Frequently Asked Questions
Whether you’re thinking about selling your home on Long Island, buying your first property, relocating from New York City, or navigating a difficult situation — you probably have questions. I believe in complete transparency, so I’ve answered the most common ones right here. If you don’t see what you’re looking for, call me directly at 516-858-9434. I pick up.
Selling Your Home on Long Island
1. How do I know when it’s the right time to sell my house on Long Island?
The best time to sell is when it fits your life situation. Selling means dealing with strangers walking through your home, which can feel disruptive while managing work, family, or other priorities. Common triggers include job changes or relocations, upsizing or downsizing, family events, inheritance, or simply wanting a fresh start.
If you’re trying to time the broader market, spring and fall are traditionally the strongest seasons on Long Island. Summers slow down due to vacations, and winters see fewer buyers. That said, Long Island’s real estate market is unique — persistently low inventory across Nassau and Suffolk counties keeps demand steady year-round, whether you’re in Smithtown, Huntington, Plainview, Syosset, or Great Neck.
I help homeowners across Long Island navigate the right timing for their specific property and goals, including complex or as-is situations. Whether your home is move-in ready or needs coordination with contractors, junk removal, or renovations, I handle the details so you don’t have to.
Click Here to see Recent Data from Zillow regarding the Long Island market: Suffolk County, Nassau County
2. How much is my house worth in today’s Long Island market?
To accurately determine what your home is worth, we sit down together and review comparable sales. I visit the property to assess its condition firsthand, then pull recent sales data from the last three to six months in your neighborhood. We compare asking prices to actual sold prices and evaluate the condition of comparable homes. By the end of that process, we arrive at a realistic listing price based on what similar properties have actually sold for in the current Nassau and Suffolk County market — whether you’re in Commack, Kings Park, Hauppauge, Syosset, Levittown, or anywhere in between.
3. How long does it take to sell a house on Long Island?
On average, a typical house sale on Long Island takes 45 to 60 days from contract to closing. This timeline can vary depending on the situation. Co-op sales — common in parts of Nassau County and closer to New York City — often take longer due to board interviews and approvals, typically adding an extra month or more. As a seller in the current market, you generally have the flexibility to request the closing timeline that works best for you because of strong buyer demand across Suffolk and Nassau counties.
4. Should I make repairs before listing my home?
Sometimes making repairs before listing is a smart move. I offer clients a pre-listing inspection where I walk through the property and evaluate it the way a home inspector would. Drawing on my construction and renovation experience, I identify issues that could give buyers leverage to negotiate a lower price. With this assessment, the seller can decide which projects make sense to tackle in order to improve value. That said, many homes across Long Island — from Dix Hills to Holbrook to Oyster Bay — can be sold successfully as-is.
5. Can I sell my house as-is on Long Island?
Yes, absolutely — selling as-is is a very popular and common option on Long Island. It doesn’t always maximize the property’s value, however. In some cases, making strategic investments before selling can lead to a significantly higher offer. I’ll walk you through both options and help you decide what makes the most sense for your specific home and situation.
6. What is a bidding war and how do you create one?
A bidding war happens when multiple buyers compete for the same property, often driving the final sale price well above asking. I create them by setting an attractive listing price that grabs attention online and brings the maximum number of buyers through the door at the same time. When buyers search for homes in Smithtown, Huntington, Plainview, or Syosset, they’re scrolling through dozens of listings at once. If your price looks like a great deal compared to the photos, they think “I need to see this house.”
On average, hundreds of people may save a new listing in the first weekend alone, and a strong open house can bring dozens of buyers through at once. I use a targeted showing strategy to concentrate traffic, increase competition, and encourage buyers to submit their strongest offers with the best terms.
7. How do I maximize my home’s value before selling?
The best way to maximize your home’s value is to start with a pre-listing walkthrough. I identify the specific improvements most likely to give you the highest return. For example, painting the exterior of a home typically returns about 150% of your cost — spend $20,000 and you often add $30,000 in value. Interior painting can also help. The most effective approach is always a personalized walkthrough where I point out exactly what makes sense for your individual home based on current buyer expectations across the Long Island market.
8. What is the difference between listing price and sale price?
The listing price is the price posted online to attract buyers — also known as the marketing price. The sale price is what the home actually sells for. The listing price is a strategic tool used to market the home effectively, while the sale price is only finalized and revealed at closing.
9. How do I sell my house fast on Long Island?
To sell your house fast, the marketing needs to be strong — magazine-quality photos, a smart showing schedule designed to maximize traffic, and the right pricing strategy. Pricing is the single most important factor. If the price is too high, the listing will sit — we have years of data proving this across Nassau and Suffolk counties. Since 2020, the Long Island market has consistently shown that an attractive listing price leads to homes selling over asking, sometimes by hundreds of thousands of dollars. The old approach of pricing high and then reducing doesn’t work in today’s market. It signals weakness to buyers and keeps homes sitting longer.
10. What should I do to prepare my house for showings?
The most important things you can do before a showing are to declutter and secure personal valuables. Remember that strangers will be walking through your home — put away jewelry, passports, wallets, sentimental items, and anything of value. Turn on all the lights to brighten the space, open window shades and curtains to let in natural sunlight, and open a few windows for good airflow. A clean, bright, open home makes a strong first impression regardless of the neighborhood.
Working With Andrew Ragusa
11. What is the difference between a real estate broker and a real estate agent?
In New York State, “real estate agent” is a broad term that covers both license types. There are two main licenses: real estate salesperson — the entry-level license — and real estate broker, which is the advanced license. To earn a broker’s license, you need significantly more hours of training and education, plus a verified track record of successful transactions. You cannot apply for a broker’s license without demonstrated performance. When you work with a licensed real estate broker, you’re working with someone the state has verified as experienced and successful.
12. What differentiates you from other real estate brokers on Long Island?
Transparency. As you can see from this FAQ page alone, I keep nothing secret. I openly share my strategies, the full selling process, how my commission works, and how I use my construction and renovation experience to help clients. I anticipate problems before they arise and connect clients with the right resources — whether that’s a contractor, a lender, a title company, or a local assistance program they didn’t know existed.
Everything you read here is exactly what you’ll hear from me in person. The person I am online is the same person you’ll meet face-to-face. That consistency builds real trust, and integrity is extremely important to me.
13. What areas of Long Island do you serve?
I serve Nassau and Suffolk counties, generally within about a one-hour drive of Route 110. This includes communities such as Smithtown, Commack, Huntington, Huntington Station, Kings Park, Hauppauge, Dix Hills, Melville, Stony Brook, Saint James, Setauket, East Setauket, Northport, East Northport, West Islip, Babylon, Deer Park, Cold Spring Harbor, and Holbrook in Suffolk County, and Syosset, Jericho, Plainview, Levittown, Oyster Bay, Hicksville, Glen Head, Sea Cliff, Glen Cove, Roslyn, Roslyn Heights, Albertson, Mineola, East Williston, East Hills, Manhasset, Great Neck, Lake Success, Westbury, and Old Westbury in Nassau County. I also handle transactions in Brooklyn and Queens, as many of my clients relocate from New York City to Long Island. Working across this wide range gives me a strong network of contractors and resources throughout the entire region.
14. Do you work with both buyers and sellers?
Yes — I work with both buyers and sellers across Long Island and New York City.
15. What does your commission include? / What do real estate brokers typically charge?
My commission rate is typically 5% of the final sale price. For homes priced under $500,000, the rate is 6% to ensure the property receives the full marketing effort it deserves regardless of price point. The rate can also vary if the property requires additional hands-on coordination — such as junk cleanout, renovation management, pest control, or contractor oversight — in which case I work toward the higher end to reflect that additional work. All real estate commissions are negotiable.
Here’s how the commission works: if a buyer’s agent is involved in the transaction, the commission is split between myself and the buyer’s agent — standard practice in real estate. If no buyer’s agent is involved and I bring the buyer directly, I retain the full commission.
What does that commission include?
- Aggressive marketing — a proven system engineered to create buyer competition and maximize your final sale price across Nassau and Suffolk counties.
- Unmatched accessibility — my clients consistently say that getting me on the phone is easy and that I respond fast. In a real estate transaction where timing is everything, that matters more than most people realize.
- Problem solving you won’t find anywhere else — I bring hands-on knowledge of construction, the mortgage process, and the title process to every transaction. I anticipate issues before they arise and connect you with the right resources to resolve them — whether that’s a contractor, a lender, a title company, or a local assistance program you didn’t know existed.
- Full guidance from consultation to closing — you are never left wondering what’s happening with your sale.
I’m one of the few brokers on Long Island who publishes this information openly — because you deserve to know exactly what you’re paying and what you’re getting before we ever speak.
16. How quickly do you respond to clients?
Very quickly. My phone system has automation built in — if I miss your call, you’ll immediately receive an automated text that captures your information and alerts me. The system follows up until I respond. On average, I get back to people within minutes. If I’m with a client it may take up to an hour, but you are guaranteed to hear from me the same day.
Legal Process & Closing in New York
17. Do I need a real estate attorney to sell my house in New York?
Absolutely — in New York, a real estate attorney is required for the transaction. Over my twelve-plus years of experience across Long Island and New York City, I’ve built relationships with excellent attorneys who are responsive, accessible, and focused on real estate closings. Attorney accessibility is a common frustration for buyers and sellers, which is why I only recommend partners who prioritize strong client communication. I’m happy to make introductions based on my direct experience working with them.
18. How does the closing process work in New York?
Closing in New York is a multi-party meeting where all parties — buyer, seller, both attorneys, the buyer’s bank, the bank’s attorney, and the title company — come together at an agreed-upon date, time, and location to review and sign all necessary documents. The transaction is then officially recorded. Most closings in Nassau and Suffolk counties take about one to one-and-a-half hours. Only highly complex transactions run longer.
19. What costs should I expect when selling my home on Long Island?
The main costs when selling your home on Long Island are New York State transfer tax, real estate commission, and attorney legal fees. These three are present in nearly every transaction across Nassau and Suffolk counties. There can also be additional costs if debts need to be paid off at closing, such as your existing mortgage balance, liens, or other financial obligations that must be cleared as part of the sale.
20. What is a title search and why do I need one?
A title search is a detailed review of the property’s history to verify ownership and check for liens, judgments, violations, unpaid debts, or any other claims against the property. It serves as an insurance policy guaranteeing the buyer receives clear title — free of any unexpected problems or obligations. For example, if a family member later claimed rights to the property that weren’t properly addressed, title insurance would protect the new owner. A title search is required by law in New York for every real estate transaction.
21. How long does closing take in New York?
A typical closing in New York takes about one to one-and-a-half hours. Plan for one to two hours to complete the signing and recording of all documents.
22. What happens if a buyer backs out after signing a contract?
The best answer comes from your real estate attorney, as a broker cannot provide legal advice. Outcomes depend entirely on the specific terms written in the contract. In some situations legal remedies are available, but exactly what applies to your deal requires professional legal guidance — which is one of many reasons I recommend working with an experienced real estate attorney from the very beginning of the process.
Buying a Home on Long Island
23. Is now a good time to buy a house on Long Island?
One of the best times to buy is during the holiday season — even though it feels inconvenient. Sellers who keep their home on the market through the holidays in towns like Huntington, Smithtown, or Roslyn are often highly motivated and willing to negotiate. As a buyer, this often means less competition and more leverage than in the busier spring, summer, or fall seasons. That said, motivated sellers exist year-round — the key is being prepared and ready to act when the right opportunity appears.
24. How do I start the home buying process on Long Island?
Start with a buyer’s consultation. I typically begin with a Zoom call to learn about your needs, goals, and the Nassau or Suffolk County communities you’re interested in. Together we review comparable sales — looking at photos, asking prices, and actual sold prices — so you understand what offers are being accepted in the current market. I walk you through estimated monthly mortgage payments, closing costs, property taxes, and the full process from pre-approval to closing. By the end, you have a clear plan and know exactly what to do next.
25. How much do I need for a down payment on Long Island?
You can go as low as 3.5% with an FHA loan — that’s generally the practical minimum for most buyers on Long Island. Some grant programs from New York State, Nassau or Suffolk counties, local municipalities, or participating banks can make it possible to put down even less in certain situations. Putting down 20% or more allows you to avoid private mortgage insurance (PMI), which protects the lender — not you — and adds an extra monthly cost to your payment.
26. Should I get pre-approved before looking at houses?
Yes — absolutely. In the competitive Long Island market, being prepared can make the difference between winning and losing a home you love. Many buyers searching in Plainview, Syosset, Commack, or Huntington are at different stages of readiness. If you’re not fully prepared when the right property appears, you risk losing it to a buyer who is. Getting pre-approved ensures that when you find the right house, you can make a strong, confident offer without scrambling at the last minute.
27. What is the difference between pre-qualification and pre-approval?
A pre-qualification is a preliminary estimate based on basic income questions. A pre-approval is more in-depth — the lender reviews your credit, tax returns, and financial documents to provide a stronger, more reliable evaluation. There is also a third option called a pre-commitment letter that not everyone knows about. This means the lender has already completed the full underwriting process and verified everything about your finances. A pre-commitment gives you significant leverage with sellers because it shows you are a fully approved buyer. The only remaining steps at that point are typically the property appraisal and clear title.
28. What should I look for during a home inspection?
Let the inspector take the lead and follow their process. The most effective inspectors compile their findings into a clear report and then conduct a summary walkthrough to highlight the key issues. Every inspector has their own style, so speak with them beforehand to understand how they work. I always provide clients with multiple inspector recommendations and encourage them to compare options outside my network as well.
29. Do you work with first-time home buyers?
Yes — I work with first-time home buyers all the time across Long Island. I guide them through the entire process and typically help them complete their purchase within two to three weeks once they are fully prepared and pre-approved.
30. Can you help me relocate from New York City to Long Island?
Yes — helping people relocate from New York City to Long Island is one of my specialties. I coordinate the timing between both transactions so the move happens seamlessly, often using the proceeds from the city sale toward the Long Island purchase without needing temporary housing in between. Whether you’re moving from Brooklyn or Queens to Smithtown, Huntington, West Islip, or anywhere across Nassau and Suffolk counties, this type of move requires careful strategy and problem-solving — and it’s an area where I’ve developed strong expertise over more than twelve years.
Difficult & Emotional Situations
31. What if my house sits on the market and doesn’t sell?
If your house sits on the market and doesn’t sell, it is usually a pricing issue. It can also happen if the realtor failed to thoroughly evaluate the property and market conditions upfront, or did not execute the right marketing and showing strategies. In some cases, the seller may have gone against sound advice on proper positioning from the start.
In today’s Long Island market, pricing is the single most important factor in the selling process. Since 2020, successful agents across Nassau and Suffolk counties have adapted by pricing homes to look attractive online — bringing the maximum number of buyers through the door and often driving the final sale price upward.
If your home isn’t selling, the smartest move is often to pause. Take the listing off the market for two to three weeks to let it reset. New buyers enter the market every few weeks, and previous visitors have usually moved on. When you bring the home back, refresh it with a new price, updated description, stronger photos if needed, and a revised strategy. This reset gives the property fresh momentum — and resets the days-on-market timer back to zero. Buyers pay close attention to how long a home has been listed, so this restart can make a significant difference.
32. What if I owe more on my mortgage than my house is worth?
This is a challenging scenario known as being “underwater” on your mortgage — but it is a solvable problem, so do not panic. One of the main options we can explore is a short sale. In a short sale, we work with your lender to request that they accept the current market value of the home — even if it is less than what you owe — and forgive the remaining balance so you can sell and move on without carrying the extra debt.
I work closely with experienced real estate attorneys and lenders who can help guide you through the short sale process. It requires proper documentation and lender approval, but many Long Island homeowners in this situation have successfully completed short sales and walked away mortgage-free. The key is to act early and work with professionals who understand these transactions. There are solutions available, and I can help you navigate them.
33. How do I sell a house after a loved one passes away?
When you have to sell a home after a loved one passes away, the first step is to give yourself permission to pause. Take a deep breath, allow yourself time to grieve, and don’t rush into a high-stress process. That said, it’s also important not to wait too long — ongoing expenses like mortgage payments, taxes, maintenance, and utilities on a Long Island property can add up quickly.
Once you’re ready, contact the person handling the estate, trust, or will. This may involve an attorney or executor who will help determine proper legal steps such as probate requirements, transferring title, and necessary documentation.
This is exactly the kind of situation where I specialize. I guide heirs and families through inherited and probate properties with care — handling the details, coordinating junk removal, managing contractor work if needed, and overseeing the entire process. This is especially valuable for out-of-state family members who cannot be on Long Island to manage things in person.
34. What if I’m going through a divorce — how does selling a house work?
When selling a house during a divorce, the most important first question is whether both parties are in agreement about selling. If everyone is on the same page, the process can be relatively smooth and straightforward. If one person wants to keep the home and the other wants to sell, the situation is more complex. In that case, work with your divorce attorneys first to negotiate and reach a settlement on the property and other marital assets. Both parties should be properly represented by their own attorneys during these discussions.
Once the decision to sell has been agreed upon, that’s when you bring in the realtor. At that point we can discuss pricing, timing, marketing strategy, and all the details specific to your property. I always recommend starting with your divorce attorney if there is any disagreement — the realtor becomes involved once both parties have agreed to move forward and are cooperating on the sale.
35. What if I’m behind on my mortgage or facing foreclosure?
If you’re behind on your mortgage or facing foreclosure, there is a good chance this is still a recoverable situation. The first step is to evaluate the property and determine how much equity is available. If the amount owed is less than the current market value of the home, we can proceed with a straightforward sale. I request payoff letters from the lender and guide the process so the debt is paid off at closing and you can move forward.
If the amount owed is greater than the home’s current value, we can begin the short sale process. Either way, there are solutions available. If you are willing to work with the bank and lender, I can guide you through the process step by step. The most important thing is not to wait — the sooner we evaluate the situation, the more options you have.
36. I’m overwhelmed by the idea of selling — where do I even start?
Honestly, the best place to start is with the right realtor. The realtor is the ground soldier on the front lines of the entire process — coordinating every other party in the transaction and getting them all working together. With a powerful one-on-one consultation, I walk you through the exact actionable steps to sell your home, maximize your proceeds, and make the process as smooth as possible.
Yes, things can go wrong in any real estate transaction. But an experienced real estate broker anticipates problems before they happen and navigates them when they arise. Having the right person on your side can make the difference between a stressful, overwhelming experience and a smooth, successful one.
37. What if my house needs a lot of work and I can’t afford to fix it?
No problem — we can sell it as-is. There are buyers for every type of property on Long Island, regardless of condition. I can connect you with investors in my network who may make an offer on the home as-is. I can also help coordinate junk removal and bring in contractors to clean out and prepare the space so the property shows better, even without major renovations.
Even for homes in poor condition, the best strategy is to list on the open market so the property is visible to all potential buyers. This allows them to compete and make offers, and you choose the best one. No matter the condition of your home, it can be sold.
38. How do I sell a house that has tenants living in it?
When selling a house with tenants in place, the best approach is often to offer them “cash for keys” — buying them out so they agree to leave voluntarily. Selling the property vacant will usually maximize your sale price and buyer pool significantly. Selling with tenants in place typically limits your buyer pool to real estate investors only, since most regular home buyers cannot get a conventional mortgage on a property they cannot immediately occupy. They would need a specialized DSCR investment loan, which not all buyers qualify for or want.
In my experience, the most successful transactions happen through the cash-for-keys method. You will often spend less money, time, and stress buying the tenants out than going through the court eviction process. If eviction does become necessary, I can refer you to attorneys who specialize in Long Island landlord-tenant matters.
Still have questions? Call me directly at 516-858-9434 or submit your information here and I’ll get back to you fast.