Building read
The building and the board, before you bid
Financials, minutes, and house rules get read before the bid, so you know what the apartment comes with.
Buyer advisory
Read the building, the block, and the bid.
Financials, comps, and neighborhood context line up before you write — your number has a basis, and the board is already read.
Buyer advisory
Explore buying
Touring, comps, and the board package.
Advisory focus
Value
Bid from recent comps
The offer is set against recent comparable closings, not the seller's ask or the mood of the open house.
Search
Search that stays focused
Saved searches and agent eyes stay on the blocks and building types that fit, not every listing that hits the inbox.
Ask Frank
Questions buyers ask me first.
Plain answers for the decisions that usually come up first.
Buying Co-op or condo — which is actually right for me?
It depends on cash, timing, and how much flexibility you need. Co-ops usually cost less per square foot, but they ask more of you: board approval, financial disclosure, sublet limits, and post-close liquidity. Condos are easier to buy, finance, and rent out, but you pay for that freedom. I look at how you plan to live, how long you may hold, and what the building will ask of you before we chase the prettiest listing photos.
Buying How much do I really need beyond the down payment?
More than the listing suggests. Co-op buyers need attorney fees, bank fees, building fees, move-in deposits, mansion tax above $1M, and enough liquidity left over for the board. Condo and townhouse buyers usually add title insurance and mortgage recording tax if they finance. New developments can add sponsor transfer taxes and other closing costs unless negotiated. I run the full number early, so the deal doesn't fall apart after the offer.
Buying What should we check before making an offer?
The apartment is only the start. I want to see the building financials, board minutes, sublet rules, renovation policy, reserves, assessments, underlying mortgage, and any major capital work. For larger co-ops and condos, Local Law 97 matters too: most buildings over 25,000 square feet face emissions rules that tighten in 2030. A pretty apartment in a weak building is not a clean buy.
Co-op boards What does a co-op board actually look for?
Stability. Boards read debt-to-income, post-close liquidity, income history, reserves, and whether the package answers questions before they have to ask. Some buildings want a year or two of carrying costs left after closing; stricter buildings want more. I screen the building's standards before we offer, because bank approval and board approval are not the same thing.
Co-op boards How does the new 2026 co-op timing law affect the deal?
It should make the process less open-ended, but it does not make approval automatic. For applications after it takes effect, Local Law 58 of 2026 requires covered co-ops to acknowledge an application within 15 days and decide within 45 days after the application is complete, with some extension and summer-recess rules. The practical point is still the same: submit a clean, complete package the first time.
Co-op boards Can a board reject the buyer, and what usually causes it?
Yes. A board can still say no, and it usually does not need to give a detailed public explanation. The avoidable problems are thin liquidity, high debt-to-income, unexplained transfers, a low sale price the board worries will hurt comps, or a package that creates more questions than it answers. I try to find those risks before we write the offer.
Co-op boards How should the board interview be handled?
The interview is the confirmation step. By interview night your numbers have already been read; the room is checking that you're a steady, low-drama neighbor. We rehearse the likely questions, agree on what to keep brief, and you walk in calm. Short, honest, and warm wins it.
Working with Frank What's it like to work with you?
Direct and unhurried. You work with me start to finish. I tell you when a building is wrong, when a number doesn't make sense, and when the better move is to wait. Fifteen years in Manhattan and Brooklyn means I've usually seen the situation before, and I'll say so plainly.
Working with Frank How are you paid, and who pays it?
On a sale, my fee comes out of the transaction at closing and is agreed in writing up front — no surprises. As a buyer, my guidance typically costs you nothing directly. Before we start I lay out exactly how it works for your situation, so the economics are clear from the first conversation.
Working with Frank What happens after I reach out?
We start with a conversation. You tell me where you are: a building you're weighing, a number you're unsure of, or just the sense that it's time. I give you a straight read on your situation and the likely next steps, and we agree on what's worth doing now versus later. No pressure to list or buy on the first call.
Working with Frank How quickly will I hear back, and what should I send?
I read every message myself and reply within one business day, usually the same day. The more you can share up front the better the first read: the neighborhoods or buildings you're considering, your rough timeline, and your budget or target price. Nothing sensitive yet — that comes later, only when a deal is real.
Working with Frank What if I'm not ready to buy or sell yet?
Then we talk anyway. Not every conversation should end in a transaction. Bring me a building, a number, or a decision you're weighing and you'll get an honest read — even if the read is "not yet." The best clients usually start a year before they move.
Still have a question?
Ask Frank directlyFirst conversation
Sit down with Frank.
Tell Frank what you’re weighing. He’ll give you a clear read on price, timing, and next steps across Manhattan and Brooklyn.
- A pricing read grounded in recent comps
- Advice on selling, buying, or waiting
- Frank from first conversation to close
Frank replies himself. No assistant handoff.
15+ years in NYC · Co-ops, condos, townhouses · Manhattan + Brooklyn
From the blog
Recent writing.
Field Notes
Buying an Apartment in Manhattan: What Serious Buyers Should Know First
A Manhattan purchase is not just a search. It is a sequence of decisions about financing, building quality, offer strength, board risk, closing costs, and resale.
Frank Suriano
Field Notes
Manhattan Co-op Board Approval: What Buyers Should Prepare Before They Offer
Board approval starts before the package. Buyers need clean finances, a coherent story, and a building choice that fits their profile.
Frank Suriano
Market Letter
How to Price a Manhattan Co-op or Condo Without Chasing the Market
Pricing is not a neighborhood average. It is a read on the building, line, condition, buyer pool, competing inventory, and launch timing.
Frank Suriano