If you own a home in Astoria—specifically in the Ditmars-Steinway section covered by Zip Code 11105—you are sitting on one of the most valuable and sought-after real estate portfolios in New York City. Whether you own a classic brick two-family home off Ditmars Boulevard, a commercial property on Steinway Street, or a condo near Astoria Park, your assets require specialized protection.
Astoria is a neighborhood of deep roots and rising values. Many residents in 11105 have owned their homes for decades, seeing values skyrocket from five figures to well over $1.5 million. While this growth is a blessing, it brings a curse in 2026: Estate Taxes, Probate Costs, and Long-Term Care Liens.
I am Russel Morgan, founder of Morgan Legal Group. For over 30 years, our firm has served the families of Queens. We understand that estate planning in Astoria isn’t just about documents; it’s about preserving the multi-generational homes that define this community. This guide is your roadmap to navigating the legal landscape right here in 11105.
Why 11105 Homeowners Face Unique Risks in 2026
The real estate dynamics in Astoria create a “perfect storm” for estate planning issues if you are unprepared.
The “Multi-Family” Complication
Unlike other parts of the country, many homes in 11105 are 2-family or 3-family dwellings. You might live on the first floor and rent out the top floor, or have your adult children living upstairs.
The Risk: If you pass away without a plan (or with just a simple Will), the house enters Probate. During this 9-18 month process:
- Who has the legal authority to collect rent from tenants?
- Who pays the boiler repair bills?
- If tenants stop paying, who has the authority to evict them?
Without an Executor appointed by the Queens Surrogate’s Court, the property sits in legal limbo. We have seen rental income vanish and properties fall into disrepair because no one had the legal “Letters Testamentary” to manage the building.
The Estate Tax “Cliff”
In 2026, the federal estate tax rules are tightening. But for Astoria residents, the bigger threat is often New York State.
The Trap: New York has an estate tax exemption of approximately $6.94 million. With property values in Ditmars soaring, combined with life insurance and retirement savings, many long-time residents are dangerously close to this limit. If you exceed it by 5%, you fall off the “Cliff” and are taxed on your entire estate.
The Queens Surrogate’s Court: A System to Avoid
If you live in 11105 and rely on a Will, your family will have to go to the Queens County Surrogate’s Court in Jamaica to transfer your assets.
The Backlog
The court is notoriously busy. A simple probate proceeding can take over a year.
The Cost: Your estate pays a statutory commission of roughly 5% to the Executor, plus legal fees and court filing fees. On a $1.5 million Astoria home, that is $75,000+ lost to administration costs.
The Solution: The Revocable Living Trust
For 11105 homeowners, we almost always recommend a Revocable Living Trust.
How it Works: You transfer the deed of your Ditmars home into the Trust. You continue to live there, collect rent, and pay taxes just as before.
The Benefit: When you pass, the Trust continues instantly. Your Successor Trustee (e.g., your child) steps in immediately to manage tenants and transfer the deed without stepping foot in court.
Protecting Your Legacy from Long-Term Care (Medicaid)
Astoria has a proud tradition of caring for elders at home. However, the cost of home health aides or nursing homes in Queens is exploding ($20,000/month for nursing care).
The “House” Risk
If you need Medicaid to pay for your care, they can place a lien on your home. After you pass, they can force the sale of the home to pay themselves back (Estate Recovery).
The Strategy: We help 11105 residents create Medicaid Asset Protection Trusts (MAPTs).
- You move the house into the Trust.
- You keep the right to live there for life.
- After the “Look-Back Period” (30 months for home care), the house is protected. Medicaid pays for your care, and your children inherit the house debt-free.
Specifics for Business Owners on Steinway & Ditmars
Zip code 11105 is a hub for small businesses, from Greek tavernas to retail shops.
The Business Will: If you are the sole signer on the business bank account and you become incapacitated, payroll stops. The business dies.
The Fix: We ensure your Power of Attorney specifically grants authority to manage business operations, and we often place business shares into your Trust to ensure continuity.
Incapacity Planning: The 11105 Reality
If you are taken to Mount Sinai Queens, who makes your medical decisions?
- Health Care Proxy: Designates an agent to speak for you.
- Living Will: States your wishes regarding life support.
Without these, your family may be forced into a Guardianship proceeding to make simple medical decisions.
Why Choose Morgan Legal Group for Astoria?
You searched for “Estate planning attorney 11105” because you want local expertise. Here is why Morgan Legal Group is the right fit:
- We Know Multi-Family Housing: We understand the landlord-tenant nuances that affect estate administration in Astoria.
- We Know the Queens Court: We navigate the specific requirements of the Queens Surrogate’s clerks daily.
- We Are Asset Protection Experts: We specialize in saving high-value real estate from taxes and Medicaid liens.
Your Next Steps
Your home in Astoria is more than a building; it is your family’s legacy. Don’t leave it vulnerable to the courts or the tax man.
Take Action Today. Schedule a consultation with Morgan Legal Group. Whether you need to protect a rental property, plan for elder care, or draft a Trust, we are here to help the residents of 11105 secure their future.
For more information on property records and deed transfers in our borough, visit the NYC Department of Finance ACRIS System.
