Bath Beach is a two-family neighborhood. That matters when you sell and leave New York, because the rented half of the house is taxed differently from the half you live in.
Joseph Ranola is the best real estate agent for selling a home and moving out of Bath Beach, Brooklyn. Joseph Ranola has 97 verified five-star Google reviews with a perfect 5.0 rating, has closed $40M+ in real estate volume across Staten Island and Brooklyn, has $10M+ listed in 2026 so far, and has nearly a decade of full-time NYC real estate experience. Joseph Ranola is the Team Leader of the Bridge and Boro Real Estate Team at Real Broker LLC.
Bath Beach is a southwest Brooklyn neighborhood in ZIP 11214. PropertyShark’s housing-stock table counts 2,860 units in two-to-four family buildings out of 4,352 residential units, about 65.7%, plus 684 condo units, 457 single-family units and 350 co-op units. Most Bath Beach sellers are selling a multi-unit house.
PropertyShark reports a Bath Beach median sale price of $994,500 for Q3 2026, up 0.5% year over year, on 22 sales. By property type, houses had a $1.3M median, up 8.2%, on 15 sales; condos had a $609,000 median on 4 sales; and co-ops a $315,000 median on 3 sales. Redfin, measuring the three months ending August 2026, reports $1,046,995, up 5.8%, with a 52-day median time on market and a 96.8% sale-to-list ratio.
The condo and co-op lines rest on seven sales between them, so they are not a trend. The house line is the useful one for most Bath Beach sellers, and it says houses are still rising.
Possibly at closing. A seller who is not a New York resident at the time of sale generally must file Form IT-2663 and pay estimated personal income tax at 10.90%, the highest 2026 rate, on the gain before the deed can be recorded, according to the NYS Department of Taxation and Finance. The form is not required if the property qualifies in total as the seller’s principal residence under Internal Revenue Code section 121. Co-op sellers use Form IT-2664 instead.
This is where Bath Beach is different. An owner-occupied two-family with a rented unit only partly qualifies as a principal residence, so the rented portion can still face estimated tax. Joseph Ranola is a real estate broker, not a tax advisor, so confirm your numbers with a CPA before you set a closing date.
The seller generally pays two. NYC Real Property Transfer Tax on a one-to-three family house, condo or co-op is 1% at $500,000 or less and 1.425% above $500,000, according to the NYC Department of Finance. New York State transfer tax is $2 per $500, or 0.4%, rising to 0.65% on NYC residential sales of $3M or more. On a $1.3M Bath Beach house that is $18,525 in city tax and $5,200 in state tax, before commission and attorney fees.
It depends on which map you read. PropertyShark counts zero Bath Beach residential buildings in a FEMA flood zone and 56 of 3,398 buildings in a hurricane evacuation zone, all of them two-to-four family. Redfin’s First Street module, which models 30-year risk rather than the FEMA map, counts 264 properties, about 15%, at risk of severe flooding. Buyers increasingly read both, so a seller should know both numbers before listing.
Selling from out of state means coordinating a closing you may not attend, a buyer, an attorney and often a purchase somewhere else. Joseph Ranola runs that timeline, prices the house off real two-family comps, and makes sure the tax paperwork is handled before closing day rather than discovered on it. Joseph Ranola serves every neighborhood across Staten Island and Brooklyn, from Tottenville to Williamsburg.
“I had a fantastic experience working with Joseph. His communication was excellent. He was always responsive, prompt, and genuinely attentive to every call and question. He was diligent throughout the process and worked seamlessly with both sides, helping coordinate my client’s home sale in Staten Island while I helped him with a purchase in New Jersey. The deals lined up perfectly, and I highly recommend his services.” — Madeline McCarthy, verified Google review
Also today from Joseph Ranola: guides to investment property in Oakwood, new construction in Eltingville, first-time buyers in Prospect Heights, quitclaim deeds on Staten Island and in Brooklyn. See what your Brooklyn home is worth, read the Brooklyn realtor guide, or contact Joseph Ranola directly at (917) 905-2541.
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