November a bad time for putting townhouse on market?

Traditional wisdom is Spring is the best time, and Winter is the weakest time. This seems to revolve around people with children, and school start times in the calendar year. In your experience, does this apply to the Brooklyn/Queens multi-family market too?

soundhoner

in General Discussion 5 years and 8 months ago

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Fort_Green_p_nut | 5 years and 8 months ago

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As a person who is almost ready to close on my 2 family purchase, I will say that if you price it right, you’ll get lots of interest. We were shocked at how few viable options were on the market. The houses that were priced right drew interest right away. Granted we got into contract back in September, but I feel like if I didn’t find my property, I would still be on the hunt. The serious motivated buyers won’t care what season it is. Price it right and it will sell.

soundhoner | 5 years and 8 months ago

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Interesting thoughts! To answer resident2, it’s a two family in Brooklyn, owner occupied and in need of some work. Traditional wisdom in the suburbs is, don’t list between December and March, but I don’t think this holds for this type of building.

resident2 | 5 years and 8 months ago

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Prices have been far too high based on marketing hype in some areas. Prices are being reduced because they were priced too high, just because a couple of houses sold for nose bleed prices, does not mean the whole neighborhood has increased in value.
With the changes in rent laws multi families will take a legitimate hit because it is difficult until a few of the Law suites get heard to know how or if any Landlord can make a return on investment.
How many families is your building? If it is not RS I would say wait until the leases expire, how many are vacant, how many could be delivered vacant? (Always easier to sell if vacant) How many are below market rent?
Investors are looking at all times of the year, it is not such a seasonal business as an owner occupied 1-2-3 family.
The bottom line is buildings get put on the market when it is time for the seller. That said, based on the buildings leases, occupancy etc. It may behoove a seller to wait until a few ducks are in row. But without knowing more specifics of your particular situation no one can say when is the best time for you to put your property on the market.
Ask a hungry Broker, it will always be now! Ask a consultant who is really working for you… it will depend.. on many things.

NeoGrec | 5 years and 8 months ago

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Dave: I take your point but buyers are refusing to be pressured by the lack of inventory. One broker who specializes in townhouse rentals says her business is booming (albeit at significantly lower prices than the peak in 2015/16) because while buyers are frustrated by the lack of choices, they are also insisting on a big discount. Meanwhile some sellers have not sufficiently adjusted their prices.

hkapstein | 5 years and 8 months ago

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I prefer to buy in the winter so I’ll have time to gut before school starts.

cate | 5 years and 8 months ago

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Real estate seasons are also about the weather. People don’t like to traipse around in the snow and ice or high heat and humidity. As well, houses often look and feel their best for a few weeks in spring and fall.

daveinbedstuy | 5 years and 8 months ago

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If there’s a shortage of inventory it won’t be a buyer’s market for long. Economics 101

NeoGrec | 5 years and 8 months ago

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If the property will be owner-occupied (plus the rental units), then yes, the Spring will be a better time. Timing aside, the biggest current issue you are facing is that it’s a buyers’ market — big time. Sellers are holding back so there’s a shortage of inventory. Buyers are responding by insisting on getting a deal. IMHO, you need to have a very candid conversation with your broker about pricing. The best strategy seems to be start low (as low as you can bear) to catch buyers attracted by bargain pricing, then watch the bidding war take off. I’ve seen several successful instances of this recently. Understandably, this approach requires nerves of steel.