New York law requires an attorney at every real estate closing, and in New York City, the stakes are higher, the tax structure is heavier, and the paperwork is unforgiving. For more than 28 years, the Law Office of Frank Bruno, Jr. has guided buyers, sellers, and investors through thousands of closings in Manhattan, Brooklyn, Queens, the Bronx, and Staten Island. Co-op, condo, townhouse, or commercial: you’ll have a steady, experienced hand at the table.
Serving Manhattan · Brooklyn · Queens · The Bronx · Staten Island · Nassau · Suffolk · Westchester
Unlike many states, a New York real estate closing is a legal transaction that must be handled by licensed attorneys on both sides. A title company alone cannot close your deal. Your attorney reviews the contract, negotiates the rider, clears title, and represents you at the table.
Between the NYC Real Property Transfer Tax, NY State transfer tax, mansion tax (at $1M+), mortgage recording tax, title insurance, and co-op flip fees, closing costs in New York City routinely run 3% to 6% of the purchase price. A misread contract can cost tens of thousands of dollars.
Buying shares in a co-op corporation is not the same as buying real property. Condos require title insurance and mortgage recording tax; co-ops do not, but involve board packages and flip taxes. Townhouses, 1–4 family homes, and commercial property each carry their own rules.
One attorney, one firm, one point of contact from the moment you sign the contract until the deed is recorded and the keys change hands.
Single-family homes, 1–4 family houses, and townhouses throughout NYC and Long Island. Contract drafting and review, rider negotiation, title clearance, and closing representation for buyers and sellers.
Learn MoreCo-op purchases involve buying shares in a corporation, not real property. We review the proprietary lease, stock certificate, building finances, and the board package, and walk you through the flip tax and move-in fees.
Learn MoreCondo buyers face title insurance, mortgage recording tax, and offering plan review, especially on sponsor / new development deals where the buyer often absorbs the seller's transfer taxes.
Learn MoreCommercial property, mixed-use buildings, and investment real estate across all five boroughs. Entity structuring, lease assignments, due diligence, environmental review, and closing representation.
Learn MoreThe contract is where your deal is won or lost. We line-edit every clause, negotiate the rider, protect your deposit, and make sure contingencies for financing, inspection, and title work for you, not against you.
Learn MoreClouded title, old liens, open permits, violations, and judgments can kill a closing. We coordinate the title search, resolve encumbrances, and secure title insurance so ownership transfers cleanly.
Learn MoreNew York City is one of the most heavily taxed real estate markets in the country. The numbers below reflect the current 2026 rate structure for transfers in the five boroughs. The NYC Department of Finance alone projects $1.334 billion in transfer-tax revenue in fiscal year 2026, a reminder of just how much is at stake at the closing table.
1.0% on residential sales under $500,000 · 1.425% at or above $500,000
0.4% on sales under $3,000,000 · 0.65% at or above $3,000,000
Progressive from 1.0% at $1M – $1.999M up to 3.9% on purchases of $25M+. Applies to the full purchase price, not the excess.
1.8% on loans under $500K · 1.925% at or above $500K (residential). Does not apply to co-ops.
A Consolidation, Extension and Modification Agreement lets a buyer assume the seller's existing recorded mortgage and pay the tax only on the new money, frequently saving $5,000 to $20,000+.
New York custom and lender practice require each party to be represented by counsel. Residential attorney fees typically range from $1,500 to $3,000; complex or new-development closings can reach $5,000+.
Rates reflected above are general guidelines for New York City transactions as of 2026. Exact amounts depend on purchase price, property type, building rules, and negotiated contract terms. Always confirm the numbers with your attorney before closing.
Frank Bruno is not only a practicing attorney since 1997, he has been a licensed New York real estate broker for more than 20 years and once owned a RE/MAX franchise. He sees every deal from both the legal and the market side.
Since opening the firm in 1997, we've sat at thousands of closing tables across the five boroughs, Long Island, and Westchester: co-ops, condos, brownstones, mixed-use, and commercial.
A lifelong Queens resident based on Myrtle Avenue in Glendale, Frank knows the boards, the co-op quirks, and the neighborhood patterns that out-of-borough firms miss.
You're not handed off to a paralegal. Frank and his team answer your questions, review your contract line by line, and show up at your closing, start to finish.
Attorney · Broker
69-09 Myrtle Avenue
Glendale, NY 11385
Frank Bruno, Jr. is a lifelong Queens resident and the founder of the Law Office of Frank Bruno, Jr., located on Myrtle Avenue in Glendale, New York. A graduate of Archbishop Molloy High School, St. John’s University, and New York Law School (Class of 1995), Frank passed the New York State Bar in July 1995 and opened his law practice in February 1997.
What sets Frank apart in the real estate world is simple: he isn’t only a closing attorney. Frank has been a licensed New York real estate broker for more than 20 years and previously owned a RE/MAX franchise. That dual perspective means he doesn’t just read contracts. He understands the market, the brokers, the boards, and the lenders on the other side of the table. Over 28+ years of practice, he has handled thousands of matters across Civil Court, Supreme Court, Surrogate’s Court, and Federal Court, including a high volume of residential and commercial closings.
Before launching his firm, Frank served in the United States Marine Corps as a reservist from 1996 to 2000. That sense of discipline and duty carries through every client relationship. Whether you’re a first-time buyer in Astoria, selling a brownstone in Park Slope, closing on a Midtown condo, or taking over a mixed-use building in the Bronx, Frank brings the same calm, prepared, detail-obsessed approach to every transaction.
Frank has been selected to the New York Metro Super Lawyers list from 2021 through 2025 for his work in real estate, estate planning & probate, elder law, and family law. He has served as an adjunct professor at Touro College, is a frequent CLE speaker, and has held leadership roles in multiple bar associations. He is married and the father of three.
The questions we hear every week from buyers, sellers, first-timers, and investors closing in New York City.
Tell us a little about your transaction and we’ll be in touch to set up a free, confidential consultation. No pressure, no jargon, no surprises.
Serving All Five Boroughs
Manhattan, Brooklyn, Queens, the Bronx, and Staten Island. We also represent clients throughout Nassau County, Suffolk County, and Westchester County.