Sell smarter.
Buy with confidence.

If you're considering buying, selling, or investing in real estate, this is one of the most important questions you can ask — and the honest answer is that it depends entirely on what type of asset you're talking about.

The market for a renovated single-family home in a high-demand neighborhood looks very different from the market for an add-value property in an appreciating corridor. And both of those look nothing like the market for a 25+ unit apartment building. Lumping them together leads to bad decisions.

Just as important as what you're asking is who you're asking. Not all professionals have experience across all asset types. Before taking anyone's read on the market, find out whether they've personally owned the type of property you're considering, and whether they have recent, hands-on experience helping buyers, sellers, or investors navigate that specific segment. A second-hand opinion on a market you're about to commit serious capital to isn't good enough.

One more thing worth remembering: market conditions can shift quickly — sometimes right in the middle of a full renovation. The right team doesn't just give you a snapshot of today's market; they're equipped to adapt alongside you when conditions change and your strategy needs to evolve.

Whether you're thinking about selling a property you own or making an offer on one you want to buy, understanding value is everything. And valuing real estate correctly is both an art and a science.

On the Residential Side

Accurate valuation starts with historical sold data — but the comparables you choose matter enormously. If you're pricing a 1-story, 2,400 square foot home with 4 bedrooms and 2.5 baths, you should be comparing it against other 1-story homes, not 2-story homes. Layout, livable square footage, bedroom and bath count, lot size, garage configuration, and cosmetic condition all influence value — and when a comparable isn't a perfect match, you need to know how to make the right adjustments to arrive at a number that actually holds up.

On the Commercial Side

For income-producing properties, the conversation shifts entirely. Valuation is driven by market-rate capitalization rates relative to the asset's income and condition. What are buyers currently paying for a stabilized 10-unit building in your market? How does that change if the building needs a new roof, mechanical upgrades, or is partially or fully vacant? And if you're planning to refinance down the road, what can you realistically expect a future appraisal to support based on projected rents and post-renovation condition? These are questions your team should be able to answer before you close — not after.

The Full Picture

Sold data alone only tells part of the story. Active listings show you what the competition looks like. Pending listings reveal where demand is right now. Together, they paint a much more complete picture of where the market is heading — which brings us right back to the first question: What is the current state of the market?

Knowing what a property is worth isn't just about running numbers. It's about having the right expertise, the right data, and the right team in your corner.

Understanding your total costs before you get to the closing table is critical. The breakdown below reflects traditional real estate transactions. Non-traditional structures — like wholesale or off-market deals — carry different cost frameworks and are worth a separate conversation.

If You're Selling

In a traditional sale, sellers are generally responsible for the following:

• Title Search Update — Before closing, the title search on your property needs to be current. Depending on whether an existing search is on file and how recently it was updated, expect to pay between $350 and $1,500.
• Property Survey — A survey may be required or requested as part of the transaction. Cost varies based on whether an existing survey copy is available, the size of the property, and the type of survey required. Budget anywhere from $500 to $1,500 or more.
• Transfer Tax — In Erie County, transfer tax is calculated as the sale price divided by 1,000, multiplied by $9. For qualifying seniors — those 62 or older who have owned and occupied the home for at least one year — that rate is reduced to $4.50 per $1,000 of sale price.
• Real Estate Attorney — New York is an attorney state, meaning legal representation is standard practice in real estate transactions. For a typical residential sale, attorney fees generally run between $650 and $1,500 depending on the firm.
• Real Estate Commissions — Commissions are negotiated and have become more flexible than ever. Traditionally, each side of a transaction carried a 3% commission, with the seller agreeing to cover both — resulting in a total fee typically ranging from 5.5% to 7% of the sale price. Our team has developed a model that delivers full market exposure through a public-facing MLS listing for less than 5% total.

If You're Buying

Buyers using traditional financing should plan to bring two things to the closing table: their down payment, plus closing costs. Here's what makes up those costs:

• Mortgage-Related Fees — Origination fees, processing fees, and other lender charges vary from institution to institution. It pays to shop lenders and compare loan estimates carefully.
• Regulated Closing Costs — Many closing costs — including recording fees, title insurance premiums, and homeowners insurance — are set rates regulated at the federal level and are relatively consistent across transactions.
• Property Taxes — If you're financing with less than 20% down, lenders typically require one year of property taxes to be collected at closing and held in escrow. This is often the biggest variable in a buyer's total cash-to-close figure.

The Simple Rule of Thumb

If you're purchasing with traditional financing, plan to bring your down payment plus 5–7% of your loan amount in total cash to close.

Don't Let the Numbers Intimidate You

If the costs associated with buying feel out of reach, there are options worth exploring — creative financing structures, grant programs, and first-time homebuyer assistance that can meaningfully reduce what you need to bring to the table. Reach out and we'll walk you through what's available.

One of the most common questions we hear — and the honest answer is that it depends on several factors including market conditions, property type, and how you're financing the transaction. Here's what to expect across the most common scenarios.

If You're Buying Residential

The search itself is often the longest part of the process. Depending on market conditions and how proactively you're pursuing opportunities — including off-market properties — most buyers should plan for at least a few months of identifying, evaluating, and making offers before landing the right home. In the retail market — MLS, Zillow, Realtor.com and similar platforms — it typically takes two to three offers before a buyer gets a home under contract.

Once you're under contract, the timeline to closing depends on how you're financing:

• Traditional Financing — Expect 45 to 70 days from executed contract to closing.
• Cash Purchase — With funds readily available, cash transactions can typically close within 30 days.

If You're Buying Commercial

Commercial real estate operates on an entirely different timeline. Several factors shape how long the process takes, including the availability of the property type you're targeting, the amount of due diligence you require as a purchaser — which can range from none at all to 30–60 days depending on the complexity of the asset — and then an additional 60–75 days to finance the transaction through a traditional commercial lender. From start to finish, a commercial acquisition can easily span four to six months or more.

If You're Selling

For sellers, the timeline is more predictable. In a traditional MLS listing, plan for approximately 14 days of active marketing before offers begin to materialize, followed by 30 to 60 days to reach the closing table once you're under contract. That said, when all parties are aligned and motivated, we've been able to compress that timeline to as little as 14 days from contract to close.

Every transaction is different, and the right strategy can meaningfully accelerate — or protect — your timeline. Reach out and we'll give you a realistic picture of what to expect based on your specific situation.

Choosing the right real estate professional may be the most important decision you make in your entire transaction. Here's what the standard should look like.

Full-Time Commitment

Your agent should be doing this full time. Real estate is not a part-time profession when done at the highest level. Markets move fast, opportunities open and close quickly, and you need someone who is fully dialed in — not fitting your transaction in around another job.

Relevant Experience

Not all real estate experience is created equal. Your agent should have a proven track record specifically buying and selling the type of asset you're pursuing — whether that's a first home, a luxury property, a multi-family investment, or a commercial building. Ask directly. The right professional won't hesitate to show you their work.

A Teacher's Mindset

The best agents don't just execute transactions — they educate. Your agent should be willing and able to walk you through the process, explain your options, and help you understand the strategies available to you at every stage. If you're leaving conversations more confused than when you started, that's a problem.

Intelligence, Problem-Solving, and Strategy

Real estate rarely goes exactly as planned. Your agent needs to be sharp, strategic, and genuinely good at solving problems under pressure. The ability to think critically and adapt when circumstances change is what separates good agents from great ones.

Grit and Hustle

This one is non-negotiable. Your agent should be willing to do the hard work — including pursuing off-market opportunities that never hit Zillow or the MLS. Finding the right property or the right buyer sometimes requires creativity, persistence, and a willingness to grind. Make sure the person representing you has that in them.

Professionalism at Every Level

From how they communicate to how they present your property to how they handle negotiations — professionalism should be evident in everything they do. You are trusting this person with one of the largest financial decisions of your life. They should act like it.

A Network That Works for You

A great agent brings more than their own expertise — they bring a vetted ecosystem of relationships. That includes strong ties to other brokers and agents, connections to property owners who may not be actively listing, and a reliable roster of contractors, engineers, landscapers, and handymen who can support you before, during, and after your transaction.

A Full-Time Transactions Department

Closing a deal requires coordination across many moving parts — lenders, attorneys, inspectors, municipalities, and more. Your agent should be backed by a dedicated transactions team focused entirely on keeping your deal on track and delivering the highest level of customer service from contract to close.

Value That Exceeds the Cost

At the end of the day, the right agent should add more value to your transaction than they cost. Whether through better pricing, sharper negotiation, off-market access, or simply preventing costly mistakes — a great real estate professional pays for themselves many times over.

Reasonable Fees

Commission structures should be fair, transparent, and reflective of the value being delivered. The best agents don't need to overcharge — their results speak for themselves.

At the Giambra Team, we built our practice around every standard on this list. If you're ready to work with a team that takes all of this seriously, we'd love the opportunity to earn your business.