It depends on the specifics an internet estimate cannot see: for a co-op, the line, the floor, the maintenance, and the flip tax; for a house, the block and its condition; for a two to four family, the income. We pull the closed sales that genuinely compare and give you a range you can defend, with the sales behind it. Start with an instant estimate on our home value page, then let us give you the real number.

Many Bay Ridge co-ops charge a flip tax, a fee paid to the building when an apartment sells. It is set by your building, not by law, and varies widely: a flat amount, a percentage, or a per share figure. It comes out of your proceeds, so we tell you what your building charges before you list, as part of a written estimate of what you will actually net.

Time on the market depends on price and the building. Once you have an accepted offer, a co-op with financing commonly runs about 60 to 90 days to closing, because the board package and interview sit in the middle. Condos and houses generally move faster, with no board step. We prepare the board package with you so it does not stall.

Yes, and it is common here. The leases transfer with the building, which affects both the price and who buys it: an investor may prefer it tenanted, an owner occupant usually needs a unit vacant. Access for showings has to be handled lawfully, and we do that directly with the tenants so you are not in the middle of it.

Commissions are not set by law and are fully negotiable. Beyond the brokerage fee, sellers generally encounter attorney fees, New York City and State transfer taxes, and, for a co-op, a flip tax and move out fees set by the building. We give you a written estimate of your net proceeds before you list, so there are no surprises at closing.

No. Our agents sell houses, two to four families, mixed use buildings, co-ops, and condos, and houses and small apartment buildings are more than half of what we sell by dollar volume. Bay Ridge is not only apartments, and we do not price or market it as if it were.