Beds should be made, dishes put away, surfaces cleared, and the apartment thoroughly cleaned. We ask all sellers to vacate during showings — buyers move more freely and speak more honestly when the owner isn’t present. We don’t get a second chance to make a first impression.

First showings typically run 15 to 30 minutes depending on the size of the apartment. A longer showing is generally a good sign — it usually means the buyer is taking a serious interest in the property.

All buyers are required to complete our detailed offer form, which covers their assets, liabilities, income, and employment history. We review this with you before responding to any offer, so you have a full picture of the buyer’s financial strength — not just their number. Once we’re confident in their qualifications, we review the terms together and decide how to respond.

When a property receives significant interest, we may call for a highest and best round. We set a deadline and invite all interested buyers to submit their strongest offer — best price and most favorable terms for the seller. This process creates urgency and competition, and often results in a superior outcome for our clients.

There is no meaningful stigma attached to a price reduction. In most cases, it signals to buyers and brokers that you are a motivated, serious seller — which can actually generate renewed interest and activity.

No. In New York City, an accepted offer is not legally binding until both parties have signed a contract of sale. For this reason, we continue to show your property and field inquiries until contracts are fully executed.

Yes. New York City real estate transactions require a licensed New York City-based real estate attorney. If you don’t have one, we’re happy to recommend attorneys we trust and have worked with successfully.

A mortgage contingency — also called a financing contingency — is a clause in the contract of sale that allows a buyer to cancel the contract and recover their deposit if they are unable to secure a mortgage. It is standard in most Manhattan contracts.

In addition to a mortgage contingency, board approval is a standard contingency in co-op contracts of sale. Inspection contingencies are not standard in Manhattan — any inspection must be completed before contracts are signed.

Inspections are not commonplace in Manhattan resale transactions, but they do occur — particularly with buyers from out of state. We advise our sellers to accommodate reasonable inspection requests. Importantly, any inspection must happen before contracts are signed, as there is no inspection contingency in a standard Manhattan contract.

Yes, if your buyer is obtaining financing, the lender will order an independent appraisal of the property.

The standard contract deposit in Manhattan is 10% of the purchase price, paid at signing and held in the seller’s attorney’s escrow account until closing.

In your attorney’s escrow account. The funds remain there until the closing, at which point they are applied toward the purchase price.

If the buyer is financing, the board package typically takes 30 to 45 days to complete. A cash buyer can generally turn around a package in approximately 10 days.

If you are selling a co-op, yes. Most co-op boards require an in-person or video interview with the prospective buyer as part of the approval process.

If a buyer is rejected by the co-op board, they receive their 10% contract deposit back in full. We will then re-list the property and resume the sale process.

For financed purchases, expect approximately 90 days from contract signing to closing. Cash deals can close in as few as 60 days, though co-op board timelines may extend this to 90 days regardless.

The “on or about” language in a contract means that both parties are afforded a reasonable adjournment of the stated closing date. In Manhattan, “reasonable” is generally interpreted as up to 30 days.

At the pre-closing walkthrough, we test all electrical outlets, run all appliances, open and close closet doors, flush toilets, and run sink and shower water — confirming that everything is in working order and that the apartment is being delivered as agreed.

Per the contract of sale, the apartment must be delivered broom clean. All appliances and plumbing must be in working order, and any wall holes larger than a dime must be patched (not simply painted over).

“As is” means the property is delivered in the same condition the buyer saw it when they signed the contract. No repairs or updates are made by the seller after contract execution.

Typically one to two hours.

You can give your keys to The Stacey Froelich Team or to your attorney, who will transfer them to your buyers at the closing table.

Seller closing costs in Manhattan generally include the broker’s commission, New York City and New York State transfer taxes, any flip tax imposed by the building, managing agent fees, and your attorney’s fee. We walk every seller through a detailed net proceeds estimate before listing so you know exactly what to expect.

Absolutely. We hope your sale is the beginning of a long relationship — not the end of one. Our clients call us long after closing for contractor referrals, neighborhood recommendations, market updates, and more. We are always here.