Questions we hear every week

No. A first conversation, by phone, video or at one of our offices, is free and doesn't commit you to anything. We'll explain how we work, what we charge and whether we're the right fit.

New York requires every real estate agent to give you an Agency Disclosure Form at the first substantive contact. It explains the different relationships you can have with an agent (seller's agent, buyer's agent, dual agent, and others) and who owes loyalty to whom. It's not a contract and doesn't obligate you to work with us. Signing it only confirms you received it. You'll also get New York's Housing and Anti-Discrimination Disclosure Form, which describes your fair housing rights.

Whichever is closer to where you're looking. Roughly speaking, the Beacon office covers the east side of the river from Cold Spring to Fishkill, plus Newburgh; Kingston covers Ulster County and works with Priya on Rhinebeck, Red Hook and Hudson. The offices share listings and agents freely, so you can't really pick wrong. Beacon is (845) 555-0127, Kingston (845) 555-0190.

Yes. Saturday is our busiest day, the offices are open 10 to 4, and most Sundays at least one of us is holding an open house. Sunday showings are by appointment. Agents do take days off, so if yours is out, someone else from the office will cover.

Since August 17, 2024, under changes that followed a national legal settlement, agents who work with buyers need a written agreement before touring a home with them, in person or by live video. The agreement says what the agent will be paid, as a specific amount or percentage, says that the fee is negotiable and not set by law, and says the agent can't receive more than that amount. It's short; we'll read it with you. You can read more in our post What a buyer agreement means.

It depends on the deal. Often the seller still agrees to pay some or all of the buyer's agent's fee, as part of the negotiation. Sometimes the buyer asks for a concession from the seller in the offer to cover it. Sometimes the buyer pays part or all of it. What changed in 2024 is that it's written down in advance, and offers of compensation no longer appear on the listing service. We'll be clear with you about the possibilities before you make an offer.

Yes. If you're not ready to commit to working with us, we can use a short touring agreement that covers a single property or a single day. If you decide to keep working together, we'll move to a full buyer agreement.

No. We don't require a pre-approval to tour, and we apply that the same way to everyone (see our Standard Operating Procedures). We do require a pre-approval letter or proof of funds before we submit an offer, because sellers will ask for it, and we strongly suggest talking to a lender early so you know your real budget.

In most of downstate and mid-Hudson New York, attorneys draft and negotiate the contract of sale, review the title, and attend the closing. Agents negotiate the price and the main terms and write them on an offer or "deal sheet," then the attorneys take over. Each side has its own attorney. We can give you the names of several local real estate attorneys; we don't receive anything for the referral.

Not yet. In New York, an accepted offer is not binding on either side until the contract of sale is signed by both buyer and seller. Until then, the seller can still take another offer and you can still walk away. That's why we try to move quickly from accepted offer to signed contract, usually within one to two weeks.

When you sign the contract you'll usually put down a deposit, often 10% of the price (it's negotiable, and sometimes lower). It's typically held in escrow by the seller's attorney until closing, when it's applied to the purchase price.

Plan for roughly 2% to 5% of the price on top of your down payment, depending on the loan and the price. That usually includes your attorney's fee, the lender's fees, title insurance, the mortgage recording tax if you have a loan, recording fees, prepaid taxes and insurance, and the inspection and appraisal. On purchases of $1 million or more, the buyer also pays New York's 1% "mansion tax." Your lender and attorney will give you exact figures.

A New York State tax of 1% of the purchase price, paid by the buyer, on residential purchases of $1 million or more. On a $1,195,000 house, that's $11,950. It applies to the whole price, not just the amount over $1 million, so a house at $999,000 and one at $1,005,000 have very different closing costs.

Always. On an old house we'd suggest a general home inspection plus whatever it calls for: a sewer or septic inspection, a well water test (flow and quality), a radon test, a chimney inspection, an oil-tank sweep if there was ever oil heat, and a structural engineer if the inspector raises anything about the foundation or framing. See our old-house inspection checklist.

Usually 60 to 90 days with a mortgage, and 30 to 45 days for a cash purchase. Land, farms, estates and houses with title or survey questions can take longer. Condos in new buildings can depend on the sponsor's paperwork.

Higher than most people expect, especially people coming from New York City. Taxes depend on the town, the school district and the assessment, and they change every year. Every one of our listings gives the current annual taxes in dollars. Ask us, and we'll show you the tax bill.

We can tell you which district a property is in and point you to the state's public data and the district's own website. We don't rank or recommend schools, and fair housing rules mean we won't steer you toward or away from a neighborhood based on who lives there. Visit the schools, talk to parents, and make your own judgment.

We'll check the public flood maps for every property we show near water, and we'll tell you what we know about local flooding (some roads near creeks really do flood in March). Ask your insurance agent for a flood quote before you sign a contract; it can change the math.

A percolation test measures how quickly water drains through the soil, which tells an engineer whether a septic system can be built and what kind. Most buildable rural lots need a successful perc and deep-hole test before the health department will approve a septic design. If a lot is "perc tested," ask for the results and the date.

No, but you should test. Most houses outside village centers have a private well and septic system, and they're fine when maintained. Test the water for bacteria and common contaminants, and test the flow rate. Have the septic inspected and pumped, and ask the seller for the pumping history and the age of the system.

In general terms, New York allows land that's actively farmed to be assessed at a lower agricultural value for property taxes, if it meets certain conditions. If the land stops being farmed, there can be "rollback" or conversion payments. The rules are specific and the stakes can be real, so talk to an attorney and the town assessor before you buy. Eli can explain how it has worked on properties he's sold.

A permanent legal agreement, usually with a land trust or government agency, that limits how a piece of land can be developed. It might prevent subdivision or new buildings on part of a property. Easements stay with the land when it's sold, so read it carefully, with your attorney, before you buy.

Federal law requires sellers and agents to disclose known lead-based paint hazards in pre-1978 housing and to give buyers a pamphlet about lead. You have the right to a lead inspection or risk assessment during a set period before you're bound. Old houses can also have knob-and-tube wiring, buried oil tanks, asbestos pipe insulation and fieldstone foundations that are damp in spring. None of these is a deal-breaker on its own; all of them are worth knowing about.

Commissions are negotiable and not set by law. We discuss ours at the listing appointment, in writing, along with what it covers and whether you'd like to offer compensation to a buyer's agent. We don't post a rate because it depends on the property, the price and how much work it needs.

From closed comparable sales, not online estimates. We look at what similar houses in your town sold for in the last six to twelve months, adjust for condition, size, land and location, and look at what's on the market now that buyers will compare yours to. We'll show you the comparables and explain our reasoning. Our home value request starts that process.

Our pre-listing repair service. If your house needs painting, minor carpentry, electrical fixes, a deep clean or a cleared-out basement before it goes on the market, we coordinate the tradespeople and schedule the work, and the cost is paid out of your proceeds at closing rather than up front. You approve every estimate before any work begins. More on our staging and prep page.

In practice, yes. New York requires most residential sellers to give buyers a Property Condition Disclosure Statement before contract. Until March 2024, sellers could give a $500 credit instead; that option was eliminated. Fill it out honestly with what you actually know. If you're not sure how to answer a question, ask your attorney.

Usually the real estate commission, your attorney's fee, New York State's real estate transfer tax (0.4% of the price), payoff of any mortgage, and some smaller fees and adjustments. On a $649,000 sale, the state transfer tax would be $2,596. Your attorney will prepare a closing statement.

Most listings arrive between March and June, and that's when the most buyers are looking. There's a smaller second season in September and October. Winter buyers are fewer but serious. The best time is usually when your house is ready; we'll tell you honestly whether waiting a season is worth it.

Not always. Empty houses and cluttered houses both benefit from it; well-furnished houses often just need editing. We work with a network of local stagers and can advise on what's worth doing for your house and your price.

Yes, but tenants have rights under their lease and New York law, including about notice for showings. Rosa and Hollis handle sales with tenants in place regularly, and your attorney should review the leases before listing.

See the home first, then fill out our written application. We screen every applicant the same way, using the same written criteria. You can read the current process on our rentals page or ask Hollis Greer at the rental desk.

New York law limits application fees to the actual cost of a background or credit check, up to $20, and caps security deposits at one month's rent. We follow those rules, and we never charge tenants a broker's fee on homes our rental desk leases.

Yes. In New York, lawful source of income, including housing vouchers and other assistance, is a protected class. We evaluate every application the same way regardless of how the rent will be paid.

Possibly. Our rental desk manages twelve homes and takes on a few more each year, mostly in Kingston, Saugerties and Rosendale. We can handle everything from tenant placement to full management. Ask Hollis for our management agreement and fee schedule.

From Beacon, Metro-North runs to Grand Central in roughly 80 to 95 minutes; from Cold Spring, about 65 to 75. From Rhinebeck (Rhinecliff station) and Hudson, Amtrak to Penn Station takes about 1 hour 40 minutes and 2 hours. Kingston and New Paltz have no train; commuter buses run to Manhattan in about two hours. Schedules change, so check the current timetables before you decide.

Yes, and many of our clients do. We can do live video tours (you'll still need a buyer agreement first), your attorney and lender can work remotely, and many closings can be arranged so that you only need to come up once or twice. We'd still recommend seeing the house in person before you sign a contract.

You'll be in charge of things the super used to handle: heating fuel (oil, propane, gas or electric heat pumps), snow, the well and septic if you have them, gutters, and the occasional power outage. None of it is hard, but budget for it. Marcus has a long list; read more on our moving from NYC page.