Robin & Jeremy Stein

CO-OPS VS. CONDOS

CO-OPS
 
A phenomenon that's limited almost entirely to Manhattan, cooperative apartments have been the traditional form of owning an upscale apartment for close to a hundred years. In fact, in New York City, 85% of all apartments available for purchase - and almost 100% of the grand pre-war apartments on Fifth, Park and Central Park West - are in co-operative buildings. Co-ops are owned by an apartment corporation. When you purchase within a co-op building, you're purchasing shares of the corporation that entitle you, as a shareholder, to a "proprietary lease." Generally, the larger your apartment, the more shares of the corporation you own. Co-op shareholders contribute a monthly maintenance fee to cover the building expenses. The fee covers such items as heat, hot water, insurance, staff salaries, real estate taxes and the mortgage indebtedness of the building. Portions of the monthly maintenance fees are tax deductible due to the building's underlying mortgage interest. Also, shareholders can deduct their portion of the building's real estate taxes.

A co-op Board of Directors has the ability to determine how much of the purchase price may be financed and minimum cash requirements.
Subleasing a co-op can be difficult. Each co-op has its own rules and they should be carefully reviewed prior to application to purchase.

All prospective purchasers must interview with the Board of Directors. Prior to the interview, prospective purchasers prepare a detailed "Board Package" which usually contains personal and professional letters of recommendation as well as a great deal of personal information concerning income and assets. The experience of a broker is invaluable. Your broker can help you find an apartment in a building that suits the needs of you and your family. In addition, your agent will help you prepare a package that you can confidently present to the Board of Directors once you've found the home that is right for you.


CONDOMINIUMS

As more and more new buildings are constructed in New York, condominiums are fast gaining in number and popularity. It's not surprising. As opposed to a co-op, a condominium apartment is "real" property. A buyer receives a deed just as though he or she were buying a house. Each individual apartment in a condominium receives its own tax bill. There is still a monthly common charge similar to the maintenance charges in a co-operative. These charges don't include your real estate taxes and are not tax-deductible. They also tend to be lower than in co-ops because there is no underlying mortgage for a condominium building. The straightforward nature of buying a condo coupled with the fact, that in some cases, you can finance up to 90% of the purchase price and sublet them at will, makes condominiums the number one choice for flexibility.

 

Robin
Robin Stein
Tel: 212.431.2446
Fax: 212.431.2441
robin.stein@sothebyshomes.com

Email

Jeremy
Jeremy Stein
Tel: 212.431.2427
Fax: 212.431.2441
jeremy.stein@sothebyshomes.com

Email

New York Brokerage:
379 West Broadway
Second Floor
Ny, NY 10012
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