NYC Apartment Market: Condos and Co-ops

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2010-02-19T13:13:00.000-08:00

NYC Apartment Market has Relocated!

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Gov. Paterson wants to impose mortgage tax on Co-ops

2010-02-12T13:16:00.000-08:00

Governor Paterson wants to impose the NY state mortgage recording tax on Coops. Coops have been exempt from the state mortgage tax because coops are not considered "Real Property" they have been considered personal property.  Prior to 1989 coops were exempt from transfer taxes. Until a few years ago coop sales were private and not in the public records.  Financing a coop is technically not a mortgage but a coop loan. Coop owners purchase shares in a corporation that owns the building. Coop shareholders have a proprietary lease.  Current mortgage tax on condos and houses are between 2% and 2.175% depending on the mortgage amount. Below $500,000 or above $500,000. All purchases above $1 million are also subject to a 1% mansion tax.  If this new tax is approved most of the revenue will go to NYC. It may have an adverse effect on the value and sale prices of coops.  

If you've been thinking about buying a coop and need financing, Now Is the Time before this new mortgage recording tax for coops is implemented. Contact Alfred Real Estate Today.

4th Quarter 2009 Market Report

2010-02-12T09:50:00.000-08:00

Courtesy of Alfred Real Estate

News Update

2010-02-12T08:38:00.000-08:00

Freddie Mac: Mortgage interest rates fall below 5 percent for third week this year

Thirty-year mortgage interest rates fell below 5 percent for the third week this year, according to a Freddie Mac survey released yesterday. For the week that ended Feb. 11, the 30-year fixed-rate mortgage had an average 4.97 percent rate, down from 5.01 percent for the week earlier and from 5.16 percent for the same week last year. The 15-year fixed-rate mortgage was down to 4.34 percent from 4.40 percent during the week-ago period and 4.81 percent in the year-ago period. Five-year Treasury-indexed hybrid adjustable-rate mortgages averaged 4.19 percent, down from 4.27 percent last week, while their one-year counterparts were up to 4.33 percent from 4.22 percent one week ago. The drop in interest rates on fixed-rate mortgages "helps a number of homeowners to refinance their existing housing debt," said Frank Nothaft, vice president and chief economist at Freddie Mac, noting that the latest survey from the Mortgage Bankers Association found that more than two-thirds of mortgage applications have been for refinancing since the start of 2010. "In mid-June of last year, for example, 30-year fixed-mortgage rates topped nearly 5.6 percent. Currently, the monthly payments would be almost $77 per month lower on a $200,000 loan balance."

Existing home sales rise nationwide

Existing home sales rose in 48 states and the District of Columbia during the fourth quarter of 2009, according to a National Association of Realtors survey released today, with 32 states seeing increases in the double digits from the third quarter. Forty-nine states and D.C. saw sales rise year-over-year from their levels in the fourth quarter of 2009. Nationwide, total sales rose to a seasonally adjusted rate of 6.03 million single-family and condo units, thirty-two percent of which were distressed property units. The median single-family price was $172,900, a 4.1 percent drop from the fourth quarter of 2008. The nationwide number represents a 13.9 percent increase from the third-quarter 2009 figure of 5.29 million and a 27.2 percent rise from the 4.74 million sales registered for the year-ago period. "The surge in home sales was driven by buyers responding strongly to the tax credit combined with record low mortgage interest rates," said Lawrence Yun, NAR's chief economist, in a statement.

Contact Alfred Real Estate Today.

Manhattan’s Unique Style Lures Overseas Buyers

2010-02-08T11:09:00.000-08:00

New York is one of the most desirable cities to visit on earth. From partying and posing, to shopping and star searching, there are unlimited factors of the city’s appeal. But does the property market have equal dazzle?

The answer is absolutely. Britons buying in the Big Apple look to Tribeca (the Triangle Below Canal Street), where artists discovered loft living in the Sixties, and SoHo (South of Houston Street), where the landscape has a European feel with cast-iron balconies and low-rise blocks built to house Italian immigrants arriving in the 19th century.

There is also Chelsea, a popular artistic and gay quarter, with loft buildings and brownstone family houses, and the legendary bohemian area of Greenwich Village. Prime Manhattan real estate close to Central Park attracts the wealthiest of buyers. And the prices are reputedly the lowest they will go.
"Prices are still down from a year ago, but they're improving. Unemployment has risen, but New York's labor market has been more resilient than the national average," says Walter Molony, of the National Association of Realtors, an umbrella body representing estate agents in America.

He forecasts the city's prices are likely to hold up - and possibly rise in the near future - because the number of new homes being built in NYC is a whopping 88.5 per cent below the long-term average.

Developers feel the same. In an interview for financial TV service Bloomberg, Barry Sternlicht - head of the Starwood firm, which specializes in building new apartments - says homes in his firm's new scheme at Battery Park are "selling like hot cakes".

Unlike many cities, where low cost wrecks are a thing of the past, New York has plenty of what Americans call 'fixer uppers' - old former industrial properties ripe for turning into homes. The Garment District on Manhattan's West Side still has plenty of examples for those wanting a renovation project.

New York estate agents also tip Washington Heights for price growth and, just across the Hudson in New Jersey, there are good-value homes to be found in the commuter town of Hoboken - popular with many British professionals who work in Manhattan.

One of the most dense, buzzing urban centers in the world, New York consists of five boroughs - The Bronx, Brooklyn, Manhattan, Queens and Staten Island. There are about 10 million residents across the city. The wider commuter area, stretching into New Jersey, has another 12 million.

And with prices as low as they are likely to go, this might be just the time to take a hearty bite of the Big Apple.

Celebs make NYC a Home away from Home

British-born actress Kim Cattrall has a Manhattan pad - appropriate enough, given her role as Samantha in Sex And The City. Close by are the homes of Coldplay’s Chris Martin and his wife Gwyneth Paltrow, and American heiress Nancy Shevell, girlfriend of Sir Paul McCartney. Harry Potter star Daniel Radcliffe is reported to have no fewer than three New York homes - and he’s only 20.

But thousands of other Britons live in more modest New York properties - and there is a vast infrastructure to help them settle in. The most famous hang-outs for expatriates include Soho House, a private members’ club and hotel in the grungy Meatpacking district, and the Red Lion pub, a live music bar based in Bleecker Street. There is also Tea & Sympathy, a restaurant and shop in Greenwich Village. It serves a full English breakfast, roast beef at lunch time and cucumber sandwiches for tea. Devon fudge, Hob-Nobs and videos of vintage TV sitcoms are on sale in the shop, which was founded 20 years ago by Nicky Perry, from Eltham, London. Kate Moss and Rupert Everett are regulars, and Davina McCall calls it ‘my favorite place in New York’.

Contact Alfred Real Estate Today

Apartment prices show annual decline for the first time in 13 years

2010-02-08T08:04:00.000-08:00

The aughts saw more price appreciation than the 1980s or 1990s; number of sales drop for past two years.

Market reports released last week depict the spectacular rise of home prices over the past decade, but also the abrupt arrival of the real estate slump in Manhattan.

In 2009, Manhattan co-ops and condos saw year-over-year declines for the first time since 1996. The average 2009 apartment sold for $1.39 million, down 12.5 percent from the previous year. The median price dropped 11 percent to $850,000 from 2008, while the average price per square foot sank 14.2 percent to $1,073.

Other areas of the country have seen real estate activity and prices decline gradually over the past few years, but the Manhattan real estate market was still booming until the Lehman Brothers collapse in the fall of 2008. In fact, Manhattan prices set new records in 2008. That year, the average sale price of a Manhattan apartment reached a new ever high of $1.59 million, while the median was $955,000 and the price per square foot was $1,251, according to the report.

The number of sales sank 27.9 percent to 7,430 in 2009, from 10,299 in 2008 and 13,430 in 2007.
In 2009, the median sales price of a Manhattan co-op or condo surged 113 percent from $399,000 in 2000, reports say, while the average sales price climbed 96 percent from $710,778. In 2000, the average price per square foot in Manhattan was $522, about half of what it was in 2009.

The aughts saw more price appreciation than either of the two prior decades. The average sale price increased 96 percent throughout 2000s, but it grew only 26 percent in the 1990s.

One reason for the dramatic price increase was the mid-2000's construction boom of new condominiums. In 2000, co-ops represented 60 percent of the units that changed hands, but in 2009, that percentage had shrunk to 46 percent, while condos made up 54 percent. Co-ops still represent about three quarters of the total housing stock in Manhattan.
Because of the new construction, Manhattan's housing stock is more luxurious than it was a decade ago. Easy credit and speculation also helped fuel rising price in the last decade, even in the face of 9/11 and two recessions.

In addition, New York City itself was transformed during the late 1990s and 2000s as crime rates fell. Manhattan's enhanced reputation for safety has made it more desirable to foreign buyers, who in turn helped drive up real estate prices. The run-up in prices can also be attributed to the expansion of Wall Street during the 2000s.

Areas that saw the most price appreciation over the past decade were what brokers called "fringe" neighborhoods like Harlem. For example, the average sales price of a co-op or condo in Upper Manhattan (north of Central Park) in the year 2000 was $170,332, a figure that shot up 204 percent to $519,169 by 2009.

More established neighborhoods also saw prices rise, but not to the same extent. For example, the average price of an Upper East Side co-op rose 110.2 percent to $1.49 million in 2009 from $710,299 in 2000. Condo prices in the same neighborhood grew 100 percent to $2.11 million from $1.06 million in 2000.

An anomaly in the report was Battery Park City, which saw its prices quadruple as new condos were built with much larger units than had been found in the area in the past.

Meanwhile, townhouses saw a slow-but-steady appreciation over the decade, though their prices are also down from 2008.

The average sales price of Manhattan townhouse (defined as a one- to five-family home, delivered vacant) was $5.01 million, down 32 percent from a record $7.37 million in 2008 and up 51.6 percent since 2000. The median sales price was $3.4 million in 2009, down 31.2 percent from a record $4.99 million in 2008, and up 37.2 percent from 2000.

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Upper West Side Open Houses Draw Crowds

2010-01-29T12:52:00.000-08:00

Despite the rain, cold and dreary weather open houses were mobbed this week on the Upper West Side of Manhattan. Buyers are entering the market and they are buying. One pre-war 2 bedroom condo priced at $1,399,000 had about 40 people just 15 minutes after it opened.

About 30 people were at the 2 bedroom 2 bath apartments on the third floor of a post-war full service luxury building. One 2 bedroom condo that came on the market the beginning of the week at $1,150,00 is already in contract and the second open house was canceled. Many realtors planning on taking buyers back to see popular homes for a second time are too late. There is very little inventory in the $1M to $1.4M range.

What does it mean? Is it the Wall Street bonuses? Have we bottomed? Last weeks sell off in the stock market? Is New York the last market to decline the first to recover? We haven't had many foreclosures or sub-prime mortgages. The collapse of Lehman Brothers was what caused our market to decline. Prices are still down from a year ago but there is sales activity.

It's not about tax credits in this price range. Even first-time buyers looking at $1M+ apartments tend to have higher incomes than $125,000 single or $250,000 combined. The $6000 tax credit for current home owners is capped at an $800,000 purchase.

While there are all kinds of reports and gloomy economic studies, high unemployment and a poor national economy, we have to be honest about what we see. There are a lot of people with a lot of money buying real estate in Manhattan.

Contact Alfred Real Estate Today

Manhattan Market May be the First to Rebound

2010-01-29T08:40:00.000-08:00

According to industry experts, New York City's real estate market will recover ahead of other areas of the country, and perhaps by the end of the year. Many believe that most of New York's overbuilt office space inventory will finally be absorbed in 2010. What's more, distressed properties will become available through deals or foreclosure sales. Furthermore, developers will have the opportunity to begin repositioning themselves as land, construction and renovation costs drop to more reasonable levels.

The Urban Land Institute warns that New York will see vacancy rates skyrocket into the mid teens, office rents plummet 40% and co-op prices drop 25% in its 2010 market forecast. But it also says "New York offers savvy investors opportunity and more affordable costs over the long term."

Experts bet that New York will recover before other areas of the country because in his view, the region didn't indulge as much in over-development as did places like Las Vegas and Miami. The high construction costs and the wherewithal needed to obtain all the necessary permits prevent many speculators from coming in and developing properties in Manhattan.

Those barriers give well-financed industry players an advantage during times of crisis like now. Since many companies resisted buying properties or starting new projects when the market was peaking between 2005 to 2008, they did not become loaded down with debt. Nor are they stuck owning properties that are now worth significantly less than they were just a few years ago.

When looking at investment opportunities, residential is the healthiest area of real estate because the need for housing is perpetual. Commercial, which will benefit when jobs return, is the next strongest area, followed by hotel, which is benefiting from strong tourism. As prices continue to drop in 2010, individuals should look for opportunities to buy property in Manhattan at a discount while they can.

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NYC Property Taxes Will Increase July 1st

2010-01-20T10:16:00.000-08:00

The Department of Finance released a tentative assessment for all residential and commercial properties for fiscal 2011, which begins July 1st.

While property values may have dropped, according to the city, the total market value of property in NYC, including new construction rose 0.12% to $796 billion. NYC taxes properties based on assessed value. Assessed value can rise even if market value declines.

Market values for coops and condos rose 4.04% and assessed values increased 5.09%. NYC Coops and condos are valued as if they were rental properties that generate income. Property values lag two years. Fiscal 2011 assessment is based on 2008 data. The Finance department will publish final assessment values on May 25th. The final assessment will be used to calculate property taxes for fiscal year 2011.

For more information, visit nyc.gov/finance

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Baby Boomers: The New Buyers

2010-01-20T08:31:00.000-08:00

While baby boomers largely disappeared from the city's real estate market in the wake of the financial crisis, experts say this key demographic is now becoming active again. By 2030, Manhattan's population of people aged 65 and older is expected to surge nearly 60 percent as the baby boom generation ages.

Falling prices are beginning to stabilize, and many of the city's boomers are now putting their large apartments and townhouses on the market as they look to downsize to one- and two-bedroom homes. Suburban empty nesters are also reentering the market with plans to retire in the city, trading in their large, labor-intensive houses for apartments rich in services.

The preferences of these buyers and sellers have already begun to shape the market in some neighborhoods and buildings and will increasingly sculpt the next wave of real estate sales.

The term 'baby boomers' refers to anyone born between 1946 and 1964, during the explosion of more than 77 million births that followed World War II. As the oldest of this generation approaches retirement, the number of people over 65 in Manhattan is projected to rise to 295,000 by 2030, up 57.9 percent from 2000, according to city data.

Many boomers are looking to retire in urban settings, for at least part of the year, rather than decamping to warmer climates, according to Paul Bishop, the vice president of research at the National Association of Realtors, which published a 2006 study called "Baby Boomers and Real Estate."

"Boomers are looking to move back into an urban setting after years in the suburbs," said Bishop, noting that cities like New York are attractive because they offer easy access to public transportation, health care, culture and restaurants.

Heavy losses in home equity and their stock portfolios caused boomers to largely disappear from the New York City real estate market after the financial crisis of 2008.

The number of baby boomers buying and selling homes in the city will only grow in years to come, brokers said.

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New York City to Receive $20 Million in Stimulus Funds

2010-01-15T09:07:00.000-08:00

City Will Use Funds to Assist Homebuyers, Purchase and Renovate Foreclosed Units and Develop Vacant Sites   

U.S. Department of Housing and Urban Development (HUD) has awarded more than $20 million in Recovery Act funding to the New York City Department of Housing Preservation and Development under HUD's Neighborhood Stabilization Program 2.  

The grants were awarded competitively to applicants who developed the most innovative ideas to address the impact of the foreclosure crisis on local communities while demonstrating they have the capacity to be responsible stewards of taxpayer dollars. The City will use the funds to buy, renovate and resell foreclosed properties in the most-affected neighborhoods to low- and moderate-income families.

  In addition to the award to HPD, two other New York City housing agencies received NSP funding in Round 2: Habitat for Humanity New York was awarded $10.5 million and Community Builders received an award of $5.5 million.

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Fourth Quarter Market Reports: Home sales market revival, or another dip on the horizon?

2010-01-08T08:48:00.000-08:00

According to fourth-quarter 2009 market reports released by the city's major brokerages today, a jump in sales activity has slowed the decline in the Manhattan real estate market. However, experts have not ruled out the possibility of a double-dip in prices.   

Sales activity jumped and inventory shrank in the fourth quarter, the reports show, though prices were still far below 2008 levels. Experts attributed the positive signs to low interest rates, pent-up demand from a slow winter, and falling prices.   

While prices in the Manhattan market have declined an average of 25 percent from the peak of the market, fourth-quarter reports show that average apartment prices dropped between 9 and 19 percent from the same period last year.

The average sales price of a Manhattan apartment was $1.296 million, falling 12.7 percent from $1.485 million in the fourth quarter of 2008, and slipping 2.1 percent from the third quarter of 2009, according to the report by Elliman, the city's largest brokerage.   All of the brokerages reported a significant increase in activity both from 2008 and the third quarter. There were 2,473 closed sales in the fourth quarter of 2009, up 8.4 percent from 2,282 in the prior-year quarter and 10.9 percent from 2,230 in the third quarter.

The listings Web site Streeteasy.com recorded over 3,800 real estate closings in the fourth quarter of 2009, an increase of 28.6 percent from 2,990 closings in the fourth quarter of 2008 and 17.6 percent more than the third quarter. The site found that the average price of an apartment in Manhattan was $1.327 million, down 7.8 percent from the prior-year quarter but up 2 percent from the third quarter.

  "The rate of descent in prices has slowed down," said Sofia Song (formerly Sofia Kim), vice president of research at Streeteasy and the author of the report. "The numbers are less drastic this quarter."   The reports also showed fewer apartments available for sale. There were 6,851 listings for available homes in the fourth quarter, Elliman found, some 24.6 percent less than 9,081 in the prior-year quarter.   Low interest rates, pent-up demand from a slow winter, and falling prices buoyed the market, real estate pros said.

While experts took the reports as a sign of a healthier real estate market, they cautioned that a double-dip in prices may be on its way, especially with interest rates expected to rise and the first-time homebuyer tax credit scheduled to expire in the second half of 2010. Experts expect that we may have a rise in prices in the first half of the year, and a declining trend in the second half, noting that unemployment is expected to continue rising through much of 2010, bringing with it more foreclosures.

Take advantage of the current buyer’s market while you still can. Contact Alfred Real Estate today.

News Update

2010-01-08T08:33:00.000-08:00

Mortgage Rates Drop in First Week of January

After steadily rising for the month of December, the 30-year fixed-rate mortgage averaged 5.09% for the week ending January 7, down from last week's 5.14% average. The mortgage averaged 5.01% a year ago. Fifteen-year fixed-rate mortgages averaged 4.50%, down from 4.54% last week and 4.62% a year ago.

“Current interest rates for fixed-rate mortgages are just about at their annual average for 2009, while ARM rates are considerably below their averages for last year," said Frank Nothaft, Freddie Mac chief economist, in a news release. ARM rates will rise as the economy strengthens and the Federal Reserve decides to raise its overnight target rate, Nothaft added. "However, the federal funds futures market does not anticipate any Fed action until the second half of 2010."

Apartment Rents Down in Fourth Quarter 2009

In New York City, the vacancy rate improved by 0.1 percentage point for the second straight quarter, but around 60% of rental buildings dropped their rents in the fourth quarter from the previous quarter. Effective rents, including concessions such as one month of free rent, fell 5.6% in New York in 2009.

Thanks to falling home prices and record low mortgage rates, it now costs less to own than it has in the past decade on a mortgage-payment-to-rent basis. But falling rents throughout the country are expected to offset some of the recent improvement in affordability, making renting more attractive than owning in some US markets. Low prices have made Manhattan a buyers market over the past few months, so take advantage of this opportunity to buy a new home while the market is still on your side.

Contact Alfred Real Estate today.

Co-op Boards Making (Small) Compromises

2009-12-17T12:35:00.000-08:00

Co-op boards are starting to become slightly more flexible in light of the market. It looks like 2010 is going to be another challenging year for the real estate industry, and a growing number of brokers urging co-op boards to consider broadening their pool of acceptable buyers—and it appears to be working. Some of the boards are actually starting to bend, and this could help boost co-op sales in 2010.

With sales volume so far down from the peak of the market, sellers often have to waiting for months to find a buyer, only to see that buyer rejected. Boards are starting to believe that to enable shareholders to get the maximum price for their apartments they have to be a little more flexible with regard to the buyers. The current economic climate has made boards more wary of the financial situation of buyers, so in return some brokers have convinced boards to ease up on allowing compromises on pet policies and pied-à-terres.

Boards are, of course, still insisting that potential shareholders have steady jobs and plenty of cash. In addition, they are less likely to accept residents who are self-employed or whose incomes fluctuate from year to year. Even with more willingness to compromise, boards will only make exceptions for extremely well-qualified candidates.

Contact Alfred Real Estate today.

Tenants of Rent-Stabilized Apartments: The Newest Homebuyers?

2009-12-17T10:17:00.000-08:00

Rent-stabilized tenants appear to be the newest addition to the ranks of new homebuyers. In New York City, nearly 70 percent of the population rents — about double the rate for the rest of the country. Most New Yorkers don’t take the decision to rent lightly. However, since home prices in New York have dropped as much as 30 percent since the height of the real estate boom, even people who are paying way under market rates for their rentals are venturing into the housing market.

The Times' lead-off anecdote is a retired school teacher who is trading a $725/month East Village studio for a $305,000 studio in a doorman building on the Upper West Side. Even though he and other buyers making the transition from stabilized renting to owning will end up paying more than they do now, most are certain it beats renting at market-rate.

Those who decide to leave rent-stabilized apartment know that they will probably wind up paying more, but they have some very compelling reasons for leaving the security of their rented abodes. Some have the desire to upgrade to a nicer building or a larger space while others give up size for the experience of owning. There are some who make the move because they know that their rents will soon head into market-rate territory anyway. Despite sharing other secondary motives, their main incentive is sales prices that have been heftily discounted and mortgage rates that are hovering enticingly low at around 5 percent.

Market experts say there is a chance that prices may drop slightly over the next quarter, however now is probably as good a time as ever to buy. Even if buyers aren’t getting a rock-bottom price, prices have come down substantially and buyers will get a good, reasonable deal at very low mortgage rates.

Contact Alfred Real Estate today.

Manhattan Real Estate Abbreviations

2009-12-10T10:59:00.000-08:00

Most real estate listings use abbreviated terms for features in an apartment. Below are helpful definitions of the most frequently used terms.

4B/2B Four bedrooms and two bathrooms. Bedroom usually means a sleeping area with a window and a closet, but the definition may vary in different places.

Full bathroom Is a room with a toilet, a sink and a bathtub.

Three-quarter bathroom Has a toilet, a sink and a shower.

Half-bathroom or powder room Has only a toilet and a sink.

Balc Balcony

Classic 6 The term ‘classic’ generally refers to a prewar apartment building and the number 6 to the number of rooms. In other words, a classic six is a prewar apartment with six rooms: living room, formal dining room, kitchen, plus two full sized bedrooms, and a smaller third bedroom typically referred to as the maid's room.

Classic 7 A prewar apartment with seven full rooms (one additional full sized bedroom more than a classic six)

Classic 8 A prewar apartment with eight full rooms (two additional full sized bedrooms more than a classic six)

Cookie Cutter A real estate term for a congenial apartment found in most modern buildings.

DCRFPL Decorative fireplace (non functional)

DK Deck

DRMN Doorman

DUP Duplex

D/W Dishwasher

F2C Floor to ceiling windows.

FDR Formal dining room

Fixture Anything of value that is permanently attached to or a part of real property. (Real estate legally is called real property, while movables are called personal property). Examples of fixtures include, installed wall-to-wall carpeting, light fixtures, window coverings, landscaping and so on. Fixtures are a frequent subject of buyer and seller disputes. When in doubt, get it in writing.

FRBO For rent by owner

FRPLC, FPLC, FP Fireplace

Galley Kitchen A full kitchen in which there are two sides, and one would walk through the center

GAR Garage

GARD Garden

GUAR Guarantor

GRMET KIT Gourmet kitchen

HDW, HWF, HDWD Hard Wood floors

HI CEIL High ceilings

JR1 A studio apartment with a sleeping alcove

JR4 A one bedroom apartment with a separate dining room or dining alcove

NR BST SCHLS Near best schools

Pass Thru Pass through window in kitchen to dining room or living room (typically found in galley kitchens)

P.T. DRMN Part-time doorman

Pullman Kitchen A once popular method of space saving, it resembles a closet at first glance. Behind the doors, are two burners, a small sink and usually, a mini refrigerator.

PWDR RM Powder room or half bath

Terrace A private outdoor space, typically larger than your everyday balcony.

Tri Triplex

UPR Upper Floor

VW, VU, VWS, VUS View(s)

WALL OK Pressurized walls are permissible for conversion

WBRFPLC Wood burning fireplace

W/D Washer/Dryer

Contact Alfred Real Estate today for exclusive luxury properties in Manhattan.

Buyer Competition on the Rise

2009-12-10T08:03:00.000-08:00

Over the past year or so, buyers looking to invest in Manhattan real estate have had the upper hand over sellers. With transactions virtually frozen in the wake of last year's collapse of Lehman Brothers, sellers grew alarmed, dropping prices and offering incentives to tempt purchasers.

Now, for the first time since the collapse of the market, many market experts are speculating that this heyday for buyers may be nearing its end—or that at least their advantage is shrinking.

More buyers—especially those who hesitated to buy during the financial crisis—are now searching for bargain prices as the stock market recovers and prices drop.

“Brokers are starting to notice more competition,” says Dan Babush, founder of Alfred Real Estate. “Now that prices are at an all time low, buyers who had been patient are stepping back into the game.”

Upper West Side broker Babush has noticed a large number of buyers looking for "classic six" apartments priced under $1.5 million. The sudden interest in these properties has resulted in multiple bids for this type of property. In response, sellers of these well-priced apartments no longer have to negotiate as much.

Another sign that buyers might be losing the upper hand is home seekers have started to complain about lack of inventory. The demand for Manhattan homes is extremely high, and the inventory cannot match it. Trying to find homes in the most desirable neighborhoods has become very competitive.

There's one major stipulation to all of this: Unlike in the boom, overpriced homes simply don't sell. Appropriate pricing brings the best results, and with the market still offering some of the lowest prices in decades, apartments priced within that range generally sell in a matter of weeks.

The new development market is also starting to see inventory drop as the supply of new projects dries up. These developments have gotten a boost in sales from international buyers who are showing a renewed interest in the city, prompted by low prices.

As a result of all these factors, homeowners who had avoided putting their homes on the market are having a change of heart. Brokers are being contacted by sellers who are contemplating selling their homes sometime in the near future. With open houses being packed the past month or so, sellers are gaining confidence that there will be an interest in their home.

The Manhattan Market for Foreign Investors

2009-12-04T11:43:00.000-08:00

This week Jonathan Miller from Miller Samuel Inc. looked at Manhattan through the eyes of European buyers who were buying property in droves a few years ago.

He charted median sales price (black line) against median sales price adjusted for the difference between the Euro and the US Dollar (red line). The gray columns show the percentage difference between the Euro and the US Dollar at the end of each quarter.

The spread remains wide compared to a few years ago, when all those foreign investors were active in the market.

The weak dollar and the spread between various currencies remains a compelling economic force for those who can afford to buy in Manhattan. With the addition of prices being at the lowest point in decades, now is the time for foreign buyers to invest in Manhattan real estate.

Other news from the Real Estate market indicates that now is the time to invest. For example, mortgage rates are at their lowest point in years. In addition, the stimulus first home buyer tax credit has been extended to April 2010, giving first time buyers more incentive to take advantage of this market.

Foreign investors: Take advantage of the market today. Contact Alfred Real Estate.

The Buyer's Guide to Preparing a Board Package

2009-12-04T08:46:00.000-08:00

When purchasing a co-op apartment, you will be required to complete a purchase application and assembling a board package—a comprehensive presentation of financial documents and references. The main purpose of the board package is to guarantee the corporation of your financial ability to support the apartment and to give them confidence that you will be a “cooperative” shareholder and welcomed member of their community.

Each co-op has its own set of requirements and application forms, which Alfred Real Estate will obtain for you from the managing agent of the building. The package will most likely consist of:
Purchase Application: This should be typed. Fill in all blanks and answer all questions (fill in “not applicable” when necessary).

Credit Release Form: This allows the managing agent to obtain a credit check for each applicant.

Financial Statement: This is a statement of all assets and liabilities and supporting documents. The sums on the statement must reconcile with the attached supporting documents. Every item on the statement (except personal property) must be documented. Don't forget to add earnest money (deposit on contract) in the asset column.

Reference Letters: You will be asked to provide a combination of personal and business reference letters. It is through these letters that the board will attempt to get to know you. Have your friends and associates write positive things about you-but also include some basics: How long have they known you? How did you meet? Why do they think you will make a great addition to the community? If they live in a co-op or have served on the board at their building, it is a good thing to mention. Letters should be addressed to the Board of Directors, on letterhead and with their contact information.

Tax Returns: Most co-ops require two years' worth of tax returns including all schedules and W-2 forms.

Landlord Reference: This verifies your prompt payment of rental or maintenance charges.

Bank Reference Letter: Just ask a banker at your local branch. They do this all the time and will know what you are talking about.

After you've gathered together all your documents, your agent at Alfred will have them copied and submitted to the managing agent for you. As a rule, if you are applying for a mortgage, managing agents do not accept any papers without a written commitment letter from the bank.

Mortgage Rates in U.S. Drop to Record Low

2009-12-03T10:37:00.000-08:00

Mortgage rates for fixed 30-year loans in the U.S. dropped to a record low of 4.71 percent for the week ended today, the lowest since Freddie Mac began compiling the data in 1971. Rates on 15-year fixed-rate mortgages were 4.27%, down from last week's prior low of 4.29% and 5.77% a year earlier. This comes amid signs that the housing market is beginning to emerge from the worst slump since the 1930s.

Five-year adjustable-rate mortgages averaged 4.19%, up from last week's record low of 4.18% but were down from 5.77% a year earlier. One-year ARMs were 4.25%, its lowest level since June 2005, down from 4.35% last week and 5.02% a year earlier.

Economists at Huntington National Bank in Columbus, Ohio speculate that rates probably won’t go any lower, and that they’re at the lowest point they are going to achieve in a long time.

The index of signed purchase agreements, or pending home sales, climbed 3.7 percent to 114.1 after rising 6 percent in September, the National Association of Realtors said on December 1st.

The low mortgage costs, in addition to the recent extension of the new homebuyer tax credit, have increased the demand for property. In October the demand for contracts to buy previously owned homes increased and the demand for applications for mortgages continue to increase.

With prices and rates this low, there has never been a better time to invest in Manhattan real estate. Contact Alfred Real Estate today!

First-time Homebuyer Tax Credit Extension Highlights

2009-12-03T09:04:00.000-08:00

In addition to record low co-op, condo and mortgage rates, those who bought a main home recently or are considering buying one and who haven’t owned a main home during the past three years qualify for the first-time homebuyer credit.

This unique credit of $8000 is refundable, which means you don’t have to pay it back to the government!
It can be claimed on either your current return or you can amend your previous tax returns.
If you owe less tax than the amount of the tax credit, say $300 to the government before claiming the credit, the government will send you a check for $7,700.
Even if you had no income in 2008 or 2009, owed no tax, and purchased a qualifying house in 2009, the government will send you a check for $8,000.
This deal applies to Manhattan apartments, co-ops and condos priced at less than $800,000.

Get in touch with Alfred Real Estate today to take advantage of this once in a lifetime opportunity.

For more details on the first-time homebuyer tax credit extension, click here.

Manhattan Rental Market Shows Signs of Stabilizing

2009-12-03T07:22:00.000-08:00

November market reports indicate that while Manhattan is still showing some of the lowest rental prices over the past few years, rates over the past couple of months appear to be stabilizing.

Rents dropped just .03 percent this November, compared to October. This figure has caused experts to speculate that the market is stabilizing, because a more dramatic seasonal decline is typically seen during the month.

"We were actually somewhat surprised to see that November [prices] were [so stable]," says Daniel Baum, CEO The Real Estate Group of New York. He attributed the unseasonably strong numbers to a delay in spring Wall Street hirings. Businesses in Manhattan are beginning to take on new employees, and the influx of new hires appears to be reviving the rental market.

Inventory also showed improvement in November compared to October, with overall Manhattan rental inventory dropping 5.36 percent and non-doorman inventory down 11.94 percent.

Some Manhattan neighborhoods, such as Soho, are still experiencing drops in rental prices. This would indicate that while the market is showing signs of stability, there is still a chance that rents will go lower in many areas of Manhattan.

The bottom line: It is still a renter’s market. Now is as good a time as ever to rent in Manhattan. With inventory high and prices low, you could be renting your dream home today. Contact Alfred Real Estate today.

Bidding Wars are Back!

2009-11-20T12:15:00.000-08:00

Last week the New York Times published an article “Bidding Wars Resume” which tells the stories of recent sales resulting from multiple bids from prospective buyers.

As a seller, bidding wars create a situation where you have multiple choices for a sales price – although not always above your asking price. Even in a bidding war it is difficult to obtain a price that is above actual market value for unless the purchaser is paying all cash, the bank providing the financing will perform an appraisal.

Take note of the differences between asking price and market value. Market Value is traditionally defined as the price someone is willing to pay for something. Asking Price is more of a marketing vehicle. It can be set at a point below, at or above market value.

One appraisal firm believes that two-thirds of the estimated 4,000 apartments for sale in Manhattan are overpriced. But those apartments priced 20 to 30 percent the highs of early 2008 are attracting multiple buyers willing to outbid each other, on everything from starter one-bedrooms in Brooklyn to Central Park West luxury enclaves. One two-bedroom on the Upper West Side, for example, sold within two weeks by a Manhattan firm in October for $1.8 million—at over $200,000 more than the listed price—following a bidding war among nine suitors. Brokers are attributing the phenomenon to pent-up demand and a shift in the confidence of buyers entering the market since Labor Day. The weak dollar also helps, attracting foreign buyers.

According to experts, those that are pricing for 2009 or 2010, i.e., “for buyers who think prices might go down another 5 or 10 percent,” are the most likely to attract better bidders. Pricing below market value can actually result in the apartment being sold far above fair-market price.

In any situation - bidding war or not - both buyer and seller should be aware of the data on comparable sales and available competing listings when making their decisions.

Alfred Real Estate is a residential New York City brokerage dedicated to providing outstanding service to home rental and sales clients from all over the world. We will keep you up to date on co-op and condo apartments in Manhattan and recommend the best course of action for your New York City Real Estate.

Digs and Bids: Real Estate Auctions are In

2009-11-20T07:04:00.000-08:00

Condominium prices in Manhattan are low and inventory is up. Developers who began construction at the height of the market are now faced with empty buildings stocked with every possible amenity. Owners of luxury apartments are finding that buyers are hesitant to invest in their prize property. In order to cope with the new face of the market, brokers are trying a new tactic: auctions. Auctions are both a way to attract bargain-hunting buyers still on the fence on whether to buy and get the condos sold quickly.

Starting bids are at times more than 50 percent below the list price. One of the less expensive one-bedrooms at an apartment represented by Alfred Real Estate, for example, has a $299,999 starting bid but was originally listed at $660,000.

“Buyers are still afraid of making a definite decision,” says Dan Babush, principle broker at Alfred Real Estate. “Potential buyers are still worried that prices have yet to bottom out—and I would be wary of that. It’s possible that this is the bottom, but an auction is a good way for people to feel like they got the best deal possible.”

“There are amazing luxury properties now up for auction,” says Erica Bunin, principle broker at Alfred Real Estate. “And an auction puts a sense of urgency on the buy. If it’s your dream property, you better show up, or it’s gone.”

Real estate auctions are the fastest growing type of auctions, growing by 47.7 percent between 2003 and 2008.

Brokers at Alfred Real Estate have witnessed the popularity of auctions and believe it’s a sign that the market is beginning to recover. At a recent auction, attendance was more than twice what brokers had expected, and average bids were nearly 10 percent higher than expected. Now is the time to invest in Real Estate, and auctions are a great way to get a fantastic deal on your dream home.

Don't Ditch Your Broker

2009-11-13T07:02:00.000-08:00

In today’s market, some buyers have been ditching their brokers with the hope of striking a better deal by cutting out their agent’s commission. Don’t be fooled by what may seem to be an easy way to make a buck—this underhanded move will most likely cost you.
Some buyers also believe that the seller will give them a discount if they don't use a buyers' broker, since that means paying one commission, not two.

"People think they're going to get a better deal if they don't use a buyers' broker," said Kate Meckler, a senior vice president at Sotheby's International Realty, noting that buyers seem more concerned with that than usual in a climate where they are "thinking out every dollar and where it's going in the deal."

In reality, the commission for both the seller’s broker and the buyer’s broker is determined in advance, and the seller generally pays the same percentage regardless of whether it is split between two brokers.

Although there are some cases where the listing agent agrees to take a slightly smaller commission to help a deal go through, buyers' brokers are often more effective at negotiating the best possible price for a client, Meckler said. And new developments are especially keen to work with buyers' brokers in the current climate, where they get less walk-in traffic, since buyers' brokers bring in potential purchasers.

So stick with Alfred. Alfred has exclusive luxury properties and staff whose mission it is to find the top properties that exceed our clients' expectations. Our brokers are NYC Manhattan real estate experts. Whether you are searching for furnished apartments, condos, co-ops, lofts, townhouses, brownstones, luxury living, new flats or developments, we have professionals available to meet your housing needs. Our agents are very accommodating and offer service in English, Spanish, and Portuguese. We will keep you up to date on co-op and condo apartments in Manhattan and recommend the best course of action for your New York City Real Estate.

Timeline for Purchasing a Condo, Apartment, Co-op, Flat, or Townhouse in Manhattan

2009-11-12T06:51:00.000-08:00

Now is the time to invest in Manhattan real estate. Don’t be put off by the seemingly daunting task of going through the many steps of buying a new home. Knowing what you are getting into and being prepared make the process not only easy but enjoyable.

Listed below are the appropriate steps to take to ensure you will find the perfect home in Manhattan:

Seek pre-approval for a mortgage. You will need 1 to 2 days for this. It is very important to know how much you can spend before you spend it. Condominium apartments require at least 10% down; cooperative apartments generally require at least 25% down. However, every building is different.
Find an apartment. Searching for an apartment can take from 3 to 6 months depending on what you are looking for. The average potential buyer sees 20-25 apartments before deciding on one. Much time can be saved by those who do their own research on the internet before the physical search begins. The average number of apartments viewed by our internet buyers before buying is 4-5.
Negotiate on the Apartment. Negotiation can take from 3 days to 2 weeks. Everything is negotiable so inquire about fixtures, window replacements, air conditioners, rugs, floors, curtains, appliances, working fireplaces, washer dryers, etc. Apartments are delivered ‘broom clean.’
Sign a Contract. The typical time frame for this is 1 to 3 weeks. In NYC buyers and sellers typically each have their own attorneys representing them. The seller's attorney draws up the contract for the buyer's attorney and the buyer's attorney performs ‘due diligence’ which includes reading building’s board minutes, financial statements, etc. in order to determine whether there are or may be any hidden problems or expenses in the building. If the buyer is satisfied after “due diligence” is performed, he or she signs the contract and his/her attorney forwards it with a 10% deposit to the sellers who then execute the contract. Contract contingencies include obtaining financing and board approval. The quicker the contract can be signed, the better. A contract is binding only after both parties sign it.
Apply for a Mortgage and Receive Commitment Letter from Lender. This process can take a number of weeks. Mortgage applications cannot be processed without an executed contract. If an apartment is being financed, the board requires a commitment letter from a lender. These letters are generally the last items to complete a board package/condo application.
Complete a Board Package or Condominium Application. Allow yourself ample time for this step. Cooperative apartment buildings require board approval before a closing can take place. Condominiums require an information packet to be completed before a closing can take place. In order to review a potential purchaser, the Board of Directors for a co-op demand extensive information in a Board Package. Most Boards request full financial disclosure (net worth) with supporting documentation, employment history, current salary, personal and business references, tax returns for the previous 3 years, credit history, etc. Those who do not want to supply this information should consider investing in a condominium. Board packages/condo applications are given to potential purchasers to fill out after a contract has been executed. If there is no financing, it usually takes about 2-4 weeks to gather the information for the board condominium application.
Submit Board Package or Condo Application for Review by the Managing Agent. You must allow 1 to 4 weeks for this. The buyer's real estate agent will help complete the Board package and he/she will forward the package to the managing agent of the building. The managing agent will inspect the package to ensure it is complete. The package will then be forwarded to the Board of Director's of the co-op. After the Board reviews the package, they will decide if they would like to meet the potential purchaser.
Meet the Co-op Board for an Interview. Typical board interviews takes from 30 minutes to 1 hour. Co-op boards typically meet once a month. Although a board interview may be granted, this does not guarantee board approval.
Receive Approval from Board. You will most likely receive notification from the board about the status of your acceptance in less than 1 week after board interview. The managing agent will generally alert the seller's broker whether a potential purchaser has passed the board.
Schedule a Closing. Closing dates are specified in the contract of sale, but may have to be adjourned if the board has not given its approval by the contract date. Managing agents generally set the date for closings, and lawyers for sellers and buyers coordinate with the appropriate banks on available dates and times.
Typical Time Frame from the time an apartment is found, to the time an apartment closes: 3-5 months

Contact Alfred Real Estate and get started on purchasing your Manhattan dream home today.

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Congress approves first-time homebuyer tax credit extension

2009-11-06T08:46:00.000-08:00

Good news for people who want to buy a home but just can't close prior to December 1, 2009. Congress has extended the first time home buyer tax credit into April 2010. Obama is expected to sign the bill into law today.

The first time home buyer tax credit extension allows a buyer to enter an agreement with a seller by April 30, 2010 and close on the house by the end of June 30, 2010. First time home buyers are defined as anyone who has not owned a home for the past 3 years. First time home buyers will get an $8,000 tax credit, similar to the tax credit for much of 2009. Other home buyers, who have owned their current home for at least five years, are eligible for a $6,500 tax credit.

Income limitations have been increased to $125,000 for single filers and $225,000 for joint filers. The purchase price of the home must be less than $800,000. The estimated loss in tax revenue to the government comes to $10.8 billion.

“The substantial rise in home sales we’ve seen over the past few months proves that the tax credit is working and is being used by buyers who were waiting for the right opportunity to get into the market,” said NAR President Charles McMillan. “This important incentive is helping to stabilize the housing market, stimulate the economy and create new jobs in communities all across our great nation. Extending and expanding the home buyer tax credit will enable even more families to take advantage of current low interest rates and affordable prices to invest in their future through homeownership.”

Take advantage of the tax credit today. Contact Alfred Real Estate today view furnished apartments, condos, co-ops, lofts, townhouses, brownstones, luxury living, new flats or developments. Our agents are very accommodating and offer service in English, Spanish, and Portuguese.

Yankees Win 27th World Series Championship

2009-11-05T10:09:00.000-08:00

The Yankees captured their first title since 2000, humbling the defending champion Philadelphia Phillies on Wednesday, 7-3, in Game 6 of the World Series at Yankee Stadium.

For the past eight seasons the Yankees have led the way in payroll and in many major victories. They have also built a new stadium—and now they have christened it with their first World Series championship in nine years.

The Yankees will celebrate their World Series title with a "ticker tape" parade up the Canyon of Heroes on Friday.

Derek Jeter, A-Rod and the rest of the Bronx Bombers will be celebrating in grand fashion amongst confetti and congratulatory cheers on lower Broadway from the Battery to City Hall starting at 11 a.m.

"Congratulations to all the Yankees for bringing the world championship back home to New York City, where it belongs," said Bloomberg, who revealed the parade plans after the Yanks' stunning victory last night. He will present the keys to the city to the champs at a City Hall ceremony right after the triumphant march.

While anyone can line the route, a limited number of tickets to the City Hall celebration will be available, the mayor's office said. Information on how tickets will be distributed will be available today.

NY Real Estate

Manhattan Real Estate Causes Foreign Frenzy

2009-11-05T07:40:00.000-08:00

For foreigners, the current state of the Manhattan real estate market is a goldmine of opportunity. Due to the decreasing value of the U.S. dollar relative to other currencies, a home bought by a foreigner comes with a discount averaging 30 percent. Most foreign investors agree: with these prices, you can’t say no.

In the past year there has been a huge surge in interest, especially from Britain, Italy, Spain, Russia and Brazil. In April, an Italian buyer in town for Easter took just 48 hours to buy a $3.8 million two-bedroom condo. Recently, one agency reported selling $30 million worth of property to Russians who are using homes as pied-à-terre. Another agency sold a $2.2 million listing to a British couple who were amazed at the value for the price. The couple had upgraded from a 2,000-square-foot flat in London to a 9,000-square-foot-home in New York. At Alfred Real Estate, agents are traveling regularly to Brazil to help link buyers with properties. These properties often range in price from $5 million to $15 million.

Foreign investors: Now is the time to buy. Contact Alfred Real Estate today.

Time to Invest in Manhattan Real Estate!

2009-10-30T09:24:00.000-07:00

This may surprise you: Manhattan residential real estate has performed better than the broader U.S. real estate market and comparable major cities such as San Francisco and Los Angeles.

For potential buyers, now is the time to shop. The Dow is at 10,000 without justifying fundamentals, unemployment is at 10%, and the dollar is weak and inflation is coming. Relative to the stock market and comparable major cities, Manhattan has performed well.

Cities like Los Angeles and San Francisco have seen their real estate prices decline more than 40% from their bubble highs while prices in Manhattan have taken a significantly smaller hit.
The Manhattan market is showing signs that it is starting to find its bottom. Third-quarter 2009 data show prices declined at a lower rate while transaction volume surged 46%. Experts predict that it will decline another 10% with an eventual U-shaped recovery. However, the duration and the magnitude of the decline have been less than for comparable major cities.

According to The Wall Street Journal, Wall Street firms are expected to pay a record $140 billion in bonuses this year because of the resurgent stock market, an easing in credit markets, an increase in deal-making and government programs. This is despite the recession and despite an unemployment rate of 10.3% in New York City. These bonuses may be undeserved, but regardless, their payday will boost Manhattan real estate prices.

Manhattan is a landlocked island. While developers in most cities keep expanding outward, developers in Manhattan do not have this alternative.

Manhattan is a global must-see destination. Emerging markets like Brazil and China are creating wealth at a very high rate and churning out millionaires and Manhattan is often the first international destination they want to visit. It's also one of the first places where they want to buy investment property.

Manhattan is full of diverse industries. Besides finance, New York has media, hospitality, advertising and professional services like law and accounting firms. These industries will be serving emerging-market economies and will benefit the local New York economy in terms of job creation and housing demand.

The city's unemployment rate was at 10.3% in August. If not for the diversity of the current New York City economy, the unemployment rate would be even higher. While the finance industry lost jobs, sectors like education, health, leisure and hospitality gained jobs.

Manhattan provides top quality of life. The air in Manhattan is pristine compared to air in other global metropolises like Hong Kong. Transportation, although via a 100-year-old subway system, is still efficient and dramatically reduces commuting time for those living in Manhattan. The legal system is established and there is a better work-life balance compared with countries like China. These are major considerations for attracting global talent.

It's time to invest. Manhattan residential real estate has a net rental yield of 4% and still benefits from rental income and price increases. Real estate prices and rental income will increase with inflation.

For the primary residence buyer who is still renting, the value of your saved dollars is getting weaker. The Dollar Index is now at 75, down from 88 in March, reflecting the world's pessimism about our currency. Rents will increase. So start shopping for real estate. It's better than sitting on a pile of cash with weakening buying power.

Mortgage Rates Holding Steady

2009-10-30T06:44:00.000-07:00

According to a Freddie Mac weekly survey, mortgage rates remained fairly steady for the week ending October 29, with the 30-year fixed-rate mortgage coming in at an average of 5.03 percent—up only slight from last weeks 5 percent average. Last year at this time, the 30-year averaged 6.46 percent.

Over the past 10 months, the 30-year rate average has been at its lowest levels in the 38-year-old survey's history. The 15-year fixed-rate mortgage average was 4.46—a small increase. The five-year Treasury-indexed hybrid adjustable-rate mortgages (ARMs) averaged 4.42 and one-year ARMs averaged 4.57 percent, up from 4.40 and 4.54 percent, respectively, for the week earlier. The five-year ARM was at 6.36 percent and the one-year ARM was at 5.38 percent during the same period last year.

Government stimulus efforts, including up to $1.45 trillion of mortgage-related debt purchases by the Federal Reserve — the U.S. central bank, have reduced and held down borrowing costs to bolster the housing market and the economy.

However, demand for mortgages slid last week for the third straight week, with home purchase applications the weakest since mid-May and refinancing requests at a two-month low.
Congress is currently debating a possible extension of the tax credit to keep adding fuel to the fragile housing market.

The National Association for Realtors reported a 9.4 percent jump in existing home sales for September and said last week that first-time buyers accounted for more than 45 percent of sales during the past year.

Surprisingly, however, the Commerce Department reported that new home sales experienced a 3.6 percent drop last month after rising the five prior months.

Manhattan Real Estate

Market Reports Show Good News for Potential Renters

2009-10-29T07:20:00.000-07:00

According to third quarter market reports released earlier this month, those looking to rent in Manhattan still have the upper hand. Rents in Manhattan remain low and flat this winter, except in trendier areas like SoHo and TriBeCa. Vacancies in Manhattan rose 1.72 percent this month, the most sizable increase in six months. Inventory is also up—giving potential renters their choice of prime Manhattan apartments in desirable neighborhoods.

Tips for Renters

A walk in the park. Gramercy Park non–doorman two–bedroom units have hit their lowest price points this month. These units fell 5.31% to $3,416. And while many of these do not come with a key to the park, they do come complete with easy access to virtually all of Manhattan’s other neighborhoods.
Hang out on the hill. Non–doorman and doorman studio units in Murray Hill are both reporting their lowest price points in months. Non–doorman units fell 2.35% this month to $1,775, while doorman units fell 2.84% to $2,112. So whether you’re a new hire looking for your first apartment in Manhattan or a long–time resident looking for a fresh start, there has never been a better time to check out Murray Hill.
Head to Harlem. Harlem is known for great deals, but the already low priced non–doorman two–bedrooms have dropped further this month to their all time low of $2,032.

NEWS UPDATE: National Home Sales Rebound to Highest Level Since July 2007

2009-10-23T09:43:00.000-07:00

The dollar is low, prices are low, and mortgage rates are low. For Americans, but even more so for foreign investors, now is the time to purchase Manhattan real estate.

According to a report released Friday, sales of existing homes rebounded sharply in September to their highest level in two years, in part due to a strong boost from first-time homebuyers.

Sales of previously-owned homes jumped 9.4% in September after falling for the first time in four months in August, said the National Association of Realtors. Information from a NAR report to be released next month suggests first-time homebuyers accounted for more than 45% of home sales in the past year.

"Much of the momentum is from people responding to the first-time buyer tax credit, which is freeing many sellers to make a trade and buy another home," said Lawrence Yun, NAR chief economist.

Yun said the market is still underperforming as the prices of homes continue to fall.

The $8,000 tax credit that has helped first-time home buyers take advantage of the most affordable conditions since 1970, but the looming expiration date of the incentive could hold buyers back from entering the market, said NAR president and real estate broker Charles McMillan.

To help boost home prices and sales, lawmakers are considering extending the tax credit and expanding it to all but the wealthiest homebuyers.

While keeping the credit would help lift housing prices, senior economist at PNC Robert Dye says it would only be a temporary effect until the program stopped, as was seen with Cash for Clunkers.

"First-time homebuyers don't represent the bulk of the market and there is strength well beyond them," said Dye. "If economic indicators such as consumer confidence show improving trends, then experienced homebuyers will stay in the market and take advantage of [the low] prices" even without the credit.

Buyers: Prices are low and the market is moving. Time to buy.
Sellers: Buyers are starting to have more confidence.

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Port Authority Plotting “Plan B” for World Trade Center

2009-10-23T09:06:00.000-07:00

It appears that the Port Authority has begun planning an alternative “Plan B” for when/if the Silverstein's Towers 2 and 3 go unbuilt. $20 million was allotted to 14 consultants working on a design study for "Plan B." The redesign is unrelated to the Silverstein plan to construct six-story stumps, and will look at where to stick the WTC Transportation Hub's mechanicals should Silverstein just vanish into thin air (the various tanks and such are currently supposed to be housed in the lower floors of the two skyscrapers).

Throughout all of the confusion and muddled planning for the new structure, there were rumors that the WTC Performing Arts Center planned next to One World Trade Center could move to the current site of the Deutsche Bank Building in order to speed up construction. However, the Downtown Express reported that there are all sorts of complications with changing the plan, and the move seems unlikely to happen. Keeping in tune with all of the confusion, there are also all sorts of complications with keeping it where it’s currently planned.

What are your thoughts on the new World Trade Center construction?

NYC Real Estate

Demonstration to save historic Greenwich Village Buildings Today

2009-10-22T09:31:00.000-07:00

Following the city’s approval Monday to build an oversized building in place of a recently demolished 1862 row house at 178 Bleecker Street, the Greenwhich Village Society for Historic Preservation led neighborhood activists in protest of the new construction. Locals say the proposed eight-story building would violate zoning restrictions and would tower over its neighbors, including the MacDougal Sullivan Gardens Historic District, which is comprised of 22 identical 3.5-story row houses from the 1840s. A public hearing will be held next Tuesday regarding the landmarking of 30 percent of the neighborhood, which does not include the site at 178 Bleecker Street.

NYC Real Estate

Subway Fares May Be Lowered During Off-Peak Hours

2009-10-22T07:28:00.000-07:00

The MTA is considering altering subway fares to offer discounts for those using the train during off-peak hours, late nights and weekends. This will be the most prominent change to the subway system since the abolition of the token.

This past summer prices for a single ride went up 25 cents, from $2.00 to $2.25, although half of those riding the subway use an unlimited pass, and therefore the price differs depending on what type of card is used.

The unlimited-ride MetroCard was introduced in 1998. Ridership on weekdays has since swelled by 40 percent, and weekend ridership has risen almost 70 percent. In 2008, the average weekday ridership was 7.6 million, according to New York City Transit.

A new computerized, scannable fare card would allow New York City Transit to charge passengers different prices depending on the time of day. This kind of system is already available in London. Mr. Walder says the MTA has no plans to raise prices for longer trips, a system used in cities such as Washington DC and London.

Chairman of the Metropolitan Transportation Authority, Jay H. Walder says, “We might imagine that we offer discounts at later times, or we offer weekend discounts. Time-of-day pricing might be very attractive.”

The goal would be to encourage use of buses and subways during traditionally quieter hours. “We have an infrastructure that is set for the capacity of the peak,” Mr. Walder said. “What we really want to do is use that infrastructure all the time.”

About $220 million is included in the authority’s new capital plan to install a smart card payment system, a no-swipe fare card that is waved over a sensor to speed up payment. Mr. Walder wants the cards to be linked to credit card accounts and usable in multiple forms of transit. Unlike in other cities like London and DC, however, passengers in New York would not have to wave their cards again to exit the system.

What do you think about this proposed system? Please post comments for discussion.

NYC Real Estate

NEWS UPDATE: Prices Stabilize, Sales Increase for Homes in NYC

2009-10-15T09:54:00.000-07:00

According to REBNY, Citywide Home Prices Up 4% From Last Quarter, Sales Volume Increased 35%

Average home prices in New York City climbed in the third quarter of 2009 compared to the previous quarter, reversing the trend that began last year. This is a sign that the market could be leveling off. Prices were down 14 percent to $670,000 from this time last year. However, for the second quarter in a row, Manhattan home prices declined, dropping five percent to $1,233,000 compared to the second quarter of 2009.

Average home sales prices (which includes cooperatives, condominiums and one-to-three-family dwellings) increased by six percent in Brooklyn to $534,000 and by three percent in the Bronx to $367,000 compared to the second quarter of 2009. Average prices in Queens increased by one percent to $406,000 and Staten Island home prices declined by one percent to $382,000 compared to last quarter.

The report found that citywide sales volume increased 35 percent to 9,734 compared to last quarter. Manhattan sales volume increased 59 percent to 2,840 while sales volume in Brooklyn increased 27 percent to 2,102. "

While we see the market slowly coming back to life, REBNY President Steven Spinola says that in order to be sure of the market recovery the trend must continue for at least two more quarters. But, nevertheless, sales volumes noted in this third quarter report show that it was a busy summer for real estate transactions—a reliable sign that the market is on the rebound.

For a more in depth look at third quarter market reports, click here.

The Pedestrian Friendly Future of 42nd Street

2009-10-15T07:56:00.000-07:00

On March 25th 2009 Manhattan’s iconic Herald Square and Times Square were closed to traffic. Broadway is now a pedestrian mall from 47th to 42nd Sts. and from 35th to 33rd Sts. Mayor Bloomberg and other proponents of the street shutdown believe that their decision to close the area to motor vehicles will make New York more livable by reducing pollution, cutting down on pedestrian accidents, and helping traffic flow more smoothly.

Now, some people say they believe the city should take an even more radical step: close 42nd Street to car traffic and build a light rail system to run the width of Manhattan.

The main supporter of this proposal is an organization called Vision 42, a citizens’ group with dozens of supporters. Formed in 1999 by the Institute for Rational Urban Mobility, Vision 42 is a nonprofit corporation that finances its initiative with grants from the New York Community Trust/Community Funds Inc. and the John Todd McDowell Environmental Fund.

The proposal put forth by Vision 42 would add a light rail line that would connect the 39th Street ferry terminal on the Hudson River, near the Jacob K. Javits Convention Center on the West Side Highway, with the 36th Street ferry terminal on the East River, near the undeveloped Con Edison sites on the Franklin D. Roosevelt Drive. The plan also includes a proposal to turn the full length of 42nd Street into a pedestrian mall.

George Haikalis, an engineer who serves as a co-chairman of Vision 42, says the light rail system, which would cost an estimated $500 million, would run from terminal to terminal in about 20 minutes—half the time that the current bus system takes.

Advocates for Vision 42 say they have large owners of real estate on 42nd Street on board with the proposal; however they have not been able to get the city involved in a discussion. Many advocates of the light rail line believe that Mayor Bloomberg is worried about the rail system competing with the plan to extend the No. 7 subway line.

Advocates of light rail said that there was still a need for better surface transportation, since the No. 7 line has no stops east of Grand Central Terminal at Lexington Avenue. Jeffrey Gural, the chairman of Newmark Knight Frank, a real estate company that manages office buildings along 42nd Street, said it would make sense to connect the Javits Center to the United Nations, which currently has no subway stop. The light rail would stop at every intersection along 42nd Street and produce less pollution than the bus system.

Citizens and visitors to cities such as Amsterdam, where traffic is cut off to the city center and light rails serve as the main means of transportation, say the city feels much safer. “Real estate people should take a look at what’s happened with real estate values in other cities where there are these walking streets,” said Mr. Douglas Durst, the chairman of the Durst Organization, which owns five office buildings on 42nd Street, including One Bryant Park and 4 Times Square. “They’ve increased tremendously.”

An economic study done by the consulting firm Urbanomics of New York, projected that about 398 office properties along 42nd Street would have an average increase in lot value of $188 a square foot because of the time saved with a light rail line, a combined increase in value of 4 percent. The study also showed that completely closing 42nd Street to cars and adding light rail would increase the pedestrian volume by about 35 percent, producing a proportional annual increase in sales of about $380 million for the street’s 126 retail outlets.

While the benefits to having a light rail system seem to be clear cut, it is yet to be seen whether or not city bureaucrats will jump on board with the proposal.

What do you think?

NYC Real Estate

Foreign Investors See Now as Prime Time to Buy

2009-10-12T08:23:00.000-07:00

On October 4th HSBC sold its headquarters to Israeli firm Koor Industries and Property and Building for $330 million. The deal signals that foreign investors currently see Manhattan real estate as a bargain, experts say. Foreign buyers have been looking at the Manhattan real estate market for the past year, and the general feeling is that if the market has not hit a bottom yet, it is pretty close to it.

Other foreign firms are also expecting prices to soon see a rebound. Over the summer, Youngwoo & Associates and Korea-based Kumho Investment Bank reached a deal to buy 70 Pine St. and 72 Wall St. from AIG for what sources say was about $110 million. Youngwoo reportedly said it plans to turn 70 Pine into a residential condo, and are extremely optimistic about selling, expecting units to fetch $2,000 a square foot. Israel-based Optibase and an American partner agreed to buy half of 485 Lexington Ave. with a plan to buy the remainder later. The deal values the 500,000-square-foot tower at $504 million.

Experts say that buyers can now purchase office buildings for about $800 a square foot, without land costs—far less than it would cost to build them. In the first nine months of 2009 sales of properties priced at $10 million and over were down 80 percent from the year-earlier period. Although firms looking to buy are still struggling with the acute lack of financing, it appears that overall foreign buyers see now as the time to invest Manhattan real estate. The market may be at its bottom—and the rest of the world is not letting this opportunity pass it by.

Looking to invest in Manhattan real estate? Click Here for information on the market and residential investment opportunities.

Active Inventory on the Rise as Market Takes Shape

2009-10-09T07:53:00.001-07:00

While third quarter reports show that the market appears to be picking up, it is not nearly as active as it was during the earlier months of 2009. The four months of market depression allowed prices to rapidly adjust, reshaping the new world of Manhattan real estate. Seller confidence seems to be growing, and the optimistic viewpoint at the moment is that buyer assurance is matching it. Bids are improving, and the time that properties are spending on the market is lessening. The fierce conditions and adjustments that the market has experienced has caused hesitation in both buyer and seller expectations, and it is absolutely an exciting time. However—sellers must be cautious, your property is worth only what a buyer is willing and able to pay for it. Prices are heading back up, but it is important to not get over zealous with an asking price.

New York City Wine & Food Festival Begins Today

2009-10-08T10:41:00.000-07:00

The Food Network’s New York City Wine & Food Festival has started today and will continue on until Sunday, October 11th. The celebration of food, wine and cheer will take place in Manhattan’s famed Meatpacking District. It is absolutely the most fitting neighborhood for the celebration—the district’s abundance of restaurants and bars gives the area the reputation of food lover’s haven. However, even more profound is the sense of tradition which brings seasoned New Yorkers as well as out-of-towners to experience a taste of New York culture.

The festival will consist of over 80 events stemming from the Meatpacking District and beyond. These events include street tastings, performances and music. All of the proceeds go towards benefiting community based hunger relief organizations including Food Bank for New York City and Share Our Strength. This year’s talent includes Rachael Ray, Bobby Flay, Paula Deen, Anthony Bourdain, Alton Brown, Martha Stewart, Tom Colicchio and Guy Fieri, to name a few.

Important to the festival is the atmosphere of closeness—people will go from store to store, discovering wines and food as well as mingling with their neighbors. Throughout the weekend, the area’s galleries, shops, bars and restaurants will offer special menus, wine tastings and other events.

While many of the events require tickets, it is still worthwhile to visit the festival and experience how it feels when a New York City neighborhood joins together in the name of the arts, food and culture.

Organizers expect a turnout of around 2,500 people. Tickets for limited events are still available. For more information, visit www.nycwineandfoodfestival.com/

NEWS UPDATE

2009-10-08T09:56:00.000-07:00

Proof that the market is on the up-swing!

A successful open house for gorgeous Upper West Side classic six had 40 people in attendance as well as 14 bids on the first day.

A beautiful two bedroom apartment in a post-war building located on Broadway in the 90s had multiple first day offers.

Third Quarter Market Reports are Out: The Free Fall is Over

2009-10-08T06:43:00.000-07:00

After months of hyping up the possibility of a Manhattan market rebound, the moment we have all been waiting for has arrived: the release of the third quarter market reports. So, the question remains: do we have something to be happy about? The reports show that the free-fall of market prices is over, and the number of sales is way up from the previous quarter. Here, some “key metrics” from three brokerage firms describing their individual sales from the last quarter:

Average sale price

Elliman: $1.323M Down 10% from last year, up 0.8% from last quarter
Corcoran: $1.282M Down 16% from last year, down 11% from last quarter
Halstead/Brown Harris Stevens: $1.274 million Down 13% from last year, flat over last quarter

Median sale price

Elliman: $850,000 Down 8.4% from last year, up 1.7% from last quarter
Corcoran: $799,000 Down 18% from last year, down 4% from last quarter
Halstead/BHS: $781,000 Down 14% from last year, down 1.7% from last quarter

Number of sales

Elliman: Down 16% from last year, up 45.6% from last quarter
Corcoran: Down 38% from last year, up 16% from last quarter
Halstead/BHS: Down 25% from last year

For a more in-depth look at third quarter market data, click here.

The Debate on the State of the Market Rages On as Third Quarter Stats are Released

2009-10-02T08:46:00.000-07:00

Today’s Headlines

Taken from:
The New York Times Manhattan Apartment Sales Bounced Back Over the Summer, but Not All the Way by Josh Barbanel
Published October 2, 2009

It’s the question that has been on the minds of many New Yorkers: Has the real estate market reached a bottom yet? After a year of declines in Manhattan co-op and condominium sales, the residential market has recovered enough to finally have real estate appraisers and brokers approach this debate. Here, some statistics from the third quarter market reports released today (Friday, October 02, 2009):

From July through September sales rose sharply from the second quarter, up 45.6 percent, but are down 16 percent from the levels they were at a year ago.
For the most part, sale prices moved sideways this quarter although prices of apartments and new condominiums continued to fall. The average co-op and condo apartment sale price is now at $1.32 million, off 10.6 percent from the same quarter in 2008, but up 0.8 percent from the second quarter.
Co-op prices are down 5.9 percent from the previous quarter, while condominium prices are up 3 percent.
Average sale price on Upper East Side townhouses is still 50 percent below the price in the first quarter of last year.

With all of this exciting new data, the debate on the market has sparked speculation from multiple New York real estate firms:

A spokesman from Miller Samuel Inc. said that while the Manhattan housing market may be getting better in some ways, it has “not yet found a bottom.” The company attributed the current situation of the market to high local unemployment and tight credit.
Many firms are more optimistic and are reporting that they had experience their busiest summer in years because buyers who had been scared of pulling the trigger in the spring had more confidence in the market. Dorothy Herman, the president of Prudential Douglas Elliman says, “We see the market as stabilizing. It has hit bottom.”
Hall F. Willkie, president of Brown Harris Stevens, believes that with the rebound in the stock market and slowing job losses buyers are becoming more comfortable and that “confidence is returning to the marketplace.”
Pamela Liebman of the Corcoran Group believes that “if we are not at a bottom, we are close to it.” However, she also says that despite the increase in sales, there is little evidence that prices will rise significantly in the near future.

Those who believe the market has yet to hit bottom attribute the sharp rise in sales to a shift in the busy season due to economic conditions. Usually, the spring is the busiest season for apartment sales in Manhattan. This year sales were halted due to the struggling economy and therefore the surge happened later. The spring market, in effect, occurred this summer.

Despite all of the hearsay, the new market has yet to take shape. But one thing is for certain—people are buying, and New Yorkers can’t ignore that sneaking suspicion that it is time, once again, to feel comfortable in the marketplace.

News Flash

Update from Alfred Real Estate

For those of you who think the real estate market is still dead, it is time to think again! The market is alive and property is selling. Don’t let anyone tell you otherwise. Sellers—the time has come to once again feel comfortable putting your property up for sale. Buyers—now is as good a time as ever to invest in a new home.

One of Alfred Real Estate’s principal brokers recently decided to invest in property and submitted a bid that was 10% less than the asking price. A few months ago she may have had it in the bag, but as it turns out she was one of three bids, and not even the highest at that! In fact, encouraged by the demand on his property the seller decided to have another open house to solicit more potential buyers. At the open house he plans to have a highest-and-best-bid closed auction. People are back in the market, and if the price is right, they are buying!

Mythbusters: Buyer’s Remorse in Today’s Manhattan Real Estate Market

2009-10-02T06:46:00.000-07:00

Buyer’s remorse: a dark, threatening cloud that hangs over your head when the forecast calls for sunny weather. But in the current Manhattan real estate market it is important to ask yourself, “Is it really going to rain?” A recent Alfred Real Estate client spent weeks deliberating whether to sign a contract to purchase a six-room condominium in the desirable Upper East Side neighborhood. As time went on, she and her husband watched prices dip, prompting them to hold off as to not feel the sting of buyer’s remorse. In the meantime, the fear of overpaying combined with gossip floating around urging them to “wait for the right time” has them still paying a five figure rent. $200,000 in rent later, she is still house-hunting and living in a building and an apartment that she doesn’t really like. The news is that there is only so much downward play left in this market.

Most buyers in Manhattan think they are overpaying. With figures constantly being thrown around like “prices are down 20%” or “the market has yet to hit bottom” it is very easy to get caught up. However, just because prices are low doesn’t mean you shouldn’t be cautious. Read the offering plan, and then read it again. Make sure you are getting exactly what you want. The truth of the matter is you and your agent need to understand the reality of the market and how that applies to the property (condo, brownstone, or apartment) you are interested in. You must consider only appropriate comps, meaning properties that have recently been sold in buildings from the same era (prewar or new developments) and with the same amenities (doorman, gym) and the same neighborhood (Upper East Side, Upper West Side). When you are looking to buy, only assess properties that are either in contract or have sold in the past two to three months. Keep in mind that at the moment prices in Manhattan are lower than they have been in years, and how much further they are going to go down or when they are going to spike back up is anyone’s guess.

This is no time to be scared off from buying a Manhattan home if your finances allow it—the market has reached a realistic point and, when factoring in the connection between interest rates and prices it may be at its best point in years. If prices come down another 10% but interest rates increase by 1 percentage point, that would mean the same monthly payment today versus waiting. So, if you buy today might you end up paying more than if you had waited a couple months? Perhaps— but show me the buyer who has ever successfully picked the exact bottom or top of a market. Third quarter 2009 reports show that the number of sales is on the rise—a reasonable sign that the market has bottomed and is stabilizing. Does this mean that soon we are going to see prices shoot back up to where they were? No. But prices will probably rise enough to find a new, higher-than-current stabilized level. Continuing to pay an expensive lease in an apartment you want to leave behind could be a senseless waste of money. You might also end up waiting too long and missing out on an opportunity that hasn’t been available to buyers in Manhattan in 20 years. Now that would be a real case of buyer’s remorse.

An update on the NYC housing market and what it means for you

2009-10-01T10:01:00.000-07:00

Keep track of trends. Since 3rd Quarter 2008 real estate reports, New York City’s housing market has faced some of its toughest challenges in twenty years. Manhattan has certainly felt the effects of the global financial crisis. It took New York City nearly 9 months to feel the effects of the housing crisis that the rest of the country had been struggling with. And when it hit—it hit hard. The decline in the amount of closings happened frighteningly fast. During the 2nd quarter of 2008, total closings on home sales decreased by nearly 60 percent. However, trends in recent months have shown signs of improvement. On September 18th the government announced that housing starts have hit a 9 month high—indicating that the market is most likely turning around. During the 1st quarter of 2009, closings had increased by 10 to 15 percent and research has shown that home sales will most likely increase further. With the market starting to reshape itself, this quarter and the next will most likely define the new levels of pricing in Manhattan.

The market may be recovering, so take advantage while prices are low. This fall the market appears to be behaving much more normally than it has been over the past 12 turbulent months. Reports show that the number of listings added in Manhattan after Labor Day was similar to last year’s. This bode of confidence in the market shows that consumers are once again feeling comfortable enough to sell. This is good news for sellers—the steep decline has certainly subsided—but it does not mean that the market has returned to the way it was in its heyday. Although inventory has somewhat stabilized, sellers will not be getting the prices they received a year or two ago. New data suggests that asking prices are about 24 percent below levels last year at this time. According to 2nd Quarter 2009 real estate reports for Manhattan, the average sales price of condos is $1,598,000 and the average sales price of co-ops is $922,000—the lowest prices the city has seen in years.

Foreign investors: Listen up! The Association of Foreign Investors in Real Estate has released a survey of its members and has ranked New York City the number one city in the world for real estate investment. The real estate downturn has made New York apartments and townhouses an incredible value for those who earn money in euros, Japanese yen, British pounds, Brazilian reals and other foreign currencies.

Making Waves Within the Industry

2009-10-01T09:40:00.001-07:00

Hello and welcome to our blog! This space will be used to discuss New York City real estate market trends as well as to provide information that may be useful to potential buyers and sellers.

New York City has a history of real estate agencies that are a cut above the rest. Principals have a history of experience not only in real estate but in marketing, law, and finances. In accordance with these high standards, we have selected our top boutique agency that we predict will make waves within the industry.

Alfred Real Estate

Alfred Real Estate is a residential New York City firm dedicated to providing outstanding service to home rental and sales clients from all over the world. Alfred has exclusive listings and staff whose mission it is to find the top properties that exceed our clients expectations. Their brokers are native to the city and NY Manhattan real estate experts with 35 years in the business. Whether you are searching for apartments, condos, co-ops, townhouses, luxury living, new homes or developments, we have professionals available to meet your requirements.

Their brokers, Daniel Babush and Erica Bunin, have 30 years in the business. Erica was educated at Baruch College of the City University of New York where she graduated Cum Laude and received her Bachelor of Business Administration. She went on to earn her J.D. from Fordham University Law School. Erica has her license to practice law in the State of New York and worked as an attorney in a New York City law firm for 5 years. She was an attorney in Morgan Stanley Legal Department for 20 years where she was an Executive Director and head of a practice group in the litigation area. Once Erica earned her real estate broker’s license, it became clear that the cause of Erica’s success has definitely been her deep understanding of the market, sharp eye for value and keen negotiating skills; yet just as important is the honest, communicative, hands-on approach she delivers throughout the real estate process.

Dan was educated at New York University where he received his Bachelor of Fine Arts and later attended University of Pennsylvania Wharton School of Finance where he earned his Master of Business Administration. He was the Vice President of Citibank’s Real Estate Division from 1973 to 1985 where his Real estate broker’s license was attached on behalf of Citicorp Real Estate Inc. He has been a partner in a real estate brokerage, syndication, and consulting firm as well as an independent real estate broker in New York. Dan is a licensed member of the Real estate board of New York and has his real estate broker’s licensed. Dan is also the Founder and President of RentInRio.com, the leading vacation and relocation apartment rental firm for South America. Dan’s years of experience as a dedicated professional in the business have been complemented by his personal expertise as a buyer and seller of multiple homes. Armed with great knowledge and accurate information, Dan feels confident in guiding and educating clients so they make the soundest decisions possible.