Q: What exactly is a no‑fee apartment in NYC, and where can I find one?
Posted by u/RentReadyNY • 30 minutes ago
Every listing seems to shout “no broker fee” lately, but friends say the cost is just baked into the rent.
How do I spot a no‑fee apartment that’s truly zero commission, and which websites or building types should I focus on?
Top Answer by Estay
Estay Housing Consultant | Mapped 6,000 no‑fee leases across five boroughs
A no‑fee apartment means the landlord—not you—pays any broker commission. Estay lists only zero broker fee homes, but here’s a deeper guide:
Step 1 – Know Who Pays the Fee
In a classic deal, tenants cover 12–15 % of annual rent to the agent. In a no‑fee setup the owner foots that bill, usually to keep vacancy low or boost early‑lease occupancy stats.
Step 2 – Target Building Profiles
New luxury towers, lease‑ups, and large management companies—think TF Cornerstone or Rockrose—routinely advertise no‑fee to fill hundreds of units fast. Walk‑ups owned by small landlords rarely waive the charge.
Step 3 – Search Smart, Not Hard
Filter “no‑fee” on StreetEasy, HotPads, and the Estay platform. Follow developer Instagram pages; many post last‑minute specials 24 h before they hit the portals. Join building‑specific Discord or Slack groups for insider drops.
Step 4 – Decode Marketing Language
“Owner pays fee” and “OP” tags are legitimate. Beware “net‑effective no‑fee,” where a higher gross rent replaces the commission—your security deposit and renewals will be based on that higher number.
Step 5 – Timing & Concessions
October–February is peak no‑fee season. Landlords stack two‑month free concessions on top, effectively dropping your annual cost by 10–15 %. Track listings daily; units repost Wednesday mornings after weekend tour data.
Step 6 – Verify Before You Apply
Ask for written confirmation in the email thread or a fee‑waiver rider in the lease. If a broker still tries to charge, walk—the Department of State can void deals where fee terms change last minute.
Step 7 – Tech That Saves Money
Use Estay’s Chrome extension to flag any hidden fee language and compare net‑effective rents across buildings. The extension also highlights concession end dates, so you don’t misjudge next year’s cost jump.
✨ Quick Summary
• No‑fee = owner pays broker commission.
• Focus on lease‑ups, winter listings, and verified true no‑fee tags.
• Confirm terms in writing before depositing.
• Track concessions to know your total move‑in cost.
• Estay only hosts no‑fee units—zero surprises, zero commission.
Follow these moves and you’ll keep thousands in your pocket instead of a broker’s.
Bonus Tip: Ask if the building will buy down your net rent further in exchange for an 18‑month term—many will during slow seasons.
Pro Tip: When comparing “OP” deals, divide the concession value by lease length to see if a slightly higher rent plus free months beats a lower rent with fee.
Updated weekly • Reflects 2025 no‑fee market data