Help & Frequently Asked Questions
Straight answers to the questions buyers and sellers actually ask us — including the ones most brokerages would rather field over the phone.
Buying
Do I need to be pre-approved before viewing?
Not to view. For most listings we ask for proof of funds or a lender pre-approval before submitting an offer, because a seller will ask for it and an offer without one is usually set aside. Getting it done early costs you nothing and puts you in a stronger position.
Can I buy without an agent of my own?
Yes, but understand what you are giving up. If you deal directly with the listing brokerage, that brokerage represents the seller — it owes them loyalty on price and terms, not you. It must still be honest with you and disclose known material defects. Our Licensing & Disclosures page explains agency in full.
How long does a purchase take?
From accepted offer to closing, typically 30 to 60 days with financing, and as little as two to three weeks for an all-cash purchase. Title issues, appraisal shortfalls, and co-op board approval are the usual causes of delay. We will give you a realistic timeline for your specific transaction rather than a generic one.
Should I waive the inspection to make my offer stronger?
We will never advise you to. In a competitive market there are better levers — a larger deposit, a shorter financing contingency, flexibility on closing date. Waiving inspection transfers an unknown and potentially very large liability to you in exchange for a marginal improvement in how your offer reads.
What is the difference between a condo, a co-op and a townhouse?
With a condominium you own your unit outright plus a share of common elements, and resale is generally straightforward. With a co-operative you own shares in a corporation that owns the building, with a proprietary lease on your apartment — the board can reject a purchaser, financing is more restricted, and resale takes longer. A townhouse is usually fee simple ownership of the structure and the land beneath it. The differences materially affect price, financing and how quickly you can sell.
Costs and fees
What will I pay beyond the purchase price?
Budget for closing costs of roughly 2–5% of the purchase price. These typically include lender origination and appraisal fees, title search and title insurance, attorney fees, recording fees, transfer taxes where applicable, and prepaid property tax and insurance. In New York, buyers of condos and townhouses above certain thresholds may also owe mansion tax. We will give you a written estimate before you commit, not after.
Who pays the brokerage commission?
It is negotiable, and since the 2024 NAR settlement it must be agreed in writing in advance. Historically the seller paid both sides out of the sale proceeds; that is no longer automatic. We agree our fee with you upfront, in writing, and we disclose any compensation we would receive from any other party. See Licensing & Disclosures.
Do you charge for a valuation or a first meeting?
No. Valuations, market appraisals and the first conversation are free and carry no obligation.
Selling
How do you price a property?
From comparable sales that have actually closed, adjusted for condition, aspect, floor level and finish — not from asking prices of unsold competition, which tell you what sellers hope for rather than what buyers pay. We will show you the comparables we used. If our figure is below what you hoped, we will tell you that before you list, not three months into a stale listing.
What do you spend on marketing, and who pays?
We pay. Professional photography, floor plans, video where the property warrants it, and syndication are funded by the firm as a cost of taking the instruction. You are not invoiced for marketing and we do not ask for an upfront marketing fee.
Am I required to disclose defects?
Generally yes, and you should. State law imposes disclosure obligations on sellers — New Jersey requires disclosure of known material defects, and New York provides for a property condition disclosure statement with a credit to the buyer in lieu. Concealing a known defect is the fastest route to litigation after closing. We will tell you what must be disclosed and advise you to disclose more than the minimum.
Agency and representation
When does someone become my agent?
Only when you sign a written agreement. Talking to us, viewing a property, or receiving listing information does not create an agency relationship. Until that agreement exists, do not tell any agent your maximum price or your motivation — including us, if we represent the seller.
Will you represent both sides of my transaction?
Only with your informed written consent, and we will always disclose it first. You may refuse, and if you do we will arrange separate representation. Dual agency is lawful but structurally compromised — see Licensing & Disclosures.
Using this website
Is the information on listings guaranteed?
No. It is compiled from sellers, co-operating brokerages and public records, believed reliable but not verified by us and not warranted. Square footage, lot size, taxes and school assignment should all be independently confirmed. Our Terms of Use set this out in full.
Do I need an account to enquire?
No. There is no account, no password and no registration wall. Send an enquiry and a person responds.
I use a screen reader and something is not working.
Please tell us — reports from people using assistive technology are more useful than any audit. We aim to acknowledge within two business days. See our Accessibility Statement.
Privacy and data
Do you sell my information?
No. We make money on brokerage commission, not data. You can still opt out of analytics and marketing cookies at any time via Your Privacy Choices.
How long do you keep my enquiry?
Up to twenty-four months if it does not proceed. Transaction records are kept longer because licensing and tax rules require it. Full detail in our Privacy Notice.
Can I ask you to delete my data?
Yes, and we will, except where we are legally required to retain it. Ask via Your Privacy Choices and we will respond within forty-five days.
Still stuck?
If your question is not answered here, ask us directly. A person reads every enquiry — there is no bot in front of this.