Best 2023 Tips for First-Time Buyer in NYC

August 8, 2021 by Georges Benoliel

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The moment has arrived, and you’ve decided to take the necessary steps to start the process of buying your first home.  No more lectures from your parents to get your act together, and no more FOMO watching your friends buy their places.

After diligently saving the last few years, you are finally ready to step up your adulting game and become a first-time home buyer in NYC. To help make sure you get prepared, here are seven tips for first-time buyers. Use it as a guide to save you time and money for when you purchase your first place in NYC.

There are several programs that can be utilized to optimize your options. They are applicable to specific professions, vary on qualifications but are worth looking into in case you qualify for them.

1) Dear First-Time Buyer, please Save money

It is never too early to start saving. New York City is one of the greatest cities in the United States (arguably globally). But it’s also one of the most expensive places to buy an apartment for first-time buyers. Sales prices are high when you purchase a condo or co-op in NYC.

Also, the down payment requirements – generally 20%  – make it extremely important for you to save as much as possible.

Many first-time condo buyers think they can get away with putting less down, which is rare in NYC. Even select condos that accept 10% down payments are less common. Most co-ops in NYC allow maximum financing of 80% (20% down payment).

But some co-ops can have even stricter requests of 30% or higher down payments. Regardless of what type of property you plan to buy, save your money.

First, you should save cash for a down payment. Then make sure to responsibly pay off or pay down your credit cards or any other high-interest rate revolving debts. If you are pursuing a co-op or condo purchase, the co-op board and your mortgage company will evaluate your debt-to-income ratios.

2) You need more than just a down payment

When doing the math and organizing your financials, besides the purchase price, it is important to consider all payment and closing costs.

These closing costs can vary from one to two percent of the co-op purchase price and two to four percent for condos. And in some cases, even higher for new construction condos.

You can estimate what you expect to pay with NestApple’s NYC Closing Costs Calculator.

There are a several national and local first-time homebuyers program options. However, most of them are very hard to qualify for and enable you to purchase with a lower down payment.

Here is an overview of the various home buying programs New Yorkers have and explain how you can save money on your purchase:

Special Loans for Veterans (“V.A. loans”)

Many of these loan programs will be hard for the average New Yorker to qualify. For example, the Department of Veterans Affairs (V.A.) offers U.S. military families loans requiring no down payment or Private Mortgage Insurance (PMI). The VA guarantees the home loan, allowing lenders to provide these special features. The VA also offers a Native American Direct Loan program. This program helps Native American veterans purchase property with no down payment and PMI on Federal trust land. However, how many New Yorkers will be able to qualify for a specialized program such as this?

Fannie Mae and Freddie Mac

Many articles on first-time buyers’ program options will include “conforming” loans backed by Fannie Mae and Freddie Mac. However, this is disingenuous as loans for second homes and investment properties can qualify for Fannie Mae and Freddie Mac. Furthermore, New Yorkers will find it tough to be eligible for the loan limits Fannie Mae and Freddie Mac set.

That’s because the Federal Housing Finance Agency determines the new maximum loan size for conforming mortgages (FHA or USDA loans)is $453,100 or $679,650 for high-cost areas like New York. This means most New Yorkers will not be eligible for a conforming mortgage.

3) Get a pre-approval

Before getting too excited about different properties, you need to understand what you can afford. It would help if you connected with a lender or mortgage broker to receive a pre-approval letter. They will verify your income and check your credit score.

They will request more financial documentation about your income, assets, and liabilities. Mortgage lenders vary in size, cost and efficiency. Working with the top tier producer of a specific institution will make a tremendous difference through out the process.

Having a pre-approval gives you a clear understanding of how much you can spend on an apartment and enables you to act quickly when you find a suitable apartment. It’s customary to submit your pre-approval letter when you make an offer.

4) Time to search; cast a wide net if you are a First-Time Buyer

Most first-time home buyers start their searches with a criteria that might be too narrow and are forced to expand later. It is best to keep an open mind when you begin your apartment search.

As you research neighborhoods that fit your personality, commute, and budget, include several neighborhoods for comparison.

This allows you to discover more properties and increases your probability of finding “the one.” You can start searching with your customized property feed.

5) Be prepared for competition, even in a buyer’s market

With over 8.5 million people competing for a place to live in NYC, purchasing an apartment in this city will be as competitive as finding a rental. If you see a well-priced condo or co-op in your budget, it likely won’t last long.

In the case of multiple offers there will be a bidding war; here are tips for winning a bidding war in NYC.

6) As a First-Time Buyer, bet the advice of a buyer’s broker

As a first time buyer, buying a home will probably be the biggest investment you’ll make. Therefore it’s crucial to receive advice from someone with your best interest as a priority. The best course of action would be to hire a buyer’s broker to represent you.

A buyer’s broker assists with your search and explains the documents you will need to compile (including your mortgage pre-approval and REBNY Financial Statement).

They guide you through the negotiation process when making an offer, prepare your board packages, and more. Plus, a buyer’s broker is an advocate for your interests. If you deal directly with a listing broker, you may want to be wary of dual agency.

Remember that the listing agent represents the seller, may not be loyal to you and may advance interests adverse to yours.

7) Get cashback with a commission rebate for the First-Time Home Buyer

Did you know you can get cash back from your real estate broker? Correct – you can save with a commission rebate whether you purchase a condo, townhouse, or co-op apartment. NestApple is a real estate technology company on a mission to save people money when they buy a home. First-time home Buyers in NYC can receive a commission rebate of up to 2% of their purchase price.

For example, buying a $1,500,000 apartment could receive up to $30,000 as a commission rebate. When purchasing an apartment in NYC, getting money back from NestApple is pretty sweet. That’s extra money you can use to furnish your new apartment, offset your closing costs, or replenish your savings.

Purchasing an apartment for the first time in NYC may seem overwhelming, but if you are already doing your research and preparing yourself for the process, you are ahead of the game. Ask questions and get advice from a local real estate agent.

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