New York State. The NYC Real Property Transfer Tax (RPTT) is 1% for sales of $500,000 or less, and 1.425% for sales above $500,000. The NYS transfer tax is 0.4% for sales under $3 million, and 0.65% for sales of $3 million or more. On a $1 million sale, the combined transfer taxes total approximately $18,250. On a $2 million sale, that's approximately $36,500. On a $5 million sale, it's approximately $103,750. These are unavoidable costs, there are very few exemptions for standard residential transactions. One note: in new development sales, it's customary for the buyer to pay the transfer taxes on behalf of the sponsor, but in resale transactions, the seller pays. We factor transfer taxes into every pricing strategy so your asking price reflects your actual target net.

A flip tax is not actually a tax, it's a transfer fee charged by the building, most commonly in co-ops, though some condos have them as well. The flip tax is paid to the building's reserve fund and helps support capital improvements and long-term maintenance. Flip taxes are typically structured as a percentage of the sale price (most commonly 1–2%, though some buildings charge up to 3–5%), a flat dollar amount per share, or a percentage of the seller's profit. By far the most common structure is 2% of the sale price. Whether the buyer or seller pays the flip tax depends on the building's governing documents, though in most NYC co-ops it's the seller's responsibility. On a $1.5 million sale with a 2% flip tax, that's $30,000. Check your building's proprietary lease and bylaws, or ask us and we'll confirm the flip tax structure before we model your net proceeds.

Pricing is the single most important decision in the entire sale process, and it's where data makes the biggest difference. We use our proprietary platform and pricing matrix to build a clear, customized pricing strategy for your building, your unit, and current market conditions. We then model three pricing scenarios, aggressive, market, and aspirational, with projected days on market and estimated net proceeds for each. The goal is to price at the sweet spot that generates maximum interest in the first two weeks, which is when buyer engagement peaks. Overpricing leads to stale inventory, price reductions that signal desperation, and ultimately a lower final sale price than if you'd priced correctly from the start. We show you the math behind every recommendation.

Timeline depends on property type, price point, neighborhood, and market conditions, but a well-priced property in Manhattan or Brooklyn typically goes to contract within 30–60 days of listing. After that, the closing process adds another 60–90 days for co-ops (due to board package preparation and approval) or 45–60 days for condos. Total timeline from listing to closing: approximately 3–5 months. The critical metric is days on market (DOM) before an accepted offer, but what counts as fast or slow depends on the price point and the average DOM for that specific product type. Our pricing and launch strategy is designed to generate offers quickly, because the data consistently shows that the highest offers come in the first two weeks of listing activity.

In almost every case, yes, and the data supports it. Staged apartments in NYC consistently sell faster and for higher prices than comparable unstaged units. Most buyers struggle to visualize potential in an empty or cluttered space, especially in NYC's smaller apartment footprints where layout and scale perception matter enormously. We develop a custom staging and presentation strategy for every listing based on the property's unique characteristics, target buyer profile, and market positioning. The approach varies, what works for a prewar co-op on the Upper East Side is completely different from a new condo in Williamsburg. Every recommendation we make is tied to a projected return on the investment.

It depends on the condition of your apartment and your target buyer. Full gut renovations before selling rarely make financial sense, you'll spend months and significant capital, and buyers will have their own design preferences. However, targeted updates can meaningfully increase your sale price: fresh paint in neutral tones, updated lighting fixtures, refinished hardwood floors, and modernized bathroom hardware all deliver strong ROI relative to their cost. Kitchen and bathroom condition matter most to buyers. If yours are significantly dated, we'll model the cost-to-value ratio of targeted updates versus selling as-is at a lower price point. Sometimes the math favors selling as-is to a buyer who wants to renovate on their own terms. We'll give you the numbers for both scenarios.

The process differs in several important ways. For co-ops, the buyer must submit a board package and be approved through a board interview, this adds 4–6 weeks to the closing timeline and means your buyer pool is limited to those who can pass the building's financial and personal scrutiny. Co-op sellers also typically pay a flip tax (1–3% of the sale price). For condos, the buyer submits a board application and the board reviews it before deciding whether to waive its right of first refusal. While this is generally smoother than the co-op process, it is still an approval process and approval is not guaranteed, the board retains the right to purchase the unit itself. Condo closings are generally faster and the buyer pool is broader. Additionally, co-op buyers don't pay mortgage recording tax (since the purchase is structured as a share transfer, not real property), which can make co-ops more attractive to financed buyers from a closing cost perspective. We tailor our marketing and pricing strategy to the specific dynamics of your property type.

There is no set or standard commission in NYC real estate, all broker compensation is fully negotiable. When you sign a listing agreement with us, you agree to our listing side commission. Separately, as the seller, you may choose to make a compensation offer to a buyer's broker, our role is to convey that offer on your behalf per your instructions. Our listing agreement does not guarantee any commission to a buyer's broker. Buyer's agents in NYC typically seek 2.5–3% of the sale price, but this is only an estimate and varies by transaction. Buyers independently negotiate their own broker compensation through their buyer agency agreement. Every situation is different, and the terms of each transaction are determined by the parties involved.

A listing agreement is the contract between you and your broker that authorizes them to market and sell your property. Key terms to understand include: the commission rate and how it's structured, the listing duration (typically 6–12 months in NYC, be cautious of excessively long terms without termination provisions), exclusivity (most are exclusive right to sell, meaning the broker earns the commission regardless of who finds the buyer), and cancellation terms. You should discuss what marketing commitments the broker is making in exchange for the exclusivity. A good listing agreement protects both parties. We believe in earning our listing every day, our agreements are straightforward, and we're happy to walk you through every clause before you sign.

The profit from selling your apartment may be subject to federal and state capital gains taxes. If you've owned and lived in the property as your primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 in gains ($500,000 for married couples filing jointly) from federal capital gains tax. Gains above that threshold are taxed at 0%, 15%, or 20% depending on your income level. High earners (over $200,000 for individuals or $250,000 for couples) may also owe the 3.8% Net Investment Income Tax (NIIT). New York State and City also tax capital gains as ordinary income, which can add another 4–10%+ depending on your bracket. Foreign sellers face FIRPTA withholding of 10–15% of the sale price. We are not tax advisors and always recommend consulting with your CPA, but we coordinate with your tax professional to ensure the timing and structure of your sale are optimized for your situation.

The NYC market has seasonal patterns worth understanding. Spring (March through May) is historically the strongest selling season, inventory rises, buyer activity peaks, and properties show well with longer daylight hours. Fall (September through November) is the second-strongest window, as buyers return after summer and want to close before the holidays. Summer and the holiday season (mid-November through January) tend to see lower activity, but also less competition from other sellers. That said, the 'best' time depends on your specific situation and current market conditions. In a low-inventory market, selling in a traditionally slow period can actually work in your favor because you face less competition. We analyze real-time absorption data and inventory levels for your specific neighborhood and price point to recommend optimal listing timing.

This is one of the most common dilemmas NYC sellers face, and there's no universal answer. Selling first gives you certainty, you know your exact proceeds and you're a stronger buyer with no sale contingency (NYC sellers almost never accept contingent offers). The risk is needing temporary housing between transactions. Buying first gives you the convenience of moving once, but you'll either need a bridge loan or sufficient liquidity to carry two properties simultaneously, and your negotiating position as a seller weakens if buyers sense urgency. A third option is negotiating a post-closing occupancy agreement (also called a rent-back), which allows you to remain in your sold apartment for a negotiated period after closing while you complete your purchase. We help you model the financial scenarios and develop a sequencing strategy based on your liquidity, risk tolerance, and timeline.

Many co-op buildings impose a minimum ownership period before you can sell, typically 1–3 years. If you sell before that period expires, you may face penalties including a higher flip tax rate (sometimes double the standard rate), loss of your right to sublet in the future, or other restrictions specified in your proprietary lease. Some buildings may waive these restrictions in hardship situations, but that requires board approval. Before planning a sale, check your building's house rules and proprietary lease for any ownership duration requirements and early-sale penalties. We review these details during our initial listing consultation so there are no surprises.