Let’s face it: in New York City real estate, there are plenty of ways to be a “toxic buyer” — and we’re not talking about your aura. These are the habits that quietly sabotage your chances, frustrate your allies, and ultimately keep you from landing the home you want.
The good news? They’re fixable. The better news? I’ve seen them all — so consider this your friendly intervention. You may not even realize you’re getting in your own way.
1. Falling for the First Agent Who Smiles at You
NYC is full of charming, ambitious professionals. But that doesn’t mean you should commit to the first one who responds to your inquiry — or the one you saw on TV.
On websites like StreetEasy, the listing agent (the one who actually knows the property and neighborhood) is often listed in tiny print, while the “Expert” who pops up first, pays for that placement. Similarly, big-name agents may be fabulous — but not necessarily in your neighborhood or price point.
Even worse? Trying to work with multiple agents at once. A buyer’s agent should be your strategic partner, not someone you “test drive” in every neighborhood. If an agent is showing you property without a signed buyer’s agreement, they may be hoping to earn your business easily— but don’t confuse hustle with strategy.
The wiser move? Interview a few buyer’s agents. Ask who your friends used. Choose someone with deep local experience who understands co-ops, condos, and all the quirks that come with them. Your agent should be there to answer all your questions. Loyalty matters and will be rewarded — especially in a city where relationships can win deals.
2. "Saving" Your Agent Time by Contacting Listing Brokers Directly
Ah, the classic “I didn’t want to bother you” move. Thoughtful in theory — but in practice? It complicates everything.
That listing broker works for the seller. Their job is to get the highest price, not to protect your interests. Your agent (hello again!) is there to ask the awkward questions, gauge the seller’s motivations, and shape your negotiation strategy.
More importantly, every conversation your agent has with the listing agent is a chance to build trust — which can make all the difference during negotiations if you decide to make an offer. Don’t bypass your advocate.
3. Attending Open Houses Naked
(Financially speaking, of course.)
Showing up at open houses without a pre-approval or proof of funds is like going to a Broadway audition without knowing your lines. You might look ready — but you won’t be taken seriously.
In NYC, speed matters. The right property won’t wait for you to call your lender.
The good news? These days, you don’t need to attend every open house to understand your options. Floor plans, video tours, and Google Earth are powerful tools. Use them to narrow your search and then visit the homes that actually fit. Be aware that if an open house is listed as, “by appointment only”, this means the agent will not be there unless you have made an appointment.
4. “I Just Want to See Everything” Syndrome
It’s easy to get caught up in the thrill of the hunt. But touring every NYC condo under $1.5M from Chelsea to Hamilton Heights won’t bring you closer to the right one — it just creates decision fatigue.
The fix? Clarity. Define your must-haves. Focus your search on your priorities. And trust your agent’s instincts (after two decades of showings, I can often tell in advance whether a listing will work for a buyer).
That said, surprises happen — sometimes the best homes aren’t the most photogenic. But trying to see everything will almost always backfire.
5. Hiring the Wrong Real Estate Attorney
Your cousin’s divorce lawyer might be great in court — but when it comes to NYC real estate, you need a specialist. This market is its own ecosystem, with its own language, customs, and landmines.
The right attorney will know how to review co-op board minutes, understand a five hundred page new development offering plan, and get contracts turned around in under 24 hours — all while keeping you informed and your agent looped in. Communication is key, and speed matters.
Real estate law in NYC isn’t static; it's constantly evolving. Your attorney needs to be up-to-date on legal changes, market norms, and common pitfalls. A savvy lawyer can protect your interests and keep the deal on track. The wrong one? They can derail it entirely.
If you don’t have a trusted real estate attorney yet, your agent should be able to recommend a few. Just don’t wait until you’re ready to submit an offer to start looking — by then, you could be losing precious time while another buyer swoops in.
The Bottom Line?
Toxic buyer habits usually come from good intentions — wanting to be efficient, informed, or flexible. But in this market, a smart buyer is a strategic buyer.
Get the right team. Get prepared. And move with purpose.
If you’re ready to buy smart — with the right agent, the right attorney, and the right mindset — I’m here to help.
