Astoria Condos Please Help

rcap, I see what you're saying. FHA raised the amount to $729,750
But when you're beyond the maximum from standard loan as per FM, what would be the real final cost on FHA?
FHA can go for a rate of 4.75% while a jumbo is about $5.2 The monthy insurance in the former is higher and longer than the later and the upfront FHA premium is "lost" while in a jumbo it can be taken as part of down payment helping you reach the 20% required to remove totally the PMI My understanding is that for long run, FHA is more expensive. What do you think?

@748: We haven't seen the offering plan yet, just the contract. The offering plan just got to our attorney at the end of the day this past Thursday. Our dogs are nice and friendly (one is 20 lbs, the other 50lbs), but they absolutely can't be separated (we adopted them from rescue together as a bonded pair; they've lived together their whole lives). Glad to hear the seller's were flexible in your negotiations, because if they don't add this, our whole deal is off. We're not getting rid of the dogs or separating them. The TREGNY broker (their broker) we initially met with knew we were talking about dogs plural, and basically said that as the first owners of the unit, they pretty much grandfather in whatever pets you come with (within reason, I'm sure...no snakes, for example!).

We're only doing FHA because we don't have enough for a 20% downpayment. Though actually, it looks as if we're putting down 6.3% (more than the FHA 3.5% minimum) so that we can get to $417k and avoid a jumbo loan. The PMI will indeed be removed once we hit 20% equity. An FHA loan might be more expensive in the long run, but you know what may be really more expensive? Waiting 2 years to have a 20% downpayment and watching the interest rates climb back up. We just decided to go for it (and hopefully help you get closer to your 50% goal!)

We aren't doing storage or parking. To be honest, we already live in the neighborhood (two blocks away), and you don't need to pay for a parking space (unless you have a brand-new car you're super-protective of). Street parking is easy and convenient. Almost like you're not in NYC!

lucy, the offering plan is, as usual, a lot of rules and “don’ts” . Condominium rules. You know, no noise after an specific hour, etc. Many rules are required but others, to my eyes, can be bended as the rule of pets. We don’t have any yet, but we will and we wanted a friendly place. I really don’t think it is a big deal but yes, better to add it in now by writing in the contract so you can be protected in any future event.
Did your TREGNY broker advise you to add it in contract? He should.
Rcap made me think about both scenarios again. I made a couple exercises to check, I’m not giving 20% either but in my case, I’m at the border. If I can close a jumbo in 5, it’s better than FHA, at 5.2 is pretty much the same and at 5.25 is slightly higher than FHA… I will have to be careful and keep on checking rates and discussing with my mortgage broker to see which is the best route, it’s a gambling game… oh well…

I went for parking for some reasons I can’t describe here but glad to hear it’s not a big issue parking in the street in the area (I may need to sometimes). I live in upper Ditmars (towards the Airport) since 2000. When I moved here it was perfect, there were always easy parking, since they built some condos, it is a real pain. After 7 pm, you have to park 4 or 5 blocks away. I had my car hit once already so I really look forward to a parking with no hassle.

Now, with all changes in the city, let’s see what happen with the trains. W train is discontinued, supposedly Q will run here on weekdays so only N working on weekends… that may affect prices in a long run in Astoria. I would never live in the city but I don’t want more crowded trains…

@748: The Q is replacing the W entirely...the W train only ever ran on weekdays as well, so we here in Astoria are actually not losing any service at all! In fact, I think it's going to be better, because the Q goes to Brooklyn.

Good luck with watching your loan rates (we'll be doing the same!). We are moving from the pre-approval to official loan application stage this week, as well as finalizing the contract. Wish us luck! If/when we all move in, we'll have to be sure to meet one another!

lucy, same here! good luck to you too... We're close, we will have something great at the end.
Keep us posted in any news.

@748: Quick Question to ask you: Who did you end up getting your mortgage loan from, for this condo purchase? Did you use the preferred lender that was at the open houses, or did you go with your own mortgage broker or bank? Just curious. If you wouldn't mind letting me know - no specific details necessary - how you made that decision? Thanks!

lucy, I'm with an outside mortgage broker.
I created an email account (for security reasons) hit me there so we can talk offline

my.dumyaddr@gmail.com

Oh my God... Rates are at 4.64 today

f

Advise you to find out the exact details of the tax abatements. friend of mine bought at one of buildings mentioned and was surprised to have to pay the whole full tax for the year upfront. Almost 6K which was not communicated until day before closing. Seems like City had not apportioned tax for units so seller took the full years tax. On top of that the bank is also taking full taxes which is several hundred more a month on mortgage. It will be refunded at some point but if not done on July 1 they will have to wait a whole year. hard to fine who is at fault, maybe City but seller probably. In any case they were not told by anyone until right before closing.

Astor,Great advise. Who to check with? The seller will claim it will be fine...

The seller is probably covered in the contract as it more than likely says "anticipated" abatement. your lawyer should be the one on top of this. their lawyer was not much help but at least you can get some advance warning if you have to pay it. They had an FHA loan so bank had to take taxes too. Its a nonsensical situation. If it doesnt get sorted out they will pay 12k more than expected and no one seems responsible.

@748: Just sent you an email, at the address you gave me.

Does any have any information or have they heard any feed back about this new development on 21st street and 30th Ave in Astoria??

Sorry, it's called The Livelle.

I don't have anything...sorry. But it's near one of the best restaurants in the neighborhood...Vesta.

Nando why not visit the open house and find out?

I love that restaurant too. Have been to the open house a couple of times. All looks good on paper but not seeing much movement on the model units. Just wondered if anyone had heard anything.

rb345, are you the owner or re broker? is there a way to contact you re 4414?

rbobtb:

My e-mail address is ocford22nd@yahoo.com. Thank
youf or your interest. I will have tme to chat
early this evening if you send your cell #.

I just tried the email but somehow was bounced back.
My email is zjc204@nyu.edu
We can discuss later.

FYI.
Plaza 21 just got the CO. There are almost in 50% units in contract.

Does anybody knows if there is FIOS at the Plaza 21 area?
Or at least Verizon DSL High Speed?
I'm not interested in Cable since I have contract with Verizon but they don't know since the building is not yet listed...

748:
I thought Plaza 21 was Time Warner Cable and FIOS ready. At least, that is what the TREGNY broker told me way back when.
Also, are you sure about the CO? How did you hear about that? Can you provide me any more info? You can send me an email to that email address I gave you awhile back, if you prefer.
If that's true, then that is great! Because we just got our fully signed and executed contract back today, and are moving forward with our mortgage app. We have until 8/31 to secure our financing.

@ lucybaby77 Sent you an email.
At least for FIOS, I think it was a plain lie. I don't know any building/house with Fios in the area; I heard about a couple buildings that may have it, but nobody has confirmed it. I know the building is ready for telephone service by Verizon; but I was never told anything about TW and the advertisent never mention anything. In fact, the advertisement still indicates Virtual Doorman which we do not have.

Hello everyone. My husband and I like santorini but reading some of the comments made me think again...We dont live in the area but would like to move to Astoria, anyone knows some nice developments? We are looking for two bedrooms about 1100-1200 sq ft. Thank you so much!

@Silvana: We are in contract at Plaza 21, and I believe most of what they have remaining are 2br, 2bath units. Ours is the smallest 2br (762 sq ft), so everything they have above our price point is of larger square footage. The building is located on 21st Ave. between 23rd and 24th Sts. Closest Subway Stop is N/Q Ditmars Blvd.

I have heard great things about Arista 35, but sadly they are only just one-bedrooms. Good luck!

I have a studio available with a private balcony and roof top terrace w/ Manhattan views in Astoria. If anyone is interested or would like more information let me know!

Cabanagrl9:

If you are selling, please e-mail me at oxford22nd@yahoo.com. I have been studying the Astoria
sales market for about 3 months now, and am activiely in it as a principal.

Hey rb345:

I sent you an email this morning. Let me know if you do not get it. Thanks!

cabanagrl9:

I had to seek out your e-mail among the hundreds of unsolicited e-mails I get each day
from eager women, but ultimately was successful in locating it. Thanks for writing.

Hi all, If anyone has questions about Plaza 21 let me know, I'm in contract the building is at 50% sold and rec'd the occupancy certificate last week. I looked for 6 months throughout Brooklyn, LIC and Astoria and this was the nicest I found for the price and space (I've lived in Astoria for 4yrs as well renting). It's a great bldg, and just needs 1 more sold to get to 51% so we can all close and move in! They are willing to negotiate on price (well, back in April when I signed they were at least!), I got a huge 1br (732 sf w/balcony & 2 closets). Looking forward to meeting my new neighbors, perhaps some of you on here! : )

@ silvana1965 Check out Plaza 21, there are 2bedrooms w/balconies available. http://www.plaza21condos.com/ The Realty company representing the property is TDG/TREGNY and the Developer is Shelter Rock Builders http://stellardevelopers.com/

@ lucybaby77 the CO for Plaza 21 went through on 7/19/10 (I have a copy of it, it's public records), as of 7/27/10 there were 17 signed contracts at the building with another 4 contracts out. I called the sponsor directly to get the info, can't wait to close and move in! : ) Sounds like were new neighbors!

@ lucybaby77 I did not use the mortgage broken on the property, but am close to locking in at under 5%. Mortgage rates have been at historic lows the past two weeks (as low as 4.3%) now is the time to lock in! Have you heard if the 421A tax abatement went though? I have not gotten a clear answer on that. Thanks!

@dream.
I'm on the 3rd floor. As you, waiting for the 51% mark to my mortgage kicks in. If FHA it can be done with 35% but I went by Jumbo.
We are at least a month to move. The basement is not really finished. The storage spaces are not done. The sponsor is not sending the CO notices just yet ; after those notices, we have to go with them for the walkthrough, create the punch list and later wait for the problems to be corrected. Once the punch list is signed, then the closing notices will be sent with the 30 days agreement (which can be waived). So, to be honest, I believe sometime in September will be our best bet.

Lucybaby pointed me to a very important part. The washer/dryer contacts. In my unit, they install two double 120V conventional contacts with 20A breaker. Over there, we need at least one 220V, 30A connection. I’ve been checking on residential W/D units; since there is no gas connection at the closet, we have to get an electric dryer, most are 220V and require a 30A breaker. I saw some “ventless” units, they look good, but a load requires about 4 hours. There is no way the developer thought of those units since there is a connection to vent the equipment, so there was a mistake of the electrician.

@dreamhouseny:
Congrats on being new neighbors! Now, at least, the three of us (with 748) will know others in the building. :) I believe ours was the 17th unit to go into contract (we signed July 16th) and thanks to 748 I now have a copy of the Certificate of Occupancy.

My realtor says the closing notices will be mailed out this week or next week, but my attorney has yet to receive title or have the building file a Condo Declaration, so until he has those, we can't close. But - our mortgage app is in its final stages, and we just secured our condo insurance policy yesterday.

We will definitely have to be on them about the washer/dryer voltage. Clearly there was a mistake, and every unit in the building will experience the same problem the second we all try to buy/install our washer/dryers. I am pushing to get this corrected before we close, and plan to bring it up at any and all walk-thrus we have before then. I was assured by the TREGNY broker (we also have our own realtor) that they knew they made a voltage mistake and would correct it, but of course you can't trust anybody about these things. Still, we are very excited that things are coming together (we're in a 2br on the 1st floor), and are hoping we can close sometime in the last two weeks of September.

let's all keep each other posted on developments/issues/good news!

Thanks @748 & @ lucybaby77! I didn't even think to check the voltage regarding the W/D, thanks for the heads up! I am seriously excited about having a W/D, no more lugging laundry! And btw, I'm on the 3rd fl too! Oh no, not till end of Sept? I am getting so antsy to move in! I went by last weekend and they finally had appliances installed in my unit and it looks like the elevator now works but the basement didn't look to have much progress. I rec'd a copy of the master insurance policy on the building if anyone needs it (had to pull some teeth to get it!) BTW, have any recs of where to get the HO6 insurance? (my mortgage is requiring it). I heard from the TREGNY project manager on Aug. 2nd that they had 18 signed contracts with two others out. There were 20 units with sold signs on them last weekend but I don't know how "real" those are. Agree, let's keep each other posted!

Correct! 18 signed and 2 more out; one of those is accepted already but not signed yet.

Yes! having the master insurance will help us in the mortgage process. So it would be great to have a copy. If you can email me at the posted address, I'll get back to you with my real address and pass along to lucybaby so we can communicate freely.
my.dumyaddr@gmail.com

When we get email communication, we can tell you more tips and things we've seen.

@748 Just sent you an e-mail w/the Master Ins. Policy. We can talk more offline, thanks!

Anyone check out The Crescent View Condos in Astoria? It's small (600sq ft - 700sq ft) but the fit and finish appear to be very good. Same developers as the Amalfi.

Anybody else in contract at Plaza 21?

I saw Santorini recently. I thought that the place lacks a lot of details.

The floors were less than impressive. They were dull uneven in some places. You can see that the painters weren't the greatest because there are many imperfections on the edges in a lot of places, and I am talking about the model units here.

The bottom molding and door frames had no design or details on them, they were literally just pieces of flat wood boards cut up and nailed to the wall. If they are advertising Santorini as a luxury complex, I don't see why they would do that. I have never seem moldings and door frames made out of rectangular pieces of wood with no design to them.

@fatty, I totally agree about the plain looking moldings and door frames. Cheap.

@hardtocomeby, the fact they are cheaping out on visible stuff makes me wonder how much of the non-visible stuff they have cheaped out on. Last thing you want is a roof that leaks after moving into a new building for a couple months

I would be careful about leaks at Santorini. When I visited during opening weekend, I saw water stains and other indices of water damage. I thought the biggest pros were the spacious layouts and closeness to the train.

Question, all things being equal, would you be willing to pay 10k more for an apt one floor higher? Let's say it's a six story condo and your deciding between the 5th and 6th floor apartments.

personally, no premuim on one flor difference, but yes premium for top floor, as is your case.

What do you think of a first floor condo? First floor as in you don't have to take the elevator at all.

I am sure I won't mind it much, but when I sell it, I am not sure if it will be a big problem.

The second floor is $20-30k more.

unless it's ground floor, your only obvious issue will be noise. ground floor, you'll need window bars and you'll always have to keep the shades drawn. plus, remember that law and order where a crazy person reached into an open window and stabbed a sleeping woman through the window bars? that could happen.

Anyone made progress shopping for a condo in Astoria? I am still shopping and don't really see any perfect choices yet.

@fatty: I am about to close on a unit in Plaza 21, on 21st Ave.

fatty, I looked around for a 2 br in Astoria, only ones that were 10 min walk or less from a subway. Only 2 were decent (Santorini, Livelle) but they both had serious disadvantages (Santorini layouts, Livelle location) and I decided it doesn't make sense to buy. The quality of the rest was really bad, I would only live in something like that if I rented and was on a budget.
If anyone saw a decent 2br that I missed please let me know :)

I said something at the begining of this thread about Astoria Pointe condos, but I thought I would mention them again. (no, I am not a broker) Its a great location (right by the 30th ave stop), the units are spacious, and the building is really nice. They have open houses quite often. They dont really have a huge online presence, but here is one listing:

http://realestate.nydailynews.com/sales/ny/astoria-1538051

Looks decent but from what i remember it's only 1 br

Hi everyone, I'm new to the buying scene and have been looking into Astoria condos for the past few weeks. All your comments are really appreciated...I wish I knew about this website a month ago! Anyway, of all the properties I've seen, the Poseidon seems the most attractive. However, like everything else, I am cautious of hidden flaws...Anyone have any information about this complex? Any helpful hints? Thanks!!

The Wall Street Journal just reported that sales and values are dropping along the route(s) of discontinued MTA
Express Bus routes, in particular, the QM-22 on 21st Street. I would look into that issue before buying anything

Anyone have any more info about plaza 21. Storage avail? are they ready to close? tax abatement? last time I checked they had none of these thanks

Plaza 21.
Storage available (21 spaces) sold separately.
Closing in process. 3 units already closed 2 already moved in. The rest are being processed this month.
Tax Abatement, not sure but I think is or will be ready.

Agreed

Hey folks, is anyone else looking for 3 bedroom condos? Most of the places seem to be one or two-bedroom with the exception of the Livelle, Poseidon and Santorini. We have decided on the Santorini for the upside of size plus subway proximity. Poseidon was a good building but weird layout for the 3br and Livelle seemed like it would be really nice, but just a bit further away (and I didn't like the closed off kitchen in the 3br).

Hi Brigitte,

I too liked the 3br in Santorini very much. What floor did you buy? Are you under contract yet? Will you be living there or renting it out?

Due to the price though, I am going with a 2 br in Santorini and working through the paper work right now. I plan on living in the unit after closing.

It would be good to have contacts with other Santorini buyers. If you want to keep in touch over email, please shoot me a note at yodeedeedum@yahoo.com.

hi fatty.

I'll drop you an email. We are in contract now. We got a place on the third floor. Juuuuuuust has a view of the bridge, but significantly cheaper than the higher floors.

I must say, I'm surprised you went with the Santorini after what you said above! We felt that the plusses outweighed the minuses.

Anyone know anything about the Crescent Views, EDGE 31 (and the one across the street from it 21-31) condos?

The trim and finish on the Crescent Views are nice. All the apts are small though, all less than 650sq ft. Only 1 BR's are available. 33 units in total, about 17 sold.

Edge 31 is slightly bigger and comes with HUGE storage spaces for free. They're like 11x13 on some of those. The apts facing the back faces West and most have 2 balconies. The fit and finish are also nice. Walk in closets on the apts facing West, but small bedrooms.

Thanks! Anyone know of a good lawyer, or would it be even necessary? Most of these places don't have a CO yet and I don't want to run into the 15 year tax abatement problem that somebody posted about on this forum...

What was the 15 year tax abatement problem?

from astor123: friend of mine bought at one of buildings mentioned and was surprised to have to pay the whole full tax for the year upfront. Almost 6K which was not communicated until day before closing. Seems like City had not apportioned tax for units so seller took the full years tax. On top of that the bank is also taking full taxes which is several hundred more a month on mortgage. It will be refunded at some point but if not done on July 1 they will have to wait a whole year. hard to fine who is at fault, maybe City but seller probably. In any case they were not told by anyone until right before closing.

Has anyone purchased recently or are in discussions? I'd like to get to know how the negotiations are going and what we can expect.

@JimmyK: I closed in late October at Plaza 21 on 21st Ave. If you want more info on that building, let me know!

Hi everyone, I'm really glad I stumbled across this thread. I'm just starting out in my 1BR condo search and have found a lot of useful information here. Has anyone closed on a condo recently at Santorini, Edge 31, Poseidon, or Astoria Pointe?

Does anyone know what's going on with the Astoriana on 37th street between 31st ave. & Broadway?

I've never seen a listing for it on streeteasy or any other site yet I can see that there are people living there. I went to look at it almost a year ago and the 1bedrooms were about 500SF, although they claimed they were 600sf. The asking was $399,000 which works out to a whopping $800ppsf! Could they possibly have sold these tiny apartments for that price!?

Calldn:

Trulia and similar sites like realtor enable you to search recorded sales for condominiums
and their surrounding areas.

I am about to close on Plaza 21 - luckybaby - any thing i should be concerned about with the building? problems, leaks, etc? any info would be helpful!!!
thanks,

rb345:

I tried those sites with no luck. There is a sign on the building that says for sale or rent...

I heard there are almost a dozen new construction buildings scheduled to finish construction this year, does anyone have any information regarding any of them, such as who the developers are and estimated sq ft of the units? I'm interested to hear about new condos within short walking distance to either the 30th ave or Broadway stops. I'm really not in love with any of the buildings i've seen recently and am tempted to wait another year...

Does anyone know anything about the new construction at 21-16 31st ave? Looks very nice from the outside and these photos look great as well

http://www.tmacontracting.com/new-construction-i/photos-pi_22.html

Astoria21 - Sorry, I just noticed this posting, haven't logged on in awhile!
Did you end up closing in Plaza 21? It's possible we have already met, but let me know if you're in the building now. We have a google group that you can join so we can all touch base with each other.

Tom888, those pics do look very nice. I sent an e-mail to try to get info. Let's see what happens.

There are several medium sized residentail buildings in Astoria which seem to be in the late stages of construction. Also many small boutique 8 unit buildings. usually, when the building is planning to sell as condos they will place signs up well in advance of completion with pricing information and lender info.. None of the buildings that I've seen around the area have signs on them advertising condos for sale which leads me to believe many of them will be rental. I know that the new building around the corner from Grand Cafe on 30th ave. has a rent sign up now ...sad because I think that's a great location.

I decided to go with Edge 31. I really like the huge storage rooms in the basement since most of these 1BR condos have hardly any closet space. It will be nice to have that space for my bike, luggage, golf clubs, patio furniture for the rooftop, etc.

These units are priced a little on the high side around $600psf, but when you factor in the storage (40-60sf) and the balconies (92sq ft), I think its a good deal compared to any other new construction in Astoria. And the available parking spaces are also a plus.

When I sign, I will be the 5th in contract and the building will only need one more contract signed before the FHA and Fannie Mae approvals kick in. Hopefully that happens soon before the rates climb back up...

There are 2 new buildings in Astoria under construction on 37th street just off of Broadway (between Broadway and 31st ave.). One is being built by Rade LLC, which I believe owns a few other new construction rental buildings in Astoria. Does anyone know if either of these 2 buildings is going to be a condominium? Info on any other new condo buildings in the late stages of completion in Astoria would be greatly appreciated.

Also there is a new building across from the Acroplois on 33rd street off of Ditmars. Anyone know anything about that building?

lucybaby77: I've read this thread and wondering if we could perhaps communicate offline about Plaza 21? I am in the market and share your feelings about buying in an area that is quieter, close to the park and has a more residential feel! Email me on kikigeorgi@yahoo.com if you are able to.

Regarding the new building on 31st Ave, off 23rd street, it is rentals and they are all 1brs, listed at astorianycondos.com. The building is known as Silver tower. From what I heard, the new building accross from the acroplois will also be through atorianycondos.com

calldn:

I have used realtor to do comp searches. Why did it not work for you?

*Sterling tower

kevmac1212: Do you know if the new building accross from the acroplois will be condo?

The 7 story tall modern building on 37th street and Broadway is a rental. I saw a listing for a 2 Bed 2 Bath for $2,800 on the 2nd floor of it. Very expensive for Astoria but nice.

Calldn, They didn't say. They just mentioned it would include 2 br units.

... condos

wow...seem lot of ppl interesting in Astoria new condo..i check out those condo too...! now i am in hard time..didnt know which one to choice...cuz all of them seem didnt have great locatoin/area? i am tinking about Santorini, Astris 35, and Astor..any suggestion?

Hi All
Its Vickie with Astoria NY Condos. The development on 33rd Street across from the Acropolis is my listing. The developer also works from my offices. He Built Newtown Tower and Condo 37. The finishes will be similar to Edge 31 and Arista 35 700+SF 1 bedroom Units and 2br Units that will be over 1000sf with Very Large Terraces. Please check out my website www.astoriaNYCondos for up to date information on the latest developments in Astoria. If you would like to see the Plans for 33rd Street please send me an email. I am also opening up Norwood Condominium on 37th Street off 30th Avenue in 2 weeks, featuring 1 Bedroom Condo Units 600sf Prices starting at $389k. Virtual Tours and floorplans are available on my site as well. The Luxe Condos has 2 Units Left Prices at $499k. Feel free to contact me for Comps and I am happy to assist you with any information you may need.

Best Regards

hey guys anybody has thoughts on Poseidon (37th St off 28th ave).. I think there is one unit left with a big backyard, was wondering if this "big backyard" is more a headache than a good thing? (yes snow, etc)..

Hi there to all the Astorian Condo seekers out there. I'm Steve from "The Metropolis Group" our goal is to become the "Kondo Kings of Astoria" . We just about sold out at "Arista 35" located at 25-19 35th Street . Of the 22 unit we've closed 20 of them, 1 in contract, and the last unit with a contract pending. So thank you Astoria for making this a very successful project for the sellers as well as our company. Also congratulations to all the unit owners for making Arista 35 one of the most successful condominiums in Astoria.
If you looking for the latest and newest condo projects in Astoria then contact me at steven.sokolof@gmail.com
If your a developer looking for development sites in the area then please call me as well as we specialize in sites for condominium development.
Steve

Anyone checked out the new condo building at 31-63 38th street? I just walked by the building yesterday and saw the condominiums for sale sign on the front. I haven't seen this building advertised anywhere online and can't find any website with info about it... It's not the most architecturally exciting building from the outside but the location seems excellent, just off Broadway 1 1/2 blocks from the Steinway R train. I've seen a lot of other new condos in Astoria in horrible locations I wouldn't want to live in and think the location is very important. Any info. would be helpful.

They have open houses on Saturdays & Sundays from 1-3. I'm buying there. The location is very conveinent and the apartment I'm buying is larger than your typical 8 unit boutique condo unit in Astoria. I looked at a lot of nice condo units in buildings that were really out of the way too and I just couldn't imagine myself living there. This is in the middle of everything and I like that.

This building on 38th Street has the A/C for every apartment on the roof of the building, I'm thinking this makes it harder to trouble shoot it in case of a problem, I prefer to have the A/C locally installed on each apartment. Also in the kitchen, there is no designated space for a microwave..

The problem with wall through A/C units or PTAC is that they make a lot of noise either with the motor or the fan. The one I have in my old bedroom is like a rattle snake when I'm trying to sleep. With the A/C units on the roof the noise is all outside. I've been in the apartment with the A/C on and it runs whisper quiet. The programable thermostats for the A/C & heat are in the livingrooms. If there's a problem with the A/C unit on the roof then just send the repairman up to the roof.