Hey all, I work for a major consulting firm in the Baltimore/DC area and am assessing a possible move to the firm's Manhattan office this fall. As a part of this potential move, my wife and I would like to minimize the length that we rent and purchase a condo. I've observed that it is common for condos to require a 10% down payment. We would prefer a newer building in a perfect world (FiDi, in... [more]
Hey all,
I work for a major consulting firm in the Baltimore/DC area and am assessing a possible move to the firm's Manhattan office this fall. As a part of this potential move, my wife and I would like to minimize the length that we rent and purchase a condo.
I've observed that it is common for condos to require a 10% down payment. We would prefer a newer building in a perfect world (FiDi, in particular, is appealing).
Questions of affordability aside, I'm curious if this requirement is negotiable under certain conditions, as I am eligible for a 100% financed loan through Navy Federal Credit Union.
Here is my (potentially) unique circumstance:
My primary clients are in the US Intelligence Community and so I am held to a significant financial responsibility requirement in order to maintain my security clearance - my continued employment is conditional upon my continued retainment of a Top Secret SSBI w/ Full scope polygraph. This includes significant yearly financial disclosure requirements on all accounts and assets, not defaulting on debt, or making any late payments (basically, anything that would indicate poor judgement or a lack of personal responsibility).
I am 30 years old and make $129K a year ($116K salary + $13K non-taxable VA disability), but am expecting a significant promotion in the next 60 days that will put my salary between $125-$130K (thus totaling $138K-$143K). Although it would be nice, I am not factoring a cost-of-living adjustment in the move. My wife does not work currently. We have about $97K in liquid assets, contribute 15% to my 401k, and make extra principal payments on my current mortgage (a VA mortgage). If we move, we want to keep our current home. Recent history tells us we should expect to rent it well above its mortgage+HOA+tax cost with ease (we are not budgeting this as additional income but saving it for inevitable repairs).
Beside our mortgage, we have no debt beside my wife's small amount of public student loans (~$200/mo).
Thoughts?
Thanks in advance!
Alan
[less]
Response by tcurranmortgage
almost 13 years ago
Posts: 52
Member since: Jul 2012
Good afternoon Alan and Thank YOU for your previous and continued service to our Nation!
It appears that you wish to use your Veteran's benefits to finance a Condominium Purchase in New York City. Am I correct in that assessment? Because I'm not aware of any other program that allows for 100% Financing. If NAVY FCU does indeed have such a program, then you want to consult with NAVY FCU to determine if there are any restrictions on your Condo purchase (such as: does the Condo have to be "approved" by NAVY FCU in order for them to lend in that Condo?).
The specific challenge you will find is there are not too many VA Approved Condo's in New York City.
Even though you have used your VA Benefit before, you may qualify to use the remaining amount above and beyond what you have previously used. I'm not sure, though, that you'd be allowed to maintain an existing VA Guaranteed Loan while applying for a new one. I'd suggest checking with the VA. I'll try to check VA guidelines for you and respond later.
IF you are using the 100% Financing---either through a unique NAVY FCU program or the VA---the Seller of any given Condo shouldn't have an objection to the source of your financing. You will need to put a deposit on the contract of sale when you sign (often equal to 10% of the Purchase Price, but sometimes more; your Attorney will guide you accordingly).
I hope that answers your questions.
Trevor Curran
NMLS #40140
Mobile: 516-582-9181
Office: 516-829-2900
Fax: 516-829-2944
PowerHouse Solutions, Inc.
185 Great Neck Rd, Suite 240
Great Neck NY 11021
Licensed Mortgage Banker %u2013 NYS Dept. of Financial Services
NMLS#3528
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Response by NYCMatt
almost 13 years ago
Posts: 7523
Member since: May 2009
You will have to restrict yourself to condos. I can't imagine any co-op board going for less than a 20% down payment.
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Response by alanhart
almost 13 years ago
Posts: 12397
Member since: Feb 2007
alanz682 discussed nothing but condos. Likewise tcurranmortgage.
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Response by uptown_joe
almost 13 years ago
Posts: 293
Member since: Dec 2011
Contrary to Trevor's assertion, it is not uncommon for sellers to consider financing details as part of an offer and contract process -- they take closing speed and apparent closing certainty into account, especially when comparing multiple offers.
You may find that NYC sellers and their advisers are simply unfamiliar with this financing program, and you want to avoid creating uncertainty, so I'd suggest you proactively include extra documentation on the loan program alongside your pre-approval letter -- e.g. basic program eligibility and financial parameters, current underwriting and appraisal turnaround times, a specific local contact person at Navy FCU for more information, etc.
The other thing I'd note is that your security clearance situation cuts both ways -- the financial review requirement demonstrates that you are well-trusted, well-vetted, and have an extra incentive to pay debts on schedule, but it also means that a missed payment for any reason could jeopardize your entire income and your ability to work anywhere in your field. Just keep that in mind and be somewhat cautious about using it as an argument to bolster your financial credibility.
Good luck; we will look forward to welcoming you to NYC.
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Response by Ottawanyc
almost 13 years ago
Posts: 842
Member since: Aug 2011
Alan, are you new to your job? Usually one does not post their ts status and financials on chat forums. I'd ask streeteasy to remove. Security clearance is not a factor when a bank gives a loan.
More fundamentally fidi sucks. Don't buy there. Do yourself a favor and live here for a year before committing where to buy. Neighborhoods here differ drastically so you need to be careful.
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Response by ab_11218
almost 13 years ago
Posts: 2017
Member since: May 2009
with your salary, you can't afford anything in manhattan below 170 street. you also can't afford anything in prime areas of the outer boroughs. do a search for condos for $350K (3X your gross) or less and you will see.
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Response by jim_hones10
almost 13 years ago
Posts: 3413
Member since: Jan 2010
alanz682
7 days ago
Posts: 0
Member since: Feb 2013
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Hey all,
I work for a major consulting firm in the Baltimore/DC area and am assessing a possible move to the firm's Manhattan office this fall. As a part of this potential move, my wife and I would like to minimize the length that we rent and purchase a condo.
I've observed that it is common for condos to require a 10% down payment. We would prefer a newer building in a perfect world (FiDi, in particular, is appealing).
Questions of affordability aside, I'm curious if this requirement is negotiable under certain conditions, as I am eligible for a 100% financed loan through Navy Federal Credit Union.
Here is my (potentially) unique circumstance:
My primary clients are in the US Intelligence Community and so I am held to a significant financial responsibility requirement in order to maintain my security clearance - my continued employment is conditional upon my continued retainment of a Top Secret SSBI w/ Full scope polygraph. This includes significant yearly financial disclosure requirements on all accounts and assets, not defaulting on debt, or making any late payments (basically, anything that would indicate poor judgement or a lack of personal responsibility).
I am 30 years old and make $129K a year ($116K salary + $13K non-taxable VA disability), but am expecting a significant promotion in the next 60 days that will put my salary between $125-$130K (thus totaling $138K-$143K). Although it would be nice, I am not factoring a cost-of-living adjustment in the move. My wife does not work currently. We have about $97K in liquid assets, contribute 15% to my 401k, and make extra principal payments on my current mortgage (a VA mortgage). If we move, we want to keep our current home. Recent history tells us we should expect to rent it well above its mortgage+HOA+tax cost with ease (we are not budgeting this as additional income but saving it for inevitable repairs).
Beside our mortgage, we have no debt beside my wife's small amount of public student loans (~$200/mo).
Thoughts?
Thanks in advance!
Alan
Look in Jersey City.
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Response by Triple_Zero
almost 13 years ago
Posts: 516
Member since: Apr 2012
Alan, do you and your wife have a child? If not (and maybe even if you do), don't listen to the exclusionists; you can live in Manhattan. You make an excellent salary and have decent savings.
If you don't consider 457 square feet cramped, in the Financial District you could live here:
It's a condo so there wouldn't be a naysaying board to trip you up. You could put up to 20% down and easily make your mortgage payments even ignoring what you can get form your existing home.
Could your current home sell for more than what you owe on it, BTW?
The question is if you (or, more probably, your wife) can adjust easily to living in 450 SF after presumably having more space in Baltimore. If you can't, there are plenty of less central areas, and you could always rent in an undesirable location while aggressively stashing more money away so that in a year or two you can move to where you really want to be.
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Response by greensdale
almost 13 years ago
Posts: 3804
Member since: Sep 2012
How many yrs do you plan on living in NYC?
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Response by yikes
almost 13 years ago
Posts: 1016
Member since: Mar 2012
skip FIDI, if youd like to live in NYC
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Response by NYCMatt
almost 13 years ago
Posts: 7523
Member since: May 2009
"If you don't consider 457 square feet cramped, in the Financial District you could live here:
On $130K income, he can comfortably afford something up to $300K.
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Response by streetsmart
almost 13 years ago
Posts: 883
Member since: Apr 2009
That all depends on what the common charges and real estate taxes are.
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Response by streetsmart
almost 13 years ago
Posts: 883
Member since: Apr 2009
Hello Alan,
I have lived in Battery Park City for over 15 years. I know this area and FiDi very well. Would be happy to be your buyers broker. It's at no cost to you.
Ellen Silverman
Licensed real estate broker since 1987
Esfunding@aol.com
Tel:212-786-9682
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Response by NYCMatt
almost 13 years ago
Posts: 7523
Member since: May 2009
No, that's assuming LOW common charges and taxes.
For relatively HIGH common charges and taxes he should focus on something in the $250-275K range.
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Response by NYCMatt
almost 13 years ago
Posts: 7523
Member since: May 2009
And the SPAM continues ...
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Response by Ottawanyc
almost 13 years ago
Posts: 842
Member since: Aug 2011
Seriously. Give it a rest Ellen. Some professionals on here actually contribute to the board and likely get some business from it. If you want to add something to the boards then great, but this is lame.
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Response by jim_hones10
almost 13 years ago
Posts: 3413
Member since: Jan 2010
Ottawanyc
about 1 hour ago
Posts: 329
Member since: Aug 2011
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Seriously. Give it a rest Ellen. Some professionals on here actually contribute to the board and likely get some business from it. If you want to add something to the boards then great, but this is lame.
as opposed to people like you who contribute absolutely nothing.
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Response by vic64
almost 13 years ago
Posts: 351
Member since: Mar 2010
Use the 20 West St. apartment as an example. His new salary will give him about $6,500 take home per month. With a purchase price of say $475K and 100% financing. Mortgage + CC + tax will be about $3,000 per month. If he doesn't have kids and not a big spender, he probably can manage with his $3,500 per month allowance.
It is more of a matter if he should get familiar with the city first before making such an important decision than if he can affort to buy in the sub $500K condo with low monthly CC and tax (not coop)
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Response by streetsmart
almost 13 years ago
Posts: 883
Member since: Apr 2009
Ottawa, If I was looking for an apartment, I certainly would want to know about a broker living in the neighborhood for a very long time.
But scroll back and you will see my comment.
More than anything else, it's great when one can contribute.
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Response by greensdale
almost 13 years ago
Posts: 3804
Member since: Sep 2012
>But scroll back and you will see my comment.
Um, that comment wasn't really very much. But in all fairness, if any of us were to move to Ottawa, I bet we could find someone who would help at no cost.
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Response by 300_mercer
almost 13 years ago
Posts: 10570
Member since: Feb 2007
Alanz, Curious why you do not want to rent? With less than 100k liquid assets, you should try to save some for a rainy day and proper down payment. At your income level, you should have at least one year of total expenses in your account before you buy.
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Response by greensdale
almost 13 years ago
Posts: 3804
Member since: Sep 2012
>Alanz, Curious why you do not want to rent?
I asked him how long he plans on staying in NYC... Lets see.
>you should try to save some for a rainy day
He has top secret clearance. I'm sure he has some intel, photos or microfiche locked away for a rainy day ... better than cash.
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Response by streetsmart
almost 13 years ago
Posts: 883
Member since: Apr 2009
Greens dale, there is no cost to the buyer.
And yes the comment was small, but it was an important point especially since banks not only factor in the mortgage payment, but also the common charges when determining if a loan should be approved. And of course they look at the overall expenses that a borrower also has.
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Response by greensdale
almost 13 years ago
Posts: 3804
Member since: Sep 2012
>Greens dale, there is no cost to the buyer.
I think many disagree in that a seller may have a greater degree of flexibility on price if a brokerage fee can be reduced since a seller's broker wouldn't have to share with a buyer's broker (who according to Front Porch could even get paid when the buyer hasn't completed a transaction: http://streeteasy.com/nyc/talk/discussion/34190-when-does-the-buyers-broker-get-paid )
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Response by jim_hones10
almost 13 years ago
Posts: 3413
Member since: Jan 2010
greensdale
24 minutes ago
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Member since: Sep 2012
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>Greens dale, there is no cost to the buyer.
I think many disagree in that a seller may have a greater degree of flexibility on price if a brokerage fee can be reduced since a seller's broker wouldn't have to share with a buyer's broker (who according to Front Porch could even get paid when the buyer hasn't completed a transaction: http://streeteasy.com/nyc/talk/discussion/34190-when-does-the-buyers-broker-get-paid )
the commission is contractual fuckface, so the reduction is incorrectly presumed.
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Response by greensdale
almost 13 years ago
Posts: 3804
Member since: Sep 2012
Jim, your "wife" is an illegal alien, so don't become all righteous about contracts. Many brokers will be flexible to get a deal done, perhaps not you, but you do rentals, a different market.
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Response by jim_hones10
almost 13 years ago
Posts: 3413
Member since: Jan 2010
greensdale
16 minutes ago
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Jim, your "wife" is an illegal alien, so don't become all righteous about contracts. Many brokers will be flexible to get a deal done, perhaps not you, but you do rentals, a different market.
"my wife which is an illegal alien".....work on your usage shithead.
btw, by virtue of being married to an american a person cannot be an illegal alien. but you are racist and full of hate for minorities, so i realize the finer points are lost on you.
you know very little about anything, including the industry i work in, or how i make my living.
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Response by greensdale
almost 13 years ago
Posts: 3804
Member since: Sep 2012
Jim your wife's illegality has nothing to do with her race. As far as your "marriage" won't she be leaving you soon: this "marriage of convenience" lasts just as long as necessary not to raise Immigration suspicion and on your side to get a free housekeeper for a couple years and even a legal baby.
As for how you make your living, do you forget that you've proudly told us many times?
'/%3e%3c/g%3e%3c/svg%3e)
Good afternoon Alan and Thank YOU for your previous and continued service to our Nation!
It appears that you wish to use your Veteran's benefits to finance a Condominium Purchase in New York City. Am I correct in that assessment? Because I'm not aware of any other program that allows for 100% Financing. If NAVY FCU does indeed have such a program, then you want to consult with NAVY FCU to determine if there are any restrictions on your Condo purchase (such as: does the Condo have to be "approved" by NAVY FCU in order for them to lend in that Condo?).
The specific challenge you will find is there are not too many VA Approved Condo's in New York City.
You can look up all VA Approved Condos here at the VA website:https://vip.vba.va.gov/portal/VBAH/VBAHome/condopudsearch
Even though you have used your VA Benefit before, you may qualify to use the remaining amount above and beyond what you have previously used. I'm not sure, though, that you'd be allowed to maintain an existing VA Guaranteed Loan while applying for a new one. I'd suggest checking with the VA. I'll try to check VA guidelines for you and respond later.
IF you are using the 100% Financing---either through a unique NAVY FCU program or the VA---the Seller of any given Condo shouldn't have an objection to the source of your financing. You will need to put a deposit on the contract of sale when you sign (often equal to 10% of the Purchase Price, but sometimes more; your Attorney will guide you accordingly).
I hope that answers your questions.
Trevor Curran
NMLS #40140
Mobile: 516-582-9181
Office: 516-829-2900
Fax: 516-829-2944
PowerHouse Solutions, Inc.
185 Great Neck Rd, Suite 240
Great Neck NY 11021
Licensed Mortgage Banker %u2013 NYS Dept. of Financial Services
NMLS#3528
You will have to restrict yourself to condos. I can't imagine any co-op board going for less than a 20% down payment.
alanz682 discussed nothing but condos. Likewise tcurranmortgage.
Contrary to Trevor's assertion, it is not uncommon for sellers to consider financing details as part of an offer and contract process -- they take closing speed and apparent closing certainty into account, especially when comparing multiple offers.
You may find that NYC sellers and their advisers are simply unfamiliar with this financing program, and you want to avoid creating uncertainty, so I'd suggest you proactively include extra documentation on the loan program alongside your pre-approval letter -- e.g. basic program eligibility and financial parameters, current underwriting and appraisal turnaround times, a specific local contact person at Navy FCU for more information, etc.
The other thing I'd note is that your security clearance situation cuts both ways -- the financial review requirement demonstrates that you are well-trusted, well-vetted, and have an extra incentive to pay debts on schedule, but it also means that a missed payment for any reason could jeopardize your entire income and your ability to work anywhere in your field. Just keep that in mind and be somewhat cautious about using it as an argument to bolster your financial credibility.
Good luck; we will look forward to welcoming you to NYC.
Alan, are you new to your job? Usually one does not post their ts status and financials on chat forums. I'd ask streeteasy to remove. Security clearance is not a factor when a bank gives a loan.
More fundamentally fidi sucks. Don't buy there. Do yourself a favor and live here for a year before committing where to buy. Neighborhoods here differ drastically so you need to be careful.
with your salary, you can't afford anything in manhattan below 170 street. you also can't afford anything in prime areas of the outer boroughs. do a search for condos for $350K (3X your gross) or less and you will see.
alanz682
7 days ago
Posts: 0
Member since: Feb 2013
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Hey all,
I work for a major consulting firm in the Baltimore/DC area and am assessing a possible move to the firm's Manhattan office this fall. As a part of this potential move, my wife and I would like to minimize the length that we rent and purchase a condo.
I've observed that it is common for condos to require a 10% down payment. We would prefer a newer building in a perfect world (FiDi, in particular, is appealing).
Questions of affordability aside, I'm curious if this requirement is negotiable under certain conditions, as I am eligible for a 100% financed loan through Navy Federal Credit Union.
Here is my (potentially) unique circumstance:
My primary clients are in the US Intelligence Community and so I am held to a significant financial responsibility requirement in order to maintain my security clearance - my continued employment is conditional upon my continued retainment of a Top Secret SSBI w/ Full scope polygraph. This includes significant yearly financial disclosure requirements on all accounts and assets, not defaulting on debt, or making any late payments (basically, anything that would indicate poor judgement or a lack of personal responsibility).
I am 30 years old and make $129K a year ($116K salary + $13K non-taxable VA disability), but am expecting a significant promotion in the next 60 days that will put my salary between $125-$130K (thus totaling $138K-$143K). Although it would be nice, I am not factoring a cost-of-living adjustment in the move. My wife does not work currently. We have about $97K in liquid assets, contribute 15% to my 401k, and make extra principal payments on my current mortgage (a VA mortgage). If we move, we want to keep our current home. Recent history tells us we should expect to rent it well above its mortgage+HOA+tax cost with ease (we are not budgeting this as additional income but saving it for inevitable repairs).
Beside our mortgage, we have no debt beside my wife's small amount of public student loans (~$200/mo).
Thoughts?
Thanks in advance!
Alan
Look in Jersey City.
Alan, do you and your wife have a child? If not (and maybe even if you do), don't listen to the exclusionists; you can live in Manhattan. You make an excellent salary and have decent savings.
If you don't consider 457 square feet cramped, in the Financial District you could live here:
http://streeteasy.com/nyc/sale/819943-condo-20-west-street-financial-district-new-york
It's a condo so there wouldn't be a naysaying board to trip you up. You could put up to 20% down and easily make your mortgage payments even ignoring what you can get form your existing home.
Could your current home sell for more than what you owe on it, BTW?
The question is if you (or, more probably, your wife) can adjust easily to living in 450 SF after presumably having more space in Baltimore. If you can't, there are plenty of less central areas, and you could always rent in an undesirable location while aggressively stashing more money away so that in a year or two you can move to where you really want to be.
How many yrs do you plan on living in NYC?
skip FIDI, if youd like to live in NYC
"If you don't consider 457 square feet cramped, in the Financial District you could live here:
http://streeteasy.com/nyc/sale/819943-condo-20-west-street-financial-district-new-york"
No he can't.
On $130K income, he can comfortably afford something up to $300K.
That all depends on what the common charges and real estate taxes are.
Hello Alan,
I have lived in Battery Park City for over 15 years. I know this area and FiDi very well. Would be happy to be your buyers broker. It's at no cost to you.
Ellen Silverman
Licensed real estate broker since 1987
Esfunding@aol.com
Tel:212-786-9682
No, that's assuming LOW common charges and taxes.
For relatively HIGH common charges and taxes he should focus on something in the $250-275K range.
And the SPAM continues ...
Seriously. Give it a rest Ellen. Some professionals on here actually contribute to the board and likely get some business from it. If you want to add something to the boards then great, but this is lame.
Ottawanyc
about 1 hour ago
Posts: 329
Member since: Aug 2011
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Seriously. Give it a rest Ellen. Some professionals on here actually contribute to the board and likely get some business from it. If you want to add something to the boards then great, but this is lame.
as opposed to people like you who contribute absolutely nothing.
Use the 20 West St. apartment as an example. His new salary will give him about $6,500 take home per month. With a purchase price of say $475K and 100% financing. Mortgage + CC + tax will be about $3,000 per month. If he doesn't have kids and not a big spender, he probably can manage with his $3,500 per month allowance.
It is more of a matter if he should get familiar with the city first before making such an important decision than if he can affort to buy in the sub $500K condo with low monthly CC and tax (not coop)
Ottawa, If I was looking for an apartment, I certainly would want to know about a broker living in the neighborhood for a very long time.
But scroll back and you will see my comment.
More than anything else, it's great when one can contribute.
>But scroll back and you will see my comment.
Um, that comment wasn't really very much. But in all fairness, if any of us were to move to Ottawa, I bet we could find someone who would help at no cost.
Alanz, Curious why you do not want to rent? With less than 100k liquid assets, you should try to save some for a rainy day and proper down payment. At your income level, you should have at least one year of total expenses in your account before you buy.
>Alanz, Curious why you do not want to rent?
I asked him how long he plans on staying in NYC... Lets see.
>you should try to save some for a rainy day
He has top secret clearance. I'm sure he has some intel, photos or microfiche locked away for a rainy day ... better than cash.
Greens dale, there is no cost to the buyer.
And yes the comment was small, but it was an important point especially since banks not only factor in the mortgage payment, but also the common charges when determining if a loan should be approved. And of course they look at the overall expenses that a borrower also has.
>Greens dale, there is no cost to the buyer.
I think many disagree in that a seller may have a greater degree of flexibility on price if a brokerage fee can be reduced since a seller's broker wouldn't have to share with a buyer's broker (who according to Front Porch could even get paid when the buyer hasn't completed a transaction: http://streeteasy.com/nyc/talk/discussion/34190-when-does-the-buyers-broker-get-paid )
greensdale
24 minutes ago
Posts: 892
Member since: Sep 2012
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>Greens dale, there is no cost to the buyer.
I think many disagree in that a seller may have a greater degree of flexibility on price if a brokerage fee can be reduced since a seller's broker wouldn't have to share with a buyer's broker (who according to Front Porch could even get paid when the buyer hasn't completed a transaction: http://streeteasy.com/nyc/talk/discussion/34190-when-does-the-buyers-broker-get-paid )
the commission is contractual fuckface, so the reduction is incorrectly presumed.
Jim, your "wife" is an illegal alien, so don't become all righteous about contracts. Many brokers will be flexible to get a deal done, perhaps not you, but you do rentals, a different market.
greensdale
16 minutes ago
Posts: 894
Member since: Sep 2012
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Jim, your "wife" is an illegal alien, so don't become all righteous about contracts. Many brokers will be flexible to get a deal done, perhaps not you, but you do rentals, a different market.
"my wife which is an illegal alien".....work on your usage shithead.
btw, by virtue of being married to an american a person cannot be an illegal alien. but you are racist and full of hate for minorities, so i realize the finer points are lost on you.
you know very little about anything, including the industry i work in, or how i make my living.
Jim your wife's illegality has nothing to do with her race. As far as your "marriage" won't she be leaving you soon: this "marriage of convenience" lasts just as long as necessary not to raise Immigration suspicion and on your side to get a free housekeeper for a couple years and even a legal baby.
As for how you make your living, do you forget that you've proudly told us many times?
Lastly, my English and usage is perfect. Yours?