<?xml version="1.0" encoding="UTF-8"?><rss xmlns:dc="http://purl.org/dc/elements/1.1/" xmlns:content="http://purl.org/rss/1.0/modules/content/" xmlns:atom="http://www.w3.org/2005/Atom" version="2.0"><channel><title><![CDATA[The Roebling Group]]></title><description><![CDATA[As luxury real estate brokers in NYC, The Roebling Group facilitates the purchase, sale, and lease of beautiful apartments. ]]></description><link>https://www.theroeblingteam.com/news</link><generator>RSS for Node</generator><lastBuildDate>Tue, 05 May 2026 16:26:27 GMT</lastBuildDate><atom:link href="https://www.theroeblingteam.com/blog-feed.xml" rel="self" type="application/rss+xml"/><item><title><![CDATA[When Should I Sell My Manhattan Apartment?]]></title><description><![CDATA[Updated May 2026 by Corey Cohen, The Roebling Team The right time to sell your Manhattan apartment depends on three things, in this order: Your life timeline. If you need to sell within 6 months because of a job, divorce, downsize, or estate situation, the market timing question is moot. You sell when you need to. Manhattan's actual seasonality. Manhattan has two real selling windows (mid-January through May, and after Labor Day through November). Summer and December are dead. The seasonality...]]></description><link>https://www.theroeblingteam.com/post/when-should-i-sell-my-manhattan-apartment</link><guid isPermaLink="false">69f9070d5caf4ed272bb0c0c</guid><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Cooperative]]></category><category><![CDATA[Real Estate]]></category><pubDate>Mon, 04 May 2026 21:22:31 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[How Much Is My Manhattan Apartment Worth? A Real Valuation Framework]]></title><description><![CDATA[Updated May 2026 by Corey Cohen, The Roebling Team If you're trying to figure out what your Manhattan apartment is worth, three things matter more than any automated estimate: Floor, light, layout, line. Two apartments in the same building with the same square footage can vary 20% in value based on these factors alone. No automated tool captures this. Recent in-building comps. A real valuation starts with what's actually sold in your building in the last 12 months — not the neighborhood, not...]]></description><link>https://www.theroeblingteam.com/post/how-much-is-my-manhattan-apartment-worth-a-real-valuation-framework</link><guid isPermaLink="false">69f9034fb27e981e27c505cc</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><pubDate>Mon, 04 May 2026 21:18:08 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[The Foreign Buyer's Guide to Manhattan Real Estate]]></title><description><![CDATA[Updated May 2026 by Corey Cohen, Roebling Team TL;DR If you're a non-U.S. buyer purchasing a Manhattan apartment, three rules cover 90% of the decision: Buy a condo, not a co-op. Most Manhattan co-ops will reject you. Condos almost universally accept foreign buyers with a clean financial package. 2. Structure the purchase carefully. The choice between buying in your personal name, an LLC, or a trust has significant implications for U.S. tax exposure — especially U.S. estate tax, which can...]]></description><link>https://www.theroeblingteam.com/post/the-foreign-buyer-s-guide-to-manhattan-real-estate</link><guid isPermaLink="false">69f546117b1c42fb24f3f67b</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Condominium]]></category><pubDate>Sat, 02 May 2026 00:36:21 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[How to Read a Co-op Board's Financials Before You Buy]]></title><description><![CDATA[TL;DR Before you sign a contract on any Manhattan co-op, you (or your attorney) should read three documents: the audited financial statements for the last two years, the building's current operating budget, and the last 12 months of board meeting minutes. From these, five numbers tell you almost everything you need to know: per-unit reserves, operating margin, underlying mortgage status, maintenance trend, and assessment history. Most buyers don't bother. The ones who do save themselves from...]]></description><link>https://www.theroeblingteam.com/post/how-to-read-a-co-op-board-s-financials-before-you-buy</link><guid isPermaLink="false">69f542237b1c42fb24f3ed6d</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Cooperative]]></category><pubDate>Sat, 02 May 2026 00:20:47 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[How Much Income Do You Need to Buy in Manhattan?]]></title><description><![CDATA[Rough rule for a Manhattan co-op: your gross household income needs to be roughly 3 to 4x the all-in annual housing cost (mortgage P&#38;I + maintenance) to clear most boards. For a typical $1.5M co-op with 25% down at current rates, that's roughly $300K to $375K of household income. Condos use the lender's debt-to-income standard, which is more permissive — closer to 2.5 to 3x housing cost — so the same apartment might be financeable at $225K to $275K of income. Boards also want 1 to 2 years of...]]></description><link>https://www.theroeblingteam.com/post/how-much-income-do-you-need-to-buy-in-manhattan</link><guid isPermaLink="false">69f4b3f0edf5696920d1e6dd</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Cooperative]]></category><category><![CDATA[Condominium]]></category><pubDate>Fri, 01 May 2026 14:12:01 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[Sponsor Units in Manhattan: Are They Actually a Good Deal?]]></title><description><![CDATA[A "sponsor unit" is an apartment owned by the original developer (or a successor sponsor) that has never been sold to an individual owner. They show up in both co-op and condo buildings, and they come with one big upside — typically no board approval — and one big downside — buyer often pays the transfer taxes the seller would normally cover. Whether a sponsor unit is a good deal depends on three numbers: the price, the closing-cost shift, and how the unit's condition compares to comparable...]]></description><link>https://www.theroeblingteam.com/post/sponsor-units-in-manhattan-are-they-actually-a-good-deal</link><guid isPermaLink="false">69f4b28e88651042cd168a07</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Condominium]]></category><pubDate>Fri, 01 May 2026 14:07:02 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[The 421-a Tax Abatement: What It Is, Where to Find It, and What Happens When It Expires]]></title><description><![CDATA[421-a is a NYC property tax abatement designed to incentivize new residential construction. For buyers, it's a meaningful benefit — but only for as long as it lasts, which is usually 10, 15, 20, or 25 years from when the building was completed. When 421-a phases out and expires, the building's property tax bill jumps to the full unabated amount, often 3 to 5x what owners had been paying. If you're buying a new condo, you need to know two numbers: how much the abatement is currently saving...]]></description><link>https://www.theroeblingteam.com/post/the-421-a-tax-abatement-what-it-is-where-to-find-it-and-what-happens-when-it-expires</link><guid isPermaLink="false">69f4b1887db2f4343a4127ad</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Condominium]]></category><pubDate>Fri, 01 May 2026 14:01:32 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[The FARE Act Explained: Who Pays the Broker Fee on NYC Rentals Now?]]></title><description><![CDATA[The FARE Act (Fairness in Apartment Rentals) is a NYC law that took effect in June 2025. The bottom line: if a landlord hires a broker to list an apartment, the landlord pays that broker — not the renter. For decades, NYC was an outlier in pushing 12-15% one-time broker fees onto renters who never asked for the broker in the first place. That's largely over for landlord-listed units. Renters who hire their own broker still pay that broker. Here's what's actually changed and what hasn't. The...]]></description><link>https://www.theroeblingteam.com/post/the-fare-act-explained-who-pays-the-broker-fee-on-nyc-rentals-now</link><guid isPermaLink="false">69f4b07a7db2f4343a412562</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><pubDate>Fri, 01 May 2026 13:57:27 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[Should I Rent or Buy in Manhattan? (The Framework, Not the Answer)]]></title><description><![CDATA[In most Manhattan neighborhoods at today's mortgage rates and rent levels, buying breaks even with renting somewhere between year 4 and year 7 — assuming you stay put, the apartment doesn't sit on the market when you sell, and you actually use your tax deductions. Below that horizon, renting almost always wins. Above it, buying almost always wins. The decision isn't the calculation; the decision is whether you can confidently say you'll be in this apartment past your break-even year. Why...]]></description><link>https://www.theroeblingteam.com/post/should-i-rent-or-buy-in-manhattan-the-framework-not-the-answer</link><guid isPermaLink="false">69f4af41edf5696920d1dd66</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><pubDate>Fri, 01 May 2026 13:52:25 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[How to Choose a Manhattan Real Estate Broker (Without Regretting It Later)]]></title><description><![CDATA[The right Manhattan broker is not the one with the most Instagram followers, the most billboards, or the loudest team brand. The right broker is one who closes regularly in your price band and your neighborhoods, will tell you "no" when you should walk away, knows building-level details (board reputations, financial health, recent flip taxes), and has time to actually pay attention to your deal. Below are the questions to ask, the answers to listen for, and the red flags that should end the...]]></description><link>https://www.theroeblingteam.com/post/how-to-choose-a-manhattan-real-estate-broker-without-regretting-it-later</link><guid isPermaLink="false">69f4ae0b7b1c42fb24f2a996</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><pubDate>Fri, 01 May 2026 13:47:39 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[The NYC Mansion Tax: Full Bracket Table and How It Actually Works]]></title><description><![CDATA[The "mansion tax" is a buyer-paid tax on residential real estate sales in New York State of $1,000,000 or more. In NYC, it stacks on top of the original 1% state mansion tax, ranging from 1.0% on a $1M sale up to 3.9% on $25M+ sales. It is a cliff tax — cross a bracket by even one dollar and the new rate applies to the whole purchase price. Plan accordingly when you're near a threshold. The full bracket table Under $1,000,000: 0%, no tax. $1,000,000 to $1,999,999: 1.00% ($10,000 to $19,999)....]]></description><link>https://www.theroeblingteam.com/post/the-nyc-mansion-tax-full-bracket-table-and-how-it-actually-works</link><guid isPermaLink="false">69f4acff7b1c42fb24f2a743</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><pubDate>Fri, 01 May 2026 13:42:35 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[How Long Does Manhattan Co-op Board Approval Take? (Full Timeline)]]></title><description><![CDATA[From the day you sign a contract on a Manhattan co-op, expect 8 to 12 weeks before you have keys. The big chunks: 2 to 3 weeks to assemble the board package, 2 to 4 weeks for the managing agent and board to review it, 1 to 3 weeks to schedule the interview, and 1 to 2 weeks for the final decision and closing. Some deals close in 6 weeks. A few drag past 16. The two things that determine where you land are how organized your package is and how quickly the board meets. The high-level timeline...]]></description><link>https://www.theroeblingteam.com/post/how-long-does-manhattan-co-op-board-approval-take-full-timeline</link><guid isPermaLink="false">69f4abbd7b1c42fb24f2a4b7</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><pubDate>Fri, 01 May 2026 13:38:02 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[Manhattan Closing Costs: Line-by-Line Breakdown for Buyers]]></title><description><![CDATA[Buying a Manhattan apartment costs about 2 to 3% of the purchase price in closing costs if you're buying a co-op, and 3 to 6% if you're buying a condo with a mortgage. The biggest line items: NYC and NY State transfer tax (sellers usually pay, but watch out on new development), mortgage recording tax (only on condos), title insurance (only on condos), the mansion tax (kicks in at $1M and up), and your attorney. Below is the full breakdown with worked examples at $1M, $1.5M, and $5M. What...]]></description><link>https://www.theroeblingteam.com/post/manhattan-closing-costs-line-by-line-breakdown-for-buyers</link><guid isPermaLink="false">69f4aa4bedf5696920d1d21f</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Condominium]]></category><pubDate>Fri, 01 May 2026 13:32:36 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[Co-op vs. Condo in Manhattan: Which Should You Buy?]]></title><description><![CDATA[In Manhattan, roughly three out of four apartments for sale are co-ops, and the rest are condos. Co-ops are usually 10 to 40% cheaper for the same square footage, but they come with a board approval process, stricter financial requirements, and tighter rules about subletting. Condos cost more, charge higher closing costs and property taxes, but you can close in weeks instead of months and rent out your unit with far fewer restrictions. If you're paying with cash and plan to live there...]]></description><link>https://www.theroeblingteam.com/post/co-op-vs-condo-in-manhattan-which-should-you-buy</link><guid isPermaLink="false">69f4a8387b1c42fb24f29c51</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Condominium]]></category><pubDate>Fri, 01 May 2026 13:25:17 GMT</pubDate><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[The Pied-à-Terre Tax Debate Returns. A Tale of Three Cities.]]></title><description><![CDATA[What Paris, Vancouver, and London tell us about the proposal now moving through Albany. The Roebling Report  ·  Issue No. 135  ·  April 29, 2026  ·  Corey Cohen On April 15, Governor Kathy Hochul and Mayor Zohran Mamdani endorsed the pied-à-terre tax: a recurring surcharge on luxury second homes valued above $5 million — a version of a proposal first introduced by then-State Senator Brad Hoylman-Sigal more than a decade ago and pronounced dead and revived across several budget cycles since....]]></description><link>https://www.theroeblingteam.com/post/pied-a-terre-tax-debate-returns</link><guid isPermaLink="false">69f12f6b24f9d3e5cd715b3a</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Mamdani]]></category><category><![CDATA[Policy]]></category><pubDate>Wed, 29 Apr 2026 21:58:20 GMT</pubDate><enclosure url="https://static.wixstatic.com/media/052d07_0d19a9d7c9da44ef9a14bb61e9f64fba~mv2.jpg/v1/fit/w_1000,h_1000,al_c,q_80/file.png" length="0" type="image/png"/><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[Where Manhattan Deals Actually Break]]></title><description><![CDATA[Q1 2026 Manhattan contracts are down but prices held. Deals aren't breaking on price — they're breaking on buildings, boards, banks, and momentum.]]></description><link>https://www.theroeblingteam.com/post/where-manhattan-deals-actually-break</link><guid isPermaLink="false">69ea3d2dbbc0f3ff7448ff3a</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Cooperative]]></category><pubDate>Thu, 23 Apr 2026 16:10:03 GMT</pubDate><enclosure url="https://static.wixstatic.com/media/052d07_b3caa37ccea5459f801478fb0a370f4d~mv2.jpg/v1/fit/w_1000,h_1000,al_c,q_80/file.png" length="0" type="image/png"/><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[Washington Keeps Fixing Housing the Same Way]]></title><description><![CDATA[Housing affordability is back at the center of the conversation in Washington.

The proposals vary—allowing retirement funds like 401(k)s to be tapped for down payments, directing Fannie Mae and Freddie Mac to purchase hundreds of billions in mortgage-backed securities to push rates lower, floating 40- and even 50-year mortgage terms, and restricting large investors from buying existing homes.]]></description><link>https://www.theroeblingteam.com/post/washington-keeps-fixing-housing-the-same-way</link><guid isPermaLink="false">69d3e1d6f0582515b442bc3b</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[Policy]]></category><pubDate>Tue, 10 Feb 2026 21:42:27 GMT</pubDate><enclosure url="https://static.wixstatic.com/media/431157_81b82ff78c094f13b7cdc3bc0ac71b26~mv2.jpg/v1/fit/w_1000,h_1000,al_c,q_80/file.png" length="0" type="image/png"/><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[The Renovation Trap: When “Good Bones” Become Bad Math]]></title><description><![CDATA[In today’s Upper West Side and Upper East Side prewar market, the definition of a “turnkey” renovation has quietly shifted. Post-2022, buyer tolerance for renovation disruption has collapsed while board approval timelines have elongated, creating a stark divergence between assets that are ready to live in and assets that are merely ready to work on.]]></description><link>https://www.theroeblingteam.com/post/the-renovation-trap-when-good-bones-become-bad-math</link><guid isPermaLink="false">69d3e1d6f0582515b442bc22</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Construction & Renovation]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Cooperative]]></category><pubDate>Wed, 24 Dec 2025 18:07:21 GMT</pubDate><enclosure url="https://static.wixstatic.com/media/431157_9487351318c84969b99ce5602b7e1f8e~mv2.png/v1/fit/w_1000,h_1000,al_c,q_80/file.png" length="0" type="image/png"/><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[New York Builds Housing Like It's 1975. That Might Finally Change.]]></title><description><![CDATA[Dear Friend, New York can launch a global brand overnight, but it still takes years to approve a new apartment building. Experts say we need 50,000 new homes per year to stabilize rents. Most years, we build half that. The real drag isn’t ideology or land - it’s the approvals process. Built in the 1970s, when New York was shrinking, the system assumes housing is risky and rare. Add decades of procedural layering and the result is slow, uncertain, and expensive. 2026 could mark a turning...]]></description><link>https://www.theroeblingteam.com/post/new-york-builds-housing-like-it-s-1975-that-might-finally-change</link><guid isPermaLink="false">69d3e1d6f0582515b442bc6f</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[New York City]]></category><pubDate>Tue, 09 Dec 2025 20:18:12 GMT</pubDate><enclosure url="https://static.wixstatic.com/media/431157_880f7da951c74857a5a4c5b0b93d88dd~mv2.png/v1/fit/w_1000,h_1000,al_c,q_80/file.png" length="0" type="image/png"/><dc:creator>Corey Cohen</dc:creator></item><item><title><![CDATA[Jamie Dimon and Zohran Mamdani: Two Visions Competing for New York's Future]]></title><description><![CDATA[Two competing visions are shaping New York’s future. On one side, the business community - anchored by JPMorgan Chase, major law firms, global tech firms, and a surge of AI startups - is doubling down on Manhattan. On the other, Mayor-elect Zohran Mamdani proposes an aggressive affordability agenda: rent freezes, fare-free buses, and higher corporate and high-earner taxes. The tension between these forces will determine how the city grows, who it attracts, and how its real estate markets evolve.]]></description><link>https://www.theroeblingteam.com/post/jamie-dimon-and-zohran-mamdani-two-visions-competing-for-new-york-s-future-sent</link><guid isPermaLink="false">69d3e1d6f0582515b442bc57</guid><category><![CDATA[Real Estate]]></category><category><![CDATA[Manhattan]]></category><category><![CDATA[New York City]]></category><category><![CDATA[Cooperative]]></category><category><![CDATA[Condominium]]></category><category><![CDATA[Jamie Dimon]]></category><category><![CDATA[Mamdani]]></category><category><![CDATA[Policy]]></category><pubDate>Sun, 30 Nov 2025 18:27:04 GMT</pubDate><enclosure url="https://static.wixstatic.com/media/052d07_3bdc3b820de941b4b1b9d9cf99dc2546~mv2.png/v1/fit/w_1000,h_600,al_c,q_80/file.png" length="0" type="image/png"/><dc:creator>Corey Cohen</dc:creator></item></channel></rss>