Decoding Marketing Language in NYC Real Estate Sales Listings
With extensive market knowledge and experience visiting hundreds—if not thousands—of apartments, your agent knows exactly what to look for.
New York City real estate listings are crafted to highlight a property’s best features while glossing over potential shortcomings. Most agents are well-intentioned—they have a job to do: showcase a property’s strengths, market it effectively, and ultimately, sell it. With limited space and intense competition, creative language becomes part of the process. For buyers, it’s important to trust but verify. By asking the right questions and approaching listings with a discerning eye, you can uncover hidden details—or potential red flags—and navigate NYC’s competitive market with confidence.
1. “Cozy”
When a listing describes a property as “cozy” or “charming,” it’s often code for smaller spaces or unconventional layouts. These terms evoke warmth and personality but may also suggest tight quarters that don’t suit all buyers' needs. In NYC, square footage is often omitted from listings, especially for co-ops, due to varying measurement standards and potential legal liabilities. Unlike condos, where square footage is typically documented in offering plans, co-op measurements can be inconsistent and rarely verified. Instead, focus on the floor plan to assess whether the layout fits your lifestyle. If square footage is critical to your decision, bring a tape measure during your visit or consult your agent for guidance.
2. “Spacious”
Let’s be honest—“spacious” can be one of the most subjective terms in real estate. While it may describe a living room with ample room to entertain, the same listing might feature a bedroom that barely fits a twin-sized bed. Agents often highlight the most generous areas of a property while glossing over tighter spaces. To evaluate whether a property truly feels spacious, review the floor plan and listed dimensions. Pay attention to the overall flow—does the layout maximize usable space, or are there awkward corners and wasted areas? Remember, NYC apartments make every square foot count, so trust your instincts during your visit.
3. “Flooded with Light” OR “Breathtaking Views”
These descriptions often emphasize natural light or scenic vistas but can sometimes overpromise. A property described as “flooded with light” might only receive sunlight during certain times of the day, while “breathtaking views” could be obstructed or limited to one window. When visiting, test the natural light by turning off all artificial lights to see how bright the space feels. Pay attention to the direction the windows face, as this affects how much light the apartment receives throughout the day. For views, verify any claims about vistas by looking out the windows and noting potential obstructions or nearby construction that might impact the view in the future.
4. “Convertible” OR “CONVERTED”
A “convertible” one-bedroom or two-bedroom offers a flexible layout where an additional room can potentially be created by adding a wall or partition. While this may be an affordable way to gain extra space, it often comes with trade-offs, such as reduced common areas or windowless “bedrooms.” Carefully review the floor plan to ensure the layout aligns with your needs. At certain price points, 'alcove studios' may already be converted into one-bedrooms. Often priced comparably to true one-bedroom apartments. The offering plan will clarify the original designation.
5. “Oversized Hallway, Foyer, or Other Spaces”
The term “oversized” is often used to describe hallways, foyers, or other areas in NYC real estate listings. However, “oversized” is a relative term that may not truly set the property apart when compared to others of similar price points or layouts. In practice, an “oversized foyer” might only feel larger because it’s unusually wide or leads directly into the main living space. Similarly, an “oversized hallway” could simply be longer than average but still lack functional value. When evaluating a listing, consider whether the so-called “oversized” space adds meaningful utility to the property. For example, can the foyer accommodate furniture, like a bench or console table, without crowding the area? Does the hallway allow for storage solutions or feel like wasted square footage?
6. “Original Details” or “Pre-War Charm”
“Original details” and “pre-war charm” often refer to features like high ceilings, crown molding, or hardwood floors. While these architectural touches can add character, they may also signal older properties requiring updates to meet modern standards. When considering pre-war buildings, inquire about the condition of essential systems like plumbing, electrical wiring, and windows. Ensure the charm is complemented by proper maintenance and structural integrity, as upgrades can significantly impact your budget.
7. “Top-of-the-Line” and “State-of-the-Art”
Conversely, terms like “top-of-the-line” and “state-of-the-art” are designed to evoke luxury and modernity, but they can sometimes oversell the reality of a property’s features. These phrases are often used to describe appliances, fixtures, or building amenities. However, what’s considered “top-of-the-line” today may simply reflect a mid-range or outdated standard by the time you’re shopping. Similarly, “state-of-the-art” can be subjective and may not always mean the latest technology or the highest quality. While these descriptions can signal quality, don’t assume they guarantee it. A discerning buyer should focus on whether the features meet their expectations and add genuine value to the property.
8. “Bring Your Architect”
This phrase often indicates a property in need of substantial renovations. While it presents an opportunity to create a personalized space, the associated costs can quickly add up. What seems like a bargain may lose its appeal when the full renovation budget is considered. Examine the listing for clues about the property’s condition, focusing on major systems like plumbing and electrical wiring. If the property interests you, bring a contractor or architect during a second visit for a realistic estimate of renovation costs. Their expertise ensures the asking price reflects the level of work required.
9. “As-Is” Sale
An “as-is” sale means the seller will not make repairs or address issues uncovered during an inspection. While this can lead to a lower purchase price, it also shifts the full responsibility for repairs onto the buyer. Most agents present these listings plainly—“it is what it is”—without much explanation. Understanding the reason behind an “as-is” sale is critical. It could be due to the seller lacking the resources for repairs, the property being part of an estate sale, or the need for a quick sale driven by life events like relocation, divorce, or financial challenges.
Buyers should schedule a thorough home inspection to uncover potential repair needs. Bringing a contractor for a second visit can also provide cost estimates for necessary work. With this information, you can evaluate the risks and decide if the property aligns with your budget and expectations.
10. “Low Maintenance Fees” or “Affordable Common Charges”
Low maintenance fees or common charges can be appealing, but they may also signal potential concerns. In some cases, low fees could indicate limited building amenities, deferred maintenance, or insufficient reserves for future repairs. Your attorney will review the building’s offering plan, amendments, and financials during the due diligence process, but buyers should also request access to these documents. Ask about upcoming assessments, which might cover anything from routine upkeep to major improvements like roof replacements. By understanding these factors, you can avoid surprises after closing.
11. “low taxes”
In NYC, “low taxes” often come with a catch: tax abatements. Programs like 421a temporarily reduce property taxes to incentivize new development or affordable housing. While most agents include details about tax abatements in the listing, it’s crucial to verify this information. Ask your agent to confirm if a tax abatement is in place, when it expires, and how taxes will adjust afterward. A substantial tax increase could affect your long-term affordability.
12. “Motivated Seller” or “Priced to Sell”
A “motivated seller” or “priced to sell” listing often indicates urgency due to personal circumstances or market conditions. While this can present opportunities, it’s important to understand why the seller is eager to close quickly. Ask your agent to investigate the property’s history, including time on the market and the original listing price vs. price reductions. And since it’s in the listing description, ask the seller’s agent. These details can help you gauge the seller’s flexibility and just exactly how motivated the seller is during negotiations.
13. “Boutique Building”
These terms typically describe smaller buildings with fewer units and limited amenities. While they can appeal to buyers seeking privacy, they may also come with higher maintenance costs per unit and fewer shared resources. Review the building’s amenities, management structure, and maintenance policies. Consider whether the benefits of a smaller community outweigh any potential limitations or costs.
14. “Close to Public Transportation”
Proximity to public transportation is a major selling point in NYC, but terms like “close to,” “convenient,” or “short distance” can be intentionally vague. Keep in mind that 'close' is often subjective and depends on the agent’s perspective. A truly informative property description will often specify exact details, such as “2 blocks from the Bedford L.” However, less specific phrasing might mean anything from a short walk to 6-7 blocks away to the nearest MTA. When evaluating a listing, don’t rely solely on the description. Check the exact location on Google Maps to confirm its proximity to transit options. Remember, Google Maps offers real-time MTA commute data, but travel times can vary widely depending on the day and time of the week—so check during peak and off-peak hours to ensure the location meets your needs.
15. The Role of Your Real Estate Agent
A skilled agent is your key to deciphering listing language, identifying potential red flags, and asking the right questions. With extensive market knowledge and experience visiting hundreds—if not thousands—of apartments, your agent knows exactly what to look for. They’ll provide insights that go beyond the listing, guiding you through negotiations, due diligence, and every step of the process. With their expertise, you can navigate NYC’s competitive market with confidence and secure the property that’s right for you.
Navigating NYC’s competitive real estate market means knowing how to read between the lines. If you’re ready to find the right property, I’m here to help. Let’s connect to discuss how I can guide you through every step of the process.