Sell your house fast in Bath Beach, Brooklyn.

Bath Beach is the strip of Brooklyn between Bensonhurst and the water, from 86th Street down to the Belt Parkway, laid out on the Bay streets that run from Benson Avenue to Cropsey Avenue. It was a resort in the 1880s, then a neighborhood of brick two families and semi attached houses built between 1920 and 1940 after the trolley and the West End line came through. It was Italian for most of a century and is largely Chinese now, with buyers coming from Sunset Park and Bensonhurst for a house with a driveway. The houses above Cropsey are priced like Bensonhurst. The houses below Cropsey, between the avenue and the parkway, are priced with the water in the number, because that is where the surge came in October 2012.

The typical home value in Bath Beach is around $1,150,000, up roughly 5.4% over the past year, with houses averaging about 100 days on the market.

The two family below Cropsey that was dried out and never raised

The blocks between Cropsey Avenue and Shore Parkway are in the flood zone, and most of the houses there took water in 2012. Some owners took the Build It Back money and raised the house. Many more dried out the cellar, replaced the boiler on a platform, and went on living. Thirteen years later, that house carries an insurance premium the next buyer’s lender will require, an elevation certificate nobody ever ordered, and a cellar with a water line on the wall. A financed buyer loves the house until the insurance quote arrives. We buy it with the quote in the number and carry the policy ourselves after closing.

The brick two family bought in 1958 and never changed

A great many Bath Beach houses are estates now. A two family on Bay 25th or Bay 32nd Street bought in 1958 by a couple who worked at the Navy Yard or on the docks, paid off by 1980, with the original kitchen, a cellar finished with paneling, a boiler that has been patched since the Reagan years, and sixty years of belongings. The children are on Staten Island, in Jersey or in Florida. The tenant upstairs has been there since 1990 at a 1990 rent. Agents want it emptied and the tenant out before photos. We buy it full and occupied, wait for the Kings County Surrogate’s letters, and the heirs sign where they live.

The cellar tenant and the second kitchen

Nearly every semi attached house in Bath Beach has a finished cellar, and a good number of them have a kitchen, a bathroom and somebody living there. A cellar is not a legal apartment in New York City. An appraiser notes the second kitchen, the lender wants it gone, and the financed buyer walks or asks for a price cut at the end. A complaint to 311 brings a Department of Buildings inspector, a violation, and sometimes a vacate order. We buy the house as its legal units, with the violation open, and the cellar and whoever is in it are handled on terms worked out with you.

The house that has to be sold by a date

Bath Beach sellers are often moving to Staten Island, Monmouth County or Florida, with a closing on the new place already set, or they are the executor who has to settle an estate with a sibling waiting. A listing takes a season and a financed buyer takes sixty days after that, and either can fall apart at the inspection. We close in about 14 days when the title is clean, and we set the date around yours.

Where listing still wins in Bath Beach

A renovated two family above Cropsey with legal units, a current boiler and no deadline should be listed, and we will say so. There are buyers waiting for a house a lender will finance in Bath Beach. Where a cash sale wins is the house below Cropsey with the flood premium, the estate full of belongings, the cellar apartment the appraiser will flag, the tenant at a 1990 rent, the violation on the file, or the owner with a date that cannot move.

What we buy in Bath Beach

Brick and frame two and three families, semi attached and detached houses, houses in the flood zone raised or not, houses with a cellar apartment or an open violation, mixed use buildings on 86th Street and Bath Avenue, estates in any condition, houses in foreclosure, and vacant lots. We do not buy cooperative apartments. If you own something unusual, call anyway.

Above Cropsey, below Cropsey, and the Bay streets in between

Bath Beach prices run in bands. The blocks along 86th Street and Benson Avenue, up against Bensonhurst, sell to the same buyers as Bensonhurst and at nearly the same numbers. The Bay streets between Benson and Bath Avenue are the middle, priced on the block, the driveway and whether the second unit is legal. Below Cropsey Avenue the flood map takes over, and two identical two families a block apart can be fifty thousand dollars apart because one is in the zone and one is not. We build the offer from sales on your side of each line, with the comparable addresses on the sheet, and we show you which band your house is in before we show you the number.

What the bands share is the 1920s brick. The houses are sound, and a century on they carry the same list: a flat roof with layers, galvanized water lines, a service panel from the 1960s, a boiler that has been nursed, a cellar finished without a permit and a shared driveway with no recorded easement. The bank wants that list fixed before closing. We put a number next to each item and close without the fixes.

Elevation certificates, Build It Back and the paperwork from 2013

A house below Cropsey that went through the city’s Build It Back program after Sandy may carry conditions in its deed, a grant agreement that requires flood insurance to be maintained, and an elevation certificate that was filed once and never updated. A house that was repaired privately may carry an open Department of Buildings permit from a 2013 boiler or electrical job that was never signed off. A title company finds all of it and a lender wants it resolved before funding. We buy with the permits open and the grant conditions in place, and the title company closes them out after the deed records.

Looking just beyond Bath Beach? You can also sell your house fast in Bensonhurst NY or sell a house fast in Dyker Heights NY, and you can read about how we buy houses in Gravesend NY.

Many Bath Beach homeowners also ask us how to sell a house with code violations, sell a house with a tax lien, or sell a water damaged house.