Bayside coops or condos (New York, York: appointed, for sale, real estate)

[queensgal123]

I currently live in central Queens and am considering a move. I love Forest Hills, but the coops are generally small and the maintenances are very high for what you are getting.
I think this is because the buildings are old and need a lot of TLC.
Bayside seems to have newer building and a large variety from townhouses to high rises.
I want to spend up to $400K and pay maintenance/ carrying charges less than $1K/month for a two bedroom.
Any suggestions re: specific buildings or complexes?

[jackinyc]

check out Moderator cut: Please send broker recommendations via DM they have great listings for the bay club, towers at water edge, cryder house, lehavre. & Baybridge - All of the above are real nice

[mathjak107]

most of the above places are probley out of the budget ... the maintaince can get pretty expensive

[bluedog2]

Originally Posted by queensgal123

I currently live in central Queens and am considering a move. I love Forest Hills, but the coops are generally small and the maintenances are very high for what you are getting.
I think this is because the buildings are old and need a lot of TLC.
Bayside seems to have newer building and a large variety from townhouses to high rises.
I want to spend up to $400K and pay maintenance/ carrying charges less than $1K/month for a two bedroom.
Any suggestions re: specific buildings or complexes?

I actually found when I was looking that the older(especially pre war) buildings had much bigger apartments and lower maintenances and discovered that it was because many had relatively little underlying financing(mortgages) .

Aren't the apartments in pre war buildings in Forest Hills really big like everywhere else or are they small for some reason ?

If a newer building has a really low maintenance it's probably just temporary because of some tax abatement and might not be "real" anyway.

[jcoltrane]

Originally Posted by bluedog2

I actually found when I was looking that the older(especially pre war) buildings had much bigger apartments and lower maintenances and discovered that it was because many had relatively little underlying financing(mortgages) .

Aren't the apartments in pre war buildings in Forest Hills really big like everywhere else or are they small for some reason ?

If a newer building has a really low maintenance it's probably just temporary because of some tax abatement and might not be "real" anyway.

I concur.

Perhaps the OP is getting her neighborhoods mixed?

In any event, in addition to the old pre-wars, Forest Hills (and the immediate surrounging areas) has MANY post-war buildings and complexes, it also has goodly number of Manhattan style modern towers.

A bit confused re the OP's comments, though perhaps her/his price range could be limiting.

Luck!

[queensgal123]

I am disappointed in the Forest Hills buildings, even the ones considered most "prestigious". The rooms can be large but the kitchens and bathrooms are generally small.
What I am looking for is a 2 bedroom with a bathroom that does not seem like a closet and a nice eat-in kitchen. I want some more amenities for my money as well.

[jcoltrane]

Originally Posted by queensgal123

I am disappointed in the Forest Hills buildings, even the ones considered most "prestigious". The rooms can be large but the kitchens and bathrooms are generally small.
What I am looking for is a 2 bedroom with a bathroom that does not seem like a closet and a nice eat-in kitchen. I want some more amenities for my money as well.

As I've suspected its your price range which is limiting. Forest Hills HAS what you're looking for!!! Just a bit more expensive....

What you want is what EVERYBODY wants, but in NYC such is HUGELY expensive, particularly when location and quality of neighborhood is also equated. In other words, you want EVERYTHING and you want it at a price you can afford!!

So does everybody.

I feel your pain, but...

Like most everybody, you're going to have to make compromise. There are neighborhoods in this city which contain apartments such as you desire. Of course, there's the big BUT! They are either going to be way above your budget and/or have other less than ideal attributes. That's NYC!

For example, give up on say, being close to Manhattan and/or a short commute, and choose a neighborhood a bit more distant, prices come down and apartments get bigger. Of course, neighborhoods won't be trendy. Also, "amenities" are, frankly, a "trendy" sort of thing, you certainly won't find any "hipster" type amenities, as you will in Hunter's Point or Wiliamsburg/Greenpoint. Fresh Direct service might not be available, and there won't be a refrigerated room for deliveries.

You want it all, then pay the piper, if not possible, then compromise, compromise.

You can certainly find something decent and affordable in Bayside, but NOT with "hipster" style amenities! Bayside is a basic middle class community. The housing is geared that way.

Midwood in Brooklyn, would have the sort of spacious, ole school, pre-war apartments, nicely renovated, but not with "hipster" amenities. The neighborhood is great, but comes with compromise for the average Transplant/non-NYer.

I agree with your regarding Forest Hills, finding a reasonable "maintenance" can be trying. The reason for the high maintenance is that LLs back in the 80s, when most were converted, took every financial advantage for themselves and layed off most or all of the building improvements and the cost of conversion onto the building, leaving the new (co-op/condo) "owners" with rather large carrying costs. The results of this carry over to today.

BTW, have you tried Riverdale in the Bronx. Good neighborhood, quite distant from Manhattan, but, generally, with the sort of housing you seek in your price range.

JFYI, $400K won't buy a 2BDRM in a truly prestigious building in Forest Hills. The Realtors are selling you and you're buying it!

[queensgal123]

I am a middle aged native New Yorker and have not been talking to RE agents. I certainly do not qualify as a hipster in any way. I agree that we got fleeced by greedy landlords during the conversion craze. What I am looking for is a building that was built as a coop or condo , without the baggage of a poor conversion, hence a decent maintenance. I believe there is something out there for me. I understand all about compromises, and thought maybe real estate outside the express subway line may be a little more reasonable. FH are at a premium due to the excellent transportation.

[jcoltrane]

Originally Posted by queensgal123

. What I am looking for is a building that was built as a coop or condo , without the baggage of a poor conversion, hence a decent maintenance. I believe there is something out there for me.

Certainly, take your time and find what's best for you.

The problem you may be having is that you, I believe (from your comments), that you may not be fully aware of the market. I think you may have a delima.

Prior to the last 10 years, pre-boom, probably 2% of FH would meet the critera of specific built as a co-op/condo. Most of that would be the modern towers (certain post-War buildings).

I would think, literally, EVERYTHING pre-war was built as a rental and was converted roughly 20 years or so ago, maybe less than. Other than that there are a good many buildings built post-war going into the early 60s or so. Again, virtually, if not literally all were built as rentals, converted in roughly the same time period as the pre-wars.

Most, if not all of those actually built and designed as co-op/condo were built relatively recently within the last 10 years or so; and, at least half of that stock, while intended to be sold, is being rented for lack of demand for sales. Not only that, but most of this stock is less spacious than the quality pre-wars. Though will have lots of amenities that appeal to the hipster-yuppie crowd.

Now, as I said, what you want can be found. Of course, they're going to be conversions. If you want to make an effort, then you are going to HAVE to find an agent. The best apartments rarely make it to 'craigslist'!!!! Gotta comprehend, most of these apartments will be owned by older people, and they don't do craigslist!

Lastly, if Brooklyn has appeal for you, PM me and I'll give you a link to a page online that has some quite spacious, pre and post-war housing of quite excellent quality, in good safe, though, not necessarily trendy areas. All conversions and with few hipster-yuppie amenities, though.

Luck!

[bluedog2]

Originally Posted by queensgal123

I am a middle aged native New Yorker and have not been talking to RE agents. I certainly do not qualify as a hipster in any way. I agree that we got fleeced by greedy landlords during the conversion craze. What I am looking for is a building that was built as a coop or condo , without the baggage of a poor conversion, hence a decent maintenance. I believe there is something out there for me. I understand all about compromises, and thought maybe real estate outside the express subway line may be a little more reasonable. FH are at a premium due to the excellent transportation.

Whatever you decide, just make sure that you fully understand the finances behind any newer building that has a seemingly low maintenance.It is not always as simple as it looks.
I know people who have bought into newer buildings not knowing that tax abatements would expire in a fairly short period of time.When the abatements expire,maintenances can go up dramatically and lower the value of your apartment.
Sellers and brokers are unlikely to tell you about these ticking time bombs.