High HOA fees, co-op maintenance, and NYC taxes can sink affordability. We ran scenarios for Manhattan, Brooklyn, and Queens incomes so you can plug similar assumptions into the Home Affordability Calculator.
NYC 2025 Cost Assumptions
- Median Manhattan condo: $1.18M (StreetEasy Q3 2025)
- 30-year fixed: 6.75% for 20% down, 740+ credit
- Property tax: 0.9% of assessed value (condos), included in co-op maintenance
- HOA/common charges: $950/month (Manhattan), $650 (Brooklyn), $450 (Queens)
- Insurance: $120/month condo policy
- Co-op maintenance: $1,500–$2,800/month (includes tax + building expenses)
- Maintenance reserve: 1.25% of value annually for single-family/townhomes
Income Scenarios Using the 28/36 Rule
$175K Household · Brooklyn
- Gross monthly income: $14,583
- Max housing (28%): $4,083
- Other debts: $400 ⇒ back-end limit = $4,700
- Budget supports ~$800K purchase with 20% down
- Monthly: $3,980 (P&I $3,150, tax $600, insurance $120, HOA $450)
$250K Household · Manhattan
- Gross monthly income: $20,833
- Max housing (28%): $5,833
- Other debts: $800 ⇒ back-end limit = $6,700
- Condo budget ≈ $1.1M with 20% down
- Monthly: $6,580 (P&I $4,750, common charges $950, taxes $700, insurance $180)
$325K Household · Queens/Brownstone
- Gross monthly income: $27,083
- Max housing (28%): $7,583
- Other debts: $1,000 ⇒ back-end limit = $8,750
- Supports $1.4M purchase with 20% down
- Monthly single-family costs ≈ $8,300 (P&I $6,425, tax $1,050, insurance $150, maint. $675)
Buying a co-op? Replace HOA + tax with total maintenance line item and ensure the lender uses the higher figure when calculating DTI.
Sample Monthly Payment Breakdown ( $950K Brooklyn Condo )
- Loan amount: $760,000
- Principal & Interest: $4,930
- Property Tax: $712
- HOA/Common: $650
- Insurance: $120
- Total: $6,412/month
To keep back-end DTI <= 36%, total monthly income must be ≈ $17.8K ($215K/year) assuming minimal other debt. Input your exact HOA + maintenance figures for accuracy.
Ways to Expand NYC Buying Power
- Pay off high-dollar debts: Eliminating a $600 car payment raises maximum price by ~$180K.
- Target sponsor units or reduced maintenance co-ops: Lower monthly maintenance frees DTI without increasing purchase price.
- Use 10% down + PMI on condos: If savings are the bottleneck, PMI (~0.5%) may be cheaper than waiting for prices to rise.
- Consider HDFC or HPD programs: Income-restricted co-ops offer sub-market pricing if you qualify.
- Count consistent RSU income cautiously: Most lenders average the last two years of vesting, so document everything.
FAQ
How do co-op boards impact affordability?
Boards often require 24 months of mortgage + maintenance in liquidity after closing and cap DTI at 25–28%. Run the calculator with more conservative limits if you’re targeting stricter co-ops.
Is it easier to qualify for a condo?
Condos are more flexible (no board approval) and allow higher DTI, but they’re 20–30% pricier than comparable co-ops. Buyers who value speed and rental flexibility usually choose condos.
What about jumbo loan limits?
NYC conforming high-balance loans cap at $1,149,825 in 2025. Borrowing above that requires jumbo underwriting (stricter reserves, higher rates). Plug jumbo rates into the calculator to stay realistic.