Tax Abatement Homes: Worth the Hype?

Summary:

Types of tax abatements

Neighborhoods with tax abatement properties

The benefits of purchasing in a building with a tax abatement

• cash savings
• higher return on investment
• increased sales value
• predictable tax increases
• long term savings

The Benefits of Purchasing in a Building with a Tax abatement

Ten years ago, if you had purchased a two- bedroom condominium at the Adeline — located at 23 West 116th Street — and you planned on owning it for the full twenty-five-year tax abatement period, you would have set yourself up to save more than $250,000. To be sure, the benefit of purchasing in a building with a tax abatement is evident.

But finding a building with a tax abatement has gotten harder in the past few years. This article is not intended to give tax advice and I do not claim to be an expert on tax abatements, but I can help you navigate the complicated New York City residential real estate market so you can make wise choices.

Types of Tax abatements

Tax abatements are issued by the government to encourage development. One of the best- known abatements is the 421a. It was given to new residential construction projects such as the Adeline, a ground-up new construction building, on the condition that 25-30% of the apartments were affordable.

The other well-known abatement is the J-51, which covers rehabilitating existing buildings.

One of the common misperceptions of both abatement programs is that they are the same, which has caused confusion among buyers. Every abatement, the amount of the deduction and the duration, is unique to the property.

Additionally, a 421a abatement may be up to thirty five years but some are only for fifteen years — the latter being the more typical length of a J51 abatement.

Both of these abatements were popular throughout Manhattan over the past twenty years as condominiums projects and rehabs were built — thanks to low interest rates. NYC.gov offers up a list of over seven thousand individual apartments that have the 421a tax abatement alone.

Neighborhoods with tax abatements

Neighborhoods where you’ll find condos with a 421a tax abatement include:

• Alphabet City
• Chelsea
• Clinton
• East Village
• Flatiron
• Lower East Side

If you are looking for a neighborhood with many options, try some Harlem condos or even Upper West Side condos.

A newer Murray Hill condo at 591 Third Avenue offers modern finishes and a money-saving tax abatement.

When a listing mentions a tax abatement ending in 2035, it doesn’t necessarily mean you’ll pay the stated monthly tax amount until then. Listing agents aren’t trying to mislead; they’re simplifying the initial explanation.

Tax abatements typically have a phase-in period. For instance, in my building:

Year 20: Pay 20% of assessed value
Year 21: 40%
Year 22: 60%
Year 23: 80%
Year 24: 100%

The percentage increases by 20% annually until reaching full assessed value.

To estimate your final tax payment:

• Check the offering plan.
• Find the Schedule A, which shows projected unabated taxes.
• Use this as a guideline for potential taxes near the abatement’s end.

This method provides a more accurate picture of long-term tax obligations in abated properties.

You can also check the city website nyc.gov/finance.

So why should you make an effort to purchase in a tax abated condominium? Here are some of the top reasons:

Cash savings

The savings on a monthly basis cannot be underscored enough. Do keep in mind that tax abatements end. Be certain you understand what the phase in time line is for your building and what the full tax amount will be. Then plan your finances accordingly.

Higher Return on Investment (ROI)

Calculating Return on Investment (ROI) for a property:

ROI = (Net Profit / Cost of Investment) x 100

Net Profit includes:

• Property appreciation
• Tax benefits
• Rental income (if applicable)

Cost of Investment includes:

• Initial purchase price
• Associated costs (closing costs, maintenance)

With a tax abatement, you save significantly on property taxes, potentially tens of thousands of dollars. This increases your net profit, resulting in a higher ROI compared to similar non-abated properties.

Therefore, tax-abated properties often offer a more attractive investment opportunity, as the reduced tax burden can substantially boost your overall returns.

Increased Sales Value

The impact of tax abatements on the resale value of your property:

• Generally, abatements significantly boost resale value only with 10+ years remaining.
• Many city buildings are nearing the end of their abatement periods.
• Properties with 10-20 years left on abatements are more attractive to future buyers.

Example: Waterline Square

• Offers luxurious living with over 100,000 square feet of amenities
• Currently has ample time left on its tax abatement
• Buying now allows you to enjoy the benefits and still sell with the tax advantage intact

The key takeaway? When considering a property with a tax abatement, factor in the remaining abatement period as it can significantly influence your future selling potential.

Predictable Tax Increases

I recently worked with a buyer from Florida who found it very difficult to wrap his head around how taxes in NYC are calculated versus a very predictable formula in Florida (purchase price multiplied by the current tax rate). Manhattan’s more complex tax system doesn’t offer such certainty unless you have a tax abatement.

Long Term Savings

How I wished I had stashed away the savings between what I would have paid on taxes without the abatement and what I have actually paid for the past ten years. That would be a tidy sum. Yet, not paying a higher tax bill has given me the freedom to spend more time with my son creating priceless memories.

The 421a tax abatement expired and while a replacement has been initiated in Albany it now only applies to rental buildings. In Northern Manhattan, many developers found clever ways to make their monthly costs appear in line with neighboring buildings that have abatements.

Some sponsors, like those at 11 Hancock, have offered to pay common charges for up to two years.Meanwhile, while the Vandewater found a technicality to reduce their taxes; Claremont Hall found clever ways to reduce the common charges offsetting the higher taxes.

Have questions about how any of these scenarios might make your Manhattan condo purchase more attainable? Reach out today. I would be happy to help.