Agatha Lubas is a Licensed Associate Real Estate Broker in New York State, NY License #10301213345, affiliated with Keller Williams Realty Liberty at 96-10 101st Avenue, Ozone Park, NY 11416. She holds a Bachelor of Arts from Queens College and has been practicing real estate since 2002, with experience representing buyers, sellers, and investors across Queens, Brooklyn, Nassau, and Suffolk Counties. She is a OneKey MLS member.

Agatha focuses on Queens — including Forest Hills, Rego Park, Kew Gardens, Richmond Hill, Ozone Park, Howard Beach, Woodhaven, Saint Albans, Middle Village, and Maspeth — as well as Brooklyn, Nassau County, and Suffolk County. The practice is local by design: she works the neighborhoods where her experience is deepest rather than spreading across the entire metropolitan area.

Yes. Agatha provides full real estate guidance in English and Polish for clients who prefer either language at any stage of the transaction.

The initial consultation is complimentary and carries no obligation. It is a focused conversation about your situation, goals, timeline, and the current market. You can schedule by phone, email, or through the booking page on this site.

Agatha personally reviews inquiries and aims to respond within one business day. For time-sensitive matters — a property you have just discovered or an offer deadline — calling or texting (646) 250-6512 typically reaches her fastest.

You will work directly with Agatha throughout your transaction. Where appropriate she may coordinate with administrative support, transaction coordinators, or licensed colleagues at Keller Williams Realty Liberty, but she remains your point person and the licensed party of record.

Most buyers benefit from speaking with a mortgage lender before they begin searching. A pre-approval letter establishes your purchase-price range based on income, credit, and down payment, and most New York sellers will not consider an offer without one. Agatha is happy to introduce you to lenders she has worked with — you are under no obligation to use any of them.

The minimum depends on the property type and the loan program. Most conventional loans require 5%–20% down; FHA loans allow 3.5% down with credit and ratio qualifications; VA loans allow 0% for eligible service members. Many co-op buildings, however, require 20%–30% minimum down regardless of the loan program, which is a separate building rule from the lender's rule. Agatha can review building requirements for any specific co-op you are considering.

Following the August 2024 changes from the National Association of Realtors settlement, buyers in most U.S. markets now enter into a written buyer-broker agreement before touring homes with a buyer's agent. The agreement spells out the services, the term, and how the buyer's agent is compensated. Agatha will walk you through the agreement, explain each section, and answer questions before you sign.

At first substantive contact, your agent in New York must provide the NYS Disclosure Form for Buyer and Seller, which explains agency relationships (seller's agent, buyer's agent, broker's agent, dual agent), and the NYS Housing and Anti-Discrimination Disclosure. These are not contracts; they document that the agent has explained how representation works in New York.

NY buyer closing costs typically run between 2% and 6% of the purchase price, depending on the property and loan. They commonly include attorney fees, title insurance (for non-co-ops), the NYS Mortgage Recording Tax (for financed purchases), the NYC Mansion Tax for properties at or above $1M, lender fees, inspection fees, recording fees, and adjustments for taxes and HOA/maintenance. Agatha can prepare an estimated buyer closing-cost worksheet specific to your transaction.

For a typical financed purchase, 60 to 90 days from accepted offer to closing is common. Co-ops can run 90 to 120+ days because of the board package and board interview. Cash purchases can close in 30 to 45 days when the buyer and the title work are ready. Timelines depend on the lender, the attorneys, and any contingencies in the contract.

Agatha provides a complimentary, no-obligation Comparative Market Analysis (CMA) based on recent comparable sales, current active listings, property condition, and local buyer demand. A CMA is a market opinion — it is not a formal appraisal. You can request a CMA on the Find Your Home Worth page.

A CMA is prepared by a licensed real estate professional to estimate market position. An appraisal is prepared by a state-licensed appraiser to establish value for lending or legal purposes. The two often arrive at similar ranges, but they have different purposes and different legal weight.

Time on market depends on price, property type, condition, neighborhood, and current buyer demand. Agatha will share recent comparable days-on-market figures for your specific neighborhood and property type during your initial consultation. Past results do not guarantee future outcomes.

Seller costs commonly include the real estate commission (now fully negotiable per the 2024 NAR settlement), attorney fees, the NYS Real Estate Transfer Tax ($2 per $500 of consideration, plus an additional 0.25% on residential conveyances at or above $3M), the NYC Real Property Transfer Tax for NYC properties (1.00%–2.625% depending on property type and price), pickup/payoff fees, transfer-related filing fees, and adjustments for prepaid taxes. Agatha can prepare an estimated seller net sheet for your property.

Agatha covers professional listing photography and staging guidance as part of her seller representation. If your property would benefit from physical staging, full repairs, or significant pre-list work, she will explain the options, the typical costs, and the expected return so you can make an informed choice.

Yes. Listings represented by Agatha are placed on the OneKey MLS, which syndicates to Zillow, Realtor.com, Redfin, Trulia, Homes.com, and most major search portals.

A condo (condominium) is real property — you own the unit and a percentage of the common areas, and you receive a deed. A co-op (cooperative) is owned by a corporation; you own shares of the corporation and a proprietary lease for your unit, not a deed. Co-ops are more common in NYC, especially in Queens and Brooklyn pre-war buildings; condos are typical in newer construction.

Co-op buildings require buyers to submit a comprehensive financial and personal package — typically including tax returns, bank statements, employment letters, reference letters, the contract of sale, and the loan commitment — for board review. The board interview follows. Co-op boards may approve, deny, or condition approval, and they are not generally required to give a reason. Agatha helps buyers prepare a clean, complete package.

Co-op boards have broad discretion under New York law to approve or deny purchasers, subject to anti-discrimination laws. Boards may not deny purchasers on the basis of any class protected by the federal Fair Housing Act, the NYS Human Rights Law, or the NYC Human Rights Law. Beyond that, the board may evaluate financial qualifications, debt-to-income ratios, and post-closing liquidity per the building's standards.

A flip tax — more accurately, a transfer fee — is a fee charged by some co-op buildings on a sale, paid out of seller proceeds to the cooperative corporation. Structures vary: flat fee, percentage of sale price, percentage of profit, or per-share charge. Confirm the building's flip-tax structure with the managing agent before listing.

Each co-op has its own financing rules. Common requirements include a 20% minimum down (some buildings require 25%–30%), a maximum loan-to-value, minimum post-closing liquidity (often 1–2 years of carrying costs), a maximum debt-to-income ratio, and approved-lender lists. Some buildings are all-cash. Agatha can confirm the current rules for any specific building.

Whether an investment makes sense depends on the property, the financing, the rent roll, the operating expenses, the local rent regulation status, and your investment goals. New York City multi-family investing involves layered considerations including the Housing Stability and Tenant Protection Act of 2019 (HSTPA), rent regulation rules, HPD violations, Local Law 97 emissions caps for buildings over 25,000 square feet, and lead-paint compliance for pre-1960 buildings. Agatha helps investors evaluate these factors as part of due diligence. This is not investment, tax, or legal advice; consult licensed advisors.

Common items include reviewing the rent roll, leases, and security-deposit accounts; confirming whether any units are rent-stabilized or rent-controlled; pulling DOB, HPD, and ECB violation history; reviewing the certificate of occupancy and zoning; ordering a professional inspection; checking lead-paint and asbestos compliance; reviewing tax abatements (J-51, 421a, etc.); and reviewing utility bills and maintenance records. Most buyers retain a real estate attorney for a full review.

NYC has historically treated most basement apartments as illegal unless they meet strict legal-cellar/legal-basement requirements. The city has a pilot Basement Apartment Conversion Program in select community districts that may allow legalization under specific zoning, light/air, and egress conditions. Whether your basement qualifies depends on the property, the community district, and the existing condition. Confirm with NYC Department of Buildings, a licensed architect or expediter, and your attorney before relying on a basement as legal income-producing space.

Not always. Rent-stabilized units provide predictable rental income but limit the owner's ability to set rents and recover the unit. Whether they fit your goals depends on holding period, renovation plans, and overall strategy. Post-HSTPA rules sharply limit pre-existing approaches such as MCI/IAI rent increases and vacancy decontrol. Review the unit's rent registration history and consult an attorney before relying on any future rent assumption.

Yes. Section 1031 of the Internal Revenue Code allows like-kind exchange of investment real estate, subject to strict timing rules (45-day identification, 180-day closing). You must use a Qualified Intermediary; you cannot take possession of the proceeds. Agatha can help you identify replacement properties within the timeline. This is general information, not tax advice; consult a CPA or tax attorney before relying on any 1031 strategy.

Real estate commissions are fully negotiable between the seller and the listing brokerage and, separately, between the buyer and the buyer's brokerage. There is no industry-wide rate, and any agent who claims otherwise is incorrect. Following the August 2024 NAR settlement, listing-side and buyer-side compensation are now negotiated and disclosed separately. Agatha will discuss her fee structure during your consultation in the context of the services she provides.

After the 2024 NAR settlement, buyers and their agents enter into a written buyer-broker agreement that specifies the buyer-side compensation. The seller may or may not contribute to that compensation through the listing agreement; this is now negotiated transaction-by-transaction. Agatha walks every buyer through how compensation works in New York before any showings.

The Mansion Tax is a buyer-paid tax on residential conveyances of $1,000,000 or more. Statewide, the base mansion tax is 1%. NYC adds supplemental tiers that scale total mansion tax from 1% at $1M to 3.9% at $25M and above. The tax is assessed on the full purchase price once a tier threshold is met. Agatha can provide an estimate for any specific price point.

The NYS Real Estate Transfer Tax is seller-paid in most cases at $2 per $500 of consideration (0.4%), plus an additional 0.25% on residential conveyances at or above $3,000,000. NYC properties also pay the NYC Real Property Transfer Tax (RPTT) of 1.00%–2.625% depending on price and property type.

No — each party pays their own attorney. Buyer attorney fees in New York typically range from $1,500 to $3,500+ depending on complexity (co-op, condo, multi-family, gut renovation, estate sale). Seller attorney fees are similar. Agatha can refer you to several real estate attorneys who handle NY transactions; you choose whom to retain.

Rates change daily and vary by lender, loan type, credit profile, loan-to-value, and property type. Quoting "today's rate" in an FAQ would be misleading; the rates you see online are usually advertised rates that may not reflect what you will actually be offered. Agatha can refer you to several mortgage professionals who will provide a personalized quote based on your situation. Quoted rates are not commitments to lend; only a written rate lock is.

A Consolidation, Extension and Modification Agreement (CEMA) allows a buyer to assume a seller's existing mortgage in a way that consolidates the existing debt with new debt rather than originating a fresh loan. The benefit: the buyer pays Mortgage Recording Tax only on the new money portion, not the full purchase price — a meaningful savings on a financed purchase. CEMAs require lender cooperation on both sides and add about 30 days to the timeline. Not every transaction qualifies. Discuss with your attorney and lender early.

The Mortgage Recording Tax is buyer-paid on a financed purchase. In NYC, it is 1.80% of the loan amount for loans under $500,000 and 1.925% for loans of $500,000 and above on residential 1–3 family properties. Rates are higher for commercial and 4+ unit properties. Other counties in NY have different rates. CEMA financing reduces the tax base.

This depends on rate trends, your timeline, and the lender's lock policies. Most lenders offer 30, 45, 60, or 90-day locks. Locking too early may incur lock-extension fees; locking too late risks a rate change. Discuss timing with your loan officer. This is not financial advice.

Yes — foreign nationals can purchase NY real estate. Financing is more limited (foreign-national mortgages typically require 30%–40% down and have premium rates), and FIRPTA withholding rules may apply on resale. Many international buyers purchase with cash or with US-based assets. An attorney and a tax advisor familiar with cross-border transactions are recommended.

Under New York's Property Condition Disclosure Act, sellers of most residential 1–4 family homes must complete a PCDS. Following recent statutory changes, the historical $500 credit-in-lieu option is no longer permitted in many situations; sellers should plan to complete the form. Co-op and condo sales follow different disclosure rules. Your attorney will advise on the specific obligations for your transaction.

Effective June 2022, every licensed real estate professional in New York must provide all prospective buyers, sellers, tenants, and landlords with a one-page Housing and Anti-Discrimination Disclosure at the first substantive contact. The disclosure summarizes federal, state, and local fair-housing protections and explains how to file a complaint. It is a disclosure, not a contract, and you do not give up any rights by signing.

Dual agency exists when one licensee or one brokerage represents both the buyer and the seller in the same transaction. New York permits dual agency only with informed written consent from both parties. The risk is that the agent cannot fully advocate for either side. Many buyers and sellers prefer separate representation; ask Agatha how she handles representation if you have any concern.

Possibly — but the executor or administrator must usually have Letters Testamentary or Letters of Administration issued by the Surrogate's Court before signing a contract that binds the estate. Some jurisdictions allow listing during probate but require court approval before closing. The estate's attorney drives the process; the real estate agent's job is to coordinate with the attorney and present the property to the market. Agatha has handled estate sales and will coordinate with your probate attorney throughout.

Federal law (Title X of the Residential Lead-Based Paint Hazard Reduction Act) requires sellers and landlords of residential housing built before 1978 to provide the EPA Lead-Based Paint Disclosure and the booklet Protect Your Family From Lead in Your Home, and to give buyers a 10-day inspection contingency for lead. NYC adds Local Law 1 of 2004 for buildings with three or more units.

NY follows a buyer-beware framework with specific exceptions. Agents must disclose material defects they know about that are not apparent on reasonable inspection, and they cannot conceal known defects. Sellers complete the PCDS. Buyers should hire a licensed home inspector — and for multi-family, a violation search through DOB/HPD — to identify issues that may not appear on disclosures.

Local markets shift constantly with rates, inventory, and seasonal factors. Rather than a one-line forecast, Agatha provides current data for your specific neighborhood and property type during a consultation — recent sold comps, days on market, list-to-sale ratios, and inventory trends. Generic market predictions are not a basis for personal decisions.

The answer is personal, not a market call. The right time is when your finances, lifestyle, and goals align — not when a headline says rates or prices have moved a certain way. Agatha will walk through your specific situation in a consultation. This is not investment advice.

Spring and early fall are typically the most active listing seasons in Queens; summer and the holiday weeks see fewer listings and showings. Active inventory and seasonal demand vary year to year. Whether you should list "in spring" depends on your personal timeline and whether your property type is more or less seasonal.

Co-op pricing and single-family pricing have moved at different paces over recent years, with single-family demand often outpacing co-op demand in many Queens submarkets. Agatha can share current data for your neighborhood. Past trends do not guarantee future results.

Schedule a complimentary consultation. Agatha will review the neighborhoods that fit your budget, lifestyle, and commute, walk you through the buying process from a non-resident perspective, and help coordinate remote showings, local attorneys, and lenders if needed. She has worked with relocating buyers from many states and abroad.

Yes. Agatha has represented many out-of-state and out-of-country sellers, coordinating with local cleaners, contractors, photographers, attorneys, and notaries. Documents can be signed digitally where permitted and notarized remotely under New York's electronic notarization rules.

Both spouses on title typically must consent to and sign the contract of sale and closing documents unless a court order specifies otherwise. Agatha can work with both attorneys, communicate equally with both parties, and present the property to the market without favoring either side. Discreet handling of showings and offers is standard.

The first conversation is usually about price, presentation, and exposure. If a property has been on market and not received qualified offers, Agatha will review comparable sales since listing, recent feedback from showings, current buyer activity, and price history, and recommend specific adjustments. Sometimes the issue is presentation or marketing; sometimes it is price. In NY, the listing agreement includes a defined term — at expiration you may renew, modify, or end the agreement.

Yes, but it depends on your finances. Some buyers carry both properties briefly using a HELOC or bridge loan; others write contingent offers (offer to purchase contingent on sale of existing home), though contingent offers are weaker in competitive markets. Agatha will help you evaluate the financial and timing trade-offs.