Esquire Realty Ciaramella & Co.

Happy, young couples with big smiles. And even though they work as a dog walker and an under-water basket weaving instructor, they have endless budgets. Everything feels exciting, hopeful, and is neatly wrapped in a bow by the end of the episode. Lol well, that usually ain’t it.

A huge number of real estate transactions start with grief. With divorce. With financial pressure. With families trying to make decisions during some of the hardest moments of their lives. Deaths. Bankruptcies. Siblings that don’t talk. You get the idea.

I bring a lot of technical knowledge to the table, as a broker and as an attorney, and that’s great, but none of that exists in a vacuum. Real estate is the business of people. And people are emotional.You have to be skillful in reading the room, understanding what’s really driving decisions, and knowing when to slow things down versus when to push forward. You have to know when to be firm, and who needs a hug and a dozen donuts.

No TV show ever really captures that part of it. So maybe this blog post isn’t so technically educational, but just acknowledging the emotional side of it all- and that really matters too.

If we’re going to sell your home together, easy access is essential. No matter how beautiful my photography is or how much I advertise, homes don’t sell from the sidewalk.

𝗩𝗮𝗰𝗮𝗻𝘁 𝗛𝗼𝗺𝗲𝘀: 𝗔 𝗟𝗼𝗰𝗸𝗯𝗼𝘅 𝗪𝗼𝗿𝗸𝘀 𝗶𝗻 𝗬𝗼𝘂𝗿 𝗙𝗮𝘃𝗼𝗿 🔐For vacant properties, allowing a lockbox is one of the smartest decisions a seller can make. Access is limited to licensed New York State real estate agents, booked through verified showing platforms, and logged electronically. I also post reminders at the entrance asking agents to secure the home and turn off lights before leaving.

💡𝗪𝗶𝗹𝗹 𝗮 𝗹𝗶𝗴𝗵𝘁 𝗼𝗰𝗰𝗮𝘀𝗶𝗼𝗻𝗮𝗹𝗹𝘆 𝗯𝗲 𝗹𝗲𝗳𝘁 𝗼𝗻? 𝗣𝗼𝘀𝘀𝗶𝗯𝗹𝘆. 𝗔𝗻𝗱 𝘁𝗵𝗮𝘁’𝘀 𝗻𝗼 𝗯𝗶𝗴 𝗱𝗲𝗮𝗹!!

𝗢𝘄𝗻𝗲𝗿-𝗢𝗰𝗰𝘂𝗽𝗶𝗲𝗱 𝗛𝗼𝗺𝗲𝘀: 𝗔 𝗞𝗲𝘆 𝗠𝗮𝗸𝗲𝘀 𝗦𝗵𝗼𝘄𝗶𝗻𝗴 𝗘𝗮𝘀𝗶𝗲𝗿 🔑🙂

If you live in the home, providing me with key for times when you’re not available allows me to show the property without delays. That flexibility prevents missed opportunities and lets me do my job effectively. I promise I’m not going to snoop through your stuff. I have plenty of weird stuff in my own house too 🤣🏡

𝗥𝗲𝗺𝗲𝗺𝗯𝗲𝗿- 𝗯𝘂𝘆𝗲𝗿𝘀 𝗳𝗮𝗹𝗹 𝗶𝗻 𝗹𝗼𝘃𝗲 𝗶𝗻 𝗽𝗲𝗿𝘀𝗼𝗻, 𝗻𝗼𝘁 𝗼𝗻𝗹𝗶𝗻𝗲- 𝗮𝗻𝗱 𝗮𝗰𝗰𝗲𝘀𝘀 𝗶𝘀 𝘄𝗵𝗮𝘁 𝗴𝗲𝘁𝘀 𝘁𝗵𝗲𝗺 𝘁𝗵𝗲𝗿𝗲. ❤️🚶‍♂️🏠

When you’re selling real estate as an Executor or Trustee, you’re acting for the benefit of beneficiaries. That means the sale isn’t just about getting to the closing table; 𝗶𝘁’𝘀 𝗮𝗯𝗼𝘂𝘁 𝗳𝘂𝗹𝗳𝗶𝗹𝗹𝗶𝗻𝗴 𝗮 𝗳𝗶𝗱𝘂𝗰𝗶𝗮𝗿𝘆 𝗱𝘂𝘁𝘆 𝘁𝗵𝗮𝘁 𝗺𝗮𝘆 𝗯𝗲 𝗿𝗲𝘃𝗶𝗲𝘄𝗲𝗱, 𝗾𝘂𝗲𝘀𝘁𝗶𝗼𝗻𝗲𝗱, 𝗼𝗿 𝗰𝗵𝗮𝗹𝗹𝗲𝗻𝗴𝗲𝗱 𝗹𝗼𝗻𝗴 𝗮𝗳𝘁𝗲𝗿 𝘁𝗵𝗲 𝘁𝗿𝗮𝗻𝘀𝗮𝗰𝘁𝗶𝗼𝗻 𝗶𝘀 𝗼𝘃𝗲𝗿.

Below are key listing principles I use when guiding fiduciaries through the sale of the propery assets.

🔸𝗣𝗿𝗶𝗰𝗲 𝘄𝗶𝘁𝗵 𝗽𝗿𝗼𝘁𝗲𝗰𝘁𝗶𝗼𝗻 𝗶𝗻 𝗺𝗶𝗻𝗱. I often recommend starting slightly high to demonstrate a good-faith effort to test the open market and avoid later claims that the property was undersold.

🔹𝗗𝗼𝗰𝘂𝗺𝗲𝗻𝘁 𝘁𝗵𝗲 𝗺𝗮𝗿𝗸𝗲𝘁 𝘀𝗽𝗲𝗮𝗸𝗶𝗻𝗴. Any price adjustments are data-driven, strategic, and documented.

🔸𝗞𝗲𝗲𝗽 𝘁𝗵𝗲 𝗽𝗿𝗼𝗰𝗲𝘀𝘀 𝘁𝗿𝗮𝗻𝘀𝗽𝗮𝗿𝗲𝗻𝘁. Full market exposure, clean offer comparisons, no shortcuts.

𝗪𝗵𝗲𝗻 𝘀𝗲𝗹𝗹𝗶𝗻𝗴 𝗮 𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆 𝗮𝘀 𝗮 𝗧𝗿𝘂𝘀𝘁𝗲𝗲 𝗼𝗿 𝗘𝘅𝗲𝗰𝘂𝘁𝗼𝗿/ 𝗔𝗱𝗺𝗶𝗻𝗶𝘀𝘁𝗿𝗮𝘁𝗼𝗿 𝗶𝘀 𝗶𝗺𝗽𝗼𝗿𝘁𝗮𝗻𝘁 𝘁𝗼 𝗹𝗶𝘀𝘁 𝘄𝗶𝘁𝗵 𝗮 𝗥𝗲𝗮𝗹𝘁𝗼𝗿 𝘄𝗵𝗼 𝘂𝗻𝗱𝗲𝗿𝘀𝘁𝗮𝗻𝗱𝘀 𝘁𝗵𝗲 𝗿𝗲𝘀𝗽𝗼𝗻𝘀𝗶𝗯𝗶𝗹𝗶𝘁𝘆 𝘁𝗵𝗮𝘁 𝗰𝗼𝗺𝗲𝘀 𝘄𝗶𝘁𝗵 𝗳𝗶𝗱𝘂𝗰𝗶𝗮𝗿𝘆 𝘀𝗮𝗹𝗲𝘀.

At a good open house, I turn into a full-blown party host- greeting nonstop guests, chatting, sharing details, and floating on adrenaline so I don’t even realize how bad my feet hurt.

🚩 𝗪𝗵𝗲𝗻 𝗜𝘁’𝘀 𝗡𝗼𝘁 𝗣𝗿𝗶𝗰𝗲𝗱 𝗥𝗶𝗴𝗵𝘁If

I’m eating a sandwich and cleaning out my trunk during your open house, that means one of two things:

❌ We’re currently overpriced

❌ Or the listing is stale because you insisted we stay overpriced for too long

💡 𝗗𝗼𝗲𝘀 𝘁𝗵𝗮𝘁 𝗺𝗲𝗮𝗻 𝘆𝗼𝘂 𝗻𝗲𝗲𝗱 𝘁𝗼 𝗽𝗿𝗶𝗰𝗲 𝗹𝗼𝘄? 𝗔𝗯𝘀𝗼𝗹𝘂𝘁𝗲𝗹𝘆 𝗻𝗼𝘁.It simply means:

📉 Be attentive to cues the market is giving

🔍 If there’s zero traffic, that’s data🧭You

owe it to yourself to reevaluate and adjust strategically

🏚️ 𝗔 𝘀𝗹𝗼𝘄, 𝗲𝗺𝗽𝘁𝘆 𝗵𝗼𝘂𝘀𝗲 𝗶𝘀 𝘁𝗵𝗲 𝗯𝗶𝗴𝗴𝗲𝘀𝘁 𝗶𝗻𝗱𝗶𝗰𝗮𝘁𝗼𝗿 𝘄𝗲 𝗻𝗲𝗲𝗱 𝘁𝗼 𝗙𝗼𝗹𝗹𝗼𝘄

𝗠𝗲 𝗙𝗼𝗿 𝗠𝗼𝗿𝗲 𝗥𝗲𝗮𝗹 𝗘𝘀𝘁𝗮𝘁𝗲 𝗧𝗶𝗽𝘀! 💡

Few phrases confuse buyers and sellers more than “as is.”Most people think it means the seller has zero responsibility and the house can be delivered in any condition, but in the standard New York sales contract, that’s not true.🔍“𝗔𝘀 𝗜𝘀” 𝗠𝗲𝗮𝗻𝘀: 𝗔𝘀 𝗧𝗵𝗲 𝗕𝘂𝘆𝗲𝗿 𝗦𝗮𝘄 𝗜𝘁In New York, “as is” simply means the home must be delivered in the same condition it was in when the buyer viewed it.No new damage.No deterioration.No surprises.🔧𝗧𝗵𝗲 𝗚𝗼𝗹𝗱𝗲𝗻 𝗦𝘁𝗮𝗻𝗱𝗮𝗿𝗱 𝗦𝘁𝗶𝗹𝗹 𝗔𝗽𝗽𝗹𝗶𝗲𝘀Even with an “as is” contract, sellers are typically still responsible for basic functionality, including:Working heat and central ACWorking appliances (stove, fridge, etc.)No active plumbing leaksNo roof leaksSo “as is” does not mean “broken is acceptable.”🏚️ 𝗪𝗵𝗲𝗻 𝗧𝗿𝘂𝗲 “𝗔𝘀 𝗜𝘀” 𝗠𝗮𝘆 𝗔𝗽𝗽𝗹𝘆A real, full “take it or leave it” condition generally appears only in:ForeclosuresExtreme Estate LiquidationsDistressed or bank-owned salesFor normal residential deals? It’s extremely rare.💡 𝗕𝗼𝘁𝘁𝗼𝗺 𝗟𝗶𝗻𝗲“𝗔𝘀 𝗶𝘀” 𝗶𝗻 𝗡𝗲𝘄 𝗬𝗼𝗿𝗸 𝗺𝗲𝗮𝗻𝘀 𝗮𝘀 𝗶𝘁 𝘄𝗮𝘀- 𝗻𝗼𝘁 𝘄𝗵𝗮𝘁𝗲𝘃𝗲𝗿 𝗵𝗮𝗽𝗽𝗲𝗻𝘀 𝗹𝗮𝘁𝗲𝗿.And most standard contracts still guarantee a home that’s functional, safe, and in the same condition the buyer agreed to purchase.𝗙𝗼𝗹𝗹𝗼𝘄 𝗠𝗲 𝗙𝗼𝗿 𝗠𝗼𝗿𝗲 𝗥𝗲𝗮𝗹 𝗘𝘀𝘁𝗮𝘁𝗲 𝗧𝗶𝗽𝘀!

1️⃣ Verbal “Yes”- Basic Terms Agreed ✅ Price and general terms are set. Nothing is official yet.

2️⃣ Home Inspection 🔍Inspection happens before contracts.Repairs/credits (if any) are negotiated.

3️⃣ Deal Sheet Sent to Attorneys 📄Once inspection items are settled, the deal sheet goes to both attorneys.

4️⃣ Seller’s Attorney Drafts the Contract ✍️Contract + Riders are prepared and sent to the buyer’s attorney.

5️⃣ Attorney Review ⚖️Buyer’s attorney reviews everything and negotiates protective changes. Edits go back and forth until the contract is finalized.

6️⃣ Buyer Signs & Sends Deposit 💰Buyer signs first and conveys the contract deposit. Still not binding yet!

7️⃣ Seller Signs — Now It’s Official 🗂️Once the seller signs, the seller’s attorney deposits the escrow, and the contract becomes fully executed. Mortgage timelines begin.

8️⃣ Buyer Begins Mortgage Application 🏦Buyer submits further income docs and explanations. Lender issues disclosures and starts processing.

9️⃣ Appraisal & Underwriting 🏠📉Lender orders the appraisal.Underwriter reviews the buyer and the property.

🔟 Title Search 🔎The title search reviews everything about the property such as taxes, potential judgments, liens, municipal searches for violations and open permits, as well as deed information, bankruptcy, and patriot searches.

1️⃣1️⃣ Loan Commitment Issued ✔️Loan is approved subject to final conditions.

1️⃣2️⃣ Clear to Close & Schedule Closing 📅All conditions met means that the lender issues a “Clear to Close.” Attorneys schedule closing with the bank and title company.

1️⃣3️⃣ Final Walk-Through 🚶‍♂️🏠Buyer checks the property before closing. Buyer checks for “as is” condition being met, as well as completion of any agreed upon repairs or changes.

1️⃣4️⃣ Closing Day! 🎉🔑Signatures, funding, keys handed over. Seller gets proceeds. Buyer gets Deed. Deal done. Congratulations!

1️⃣5️⃣ Review ⭐⭐⭐⭐⭐ All parties involved rave about Esquire Realty Ciaramella & Co. and leave glowing Google and social media reviews.

😁𝗙𝗼𝗹𝗹𝗼𝘄 𝗠𝗲 𝗳𝗼𝗿 𝗺𝗼𝗿𝗲 𝗥𝗲𝗮𝗹 𝗘𝘀𝘁𝗮𝘁𝗲 𝗧𝗶𝗽𝘀! ✨✨

The word “concession” makes it sound like the seller is giving something up… but that’s completely misleading. 𝗔 𝘀𝗲𝗹𝗹𝗲𝗿’𝘀 𝗰𝗼𝗻𝗰𝗲𝘀𝘀𝗶𝗼𝗻 𝗱𝗼𝗲𝘀𝗻’𝘁 𝗰𝗼𝘀𝘁 𝘁𝗵𝗲 𝘀𝗲𝗹𝗹𝗲𝗿 𝗮𝗻𝘆𝘁𝗵𝗶𝗻𝗴. It simply lets the buyer borrow a little extra in their mortgage so they can cover their own closing costs. 💵✨Your bottom line as the seller stays exactly the same, and 𝘁𝗵𝗲 𝗳𝗶𝗻𝗮𝗹 𝘀𝗲𝘁𝘁𝗹𝗲𝗺𝗲𝗻𝘁 𝗻𝘂𝗺𝗯𝗲𝗿𝘀 𝗮𝗿𝗲 𝗮𝗱𝗷𝘂𝘀𝘁𝗲𝗱 𝘀𝗼 𝘆𝗼𝘂 𝗻𝗲𝘃𝗲𝗿 𝗰𝗼𝗺𝗲 𝗼𝘂𝘁 𝗼𝗳 𝗽𝗼𝗰𝗸𝗲𝘁, not even for the tiny increase in transfer tax that comes with the higher contract price. ✔️A concession still needs to be supported by the appraisal, of course. 𝗛𝗲𝗿𝗲’𝘀 𝘄𝗵𝗲𝗿𝗲 𝗮 𝘀𝗺𝗮𝗿𝘁 𝘀𝗲𝗹𝗹𝗲𝗿’𝘀 𝗮𝘁𝘁𝗼𝗿𝗻𝗲𝘆 𝗽𝗿𝗼𝘁𝗲𝗰𝘁𝘀 𝘆𝗼𝘂: 𝘀𝘁𝗿𝗼𝗻𝗴 𝗰𝗼𝗻𝘁𝗿𝗮𝗰𝘁 𝗹𝗮𝗻𝗴𝘂𝗮𝗴𝗲 𝘄𝗶𝗹𝗹 𝗿𝗲𝗾𝘂𝗶𝗿𝗲 𝘁𝗵𝗲 𝗯𝘂𝘆𝗲𝗿 𝘁𝗼 𝗵𝗮𝘃𝗲 𝗲𝗻𝗼𝘂𝗴𝗵 𝗳𝘂𝗻𝗱𝘀 𝘁𝗼 𝗰𝗹𝗼𝘀𝗲 𝗲𝘃𝗲𝗻 𝗶𝗳 𝘁𝗵𝗲 𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆 𝗱𝗼𝗲𝘀𝗻’𝘁 𝗮𝗽𝗽𝗿𝗮𝗶𝘀𝗲 𝗵𝗶𝗴𝗵 𝗲𝗻𝗼𝘂𝗴𝗵 𝘁𝗼 𝗿𝗼𝗹𝗹 𝘁𝗵𝗲 𝗰𝗼𝗻𝗰𝗲𝘀𝘀𝗶𝗼𝗻 𝗶𝗻𝘁𝗼 𝘁𝗵𝗲 𝗹𝗼𝗮𝗻. 🛡️📄𝗦𝗲𝗹𝗹𝗲𝗿’𝘀 𝗰𝗼𝗻𝗰𝗲𝘀𝘀𝗶𝗼𝗻𝘀 𝗮𝗹𝘀𝗼 𝗺𝗮𝗸𝗲 𝘆𝗼𝘂𝗿 𝗵𝗼𝗺𝗲 𝗮𝘁𝘁𝗿𝗮𝗰𝘁𝗶𝘃𝗲 to more buyers, especially if the property needs some TLC. Buyers get to keep more cash available for renovations, repairs, and updates, which often leads to a faster offer and a smoother deal overall. 🔧🏠💛

Seller on the first day: My price is firm! Me on the first day: We’ll see what kind of activity comes in. When the value is there, we typically attract strong interest and buyers will schedule showings quickly and often offer full price or even bid above asking. If activity is slower or offers are coming in low, that’s valuable feedback too, and we can reevaluate accordingly. Ultimately, the market speaks through buyer response. Within two weeks we will have a clear picture of your pricing. Repeat after me-YOUR HOUSE IS WORTH WHAT BUYERS WILL PAY FOR IT.

𝟭. 𝗬𝗼𝘂 𝘁𝗮𝗽 𝗶𝗻𝘁𝗼 𝗮 𝗛𝗨𝗚𝗘 𝗽𝗼𝗼𝗹 𝗼𝗳 𝗿𝗲𝘀𝗽𝗼𝗻𝘀𝗶𝗯𝗹𝗲, 𝗹𝗼𝘃𝗶𝗻𝗴 𝗿𝗲𝗻𝘁𝗲𝗿𝘀.Pet owners are constantly getting doors shut on them, even when they’re excellent applicants. Allowing pets lets you choose from a large group of caring, reliable tenants who’ve been turned away elsewhere — people who are eager and grateful for a home that welcomes their pet.

𝟮. 𝗣𝗲𝘁-𝗳𝗿𝗶𝗲𝗻𝗱𝗹𝘆 𝗮𝗽𝗮𝗿𝘁𝗺𝗲𝗻𝘁𝘀 𝗿𝗲𝗻𝘁 𝗳𝗮𝘀𝘁𝗲𝗿 𝗮𝗻𝗱 𝘀𝘁𝗮𝘆 𝗼𝗰𝗰𝘂𝗽𝗶𝗲𝗱 𝗹𝗼𝗻𝗴𝗲𝗿.Units that allow pets get more inquiries and spend less time vacant. Pet owners know how limited their options are, so they move quickly when they find a good fit.

𝟯. 𝗣𝗲𝘁 𝗳𝗲𝗲𝘀 𝗰𝗮𝗻 𝗼𝗳𝗳𝘀𝗲𝘁 𝘁𝗵𝗲 𝗿𝗶𝘀𝗸.While NYC law limits security deposits to one month’s rent, landlords can charge a one-time non-refundable pet fee or a small monthly “pet rent.” Many pet owners are perfectly willing to pay this for a home that welcomes their animal.

𝐓𝐇𝐄 𝐅𝐀𝐈𝐑𝐍𝐄𝐒𝐒 𝐈𝐍 𝐀𝐏𝐀𝐑𝐓𝐌𝐄𝐍𝐓 𝐑𝐄𝐍𝐓𝐀𝐋 𝐄𝐗𝐏𝐄𝐍𝐒𝐄𝐒 (𝐅𝐀𝐑𝐄) 𝐀𝐂𝐓

Effective June 11, 2025The FARE Act redefined who covers real estate broker fees in New York City rentals, intending to ensure that the party who benefits from the broker’s work is the one who pays for it.

Here’s what to know:

✅ 𝗪𝗵𝗲𝗿𝗲 𝗶𝘁 𝗮𝗽𝗽𝗹𝗶𝗲𝘀: Residential rentals throughout NYC’s five boroughs.

✅ 𝗪𝗵𝗮𝘁 𝗶𝘁 𝗺𝗲𝗮𝗻𝘀: If a landlord engages a broker to market and lease their apartment, that broker’s commission must be paid by the landlord.

✅ 𝗙𝗼𝗿 𝗿𝗲𝗻𝘁𝗲𝗿𝘀: If you choose to work with your own agent, someone representing your interests, helping you navigate listings and negotiations, you’ll pay for that service directly.

✅𝗧𝗿𝗮𝗻𝘀𝗽𝗮𝗿𝗲𝗻𝗰𝘆 𝗺𝗮𝘁𝘁𝗲𝗿𝘀: Any fees that fall to the tenant must be clearly disclosed in online listings, so there are no surprises later.