纽约市(曼哈顿)介绍

大苹果纽约是美国最令人兴奋最喜爱的都市之一。主要住房是合作公寓(Co-op)康斗(Condo)，与小部分单屋(Townhouses)或称Brownstone。最重要得先了解这些公寓的不同。

合作公寓在纽约很普偏，80%的公寓是合作公寓，只有20%是康斗。如果买家也愿意买合作公寓，那麽就有更多的选择，其价位也较吸引人，供应及需求的关系。
合作公寓是公司拥有的，每个屋主（股东）拥有公司的股份及长期业主租约。公司付整栋楼的贷款，地产税，雇员薪水和其他大楼的维修费用。屋主按照股份的多少分摊这些费用，股份的多少取决于公寓的大小与楼层的高低。想买合作公寓需考虑以下的事

1. 公寓委员会有权“批准”或“拒绝”任何潜力物主（owner）。委员会的委员由合作公寓的租客- 屋主选出，面试所有可能的物主，这是为了保障租客-屋主的利益选择合适的侯选物主
2. 大楼的服务品质和安全维持在高水準。
3. 部份月管理维持费可减税，每个大楼有税务结构，但所有合作公寓都提供利税，股东可在地产税和大楼贷款利息依他股份的比例可省税。
4. 每个合作公寓有它规定的贷款额度，有些大楼要多付首款，大体而言在曼哈顿购房至少準备20-50%买价的首款—根据各大楼的要求。
5. 要转租出合作公寓必需委员会批准，每个合作公寓大楼有它的规定，要买前确认好。

康斗在全美国很普偏，曼哈顿的康斗公寓是实在的地产，买方可拿到地产契约就像买房。因为是实在的地产，各个康斗公寓有个自的地产税，屋主除了付地产税每月还得付物业管理费，类似合作公寓的管理维持费，但不包含地产税 ，大楼贷款，利息。康斗公寓有以下几个优势

1. 康斗公寓的贷款取决于经融市场而不受控于公寓委员会，比合作公寓灵活。买方可贷款高达买价的90%。
2. 康斗公寓买主也需填写所有申请表格经过公寓委员会的批准，但要求的条件不像合作公寓委员会那般严苛，批准的时间也不会太长。
3. 康斗公寓转租出去比较不受限，是地产投资者的较佳选择。
4. 比较合适非美国公民的买家，大部份的财产在美国境外，这是合作公寓不愿批准的。

因为康斗公寓比合作公寓少，比较容易批准买到，买价通常比合作公寓贵。康斗公寓每个月地产税加上屋业管理费一般比合作公寓月管理维持费低，这也是买价高的原因。

在曼哈顿买合作公寓或康斗公寓步骤类似。假定你看中了喜欢的地产也询问过银行或贷款经纪决定了你经济能力承担的价位

1. 纽约是口头出价，经过你的经纪告知卖方经纪或卖主
2. 买卖双方讨价还价，最后价钱，条件，过户日期双方谈定同意
3. 纽约州须要律师参与地产交易。你的地产经纪可帮你找有经验的律师。卖方律师开始準备合约，你的律师審查你买公寓大楼的财务状况。
4. 你律师确定大楼财务状况满意，大楼章程和买卖合同你能接受，这时你律师允许你签合同，附上準备好的10%订金送到卖方律师，卖方签字。10%的订金存在卖方律师Escrow 户头直到过户。要注意在收到所有人都签好的合同之前，卖主还可接受别人的出价。
5. 如要贷款应马上进行，建议找房前已拿到银行贷款合格证明。
6. 你的经纪会交给你公寓大楼委员会所需要的申请表格及要準备的资料。你需填好所有申请表，会计师签字的财务报告，三年的完税证明，银行报表，个人及财务推荐信，专业推荐信，买卖合同，如有贷款需提供银行贷款承诺。
7. 当你填好申请表格附上所有文件，你的经纪会再检查，然后交给公寓管理公司審核再转交委员会。所有文件表格必须齐全，否者管理公司不接受。
8. 合作公寓申请初次批准，会安排和委员会面试，这是很严肃不可轻忽的事情，就像商业会议对待。
9. 经过委员会批准后，你就可準备过户。

康斗公寓申请不须面试只要将所需表格资料按顺序填好送交检阅基本上会批準，从合同到过户约60天，合作公寓所需时间较长至少60-90天

房产过户费用

以下是一般费用预估，请与地产律师及财务顾问谘询明细

卖房费用 仲介费：6% 律师费：与你律师确认 经办费：$450+ 纽约市转让税： 住宅50万= 1% / 50万以上=1.425% 商业50万=1.425% / 50万以上+2.625% 纽约州转让税：每$1000税$4 纽约市新开发公寓，买方要付卖方 律师费和纽约市纽约州的转让税

买房费用 律师费 银行费：$350—$750 申请费：$350 经办费：$330 估价费：$300—$1500（根据买价） 信用调查：$10.10单人$15-20共同 银行律师：$650—$750 登记费：$250—$750 产权保险：一百万内每十万约$450，一百万或以上+15% 贷款保险：每十万贷款额约$130 市政调查：$300—$500 豪宅税：1%的买价，当买价为一百万或一百万以上 纽约市贷款税： 贷款50万以内=1.8% 贷款50万或以上，1-3家庭住宅=1.95% 贷款50万以上其他类地产=2.8% 长岛Nassau 郡Suffolk 郡贷款税: 1-3家庭住宅=0.8%贷款额 多家庭住宅，商业，空地=1.05% 贷款额

Peonic Bay 税 (East Hampton,Shelter Island and South Hampton)
1．免税—买价低於25万改进地产，买价低於10万未改进地产
2．1-3住宅家庭少于一百万和其他类地产=2.4%
3．1-3 住宅家庭一百万以上=3.4%
其他地产费用：管理维持费，地产税过户时的调整

卖方费用 仲介费：6% 律师费 合作公寓律师费：$450+ Flip费：1%—3% 股票转让税：每股$0.05 搬出费：各大楼不同 纽约市转让税： 住宅50万内至50万=1%，50万以上=1.425% 商业50万内至50万=1.425%，50万以上=2.625% 转让费：$50 纽约州转让税：每$1000 税$4 纽约州平等费：$75 领取支付费：$250—$500 UCC-3 登记费：$100

买方费用 律师费 银行费：$350—$750 申请费：$350 经办费：$330 估价费：$300—$1500（根据买价） 信用调查 银行律师费：$650—$750 留置权调查：$250—$350 UCC-1 登记费：$100 豪宅税：1%的买价，如买价为一百万或一百万以上 其他管理维持费过户时的调整

New York City Buyers Guide

Caught in the maze of buying an apartment in New York.City? The rules are different in New York City than in other parts of the country! For the inexperienced some of the differences may be perplexing, however, we can guarantee that if you do your homework and keep this guide handy, the process will flow much more smoothly. Our job at Douglas Elliman is to help you determine which type of apartment is suitable for you, to assist in neighborhood selection, to educate you regarding real estate prices, and to pair you with the agent that best matches your style and preferences.

New York is a city comprised mainly of cooperative and condominium apartments with a smaller selection of private homes, which we call townhouses or brownstones. Most important is understanding the differences between the types of apartments you will find in Manhattan.

Cooperatives are not a new concept, although they seem to be a type of ownership that is more common in New York City than elsewhere in the United States. In New York City, approximately 80% of our apartments available for purchase are in cooperative buildings, while 20% are in condominiums. This means two very simple things to potential buyers in New York City:

1. There is more inventory to choose from if the buyer includes co-ops into the mix of properties, and
2. Prices are, in general, more attractive for cooperatives – simple supply and demand.

Cooperatives are owned by an apartment corporation. Individual tenants do not actually “own” their apartments as they would in the case of “real” property. Owners, (shareholders) of co-op apartments, actually own “shares” in the corporation which entitles them to a long-term “proprietary lease.” The corporation pays the total amount of the building’s mortgage (importantly, a cooperative may have an underlying mortgage on the entire building, whereas a condominium building must be owned outright), real estate taxes, employee salaries, and other expenses for the upkeep of the building. The tenant-owner, in turn, pays a portion of these expenses as determined by the number of shares the tenant owns in the corporation. Share amounts are dictated by apartment size and floor level.

The considerations when buying a cooperative are:

1. The Board of Directors has the right to “approve” or “reject” any potential owner. The board, elected by all of the tenant-owners of the co-op, interviews all prospective owners. It has the responsibility of protecting the interests of all tenant-owners by selecting well-qualified candidates.
2. The quality of services and the security of the building are kept at high standards.
3. Portions of the monthly maintenance are tax deductible. Each building has its own tax structure, but all co-ops offer a tax advantage. Shareholders can deduct their portion of the building’s real estate taxes, as well as their proportionate share of the interest on the building’s mortgage.
4. The amount of money that may be financed is determined by each cooperative. Some buildings require substantial down payments. Generally speaking, in Manhattan prospective purchasers should be prepared to “put down” at least 20 to50% of the purchase price (depending on the building) when purchasing a cooperative apartment.
5. Subleasing a co-op must be approved by the Board of Directors of the cooperative. Each corporation has its own rules, and they should be examined if a potential owner intends to sublet.

With this in mind, it is important to remember that co-ops are the norm here in Manhattan, not the exception. However, before beginning a search for a cooperative apartment, think about the financing limitations and theapplication and interview process.