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A blog from CityRealty (Links below will take you to the 6sqft site)

Features

Several new development enterprises uptown and in Brooklyn are offering limited time incentives to sweeten the deal for buyers Several new development enterprises uptown and in Brooklyn are offering limited time incentives to sweeten the deal for buyers
If budgeting for a New York City apartment feels like a daunting endeavor, it’s not your imagination - CityRealty listings show that median Manhattan prices are a whopping $2,479,107 for condos and $877,303 for co-ops. However, it is important to note that the down payment and mortgage are not the only factors to take into consideration. Common charges and maintenance fees are set based on the size and location of one’s apartment, and can sometimes come in higher than one’s mortgage payment.

In co-ops, maintenance fees cover building upkeep, real estate taxes, any underlying mortgage on the building, building insurance, and staff salaries. Utilities are often included - sometimes only heat and hot water, but other buildings have opted to allow their maintenance fees to cover electricity, cable, and Internet as well.

In their condo counterparts, common charges cover the maintenance of amenities and public space, pest control, trash and snow removal, and other factors related to building upkeep. What common charges do not cover are real estate taxes - homeowners are charged for these separately.

The expense of common charges and maintenance fees is known to all in the New York real estate community, and some sellers have used it to their advantage. During the recent inventory glut, a number of sponsors of new buildings attempted to lure would-be residents with offers to pay common charges for a certain period of time (typically a year). Indeed, a 2021 survey by The Real Deal found that this is the most common type of incentive, coming in behind tax credits, closing cost subsidies, free storage, and free parking. A number of motivated sellers have also caught on to this, and have extended offers of maintenance discounts to help their listings stand out. Below, we take a look at listings that come with maintenance and common charges incentives, as well as other credits.



339 East 58th Street, #10EF | $495,000 (-14%)

Midtown East | Cooperative | 1 Bedroom, 2 Baths
Owner offering $1,000/month credit for 24 months towards the maintenance
339-East-58th-Street-01 339 East 58th Street via Christie's International Real Estate
From the Listing: Limited time only... Owner offering $1,000/month credit for 24 months towards the maintenance. Welcome to this extra-large pre-war one-bedroom, two-bathroom home. The thoughtfully laid out home has great views of the Queensborough Bridge and Tram, and has amazing sunlight all throughout the day. The home has beautiful architectural details which include high beamed ceilings, hardwood floors and an arched entry. See floor plan and full details here.

2166-Broadway-01 All images of The Opera via Corcoran
Upper West Side co-ops
Upper West Side apartments
From the Listing: Ideally located in the heart of the Upper West Side, this open loft-style one bedroom home is not only sun-filled throughout the day, it features spectacular, wide open city and River views from the 22nd floor! With three exposures, all within the bright and airy formal expanse, big south, east and west views are showcased as far as the eye can see! Clear to the midtown skyline to the south, a peek of Central Park to the east and stunning Hudson River views to the west. $15K CREDIT at closing towards new windows and appliances. See full details here.

706-Riverside-Drive-01 All images of 706 Riverside Drive via Mont Sky Real Estate LLC
Hamilton Heights condos
Upper Manhattan condos
From the Listing: OWNER WILL PAY MANSION TAX AT CLOSING.Welcome Home to 706 Riverside Drive. A building designed by world renowned architect, Emory Roth. This bright, beautiful, three-bedroom, two-bathroom unit offers high ceilings, river views from almost every room, lots of closet space, stainless steel appliances, new range and microwave, open kitchen layout and a separate maid entrance. With western and southern exposures that fill the entire apartment with natural light and beautiful sunsets. See floor plan and full details here.

465-Park-Avenue-01 All images of Ritz Tower via R New York
Park Avenue co-ops
Midtown East apartments
From the Listing: Move right into this sunny, sophisticated one bedroom, one and a half bathrooms with in-unit washer and dryer at The Ritz Tower! Featured in Luxe Interior + Design magazine, it's all about the details for this completely renovated Manhattan apartment, rebuilt from the ground up including brand new plumbing and infrastructure as well as sub-flooring and wall structure. PLUS the seller will pay the flip tax at closing! See floor plan and full details here.

170-West-74th-Street-01 All images of The Berkeley via Elegran
Upper West Side co-ops
Upper West Side apartments
From the Listing: Welcome home to this stunning, perfectly renovated, high floor 2 bed, 2 bath pre-war coop. With open views, tons of sunshine, an open floorplan and luxury finishes throughout, this is a rare find especially given its perfect Upper West Side location convenient to transportation, parks, shopping, and all other neighborhood amenities. Advertised maintenance rate includes a seller incentive of $600/month for two years. See floor plan and full details here.

303-East-57th-Street-01 All images of The Excelsior via Compass
Midtown East co-ops
Billionaires Row apartments
From the Listing: Introducing 41G, a brand newly renovated 3-4-bedroom apartment with arguably the best skyline views in New York City. The seamless and gracious, open, yet private layout offers expansive southern, northern, and eastern views of Manhattan’s skyline and the East River with exceptional light all year round from every room. European white oak floors extend from the inviting entry foyer with its sizable closets, through the over 700-square-foot living and dining area (spanning about 50 feet!) with a wet bar and a private balcony, to the private bedroom wing. To offset the costs of the maintenance, the owner is offering the apartment with a $5,000/month abatement for 8 years that lowers the monthly maintenance to $6,734 per month. See floor plan and full details here.

40-East-19th-Street-01 All images of 40 East 19th Street via Compass
Flatiron co-ops
Flatiron District apartments
From the Listing: This meticulously renovated, entertainment friendly, full floor, 3,400-square-foot loft with high ceilings is located in the heart of Flatiron. Featuring three (potentially 4) bedrooms and three (potentially 4) full bathrooms, this home is accessed via a private keyed elevator and includes a spacious, bright living room with oversized 7'6" windows, two large dining areas, a massive entry gallery, home office and a spacious, perfectly designed family room. Please note that the maintenance is $7,700, but the seller is offering an incentive of $1,700 per month for 3 years. See floor plan and full details here.

New Development Condos with Running Incentives

1325-Herkimer-Street-01 All images of The Hill via Compass
Bedford-Stuyvesant condos
Brooklyn condos
From the Listing: This spacious and bright one-bedroom, one-bathroom condominium welcomes you home with stunning designer finishes and great amenities, including onsite parking. Step inside this 622-square-feet home to discover wide-plank engineered hardwood flooring, 9-foot-tall ceilings and floor-to-ceiling, east-facing Pella windows. The gleaming open kitchen impresses with white quartz countertops, tile backsplashes, custom cabinetry by Nolte and a breakfast bar topped in pendant lighting. Real estate taxes advertised include a 50% sponsor credit for the first two years. See floor plan and full details here.

832-Monroe-Street-01 All images of 832 Monroe Street via Nest Seekers
Bedford-Stuyvesant condos
Brooklyn condos
From the Listing: A pristine duplex situated at the nexus of Bushwick and Stuyvesant Heights, this gorgeous 1.5-bathroom studio apartment boasts clean lines and sleek finishes that embody contemporary city living and design. Beautiful hardwood floors glow beneath airy 10-ft ceilings with recessed lighting. A central Mitsubishi heating and cooling system has luxurious integrated linear diffusers. Additional features include huge windows, an Aiphone intercom system, and an in-unit washer/dryer (hook up). Taxes advertised include 50% sponsor credit for the first two years. See floor plan and full details here.

228-Quincy-Street-01 All images of 228 Quincy Street via Compass
Bedford-Stuyvesant condos
Brooklyn condos
From the Listing: Effortless designer style meets superb craftsmanship in this inviting one-bedroom, one-bathroom home in a boutique new-construction condominium in exciting Bed-Stuy. Oversized windows, gleaming herringbone hardwood floors, and tall ceilings dotted with recessed lighting invite you inside this luxe new home. Enjoy a dazzling chef's kitchen featuring premium stone, sleek cabinetry, and an upscale suite of Bosch appliances. Real estate taxes advertised include a 50% sponsor credit for the first two years. See floor plan and full details here.

111-Montgomery-Street-01 All images of 111 Montgomery Street via Compass
Crown Heights condos
Brooklyn condos
From the Listing: Residence 5N is a brand new 566-square-foot northwest-facing 1-bedroom, 1-bathroom with a 14-square-foot private balcony. Soothing palettes, natural materials, and a focus on bringing botanical elements into every aspect of the interiors and common areas. Residence feature 5’ white oak floors, honed quartz sleek concrete countertops, an all-Bosch appliance package and Palm-Springs inspired baths with floor to ceiling stacked tiles and elegant matte black hardware. For a limited time, sponsor to pay a credit equal to 1 year of common charges. See floor plan and full details here.

1474 Bushwick Avenue, #2F | $649,000

Bushwick | Condominium | 2 Bedrooms, 1 Bath
The sponsor to pay 1 year of common charges for a limited time
1474-Bushwick-Avenue-01 All images of 1474 Bushwick Avenue via Douglas Elliman
Bushwick condos
Brooklyn condos
From the Listing: The comforting natural light and spacious layout configurations offer perfect options for both investors and homemakers. Stunning light grey kitchen cabinetry with soft closing hinges provide ample storage combined with a sleek touch of Blomberg gas range, oversized fridge with internal water dispenser, and paneled door Bosch dishwasher completed with quartz countertops. Sponsor to pay 1 year of common charges for a limited time. See floor plan and full details here.

232-East-18th-Street-01 All images of Park West via Corcoran
Prospect Park South condos
Brooklyn condos
From the Listing: This distinguished layout offers a Pullman kitchen, an expansive living/dining area with floor-to-ceiling windows and a private balcony. The unit is outfitted with custom Italian Cabinetry and, complemented by modern quartz countertops, with a classic white subway tiled backsplash, microwave with an exhaust vent, and stainless-steel appliances taking your cooking skills to the next level. The spa-like bathrooms are vented and heated and feature a Maax Soak tub, Dual flush toilet, and beautiful European porcelain tiles throughout. Sponsor offering incentives for a limited time. See floor plan and full details here.

85-Jay-Street-01 All images of Front & York via Front and York Sales Office
DUMBO condos
Brooklyn condos
From the Listing: Residence 4J is a 631-square-foot light-filled one bedroom home offering a well-designed layout with three closets and immense divided light windows that frame southern views toward the Downtown Brooklyn skyline. Elegant and refined interiors are graced with approximately 10-½ ceilings and chevron-patterned white oak flooring. The custom designed chef's kitchen is equipped with a full suite of state-of-the-art Gaggenau appliances adding luster to the custom Morris Adjmi designed white oak cabinetry in a tobacco finish and hand-selected Calacatta Caldia marble counter tops and back-splash. Now offering one year of common charges paid by sponsor. See floor plan and full details here.

19-14-21st-Road-01 All images of Astoria Park North via Compass
Ditmars/Steinway condos
Queens condos
From the Listing: Enter into the fully-equipped kitchen, which features floor-to-ceiling custom kitchen cabinets, quartz Calcutta waterfall countertops, full-height matching quartz backsplashes, under mount LED lighting, soft close drawers throughout as well as state-of-the-art appliances, including a Liebherr fully-integrated refrigerator and a Bosch dishwasher.

The open living/ dining area boasts oversized floor-to-ceiling windows with effortless sliding doors to your private outdoor area. Other features such as Central HVAC, recessed LED lighting, units wired for high-speed internet, and wall-hung TVs show the level of detail put into each home. Credit given at closing for the two years of taxes and common charges.
See floor plan and full details here.
Astoria Park North LIC condos

42-14-Crescent-Street-01 All images of The Independent via MNS
Long Island City co-ops
LIC co-ops
From the Listing: More space for less money.- 421-a Tax Abatement in Place! Abated real estate taxes are included in the monthly maintenance. Welcome to residence 10A - a striking and spacious, floor-through two-bedroom home with Manhattan views! The open kitchen with an island overlooking the grand living and dining space, perfect for entertaining and taking in the views. The incredibly private and spacious primary suite is graced with a large walk-in closet, southern exposure, and room for a king-sized bed. Limited time concession - receive one year maintenance credit. See floor plan and full details here.

237-Devoe-Street-01 All images of 237 Devoe Street via Corcoran
Williamsburg condos
Brooklyn condos
From the Listing: Welcome to 237 Devoe Street, a new development in Williamsburg. Located two blocks to the L train and many of the neighborhood's restaurants, and other creative art venues are conveniently located.

The duplex Residence 1R features floor-to-ceiling windows overlooking a private garden. Walkout Terrace from the main level has ample space for chairs and BBQ. 11 ft. ceilings, and a spacious living area. 5" wide walnut floors. The open kitchen feature Bertazzoni stoves, Grey Carrera marble counters, stainless steel appliances, custom-made kitchen cabinets. Common charges are net and reflect a credit from the sponsor. See floor plan and full details here.


952-Bushwick-Avenue-01 All images of 952 Bushwick Avenue via Douglas Elliman
Bushwick condos
Brooklyn condos
From the Listing: Each residence has been skillfully designed, offering opulent finishes from wood-frame floor to ceiling windows, oversized wide-plank white oak flooring throughout, video intercom systems, washer/dryer hookups, and wall-mounted Mitsubishi split systems to control both heating and cooling. All units offer abundantly spaced layouts for gracious living and entertaining. 3% closing cost credit on full asking price offers. See floor plan and full details here.

99 Morningside Avenue, #4B | $1,478,000

Harlem | Condominium | 2 Bedrooms, 2 Baths | 1,274 ft2
Sponsor to pay the first year of common charges and taxes on remaining two-bedroom homes
99-Morningside-Avenue-01 All images of 99 Morningside Avenue via Brown Harris Stevens
Harlem condos
Upper Manhattan condos
From the Listing: Drama, light, and views abound in this spacious park-facing 2 Bedroom home. This open concept space seamlessly connects you to the outdoors with a west-facing wall of windows. Generous in size and beautifully finished, the home is welcoming, warm and bright. Every home enjoys the coveted low-tax benefit of a 15-year 421a tax abatement, and sponsor to pay the first year of common charges and taxes on remaining two-bedroom units. See floor plan and full details here.

Eleven Hancock, 11 Hancock Place, #807 | $1,495,000

Harlem | Condominium | 2 Bedrooms, 2 Baths | 1,170 ft2
Sponsor pays city and state transfer taxes on contracts signed by January 31, 2022
11-Hancock-Place-01 All images of Eleven Hancock via Halstead Property LLC
Harlem condos
Harlem apartments
From the Listing: This immaculate south/east facing 8th floor two-bedroom, two-bath boasts an expansive 16' x 22' living room space with giant floor to ceiling windows allow for maximum light. The luxurious 12' x 10' open chef's kitchen offer a large south-facing window which bring in views of midtown and beyond. Every surface and fitting at Eleven Hancock was selected for its refined design and matchless quality. Italian crafted kitchens by Cesar were expertly designed in complimentary tones with immaculate attention to detail. A state of the art Miele appliance suite concealed behind handsome millwork while durable Calacatta quartz lines the kitchen’s countertop and backsplash. Sponsor pays city and state transfer taxes on contracts signed by January 31, 2022. See floor plan and full details here.

10-Lenox-Avenue-01 All images of 10 Lenox Avenue via Compass
Harlem condos
Harlem apartments
From the Listing: Welcome to Residence 7D at 10 Lenox, a light-filled, 2-bedroom, 2-bath, east-facing gem on Central Park North, the last attainable section of Central Park living. With 9'6' ceilings, this 1,176-square-foot Fogarty Finger-designed home is as comfortable as it is beautiful. The gracious entry foyer features a functional entry niche, wall space to showcase artwork. With high-end finishes and elegant accents, the kitchen is the heart of the home. The countertops are crafted from stunning slabs of honed Danby Fantastico marble and complemented by custom white lacquer cabinetry, a cool grey tiled backsplash, sophisticated pendant lighting and custom-paneled Bosch appliances. 2 years of taxes covered by sponsor. See floor plan and full details here.
Lenox Avenue condos

1399-Park-Avenue-01 All images of 1399 Park via Compass
Park Avenue condos
East Harlem condos
From the Listing: This is a bright, spacious corner 3-bedroom, 2.5-bathroom residence with North and West exposures. Apartment #15D was the model unit showcased when the sale of 1399 Park first launched due to its split floor plan layout and thoughtful position within the building. Upgrades unique to Apartment 15D include automated roller shades for all 7 floor-to-ceiling windows (blackouts in the bedrooms, light-filtering in the living rooms) as well as a custom under-the-counter JennAir stainless steel microwave, making the apartment move-in ready. Seller of 15D will pay city and state transfer taxes at closing. See floor plan and full details here.

17-Convent-Avenue-01 All images of 17 Convent Avenue via Halstead
Hamilton Heights condos
Upper Manhattan condos
From the Listing: The sponsor is offering a $36,000 credit at closing! Stunning 3-bedroom, 2-bath triple exposure penthouse duplex with two private outdoor spaces! Enter this stunning 1795-square-foot masterfully designed Penthouse and follow your dreams! This three-bedroom, two-bath home features an open-plan chef's kitchen complete with a breakfast bar creating a feeling of a loft-like space flowing into a generous living and dining area perfect for entertaining not to mention gathering around the fireplace on cozy winter nights! Enjoy low monthlies with a rare and highly sought after 15-year, 421a tax abatement. See floor plan and full details here.

30-East-31st-Street-01 All images of 30E31 via Reuveni Real Estate
NoMad condos
Murray Hill condos
From the Listing: Now offering 2 years free of common charges. Residence 15 is a full-floor 2-bed/2.5-bath residence of 1,677 square feet, with 9'9" ceilings, offering abundant light and views to the north, west, and south, capturing the dynamic New York City skyline. This sophisticated home offers 7' wide-plank white oak flooring throughout, expansive picture-frame windows and multi-zone climate control. The residence boasts a 4-pipe HVAC system, allowing for simultaneous heating and cooling in different zones. See floor plan and full details here.

1501-Voorhies-Avenue-01 All images of Avalon Brooklyn Bay via Compass
Sheepshead Bay condos
Brooklyn condos
From the Listing: Sponsor will credit purchaser two years worth of taxes at closing. Perched atop revered 1 Brooklyn Bay, this sprawling four-bedroom, three-bathroom penthouse impresses with stunning views, two private terraces and gorgeous designer interiors in an amenity-rich Sheepshead Bay condominium. Spanning more than 2,500 square feet, this half-floor home boasts remarkable natural light and views thanks to floor-to-ceiling windows on the northern, eastern and southern exposures. A gracious entry gallery introduces 11-foot-tall ceilings and wide-plank hardwood floors. Ahead, the expansive living room beckons with a seamless indoor-outdoor flow to the 394-square-foot southern terrace overlooking Sheepshead Bay and Breezy Point. See floor plan and full details here.

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