Luxury Condos in New York, NY
Manhattan apartments bought and sold by brokers who read the building before the listing.
Every Kind Of Manhattan Apartment
Condo or co-op, a first apartment or a full-floor penthouse — each one buys and closes differently.
We Read The Building Before The Listing
Nora Lisle and Ben Orrin have sold Manhattan apartments for fifteen years. In New York you aren't just buying an apartment — you're buying into a building, its board, its budget and its neighbors.
So before you fall for the view, we read the offering plan, the financial statements, the board minutes and the house rules, and tell you plainly what we found.
- ✓Offering plans read in full
- ✓Board packages prepared with you
- ✓Fifteen years in Manhattan
- ✓Licensed New York brokers
Recent Residences
A few of the apartments we've represented. Ask about residences offered privately.
What We Read In Every Building
The apartment is what you see. The building is what you're buying into.
Offering Plan
For condos, the sponsor's plan and its amendments — what you own and what the building can change.
Financial Statements
Reserves, debt and operating costs, so you know whether the building is well run.
Board Minutes
Upcoming repairs, assessments and disputes usually show up here first.
House Rules
Pets, renovations, move-ins and subletting — the rules you'll live with, and the monthly costs that come with them.
Two Ways To Own In Manhattan
Condos
You own the apartment itself. The board's role in a sale is usually limited, and buildings often allow more flexibility with financing and subletting.
Co-ops
You own shares in the building's corporation. Most purchases need board approval, often with financial requirements and an interview.
Which Suits You
It depends on your budget, financing, how you'll use the home and how long you'll stay. We'll walk you through both.
A New York Home While You Live Elsewhere
Many of our buyers live in another city or country and want an apartment for the weeks they're in town. Not every building welcomes that, so we start with the ones that do.
- ✓Pied-à-terre and sublet policies checked
- ✓Video tours before you fly in
- ✓A broker at every inspection and closing
- ✓Introductions to attorneys and managers
What Our Clients Say
We'd lost two co-ops at the board stage before we called them. Lisle & Orrin rebuilt our board package line by line, and the third board approved us in under a month.
They read the building's financials before we fell in love with the view, and found an assessment coming that the listing never mentioned. We bought two floors down, in a better-run building.
Selling our Tribeca apartment from London felt impossible. They staged it, ran every showing and sent us a note after each one.
Ask For A Private Valuation
We'll look at your apartment, recent sales in your building and line, and give you a written opinion of value — no obligation.
Questions About Buying In Manhattan
What does a co-op board look for?
Usually your finances — income, assets and what you'll have left after closing — plus references and an interview. Requirements vary by building, so we tell you each board's expectations before you offer.
Is there a mansion tax in New York?
Yes. New York State charges a mansion tax on residential purchases of $1 million or more, and in New York City the rate rises with the price. Your attorney will confirm the exact amount for your purchase.
Do I need a real estate attorney?
In New York, buyers and sellers almost always use one to negotiate the contract and review the building. We can introduce you to several.
What is a flip tax?
A fee some buildings charge when an apartment sells, usually paid by the seller. We check whether a building has one before you buy.
Can I buy as a foreign buyer?
Yes. Many condos welcome international buyers; co-ops are often stricter. We'll point you to buildings that fit and to attorneys and lenders who work with buyers from abroad.
Do you work with renters?
Our focus is buying and selling, but we're happy to recommend colleagues for luxury rentals.
Tell Us What You're Looking For
Neighborhoods, size, condo or co-op. A broker replies the same day — or call (212) 555‑0147.