If you’re reading this, chances are you’re dreaming of owning a townhouse in New York City—maybe a brownstone in Brooklyn, a limestone beauty in Harlem, or a modern townhouse tucked on a quiet Upper West Side street. I don’t blame you. Townhouses offer space, privacy, charm, and the kind of ownership freedom you just can’t get with condos or co-ops.
But buying a townhouse in NYC isn’t as simple as walking in, falling in love, and making an offer. It’s a whole different animal compared to other types of real estate here. And over the years, I’ve seen buyers—smart, well-intentioned buyers—make some costly mistakes that turned their dream home into a money pit or a legal headache.
So let me walk you through the top 5 mistakes to avoid when buying a townhouse in NYC, along with some real-world stories, professional tips, and a few “don’t be like this buyer” moments from the trenches.
Mistake #1: Skipping a Detailed Property Inspection
🏚️ The Problem:
Townhouses—especially those in neighborhoods like Park Slope, the West Village, or Bed-Stuy—are often over a century old. That charm you fell in love with? It may be hiding plumbing from the 1950s, cracked foundations, or ancient electrical systems that are begging for a fire.
I once worked with a buyer who waived the inspection because they were afraid of losing the deal in a hot market. A month after closing, they found major termite damage in the beams supporting the rear extension. The repair bill? North of $80,000.
🔍 What You Should Do:
Never skip the inspection—ever. And don’t just get a general home inspector. Hire someone who specifically has experience with NYC townhouses and brownstones. These homes have quirks: water intrusion from adjoining properties, outdated boilers, sagging floors. A good inspector knows where to look.
💡 Pro Tip: Bring in a structural engineer and a roofer if anything seems questionable. Paying a few thousand upfront is worth it to avoid six-figure surprises later.
Mistake #2: Underestimating Renovation Costs
💸 The Problem:
Many buyers get stars in their eyes imagining open-concept kitchens, spa bathrooms, and Pinterest-worthy finishes. But in NYC, even small renovations can snowball into major expenses.
One of my clients bought a gorgeous Upper East Side townhouse with plans to “just update the kitchen.” Turns out, the plumbing needed to be rerouted, the walls had asbestos, and they had to upgrade the electric panel to meet current code. The $60K kitchen turned into a $230K renovation.
🛠️ The Reality:
NYC construction costs are among the highest in the country. Permits, labor, materials—it all adds up. And if the property is landmarked (which many are), you’ll need to jump through extra hoops just to change the windows or paint the exterior.
👷 What You Should Do:
Before you close, get a contractor to walk through the space. Have them give you a realistic scope of work and ballpark estimates. Ask if anything seems suspicious or out of date.
💡 Pro Tip: Budget 20–30% more than the contractor’s estimate. Hidden issues will come up, especially in older buildings.
Mistake #3: Not Understanding Zoning and Landmark Restrictions
🏛️ The Problem:
You may think you own your townhouse, but in NYC, the city still has a say in what you can and can’t do with it. From zoning rules to landmark protections, your big plans could be stopped cold.
I had a buyer who planned to convert a single-family Harlem townhouse into a three-unit rental. On paper, it looked like a slam dunk. But the property was in a zoning district that didn’t allow it. Cue disappointment and a year-long legal back-and-forth with zero progress.
🗺️ What You Should Know:
- Landmarked? You can’t just renovate however you like. The Landmarks Preservation Commission (LPC) will need to review and approve plans—even paint color changes in some districts.
- Zoning laws control how many units a building can have, how tall it can be, and what type of use is permitted.
- Certificate of Occupancy (CO) will tell you how the building is legally allowed to be used.
✅ What You Should Do:
Before you make an offer, check the property’s zoning and CO via the NYC Department of Buildings website. If you’re planning any renovations, additions, or unit conversions, talk to a zoning attorney or an architect who specializes in NYC code.
💡 Pro Tip: Landmark properties aren’t bad—they’re often beautiful and historically significant. Just know they come with red tape.
Mistake #4: Failing to Budget for Ongoing Maintenance
🏗️ The Problem:
Unlike condo or co-op owners, who pay monthly maintenance fees to cover shared expenses, you are the building management when you own a townhouse.
That means you’re responsible for:
- Snow removal
- Heating systems
- Roof repairs
- Sidewalk cracks (yes, even the sidewalk!)
- Pest control
- Façade maintenance
- Plumbing and sewage
A townhouse in Carroll Gardens I sold last year came with a gorgeous original tin roof. Beautiful, yes. But three years later, the owner had to replace it due to rust and leaks—at a cost of $45,000.
🛠️ What You Should Do:
Factor maintenance costs into your long-term budget. Plan to spend 1–2% of your property’s value each year on upkeep. If you’re buying a multi-unit building, that number could be higher.
💡 Pro Tip: Have the inspector give you a list of “5-year” and “10-year” priorities so you can prepare in advance.
Mistake #5: Not Assembling the Right Team Early On
🤝 The Problem:
NYC real estate is complex. You can’t afford to wing it with a part-time attorney or an inspector who doesn’t know brownstones from bungalows.
I’ve watched deals fall apart at the 11th hour because a buyer’s lawyer missed a title issue or the inspector failed to catch a structural flaw that scared off the lender.
👥 Who You Need:
- Realtor (that’s me!) who specializes in NYC townhouses
- Real estate attorney with local experience
- Inspector who knows historic buildings
- Contractor (if you plan to renovate)
- Mortgage broker or lender familiar with townhouse financing
🧩 What You Should Do:
Build your team before you start making offers. Interview professionals, get referrals, and make sure everyone communicates well. Your realtor should quarterback the process to keep everything moving smoothly.
💡 Pro Tip: Don’t just go with the cheapest professionals. Go with the ones who know NYC real estate inside and out.
Bonus Mistake: Misjudging Rental Income Potential
Thinking of renting out a garden-level apartment or parlor floor suite? Be careful. NYC has strict rules on rentals, especially short-term ones. You can’t just Airbnb a floor of your house legally without jumping through serious hoops.
💡 Pro Tip: Always check the CO and consult a zoning expert if you’re banking on rental income to make the numbers work.
Final Thoughts: Townhouse Dreams, Done Right
Buying a townhouse in NYC can be one of the best decisions you ever make—but only if you go in eyes wide open. The charm, space, and autonomy are unmatched. But you’re also taking on a level of responsibility—and complexity—that requires preparation.
Avoid these common mistakes, and you’ll set yourself up for success. Better yet, partner with someone who’s been through this process dozens of times and can help you spot red flags before they become budget-busting headaches.
If you’re ready to start the townhouse hunt, or if you just want to talk through your options, I’d be happy to help. My job is to make sure you buy smart, not just buy fast.
Thinking of buying a townhouse in NYC? Let’s chat—no pressure. Just real advice to help you make the right move.