# HelloMuds.com > Mohammed Mudassir, known as Muds the Realtor, is a licensed real estate salesperson on Long Island, New York, with OverSouth Real Estate (NYS license 10401395140). He helps buyers and sellers in Suffolk County and Nassau County make the biggest decision of their life, with clarity. The site offers a free chat assistant that answers Long Island real estate questions with verified town level market data, plus town guide pages with median sold prices, days on market, inventory, and value trends. Data updated: 2026-09-01. Towns covered: Brentwood, Centereach, Central Islip, Cold Spring Harbor, Commack, Copiague, Coram, Deer Park, Dix Hills, East Northport, East Setauket, Eatons Neck, Farmingville, Garden City, Great Neck, Hauppauge, Holbrook, Huntington, Kings Park, Lake Grove, Lindenhurst, Manhasset, Mastic, Medford, Melville, Middle Island, Mount Sinai, Muttontown, Nesconset, Northport, Old Westbury, Plainview, Port Jefferson, Port Jefferson Station, Ridge, Ronkonkoma, Selden, Setauket, Shirley, Smithtown, St. James, Stony Brook, Syosset, West Babylon. ## Key pages - [AskMuds chat](https://hellomuds.com/): ask any Long Island real estate question, answered with verified town data, free - [Town guides](https://hellomuds.com/towns/): verified market numbers plus sourced local histories for 44 Suffolk County communities - [What is my home worth](https://hellomuds.com/my-home-value/): free town level home value report, numbers before any contact details - [What can I afford](https://hellomuds.com/what-can-i-afford/): Long Island affordability calculator that works BACKWARD from the monthly payment a buyer can carry to a price band, with property taxes in the math because Long Island taxes are often a third of the payment; also covers cash to close, roughly 3 to 5 percent of price on top of the down payment, and how buyer agent compensation works after the NAR settlement - [Suffolk transfer tax calculator](https://hellomuds.com/suffolk-transfer-tax-calculator/): the New York State rate is $2 per $500 of price, 0.4 percent, paid by the seller; the mansion tax is 1 percent of the whole price at $1,000,000 and above, paid by the buyer; Suffolk County adds no transfer tax of its own; the New York City additional and supplemental transfer taxes do NOT apply outside the five boroughs; the five Peconic Bay towns charge a separate preservation fund tax - [Nassau transfer tax calculator](https://hellomuds.com/nassau-transfer-tax-calculator/): NASSAU COUNTY LEVIES NO TRANSFER TAX OF ITS OWN: pages quoting a Nassau rate of $4 per $1,000 are restating the New York State rate of $2 per $500 and then counting it twice, and the Nassau County Clerk fee schedule labels that figure the state rate. Nassau does add County Clerk recording fees, including a tax map verification letter from the Assessor. No Peconic Bay tax applies in Nassau - [Choosing an agent in Nesconset](https://hellomuds.com/nesconset-realtor/): how to choose a real estate agent: what separates them, six questions to ask any agent, and how to verify a New York licence - [Choosing an agent in Smithtown](https://hellomuds.com/smithtown-realtor/): the Town of Smithtown version of the agent selection guide - [Choosing an agent in Suffolk County](https://hellomuds.com/suffolk-county-realtor/): the county wide version of the agent selection guide - [Rightsizing on Long Island](https://hellomuds.com/rightsizing/): the rightsizing and downsizing guide: costs, sell first or buy first, the plan - [Capital gains on a home sale](https://hellomuds.com/capital-gains/): the $500,000 married exclusion, the widow's two year window, capital improvements and adjusted basis, New York's ordinary income treatment, and a calculator that runs the math - [Investor buy box](https://hellomuds.com/investors/): investors file their exact criteria, asset type, towns, budget, financing, return target, and timeline, and Muds shops off market and coming soon inventory against it - [Lease my commercial property](https://hellomuds.com/lease-my-property/): commercial landlord intake for Long Island: store, strip center unit, office suite, industrial or flex, restaurant, and gas station space; the eight questions asked on the first call, covering delivery date, who can sign, gross versus triple net, sewer or cesspool and approved sanitary flow, and which uses the building can carry. No commercial rent or market data is published - [Short sale, foreclosure and bank owned explained](https://hellomuds.com/foreclosure-and-short-sales/): what the seller condition on a listing means for a buyer: short sale, notice of default, in foreclosure, third party approval, bankruptcy property, contract vendee, probate, real estate owned or REO, HUD owned, and auction; organized by who has to approve the offer and how long the wait runs. New York is a judicial foreclosure state so every case goes through court, which is why one to two years is ordinary - [Down payment help for first time buyers](https://hellomuds.com/down-payment-help/): Suffolk County HOME Consortium (up to $30,000, deferred, forgiven after ten years, runs in rounds), Nassau County HOME (up to $50,000, at least $5,000 of the buyer's own, 80 percent of area median income), Town of Brookhaven HOME (up to $50,000 through the Long Island Housing Partnership), SONYMA Achieving the Dream (97 percent financing, 1 percent from the buyer) and Low Interest Rate Program (down payment assistance up to $15,000), SmartMove New York (1 percent down, up to 19 percent as a 20 year second mortgage), and the Long Island Housing Partnership as the counseling front door, each with its catch and the date checked - [Under contract, what happens next](https://hellomuds.com/under-contract/): the ten lender side stages from the signed contract to the keys (application, Loan Estimate and Intent to Proceed, appraisal, title in parallel, processing, underwriting and the commitment letter, conditions cleared and clear to close, the Closing Disclosure three business day wait, funding and recording), where each stage breaks, the buyer's seven rules, Long Island timing conventions, and the Suffolk mortgage recording tax - [Co-ops and condos](https://hellomuds.com/coops/): how to judge a building's financial health before buying: arrears, reserves, the underlying mortgage, assessments, board minutes, the board package, and why the building type narrows the lender shelf - [Blog](https://hellomuds.com/blog/): three posts a week, every factual claim linked to a verified source; RSS at /blog/feed.xml - [Trusted resources](https://hellomuds.com/resources/): trusted real estate attorneys, no referral fees, clients always choose their own professionals - [What's happening on Long Island](https://hellomuds.com/whats-happening/): events across Smithtown, Hempstead and Southampton from official town calendars, refreshed daily - [The mega buyer guide](https://hellomuds.com/buyer/): the whole Long Island buy: step by step to closing, then STAR registration, Nassau and Suffolk grievance windows, utilities, and the deed - [The closing dictionary](https://hellomuds.com/closing-dictionary/): every term between contract and keys in plain words, tax continuation, apportionments, clear to close - [Selling](https://hellomuds.com/seller/): selling on Long Island - [Buying](https://hellomuds.com/buyer/): buying on Long Island - [The five week guarantee](https://hellomuds.com/guarantee/): a solid offer in five weeks or under, or the listing compensation gets cut in half, in writing - [Client reviews](https://hellomuds.com/reviews/): client reviews in their own words - [Contact](https://hellomuds.com/contact/): reach Muds directly ## About the team Client rating: 5.0 of 5 across 16 published reviews, also on [Zillow](https://www.zillow.com/profile/hellomuds). The Muds Team: Mohammed Mudassir (NYS license 10401395140) and Iqra Mudassir (NYS license 10401401052), both licensed real estate salespersons with OverSouth Real Estate. Muds holds professional designations: Certified Real Estate Negotiator, Certified Listing Professional, Certified Buyers Agent. The homepage chat (AskMuds) answers Long Island real estate questions with verified town data, free. A quick one time code check keeps bots out. ## Social profiles (@HelloMuds) - [Instagram](https://www.instagram.com/HelloMuds) - [Facebook](https://www.facebook.com/HelloMuds) - [TikTok](https://www.tiktok.com/@HelloMuds) - [X](https://x.com/HelloMuds) - [YouTube](https://www.youtube.com/@HelloMuds) - [LinkedIn](https://www.linkedin.com/in/hellomuds/)