Before you start
Property taxes work differently here
One, two and three family homes are NYC Class 1. The city assesses them at 6% of market value, and that assessed value can grow no more than 6% a year or 20% over five years.
That is why a house owned for twenty years often pays far less than the same house next door that just sold. Look up the real bill on the NYC Department of Finance site before you make an offer.
The process
How buying works, step by step
Eight steps from your first call with a lender to the keys.
Before step 1, read how much down payment you need and whether to wait for rates to drop.
Tap a step to open it.
1Get pre-approved
Pre-approved means a lender has checked your documents. Sellers here expect it before they take an offer seriously. We can point you to a lender.
2Sign a buyer agreement
Since August 2024 you sign a written agreement with your agent before you tour homes. It says what your agent is paid. That amount is negotiable, and your agent cannot collect more than it says. We go through it with you line by line.
3Search and tour
We set you up on MLS alerts, so you see new listings the minute they go up. Tour with us and ask your questions in the house.
4Make the offer
The highest price does not always win. Financing, deposit, contingencies and closing date matter too. We will also tell you when a house is not worth the asking price.
5Attorney and contract
In New York the attorneys write the contract. Yours orders the title search, negotiates the terms and holds your deposit. We can give you names.
6Inspect it
Hire your own licensed inspector, and add the Staten Island checks below when they apply.
7Mortgage, appraisal, commitment
Your lender appraises the house and approves the loan. The mortgage contingency protects your deposit if the loan is denied. Do not waive it without your attorney.
8Walk through and close
Walk the house just before closing. With a mortgage, signed contract to keys usually takes 60 to 90 days.
Closing costs
What you will pay at closing
On top of your down payment. Put in a price to see the two biggest taxes.
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Also budget for your attorney, title insurance, lender fees and the inspection. We size those with your lender.
- Mortgage recording tax. Your share is about 1.8% of a loan under $500,000, and about 1.925% at $500,000 or more. Co-ops do not pay it.
- Mansion tax. 1% of the price at $1,000,000 or more, higher above $2,000,000. The buyer pays it.
Inspection
The Staten Island add-ons
Add these to the standard inspection when they apply. Your phone remembers what you tick.
The Island
The four shores
We show homes anywhere on the Island. Where you live is your call. We bring the facts: the tax bill and what similar houses sold for.
North Shore
St. George, Tompkinsville, Stapleton, West Brighton, Port Richmond. Closest to the ferry, with older homes and many two and three families.
Mid-Island
Todt Hill, Emerson Hill, Westerleigh, New Springville, Bulls Head, Willowbrook. The widest range of lot sizes.
East Shore
New Dorp, Dongan Hills, Grant City, Oakwood, Midland Beach, South Beach. Near the water.
South Shore
Great Kills, Eltingville, Annadale, Huguenot, Prince's Bay, Tottenville, Woodrow, Charleston. Newer homes and bigger lots.
What houses sold for
Prices by zip code
What one, two and three family houses sold for in each zip over the last twelve months. Tap a zip.
All of Staten Island
The middle half sold between $620,000 and $936,790.
| Zip | Median | Sales |
|---|---|---|
| 10301 St. George, New Brighton, Tompkinsville, Silver Lake | $755,000 | 185 |
| 10302 Port Richmond, Elm Park | $611,500 | 92 |
| 10303 Mariners Harbor, Graniteville, Arlington, Port Ivory | $585,000 | 132 |
| 10304 Stapleton, Clifton, Concord, Grasmere, Emerson Hill | $710,000 | 231 |
| 10305 South Beach, Arrochar, Dongan Hills, Rosebank, Shore Acres | $750,000 | 252 |
| 10306 New Dorp, Oakwood, Midland Beach, Bay Terrace, Richmondtown | $745,500 | 438 |
| 10307 Tottenville | $997,000 | 126 |
| 10308 Great Kills | $781,500 | 230 |
| 10309 Prince's Bay, Woodrow, Rossville, Charleston, Pleasant Plains | $865,000 | 254 |
| 10310 West Brighton, Randall Manor, Livingston | $670,000 | 127 |
| 10312 Annadale, Eltingville, Huguenot, Arden Heights, Greenridge | $775,000 | 545 |
| 10314 New Springville, Bulls Head, Willowbrook, Westerleigh, Travis | $795,000 | 524 |
One, two and three family houses, September 2025 to August 2026. Source: NYC Department of Finance. Sales under $10,000 and multi-lot sales are left out. A zip median is not the price of any one house.
Questions
What buyers ask us
QWho pays my agent?
It depends on the deal. It can be the seller, the listing brokerage or you, and it is negotiated each time. Your buyer agreement caps it, and we tell you the number before you sign.
QHow long does it take?
With a mortgage, signed contract to keys usually takes 60 to 90 days.
Who you will hear from
Frank and Simon
The Pinnacle Team at RE/MAX Edge, on Willowbrook Road. One of us will be in touch, or you can reach us first.
