Buyer’s consultation
Navigating the evolving landscape of buyer’s representation can feel complex, but with the right expertise, it becomes a true strategic advantage. Peter Comitini guides buyers through every step, offering clarity and ensuring that your interests are protected. Every client relationship begins with a conversation to understand your unique needs and goals. Schedule a buyer's consultation without cost or obligation to learn more about how we can help. As new rules reshape commission practices, understanding your options for buyer representation is more essential than ever. Whether you’re a first-time buyer or an experienced investor, our commitment to quality service and data-driven insights provides unmatched support.
Navigating the evolving landscape of buyer’s representation can feel complex, but with the right expertise, it becomes a true strategic advantage. Peter Comitini guides buyers through every step, offering clarity and ensuring that your interests are protected. Every client relationship begins with a conversation to understand your unique needs and goals. Schedule a buyer's consultation without cost or obligation to learn more about how we can help.
As new rules reshape commission practices, understanding your options for buyer representation is more essential than ever. Whether you’re a first-time buyer or an experienced investor, our commitment to quality service and data-driven insights provides unmatched support.
Our commitment is to you—your experience, your goals, and ensuring that every decision is informed and aligned with your best interests. We focus on assessing the risks, providing expert advice, and guiding you through each stage of the process with care. And yes, we only earn a fee upon successfully closing your property purchase. Explore more details below.
At the heart of our practice are simple yet powerful principles; we listen more than we speak, inform rather than push, and passionately advocate for our clients to help them achieve their goals. Navigating the complexities of real estate comes with both financial and emotional stakes, and you deserve a broker who deeply understands your objectives, using their expertise to negotiate and secure optimal results.
We provide a comprehensive suite of services designed to simplify and elevate your buying experience:
With seasoned expertise, trusted relationships, and a focus on your unique needs, our mission is to provide clarity, confidence, and unparalleled service. Let us guide you through every step of your real estate journey.
Our approach is centered on results—there are no upfront fees for our services, and we earn compensation only when we successfully help you close on a property. Acting as your dedicated agent, we prioritize your best interests, offering expert guidance and thoughtful strategies every step of the way.
We use clear, written buyer agreements that outline how payment works. In most cases, the seller’s incentive covers the cost of a buyer's agent. Traditionally, commissions were split between the listing broker and the buyer’s broker and paid by the seller. Recent rule changes, however, require buyer agents to be compensated through separate agreements, adding transparency and giving sellers more control over incentives.
While sellers often still offer competitive incentives to attract buyers and their agents, buyers may need to cover part or all of the fee if limited or no compensation is offered. These details are discussed upfront during our initial consultation to ensure clarity and avoid surprises. Buyers can make offers contingent on the seller covering these costs or choose to cover any shortfall themselves.
No matter the scenario, we are committed to providing the expertise and support you need, finding solutions that work for you. To learn more, book a free buyer’s consultation. With over two decades of local knowledge and industry relationships, we’re here to help you achieve your goals.
A little historical context helps to make clear how brokerage service is continuing to evolve. Cooperation between brokerages refers to the practice of agents sharing listing exclusives, property information, and commissions. Before the 1990s, some brokers withheld "pocket listings," limiting exposure to buyers and often disadvantaging sellers by failing to reach the largest pool of potential buyers. Over time, the industry moved toward greater transparency, a shift that has benefited both buyers and sellers alike.
In New York City, open co-brokerage gained traction in the 1990s as technology enabled brokerages to digitally share listings. This innovation created a more efficient and transparent marketplace for agents to collaborate. Around 2007, data aggregators entered the market, compiling listings into public digital portals. While these platforms provide broad access to listing data, they do not replace the expertise of local real estate agents, and don't directly offer brokerage services. They are data brokers that sell information.
You can learn more about how real estate has evolved and how aggregators have influenced the industry in this Skylight blog article. Today, platforms like ours show buyers every available listing from REBNY affiliated agencies, making for a more accurate and open marketplace. While listings may now seem ubiquitous, exceptional service is not. Put Peter Comitini on your shortlist.
To hire a real estate buyer’s representative, treat the process like hiring a new employee.
We, of course, believe the most direct path to excellent representation is by working with us. Put Peter on your shortlist and book a no obligation, free buyer's consultation today.
What are you searching for? Speak with us about your wish list.
Buyer's representation
What are you searching for? A smart move is to speak with us and discuss your wish list and start living in the place you've been dreaming of.
You'll find two options for buying an apartment in New York City. The flexible ownership of a condo, or the classic charm of a Coop.
New York City's housing market is unique, with a homeownership rate of 34%, significantly lower than the national average of 66%. The two primary options for buying an apartment in New York City are the more flexible ownership of a condo, or the classic charm of a Coop.
Co-ops still dominate the NYC market and are unique form of ownership. It is worth considering them since they comprise 65% of the marketplace.
Condos are Real Property and make-up about 35% of the market with fee simple ownership of your own unit.
Townhouses are precious and account for only 10% of annual home transactions. They're a specialty of Peter's.
Condos offer real property ownership of an apartment within a multi-unit building, along with shared ownership of common areas. They’re highly desirable for the control they offer buyers. Unlike co-ops, condos can be used as investment properties and leased out more freely. Though transactions still require board and management review., their authority is limited to a first right of refusal, allowing their only recourse as to purchase or lease the unit on the same terms if they wanted to block it. Co-op boards have much more control over a shareholder's transactions.
With condos making up about 35% of NYC’s market, their flexibility and limited availability often drive higher prices. Buyers receive a deed at closing, and each condo is individually taxed. Owners pay monthly fees for building expenses called a common charge, with financing and subletting typically more flexible, with no interviews or maximum financing restrictions.
Cooperatives, or co-ops, offer great value and are the most common type of apartment in NYC, making up about 65% of the housing market. While many co-ops are located in older buildings converted from rentals, many have been updated, and there’s often potential to increase value through improvements. When you buy in a co-op you're purchasing shares in a nonprofit corporation that owns the building. These shares grant you a proprietary lease for a specific apartment.
Co-op are referred to as ownership by "stock & lease". Buyers are "candidates" for membership, which must be approved by the co-op's Board of Directors. If you are Board approved as a co-op "shareholder", you're actually much like a rental tenant, but with an equity interest in the company which owns the building. Shareholders work cooperatively with their neighbors to manage and maintain the building. Co-ops are chartered for use as a primary residence, though some may permit pieds-à-terre for an owner's part-time use. Co-ops are not ideal for investment purposes, as renting out units are subject to Board approval and often restricted.
A “cond-op” as the name implies, is a less common type of residential building that combines elements of both co-ops and condos. Structured legally as a cooperative ownership, cond-ops often follow condo-like rules for resale and leasing, offering more flexibility than traditional co-ops. Buyers in a cond-op receive stock and a proprietary lease at closing, instead of a deed as with a condo. Condops are frequently mixed-use buildings, with both residential and commercial sections. The residential portion operates like a co-op, where unit shareholders collectively manage the building, while the commercial section, often retail or offices, are structured as separate condo units.
Condops sound appealing for those seeking cooperative ownership with the added flexibility typical of condo rules. However there are some red flags to look for. For example, if a condop permits liberal subletting, it can create hurdles to obtaining mortgages should the ratio of owner occupied units drop below 50%, which in-turn, depresses home values in that building.
Although they represent a tiny fraction of the apartments in the city, it's important to understand what these are in case you're considering one. Another variation of a Condop is a land-lease building, where the land beneath the property is rented from a landlord under a long-term lease agreement. It would not be uncommon to see a lease agreement in New York City for up to 99 years, although Byers may encounter one earlier or later in that lease's lifecycle.. Apartment owners own only the "improvements" on the land (the building), but not the land itself. This leasehold ownership structure will usually be a cooperative. It directly impacts both pricing and monthly carrying charges. Each case must be assessed individually, as the terms of land leases can vary significantly. Land leases eventually expire and require renewal, a process that can result in a considerable change to monthly cost. The financial risk for owners and buyers tends to increase as the lease approaches its renewal date.
Notably, Battery Park City is unique as the only entirely land-lease neighborhood in New York City. The land, was created in the 1960's using landfill from the original World Trade Center excavation, and is owned by the Port Authority of New York and New Jersey. Land-lease buildings, however, can be found throughout New York City.
Photo: West Street looking north with Battery Park City on the left
We represent buyers in new developments. Providing clients with insights into the marketplace, and how to strike the very best deal.
If you are drawn to sleek, modern architecture and luxurious interiors, a new development might be the perfect fit. They are a different kind of purchase than an existing home resale, with time frames and considerations which are unique to the category. These are generally condominiums, but gut-renovated townhouses are offered too. Some are converted from existing buildings, and others are ground-up new construction. Even clients who have bought real estate multiple times may find the process of purchasing in a new development to be quite different from their previous experiences.
Photo: seen from the Highline in Chelsea, 520 West 28th by Zaha Hadid
Townhouses are not just private homes—they're a lifestyle choice, often nestled in neighborhoods where strong community ties keep people connected.
What you will not often get even in a multi-million dollar condo, is the rarest commodity in New York City real estate. Owning the dirt or land has always been a true privilege. Townhouses offer the rare combination of land, privacy, space, a backyard, and connection with the city’s architectural heritage.
Often adorned with exquisite plasterwork, intricate wood details, and high design, these homes represent a small fraction of NYC’s housing stock. Townhouses are particularly prized in Manhattan and Brooklyn neighborhoods where intact rows of them can evoke a bygone era. Their rarity and historic character often attracts those seeking a more refined, urban lifestyle and room to grow.
Often over a century old, these homes are part of the fabric of communities. Owners often get to know one-another through stoop-side conversations with neighbors with whom they share admiration and concerns for the neighborhood.
A townhouse's width significantly impacts its price with 25" or wider commanding higher prices due to their potential for more versatile layouts such as side-by-side bedrooms. Common lot widths can range from 15 to 20 feet. If wider is better, consider that narrower townhouses, can be more affordable while still offering highly desirable features like gardens, garages, and extra storage. Bonuses like basements and cellars, sometimes excluded from official square footage are useful as storage or rec rooms. Some owners improve these spaces incorporating outdoor access with creative excavation and landscaping.
Consider what it must be like to own a 175 year-old townhouse. Buying one requires due diligence—an understanding of the property’s condition, and ongoing maintenance. Many of these homes date as far back as the mid-19th century and will demand more consistent upkeep than newer buildings. It's essential to budget for ongoing care. There are a variety of styles and construction techniques used in their design and modification over the years, so getting a home inspection is a must when buying one. Each building is unique and it is an essential risk assessment to make.
Many New York City townhouses are located in Landmark Districts, where the Landmarks Preservation Commission (LPC) regulates modifications to preserve their historic character. Alterations affecting the public streetscape, such as changes to facades or windows, require LPC approval, which can extend project timelines and increase costs. However, these are protections that enhance long-term property value and ensure the human-scaled charm and ambiance of these neighborhoods endures for future generations.
We specialize in assisting professional investors with the acquisition and sale of commercial assets, including development sites, mixed-use buildings, multifamily rentals, retail properties, and condominium units. Our expertise extends to facilitating 1031 exchanges, helping our clients grow their real estate portfolios, and build generational wealth.
By focusing on value and potential, we analyze market trends, property conditions, and financial factors to provide investors with the insights they need to make informed decisions. While we do not provide legal, architectural, or appraisal services, we collaborate closely with clients' professionals and can recommend trusted experts in zoning, legal, and design matters when needed.
Our approach is tailored to each property’s unique opportunities and challenges, guiding investors in identifying, acquiring, and positioning assets to maximize returns. Whether you’re expanding your portfolio or preparing to sell, we provide expert guidance and strategic solutions to help you achieve your investment goals.
Photo: Sold:—McKim Mead & White Townhouse Site; 471 West End Ave, Manhattan
Buying a home in New York City is a multi-step journey that typically unfolds over the course of six months, though the timeline can vary based on market conditions and your personal circumstances. Helping people to navigate this process is the very essence of our work. Whether you're transitioning from selling a current home or coordinating the purchase with the end of a lease, there are many factors to keep in mind. Below is an overview of the key steps involved once you partner with Peter to begin the process.
Buyer’s consultation
Getting ready
See homes for sale
Making an offer
Getting into contract
Purchase Application
Closing on your new home
"For two decades, I've guided clients through the ins and outs of NYC real estate by offering boutique service, customized marketing, and the expertise to get your deal done. Learn more by exploring my site and book a call below"
—Peter Comitini
This property estimate is based on an automated valuation model (AVM) that utilizes public data and trends to estimate the current selling value of your home. It serves solely for informational purposes and is not an appraisal. Prior to making any significant decisions, you should consult with your trusted licensed real estate broker or licensed appraiser. We provide a complimentary on-site home market evaluation for homeowners considering the sale of their property