Maintenance fees with a Manhattan condo
Posted by Wei Min Tan on August 24, 2022
What are maintenance fees with a Manhattan, New York condo and what is reasonable?
With Manhattan condos, maintenance fees are known as common charges. When buying a condo, the monthly outflows are common charges and property taxes (collectively known as carrying cost). The average combined carrying cost with Manhattan condos is $2.70 per square foot per month. For example, let’s say you buy a 1,300 sqft two-bedroom condo. This means the average carrying cost is 1,300 x $2.70 = $3,510 per month.
Read about Wei Min’s style in Best Manhattan property agents and Role of a buyer’s broker.
High end new condos and old buildings tend to have higher carrying costs. What is deemed high? In my opinion, $3.00 per month or higher is high. Low is anything $2.50 or below. High end new developments have higher carrying costs because they tend to have a lot of amenities. Meanwhile, older buildings have higher carrying costs because they tend to need more repair reserves.
Deal example: Client’s luxury condo in Soho. Maintenance fee is high but the location, amenities and desirability outweigh the extra expense.
If you’re buying a Coop, then the term maintenance is appropriate. In a Coop building, the monthly maintenance expense is roughly the equivalent of the common charges, property taxes (as with a condo) and it also includes the building’s underlying mortgage. A condo building does not have an underlying mortgage. Hence theoretically, a Coop’s maintenance is higher than a Condo’s common charges and taxes.
These are just general guidelines. When looking at buying opportunities with clients, we always evaluate each condo’s carrying costs and overall financial feasibility on a case-by-case basis. As example, sometimes a condo may have higher carrying costs but it may make sense if the rent it commands is extra high, or the condo’s desirability outweighs the extra expense.
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We focus on global investors buying Manhattan condos for portfolio diversification and long term return-on-investment.
1) Identify the right buy based on objectives
2) Manage the buy process
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