What is the difference between a co-op and a condo in NYC?

Co-ops (approximately 75% of NYC apartment inventory): You buy shares in a corporation that owns the building and receive a proprietary lease. Board approval is required. Condos (approximately 25% of inventory): You own your individual unit with a deed. No board approval is required. Co-ops typically have stricter financial requirements and higher monthly fees that include property taxes, while condos offer more subletting flexibility and different closing costs.

What are typical financial requirements for buying a co-op in NYC?

Co-ops typically require a 20-50% down payment plus post-closing liquidity (cash reserves often equal to 1-2 years of maintenance). Condos are more flexible, with 10-20% down payment options common. Both property types require lenders to evaluate debt-to-income ratios and credit history. Individual buildings may have additional requirements, so always verify with the listing agent before making an offer.

How long does it take to close on a property in NYC?

Closing timelines vary by property type. Condos and townhouses typically close in 30-45 days from signed contract. Co-ops take longer: 60-90 days or more, because the board package must be assembled and submitted, the board must review it, and an interview must be scheduled before approval. All-cash purchases close faster than financed purchases regardless of property type.

What closing costs should I expect when buying in NYC?

NYC closing costs for buyers range from approximately 2-6% of the purchase price depending on property type and financing. Condo buyers pay title insurance, NYC/NYS transfer taxes paid by the seller, mortgage recording tax (if financing), and mansion tax on purchases over $1M. Co-op buyers do not pay title insurance or mortgage recording tax but do pay attorney fees, application fees, and the mansion tax on purchases over $1M. Both need a real estate attorney, which typically costs $3,000-4,500 in NYC.

Can I see NYC homes before they hit the market?

Yes. Through the RLS Coming Soon listing status and Keller Williams pre-market tools, Milton Coste can show buyers properties before they officially go active on the MLS. Coming Soon listings appear on RLS, Zillow, Trulia, and StreetEasy with full photos, details, and pricing. Showings and offers cannot be accepted until the listing goes active, but buyers get early access to prepare their offer strategy before competition arrives.

What is the FARE Act and how does it affect NYC renters?

The FARE Act (Fairness in Apartment Rental Expenses Act) took effect June 11, 2025. It requires that whoever hires a broker, typically the landlord, pays the broker fee. Tenants can no longer be required to pay broker fees on landlord-engaged broker listings. Tenant-engaged brokers can still charge tenants. The FARE Act applies to rental transactions only, not to buying or selling.

What is a flip tax in an NYC co-op?

A flip tax is a fee some co-op buildings charge when a unit is sold. It typically ranges from 1-3% of the sale price, though some buildings calculate it per share. The seller usually pays it, though some buildings assign it to the buyer or split it. On a $1.2M sale with a 2% flip tax, the seller owes $24,000 to the building before taking proceeds. Always verify flip tax policies before making an offer or listing.

Do I need a real estate attorney to buy or sell in NYC?

Yes. Unlike most US states, New York real estate closings are attorney-driven. Both the buyer and seller are represented by licensed real estate attorneys who review the contract, negotiate riders, handle due diligence, coordinate with the lender and title company, and attend the closing table. Attorney fees in NYC typically run $3,000-4,500 per side. Title companies play a secondary role compared to states with escrow-based closings.

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NYC Neighborhood Comparison

Murray Hill vs Throgs Neck

Side-by-side market data, transit, and neighborhood profiles to help you decide.

Manhattan|Bronx

Median Sale Price

$835K

$809K

Median Rent

$3K

Active Listings

250

Avg Days on Market

58 days

0 days

YoY Price Change

+2.9%

+32.6%

Monthly Sales Volume

Detailed Comparison

Metric	Murray Hill	Throgs Neck
Median Sale Price	$835,000	$809,100
Median Condo Price	$1,050,000	N/A
Median Co-op Price	$595,000	$273,600
Median Rent	$3,400	$2,576
Active Listings	250	13
Rental Inventory	220	23
Days on Market	58	0
Price Cut Share	13.0%	6.7%
Monthly Sales Volume	38	10
YoY Price Change	+2.9%	+32.6%
YoY Rent Change	+3.6%	-4.6%
YoY Inventory Change	+3.5%	+18.2%
Subway Lines	4 5 6 7 B D F M N Q R S W	N/A

Neighborhood Profiles

Murray Hill

Murray Hill offers a central Manhattan location with a surprisingly neighborhood-like feel. Known for its historic 'Sniffen Court' and a mix of mid-century high-rises and 19th-century townhouses, it is a popular choice for professionals seeking proximity to Grand Central and Midtown. The neighborhood is particularly well-regarded for offering a wide range of price points, from entry-level studio cooperatives to expansive luxury penthouses.

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Throgs Neck

Throgs Neck is a waterfront Bronx neighborhood of single-family brick homes, two-family houses, and low-rise apartment buildings on a peninsula between the East River and Long Island Sound. The neighborhood is connected by bus to the 6 train at Pelham Bay Park, and the Throgs Neck Bridge provides direct highway access to Long Island. Throgs Neck Park and the SUNY Maritime College campus line the waterfront.

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Transit Access

Murray Hill

4567BDFMNQRSW

Grand Central-42 St (4 5 6 7 S) — 0.3 mi

34 St-Herald Sq (B D F M N Q R W) — 0.6 mi

51 St (6) — 0.7 mi

Throgs Neck

No subway data available

Active Listings

Murray Hill for sale

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Throgs Neck for sale

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More Comparisons

Murray Hill vs Kips Bay Throgs Neck vs Kips Bay Murray Hill vs Midtown East Throgs Neck vs Midtown East Murray Hill vs Turtle Bay Throgs Neck vs Turtle Bay Murray Hill vs All Midtown Throgs Neck vs All Midtown Murray Hill vs Midtown Throgs Neck vs Midtown Murray Hill vs NoMad Throgs Neck vs NoMad Murray Hill vs Schuylerville Throgs Neck vs Schuylerville Murray Hill vs Country Club Throgs Neck vs Country Club

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Murray Hill vs Throgs Neck

Murray Hill

Throgs Neck

Detailed Comparison

Neighborhood Profiles

Murray Hill

Throgs Neck

Transit Access

Murray Hill

Throgs Neck

Active Listings

Murray Hill for sale

Throgs Neck for sale

More Comparisons

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