You may be thinking about purchasing real estate in New York City. That’s a wise investment, and you’re likely to be choosing between a co-op and a condo. It’s important to understand the key differences between NYC co-ops and condos, especially when you’re thinking about this acquisition from the perspective of an investor.
Each option comes with its own unique benefits and drawbacks, and they vary significantly in terms of ownership, financing options, and overall investment experience.
There are similarities. For example, both condos and co-ops can give investors and owners the benefit of built-in maintenance and upkeep for the entire building. It doesn’t have to be your responsibility entirely, which is important considering the building codes and legal requirements that fall onto residential properties in New York. Condos and co-ops are both likely to be governed by a volunteer board, made up of residents in the building. Sometimes, a professional management company like ours will be hired to take care of the resident relations, accounting, maintenance, legal requirements, and day-to-day logistics.
For this blog, we’re going to focus on the differences in ownership and in maintenance as well as oversight and management.
As property managers in Harlem and NYC, we approach condos differently than we approach co-ops, because of the legal differences and also because boards and homeowners in each type of building often need different services and specialized expert solutions.
Condos vs. Co-ops: Differences in Ownership
One of the main differences between co-ops and condos in New York City is ownership. A co-op, or cooperative apartment, is owned by a corporation that is made up of all the building’s shareholders. When a real estate investor purchases a co-op, you’re buying shares in that corporation. It’s not exactly the same as buying a physical property.
This is a very New York way to do real estate. You take possession of the property, of course, but you don’t actually own the real property. You’ll also be subject to the corporation’s rules and regulations.
Condos do not operate this way. When you purchase a condo, you own your unit outright and have full title to the real property. You’ll also be able to sell your unit without any restrictions from the condo association. You’ll have to follow your own set of rules and regulations, and there will be bylaws and requirements, but the property itself is yours. You’re not buying into something, you’re buying something free and clear.
Financing NYC Condo and Co-Op Investments
When it comes to financing, co-ops and condos also differ significantly.
Co-ops typically require a larger down payment for a mortgage than condos. Additionally, co-op boards have the right to reject potential buyers, which can make it more difficult to secure financing. Condos, on the other hand, are generally easier to finance, as they don’t have the same type of restrictions as co-ops. You may find, however, that the condo association may have strict rules regarding financing and renting out units.
Work with an experienced broker who has a deep understanding of the property type you’re considering.
As you’re budgeting for costs, you should know that co-ops in NYC tend to be more affordable than condos. This is due, in part, to the larger down payment that’s made early on in the ownership and the fact that you have to get approval. There could be more competition for available condos on the market, which means investors will pay more for those and less for co-ops.
You may have a lower mortgage payment, but maintenance costs could be higher with a co-op.
Associations and Boards with Co-ops and Condos
Condominium associations are going to function similar to homeowners associations (HOAs) in a single-family home neighborhood. Your association will have a board of directors that’s responsible for communication with owners, accounting and budgeting, maintenance and repairs, annual meeting management, and the enforcement of rules, regulations, and condo association fees.
Most co-ops will also elect a board of directors, all of whom are volunteers with a stake in how the building or the corporation is managed. Similar to a condo association, this board of directors will collect fees, issue violations, and maintain common areas. All owners in the co-op are responsible for contributing to maintenance fees. They pay property taxes and share the mortgage on the building.
Property Management in NYC Condos and Co-ops
Whether you are buying into a condo or a co-op, make sure you have an understanding about whether the association or the co-op partners with property managers to ensure the building is managed efficiently and with cost-effective strategies in mind. You also want to know that all of the local, state, and federal laws are being followed and your building is in compliance.
By partnering with a professional property management company, you and the entire condo or co-op can ensure there’s consistency, efficiency, and automation whenever possible. Property managers have often invested in technology that improves processes and increases resident satisfaction. We can make sure that the necessary systems and processes are in place to keep your residential building compliant with all laws and serving its owners.
When it comes to deciding between a co-op and a condo in New York City, it’s important to consider your own personal preferences and goals as an investor. Which property type will help you reach your investment goals and which will contribute to your existing portfolio? Co-ops can be a great option for those looking for properties in a tight-knit community and more affordability, while condos are ideal for those looking for more flexibility and autonomy.
Ultimately, the decision will come down to your own preferences, financial situation, and long-term goals. We can help you make a more informed decision, and we’d welcome further discussion. Please contact us at Harlem Property Management.
Harlem Property Management is the authority on co-op and condo building management in Upper Manhattan and a member of the Real Estate Board of New York. We specialize in managing condos, co-ops, and multi-family buildings up to 99 units.
