Sellers Guide - Sid Gandotra CITY SPHERE Property Group

Selling a home in New York City can be daunting, even for experienced homeowners. From staging and pricing your property to marketing, showings, offer negotiations, and closing, the process is complex. This seller’s guide simplifies your journey with key terms, critical questions, and practical tips to reduce stress and maximize success.

2. You are about to sell a property in one of the most competitve real estate
markets in the world...
Navigating through the ever-evolving landscape of real estate, in one of the world's most
competitive markets, demands more than just experience; it requires adaptability and a
commitment to excellence.
As one of the most renowned and respected real estate teams in NYC, we embrace
change as an opportunity to refine our strategies and enhance our services, ensuring
that we continuously deliver the best results for our clients.
As you prepare to sell your property, you deserve a team that is deeply attuned to the
shifting dynamics of buyer preferences and market trends. Constantly ranked among top
50 teams by Wall Street Journal allows us to leverage real-time insights well ahead of
the conventional updates and market reports.
As such, we approach each interaction with care, ensuring that you are informed and
empowered every step of the way. Supported by a network of esteemed professionals
and advanced technology tools, we aim to showcase your property to its fullest potential
and secure the best possible outcome.
Our dedication to each client extends far beyond the confines of a single sale. We use
knowledge to empower, combining hard data with the warmth of human connection, to
build long-lasting relationships based on honesty, integrity and respect.
Thank you for considering CITY SPHERE for your real estate journey.
Sincerely,
City Sphere Property Group

4. These guys are no joke. They have one focus and that’s to sell your property at mach
speed. I can’t say enough amazing things but I will try. Let’s start with communication.
They will always make themselves available day or night. They treated me as if I was
family. Kept me in the know with every move they made. Sold my property for top dollar
in a pretty rough market and to say that I am satisfied is an understatement!! If you want
the best of the best, the CITY SPHERE team is your go to!!
MIA BELLA F.
“They sold my property for top dollar in a pretty rough market .”

5. THE CITY SPHERE TEAM
With a dynamic team exceeding 15 members, we proudly house a specialized
operations and marketing department adept at handling all administrative, research,
marketing, and operational tasks. This comprehensive backend support empowers our
agents to concentrate solely on showcasing and selling your property, maximizing their
efficiency and dedication to your needs. Our commitment to excellence is coupled with a
warm and personalized approach, ensuring your experience with us is both professional
and inviting.
LEARN MORE ABOUT OUR TEAM

7. Our marketing strategy showcases your property's unique features and attract the right
buyers. Through high-quality photography, engaging property descriptions, and targeted
advertising across multiple platforms, we ensure maximum exposure, leading to a swift
and successful sale.
MARKETING YOUR PROPERTY
Negotiating is not just about reaching an agreement; it's about securing the most
advantageous terms for you as the seller. We leverage market insights and our
communication skills to drive negotiations in your favor. Every aspect of the negotiation
process will be expertly managed, leading to a successful sale that meets your
objectives.
NEGOTIATING
Our commitment to you extends beyond the closing table with our comprehensive post-
closing support services. From facilitating a smooth transition to providing guidance on
any lingering concerns, we're here every step of the way, long after the sale is complete.
PROVIDING POST-CLOSING SUPPORT
Preparing your property for the market is key to maximizing its appeal, captivating
potential buyers. We offer comprehensive guidance on enhancing your property's
presentation, from decluttering and staging to minor repairs and strategic enhancements.
By showcasing your property in its best light, we ensure your property is positioned for
optimal success in today's competitive market.
GETTING MARKET READY
A successful sale starts with crafting the optimal pricing strategy for your property. We
meticulously analyze market data to ensure maximum return on investment. Our
approach balances competitive pricing to attract eager buyers while maintaining the
integrity of your property's value.
DETERMINING MARKET VALUE
WORKING WITH SELLERS

8. The CITY SPHERE team were extremely knowledgeable on the market and setting the
right price. They did a great job staging my apartment virtually. I had an offer within a
short period of time. They are very professional and provided weekly updates on how
many people came to see the apartment. I highly recommend this team and would love
to work with them again.
JENNIFER D.
“The CITY SPHERE team was extremely knowledgeable on the market and
setting the right price.”

9. PRICING YOUR PROPERTY
0 1 2 3 4 5 6 7
Number of Weeks on Market
Listing Activity
Timing of Buyer Activity
A property receives the most traffic within the first few weeks of hitting the market. It is
important to get the price right in order to gain the attention of interested buyers and
maximize your home’s position in the market.
Using competitive analysis and market research, we recommend a price for your
property to generate the most activity and offers early on before buyers move on to
newer listings.
Attracting Buyers Using Competitive Pricing
Graphics are for informational purposes only. CITY SPHERE does not guarantee or warrant similar results.
The final decision on how to price your property will become clear after we’ve done the
work to make it market-ready and considered all the variables: location, features, and
demand. Pricing your property correctly when it goes to market is essential to avoid
having to make costly pricing corrections later on.

10. CITY SPHERE Property Group lead by Nikolay and Julia are simply the best realtors
around. Honest, dedicated and eager to please. I can't emphasize enough how happy
we are with their team; they go above and beyond, and have never let us down through
multiple transactions. 10/10!
ATDHE M.
“They go above and beyond, and have never let us down through
multiple transactions. 10/10!”

12. PREPARING YOUR PROPERTY
We will conduct a home visit to advise on any work that might be needed before showing
your listing. This may include basic paint and repairs, staging, or decluttering, and we
can recommend vetted vendors for all of these common needs. Our general
recommendations include:
Clean your home thoroughly including interiors and exteriors of windows.
Touch up any paint scratches or scuffs especially in high traffic areas.
Declutter and remove personal items as much as possible including personal
photos, documents, etc.
Ensure all lighting works and replace any bulbs as needed.
Ensure remotes for lighting, fans, HVAC, or window treatments have working
batteries.
Caulk and grout kitchens and bathrooms.

14. STAGING
53%
*National Association of REALTORS® Profile of Home Staging
Our top-notch, talented, and highly qualified designers and stagers know how to make
your property shine. As part of our initial consultation, we’ll provide a thoroughly
researched plan for staging your home that will enhance the visibility, increase the
selling price and lower time on the market.
OF SELLER’S AGENTS REPORT THAT STAGING A HOME
DECREASES THE AMOUNT OF TIME A HOME SPENDS ON THE MARKET*
OF BUYER’S AGENTS REPORT THAT STAGING MAKES IT EASIER
FOR BUYERS TO ‘VISUALIZE’ THE PROPERTY AS THEIR FUTURE HOME*
83%

15. VENDOR CONNECTIONS
We work with an extensive network of vetted, professional vendors familiar with the type
of work necessary to bring a home to market in the most cost-effective way. Our
networks includes some of the area’s best
Due to our high volume of listings, we’re able to negotiate special pricing with many local
vendors with no markup or referral fee and all savings are passed directly to you. For
most services, you will be able to defer payment until closing instead of worrying about
upfront costs.
Stagers
Contractors
Painters
Handymen
Movers
Architects

17. 6
We'll showcase your home with stunning professional photography and virtual tours,
leverage our extensive network of real estate agents for widespread visibility, host
captivating open houses to draw in interested parties, feature your listing prominently on
top real estate websites, and employ strategic social media promotion to engage with a
wide audience. With these tactics, we're committed to ensuring your property receives
the attention it deserves in today's competitive market.
MARKETING YOUR PROPERTY
Comprehensive Marketing Strategy
Online Exposure
Direct Marketing
Social Media
Exposure
Marketing
Schedule
Print
Marketing
Open Houses
Broker & Public
MARKETING
INITIATIVES
Regular Refreshes &
Planning of Timely Content
Facebook, Instagram
& YouTube
High-Quality
Brochures & Mailers
CITY SPHERE Website & Full
Syndication to All Major Listing Platforms
To Agents and Prospects

18. Ninety-seven percent of potential buyers search for their home online, both locally and
abroad. By syndicating your listing across multiple platforms, we ensure maximum
exposure to qualified buyers, increasing the likelihood of a swift and profitable sale.
Digital Presence and Syndication
From stunning brochures showcasing your home's unique features to sleek postcards
targeted at local prospects, our print collateral ensures your property stands out both in-
hand and in mind.
Print Marketing
When market conditions dictate the need for additional exposure, we’ll create a
dedicated online space for your listing, offering potential buyers a comprehensive virtual
tour, detailed specifications, and stunning visuals tailored specifically to highlight your
property's unique charm and features.
Property Websites
MARKETING YOUR PROPERTY
With strategic partnerships, targeted digital campaigns, and personalized outreach, we
ensure maximum exposure for your listing, reaching qualified buyers far and wide.
Our Agent Network
Busy open houses generate buzz and motivate action. Buyers move quickly and
aggressively to secure the home everyone seems to want. Our track record of
successful open houses often contributes to a higher number of viable offers and boosts
our strong sales statistics.
Open Houses

21. Awesome experience with knowledgeable, dedicated professionals. Great
communicators and they make the entire process easy!
CHRISTOPHER G.
“Awesome experience with knowledgeable, dedicated professionals.”

22. SYNDICATION
Syndication on top real estate platforms dramatically boosts your listing's visibility,
connecting your property with a vast audience of potential buyers. By featuring your
listing on all relevant, high-traffic sites, including major broker websites, we ensure
maximum exposure. This widespread visibility is key to attracting more buyers,
increasing competition, and ultimately securing the best possible sale price for your
property.

23. Our listings benefit from unparalleled exposure through the ListGlobally network, the
world leader in international portal syndication. Your custom profile page gains
enhanced visibility from seamless publication on leading property portals in key
international markets. Additionally, your listings are translated in 25 languages to
leverage your reach to foreign buyers and make communication easier.
Foreign buyers looking for propert in the United States
CONNECTS WITH
Buyers Worldwide
+150M70
Portals
43
Countries

25. OPEN HOUSES
Open houses are pivotal for attracting potential buyers, offering three key advantages:
They reduce the need for constant cleaning and staging, provide control over viewing
times, and create a comfortable, low-pressure environment for buyers to envision
themselves in your home.
To maximize attendance, we employ proactive strategies such as reaching out to local
residents directly and informing brokers who have recently conducted transactions in the
vicinity about our upcoming open houses.
By showcasing your property in this manner, you increase the likelihood of securing an
interested buyer who feels at ease and ready to make an offer.

27. An absolute pleasure to work with. In a matter of weeks they helped us buy a beautiful
condominium and sell our existing one. They remained responsive all our needs and
provided immaculate follow up all through. We would highly recommend the team for
any realty deals.
VANDA B.
“In a matter of weeks they helped us buy a beautiful condominium and
sell our existing one.”

29. CITY SPHERE, part of the extensive Side Real Estate network, provides homes with
both national market and off-market exposure. Side empowers top-producing agents,
teams, and independent brokers, fostering collaboration and delivering boutique-level
service. This network connects CITY SPHERE to a national community of successful
brokerages, blending personalized customer service with national reach. Side supports
CITY SPHERE with a comprehensive platform that includes transaction management,
branding, marketing, public relations, legal support, lead generation, and more.
OUR NETWORK
POWERED BY
One of Fast Company’s
MOST INNOVATIVE
4000+
Partner agents
nationwide
of Side partner
companies named
America’s Best
62%29,200
Total transactions
across the network
Venture-capital
funding
$23B $300M
Total volume
across
the network
Partner Agents and Associates across Arizona, California, Colorado, Florida, Georgia, Kentucky, Maryland,
Massachusetts, New York, North Carolina, Ohio, Oregon, South Carolina, Texas, Virginia,
Washington and Washington D.C.

30. CITY SPHERE is a member of The Entrepreneurs’ Organization (EO). It is a global,
peer-to-peer network of 17,000+ influential business owners in more than 60 countries.
EO NYC enables leading entrepreneurs making more than US$1 million in annual
revenue to learn and grow through global events, leadership-development programs.
Membership in EO NYC allows CITY SPHERE to learn best business practices and
further promote listings in the global community of entrepreneurs.
OUR NETWORK

31. I had a wonderful experience working with the CITY SPHERE team. They were
incredibly patient, always reliable, quick with a response and, overall, a joy to work with.
I highly recommend them if you are looking to buy real estate in New York.
CASSANDRA R.
“They were incredibly patient, always reliable, quick with a response
and, overall, a joy to work with.”

33. Estimated Residential Condominium
Closing Costs in New York City
BROKER
OWN ATTORNEY
MANAGING AGENT’S FEE
RECORDING, OTHER FEES
SATISFACTION OF MORTGAGE
NEW YORK CITY TRANSFER TAX
NEW YORK STATE TRANSFER TAX
MOVE-OUT DEPOSIT (REFUNDABLE)
FLIP TAX OR CAPITAL CONTRIBUTION
NON US CITIZEN/NON RESIDENT (FIRPTA)
$250
Certain Condominium, formula varies
Approx. $500, or as determined by Lender
Approx. $3,500-$5,000, varies as negotiated
As provided in exclusive agreement with Broker
$500-$1,000, or as determined by Condominium
Approx. $1,000, or as determined by Condominium
15% of price withheld or paid towards amount owed
0.4% (.004) of gross sale price if $2,999,999 or less; or
0.65% (.0065) of gross sale price is $3,000,000 or more
1% of entire gross sale price, if price is $500,000 or less; or
1.425% of entire gross sale price, if price exceeds $500,000;
plus $100 filing fee
FOR THE SELLER
All costs are estimated, and will vary based on transaction details, changes in rates and taxes, and other factors.
No representation is made as to the accuracy of these estimates. Parties to transaction must consult their own Counsel and refer to
transaction details for verification of all costs.

34. BROKER
OWN ATTORNEY
FLIP TAX
STOCKS TRANSFER TAX
MANAGING AGENT’S FEE
UCC-3 TERMINATION FEE
NEW YORK CITY TRANSFER TAX
SATISFACTION OF CO-OP LOAN
NEW YORK STATE TRANSFER TAX
MOVE-OUT DEPOSIT (REFUNDABLE)
MOVE-OUT FEE (NON-REFUNDABLE)
NON US CITIZEN/NON RESIDENT (FIRPTA)
FOR THE SELLER
$75-$100 if applicable
Certain Co-op, formula varies
Certain Co-op, formula varies
$250-$750, or as determined by Co-op
Approx. $500, or as determined by Lender
$500-$1,000, or as determined by Co-op
Approx. $1,000, or as determined by Co-op
Approx. $3,500-$5,000, varies as negotiated
As provided in exclusive agreement with Broker
15% of price withheld or paid towards amount owed
0.4% (.004) of gross sale price if $2,999,999 or less; or
0.65% (.0065) of gross sale price is $3,000,000 or more
1% of entire gross sale price, if price is $500,000 or less; or
1.425% of entire gross sale price, if price exceeds $500,000;
plus $100 filing fee
Estimated Residential Co-op
Closing Costs in New York City
All costs are estimated, and will vary based on transaction details, changes in rates and taxes, and other factors.
No representation is made as to the accuracy of these estimates. Parties to transaction must consult their own Counsel and refer to
transaction details for verification of all costs.

35. Estimated Residential Townhouse/House
Closing Costs in New York City
BROKER
OWN ATTORNEY
RECORDING, OTHER FEES
NYC ADMINISTRATION FEE
SATISFACTION OF MORTGAGE
NYS EQUALIZATION FILING FEE
NEW YORK CITY TRANSFER TAX
PROPERTY DISCLOSURE CREDIT
NEW YORK STATE TRANSFER TAX
NON US CITIZEN/NON RESIDENT (FIRPTA)
FOR THE SELLER
$125
Approx. $250
$500 (unless exempt)
Approx. $500, or as determined by Lender
Approx. $3,500-$5,000, varies as negotiated
As provided in exclusive agreement with Broker
15% of price withheld or paid towards amount owed
$125 for Residential Deed Transfer/$250 Commercial
Deed Transfer
0.4% (.004) of gross sale price if $2,999,999 or less; or
0.65% (.0065) of gross sale price is $3,000,000 or more
1% of entire gross sale price, if price is $500,000 or less; or
1.425% of entire gross sale price, if price exceeds $500,000;
plus $100 filing fee
All costs are estimated, and will vary based on transaction details, changes in rates and taxes, and other factors.
No representation is made as to the accuracy of these estimates. Parties to transaction must consult their own Counsel
and refer to transaction details for verification of all costs.

36. SID GANDOTRA
Licensed Real Estate Agent New York
[email protected]
[phone]
License #10401299659
Sid’s expertise in real estate, underpinned by a rigorous work ethic and commitment to excellence,
has established an outstanding record of transaction success. Renowned for his attentive client
engagement, comprehensive market education, and adept negotiation, he ensures clients are
confident and well-supported. Sid navigates industry complexities with strategic foresight, adapting
seamlessly to market shifts and resolving challenges efficiently. His primary satisfaction comes from
guiding clients through the significant milestone of homeownership. With an in-depth understanding
of market trends and a keen appreciation for New York City’s architectural diversity—from historic
prewar residences to contemporary luxury properties—Sid provides tailored, results-driven
strategies.
His client-centric approach fosters trust through clear, precise communication and customized
guidance for buyers and investors alike. By distilling complex market insights into actionable advice,
Sid secures optimal outcomes. Proactively anticipating trends, he aligns properties with clients’
objectives and aspirations. Each transaction is approached with integrity, professionalism, and
meticulous care, reflecting his dedication to meaningful client milestones. Sid’s combination of
market acumen, strategic negotiation, and unwavering professionalism positions him as a trusted
advisor for discerning clients navigating real estate decisions.
What Sets Me Apart:
Exceptional negotiation skills that secure the best deals for my clients.
In-depth expertise in NYC's co-op and condo boards.
Agility in adapting to evolving market conditions with innovative solutions.
Clear, concise communication paired with active listening to address clients' needs and
concerns effectively.
If you are buying or selling in NYC, let's talk!