Co-ops and condos require different valuation approaches. For condos, we look at comparable condo sales in your neighborhood and building, considering common charges and amenities. For co-ops, we analyze recent co-op sales, but we also consider factors like monthly maintenance fees (which tend to be higher than condo common charges), underlying mortgage obligations, flip taxes, board approval difficulty, and subletting restrictions—all of which impact marketability and value. We’re experienced in both markets and understand how to appropriately adjust for the differences.

Manhattan buildings often feature amenities that significantly impact value: rooftop terraces, fitness centers, concierge services, parking, storage, swimming pools, and more. We carefully evaluate how these amenities compare to other buildings in your market and adjust our valuation accordingly. Luxury amenities in a doorman building command different premiums than similar features in a walk-up building. We also consider whether amenities are well-maintained and actually used by residents.

Location is everything in Manhattan real estate. Proximity to subway stations, parks, schools, shopping, and cultural institutions all factor into value. We also consider less obvious factors: Is the property on a quiet tree-lined street or a busy commercial avenue? Does it face a courtyard or overlook the street? Does it have southern exposure with natural light? Is it near desirable restaurants and neighborhood amenities? How does the specific block compare to surrounding blocks? Our appraisers understand these nuances and how they translate to market value.

Yes, we provide comprehensive commercial appraisals for retail spaces, office buildings, mixed-use properties, and investment properties throughout Manhattan. Commercial appraisals require specialized expertise in income analysis, capitalization rates, lease structures, and commercial market trends. We have the credentials and experience to handle complex commercial valuations.

Renovations can significantly impact property value, but not all improvements provide dollar-for-dollar returns. We carefully evaluate the quality, extent, and appropriateness of renovations. A high-end kitchen renovation in a luxury building may add substantial value, while over-improvements in a modest building may not be fully recoverable. We provide realistic assessments based on market data and buyer preferences in your specific building and neighborhood.

Basic information is helpful: property address, approximate square footage, number of bedrooms and bathrooms, floor level, exposure/views, and any recent improvements or unique features. For co-ops, monthly maintenance information is useful. For condos, common charges and any special assessments. If you have closing documents, floor plans, or building financials, those can be helpful but aren’t required—we can often obtain this information independently.

We understand that real estate transactions often have pressing timelines. We offer rush service for clients with urgent needs and work hard to accommodate tight deadlines whenever possible. Contact us as soon as you know you’ll need an appraisal, and we’ll do our best to meet your timeline.

Our appraisals are prepared in accordance with the Uniform Standards of Professional Appraisal Practice (USPAP) and meet the requirements of major lenders, legal proceedings, and government agencies. We’re experienced in preparing reports for various intended uses and can discuss specific requirements for your situation.

We search recent sales (typically within the past 6-12 months) of similar properties in your neighborhood and building when possible. For Manhattan, we focus on properties with similar characteristics: co-op vs. condo, pre-war vs. new construction, similar square footage, bedroom count, and comparable amenities. We make adjustments for differences in condition, floor level, views, location within the neighborhood, and other factors that impact value. Our goal is to find the most similar properties and adjust appropriately for any differences.

We stand behind our valuations and base them on solid market data and professional judgment. However, we’re always willing to review our work if you have questions or concerns. If you believe we’ve missed important information—such as a recent comparable sale or a significant property feature—we’ll gladly reconsider. Our goal is accuracy, and customer service is very important to us. We welcome constructive dialogue about our conclusions.

Manhattan has many unique properties—historic townhouses, loft conversions, penthouses, properties with terrace space equal to interior space, celebrity-owned properties. When perfect comparable sales don’t exist, we use our expertise to make appropriate adjustments based on contributory value of special features, analysis of properties with similar unique characteristics in different neighborhoods, and understanding of what Manhattan buyers value. We can provide well-supported valuations even for highly unusual properties.

Rent-stabilized or rent-controlled units have significantly different values than market-rate units. We understand the regulations, tenant rights, and how these restrictions affect property values. If you own a building with mixed market-rate and stabilized units, we can analyze the property accounting for these complexities.