A compilation of timely information regarding matters of interest to homeowners, buyers and sellers of real estate in Dobbs Ferry, the Rivertowns and the Westchester County, NY area in general.
As Spring slowly makes its way into the area, the pungent odor of anitfouling paint fills the air in many of the area’s waterfront locales. One of the wonderful things about living in the Westchester County, Hudson River villages, stretching from Hastings-on-Hudson, thru Dobbs Ferry into Irvington and on to Tarrytown and Sleepy Hollow, is the great direct access we all have to the water. Opportunities abound for river use whether via kayaks, sailboats, powerboats or any other kind of craft you can imagine. Some of us even swim in the Hudson River. Aside from the legalities of launching watercraft from any of the public waterfront park areas, there are also a number of affordable boat clubs and marinas in the Rivertowns that cater to all types of boaters. Read More With The Complete List And Links
Built in 1850 as a residence and later converted to a variety of restaurant uses; Villa Arturo, later Rudy’s Beau Rivage and now the failed Windows on the Hudson, 19 Livingston Avenue represented a charming and iconic landmark, at the southern gateway to the village of Dobbs Ferry downtown for over 160 years. Last week it was unceremoniously torn down. A combination of excessively grandiose intentions by a new owner, coupled with a diminished economy, limited financing opportunities and a lack of village oversight during the reconstruction phase turned what could have been a great renovation, into a pile of rubble.
It is a sad state of affairs in Dobbs Ferry when what started as a structurally sound building of this vintage, was essentially left to rot, exposed to the elements, in broad daylight on a main road, until such time as there was no other choice but to demolish it. This was the second such building of a similar age and character to be demolished on Livingston Avenue in the past several years. One can only imagine, given the value of the land, which recently sold for $1,145,000, what it’s to be replaced with. Hopefully, it’s not the maximum number of residential units one can possibly fit on the property, sheathed in vinyl siding, as the welcome mat to the village downtown district.
The newly passed Dobbs Ferry zoning code allows the Board of Trustees to request a determination, or catalog, of historically significant buildings and districts in the village of Dobbs Ferry. As of yet, this request has not been made. The demise of these buildings should serve as a wake up call. Perhaps it is time the village exercised the full freedom and powers that the new zoning code allows, in the hopes of either preventing, slowing down or at least adequately regulating and overseeing, with more stringent controls, what goes on during the reconstruction of buildings of this type. Dobbs Ferry, like most other river villages, has an ever dwindling supply of these old buildings, now minus one more. Hopefully, something has been learned here and this can be avoided in the future.
"The Palisades From River View Manor" Postcard, circa 1909?
According to the latest issue of Westchester Magazine, featuring this years top choices for the best places to live in Westchester, Hastings-on-Hudson was voted “The Best Place For History Lovers.”
One reason for this distinction is that several years ago in 2005, the Hastings-on-Hudson Historical Society inaugurated its Museum In The Streets. This walking tour of the village starts at Boulanger Plaza, in the center of the village and helps to give a sense of place to 34 different locations, village wide. Each spot is marked with a plaque consisting of historical pictures and a brief outline of what happened there, in Hastings-on-Hudson’s historic past. These descriptions are printed in both English and Spanish. In total, there are more than 80 photos in various spots in the village. Among some of the more well known village landmarks depicted via this unique museum are the Croton Aqueduct and the Hastings-on-Hudson waterfront with the old Anaconda Wire Company. You will also find lesser known sites such as the home of Frank Morgan, the actor who portrayed The Wizard, in The Wizard Of Oz, the Revolutionary War era Peter Post Tavern and the home of Admiral David Farragut, who coined the phrase “Damn the torpedoes…..”
Read the complete post on the Westchester Magazine website: http://www.westchestermagazine.com/914INC/April-2012/Westchester-Real-Estate-2012-Hastings-on-Hudson-Is-the-Best-Place-for-History-Lovers/
Or check out the links to the Hastings-on-Hudson Historical Society: http://hastingshistoricalsociety.blogspot.com/
or: http://hastingshistorical.org/
Posted on March 24, 2012 12:01 am by Scott Rosasco
From Laurence Yun, Chief Economist at Realtor.com: “Mortgage rates will be starting to rise from this week on. From the 3.9 to 4.0 percent average rate in the past five months on a 30-year fixed mortgage, the new rates will soon be in the range of 4.3 to 4.6 percent. Usually the initial phase of rising rates can quicken the decision to sign on the dotted line as consumers do not want to face even higher mortgage rates later on. However, a prolonged increase will shrink the pool of eligible home buyers.
Here are some raw statistics to contend with. Let’s say a person is committed to paying at most $1,000 per month in principal and interest to be comfortably within this person’s budget. A mortgage calculator will spit out that at a 3.9 percent rate (last week’s rate), this homebuyer will be able to take out $212,000 in mortgage amount. At 4.5 percent (near future rate), the figure drops to $198,000, or the equivalent to a drop of 7 percent in purchasing power. The homebuyer therefore has to shoot for lower price points.
Another way to view the impact of rising rates is to compute the income required to get the $212,000 in mortgage funds as in the above example. At 3.9 percent, the income would have to be $4,000 per month, assuming that this particular person only feels comfortable with a mortgage payment taking up 25 percent of his or her income. At 4.5 percent, the mortgage payment to buy that same home would be $1,074 per month and the corresponding monthly income requirement would be $4,296. Now, how many people have a monthly income between $4,000 and $4,296 or on an annual basis between $48,000 and $51,552? According to the Census income distribution table, 2.9 percent of the population is between these two incomes. This income gap also represents how many people would have qualified to buy this particular example home before and after the mortgage rate change[….]”
Read the entire post at: http://economistsoutlook.blogs.realtor.org/2012/03/16/the-impact-of-rising-mortgage-rates/
According to the Hudson Riverkeeper, the current plan proposed by the Department of Environmental Conservation to clean up the General Motors (GM) site in Sleepy Hollow NY, as well as the Hudson River waters directly adjacent to the abandoned factory property is deficient and the public should get involved before it is too late and the plan is approved and finalized. The possibility exists under the proposed plan that much of the contamination from the manufacturing of cars there for 82 years could remain in place. An important meeting on the subject will be held this coming Thursday March 22 at 7PM at the Village of Sleepy Hollow Senior Center, 55 Elm Street The public is encouraged to attend. http://www.dec.ny.gov/chemical/8676.html
The 100 acre site is predominantly a man-made piece of property created using fill, in the area that once consisted of Pocantico Bay and the beginning of the Pocantico River. At one time the entire area was a navigable body of water allowing access by Hudson River sloop all the way up the Pocantico River to the current grist mill restoration, operated by Historic Hudson Valley. The soil used to create the filled in area has become contaminated over the years by toxic heavy metals, solvents and petroleum as has the soil vapor, groundwater and Hudson River sediment. The DEC proposes to simply cap the contaminated areas and dredge a small portion of the Hudson, which would do little to restore the site to the situation most closely resembling the conditions that existed before industrialized uses began occupancy. Capping a brownfield site does nothing to stop the leaching of the contaminants into the Hudson River or other nearby properties. It also runs counter to the current Clean Water Act which seeks to, at some point, make Hudson River fish safe for human consumption and make the Hudson River once again the viable commercial fishing and recreation resource it once was.
For more information on the Hudson Riverkeeper stance see: http://www.riverkeeper.org/campaigns/river-ecology/waterfront-development-review/gm-redevelopment/
If you are planning to sell, kitchen improvements have one of the highest returns on your investment in terms of getting a good price for your home.
Uncovering the Good:
When you start any redesign – think about what is good in the space and what is not. Are the wood floors in bad shape and in need of a few layers of room brightening porch paint? Are the windows covered in dated window treatments that block out natural light? Are the countertops nice but simply covered with too much stuff? Be honest with yourself about the space.
Work With What You Have:
Once you know what works well in the space then you can work from there and take the focus away from what is not working by literally removing it or making it less of a focus.
One easy fix is changing the wall color. By changing these walls from a dark green to a sunny yellow, the kitchen now has a more uplifting feel.
If the cabinets were dark wood or very dated, they could be primed and painted white. Fortunately, in this case they were already white and in good shape. Drawer pulls and knob hardware was changed to give an instant new look, which is something you can do yourself.
Lighting is a big thing. The dated fixture over the sink was changed to a schoolhouse pendant light bought on sale. Then, over the island, a halogen spot track unit worked well into the style of the space and is used to add warmth to the overall space. Lighting truly makes good design come to life.
When you do a cosmetic makeover, you don’t have to rip everything out and start over – you make what you have better. In this kitchen, the stainless steel sink was good, but to give it a more updated look the faucet was changed out with a new one.
If your kitchen has beat-up upper cabinets, you could remove them and install open shelving that gets painted white and displays only your everyday dinnerware and glassware. Something as simple as that can truly give a space or wall a facelift.The appliances in this kitchen were new, so that saved money. If you need to buy new ones for your space this is where it is wise to invest your money. Yes, stainless is still trendy, but white is always classic and works great with various styles and is always a good selling point on a home. Fortunately, you can now get the high-end look without the big price tag. Shop around and compare prices.
Styling:
The last visual change in this room is the styling. For example, a tray that holds cooking spices and oils by the stove, a basket of fruit, simple canisters, a few matching props, a new cutting board and some flowers. You can set a stage for your everyday living that says “welcome home” to your family, friends and potential buyers. The kitchen will always remain the heart of the home no matter how much or how little money you spend to make it better. Be creative with what you have.
Year round Hudson River vistas, Fremont Pond views and a tumbling waterfall beautifully situates this custom built Colonial. Truly one of a kind setting, the sparkling Hudson can be seen from everywhere. This home is located on over one half acre of beautifully maintained level grounds.
A two story entry with cathedral ceilings and skylights introduces you to this well-appointed residence. With 5000 square feet of architecturally significant living space it is awash with ambient light and modern updates throughout[….]
For The Full Details See: http://www.randrealty.com/agent/652/Scott-Rosasco/NY/Property/1019428/650-Riverside-Dr-Sleepy-Hollow-NY-10591/
Posted on February 23, 2012 7:38 am by Scott Rosasco
Mortgage rates are still at historic lows, but they have started to creep up in the last few months. With most industry observers predicting higher rates in the next year, this might be one of your last chances to refinance your high interest rate loan and save thousands every year. Rand Mortage is also offering a special refinance offer. Call or email dean.curtis@randmortgage.com for more information and to save $1,000 in costs associated with a refinance. The offer code is QMR4-12. The offer expires 4/30/12 at 5 PM. https://secure.web-loans.com/loancenter-apply-default.aspx?bem=&t=2%2f17%2f2012+12%3a12%3a34+PM
Posted on February 17, 2012 7:07 am by Scott Rosasco
There are currently a total of 81 residential properties for sale in the MLS in Irvington. They range from Nuits, an estate property, built in 1853 and widely regarded in the architectural community today as the finest example of Italianate residential architecture in the United States, currently on the market for $11,750,000 http://goo.gl/kzOcx to the other end of the price point, the least expensive co-op in Irvington, a 2 bedroom unit for sale at $135,000 http://goo.gl/yZXqE And everything in between. Interest rates are probably as low as they are ever going to get and are certainly the lowest they have been in the past 50 years. While some pundits would have you believe prices might go down further, just as many believe we have reached the bottom of the market and prices are going up. Irregardless, on every front, this is probably the best time to buy real estate anyone has seen in the past 25 years.
If you would like to see any of these properties or any other properties in the Rivertowns area please call me at 914-960-3837 or email me.
See all 81 properties online at: http://www.randrealty.com/agent/652/Scott-Rosasco/Search/1685434/Irvington/
Posted on February 14, 2012 7:00 am by Scott Rosasco
Village Links Updated June 2018
Dobbs Ferry’s decision to raise train station commuter parking fees this year by $35.00, to $375.00 for residents, invites the question of what other river village residents currently pay and what potential new residents of these villages can expect to pay in 2012.
It should be noted that interested residents of the village of Ardsley, which is bereft of its own train station, pay $1,015.00 for a non-resident parking permit to the village of Dobbs Ferry.
Dobbs Ferry: $375.00 2012 Commuter Parking Permits for Residents go on sale Saturday, February 11th 9:00 a.m. at Village Hall, 112 Main Street.
Please bring your License & Registration and a Check or Money Order (No Cash) made payable to “Village of Dobbs Ferry”. www.dobbsferry.com
Hastings-on-Hudson: $440.00 There are quite a few parking options available for residents who wish to park at or nearby the Hastings-on-Hudson train station:
1. Zinsser Resident Parking Lot across the street from the train station cost is $440.00 per year. Currently, there is a waiting list for permits in the lot for 2012.
2. A Resident Parking Sticker (available through the Police Department) for $10.00 which allows parking at metered spaces in the Zinsser Lot and/or the small parking lot located next to Maud’s Tavern. When parking in a metered space with a resident parking sticker it is still necessary to pay the meter. The meters in both of those lots are 12-hour meters and cost $1.50 for those 12 hours.
3. $4.00 per day parking spaces located in the last 25 spaces on the right side of River Street closest to Harvest-on-Hudson Restaurant.
4. Annual Parking Permit in the River Street non-resident parking lot, which has direct access to southbound train platform. The cost is $440.00 per year. Currently, there is a waiting list for permits in the River Street parking lot for 2012. https://www.hastingsgov.org/village-clerk/pages/parking-faq
Posted on February 11, 2012 4:10 pm by Scott Rosasco
The entryway is a great candidate for a new year spruce up. As the first space to be seen when walking into a house, the entryway sets a tone for the rest of the house. Unfortunately, it’s a place where shoes, clothes, packages, and mail tend to build up. However, according to Jami Nato, some planning, a weekend’s worth of time and about $85 can fix all of that.
This recently plain entryway was revamped into something quite spectacular. Using a bunch of 1×6 and 1×3 boards and some well-placed hooks, this built-in panel effect was created. Backpacks, hats, scarves and jackets now all will have a home. One great element is the picture ledge on top. It’s a great place to place children’s artwork.
Read the Full Article With Complete Photo Instructions At: http://thenatos.blogspot.com/2012/01/entry-way-re-do-yes.html
Posted on February 1, 2012 3:06 pm by Scott Rosasco
When Mary Fagan left the building, housing her longstanding upholstery business, W.T. Barnes Upholstery, at 32 Cedar Street in Dobbs Ferry on Tuesday, it was for the last time in, unbelievably enough, 61 years. In what is probably one of the oldest, individually run businesses in Dobbs Ferry, W.T. Barnes was shut down and the building’s longtime owner, who gave her age as 80, is finally retiring.
Originally built in 1915, 32 Cedar Street first served as Dobbs Ferry’s telephone operating station and the original plans show an Operating Room, an Apparatus Room and a Locker Room for employees. When the Dobbs Ferry telephone system was modernized, the building was converted to a commercial use; the present upholstery business, originally called Wilmer T. Barnes Upholstery.
Mary began working at that business as a teenager in 1950 and enjoyed it so much that later, she and her husband Donald aquired both the building and the business. They have run it ever since. After coming to work 5 – 6 days a week, thru rain, sleet and snow for over 60 years, it appears that it is now finally time for a rest.
The new owner, an architect, expects to create a live/work/retail space on the 3 full floors, in the loft-like building with 10′ ceilings thru-out, which has property stretching all the way back to Wickers Creek.
It is truly the end of an era on Cedar Street in Dobbs Ferry.
Also see: http://www.randrealty.com/agent/652/Scott-Rosasco/NY/Property/979787/32-Cedar-St-Dobbs-Ferry-NY-10522/
Posted on January 18, 2012 6:00 am by Scott Rosasco
Proposed Rivertowns Square, Dobbs Ferry NY
Among the myriad concerns brought to the table at the Monday, January 9 public hearing on the Dobbs Ferry Rivertowns Square proposal, two inter-related issues were raised by residents.
While the developers contend that they have resolved the expected traffic concerns with a variety of roadway improvements, including a proposed traffic light at Ogden Avenue and Ashford Avenue, they seem unimpressed by Dobbs Ferry residents statements that Ogden Avenue, expected to be an access road, is already substandard to begin with and any new influx of traffic will make an already bad situation all the more untenable. Further, this new light would only be installed, after the construction of the project is complete and the traffic situation is re-monitored. This leads one to believe that a deteriorated traffic situation might exist for quite some time before being alleviated, if at all.
A related and more important concern was that of property values, raised by one resident of Ogden Avenue who noted that the DEIS states that property values would actually go up, after the construction of this project. A recently published interview with the developer stated that local Realtors had been consulted in this conclusion, yet the developer was uncertain as to how many. It is highly unlikely however, that any experienced Realtor would suggest that an increase in the amount of traffic on the road facing a residence, of which there is no argument from any party is anything but the expected outcome of this project, would cause a corresponding increase in that homes property values. In fact, just the reverse is true. Clearly, houses on heavily traveled roads are more difficult to sell and for less money than their identical counterparts in quieter areas of Dobbs Ferry, for all the obvious reasons.
These kinds of questions can be best and more thoroughly answered by independent, licensed real estate appraisers, as opposed to Realtors, who generally are not prone to making subjective assumptions based on the party that is paying them and whose testimony, accordingly, is accepted in court. Hopefully, both the village and the FEIS will engage independent, licensed real estate appraisers to verify that property values will, at a minimum, not go down for neighbors with respect to this proposal. Several of the statutory Dobbs Ferry boards charged with looking at this proposal cannot, by village code, approve a project which will cause a reduction in property values to neighbors. This is an important issue that it would be best to attempt to resolve now, thru the FEIS, before it gets to a more subjective and contentious level.
Also see: https://dobbsferry-rivertowns.com/2011/08/06/rivertown-square-development-review-moving-along/
Posted on January 16, 2012 7:16 pm by Scott Rosasco
On January 5, 2012 the Irvington Board of Trustees released a revised draft of a new waterfront plan to replace the previous unapproved draft. That draft, originally prepared as of September 28, 2010, which was debated and also revised thru three public hearings, was ultimately not approved by the Board of Trustees, after they closed the last of the public hearings, in April of 2011. Reasons for the lack of approval centered on the possibility of a parking garage structure in the newly created waterfront zone. The new draft is much briefer at a mere 7 pages and leaves out a number of protections which were meant to further enhance the expected quality of life concerns for the village of Irvington, with respect to any future development on the waterfront. The tradeoff is that the new plan does not in any way encourage or permit the construction of a parking garage. The parking garage was deemed necessary by the property owner for any realistic future development of the waterfront.
The Irvington Board of Trustees invites review of this proposal and comments from the public, either at the public hearing scheduled for January 18, at village hall or via regular mail or email to the village administrator, Larry Schopfer, 85 Main Street, Irvington NY 10533 or LSHOPFER@irvingtonny.gov
The revised draft can be seen here: http://www.irvingtonny.gov/DocumentView.aspx?DID=5125
Posted on January 9, 2012 1:49 pm by Scott Rosasco
APARTMENT THERAPY. It’s the first full weekend after all the holiday hubbub — a perfect time to settle down and get the apartment whipped into shape for the coming year. We’ve collected 20 useful posts, from room to room, to instruct and inspire. Delve into 2012 clutter-free and ready to go!
Read The Full Article at: http://www.apartmenttherapy.com/20-weekend-projects-for-every-164043
Posted on December 16, 2011 6:41 am by Scott Rosasco
NEW YORK (CNNMoney) — Mortgage rates sunk to record lows again this week. The average rate on the 30-year fixed mortgage fell to 3.94%, matching the all-time low hit in early October, according to Freddie Mac’s weekly mortgage rate survey. Meanwhile, 15-year fixed-rate loans hit a new record low of 3.21%, surpassing the record set on October 6. Five-year adjustable rate mortgages also plumbed new depths, hitting 2.86% for the week. Low-interest mortgages will be available at least through mid-2012, according to Freddie Mac’s chief economist, Frank Nothaft.
The low rates can translate into big savings for home buyers. Five years ago, a home buyer would have been lucky to land a 5% rate on a 15-year loan. On a $200,000 mortgage, that would have meant the borrower would have paid $1,582 a month. Should a borrower land a 3.2% rate on a $200,000 loan now, the monthly mortgage payment would come to $1,400 — a savings of $182 a month.
Read more at: http://money.cnn.com/2011/12/15/real_estate/mortgage_rates/index.htm
Posted on November 30, 2011 11:42 am by Scott Rosasco
From Houzz.com: Sometimes it’s hard to get inspiration for a potentially uninteresting 5′ x 8′ bathroom space, and there are good reasons for it. Once you install the sink basin, toilet and bathtub there is not much room for accessories, and most homeowners and builders tend to choose neutral tones and colors for finishes because they are thinking of the resale value. The results are bathrooms we don’t want to spend much time in besides doing our daily routines. Here are some designs to spark ideas for your next bathroom.
Read the full article at: http://www.houzz.com/ideabooks/890524?utm_source=Houzz&utm_campaign=updates&utm_medium=email&utm_content=gallery13&w=518816
Posted on November 28, 2011 1:40 pm by Scott Rosasco
Map of Affected Properties
Gillette expects to do soil remediation, with respect to mercury contamination, for at least 78 properties in Sleepy Hollow NY, near the old Duracell battery plant. The remediation is not planned until spring 2012 and the work is to start with affected properties located closest to the old plant with work moving outwards from there.
Soil remediation involves taking away old contaminated dirt and replacing it with new dirt. Some landscaping will also be done to return the affected areas as close as possible to their pre-remediation conditions. Approximately 2,000 soil samples were initially taken from 149 properties, in an area bordered on the south by Depeyster Street, on the west by Clinton Street, Barnhard Avenue and Barnhart Park, to the north by Elm Street and to the east by Cortland Street, as well as in the area around the apartment building at 95 Beekman Avenue.
The affected properties showed lead levels of between 0 and 28,000 mg/kg and mercury levels between 0 and 180 mg/kg. The plan is to clean up the mercury to a maximum level of 4.8 mg/kg which is well above the NYS Department of Health maximum threshold of 1.2 mg/kg. However, according to remediation officials, the 4.8 mg/kg level “is well below the exposure levels that may cause health effects in animals or humans“. Mercury levels below that, in the area, can be attributed to other “historic fill” that has been placed there from sources besides Duracell.
There are no plans to clean up the lead to the state mandated maximum level of 400 mg/kg, as it has been determined that the presence of lead, as well, can be attributed to other sources than just the Duracell plant.
More information can be found at: http://www.sleepyhollowny.gov/images/Documents/Notices/Report.v360011.2011-04-01.PhaseIRIDSR%20R3dDURACELL.pdf
Posted on November 23, 2011 1:39 pm by Scott Rosasco
The DEIS (Draft Environmental Impact Statement) for Rivertowns Square, located in the vicinity of Ogden Avenue and the Saw Mill River Parkway has been released by the village of Dobbs Ferry, to start the public review process.
At last nights Board of Trustees meeting it was reiterated several times that this is just the start of the review process by the public and that the first public meeting must be held no later than 60 days from today’s release. In fact, there is already a public hearing on Rivertowns Square scheduled for December 19 starting at 6:30 PM in village hall. However this is an open-ended process. The Board of Trustees has the option to extend this public hearing process as many times as is necessary to be sure all questions are answered to the satisfaction of the Board and the public. Further, the developer, as a matter of law, is required to answer every question and comment made by the public with respect to the DEIS.
This is an exhaustive document (well over 500 pages in itself with an almost 2000 page appendix) that represents the proposed project from the perspective of the developer and how they plan to mitigate any concerns associated with it. This document does not represent the perspective of the village board or residents. Now is the time for any comments, questions or concerns that the pubic has, to be made during the public hearing process and read into the record for a response by the developer.
The PDF documents are available here: www.dobbsferry.com
CD’s can also be burned by the village upon request and with some notice for a fee of $5.00 each.
Posted on November 21, 2011 5:19 pm by Scott Rosasco
The Charm of Irvington NY
There are currently 55 houses for sale in Irvington NY, ranging in price from $475,000 on the low side for a “Handyman Special” on almost an acre, to $4,200,000 for brand new construction, in a development of similar homes, within easy walking distance to the village and transportation. Mortgage rates are still hovering around 4%.
Posted on November 18, 2011 11:55 am by Scott Rosasco
Online real estate valuation services offered by companies such as Zillow.com, Homes.com and Realtor.com have become ubiquitous in the past several years. They automatically collate information on all listed and sold real estate, available from a variety of sources and using advanced algorithms compile that information into data used to estimate the value for your home. The only problem is: they are often wrong. When not outright wrong, they are wildly inaccurate. There is no way to value property purely based on numbers unless all properties are exactly identical in every way. Few properties, even in the most homogenous of neighborhoods are. These valuations don’t take into account many of the variables that your local real estate broker or appraiser considers when accurately valuing a house. Some of the variables include location, condition, taxes, house style etc.
Personally, I have had clients using Zillows “Zestimate” as a baseline for deciding what offers to put in on houses, when the baseline was off by as much as $100,000 from the actual values. This results in a very frustrating experience for the buyer, the seller and of course the Realtor. These actual clients had to look at over 60 homes to finally convince themselves that the local Rivertowns neighborhoods they were looking in and the valuable advice their Realtor was giving them was not reflected by Zillow.com. While they did eventually purchase a home, they lost several well priced homes in the meantime, that they really wanted and could afford, because they could not disassociate themselves from the gospel advice of online valuation.
A recent article in Smart Money Magazine confirms that these estimates “seldom hit the bulls eye” being off by 20, 30 or even 50 percent. Using a service which can be off by as much as 50% is almost worse than using no service at all, especially when valuing one of life’s most expensive investments. In one legendary instance in Brooklyn, the Zillow Zestimate for a brownstone was $31 million. The property is currently listed for $5 million. Sounds like a good deal. Remarkably though it is still unsold.
More information at: http://www.smartmoney.com/spend/real-estate/the-fuzzy-math-of-home-values-1320260595148/?mg=com-sec-sm
Posted on November 10, 2011 11:56 am by Scott Rosasco
A pizza truck from Eddie's Pizza, New Hyde Park NY
There is currently a proposal before the Dobbs Ferry Board of Trustees regarding a Peddlers Permit for the operation of a “pizza truck” from The Cookery Restaurant in the village. At Tuesday nights BOT meeting, concerns were raised by two village pizzeria owners as to whether the village really needed another pizzeria to compete with the existing businesses and whether, if it did, a mobile truck parked at the Farmers Market, across the street from existing pizzerias, seemingly capitalizing on their location, at little or no comparable cost to the truck owner, was really the way to go. Other options included parking the truck at the waterfront.
The larger question is whether, in these tough economic times, it makes sense for the village of Dobbs Ferry to be looking for ways to make it even more difficult for existing village businesses to survive and flourish. Given that the village already has three pizzerias within one block who either pay high rents, high taxes, or both, the addition of a mobile pizza truck would seem to be an affront to those businesses.
There can be no doubt that the Farmers Market already competes with other brick and mortar village businesses in the selling of produce and other foods. Village residents have recently lamented the loss of Brothers Market, a local produce purveyor which left because it couldn’t afford to pay its rent. Providing alternative places to purchase the same products (pizza, produce, wine, baked goods etc.), from outside vendors, who don’t have the same level of investment in the village downtown, would seem to be an odd choice in this economy.
Posted on October 28, 2011 2:35 pm by Scott Rosasco
Around this time of year I always wonder if my house might be haunted. Perhaps it’s the upcoming Halloween celebration that has some of my more imaginative neighbors decorating their yards with all sorts of spooky surprises, just waiting to jump out at me, but more than likely it’s the change in seasons. As it gets colder, I hear all sorts of new noises in the house. As the wood contracts, in the suddenly cold temperatures, it creaks and it groans at odd hours. The winds pick up and there are new whistling sounds…..or could it be voices? Sometimes I wonder. And there are always footsteps running across the attic floor, late every night. I believe it’s a squirrel. I hope. There has been at least one well documented haunted house in the Lower Hudson Valley http://athomeinnyack.wordpress.com/2010/10/29/nyacks-legally-haunted-house/ There is no reason why there can’t be another. It does however raise all sorts of concerns as to whether you should publicly mention that you think your house is haunted. It’s probably not a beneficial feature. If you have any questions whatsoever, especially with October 31 just around the corner, the enclosed article from stylelist.com might be just the answer: http://www.stylelist.com/2011/10/27/theresa-caputo-long-island-medium_n_1035743.html
Posted on October 23, 2011 11:15 pm by Scott Rosasco
To almost no ones surprise, the top two out of five remodeling projects which tend to bring the greatest ROI (return on investment) remain your kitchen and your baths. It is almost a necessity in todays real estate market to have an updated kitchen and bath, hopefully in the last 10 years, but preferably in the last 5 years. While many homeowners attempt to add some individuality to these two areas, the safest approach is to try to remain as neutral as possible, especially if a resale of the property is contemplated in the near future. Left to their own devices, many buyers will overestimate the actual amount of money it will take to change your version of perfection to suit their own tastes immediately, especially if they add in the price of luxury appliances for their dream rooms and then subtract that amount from their purchase offer. The safer alternative is to have a neutral kitchen and bath that the prospective buyer may not actually be in love with, but can see themselves living with for a while, until they get around to their own remodel.
The top 5 projects are:
Posted on October 17, 2011 5:44 pm by Scott Rosasco
1 Summit Terrace, Dobbs Ferry $709,000
Ranging from a 1 bedroom condominium for $279,000 with 1102 sq.ft. and taxes of $12,807 to a 5 bedroom English Tudor Colonial for $2,860,000 with 6000 sq.ft. and taxes of $78,017, there is quite a breadth of opportunity, at virtually every price point with interest rates hovering around 4%. http://www.randrealty.com/agent/652/Scott-Rosasco/Search/1705246/Dobbs-Ferry/
Posted on October 3, 2011 12:25 pm by Scott Rosasco
The New York State School Tax Relief Program (STAR) provides homeowners with two types of partial exemptions from school property taxes. Almost all homeowners qualify for the first type, Basic STAR, savings if they apply for it. For 2011, income for Basic STAR purposes is based on the 2009 tax year, and is the combined income of:
all owners who reside at the property, and
any owner’s spouse who resides at the property.
Income is defined as federal “adjusted gross income” minus the “taxable amount” of total distributions from individual retirement accounts or individual retirement annuities (both of which are commonly known as “IRA’s”). For specific line references on your 2009 federal or state income tax returns, see page 2 of the STAR application.
If your assessor notifies you that you’re ineligible for the Basic STAR exemption:
If you agree that you’re ineligible, you don’t need to do anything. However, if your income drops below the limit in the future, you’ll need to re-apply for the exemption.
If your household income is below $500,000 and you believe that you’re eligible for the exemption, contact your assessor. The assessor may advise you to file a formal assessment grievance.
If you receive a notice from your assessor requesting more information:
Provide the assessor with your 2009 federal and state income tax returns.
If you don’t file a tax return, you’ll need to provide the assessor with all of your 2009 income statements (1099 statements, W-2 forms, etc.).
If you don’t receive a notice from your assessor
There’s no need to do anything – you’ll continue to receive the Basic STAR exemption.
For more information on the exact STAR Savings Amount, categorized by school district, see:
Posted on September 28, 2011 12:35 pm by Scott Rosasco
Although not the case in the Rivertowns or even Westchester in general, almost 30% of home sales in the United States are now sold via the foreclosure process. Although these kinds of deals are few and far between in this area, it does occasionally happen. This can be a great way to purchase a home at a markedly reduced value, but there are some concerns and pitfalls to avoid if possible. These range from the obvious, like a thorough home inspection, that you would do for virtually any real estate transaction, to the not so obvious like checking for past liens, particularly if you are paying cash for a property. The best advice is to call a Realtor about any property you are thinking of purchasing. However here are 10 things to think about before making that call, so you know the right questions to ask.
Posted on September 26, 2011 6:32 pm by Scott Rosasco
Although many homeowners attempt to sell a home on their own initially and usually unsuccessfully https://dobbsferry-rivertowns.com/2011/08/09/can-you-sell-your-home-without-a-realtor/ there are a number of great reasons why a homeowner should use a Realtor. Not just any real estate broker, a Realtor is a special type of real estate broker who is held to the highest standards and ethics.
Posted on September 20, 2011 2:24 pm by Scott Rosasco
This commercially zoned building offers a great downtown location, convenient to both parking and Metro North. True masonry construction offers the unique ability to incorporate 3 additional floors on the existing building. Deep and wide property allows for additional expansion possibilities. Vast open spaces and 10′ ceilings on three above grade levels, including the huge basement, make it a wonderful opportunity at this price. Taxes reflect recent grievance reduction. Additional tax reductions are possible based on sale price. Loading ramp to lower level. Overall plot dimensions are 76′ width (street frontage) x 131′ in depth. Building plans and survey are available for review. $429,000.
More information at: http://www.randrealty.com/agent/652/Scott-Rosasco/propertydetails.aspx?id=979787
Posted on September 14, 2011 12:05 pm by Scott Rosasco
Rarely do the gates open to this unique enclave of homes in the Hilltop Park section of Dobbs Ferry. This particular location is available for the first time in 45 years. Situated at the end of a quiet lane it is an oasis from the rest of the world. One of only very few homes ever built directly adjacent to the 76 acre Juhring Nature Preserve, its forested privacy will be forever undisturbed. 4 bedrooms, 2 baths, family room, fireplace. Vaulted ceilings, abundant light and breezy exposures. New EIK & baths with marble master bath, new roof, patio, deck and stone walls. Oversized rooms & closets. HW floors. Perfect condition on 1/2 acre. Ardsley schools. 2 car garage. $709,000.
Posted on September 11, 2011 7:12 pm by Scott Rosasco
Taking in the villages of Ardsley, Dobbs Ferry, Hastings-on-Hudson, Irvington, Tarrytown and Sleepy Hollow this represents all single family houses in this area over the past 30 days.
Posted on September 10, 2011 12:20 pm by Scott Rosasco
Saturday September 10, 2011 is National Clean Out The Garage Day. Here are six tips to clean out your garage, to recognize this little known, national holiday. Whether for the purposes of getting your home ready for sale before the winter or just so that maybe you can park your car in the garage again and keep it out of the snow and freezing rain, which is most definitely coming. Read the full story at:
Posted on September 7, 2011 3:49 pm by Scott Rosasco
Red Hat Restaurant on the Hudson waterfront in Irvington
A recent article in the Wall Street Journal characterized Irvington as “the jewel in the crown of the river villages”. With 6500 residents and nestled along the verdant banks of the Hudson River it offers its residents easy access to NYC with real estate prices that start at about $500,000 and run up as high as $3 million and beyond.
Read the full article at:
Posted on September 4, 2011 8:48 pm by Scott Rosasco
This office space uses a hallway of all places, has a wall mounted desk and uses recycled material such as packing crates to provide all sorts of uniques shaped storage units. This idea can be adapted for almost any area of the house and will increase the value and functionality of your Rivertowns home.
Read the full article at:
Posted on August 31, 2011 7:49 pm by Scott Rosasco
The top benefits of homeownership haven’t changed, even in the face of a down economy. Here are the top five:
1. Savings: Be sure to check out the calculator at the end of this article. You’ll find that long-term homeownership is still a way to get big savings.
2. Tax Breaks: They’re not on the chopping block just yet. Many homeowners are still able to take the mortgage interest deduction (MID) each year, along with great rebates and credits associated with upgrades made to your home.
3. Equity: When you pay a landlord, it’s money down the drain. When you pay on a mortgage, you are paying towards owning a piece of something. You may still owe $100,000, but perhaps the home is worth $200,000. This means you have $100,000 worth of equity you’ve built up over time.
4. Budgeting: Unless you live in a rent-controlled apartment (and not many do), then each lease renewal could mean a jump in prices. A fixed-rate mortgage, however, means your monthly payment is the same amount for the life of the loan. A $1,000 a month payment on a 30-year mortgage is the same now as it will be in 30 years!
5. Security: When you own, it’s yours. You can paint, improve, and decorate. The trees and flowers are yours to enjoy — for a lifetime if you wish. Most homeowners are in neighborhoods with other homeowners, meaning more time to build relationships and friendships. Recent studies have also shown that homeowners rank themselves as healthier than their renter counterparts.
Should you rent or buy? For a strictly financial evaluation, be sure to check out The New York Times’ Interactive calculator to crunch the numbers. This advanced calculator takes into account everything from yearly costs to selling costs and broker fees.
Posted on August 18, 2011 7:53 pm by Scott Rosasco
Mortgage rates for buyers in the Rivertowns and the rest of the country are at the lowest point they have been in the past 50 years. That is a staggering observation and something that should be taken seriously by any first time homebuyers or those considering moving up to a larger home or downsizing. With rates this low and prices some 30% off their pre-2008 levels, one would be hard pressed to find a better time to purchase real estate. The current rate for a fixed 30 year mortgage with no points is 4.15%. 15 year fixed rate products averaged 3.36% and 5 year hybrid ARM’s averaged 3.08%. Read more at: http://www.marketwatch.com/story/mortgage-rates-hit-record-lows-freddie-mac-2011-08-18?reflink=MW_GoogleNews
Posted on August 16, 2011 9:57 pm by Scott Rosasco
IRS Summertime Tax Tip 2011-15
The Internal Revenue Service has some important information to share with individuals who have sold or are about to sell their home. If you have a gain from the sale of your main home, you may qualify to exclude all or part of that gain from your income. Here are ten tips from the IRS to keep in mind when selling your home.
Posted on August 12, 2011 2:09 pm by Scott Rosasco
For the second week in a row, contrary to popular thinking for this point in time, mortgage rates have gone even lower. In response to the European debt concerns and investors rush to U.S. Treasuraries, the 30 year fixed rate mortgage fell to 4.32% this week. This represents it’s lowest point for 2011. The 15 year fixed rate is down to 3.5%.
Additionally, Rand Mortgage is currently offering a 30 year fixed rate product, with no points, at an even 4.0%. http://www.housingwire.com/2011/08/11/mortgage-rates-plummet-to-new-lows-on-market-concerns
Posted on August 10, 2011 11:00 am by Scott Rosasco
General Motors has issued an RFP “Request For Proposals” to redevelop the former auto manufacturers property on the Hudson River in Sleepy Hollow. Potential developers have until Sept 2, 2011 to make their proposal for the property. While the project is advertised in the RFP as having permits and state approvals, there are still many issues that remain unresolved including obtaining local village planning and building approvals. Additionally, there are toxins on the river bottom adjacent to the site, including lead, deposited by GM during its 82 year occupancy. These will need to be removed by any developer, via dredging or some other means, as part of any decision to move forward. As if that wasn’t enough, there is also a lawsuit over the potential for traffic congestion brought by the neighboring village of Tarrytown that must be resolved as well.
The plan calls for 1,177 housing units, a 140 unit hotel. 172,000 sq.ft. of office space and almost 45 acres for village parkland and other village uses. According to village officials a shovel coud be in the ground by sometime in 2012. http://gmsleepyhollowdevelopmentopportunity.com/
According to the experience of Colby Sambrotto, the founder of ForSaleByOwner.com , it can’t be done. Mr Sambrotto, who it would appear would be the best spokesman for his own company and its premise of avoiding Realtors, put his 2.15 million home in NYC on the market and tried to sell it himself online for over 6 months without success. Only when he contacted a local broker did he discover that, among other things, he was priced $150,000 LESS than what the unit was worth, which was attracting the wrong kind of buyers to his home. After listing his unit with the broker, with a 6% commission, and raising the price by $150,000 Mr. Sambratto was suddenly able to sell his property, with the profit more than paying for the services of his Realtor. http://gawker.com/5827297/for-sale-by-owner-founder-needs-broker-to-sell-his-apartment
Mortgage rates dropped lower this past week as a result of the uncertainty garnered by the debt ceiling conversations in Washington. The standard 30 year fixed rate product is down to 4.45%. A 15 year loan term on the same product is even lower, an astounding 3.52%. That makes this a fantastic time to buy real estate, when combined with the historically low prices. These days can’t last forever and in fact on October 1 the Fannie/Freddie loam limits are to be reduced. In an area like the Rivertowns, where, even accounting for 30% drop in prices oer the past few years, loan amounts are still high by comparison with the rest of the US, time may be of the essence to take advantage of the current situation. Read more at: http://www.linkedin.com/news?actionBar=&articleID=678841981&ids=0NdPAOcj8UdPoIczcMcz0Oe3sSb34Uej4Qe3wTdyMPcPoOdjsUdPoIdPAOcjAMe3sS&aag=true&freq=daily&trk=eml-tod-b-ttle-44
On July 11, the Westchester County Board of Legislators unanimously approved a bill requiring Universal Design Standards in all county funded, new residential construction. The primary purpose is to help occupants of these properties that are elderly or disabled to stay in their homes as independently and as long as possible. Among other things the new bill requires that no-step entries, one story living spaces, wider doorways and hallways, turn around floor space, grab bars, removable cabinets and reachable switches be incorporated into at least 50% off all housing units which receive some form of support from the county with regards to funding.
Due to the more stable and sophisticated demographic of the typical Westchester homeowner, the county has managed to escape many of the problems which seem to plague other areas of the United States. While overall numbers of actual homes sold in Westchester have certainly dropped, reflecting the national trend and sale prices are significantly lower than in years past, 63 percent of Westchester residents still own their own homes. This figure remains unchanged since 2000, well before the financial crisis began. Westchester has also never seen the high level of subprime mortgage financing more prevalent in other areas. As a result, the number of foreclosures and short sales, which tend to push down sale prices for more traditionally financed homes as well, are significantly lower. In some areas of the South and Southwest US for example, foreclosures and short sales account for 80% of the market. In Westchester by comparison these types of sales account for only 20% or even less, depending on the individual area. Read more at:
Westchester County welcomes four new assisted living communities and one continuing care retirement community to anticipate a coming need. The Westchester County population of age 60 and over residents is expected to increase 24% by 2030. Additionally, according to US Census data, the over age 85 group of Westchester residents is expected to be 23,086 by 2030. The communities are to be located in Armonk, White Plains, Ossining and Briarcliff Manor. Typical monthly fees will range from $4,000 to $10,000 per month. Read more at:
The entryway is a great candidate for a new year spruce up. As the first space to be seen when walking into a house, the entryway sets a tone for the rest of the house. Unfortunately, it’s a place where shoes, clothes, packages, and mail tend to build up. However, according to Jami Nato, some planning, a weekend’s worth of time and about $85 can fix all of that.
Rivertowns Real Estate News 