NYC Affordability

Not sure where to start? Enter your income, debts, and savings once and see what's realistically within reach: rent, co-op, condo, and affordable housing, with what's holding each one back.

• Rent, co-op & condo maximums in one pass
• The limiting factor for each, in plain English
• AMI % and Housing Connect bands
• Same math as the full calculators

Reverse-engineer your maximum co-op purchase price, factoring in board-mandated post-close reserves and strict DTI limits most mortgage calculators ignore.

• Board reserve requirements (12–24 months)
• Co-op board DTI (typically 25–30%)
• Flip tax & variable closing costs
• Down-payment optimizer with chart

Find your maximum condo purchase price with lender-style DTI, mansion tax cliff math, mortgage recording tax, and title insurance calculated precisely.

• Lender back-end DTI (43% default)
• Mansion tax tiers ($1M–$25M+)
• Mortgage recording tax on loan amount
• Separate common charges, taxes & insurance

Find your maximum affordable monthly rent accounting for NYC's 40× income rule, FARE Act broker fee protections, security deposit law, and move-in cash requirements.

• 40× income multiplier screening
• FARE Act broker fee rules (June 2025)
• Security deposit cap (1 month)
• Reserve buffer & move-in cash waterfall

Find your AMI percentage, check Housing Connect eligibility across all income bands, and see HPD's affordable rent framework for every unit size.

• AMI % from household size & income
• Housing Connect band eligibility (30–130%)
• HPD affordable rent table by unit size
• Editable 2026 AMI reference values (NYC HPD chart)

Use your saved profile to compare rent, co-op, and condo affordability side by side with cash required, monthly cost, DTI, reserves, and binding constraints.

• Reads your saved browser profile
• Rent vs co-op vs condo maxes
• Cash, monthly cost, DTI & reserves
• Links back into each calculator

Save more, earn more, or pay down debt? See which change actually raises your co-op or condo budget, ranked, and what it would take to reach a target price.

• Every common lever, ranked by dollars
• Which limit you're hitting: income or cash
• Gap to a target price, cash and income
• Same engine as the full calculators

See what you'll actually walk away with when you sell: broker commission, NYC & NYS transfer taxes, co-op flip tax, and an optional capital gains estimate.

• NYC RPTT & NYS transfer tax, auto-calculated
• Co-op flip tax & transfer fee toggle
• Broker commission & attorney fees
• Section 121 capital gains estimate

Work backwards from a monthly expenses and savings target to the gross salary you'd need, after federal, NY State, NYC, and FICA tax plus 401(k)/HSA elections.

• Federal + NY State + NYC tax stacking
• Traditional vs Roth 401(k), employer match
• HSA self-only/family limits & catch-up
• Sensitivity to your savings goal

How long until you can actually buy? Every dollar of cash a NYC purchase takes (down payment, closing costs, mansion tax, board reserves) and when your savings get there.

• Total cash needed, line by line
• Projected buy date, and what's blocking it
• Monthly savings to hit a target date
• Co-op vs condo timeline side by side

Buy the co-op or condo, or keep renting and invest the difference? Year-by-year net worth both ways, with NYC's costs of getting in and getting out.

• Break-even year and break-even rent
• Closing costs and mansion tax going in
• Broker, transfer taxes, flip tax going out
• Every assumption editable

What if rates move? Your max co-op or condo price at every rate from 3 points below today to 3 above, and what each $100/month of maintenance costs in buying power.

• Income limit vs cash limit at every rate
• When your target price comes within reach
• Maintenance converted into rate points
• Monthly cost at your target, rate by rate