Selling a Home in New York

Start with ownership documents, open permits or liens, building questionnaires, alteration records, and the property's current condition. A co-op seller should anticipate board and managing-agent requirements; a condo seller should order common-charge and waiver materials early; a house seller should resolve title, survey, certificate-of-occupancy, and permit questions before they become a buyer's emergency.

Decide which repairs protect value and which merely consume time. Safety, water intrusion, non-working systems, and visible deferred maintenance deserve priority. Cosmetic work should be judged by likely return, schedule, and the buyer profile — not by the seller's personal taste.

The strongest pricing set uses recent closed sales first, then adjusts for condition, floor, light, view, layout, outdoor space, building quality, carrying cost, and current competition. Active listings show what buyers can choose today; expired listings show prices the market rejected.

When comparable sales disagree, build a range and explain the adjustment rather than choosing the highest number. The first weeks carry the greatest attention. An unrealistic launch price can create a stale-listing discount that later reductions do not fully repair.

Net price matters, but so do financing strength, down payment, appraisal risk, contingencies, closing timeline, post-closing occupancy, and the buyer's document readiness. A slightly lower offer with reliable funds and fewer execution risks can produce a better outcome than a headline-high offer that cannot close.

Ask for a side-by-side offer summary. For co-ops, evaluate board readiness as carefully as financing. For houses and condos, identify appraisal and inspection exposure before accepting terms.

In New York, attorneys generally negotiate the contract after an accepted offer. The buyer's attorney reviews title or building records, financial statements, minutes where applicable, and contract terms. Until both sides sign, an accepted offer is usually not the same as a binding contract.

Track every dependency: attorney review, deposit, mortgage commitment, appraisal, board package, lien or permit clearance, final walk-through, and closing statement. Before committing proceeds to a purchase or tax plan, have your attorney and accountant calculate transfer taxes, building fees, mortgage payoff, commissions, and any other property-specific charges.