MANHATTAN REAL ESTATE

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WHY AND HOW TO INVEST IN MANHATTAN PROPERTY?

New York is the world's most important city. Manhattan is at its center in every sense of the word. New York City is a global center for business, finance, culture, and entertainment. It offers a perfect lifestyle and investment profile to both Americans and foreigners alike.

We are here to show you not only why you should invest in Manhattan real estate but also how to do it successfully. From an initial Manhattan property search to closing the transaction to managing the property and to selling the property, we help our clients every step of the way. High Net Worth Individuals (HNWIs) and Ultra High Worth Individuals (UHNWIs) have always sought to invest in New York luxury real estate. Our first-class, comprehensive service is why locals and foreigners alike choose us to help them with one of the most important financial decisions of their lives. Our role as a trusted advisor continues well past the initial purchase, as we will often manage, market and sell properties for our clients.

TOP CONDOS IN MANHATTAN
Foreign Buyer's Guide
FOREIGN BUYER’S GUIDE
Home Buying Guide
HOME BUYING GUIDE
Home Selling Guide
SELLING YOUR HOME
With over 200,000 businesses, New York City has one of the world’s most highly-developed and integrated economies. The New York metropolitan area alone is home to 45 “Fortune 500” companies. NYC is the fastest growing metro area in 2017, according to Inc. 5000's rank of fastest-growing private companies.
New York is a global hub of international business and commerce-one of three command centers for the world economy along with London and Tokyo. One out of ten private-sector jobs in the city is with a foreign company, many of which are international corporations are headquartered in Manhattan. 

The New York City metro area accounts for almost 10% of the entire GDP of the United States.  NYC is a major center for finance, insurance, real estate, media, professional services and the arts. In the last ten years, however, New York City has become a major technology hub and center for creative industries. 

WHY INVEST IN MANHATTAN REAL ESTATE?

Investors look to the future, and Manhattan is set to economically outshine every other global economic center. This is especially true in light of Brexit, which will see a once great financial center lose a lot of cache. New York City and major European centers will benefit from the ultimate effects of Brexit. This has a major positive impact on real estate values. New York City (NYC) is ranked #2 in the world for generating gross domestic product (GDP) second only to Tokyo. The McKinsey Global Institute predicts that by 2025, NYC will rank as the world's Number 1 urban GDP generator. Manhattan is at its center.

Investors also buy real estate as part of portfolio diversification to maximize future capital growth and wealth preservation. Manhattan offers properties to suit every buyer's purchasing preference, be it residential, rental or investment.

The global luxury market has seen strong growth. 2017 recorded the highest growth in three years. This is true for both primary housing (an increase of 10%) and secondary homes (a 19% growth), according to Christies' Luxury Defined report.

The report ranks New York City #1 in the world for current wealth, #1 for future wealth, and #3 for investment. Add those statistics to McKinsey's projected future ranking for growth and wealth preservation to look very strong. Manhattan, therefore, presents itself as an ideal location to diversify portfolios when looking for the best cities to invest. Christie's also shows that New York is enhancing its global position. Its Luxury Index ranked NYC at #2 in 2017; in 2016 it ranked #3, replacing London. There is no better vote of confidence in the future of Manhattan real estate than a recent record sale of a penthouse at 220 Central Park South for $238 million!  Too steep a price for your budget? You can check out other options here: Top 50 Manhattan Penthouses for Sale. 

For foreign buyers, Manhattan offers special reasons to invest. In many ways, New York City is the most international business center in the world, with with over 200,000 existing business, including 54 on the Fortune 500 list.

An additional reason for a foreign investor to choose Manhattan is that the EB-5 Investor Visa Program has been extended. There are two investment thresholds to qualify for the program. An investor can loan an approved business $500K or $1 million and qualify the investor, his or her spouse and unmarried minor children permanent residency (or green card status). The approved business must be in a Targeted Employment Area (TEA) and produce 10 US jobs to qualify. Accordingly, it is a program targeted at investors who create jobs, not who purchase property, although investors can enter the program through an investment in a real estate project. They, however, would not be able to use the property themselves.

Wealth preservation and capital growth are essential elements, and so is lifestyle. Manhattan and its surroundings offer a wonderful array of cultural, entertaining, dining, shopping, sporting, and educational experiences. Whether you are looking for a property for your child who is attending university in NYC or looking for an investment property to rent out, NYC condos are a good option. For primary homeowners, Manhattan apartments such as coops and condos would be a better choice.

 

TOP CONDOS IN MANHATTAN

NYC GDP SUPPORTS HIGH PRICES AND RENTS

The City's comptroller reports GDP growth of 2.7% for Q1 2018 compared to Q4 2017, with inflation riding low at just 1.6%. Corporate earnings are up, and venture capital investment continues to grow. Private investment is up 7.3% putting the Metro Area's figures at the 2nd highest on record. The Current Business Conditions Index (CBCI) rose to 60.3. Any score above 50 equals growth.

MANHATTAN APARTMENTS FOR SALE ARE A BARGAIN COMPARED TO OTHER WORLD CITIES

Despite the impressive economic results, high end real estate in Manhattan is well-priced. Douglas Elliman issues quarterly NYC market reports for New York and Miami in conjunction with appraiser Miller Samuel. Knight Frank, an affiliate of Elliman compared the five top luxury real estate markets with New York City. The average price for comparable luxury properties shows the following. The first dollar amount is price per square foot, and the second is per square meter:

  • Monaco: $6,000 and $65,600
  • London: $5,236 and $56,300
  • Paris: $3,767 and $40,500
  • Tokyo: $2,632 and $28,300
  • Hong Kong: $2,539 and $27,300
  • New York City: $2,102 and $22,600

While we have only shown the top five global cities, NYC luxury real estate came in at #9 on the list. NYC beat out Singapore, Geneva, and Moscow on investment value for money. Accordingly, it’s quite evident that luxury condos in NYC are a bargain compared to lesser cities. 

Investing in Manhattan is very
low risk for the following reasons

 
 
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New York City's current economic expansion
 
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GDP Growth
 
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Corporate Earnings
 
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The CBC Index Rank
 
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Employment Record
 
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McKinsey Global Institute Predictions

An effective Manhattan property search with the right broker will deliver the right results.

Strong economic factors and the array of property types in NYC draw buyers not only from New York and the United States, but from all over the world. So far, we have discussed the "Why" of investing in Manhattan real estate. Now let us look at the "How."

NEW YORK CITY WILL BE #1
IN GDP IN THE WORLD IN 2025

Currently, New York City is second to only Tokyo, Japan, when it comes to generating “Gross Domestic Product”, or GDP. McKinsey Global Institute, however, in their new report released in March of 2011, Urban World: Mapping the Economic Power of Cities, predicts that of the 600 urban centers throughout the world which will generate 60% of the world’s GDP in 2025, New York City will rank #1 in GDP. The report goes on to rank New York City in 2025 as follows:

NEW YORK CITY IS THE “WORLD’S LEADING CITY”

 NYC's impact on the world is immense. It is, indeed, the cultural, financial and media capital of the world, and is also a center for research, technical development, education, entertainment, sports, and politics. 

New York City consistently has topped the Knight Frank Wealth Report jostling with London for the #1 spot. The Wealth Report is a guide to the world of international prime residential property and offers a perspective on the key luxury property markets around the globe. In their recent survey, the Wealth Report ranks New York City as:

#1 

Current Wealth

#2

Investment

#2 

Connectivity

#1

Future Wealth

  

WHY INVEST IN MANHATTAN REAL ESTATE?

With more than 8.2 million people, New York City is the most populous city in the United States. The “Big Apple” is one of the world’s leading business, financial and cultural centers and its influence in politics, education, entertainment, media, fashion and the arts all contribute to its status as one of the major global cities. The city boasts a high quality of life, extremely high household incomes, and vast opportunities for cultural and entertainment activities.

Current Manhattan Market Analyis: 

"Why Now is the Right Time to Buy Manhattan Real Estate"

 

TOP CONDOS IN MANHATTAN

NYC ECONOMIC INDICATORS SUPPORT A STRONG REAL ESTATE MARKET

The UBS Global Real Estate Bubble Report scores NYC 0.2, which is a "fairly valued" market. This is a better score than, for example, Vancouver, Sydney, and London. Manhattan's house price dynamics were recorded as much stronger than in the two previous years. This strength was put down to global investor activity and new luxury developments coming on the market. 

These indicators result from our strong economy and venture capital investment. This year, private sector jobs have increased by 2% and seasonally adjusted unemployment rates fell to 4.2% (3.9% in Manhattan) putting employed residents at an all time high. 

The growth is mainly in eight business sectors including education, health, professional and business. This growth spectrum shows greater diversification than in previous years; another positive sign that NYC's economic strength should continue. The Metro Area's employment rate is the highest ever recorded and shows the longest job expansion since the mid-1940's.

 

MANHATTAN LUXURY PROPERTIES ARE A BARGAIN COMPARED WITH OTHER WORLD CITIES

Despite the impressive economic results, Manhattan's luxury properties are well-priced. Knight Frank compared the five top luxury real estate markets with New York City. The average price for comparable luxury properties shows the following. The first dollar amount is price per square foot, and the second is per square meter:

MANHATTAN REPORT

HERE IS WHERE THE RANKINGS CAME OUT:

City

Per Square Meter

Per Square Foot

#1) Monaco

#2) London

#5) Paris

#8) Tokyo

#9) Hong Kong

#9) New York

$65,600

$56,300

$40,500

$28,300

$27,300

$22,600

 

$6,000

$5,236

$3,767

$2,632

$2,539

$2,102

 
 City Per Square Meter Per Square Foot
#1) Monaco $65,600 $6,000
#2) London $56,300 $5,236
#5) Paris $40,500 $3,767
#8) Tokyo $28,300 $2,632
#9) Hong Kong $27,300 $2,539
#10) Singapore $27,100 $2,520
#14) Geneva $23,700 $2,204
#16) Moscow $22,800 $2,120
#17) New York $22,600 $2,102
#22) Rome $18,200 $1,693
#23) Shanghai $17,700 $1,646
#27) Beijing $16,000 $1,488
#34) Sydney $11,500 $1,070
#36) Madrid $10,500 $ 977

Types of Manhattan Property to Consider

The two primary decisions buyers must make are property location and property type. We have explored why New York City, and Manhattan, are an ideal location so, now let us look at property types. Manhattan has four main types, townhouses, condominiums, cooperatives, and condops (which are a blend of condo and co-op. 

  • Townhouse:  A New York townhouse is a multi-story, single family home. The owner holds title deed and is solely responsible for it. The owner has no restrictions imposed by an association. They are investor-friendly properties.

TOWNHOUSES FOR SALE


  • Condominium or condo: a Manhattan condo owner holds title by deed of an apartment and takes joint ownership with all other owners of the common areas. A condo board manages the property and owners pay a monthly fee to cover common expenses. There are some restrictions imposed by the board, financing is accessible, and they are investor-friendly.

NYC CONDOS FOR SALE

 

  • Co-operative or co-op: A coop building is owned by a corporation. The corporation sells stock to shareholders in exchange for a long-term proprietary lease. Lessees pay a monthly fee to cover all costs. Co-ops have many restrictions such as on subleasing. They are not investor-friendly and usually prohibit foreign ownership. They represent about 70% of the market.

NYC COOPS FOR SALE

 

  • Condop: This is a co-op with condo rules. They are investor-friendly. 

Whether to buy a co op vs condo is a question we always hear. You can find more detailed information on the pros and cons co ops vs condos here. 

 

NYC Property Buyers Should Use Their Own Buyer Broker

Every state in the US and every country in the world have different laws governing the purchase and sale of real estate. The two parties to a real estate transaction are the seller and the buyer. The seller will use a dedicated real estate selling broker or agent to represent them throughout the transaction. This selling agent or broker will work solely in the seller’s interest - getting the highest price and best terms for the seller.  Accordingly, buyers should have their own dedicated representative!

In the US, all broker commissions are paid by the sellers. Then, they are split between the seller's agent and the cooperating buyer's agent. Accordingly, hiring a buyer's agent is free of charge to the buyer. The buyer's agent has a vested interest in the buyer, the buyer's goal, and in getting the best outcome for the buyer.

In contrast, the seller's agent's goal is to get the highest possible price and the best possible terms for the seller. The buyer agent's role is to work for the buyer and to get them the right property, at the right price, on the most attractive terms and with least amount of hassle. The buyer, therefore, can rest assured that they have on their team a specialist who knows:

  • Everything about the Manhattan real estate market and individual neighborhoods.
  • Every type of property that is currently on the market.
  • Properties due to come on the market.
  • Background details on each development, not just individual apartments and townhouses.
  • The homeowner associations which govern the development.

The buyer's agent is crucial to achieving a totally successful purchase – of the right property, on the right terms, and with minimum hassle or any long-term regret. Buyers who are financing their purchase will want to have their mortgage application pre-approved as far in advance as possible. An offer to purchase supported by a mortgage commitment from a respected lender adds a lot of weight to the offer, especially in a city that has a lot of cash deals.

If the purchase is for a condo or co-op, the buyer must also be approved by the board. Boards can deny an application for different reasons. An experienced buyer agent will know about individual condo and coop boards. They will be able to advise their buyers on whether it is worth pursuing a particular property or to avoid the likelihood of being rejected by the board. For example, condo boards have "right of first refusal". They can decide to buy the apartment themselves from the seller instead of accepting a new buyer into the building.  In contrast, coop board can flat out reject buyers. Generally, coops are for primary homeowners. Therefore, if you are a foreign buyer or investor interested in renting out their new property, you are very likely to be rejected the coop board.

The real estate broker helping the buyer will also help to decide on which attorney to hire to take the transaction through to successful completion. They also have an array of connections that can help you get a mortgage.

"9 Tips for Buying Luxury Real Estate in New York"

 

Additional Details for Foreign Buyers

The United States real estate market is different from other countries in several ways. Firstly, the US encourages overseas buyers. The market is transparent; every licensed real estate agent New York acting as a buyer's agent can search the entire market, regardless of which company is marketing a property. Few other countries have such a transparent process.

The US does not, unlike some other countries, charge extra stamp duties to foreign buyers. London, Hong Kong, Vancouver, Sydney, and many other cities, charge foreign investors and extra stamp duty from 7% to 30% of purchase price. These extra stamp duties are extraordinarily high. In the US, there is no extra stamp duty for foreigners.  

Financing is also readily available from household-name banks to foreign investors and at very attractive rates. US mortgage rates are currently at historic lows which adds to the attractiveness of Manhattan real estate.

When a foreign investor sells their real estate, they do become subject to the Foreign Investor Real Estate Transaction Act (FIRPTA.) This is simply a withholding requirement and not a separate tax. Essentially, this Act exists to protect the US Government from a foreign investor who is not meeting their income or capital gains tax obligations. Ten percent (10%) of the selling price is withheld at closing until all tax liabilities are met is returned once the final tax return is submitted by the seller.

"Can Foreigners Buy Property In the USA?"

"The Foreign Buyer's Checklist For Purchasing Manhattan Real Estate"

1031 Exchange Rules

Another US tax law benefits both American and foreign property sellers.

Capital gains tax can be deferred simply by reinvesting the sale proceeds into a new property (of like-kind) as long as the transfer process and timeline meet federal requirements. The seller's attorney will manage this part of the transaction to ensure all is as it should be. The smartest and richest property investors use these 1031 Exchange Rules. 

"How Capital Gains Tax Can Be Reduced or Deferred When Selling Property"

"US Tax Reform Effects on Real Estate Investors and Home Owners"

Closing and Transaction Costs

Every purchase transaction incurs costs, so it is worth briefly looking at them. Not every cost listed here will apply to every transaction. Since the seller always pays the broker commission, those fees are only paid when you sell the property.

A cash transaction will incur buyer closing costs of approximately 3.5% of the purchase price. A financed transaction will incur lender fees, etc. and will amount to about 5.5%. Potential costs breakdown as follows:

  • Purchases of properties valued at more than $1 million incur a 1% "mansion tax."
  • Some new properties bought directly from a developer may incur City and State transfer taxes totaling either 1.4% or 1.825% depending on the purchase price. Some developers pay these. Resale properties do not incur them.
  • A mortgage recording tax may be due on financed purchases of either 1.8% or 1.925% depending on the purchase price.
  • Condo and co-op boards may charge a fee to review and approve the application.
  • Courier and other such fees may also be chargeable.
  • Any additional work carried out by the buyer's lawyer may also carry a fee.
  • If a foreign buyer wants to purchase through a corporation or limited liability company, and the attorney establishes that entity, then appropriate costs are incurred. The type and location of the company will also impact total cost.

The transaction can be closed, and ownership taken without having to be physically present. The buyer or seller can assign power of attorney to their lawyer to complete the transaction for them.

FAQs: Buying an Apartment in NYC

The Return and Demise of The 20 Year Tax Abatement in The Manhattan Market

Costs When Selling Your Manhattan Property

When an owner sells a property, they will pay their side of the transaction's costs, and may incur tax liabilities. The seller's costs include:

  • 6% broker fee (sales commission)
  • Federal capital gains tax on the increased property value (less appropriate deductions) of 21% for corporate entities and 23.8% for individuals.
  • NYC also charges a capital gains tax of 8.82%
  • Estate taxes may be levied on property, at different rates, if the owner dies. This may be minimized or avoided altogether through appropriate pre-planning.
  • Attorney fees for drawing up the contract to sell.
  • Settlement fees such as closing an existing mortgage on the property.
  • Courier and other admin fees.
  • Expenses Associated with Owning your Manhattan Property.
  • Costs Associated with Owning Property

Different property types incur different costs, but they all incur real estate (or property) taxes. In NYC this is, basically, about 1.2% of the purchase price each year. Manhattan offers tax mitigation programs to owners for up to 20 years. Other costs include:

  • Owner's insurance on both the real estate, personal property, and for personal liability.
  • Interest charges on the mortgage.
  • Utility costs.
  • Condo and co-op owners will pay a monthly fee to cover costs paid by the board on behalf of owners. A condo owner may expect to pay between $0.70 and $1.10 per square foot per month.
  • Co-op owners pay a monthly fee which will also include property taxes and any debt the co-op corporation may have incurred

"Selling Your Manhattan Residential Property"

Managing an Investment Property After Purchase

Generally, because vacancy is so low, tenants usually pay the broker commission to find an apartment. However, that will depend on the market and other competition in the building. Brokerage fees range from 1 month rent to 15% of the first month rent.

We offer a Light Property Management service at no charge to our clients. Full- service property management is available through our partner RD LLC. In total, we provide a service which includes:

  • Marketing a client's rental property
  • Screening tenants
  • Preparing, renewing and terminating leases
  • Assisting with Board applications
  • Property inspections
  • Repairs and Maintenance
  • Emergency Response
  • Keeping our landlords and tenants fully informed

US Tax Laws are Pro-Real Estate Investment

We have listed the basic elements of property, capital gains, and estate taxes. It is worth emphasizing that US tax laws are very favorable compared to some other countries.

The overall US Tax Laws rates are lower than in some countries, and there are reasonable ways to mitigate tax liability. For example:

  • Capital gains tax on primary residences have deductible amounts for both single and married owners before the taxable amount is calculated.
  • Operating expenses reduce basic tax liability since they are deductible against income.
  • The initial cost of the property can be depreciated over 27.5 years and used as a deductible item on tax returns.
  • Estate tax can be avoided altogether by appropriate pre-planning.
  • Many countries have tax agreements with the US which may also reduce a foreign owners’ tax liability.

Often, countries may have a tax treaty with the US. Accordingly, we advise all our clients to discuss their potential tax liabilities with a US tax attorney or CPA that is familiar with tax laws of their own country. We are happy to refer you a specialist.

 

 

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Which Neighborhood is Right for Me?

Cost, investment appreciation, rental income, and lifestyle are all primary factors when deciding on a neighborhood. The Manhattan market offers upscale, luxury properties across many neighborhoods. The top 10% of the market is where you will find New York luxury condos. They can be found in just about every Manhattan neighborhood. We discuss each neighborhood in detail in other areas of our website. But here is a whistle stop tour of what many people think are some of the most popular districts:

  • Financial District (FiDi) is where the first Dutch settlers landed. It was primarily a commercial area, but it is now one of the most sought-after residential areas of Lower Manhattan.  It boasts chic boutiques, upscale food halls, and power-lunch restaurants among its cobblestone streets.
  • Chelsea has always been a favorite among New Yorkers.
  • Midtown West is close to Broadway, so offers a lively nightlife and a short commute to most of the island.
  • Flatiron Area is close to Broadway and 5th Avenue, so has great restaurants, impressive shopping, and new fitness clubs.
  • Greenwich Village has a unique charm of its own. It has a reputation as a special community with a creative flair.
  • NoHo (North of Houston Street) has very upscale residences and is between Greenwich Village and East Village. It is very popular with celebrities.
  • SoHo (South of Houston Street) is thought to be the trendiest district in Manhattan. It boasts very expensive residences with many upscale boutiques and fine dining restaurants. Check out apartments for sale in SoHo & NoLiTa.
  • Gramercy's architecture dates back to the 19th Century and has a distinctive Italian and Greek feel to it. The very exclusive Gramercy Pak is available only to residents who pay an annual access fee. So, if exclusivity is for you then so is this beautiful district.
  • Murray Hill has developed into a young, post-graduate residential area. It has a thriving nightlife and lots of stores and restaurants.
  • Upper East Side
  • Upper West Side, Lincoln Center & Columbus Circle
  • Central Park & Billionaire's Row
  • Brooklyn real estate has been thriving, with Williamsburg leading the pack. The median price of homes for sale throughout Brooklyn is a fraction of the price in Manhattan.

Nolita

Nolita is a small but jam-packed Manhattan neighborhood filled with boutiques, restaurants, and galleries. Nolita stands for “North of Little Italy,” and the neighborhood was historically inhabited by Italian immigrants. Today, many elderly descendants of these immigrants still live in the neighborhood. They’re joined by young professionals and families who are attracted by how quiet the neighborhood is. Nolita, which is located East of SoHo, West of Lower East Side, South of NoHo, and north of Little Italy, is a beautiful enclave in Lower Manhattan that has a true community feel.

Lower East Side

The vibrant Lower East Side neighborhood was once a hub for New York City’s newest residents. Many Europeans immigrated here in the 19th and early 20th centuries and set up shops and restaurants. Today, many of the businesses started by the Lower East Side’s first residents are still around, and they often sit next to modern, chic boutiques or tiny hole-in-the-wall bars. As with many lower Manhattan neighborhoods, these contrasts give the Lower East Side its unique character.

NOHO

NoHo, which stands for “North of Houston,” is a small but busy neighborhood that has stunning architecture, trendy shops, and chic restaurants right North of SoHo. In the late 1800s, NoHo was mostly a manufacturing district. But by the 1950s, most of the manufacturers had moved to other parts of the city, and they began renting their spaces to artists and theater groups. Today, many artists live in NoHo’s large lofts, and there are still many performing art spaces in the neighborhood. NoHo may only be six blocks wide, but every one of those blocks is filled with unique attractions that make this neighborhood one of the most sought after in Downtown Manhattan.

Meatpacking District

The trendy Meatpacking District is located on Manhattan’s far westside, next to Chelsea. Before the 1990s, the Meatpacking District was mostly home to the factories and meatpacking plants that gave the neighborhood its name. In the 1990s, though, boutiques that catered to young professionals moved in, and soon hip young residents followed. Now, when you walk down the neighborhood’s cobblestone streets, you’ll see plenty of co-ops, townhouses, and newly built high-rises. This chic NYC neighborhood is one of the most sought after in the city.

Chinatown

The bustling Chinatown neighborhood is located in Lower Manhattan, North of the Financial District, and it’s the largest Chinatown in the United States. Immigrants from China started moving into the area as early as the mid-1800s. In the 1900s, a new influx of immigrants from Hong Kong and the Fujian Province of China moved in, firmly establishing the neighborhood’s identity. Today, Chinatown is a vibrant, diverse neighborhood full of busy streets with shops selling items imported from China and restaurants that serve some of the freshest and most authentic cuisine around.

Relocating to Manhattan

Relocating to anywhere is both exciting and complex. With our help, our clients research potential areas, explore them in person, and choose both the right neighborhood and the right property for them. We have contacts to assist with all the practical steps: legal issues, preparing the property for their arrival, shipping their personal items, shopping for new furniture, and moving in when relocating to New York City. Some clients feel that it is best to rent in New York before buying. However, others, who know the city well, come prepared to buy. Either way, we are here to help you sift through all the luxury apartments NYC.

 

How We Can Help

We have been serving buyers and sellers for more than 15 years. We are experts in all aspects of New York Real Estate and Miami Real Estate from an initial property search and exploring districts through contract negotiation, closing, and property management. Our clients are both local as well as coming from all over the world.

Case Studies of Homebuyers, Sellers & NYC Real Estate Investors

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