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Pray4Baby2010
<3 Cutest Giants Fan
Member since 10/09 5796 total posts
Name:
MB
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Deciding to dormer Coop or Buy a House
We are a family of 4 living in a coop in queens.
We are in a great area- amazing schools, very easy access from the parkway, close to all friends and family- but we have seriously outgrown our coop. We cannot afford a house in Queens, so we'd have to go out to Nassau.
Option 1- Our coop lets us dormer our attics and add a 2nd floor on the apt- we got an estimate last year- it would be $130k and we'd live there during most of the construction with 2 small kids (nightmare). Maintenance would go up 50% on new apt. We would get 2 additional bedrooms, a full bath and laundry room in the upstairs dormer
Option 2- buy a house in East Meadow, Levittown area- longer commute, not near friends & family. Would sell coop in this scenario which would also be a pain with the 2 small kids & we'd probably only eek out a tiny profit because we bought at the top of the market
So which option would you take & why
Message edited 3/23/2015 10:39:04 AM.
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Posted 3/23/15 10:32 AM  |
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chilltocam
LIF Adult
Member since 11/11 9141 total posts
Name:
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Deciding to dormer Coop or Buy a House
Do you have any outdoor space with your co-op? I think that would be a big part of the deciding factor for me. With a house, obviously you'd have at least a small yard for your kids to play in - is that important to you? Or is being near family and shorter commute more important? I think you have to figure out those things and then decide
Message edited 3/23/2015 10:41:26 AM.
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| Posted 3/23/15 10:40 AM |
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Pray4Baby2010
<3 Cutest Giants Fan
Member since 10/09 5796 total posts
Name:
MB
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Re: Deciding to dormer Coop or Buy a House
Posted by chilltocam
Do you have any outdoor space with your co-op? I think that would be a big part of the deciding factor for me. With a house, obviously you'd have at least a small yard for your kids to play in - is that important to you? Or is being near family and shorter commute more important? I think you have to figure out those things and then decide
Good question! We don't have personal space but there is a park across the street and we have a shared front yard with our neighbors but they never use it.
We also have a garage and easy on street parking
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| Posted 3/23/15 10:43 AM |
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SHOPAHOLIC
LIF Adult
Member since 1/07 1712 total posts
Name:
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Re: Deciding to dormer Coop or Buy a House
I would buy a house.
Like the other poster mentioned, do you have a yard or outside space?
Also if you dormer your attic do you have a basement for storage? If no basement and now no attic unless you have tons of huge closets I would be concerned with lack of storage for a family of 4 long term.
Lastly, I think you are in Bayside? If you are zoned for bayside HS then I would definitely want to move before that point unless you plan on catholic schooling.
I think it would be harder to move when the kids are older before HS when they have formed close friendships with other neighborhood kids and classmates.
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| Posted 3/23/15 10:45 AM |
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Pray4Baby2010
<3 Cutest Giants Fan
Member since 10/09 5796 total posts
Name:
MB
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Re: Deciding to dormer Coop or Buy a House
Posted by SHOPAHOLIC
I would buy a house.
Like the other poster mentioned, do you have a yard or outside space?
Also if you dormer your attic do you have a basement for storage? If no basement and now no attic unless you have tons of huge closets I would be concerned with lack of storage for a family of 4 long term.
Lastly, I think you are in Bayside? If you are zoned for bayside HS then I would definitely want to move before that point unless you plan on catholic schooling.
I think it would be harder to move when the kids are older before HS when they have formed close friendships with other neighborhood kids and classmates.
The dormer includes a full attic like we have now. We also have a storage unit in the complex basement and garage so I think storage is not so much an issue.
We aren't in Bayside- but we are zoned for Martin Van Buren which isn't so good. My understanding of HS was in Queens though, you apply and don't necessarily have to go to the HS you are zoned for- so that might not be an issue
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| Posted 3/23/15 10:52 AM |
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SHOPAHOLIC
LIF Adult
Member since 1/07 1712 total posts
Name:
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Re: Deciding to dormer Coop or Buy a House
Posted by Pray4Baby2010
Posted by SHOPAHOLIC
I would buy a house.
Like the other poster mentioned, do you have a yard or outside space?
Also if you dormer your attic do you have a basement for storage? If no basement and now no attic unless you have tons of huge closets I would be concerned with lack of storage for a family of 4 long term.
Lastly, I think you are in Bayside? If you are zoned for bayside HS then I would definitely want to move before that point unless you plan on catholic schooling.
I think it would be harder to move when the kids are older before HS when they have formed close friendships with other neighborhood kids and classmates.
The dormer includes a full attic like we have now. We also have a storage unit in the complex basement and garage so I think storage is not so much an issue.
We aren't in Bayside- but we are zoned for Martin Van Buren which isn't so good. My understanding of HS was in Queens though, you apply and don't necessarily have to go to the HS you are zoned for- so that might not be an issue
I can't sugar coat... MVB is AWFUL. I have friends in bellesrose zoned for MVB and even though they have children in elementary are looking to get out now because they don't want to deal with that down the road. I wouldn't count on the applying to other schools and getting excepted. Those are long shots.
This would seal the deal for me as far as buying a home elsewhere.
Message edited 3/23/2015 12:19:13 PM.
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| Posted 3/23/15 11:12 AM |
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JandJ1224
Member since 6/06 5911 total posts
Name:
Jannette
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Re: Deciding to dormer Coop or Buy a House
I would consider what resale value would be on the larger coop with finished attic compared to cost. I would run both numbers to compare value overall and compare monthly expense for both scenarios.
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| Posted 3/23/15 11:28 AM |
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jellybean78
:)
Member since 8/06 13103 total posts
Name:
Mommy
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Deciding to dormer Coop or Buy a House
Buy a house. East Meadow/Levittown is not that far from Queens at all. Honestly they only way I would dormer is if you are stationed for #SD26 AND are sure that you won't mind spending the $$ and not having a back yard and more storage space.
We are going from a pretty spacious coop (not in Queens though) to a house because we want a backyard, basement, extra bathrooms, etc..things that we cannot have in a coop.
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| Posted 3/23/15 11:34 AM |
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Pray4Baby2010
<3 Cutest Giants Fan
Member since 10/09 5796 total posts
Name:
MB
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Re: Deciding to dormer Coop or Buy a House
Posted by JandJ1224
I would consider what resale value would be on the larger coop with finished attic compared to cost. I would run both numbers to compare value overall and compare monthly expense for both scenarios.
thank you, that's a good point!
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| Posted 3/23/15 12:03 PM |
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Pray4Baby2010
<3 Cutest Giants Fan
Member since 10/09 5796 total posts
Name:
MB
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Re: Deciding to dormer Coop or Buy a House
Posted by jellybean78
Buy a house. East Meadow/Levittown is not that far from Queens at all. Honestly they only way I would dormer is if you are stationed for #SD26 AND are sure that you won't mind spending the $$ and not having a back yard and more storage space.
We are going from a pretty spacious coop (not in Queens though) to a house because we want a backyard, basement, extra bathrooms, etc..things that we cannot have in a coop.
yes we are district 26 and I guess my feeling is that HS is a long way aways- my kids are 4 and 18 mos- so they will apply to other high schools- checking with a counselor friend of mine but I am 99% sure that's how it works
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| Posted 3/23/15 12:04 PM |
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TheDivineMrsM
2 girls 4 me!
Member since 8/08 7878 total posts
Name:
Mama mama mama....
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Re: Deciding to dormer Coop or Buy a House
Buy a house! You already have a few friends in EM :).
Outdoor space, privacy, parking, and overall value are all better (usually) with a house. In your case, indoor space would also be more with a house, even w a dormer. The commute, depending on where you are, isn't bad. I can get to Penn in 40 minutes, or drive into most parts of Queens in the same amount of time.
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| Posted 3/23/15 12:05 PM |
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jellybean78
:)
Member since 8/06 13103 total posts
Name:
Mommy
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Re: Deciding to dormer Coop or Buy a House
Posted by Pray4Baby2010
Posted by jellybean78
Buy a house. East Meadow/Levittown is not that far from Queens at all. Honestly they only way I would dormer is if you are stationed for #SD26 AND are sure that you won't mind spending the $$ and not having a back yard and more storage space.
We are going from a pretty spacious coop (not in Queens though) to a house because we want a backyard, basement, extra bathrooms, etc..things that we cannot have in a coop.
yes we are district 26 and I guess my feeling is that HS is a long way aways- my kids are 4 and 18 mos- so they will apply to other high schools- checking with a counselor friend of mine but I am 99% sure that's how it works
Yup I'm pretty sure that's how it works for NYC now. Depending on your SD and area this can be a good or bad thing. I believe there are no more "zoned" HS. You can apply to your choice and it's a crap shoot if you get in or not...I get you about the kids being small though. Lots can change in the next 10 years or so. Good luck!
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| Posted 3/23/15 12:06 PM |
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Pray4Baby2010
<3 Cutest Giants Fan
Member since 10/09 5796 total posts
Name:
MB
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Re: Deciding to dormer Coop or Buy a House
Posted by jellybean78
Posted by Pray4Baby2010
Posted by jellybean78
Buy a house. East Meadow/Levittown is not that far from Queens at all. Honestly they only way I would dormer is if you are stationed for #SD26 AND are sure that you won't mind spending the $$ and not having a back yard and more storage space.
We are going from a pretty spacious coop (not in Queens though) to a house because we want a backyard, basement, extra bathrooms, etc..things that we cannot have in a coop.
yes we are district 26 and I guess my feeling is that HS is a long way aways- my kids are 4 and 18 mos- so they will apply to other high schools- checking with a counselor friend of mine but I am 99% sure that's how it works
Yup I'm pretty sure that's how it works for NYC now. Depending on your SD and area this can be a good or bad thing. I believe there are no more "zoned" HS. You can apply to your choice and it's a crap shoot if you get in or not...I get you about the kids being small though. Lots can change in the next 10 years or so. Good luck!
thank you!
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| Posted 3/23/15 12:10 PM |
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Pray4Baby2010
<3 Cutest Giants Fan
Member since 10/09 5796 total posts
Name:
MB
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Re: Deciding to dormer Coop or Buy a House
Posted by TheDivineMrsM
Buy a house! You already have a few friends in EM :).
Outdoor space, privacy, parking, and overall value are all better (usually) with a house. In your case, indoor space would also be more with a house, even w a dormer. The commute, depending on where you are, isn't bad. I can get to Penn in 40 minutes, or drive into most parts of Queens in the same amount of time.
lol your answer can't be yes house because you want us to be neighbors LOL 
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| Posted 3/23/15 12:10 PM |
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Re: Deciding to dormer Coop or Buy a House
I'd sell the co-op and buy the house. Co-ops don't tend to appreciate much.. it's hard to build a lot of equity and easy to over-improve. I think even with dormering the attic, you will likely outgrow a co-op eventually.
Yes, you likely won't walk away with much, if any, profit on the co-op. But you have to think about the fact that it's a great time to "trade up" because interest rates are still low, and prices have gone up a bit, but it's been a gradual rising and they are still not crazy high. So whatever you lose out on financially with the co-op, you will make up on your house purchase. And I think it will be a better long-term investment (and a better fit for your family situation).
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| Posted 3/23/15 1:04 PM |
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Budjeg11
LIF Adult
Member since 4/11 2644 total posts
Name:
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Deciding to dormer Coop or Buy a House
Do y ou rely on your family for daily child care? IF so, I would definitely strongly consider staying in the co-op otherwise I think you are still close enough distance wise with moving
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| Posted 3/23/15 1:09 PM |
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cynn81
LIF Infant
Member since 6/10 175 total posts
Name:
Cynn
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Re: Deciding to dormer Coop or Buy a House
Posted by Pray4Baby2010
Posted by jellybean78
Buy a house. East Meadow/Levittown is not that far from Queens at all. Honestly they only way I would dormer is if you are stationed for #SD26 AND are sure that you won't mind spending the $$ and not having a back yard and more storage space.
We are going from a pretty spacious coop (not in Queens though) to a house because we want a backyard, basement, extra bathrooms, etc..things that we cannot have in a coop.
yes we are district 26 and I guess my feeling is that HS is a long way aways- my kids are 4 and 18 mos- so they will apply to other high schools- checking with a counselor friend of mine but I am 99% sure that's how it works
It's been this way for a few years now. I grew up in that area and my sister and I were zoned for MVB (1999/2003). I ended up going there but my sister was able to go to Bayside High School.
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| Posted 3/23/15 1:59 PM |
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jellybean78
:)
Member since 8/06 13103 total posts
Name:
Mommy
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Re: Deciding to dormer Coop or Buy a House
Posted by cynn81
Posted by Pray4Baby2010
Posted by jellybean78
Buy a house. East Meadow/Levittown is not that far from Queens at all. Honestly they only way I would dormer is if you are stationed for #SD26 AND are sure that you won't mind spending the $$ and not having a back yard and more storage space.
We are going from a pretty spacious coop (not in Queens though) to a house because we want a backyard, basement, extra bathrooms, etc..things that we cannot have in a coop.
yes we are district 26 and I guess my feeling is that HS is a long way aways- my kids are 4 and 18 mos- so they will apply to other high schools- checking with a counselor friend of mine but I am 99% sure that's how it works
It's been this way for a few years now. I grew up in that area and my sister and I were zoned for MVB (1999/2003). I ended up going there but my sister was able to go to Bayside High School.
Remember too there is always private school for HS if you do decide to dormer. I have heard good things about Christ the King HS.
Message edited 3/23/2015 2:13:16 PM.
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| Posted 3/23/15 2:13 PM |
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LuckyStar
LIF Adult
Member since 7/14 7274 total posts
Name:
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Deciding to dormer Coop or Buy a House
Sooo, I'm in the minority here but I say dormer the coop and stay in Queens. I'm biased though, because I moved to LI from Queens and am not very happy here. Like you, I lived in a nice part of Queens and could not afford a house there so we bought on LI. I love my house but I kind of wish we saved for another couple of years and stayed in Queens.
As far as schools, your children are very young. I don't think you need to worry about HS at this point and if you're still in Queens 12-15 years from now they can apply to the specialized schools, go to private school, etc. No one knows where any district will be 15 years from now- not in Queens, on LI or anywhere else.
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| Posted 3/23/15 2:18 PM |
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Deciding to dormer Coop or Buy a House
I'd buy a house. I grew up in Levittown and my mom is still there. Good schools, great public pools, good town. I know EM is nice too though I know less about it.
I was also an NYC teacher and I know it may have changed and still might but the high school application thing is really a crapshoot. I used to have good students who had a tough time getting into a decent HS, and then there's also the travel factor.
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| Posted 3/23/15 2:41 PM |
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TheDivineMrsM
2 girls 4 me!
Member since 8/08 7878 total posts
Name:
Mama mama mama....
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Re: Deciding to dormer Coop or Buy a House
Posted by Pray4Baby2010
lol your answer can't be yes house because you want us to be neighbors LOL
Well, you got me there. Very true. But as a NYC counselor, I know both sides. What middle school are you zoned for? PM or text ;)
Your district is one of the best in Queens, if not the city. But. HS applications are kind of a crapshoot.
The boys can sit for the specialized HS test, but they'd need to start prep for that in middle school. The cutoff score changes each year because schools will accept a limited number of students. At this point, the specialized hs admissions process is exclusively test based. (That might change at some point, but a state law would have to be overturned first). And that's if you even want them going to Stuy or Bronx Sci or Queens HS for the Sciences. They're fantastic schools, but the pressure is intense. Private schools like St. Francis Prep are awesome but $$.
If you want them going to a "regular" high school (exa: Francis Lewis, Bayside, etc), the process is a little different. City high schools have limited spaces for kids outside of their zone (and that's if the area even has a zoned program). Kids duke it out for those spots with their applications. Sometimes the schools offer screened programs (so kids have to get a specific score on a state test to be eligible). Sometimes the program is a lottery. Sometimes it's a hybrid, called "educational option," where the school admits a percentage of students from all points on the academic spectrum. (Hence the "crapshoot" part of the application process). Kids rank schools and schools rank kids. From there, they're matched.
And that's the abridged version of the process.
The end result of all this is that kids sometimes wind up in a school that they don't like or is a PITA to get to. They can reapply for sophomore year, but after that, they're stuck.
LI is totally different. You live in XYZ School District, and you go to XYZ schools. Done.
Town and school taxes are higher here, but there's no income tax like the city. There's no UPK and EM currently has part-time K (though I'm part of a group working to change that). But you won't have to potentially factor in private HS tuition if B or J gets stuck in a less desirable HS. Generally, I do think that kids are better off in the 'burbs. Class sizes and school sizes are generally smaller, the buildings are more updated and better maintained. I know your boys are ultimately college bound, and the stats for Levittown or EM have comparable (or better) graduation and college attendance rates than some of the more desirable Queens schools.
HS Guide
It's a huge decision. Good luck!!
Message edited 3/23/2015 2:52:38 PM.
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| Posted 3/23/15 2:41 PM |
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Millie3
LIF Adult
Member since 7/13 1280 total posts
Name:
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Re: Deciding to dormer Coop or Buy a House
I wouldn't leave district 26, unless moving to a "better" IMO district. We made the decision to move from d26 to Nassau county intead of expanding. We stayed cramped for a while in order to save more $ for the house.we chose not to expand because it was expensive and maintenance would increase
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| Posted 3/23/15 5:10 PM |
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summerBaby10
let's be nice
Member since 9/07 10208 total posts
Name:
Wifey
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Re: Deciding to dormer Coop or Buy a House
I am in the minority. I think I know where your coop is. The park/school across the street from you has a pool, right? I would stay, dormer & spend the money you will save on a private HS for the kids.
I just sold my 2 bedroom coop in queens (2 coop developments away from yours) last year for a house. DH & I both say that if we were allowed to dormer our coop, we would have done that instead of buy a house.
You have FM!
Message edited 3/23/2015 6:52:47 PM.
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| Posted 3/23/15 6:34 PM |
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Re: Deciding to dormer Coop or Buy a House
Id say dormer the coop because you sound like you love everything about it except lack of space. So add more space lol . You dont sound like youre in love w the idea of moving.
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| Posted 3/23/15 6:35 PM |
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SusiBee
. . . . .
Member since 3/09 8268 total posts
Name:
S
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Re: Deciding to dormer Coop or Buy a House
How often does your maintenance increase ?
Do you get assessments regularly ?
You need to run numbers to see what is better for you financially, since you stated that your maintenance will go up 50%.
If mine went up that much, I would definitely sell and buy a house to have land and not have to deal with people under/next to me.
Do you need to increase your co-op/condo insurance coverage accordingly ?
How are resales of dormered apartments in your complex ?
I'd want to find out that info as well.
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| Posted 3/24/15 1:57 PM |
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