The Market

Advice for buyers looking for NYC condos and co-ops with low carrying costs

By Emily Myers | November 23, 2021 - 9:30AM 

Tax abatements, scaled back amenities, and picking a building with strong financials can help keep carrying costs under control.

Emily Myers for Brick Underground

As apartment prices rise, buyers in New York are increasingly looking at carrying costs as a way to exert some control over the market. High monthlies can affect your debt-to-income ratio, which can in turn impact whether or not your meet the financial requirements of a co-op board or a lender. These payments can't be rolled into your mortgage and if you miss payments you risk a lawsuit and in a co-op, eviction.

If you want lower carrying costs, brokers suggest you look for buildings with tax abatements—developers get incentives from the city to build in a particular area or incorporate more affordable housing in the building—and pass the savings on to the buyer. This will result in lower monthlies initially but it's important to remember these perks do eventually expire.

Another option is to revise your list of must-have amenities or scale them back completely. Also, make sure you understand the financials of a building before you commit to buying. Carrying costs will typically go up over the years but depending on how the building is run—whether it has a healthy reserve fund for example—those increases can vary in size. You want to avoid carrying costs that would overstretch your budget.

We asked brokers what advice they give to clients about carrying costs. 

Buildings with tax abatements

There are fewer buildings with tax abatements than there were a decade ago. Many of these programs have wound down or expired but there are some buildings still offering this perk. You'll find tax abatements in buildings where developers have been offered incentives to build. For example, to encourage the development of downtown Brooklyn, Extell was offered a tax abatement to build the condop Brooklyn Point on city-owned land.

Ari Goldstein, senior vice president of development at Extell, says buyers can use what they are saving every month to afford a bigger mortgage and gain greater purchasing power as a result.

Diana Zhang, a broker at Keller Williams, is working with a family where the parent is paying for the down payment and the adult children will be responsible for the monthly costs. They're interested in Waterline Square, a condo at 30 Riverside Blvd., which comes with a sizable amenities package and has a 20-year tax abatement. 

“Buyers typically think the monthly costs will be expensive. However, the tax abatement changes the entire dynamic. For my buyers in particular, the affordable carrying costs made all the difference, and they were able to get access to all of these incredible amenities and services while staying within their monthly budget,” she says.

A warning though: These tax abatements do expire. Mihal Gartenberg, an agent for Warburg Realty, recommends buyers who are using an abatement to keep costs low have an exit strategy for when taxes ramp up to their full amount. 

"Substantial reserve funds [in the building] can give a buyer a sense of security against monthly assessments, but it’s never a guarantee. The best thing an agent can do for a buyer who is focused on their monthly costs is to find them a home that suits their needs under ordinary circumstances. Any additional discount is then a valuable perk and a surprise," she says. 

Pared-back amenities

Norma-Jean Callahan, a broker at Corcoran, says she typically likes to see monthlies under $3 per square foot, which would include amenities like a full-time doormen, a super that is onsite, maybe a gym, pool, or common outdoor space. Like Gartenberg, she advices buyers to take into consideration the full cost of monthlies when buying.  

"Determine affordability with your lender assuming a normal, fully assessed tax rate, and then pursue a purchase when you understand what you can afford,” she says.

Board management and building size

Given the patterns of increased extreme weather events, a healthy reserve fund is important for the financial health of a building. Although there is no requirement to have these funds, the industry standard is to have three months of maintenance or common charges in reserve to deal with unexpected events like flooding, boiler repair, or roof damage. 

As Gartenberg points out, strong financials can give a measure of reassurance against sudden assessments but carrying costs will inevitably go up over time. 

Kate Wollman-Mahan, an agent at Warburg Realty, says she always advises co-op buyers specifically to review maintenance costs excluding the building’s taxes.

"Occasionally you'll find that one building has four times the tax bill of its neighbor. For example, a corner building on Fifth Avenue will likely pay significantly higher taxes than an adjacent building along the side street. If a building has lower taxes but similar maintenance, that tells you something about the efficiency of the board’s spending," she says.

You'll find this information in the financial reports for the building, Wollman-Mahan says.

"Often boards try to keep maintenance in line with buildings in the area, but there may be significant deviations in the services offered in each building, like the number of staff and taxes. Similarly, if a building has unusually low maintenance and hasn’t increased it in years, it’s likely that this building isn’t keeping up with capital costs for building maintenance. Maintenance must be reviewed within the context of building services, taxes, and capital investments all of which can be found in the building’s financial reports," she says. 

Keep in mind, smaller buildings with fewer residents will typically have higher monthly costs because there are fewer residents to share the financial burden of capital improvements. What can balance this out is that a smaller building will typically have fewer amenities. 

Don't be duped by high tax deductions on maintenance

You may be aware that a percentage of your maintenance in a co-op is tax deductible. The amount varies by building and apartment and Vickey Baron, a broker at Compass, says a 70+ percent tax deductibility would raise eyebrows for her. 

"Think about your own personal taxes—if you are getting all the write-off it’s because you are spending a lot of money. If, say, you are getting 73 percent deductibility, that means the building probably has a large underlying mortgage with a high interest rate. If you see no underlying mortgage and strong financials you may see a lower tax deductibility, say 36 percent," she says.

 
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