--- title: "NYC Co-ops for Sale" description: "3,350 co-ops for sale across Manhattan, Brooklyn and Queens. Buyer Commission Share at closing." url: "https://realestaterebatesnewyork.com/buy/newyorkcity/co-ops-for-sale" source: "Real Estate Rebate Team" --- Real Estate Rebate Team Licensed Broker NY & NJ · License: 10491211335 New York City · Co-operative Apartments # NYC Co-ops for Sale **3,350 co-operative apartments** are for sale across **Manhattan, Brooklyn and Queens**. Co-ops are the cheaper half of the New York apartment market on almost any measure, and the discount has little to do with quality. You are buying shares in a corporation rather than real property, which brings a board, a financial review and usually a limit on subletting. The price reflects that friction, not the building. ## Showing 3,350 co-ops for sale in New York City · Inventory updated 12 November 2026 SORT: NEWEST ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ### Buyer Advantage Est. ## What New York City co-ops are asking, and what is closing ### New York City housing market Active listingsi3,350 #### Recently sold Median sold pricei$730,000 Sale-to-list ratioi98.6% Sold below aski55% Based on closed RLS sales in the last 12 months; arrows compare with the prior 12. ## Buildings with the most co-ops for sale [### Lincoln Towers 19 listings for sale](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/lincoln-towers)[### The Hamilton 15 listings for sale](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/the-hamilton)[### Eastgate 14 listings for sale](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/eastgate)[### The Sovereign 13 listings for sale](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/the-sovereign)[### Sixty Sutton Corpor 10 listings for sale](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/sixty-sutton-corpor)[### The Solaire 10 listings for sale](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/the-solaire)[### 305 East 24th Street 9 listings for sale](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/305-east-24th-street)[### 555 Main Street 8 listings for sale](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/555-main-street) ## Why co-ops cost less, and what you accept in exchange A co-op buyer purchases shares in a corporation that owns the building, together with a proprietary lease on one apartment. The corporation receives the property tax bill and carries the building's mortgage, and shareholders cover both through a single monthly maintenance charge. That structure is the whole explanation for the discount: a board can interview you, read your finances, set a minimum down payment and decline you without giving a reason, and an apartment that comes with all of that is worth less than the identical apartment that does not. The gap here is per square foot against a condominium market that runs materially higher, and comparing per square foot rather than per apartment is the honest way to see it, because co-ops skew older and larger than the condo pool. The inventory behind this page last changed on 12 November 2026. Whether the discount is worth taking comes down to one question: are you buying somewhere to live in for years, or do you need the freedom to rent it out, sell it quickly, or buy it through a trust? Co-ops are good at the first and poor at the rest. ## Common questions about buying a co-op in New York City ### How much does it cost to buy a co-op in NYC? The median asking price across the 3,350 co-ops listed here is . The cash you need up front is the harder number. Most New York co-op boards require at least 20 percent down and many require 25 or more, a few insist on all cash, and almost all want to see liquid assets left over after closing, often one to two years of mortgage and maintenance payments. Budget the down payment, roughly 2 to 3 percent in closing costs, and a post-closing cushion the board will actually inspect. ### Is it better to buy a co-op or a condo in New York? Co-ops are cheaper per square foot, usually by something in the range of a third, and the discount is priced friction rather than lower quality. A board interviews you, reads your finances, sets a minimum down payment and can decline you without giving a reason. Subletting is restricted or banned in most buildings, a flip tax often applies when you sell, and foreign buyers, trusts and guarantors are frequently refused. A condominium has almost none of that: you take a deed, you close, and you can rent the apartment out. If you are buying a primary residence with conventional finances and plan to stay, the co-op discount is close to free money. If you need speed, flexibility or the ability to rent, pay for the condo. ### Do co-op owners pay property taxes? Yes, though never directly. The corporation owns the building and receives the tax bill, and shareholders pay their share of it inside the monthly maintenance charge. That is why a co-op maintenance figure looks higher than a condo's common charges for a comparable apartment: the condo number excludes property tax and the co-op number includes it. For income tax purposes shareholders can generally deduct their pro-rata share of the building's real estate taxes and mortgage interest, which is worth raising with your accountant rather than taking from a listing page. ### Do co-ops have maintenance fees, and what do they cover? Every co-op charges monthly maintenance. It covers building operations, staff, insurance, the property tax on the whole building and the debt service on the building's underlying mortgage. Two things inside it are worth checking before you offer. The first is what share of the maintenance is the underlying mortgage, because a building that has borrowed heavily is exposed when that loan refinances. The second is the reserve fund, since an underfunded one becomes an assessment on top of maintenance later. Ask for the last two years of increases and the most recent financial statement. ### How does buying a co-op in NYC actually work? You make an offer, sign a contract and then assemble a board package: tax returns, bank statements, reference letters, a detailed financial statement and the managing agent's forms. The board reviews it, usually interviews you, and votes. The process routinely adds four to eight weeks to a purchase and the board is under no obligation to explain a rejection. One shortcut exists. A sponsor unit, one still owned by the building's original converter, normally skips board approval entirely and sometimes the financing minimum with it, which is why sponsor co-ops trade at a premium over the rest of the building. ### What is the downside of owning a co-op? Three things, in rough order of how often they surprise people. Subletting limits mean the apartment cannot reliably become a rental if your plans change. A flip tax, typically one to three percent of the price or a per-share charge, is deducted when you sell. And a land-lease building, where the corporation rents the ground beneath it rather than owning it, can see maintenance rise sharply when that lease resets, which is why those apartments trade at a steep discount and can be difficult to finance or resell. None of these is disqualifying, but all three belong in the decision before you fall for the floor plan. ### Is it hard to sell a co-op in NYC? Harder than a condo, and for structural reasons rather than market ones. Your buyer has to satisfy the same board you satisfied, which removes foreign purchasers, trust and guarantor buyers, anyone heavily self-employed and anyone wanting to put 10 percent down from your pool of prospects. Add the flip tax and the buyer pool narrows again. The closed-sale figures above show what that looks like in practice for the co-ops that did sell: what share closed below the original ask and how long they took to get into contract. ### Are Manhattan co-op prices falling? This page covers Manhattan, Brooklyn and Queens together, so it cannot answer that for Manhattan alone, and any site giving you a confident one-word answer is guessing. What it can show is what these 3,350 listings are doing right now: 136 have had a price cut in the past week, and 135 came to market in the past 7 days. Asking prices are the weakest evidence available in any case. The closed-sale card above is the better read, and the Manhattan co-op list is the page to use if Manhattan is the only borough you care about. ### Is there transfer tax on a co-op in New York? Yes. New York State and New York City transfer taxes apply to a co-op share transfer just as they do to a deed, and they are the seller's obligation by default. The New York State mansion tax also applies, starting at 1 percent once the price reaches $1 million. What a co-op purchase avoids is the mortgage recording tax, because a co-op loan is secured by shares rather than by real property. That single exemption is worth roughly 1.8 to 1.925 percent of the loan, and it is the main reason co-op closing costs come in meaningfully below a condo's. ### Is there a Buyer Commission Share on a co-op? Where the seller agrees to compensate a buyer's broker, we share up to 50% of what we actually receive with you as Savings at Closing. It is not a discount on the asking price and it does not come out of your deposit, so nothing about your offer or your board package is weaker for it. What it requires is a signed buyer agreement and that we are the broker who introduces you to the property. ## Explore co-ops by borough, neighborhood and ZIP ### Co-ops by borough - [Manhattan co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/co-ops-for-sale) - [Brooklyn co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/brooklyn/co-ops-for-sale) - [Queens co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/queens/co-ops-for-sale) ### Co-ops by New York City neighborhood - [Lenox Hill co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/lenox-hill-manhattan/co-ops-for-sale) - [Upper West Side co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/upper-west-side-manhattan/co-ops-for-sale) - [Upper East Side co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/upper-east-side-manhattan/co-ops-for-sale) - [Chelsea co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/chelsea-manhattan/co-ops-for-sale) - [Lincoln Square co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/lincoln-square-manhattan/co-ops-for-sale) - [Midtown East co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/east-midtown-manhattan/co-ops-for-sale) Show moreShow less- [Hell's Kitchen co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/hell-s-kitchen-manhattan/co-ops-for-sale) - [Murray Hill co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/murray-hill-manhattan/co-ops-for-sale) - [Sutton Place co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/sutton-place-manhattan/co-ops-for-sale) - [Midtown co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/midtown-manhattan/co-ops-for-sale) - [Greenwich Village co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/greenwich-village-manhattan/co-ops-for-sale) - [Yorkville co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/yorkville-manhattan/co-ops-for-sale) ### Co-ops by Manhattan ZIP code - [10022 co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10022/co-ops-for-sale) - [10019 co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10019/co-ops-for-sale) - [10016 co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10016/co-ops-for-sale) - [10011 co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10011/co-ops-for-sale) - [10021 co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10021/co-ops-for-sale) - [10023 co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10023/co-ops-for-sale) Show moreShow less- [10065 co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10065/co-ops-for-sale) - [10003 co-ops for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10003/co-ops-for-sale) ### Other ways to buy in New York City - [Condos for sale in New York City](https://realestaterebatesnewyork.com/buy/newyorkcity/condos-for-sale) - [Townhouses for sale in New York City](https://realestaterebatesnewyork.com/buy/newyorkcity/townhouses-for-sale) - [Penthouses for sale in New York City](https://realestaterebatesnewyork.com/buy/newyorkcity/penthouses-for-sale) - [Lofts for sale in New York City](https://realestaterebatesnewyork.com/buy/newyorkcity/lofts-for-sale) ### Co-op buyer guides and tools - [Condo vs co-op in NYC: which should you buy?](https://realestaterebatesnewyork.com/condo-vs-coop-nyc) - [NYC condos for sale](https://realestaterebatesnewyork.com/buy/newyorkcity/condos-for-sale) - [Buyer closing cost calculator](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator) - [Mansion tax calculator](https://realestaterebatesnewyork.com/calculators/nyc-mansion-tax-calculator) - [How the Buyer Commission Share works](https://realestaterebatesnewyork.com/buyer-advantage) Regis Roumila Licensed Real Estate Broker · NY & NJ NY DOS Licence10491211335 MembershipsREBNY & NAR Member ExperienceOver 25 Years of Local Expertise ## Facing a co-op board? A listing agent works for the seller, and the board package is where most co-op purchases go wrong. Bringing your own broker costs you nothing on the buying side, and where the seller agrees to compensate a buyer's broker, every eligible purchase earns a Buyer Commission Share: up to 50% of what we actually receive, credited to you as Savings at Closing. There are 3,350 co-ops for sale across Manhattan, Brooklyn and Queens today. Tell me the boroughs and the budget and I will tell you which buildings actually approve buyers like you, which ones carry a land lease or a flip tax worth knowing about, and what the Buyer Commission Share works out to on the ones you shortlist. [Schedule a Private Consultation](https://realestaterebatesnewyork.com/contact)[Estimate Your Buyer Advantage](https://realestaterebatesnewyork.com/buyer-advantage) Loading map... Chat with us on WhatsApp NEW YORK CITY PROPERTY TYPE PRICE BEDS FilterNEWEST NEW YORK CITYPRICE BEDS Layout [New · 2 days agoResidential·Park Slope, Brooklyn ### 427 15th Street #2-D, Brooklyn, NY 11215 2 Beds · 1 Bath · 800 sqft$865,000●ActiveEstimated Buyer Commission Share*$21,625](https://realestaterebatesnewyork.com/buy/newyorkcity/brooklyn/11215/427-15th-street-2d-ny-11215)Listing Courtesy of Keller Williams Realty Empire [New · 2 days agoResidential·Murray Hill, Manhattan ### 35 PARK Avenue #17G, New York, NY 10016 Studio · 1 Bath$495,000●ActiveEstimated Buyer Commission Share*$12,375](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10016/35-park-avenue-17g-ny-10016)Listing Courtesy of Douglas Elliman Real Estate [New · 2 days agoResidential·West Village, Manhattan ### 135 Perry Street #7, New York, NY 10014 1 Bed · 1 Bath$795,000●ActiveEstimated Buyer Commission Share*$19,875](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10014/135-perry-street-7-ny-10014)Listing Courtesy of Compass [New · 2 days agoResidential·Upper West Side, Manhattan ### 2373 BROADWAY #302, New York, NY 10024 2 Beds · 2 Baths$1,675,000●ActiveEstimated Buyer Commission Share*$41,875](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/2373-broadway-302-ny-10024)Listing Courtesy of Brown Harris Stevens Residential Sales LLC [New · 2 days agoSponsor Residence·Residential·Upper West Side, Manhattan ### 221 West 82nd Street #12G, New York, NY 10024 3 Beds · 3 Baths$3,295,000●ActiveEstimated Buyer Commission Share*$82,375](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/221-west-82nd-street-12g-ny-10024)Listing Courtesy of Douglas Elliman Real Estate [New · 2 days agoResidential·East Village, Manhattan ### 521 East 6th Street #5S, New York, NY 10009 2 Beds · 2 Baths$1,125,000●ActiveEstimated Buyer Commission Share*$28,125](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10009/521-east-6th-street-5s-ny-10009)Listing Courtesy of Corcoran Group [New · 2 days agoResidential·Midtown, Manhattan ### 17 West 54th Street #1GH, New York, NY 10019 2 Beds · 2.5 Baths · 1,800 sqft$2,200,000●ActiveEstimated Buyer Commission Share*$55,000](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10019/17-west-54th-street-1gh-ny-10019)Listing Courtesy of Brown Harris Stevens Residential Sales LLC [New · 2 days agoResidential·Yorkville, Manhattan ### 345 East 86th Street #10D, New York, NY 10028 2 Beds · 1 Bath$875,000●ActiveEstimated Buyer Commission Share*$21,875](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10028/345-east-86th-street-10d-ny-10028)Listing Courtesy of Brown Harris Stevens Residential Sales LLC [New · 2 days agoResidential·Flatiron, Manhattan ### 54 West 16th Street #9B, New York, NY 10011 2 Beds · 2 Baths$1,448,000●ActiveEstimated Buyer Commission Share*$36,200](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10011/54-west-16th-street-9b-ny-10011)Listing Courtesy of Compass [New · 2 days agoResidential·Yorkville, Manhattan ### 400 East 84th Street #38B, New York, NY 10028 3 Beds · 3 Baths · 1,625 sqft$3,405,000●ActiveEstimated Buyer Commission Share*$85,125](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10028/400-east-84th-street-38b-ny-10028)Listing Courtesy of Corcoran Sunshine Marketing Group [New · 2 days agoResidential·Yorkville, Manhattan ### 400 East 84th Street #3A, New York, NY 10028 1 Bed · 2 Baths · 983 sqft$1,240,000●ActiveEstimated Buyer Commission Share*$31,000](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10028/400-east-84th-street-3a-ny-10028)Listing Courtesy of Corcoran Sunshine Marketing Group [New · 2 days agoResidential·Lenox Hill, Manhattan ### 340 East 72nd Street #DENTAL, New York, NY 10021 Studio · 1 Bath$499,000●ActiveEstimated Buyer Commission Share*$12,475](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10021/340-east-72nd-street-dental-ny-10021)Listing Courtesy of Brown Harris Stevens Residential Sales LLC [New · 2 days agoResidential·Lincoln Square, Manhattan ### 114 West 70th Street #5-A, New York, NY 10023 3 Beds · 2 Baths$1,485,000●ActiveEstimated Buyer Commission Share*$37,125](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10023/114-west-70th-street-5a-ny-10023)Listing Courtesy of R New York [New · 2 days agoResidential·Jackson Heights, Queens ### 37-27 86th Street #4G, Jackson Heights, NY 11372 2 Beds · 1 Bath · 865 sqft$400,000●ActiveEstimated Buyer Commission Share*$10,000](https://realestaterebatesnewyork.com/buy/newyorkcity/queens/11372/37-27-86th-street-4g-ny-11372)Listing Courtesy of Compass [New · 2 days agoResidential·Yorkville, Manhattan ### 400 East 84th Street #8A, New York, NY 10028 1 Bed · 1 Bath · 745 sqft$1,025,000●ActiveEstimated Buyer Commission Share*$25,625](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10028/400-east-84th-street-8a-ny-10028)Listing Courtesy of Corcoran Sunshine Marketing Group [New · 2 days agoResidential·Murray Hill, Manhattan ### 160 East 38th Street #25H, New York, NY 10016 2 Beds · 2.5 Baths$1,375,000●ActiveEstimated Buyer Commission Share*$34,375](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10016/160-east-38th-street-25h-ny-10016)Listing Courtesy of Douglas Elliman Real Estate [New · 2 days agoResidential·Greenwich Village, Manhattan ### 35 East 9th Street #80, New York, NY 10003 2 Beds · 1.5 Baths · 900 sqft$1,650,000●ActiveEstimated Buyer Commission Share*$41,250](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10003/35-east-9th-street-80-ny-10003)Listing Courtesy of Brown Harris Stevens Residential Sales LLC [New · 2 days agoResidential·Windsor Terrace, Brooklyn ### 651 Vanderbilt Street #1T, Brooklyn, NY 11218 1 Bed · 1 Bath$499,000●ActiveEstimated Buyer Commission Share*$12,475](https://realestaterebatesnewyork.com/buy/newyorkcity/brooklyn/11218/651-vanderbilt-street-1t-ny-11218)Listing Courtesy of Compass [New · 2 days agoResidential·Jackson Heights, Queens ### 35-11 85th Street #6K, Jackson Heights, NY 11372 2 Beds · 1 Bath$480,000●ActiveEstimated Buyer Commission Share*$12,000](https://realestaterebatesnewyork.com/buy/newyorkcity/queens/11372/35-11-85th-street-6k-ny-11372)Listing Courtesy of Compass [Residential·Hudson Yards, Manhattan ### 433 West 34th Street #4FG, New York, NY 10001 2 Beds · 2 Baths$1,250,000●ActiveEstimated Buyer Commission Share*$31,250](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10001/433-west-34th-street-4fg-ny-10001)Listing Courtesy of Compass [New · 2 days agoResidential·Ditmas Park, Brooklyn ### 1818 Newkirk Avenue #6U, Brooklyn, NY 11226 1 Bed · 1 Bath · 959 sqft$489,000●ActiveEstimated Buyer Commission Share*$12,225](https://realestaterebatesnewyork.com/buy/newyorkcity/brooklyn/11226/1818-newkirk-avenue-6u-ny-11226)Listing Courtesy of Daniel Gale of Brooklyn LLC [New · 2 days agoResidential·Greenwich Village, Manhattan ### 101 West 12th Street #9U, New York, NY 10011 Studio · 1 Bath$749,000●ActiveEstimated Buyer Commission Share*$18,725](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10011/101-west-12th-street-9u-ny-10011)Listing Courtesy of Corcoran Group [New · 2 days agoResidential·Carnegie Hill, Manhattan ### 64 East 94th Street #4E, New York, NY 10128 2 Beds · 2 Baths$1,150,000●ActiveEstimated Buyer Commission Share*$28,750](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10128/64-east-94th-street-4e-ny-10128)Listing Courtesy of Christies International Real Estate New York [New · 2 days agoResidential·Carnegie Hill, Manhattan ### 1065 PARK Avenue #23C, New York, NY 10128 1 Bed · 1 Bath$795,000●ActiveEstimated Buyer Commission Share*$19,875](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10128/1065-park-avenue-23c-ny-10128)Listing Courtesy of Douglas Elliman Real Estate *Estimated Buyer Commission Share: up to 1.5% of the asking price, assuming a 3% buyer-side commission of which Régis Roumila shares up to half. The actual amount is based on the commission received at closing and is paid only when Régis represents the buyer under a signed buyer agreement and the purchase closes. It may be paid at closing, as a closing credit or as a price reduction, in a form acceptable to the buyer's lender. Not available where Régis represents the seller. Buyers should consult their attorney and tax advisor. Buyer savings estimates are illustrative only. Actual amounts vary and are subject to transaction terms, lender approval, applicable law and listing-side compensation. RLS IDX Data display by Real Estate Rebate Team LLC. 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. IDX information is provided exclusively for consumers’ personal, non-commercial use and it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All information furnished regarding property for sale, rental or financing is from sources deemed reliable, but no warranty or representation is made as to the accuracy thereof and same is submitted subject to errors, omissions, change of price, rental or other conditions, prior sale, lease or financing or withdrawal without notice. All dimensions are approximate. For exact dimensions, you must hire your own architect or engineer and the number of bedrooms listed is for informational purposes and is not a legal conclusion. Please consult with your own architect or engineer for exact dimensions and legal specifications. 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The cash you need up front is the harder number. Most New York co-op boards require at least 20 percent down and many require 25 or more, a few insist on all cash, and almost all want to see liquid assets left over after closing, often one to two years of mortgage and maintenance payments. Budget the down payment, roughly 2 to 3 percent in closing costs, and a post-closing cushion the board will actually inspect."}},{"@type":"Question","name":"Is it better to buy a co-op or a condo in New York?","acceptedAnswer":{"@type":"Answer","text":"Co-ops are cheaper per square foot, usually by something in the range of a third, and the discount is priced friction rather than lower quality. A board interviews you, reads your finances, sets a minimum down payment and can decline you without giving a reason. Subletting is restricted or banned in most buildings, a flip tax often applies when you sell, and foreign buyers, trusts and guarantors are frequently refused. A condominium has almost none of that: you take a deed, you close, and you can rent the apartment out. If you are buying a primary residence with conventional finances and plan to stay, the co-op discount is close to free money. If you need speed, flexibility or the ability to rent, pay for the condo."}},{"@type":"Question","name":"Do co-op owners pay property taxes?","acceptedAnswer":{"@type":"Answer","text":"Yes, though never directly. The corporation owns the building and receives the tax bill, and shareholders pay their share of it inside the monthly maintenance charge. That is why a co-op maintenance figure looks higher than a condo's common charges for a comparable apartment: the condo number excludes property tax and the co-op number includes it. For income tax purposes shareholders can generally deduct their pro-rata share of the building's real estate taxes and mortgage interest, which is worth raising with your accountant rather than taking from a listing page."}},{"@type":"Question","name":"Do co-ops have maintenance fees, and what do they cover?","acceptedAnswer":{"@type":"Answer","text":"Every co-op charges monthly maintenance. It covers building operations, staff, insurance, the property tax on the whole building and the debt service on the building's underlying mortgage. Two things inside it are worth checking before you offer. The first is what share of the maintenance is the underlying mortgage, because a building that has borrowed heavily is exposed when that loan refinances. The second is the reserve fund, since an underfunded one becomes an assessment on top of maintenance later. Ask for the last two years of increases and the most recent financial statement."}},{"@type":"Question","name":"How does buying a co-op in NYC actually work?","acceptedAnswer":{"@type":"Answer","text":"You make an offer, sign a contract and then assemble a board package: tax returns, bank statements, reference letters, a detailed financial statement and the managing agent's forms. The board reviews it, usually interviews you, and votes. The process routinely adds four to eight weeks to a purchase and the board is under no obligation to explain a rejection. One shortcut exists. A sponsor unit, one still owned by the building's original converter, normally skips board approval entirely and sometimes the financing minimum with it, which is why sponsor co-ops trade at a premium over the rest of the building."}},{"@type":"Question","name":"What is the downside of owning a co-op?","acceptedAnswer":{"@type":"Answer","text":"Three things, in rough order of how often they surprise people. Subletting limits mean the apartment cannot reliably become a rental if your plans change. A flip tax, typically one to three percent of the price or a per-share charge, is deducted when you sell. And a land-lease building, where the corporation rents the ground beneath it rather than owning it, can see maintenance rise sharply when that lease resets, which is why those apartments trade at a steep discount and can be difficult to finance or resell. None of these is disqualifying, but all three belong in the decision before you fall for the floor plan."}},{"@type":"Question","name":"Is it hard to sell a co-op in NYC?","acceptedAnswer":{"@type":"Answer","text":"Harder than a condo, and for structural reasons rather than market ones. Your buyer has to satisfy the same board you satisfied, which removes foreign purchasers, trust and guarantor buyers, anyone heavily self-employed and anyone wanting to put 10 percent down from your pool of prospects. Add the flip tax and the buyer pool narrows again. The closed-sale figures above show what that looks like in practice for the co-ops that did sell: what share closed below the original ask and how long they took to get into contract."}},{"@type":"Question","name":"Are Manhattan co-op prices falling?","acceptedAnswer":{"@type":"Answer","text":"This page covers Manhattan, Brooklyn and Queens together, so it cannot answer that for Manhattan alone, and any site giving you a confident one-word answer is guessing. What it can show is what these 3,350 listings are doing right now: 136 have had a price cut in the past week, and 135 came to market in the past 7 days. Asking prices are the weakest evidence available in any case. The closed-sale card above is the better read, and the Manhattan co-op list is the page to use if Manhattan is the only borough you care about."}},{"@type":"Question","name":"Is there transfer tax on a co-op in New York?","acceptedAnswer":{"@type":"Answer","text":"Yes. New York State and New York City transfer taxes apply to a co-op share transfer just as they do to a deed, and they are the seller's obligation by default. The New York State mansion tax also applies, starting at 1 percent once the price reaches $1 million. What a co-op purchase avoids is the mortgage recording tax, because a co-op loan is secured by shares rather than by real property. That single exemption is worth roughly 1.8 to 1.925 percent of the loan, and it is the main reason co-op closing costs come in meaningfully below a condo's."}},{"@type":"Question","name":"Is there a Buyer Commission Share on a co-op?","acceptedAnswer":{"@type":"Answer","text":"Where the seller agrees to compensate a buyer's broker, we share up to 50% of what we actually receive with you as Savings at Closing. It is not a discount on the asking price and it does not come out of your deposit, so nothing about your offer or your board package is weaker for it. What it requires is a signed buyer agreement and that we are the broker who introduces you to the property."}}]} {"@context":"https://schema.org","@type":"BreadcrumbList","@id":"https://realestaterebatesnewyork.com/buy/newyorkcity/co-ops-for-sale#breadcrumb","itemListElement":[{"@type":"ListItem","position":1,"name":"Home","item":"https://realestaterebatesnewyork.com/"},{"@type":"ListItem","position":2,"name":"Buy","item":"https://realestaterebatesnewyork.com/buy"},{"@type":"ListItem","position":3,"name":"NYC Co-ops","item":"https://realestaterebatesnewyork.com/buy/newyorkcity/co-ops-for-sale"}]} ```