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.

NoMad Condos for Sale | NoMad Condo Listings 2026

Schedule with Milton

Licensed Real Estate Associate Broker

What can I help you with?

Your Name *

Email Address *

Phone Number *

Preferred Date (optional)

Preferred Time (optional)

Additional Notes (optional)

By submitting, you agree to receive communications from Milton Coste. Your information is secure and will never be shared.

Why Buy a Condo in NoMad?

What makes condos stand out in this market

No Board Interview

Condo purchases close without co-op board approval, making the process significantly faster from contract to keys.

Financing Flexibility

Most NYC condos allow up to 90% financing with fewer lender restrictions than co-op buildings.

Fee-Simple Ownership

You own your unit with a deed, not shares in a corporation. Greater flexibility for resale, subletting, and estate planning.

Subletting Freedom

Condos typically allow unrestricted subletting, making them suitable for pied-a-terre or investment purchases.

Know Before You Buy

Higher Entry Price

Condos command a 15-30% premium over equivalent co-ops in the same building class.

Review the Offering Plan

Every condo sale requires reviewing the offering plan. Milton reviews key financial terms and sponsor disclosures on your behalf.

Mansion Tax

NYC buyer mansion tax applies starting at 1% on purchases at $1M+, scaling to 3.9% above $25M.

Active Condos in NoMad

74 listings · Updated every 15 minutes

View All →

Active

$4,195,000

15 E 30TH Street #36E

2 bed 3 bath 1,402 sqft Condo

Listing by Corcoran Group

Active

$1,600,000

225 5TH Avenue #2T

1 bed 1 bath 708 sqft Condo

Listing by Corcoran Group

Active

$2,450,000

30 E 29th Street #31B

1 bed 1 bath 803 sqft Condo

Listing by Compass

Active

$1,095,000

241 5th Avenue #12C

1 bed 1 bath 593 sqft Condo

Listing by Compass

Active

$995,000

43-45 E 30th Street #5C

1 bed 1 bath 750 sqft Condo

Listing by Compass

Active

$3,250,000

90 LEXINGTON Avenue #8D

2 bed 3 bath 1,539 sqft Condo

Listing by Douglas Elliman Real Estate

This information is not verified for authenticity or accuracy and is not guaranteed and may not reflect all real estate activity in the market. ©2026 The Real Estate Board of New York, Inc., All rights reserved.

Recently Sold Condos in NoMad

4 recent closings · Live RLS data

Closed

$3,330,000

15 E 30th Street #30C

2 bed 2 bath 1,371 sqft Condo

Listing by Compass

Closed

$5,150,000

88 Lexington Avenue #905

4 bed 4 bath 2,606 sqft Condo

Listing by Compass

Closed

$1,200,000

45 E 25TH Street #37A

1 bed 1 bath 650 sqft Condo

Listing by Corcoran Group

Closed

$1,900,000

76 Madison Avenue #2A

2 bed 2 bath 1,769 sqft Condo

Listing by Compass

Condo Expert in NoMad

25+ Years, 1,000+ Transactions
Former Managing Partner and Principal Broker. I know NoMad's condos inside and out.

Live RLS Market Data
Every listing on this page comes directly from the RLS in real time. You see exactly what's available right now.

Bilingual Service
English and Spanish representation. Servicio completo en Espanol.

Keller Williams NYC
Backed by the world's largest real estate company with global buyer reach.

Milton Coste

Licensed Real Estate Associate Broker

Keller Williams NYC | License #10401274378

Client Reviews

What Clients Say

★★★★★

"Milton helped us buy our first home in Washington Heights. He knew the neighborhood inside and out, negotiated a great price, and guided us through every step of the closing process."

Maria R.

Buyer · Washington Heights · $25K under asking

★★★★★

"He has a deep understanding of the value of apartments in NYC. Intelligent, professional, and always had my best interests in mind. This is the person you want on your side."

Sasha

Client · Google Review · 5 stars

★★★★★

"Pia Isabella Palomino: So thankful to work with Milton! He worked so fast to make sure I got my dream place. Great communication, super friendly and responsive."

Pia I.

Client · Google Review · 5 stars

Read all reviews →

Condos in NoMad: FAQ

What is the median condo price in NoMad?

The current median asking price for condos in NoMad is $2,800,000, with prices trending +7.1% year-over-year. Contact Milton for a live comp analysis on specific buildings.

Do I need a board interview to buy a condo in NYC?

No. Condominium purchases do not require board approval or an interview. Some buildings retain a right of first refusal, but interviews are not required. This makes condo transactions 4-6 weeks faster than co-op purchases on average.

What is the NYC mansion tax on condos?

The NYC mansion tax starts at 1% for purchases at $1M, scaling up to 3.9% for purchases over $25M. It is paid by the buyer at closing. Milton provides a full net proceeds estimate before you make an offer.

Find Your NoMad Condo

Live listings, off-market opportunities, and a free condo market analysis. No obligation.

Milton Coste

Licensed Associate Broker

Keller Williams NYC | Lic. #10401274378

(917) 416-7433

Text (917) 416-7433

[email protected]

Hablo Español · English & Spanish

Schedule with Milton

What can I help you with?

Name *

Phone *

Email *

Date

Time

Message

Your info is secure and never shared. By submitting you agree to receive communications from Milton Coste.

Schedule with Milton

You're Confirmed!

Condos for Sale in NoMad

Why Buy a Condo in NoMad?

No Board Interview

Financing Flexibility

Fee-Simple Ownership

Subletting Freedom

Know Before You Buy

Higher Entry Price

Review the Offering Plan

Mansion Tax

Active Condos in NoMad

Recently Sold Condos in NoMad

Condo Expert in NoMad

Milton Coste

What Clients Say

Condos in NoMad: FAQ

What is the median condo price in NoMad?

Do I need a board interview to buy a condo in NYC?

What is the NYC mansion tax on condos?

Find Your NoMad Condo

Milton Coste

Schedule with Milton

You're Confirmed!