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NYC Seller’s Guide — Condos, Co-ops & Townhouses
Why work with me
I bring Eklund|Gomes’ global reach, targeted PR and in-house creative services to sell your home for the highest net. That means editorial photography, bespoke marketing collateral, targeted outreach to qualified buyers, and hands-on coordination through closing.
(Highlights: global distribution, PR amplification, and a dedicated creative team to position your property.)
Condos • Co-ops • Townhouses — what this means for you
Co-ops: board approval and proprietary leases mean extra steps — I’ll assemble the packet and prepare buyers so approval is efficient. Condos: typically faster closings and wider buyer appeal. Townhouses: title, survey and inspection matters are front and center. I’ll guide the right strategy for your product and neighborhood to maximize price and speed.
Pricing strategy & high-end staging — how we achieve premium offers
Pricing approach
- Hyperlocal comps: price to immediate comparables — same line, floor, and exposure when available.
- Three-scenario plan: aspirational list, expected market price, and a conservative band — I’ll recommend which to use based on your goals.
- Net-first pricing: I model your target net and factor flip tax, transfer taxes, commissions and possible concessions into the list price.
- Search placement: price positioning to maximize search visibility and buyer interest (e.g., $2.95M vs $3.0M decisions).
Staging & presentation
- Editorial staging: tasteful, scale-correct furniture and art to show volume and lifestyle.
- Lighting & sightlines: prioritize natural light, clean window treatments and hero views for the lead photo.
- Kitchen & bath polish: small updates and staged vignettes in key rooms typically deliver strong returns.
- Media set: hero image, full photo set, floor plan, 3-D tour and a short listing film for high-net-worth distribution.
Typical timeline — condo vs co-op (realistic ranges)
These ranges are typical. Exact timing depends on buyer financing, board schedules, and contingencies. I’ll manage the schedule and keep you informed at each step.
How I market your property
I craft your property narrative and execute a tailored marketing plan: editorial photography (if you choose), targeted digital distribution, curated private showings to pre-qualified buyers, PR placement and international syndication when appropriate. The goal is competitive demand and the best offers for your home.
Negotiation & co-op board preparation
I’ll help you decide when to offer credits vs. price reductions, prepare the co-op packet, and streamline board review. My approach preserves value while minimizing timeline risk.
Important co-op materials you should have
- Offering plan & amendments; flip tax schedule
- Recent board minutes & building financials (if available)
- Managing agent contact info & building house rules
- Receipts/warranties for renovations, permits, and list of improvements
Frequently asked questions
With a complete application many co-op boards approve within 2–6 weeks. Having the packet prepared in advance is the best way to avoid delays.
Common items: broker commission, NYC & NY State transfer taxes, any flip tax (if applicable), attorney & closing fees, payoff amounts and any negotiated seller credits.
Yes — professional staging and editorial photography typically result in higher offers and better buyer quality, particularly in the luxury market.
Seller checklist — documents & professionals
- Title / deed (townhouses) or proprietary lease + stock certificate (co-ops) or deed (condos)
- Offering plan and all amendments; flip-tax schedule
- Recent board minutes & building financials (co-ops)
- Purchase application template & buyer board packet checklist
- Loan payoff statements & mortgage details
- Receipts and warranties for renovations / permits
- Certificate of occupancy (if applicable) and any open violations
- Real estate attorney experienced in NYC closings & sponsor sales
- CPA / tax advisor for capital gains planning
- Top-tier listing broker (that’s me — I provide luxury marketing & PR access)
- Professional stager, editorial photographer, floor-plan/3D vendor
- Title or closing coordinator (condo/townhouse) and managing agent contact (co-op)
- Pre-list inspection
- Comps packet & price band strategy
- Photography, floor plan & listing film scheduling (if desired)
- Curated preview outreach to qualified buyers
Book a concierge consultation
I’ll review pricing, staging, and timing and deliver a tailored listing plan. Let’s schedule a time to walk through your goals and map out a high-impact plan to sell your home.