Astoria Condos Please Help

I know a broker who has some co-op listings in Astoria. Call Michael Breen 860-543-1932.

Most everything over there stinks. I grew up in Queens and Astoria has always been a crummier neighborhood full of newcomers to New York afraid to move out "too far". I recommend one of the more stable areas like Forest Hills or even Jackson Heights where there are more livable coops and condos (not ones with 12x14 foot living rooms). In the end they may retain their value better and save you your investment. Both of those condos you mentiones, levels, look terrible.

I agree, that many of the condos for sale have poor trims and features. They really need to step up if they are going to compete with Manhattan. Keep your eye out for something and maybe you'll find something you like.

Good luck.

check out the piano factory down on vernon, its not the best location, but the building was nice.

When I look at condos in Astoria, none of them make sense to buy. Just for the maintenance alone that you would pay on them, you can almost rent a studio.

There are great 1 BR apartments in Astoria going for $1100-1200/mo. Why bother with buying a condo at this point?

Disclaimer: I have thought about investing in a rental property in this area.

What are people's thoughts in general of Astoria vs LIC? I currently live in Astoria and like the area (lots of bars, restaurants, grocery, etc. but am not too familiar with the LIC area... from what I've heard it's not very developed? Not many grocery/cafe/stores?

For all of the developments in LIC you would think the area might be more extensively developed. But, sadly, it seems to be somewhat lacking. And, with the current economic slowdown, who knows when it will be before you don't have to get into a car and drive to a "decent" supermarket. But, levels, I still don't see a decent place to buy in Astoria. Perhaps, as Janus stated, investing in a rental property might be the way to go. But, close to a million for a shabbily three family house seems ridiculous. In Astoria, even the houses built 60 or 70 years ago are shabby.

Regarding Arista 35, they sold about 7 units out of 22 as of October 1st. average for this place is $636 psf for all the contracts signed so far. I like the units in the building, good material, layouts were good, however I think their asking prices can come down a bit. you think they will cut prices if they don't hit 50% sold soon?

Mmagic, exactly my thoughts. Arista 35, overall, is probably one of, if not the nicest condo in Astoria when you combine quality, layout, available parking etc. The problem is like you said, is their asking price. They want about $625psf which just seems a bit high, and they do NOT want to negotiate with prices at all, and owner was actually VERY disrespectful and basically told me to look at other places when I sat down with him, which really bothered me a lot.

Levels, Actually I've been there to look at the units twice- once around June, and again around late summer, I remember the broker saying his goal was to be fully sold by Thanksgiving- it doesn't look like thats going to happen.As you probably know, the 620 sq foot units at Arista, are going for $379k to $399k for the 2nd to 4th floors respectively. I had told them I'd be interested IF they are willing to negotiate to the lower 300s range, of which they didn't give me an answer for. If they choose to not negotiate and be disrespectful, let them struggle to find a buyer, eventually they might cave in and have to drop prices if they don't sell all the units. Theres always other developments in the area you can look into i.e. Amalfi, the Luxe, Poseidon, and the Astoria as you mentioned.

Anybody else take a look at Arista 35 and have any opinions or thoughts about Astoria Condos in general?

Hey Levels. Ive been following some of the new condos in Astoria on craiglist for the last year or so and it finally seems like the prices are going lower. It seems like the new condos arent selling so I would have to think they will stil come down. Im waiting till I see them in the low 300's. Im really curious as to whats gonna happen to the new developements under the n/w train.

Hey Kevin...yeah they seem like they are SLOWLY coming down a little, but still pretty high up there. Yeah I took a look at those condo's under the train, think they are called the "Astor Condos", were they really crazy to build a condo complex ON TOP of a subway basically? Who would buy there? The only 2 new construction condos I like at all are Arista 35, which just started selling their units but want about 625psf, and The Astoria, which I think now only has 1 unit left at about 600psf. Is this 600 range crazy for a nice place over here?

How about astor condominiums on 31st st?? Their aprtments are fairly good size and close to everything!!!

Just go to the Astor condos and you'll realize in about 15 seconds why you should not buy there. They are really poor quality.

I don't think quality is that bad but I agree that lay out is very poor. You can get them for 520$ psf. much cheaper then anybody is offering I think I would prfer to be close to subway/restaurants than go in a so so area..

The problem with the Astor condo's is how close they are to the train... I think being literally ON TOP of the subway, is not a good things...especially when you go to sell again.

Levels,I agree with you.Other day I was there, checking the condos at 7th floor. Its got nice view and you odnt feel like you are close to train, nice big balcony/terrace. May be I am biased cause I prefer broadway/steinway area.

Where are you looking for condos? Astoria only? Did you like anything so far?

Can anybody update this info? What's the best new development in Astoria for condos with tax abatement? One bedroom with real, live doorman --not that virtual doorman thing.

rednuclei: Thanks for your info.

ddevito: When I check out Asoria condos in the summer/fall, I'll keep your comment in mind.

Any input from somebody who has purchased in any of the above buildings?

levels-who is the owner at Arista35?...i am on the market to buy..but Arista35 is tooooo high for Astoria. thoughts?

has anyone checked out Amalfi or the Luxe???

Check out Plaza 21
www.plaza21condos.com
New condo development on 21st Avenue - priced from $310,000 for 1 beds and $445,000 for 2 beds

Arlinda: It looks nice. Price is right, but no doorman and no elevator? I'm not lazy, I'm just early middle-aged.

I ended up purchasing at Arista 35. They are slightly overpriced, but I got a 500sf outdoor area, and also a parking spot..2 things many of the places did not offer. Cokeguzel- the owner is Ron Bonelli. Kevin5- I have checked out both the Amalfi and the Luxe, neither one really impressed me due to a combo of layout, location, and no parking. Those plaza 21 look nice, at least in the pictures, but again they don't seem priced any differently then Arista 35 as the bigger 1br is priced at 410k. Also the location is not too ideal, this is something important to consider. It was another reason I was willing to pay a little more, Arista 35 is located more centrally then a lot of these places(3 blocks from subway).

Hi Levels, sounds like you did very well...congrats!

I live about a half a block from plaza 21 and I really don't like the building. I've seen the pics but I think the location isn't going to cut it.

Congrats Levels. I just looked at a coop last week on crescent and 31st ave. It was listed at 325k and it was not nice at all. Still searching. Good luck on your new apt.

I own ar 44-14 Newtown Road (not selling). It's nice reasonably located 2-bldg pre-war
coop with full-time super, laundry, elevator, bike room, porter and many large 1-bs. The
managing agent often knows of units for sale (Bob at 718-625-4671),

I've pwwed and rented in Astoria on and off for 24 years. Many of the new condos are extremely
poorly loctaed and in areas which are not that safe. Like Manhattan, value in Queens is directly
related to proximity to the subway, nightlife and shopping. many newer buildings fall short on
at least one of those factors/

rb345- yes those were exactly my thoughts and makes me feel better about my purchase. Arista 35 is located on 35th street right off Astoria blvd, and while I would have liked to be a LITTLE further down towards maybe Broadway, it's still a very good location and literally 3 blocks from the subway. Especially like you said, compared to where these other places are located. Seems like so many of these Condos are located below 25th street because of a combination of the property being cheaper, and there being more available space. Like you said I just can't see spending money to be located there but some people do not mind as much. If people are looking for Condo's in Astoria I would def check out Arista 35. I am pretty sure they already have 12 in contract out of 22 total condo's and the building is brand new and just started selling in December so I think that's a good sign. I looked for a while, and it's really tough to find a nice combo of location, parking, and quality in Astoria for a condo so I don't think these will last long. The owner was a little too cocky for my liking, but that's what happens with these guys sometimes.

HI Levels

I am seriously interested in arista. is there way i can talk to you off topic ?

in the meantime someone told me that the closing costs on these new condos can range from 25 K to 30 K. Is this accurate

fringe locations collapse in value in weak markets iike the one we're in. Woth real unemployment
over 20% and underemployment, as defined in skills used or time worked, probably well over 50%, we
are at extreme risk that the economy will get much worse.

Good real estate holds up. At least 1/3 of the non-investor units in my marhinally located UES
coop sold in foreclosure in the last meltdown (about 75 in total). By contrastm there were almost
no foreclosures in a prime Flatiron doorman building of almost 500 units

Levels, actually they had started selling early last summer-- one of the brokers wanted to sell the whole place by Thanksgiving '09...

did the sellers at Arista budge much from their 2009 asking prices? any indication they are going to cut prices on the remaining unsold units?

Astor123 if you know a way to send me a private message we can talk but I'd rather not post my info here. Yes you are right they first started selling in summer, but their official open house was not until much later because the building was unfinished. It pretty much just finished up so I'm not an expert on selling time-frames, but I do think they just got to 51% sold, and I think they are going to start us closing in the beginning of March.

From what I'm told about they normally sell condo's, is that they lower the prices slightly to get to 51% sold, then higher them back to their asking to get most of the rest sold, and then when they only have a few left they drop them to their lowest level to sell the remaining units. Who knows how true this is, but the problem is that if you wait til the end you only get to choose from what's left. That is why I was willing to be an early purchaser since I was able to get 1 of 4 units with a 500sf backyard, and also a parking spot.

Someone please help. I am new to the area and would like to buy. It seems to be like this is just a rental area, as most of these condo's have been on the market for over a year now. Any insight would be much appreciated.

Thanks

The prices are still relatively the same. Not much of a drop and the units are certainly not worth what they are asking for. Astoria is a decent neighborhood but it definitly doesnt warrant 600 p.s.f.

On the other hand you have condos priced at $399K for a one bedroom and there are some co-ops out there built in the 1920's priced at $200-225K. You put down 20% and you will have the same montly payments mostly due to the fact that the coop's maintenance is $1K per month.

The max price for the Astoria condos should be at 250K not 399.
Will crash in due time.

"The Astoria" on 23rd street and 30th ave
One unit left this was originally priced at $625K for a 1 bedroom currently at/around 475K.

Astor Condos
Not one unit has sold. Plenty in contract and this is an FHA building.

Poseidon
Reduced their prices but they still have some work to do like finishing the terraces.

Amalfi is decent but overpriced, slightly better than the Luxe.

Plaza 21 recently put up for sale but the location is crap.

Haven't seen the Arista35.

Astoriana on 37 between 31st ave and broadway is a joke. They want 699K for a two bedroom and the second one is in the basement yes the basement. $399 for a one bedroom on the second floor and $429 for a one bedroom on the third floor. Why the 30K difference between the two floors when there is no elevator and no views whatsover??

Also it would be nice if these places had kitchens separated from the living rooms not meshed together.
Nothing luxuurious about most of these places.

Levels, congrats on your purchase. How much was the seller willing to reduce (by % or $ or sq. ft. price) their asking price? I'm also looking at Arista 35, but I too think that they are slightly overpriced. I also disagree with nyc999 that max prices of astoria condos should be $250k and that the market will crash to that point.

Freeman go bargain with the owner of Arista35 and mention to him that his balconies already have rust on the foundation of the balconies.

The only sold building that can be used as comparables in Astoria is The astoria on 30th avenue. I think people paid a little to much there. These buildings are overpriced and are sitting on the market. The economy seems to be getting worse. I think 520 a square is a safe bet. Anyone else?

The Astoria was heavily overpriced for what it had to show. The 1 bedroom unit they still have available is currently listed at $449K.

http://streeteasy.com/nyc/building/the-astoria

This unit was originally listed at $625K. A drop of 28%. The maintenance and cc's will make you dizzy here. Overall it is overpriced and I don't need a medical sign on the condo that I am purchasing. Good luck trying to resell here.

I am thinging about purchasing in Arista35 but having trouble finding comparables. Any advice on what I should offer per square foot? Anyone know where I can find comparables? Thanks in advanc for your time!

I am thinking about purchasing in Arista35 but having trouble finding comparables. Any advice on what I should offer per square foot? Anyone know where I can find comparables? Thanks in advance for your time!

condosearch, check this out:

http://www.redfin.com/NY/Astoria/2519-35th-St-11103/unit-4A/home/21994038

The last sale was $385k on 5/13

I have visited Arista 35 and Astor. Quality wise, I think there isn't much difference in the interior of both places. The 1BRs in the Astor seem to have a more spacious layout. The 1BRs in Arista 35 seem to be smaller that their stated square footage.

Though nice, Arista 35 is overpriced, and as others have mentioned, it will take a long time for this condo to really appreciate because it's priced too high. They also are not willing to negotiate on price. For their prices, you're better off in the Hunters Point area of LIC.

The Astor was better priced and they seem flexible on price, but I could see how being across from the EL will make it difficult to resale a condo there. They will probably have to lower their prices further.

I didn't bother looking at other condos in Astoria because several friends have told me all the other ones have been poorly built, with dated interiors.

I echo the statements of others that Astoria condos seem to been built in the wrong areas. They just pop up a condo on a random block with single family homes. To me, that means that it will be a long time before the area becomes revitalized and affluent to justify the prices.

http://www.redfin.com/NY/Astoria/2519-35th-St-11103/unit-4A/home/21994038

In regards to this unit at Arista 35, it's really tiny. You could barely fit a queens size bed in the BR. Anything under 680 Sq. Ft in this building, seemed small. In comparison, a 636 Sq. Ft. 1BR at the Astor seem more spacious and it could easily fit a Queens sized bed. From what I gather, the bathrooms are Arista 35 are bigger thereby making the bedrooms look smaller. It may also be that Arista 35 is including balcony space in sq. ft.

Anyone have any thoughts on the Santorini? Looks nice, but I wonder about the workmanship with those water damaged floors in several of the units. I saw Arista 35 and the units felt a bit small for the price.

Thank you joseesq.

I'm planning to view the units in Santorini but munch591's feedback about workmanship is concerning. I agree Arista's apartment are overpriced given the size, appears they are accounting for outside walls in their square footage calculation. I am surprised they have only a few left.

Any thoughts on Santorini condos and the developer?

It is absolutely real that personal preference is the most important when deciding for a place to live.
I visited Santorini and didn’t like the area. It’s too busy for my taste. The place if fine and the apartments look nice.
As oppose to the majority around here, I like to be farther from the train and busy streets. I like the location of Plaza 21. I found the place very nice, and they are willing to negotiate. Perhaps as an “investment” or a short-term house is not great, but for a living house is very nice for me.
They claim to have about 12 units in contract; it’s FHA and looks “well” built. The spaces are “good” and maybe a negotiated price in the range of $535psf is fine taking the low rates we have now.

What's people's experience working with brokers in Astoria? I find them to be rather unresponsive and not as informed as I expected. Anyone have a better experience and/or name they might want to share? I've tried several already and they even have trouble showing up to our confirmed appointments....

Try Millenium Real State. Robert Lattanzio is the owner. (718) 777-5699

The santorini is areally nic building and its really worth buying there.

We just went to the Santorini and the Arista35 yesterday. We are looking at 2 or 3 Br places and didn't know Arista was only 1Br layouts. I thought the Santorini for size/price was very competitive...but it is still all high IMHO. I did see the water damage unit and thought otherwise...why would you show that you unit if you weren't sure it was going to demonstrate that it would destroy and leak through the flow below. But, what is a good price point to be looking for, since it is so arbitrary?

Sorry, I meant NOT destroy/damage and leak into the floor below. it is too early on monday morning.

Hi,

I checked out the Santorini. The model apartments were really nice and spacious, and close to the train. BUT!:

Make sure you look carefully at the non-model apartments to make sure you feel comfortable with this place. It may be just things that can easily be fixed and are not a big deal, but a lot of non-model units had water damage. For example, a lot of the floors had water stains and the bathroom ceilings had water bubbles on the sheet rock, indicating leakage. The floors also seemed loose and squeaked a lot. Again, these may be minor things that can easily be fixed by the developer, but it made me leery. I definitely would recommend a professional inspector/engineer doing a walk through. No washer & dryer in the units, but, apparently a laundry room on each floor.

On the bright side, most of units were spacious, decent appliances and nice sized bathroom with nice tiles. Also, the N train was less than 2 blocks away. It’s not located in the most "prime area" of Astoria, though, but closer to the City than other Astoria condos. If you plan to commute to the City, I would stay south of Astoria Blvd.

I'm incline towards Plaza 21. I like the terraces...
The rates are good now... it's perhaps a good time to buy... I'm hesitating.

Many Astoria condos are poorly located. Have any of you considered any of Astoria's pre-war
coops (I own in one).

Santorini is nice, but they aren't willing to move much on the price. Do people think they are priced right?

I'm looking for 2 bedrooms. So I think plaza 21 is nice. The one with terrace is still in the market... so I tink I'll bite.

I have been looking to buy in Astoria for a while and have seen just about EVERY new condo building and unit. You name it. I agree that most of the new condos are in horrible locations, case in point is the East River Tower, well priced and negoitable with amazing apartments! all with mahattan views. 25 year abatment too. I loved it more than any other condo units i had seen in Astoria EXCEPT it is 1 mile from the subway and the broker told me that the bus stops running at 6pm! There is nothing around it either. Such a shame.

Santorini has potential but I definitely could hear the N/W train noise from inside of the units. It was almost as noisy as The Astor units were on the 6th and 7th floor. It does have gas heat were as the Astor has electric heat.

Arista35 may be close to the subway but it is still a pretty far walk to 30th ave. and Steinway where most of the action is. I think Arista is over priced and don't understand how they are able to sell units so fast at those prices. I heard from the broker that they are not negoiating so I never even bothered to put in an offer.

I checked out the Santorini, i really wanted to like this place, but couldn't get past the cheap quality, especially the bedroom closets.

hardstocomeby, would you mind elaborating? What did you think was wrong with the closets?

calldn:

You should chek out the coop at 44-14 Newtown Road. It is opre-war, thick-walled, has a live-in super,
laundry, elevator, bike storgae room, and it two blocks from the 46th/Browadway Q,V,R subway stop.

There are three apartments on the market in that building right now, raning from 235-330k. All are
listed on SE.

In the interest of full disclosure, two are mine, including one which I will be advertising on SE by
2 PN today for $330,000.

That building is much better loctaed than most new condos, and is with 2-3 blocks of numerous cafes,
restaurants, delis, Steinway at Browadway and 31st Avenue, and a Starbucks which provides free wi-fi to
log onto SE

Does anybody have any recommendations on the Sahara Towers? I checked some apartments out last weekend and the apartments are top notch. Everything inside and out was great quality. Only downside is the location. It's on 26th avenue and 21st street. Anybody live around this area and know a bit more. I don't mind the 10 minute walk to the subway but just curious how this area is at night and if there is potential for growth/improvement here.

Sahara Towers has been on the market for about a year and last I heard only 1 unit was in contract (please update me if it's changed). That says something to me. Once you get west of 21st street desirabilty plummets and in these tough real estate times they are a hard sell. I think the sf in the Sahara units is over stated but they do come with basement storage. The high tech security features are way over board, either someone is paranoid or obsessed with gadgets!? The area around Sahara Towers is remote when it comes to grocery stores, drugstores, subway access, and the traffic can be pretty noisy. The prices are very low on a PPSF basis and I'm still not biting, although it is tempting.

I got a tour of some of the apartments with a co-owner of the Sahara Towers this past weekend and I asked him how many have been sold and he told 6 thus far (out of 18). Like I said, in my opinion, the apartments themselves are no joke and definitely of great quality for a good value. My only concern is the area west of the building (which is what you bring up) and that is why I am still undecided if I should make an offer.

I checked out Sahara Tower as well this past weekend with the Owner. Nice guy. Six appear to be sold. In terms of quality, top notch compared to others new condos in Astoria. Love the bathroom!
There are basically two floorplans, A and B. I like "A" for the views of the city from the kitchen on the upper floors. However, the placed seems just a tab bit small. No parking also, but the owner said he can rent out a space in the back for the tenants at a cost. Most of the apts are 660-690sq.ft selling between 340-390k. Its a very attractive building from the outside imo.

Brandonyoo - What was your opinion on the area/location of the building? I personally loved the building and the apartments but the area/location is the only downside for me not going ahead and making an offer because I think I might have a problem if I wanted to resell in the future.

@ Goddie2k2 Sold or in contract? 2 different things.

I am surprised nobody has mentioned the Astoria Point condos. Its a boutique bldg close to the 30th ave stop on 30th ave btw Newton and 27th st. All units have 1 1/2 bath and they are loft like. I definitely suggest checking them out! My fiance and I were very interested, but in the end decided to move to LIC. The owner is this really sweet greek man and will personally show you the place!

@ mieter - I could be wrong on this but I think 5 are sold and 1 is in contract.

Curious to see what others think - what do you guys think about the Amalfi and Condo 32?

@Goddie2k2 - I'm not very familar with the neighborhood and I didn't get a chance to drive around it much.

The paper I was given said 6 Sold.

Amalfi 2 BR apts appear to be much smaller than they are advertising. The three main rooms are roughly 10ft each going across and the longest room is 21 ft. That is about 600-650sq ft, but they advertise 1041 sq ft.

I'm wondering how to confirm when the sellers say how many apts are sold.

At Santorini, the commom charges are appealing, but seem artificially low, when you consider the maintenance required on all that is being offered(24hr doorman, 6 laundry rooms, greenhouse, rooftop terrace, courtyard, children's playroom), in addition to the normal maintenence. They said that the 24hr doorman is a freebie to the building for a year & would be removed if the homeowners voted not too keep him. I imagine paying to keep the doorman would increase the common charges sunstantially.

Kev, I'm one step to get something at plaza 21 and I'm just wondering the same. This site sometimes show moves in the listing and next day the apartments dissapear or move back to market while seller says another story.

In my case, mortgage can only kick in when 51% of building is in contract

And same as you, I was a little worried about some "promises" or common charges shown/told by seller; but at the end of the day, pushing them a little got me into "that is what we think and costs of average and another buildings but can be different"

At Santorini did they seem negotiable? Any input would be appreciated.

At Santorini, they seemed to be more negotiable on the closing costs than on the prices.

I found this to be the case as well.

@ Goddie2k2 if Condo 32 is the one on 32nd just off of 31st ave. I think the construction quality is HORRIBLE! the finishes are very cheap quality and were poorly installed. The sliding glass doors and windows didn't open easily. I saw mold on the ceiling in the basement of the duplex unit. It's a shame because it is in such a great location and with very low common charges but I feel that this bulding is going to have a lifetime of problems based on what I've seen in it.

Santorini is close enough to the train that you can clearly hear it going by. To me train noise equals a 5%-20% discount on the apartment price depending on how bad it is. I was told the building is set up to either have a doorman or use a video intercom. A 24/7 doorman in a building that small would probably add $150-$200 a month to the C.C. on a 1br.

Installation ans service for 1 year of a virtual doorman in a building like Santorini should go in the ballpark of $35,000 to $40,000 so go from that price to check the cost per unit.

I'm still against the way commo charges are divided.. some should be done per area as taxes and maybe power, but VD should be taken as per unit... oh well, it is what it is...

Anyone ever checkout the Bowery Bay Condo in Upper Ditmars? There's 2 left on the 1st floor and it is selling for around 415/sq ft. I'm not familar with the neighborhood but people say it's a nice family community. Transporation via train is 20 blocks away but if you drive then not much of an issue. Just curios if anyone else has visited this place and your thoughts on it.

Well there's good news at Arista35 Condos located at 25-19 35th Street, Astoria
16 units have already closed with 2 in contract with 4 units available. If you'd like to own at Arista 35 the time is now as the building is almost sold out. Check us out on the web @ arista35.com and tell them you were referred by streeteasy.

Here's the link to Bowery Bay Condos if anyone's interested.

http://links.mlslirealtor.com/PublicWeb/CL_CF.asp?link_no=8051271.BRMN07&t=l

@Arista35: Are there any left facing the front with a terrace?

We just had our offer accepted at Plaza 21 for a 2br, 2bath. We were interested in a 1BR, but most of them are already gone. The two that were left were of the smaller size. We figured for the eventual down-the-road resell, a 2BR would be much more appealing. We're still very much in the middle of the whole process, but it's looking promising. Unlike some people who have replied to this thread, we actually love the location of the building. We want to be near the quiet streets and houses, and close to the park to take our dogs there every day. We actively don't want to live too close to the subway. If anybody has questions about this building, let me know!

Lucy, which floor are you in? When did you close?
As far as I know, there are 14 apts in contract. I closed last week.
My problem is that my mortgage kicks in until 50% is in contract...
The Certificate of Occupancy is not ready yet, but I've been following and they are close...

Another thing... you wrote dogS (plural) Did you check about that? Because the contract stated that only 1 dog (up to 60 punds) is allowed per apartment. No?

@748 how did you "close" when they don't have a Certificate of Occupancy?

You are right, my mistake, not close but signed contract.
Nobody can close now until they get a CO or a TCO.

mieter, train noise is a huge concern for me. we visited santorini and were pleasantly surprised that we couldn't hear a thing in the demo units. there was some noise in the unfinished units, but i think that was mostly due to the fact that the ac units hadn't been put in and sealed up.

@748: We just reviewed our purchase agreement with our attorney, and there was nothing in the agreement regarding pets of any kind. We are asking him to put in something about 2 pets per unit being allowed, just in case.

Did your agreement explicitly state only 1 dog per unit?

@748: Are you not doing an FHA loan? Because you only need 30% of units in contract for financing to kick in on that one.
If all gets done, we'd be on the first floor. Our attorney just got the contract and offering plan this week, so we are still in the process of adding our notes/changes to it.

It's going to be a fun guessing game as to when to lock in a mortgage rate vs. when their CofO will show up. What floor are you on?

Lucy, at the offering plan, page 79 Restriction on pets, it states 1 dog weighing 60 pounds or less, then it is mentioned a couple times more within the book, nothing in the contract. But it is a good idea, just to play safe to have it in the Rider.
They are flexible and accommodating, so I don’t think you’ll have any problem if your dogs are small and we get lucky with nice neighbors; I’m hoping for nice people in the building! Future will be weird once we move and start noticing things in the building… for example, I would love to get the Virtual Doorman (for safety and deliveries) but that is extra money…

According to my attorney, the contract is the typical NYC contract (protecting the seller more than the buyer), we add a couple things and they didn’t have a problem signing it I’m all done with it and just waiting.

No, we didn’t take FHA, we took the route of jumbo; so I need 50% units in contract and CO. We’re still in 14 (so you’re good to go and if you sign you’ll be helping me!) and I need 4 more. Regarding the CO, I believe it will be ready soon; there are no violations and only 14 outstanding requirements; it can be ready soon, and I’m guessing that it takes about 3 weeks to get at least the temporary one after the requirements are met; give or take 40 days…

We will be in the third floor. I follow the rates every day religiously, they are really great right now… 4.7’ish is a great deal and will help me in my jumbo too…
Did yyou guys are getting parking or storage? Storage is not totally defined for us.

How are you doing Jumbo? I didn't see any of the units that require a jumbo loan...

rcap, a jumbo kicks in once the loan is maxed from the amount established by Fannie Mae which is $417K
Many 2bd/2bt units are wall beyond that, and if you add parking and storage you are even higher.

Now, even being in the limits, it makes more sense to my eyes going for jumbo than FHA due the restrictions on insurance, but I may (normally I am) wrong. My brokers advised me to take that route.

Pretty sure they raised it to 729K

Nope... $417K is the limit, check it out here:
http://www.freddiemac.com/sell/selbultn/limit.htm