SellersApril 18, 2026·7 min
What pricing 5% high actually costs you
Aspirational asking prices feel rational. The data on what they cost — in days on market, eventual sale price, and buyer perception — is brutal.
Journal
Field notes
Observations from inside Manhattan + Hamptons real estate. Market reports, buyer + seller strategy, and the practice itself.
PracticeApril 4, 2026·6 min
Why off-market is having a moment
About 30% of my 2025 sales never appeared on Streeteasy. Here's why more sellers (and buyers) are gravitating toward private representation.
BuyersMarch 21, 2026·9 min
Reading a co-op board package
Board approval is its own art form. What boards look for, what they reject for, and how to assemble a package that actually clears.
Market reportsMarch 7, 2026·11 min
Manhattan luxury market: Q1 2026 report
Median price per square foot, days on market, and buyer/seller leverage by neighborhood for the first quarter.
BuyersFebruary 22, 2026·8 min
The townhouse renovation calculation
Before you buy a brownstone to renovate, the math you need to do — and the math most buyers skip.
SellersFebruary 8, 2026·6 min
When to sell vs. when to wait
The signals (and false signals) that should drive timing on a Manhattan or Hamptons sale. Hint: rate cycles aren’t the only one.
A monthly note from Olivia.
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