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.
Posted on September 11, 2012 6:48 am by Scott Rosasco
Before
After
Home staging is still a fairly new concept to many homeowners, especially those who have not sold real estate in the last 5 years or so. At this point it goes way beyond de-personalizing and de-cluttering your home An important part of preparing to list your home for sale, aside from listing it for the right price with the right agent, is making sure it puts its best foot forward, to appeal to as many buyers as possible. First impressions are lasting impressions and the fantastic home you may have gotten used to living in, for all your own fantastic reasons, may actually turn off many buyers for those exact same reasons. Your goal is to turn on as many possible buyers to the benefits of living in your home in order to distinguish it from the rest and get the highest price in the shortest time frame. Especially in a market where inventory levels are high, a typical buyer may be looking at 30 or more homes before buying one. How does your home compare and stand out (in a good way) to those other 29? A recent article in Business Insider, called Guerilla Staging offered 7 tips for home staging your home for success. http://www.businessinsider.com/guerilla-staging-7-hard-core-tactics-for-sellers-2012-9
Posted on August 28, 2012 7:00 am by Scott Rosasco
From a recent article in houzz.com:
“One of the most powerful tools you have when marketing your home for sale is amazing listing photography. No matter how fabulous your home is, it won’t sell if the listing photos don’t do their job. Your photos should be light, bright and welcoming so that potential buyers jump in and schedule a showing. Here are some simple ways to get the most out of these incredibly important home photos.
In the listing, include only photos of your most attractive rooms. Include the description and dimensions of the other rooms in the home, but you aren’t doing yourself any favors by including bad photos or poorly staged rooms. Lure potential buyers in with lovely spaces; don’t show them anything that might keep them from scheduling a showing[……]” Read the full article at: http://www.houzz.com/ideabooks/3773781/list?utm_source=Houzz&utm_campaign=u154&utm_medium=email&utm_content=gallery22
As you know, real estate is a tough profession these days, but imagine trying to sell or rent a house that has a reputation for being haunted. A good friend and client of mine, Elisa Mondi, is producing a television show, about the trials and tribulations of doing just that, titled “Haunts For Sale or Rent”.
I am cordially inviting all of my friends, clients and any other interested persons (or spirits) to join me to celebrate the press premiere of her new show, to be held in conjunction with a book signing party for New York Times Best Selling Author, Concetta Bertholdi for her related new book; “Inside The Other Side”, at Quirky Consignments 4 South Washington Street in Tarrytown NY, this coming Wednesday, August 15 at 6:30 PM. Complimentary wine is being provided by River View Wine and Spirits also in Tarrytown. You can view the full event…
In what can only be described as a continuous decline, mortgage rates have reached the lowest point in 60 years, dropping to a record of 3.49% for a fixed rate product.
The real problem now, is not how small your monthly mortgage payment will be these days, but what it actually takes to qualify for one of these rates to begin with. Typically, lenders will require a truly blemish free credit history, FICO scores well over 700, significant cash reserves and a perfect appraisal on any property you are considering buying.
While some would laud the banks for tightening the very same mortgage guidelines that helped to cause the housing crisis in the first place, financial institutions also seem to be understandably concerned about the future profitability of themselves and whomever they are selling their mortgages to. Who wouldn’t want to limit the pool of borrowers by any means possible, to as few people as possible, when the prospect of loaning money out, over 15 – 30 years, becomes a losing proposition once bank savings rates go above 3.49%. Some of us are old enough to remember when a passbook savings rate was over 6%. Common sense would say that this will happen again, sometime in the next 15 – 30 years. What bank or investor wants to be stuck with a borrower paying only 3.49% then? Read more at: http://www.usatoday.com/money/economy/housing/story/2012-07-26/home-sales-mortgages/56499092/1
From Stylelist.com: “This weekend, catch up on some of those lingering home fix ups and upgrades that you’ve been meaning to get to for a while. From simple updates such as changing out light switch covers to more ambitious projects like installing a sliding door, here are 10 DIY ideas that are certain to get your home into better shape and put you in a better mood…all in a weekend (or less). Click through our slideshow below for full tutorials for each project.” http://www.stylelist.com/2012/01/13/diy-ideas-projects_n_1204779.html?ref=stylelist-home&ncid=edlinkusaolp00000008#s612124&title=Install_A_Sliding
According to the Wall Street Journal: “The housing market has turned—at last.The U.S. finally has moved beyond attention-grabbing predictions from housing “experts” that housing is bottoming. The numbers are now convincing.Nearly seven years after the housing bubble burst, most indexes of house prices are bending up. “We finally saw some rising home prices,” S&P’s David Blitzer said a few weeks ago as he reported the first monthly increase in the slow-moving S&P/Case-Shiller house-price data after seven months of declines.The U.S. finally has moved beyond attention-grabbing predictions from housing “experts” that housing is bottoming. The numbers are now convincing, according to David Wessel on The News Hub. Nearly 10% more existing homes were sold in May than in the same month a year earlier, many purchased by investors who plan to rent them for now and sell them later, an important sign of an inflection point. In something of a surprise, the inventory of existing homes for sale has fallen close to the normal level of six months’ worth despite all the foreclosed homes that lenders own. The fraction of homes that are vacant is at its lowest level since 2006″.
Read the full article at the Wall Street Journal webpage: http://online.wsj.com/article/SB10001424052702303644004577520414196790098.html
Although sewage treatment is not a topic everyone wants to think about, I was recently involved in a residential sale in which the home had a septic system that was in failure, discovered only during the home inspection process, prior to contract signing. An impartial septic inspection, as opposed to one from a septic contractor (who is also looking for work), is an absolute requirement for anyone buying a house with these types of systems.
On-site septic systems in the Rivertowns are rarer than one might expect, especially for an area that was once considered semi-rural, but they do exist and are more common as one moves farther north in the county. A septic system will go into failure if the tank is not pumped routinely over time and the fields become saturated as a result. Ponding of water near the system is not a good sign. In the case of this particular home, the ground was perpetually and noticeably wet. The owner should have recognized the signs. The replacement costs for a septic system hover in the $30,000 range and require significant soil replacement and property disruption, usually of your now perfect lawn, as well as removal of any nearby trees and shrubs. It is required however if there is no easy street access to a newer, sanitary sewer line. This can all be avoided with a routine pump out of the system every few years, with a typical cost of only $400.
Because of the possibly expensive repair required due to the lack of what was easy maintenance, my clients, who really liked the house otherwise, were able to negotiate a substantial price reduction to reflect the future work required. The property owners were essentially held hostage to the overly exorbitant estimates by some of the contractors.
A few points of interest, for those still reading this post, from the company that performed the initial septic inspection: http://advseptic.com/oursepticinspection.html
UPDATED POST LINK FOR 2018
I’ll admit it. The 4th of July is my favorite holiday of the year. For me it is the official beginning of summer. As a kid growing up in Dobbs Ferry, it was always de rigueur to go down to Waterfront Park, just as it was getting dark, to watch the fireworks. The acoustics of that park are somewhat unique in that when the “bombs are bursting in air” it echoes throughout the steep hills of the village, perhaps off the High Street retaining walls and it sounded like all the metal garbage cans that everybody used to have, were rolling down Main Street all at the same time. We don’t seem to have too many metal cans anymore, but the sounds remain the same. It’s great and aside from the Ferry Festa which also introduces non-residents to Dobbs Ferry, it is a wonderful coming together of the entire village all in one place, for perhaps the only time during the year.
I was always a little envious though, of all the boats bobbing out on the Hudson, watching the fireworks from their own private viewing platforms, with their twinkling green and red navigation lights and their clinking wine glasses. Where did they all come from and where do they all go? Now, every year, some 40 years later, while others escape to the supposedly more glamorous Hamptons or the certainly more rustic Adirondacks for July 4th, you will always find me bobbing out on my own private, floating, viewing platform, enjoying the spectacle of my own village, with all the other dedicated lovers of Dobbs Ferry, to celebrate the birth of this nation and the coming, relaxing times of summer.
A brief rundown of some of the other great fireworks celebrations in the Rivertowns is as follows: To my knowledge, only Irvington actually requires residency passes to view fireworks from its parks; an always odd rule for such an important national holiday, celebrating freedom.
For more information on any 4th of July evening events, contact your local village police department.
Dobbs Ferry: Waterfront Park at dusk. Village Police 914-693-5500
Irvington: Matthiessen Park at dusk. Village Police 914-591-8080
Sleepy Hollow/Tarrytown: Scenic Hudson RiverWalk Park and Sleepy Hollow along the riverfront at dusk. Village Police 914-631-5544 or 914-631-0800
From Houzz.com: A house that is a good neighbor engages the world around it — even when it’s different. So what does that mean? How does a house engage the world, and why is it important that it do so? To engage the world, a home should have an in-between space that beckons to the passersby while providing shelter and a perch from which to watch the street. This is a space, such as a porch, from which you can see the street, and the street can see you. Creating such a space is more than good manners and neighborliness — it also helps keep a neighborhood safe, as crime typically takes place in the shadows. The in-between space is best when it’s large enough to be a room of its own. A place for comfortable chairs, a table or two, maybe even a hammock. Remember that it is a room that’s part of the home, so treat it with the same attention to detail as the other rooms. In fact, since this is the room that presents your face to the world, maybe treating it a little better than the other rooms is in order […..].
See the full article and slide show at: http://www.houzz.com/ideabooks/813460/list?utm_source=Houzz&utm_campaign=u123&utm_medium=email&utm_content=gallery18
It seems an apropos time to repost something I wrote last year, about summer dining opportunities on the Hudson River waterfront in the Rivertowns. It is a testament to the strong experience of dining on the water and the quality of the restaurants mentioned in that post that nothing seems to have changed much, except for perhaps some prices. There is word however of the future opening of an offshoot of Crabtree’s Kittle House Restaurant, based in Chappaqua, on the Tarrytown waterfront, in the Hudson Harbor condo development under construction, adjacent to the Metro North commuter parking lot.
“One of the really great things about living in the Rivertowns, is the easy access to a number of waterfront restaurants at virtually all price points. From a $12 glass of Chardonnay at Half Moon on the Dobbs Ferry waterfront to a $4 plastic cup of Pinot Grigio at Sunset Cove in Tarrytown. When the light is just right and the breeze is just so, if you squint your eyes you can easily imagine yourself sitting out in the Hampton’s or on the North Shore of Long Island. Dining spots on the river have their own special charms though. Some, like Sunset Cove and Striped Bass in Tarrytown are even accessible by boat.
Every Rivertown has its own special place. Harvest-on-Hudson in Hastings-on-Hudson, Half Moon in Dobbs Ferry, Red Hat in Irvington and both Sunset Cove and Striped Bass in Tarrytown. Try to sample each one sometime this summer.”
As Summer 2012 is almost upon us, here at the Dobbs Ferry office of Better Homes and Gardens Rand Realty we are pleased to present our 2012 Summer Events Guide. Covering events in most of the Hudson Valley and the Westchester NY area in general, it goes into detail about some of the more interesting things to do, as the days get balmy and the kids get bored. Read the full event guide at: http://www.randcenter.com/downloads/2012_summer_events_guide.pdf
Hudson River Waterfront Park at Hastings-on-Hudson NY Photo by Michael Bauman
Ranging in price from a low of $49,900 for a studio co-op in Hastings Townhouse, to a high of $1,795,000 For a 6 bedroom colonial on Forest Avenue, there is a plethora of residential real estate opportunities for sale in the bucolic village of Hastings-on-Hudson, NY. Offering a charming downtown and a quick, picturesque 35 minute commute to New York City on Metro North, Hastings-on-Hudson is a village worth looking into. With interest rates lower than they have been in decades, this may be your ideal time to make an investment for the future.
For the full list of residential properties for sale, see: http://www.randrealty.com/agent/652/Scott-Rosasco/Search/3574806/Hastings-on-Hudson/
To schedule a private showing for any of these properties, call me at 914-960-3837 cell or Email Scott Rosasco
THE WALL STREET JOURNAL: Worried about trying to sell your home in this buyer’s market? Adopting some simple staging tips from the pros can help your home sell faster
The effort may be well worth your time, according to the Real Estate Staging Association. The group studied 174 homes that had been on the market for an average of 156 days, before homeowners hired a professional home stager. After staging, they sold an average of 42 days after re-listing.
But there’s not always a need to call in a professional for this job. “Keep that money for yourself,” says Thomas Rouse, who was a lead design producer at “Extreme Makeover: Home Edition” and has worked on other home television programs. As long as you have a friend with a strong eye to give you a second opinion, staging a home for sale is often something owners can handle on their own, he says[……..]
Read the full Wall Street Journal article, by Amy Hoak, with 10 tips for successful home staging at: http://online.wsj.com/article/SB10001424052702304840904577422084009663536.html
Former Anaconda Wire & Cable on the Hastings-on-Hudson Waterfront Photo by Scott Rosasco
According to a recent news release from the NY DEC, another cleanup plan has been finalized for the 28 acre waterfront property in Hastings-on-Hudson NY, formerly occupied by the Anaconda Wire & Cable Company. The comprehensive plan was developed with input from Scenic Hudson, the Riverkeeper, the village of Hastings-on-Hudson and the Atlantic Richfield Company. This plan caps a 60 day comment period and is expected to cost over $250 million by completion. Atlantic Richfield, the successor to the Anaconda Wire & Cable Company, will bear the cost of the cleanup.
Portions of the remediation will include a new sheet pile bulkhead at the northwest corner of the property, creating almost 1 acre (.88 acre) of new land for the purpose of the containment and recovery of liquid PCBs. Sediments will also be dredged from the Hudson riverbed, extending up to 80′ offshore of the site, to a depth of 6′, including the former marina area. The expectations are to remove tens of thousands of cubic yards of contaminated river sediments and land soils, including the PCB and heavy metal contamination.
This decision follows on the heels of a recent meeting to begin to address a similar, although perhaps less severe, contamination issue at the former GM site in Sleepy Hollow NY, also on the Hudson River, approximately 6 miles to the north of Hastings.
With any hope, the collaborative combination of these efforts will help the Westchester Hudson riverfront to live up to the incredible potential it has for scenic beauty, waterfront uses, development and as a great natural recreational resource.
There are currently 72 properties available for sale in the Rivertown village of Dobbs Ferry. They run the gamut in price from a $169,999 Co-Op in Beacon Hill Estates, to a $3,595,000 house in Ardsley Park.
With current interest rates hovering, at a 3.9% fixed rate and the now well established opinion that there will never be a better time to buy real estate, both in terms of low prices and low interest rates, the opportunities abound for making an investment in Dobbs Ferry that will no doubt increase in value over time.
See the full list at: http://www.randrealty.com/agent/652/Scott-Rosasco/Search/2709818/Dobbs-Ferry/
Immaculate, large one bedroom at sought after Village Green in Dobbs Ferry. This fantastic unit boasts a modern kitchen with granite countertops, built in cabinets, large hall walk in closet as well as an updated bathroom. The spacious front patio is perfect for your upcoming summer bbq’s. This complex offers a luxurious resort feel with your own pool and clubhouse. On top of it all, you are walking distance to the village, shops, restaurants and train station. Directions: Broadway/Route 9 to Cedar Street, down to 100 Cedar Street at end. Full Listing at: http://www.randrealty.com/agent/652/Scott-Rosasco/NY/Property/1021788/100-Cedar-St-A30-Dobbs-Ferry-NY-10522/
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Even the smallest attics have great potential to be renovated into one of the most charming spaces in your home. Usually attics represent the often odd intersections of your roof which creates all sorts of interesting little spaces that you don’t find in the rest of your home. As well, since in most cases attics are not really included as legal living space, you can be a little more flexible as to what level of finish you renovate the area. Attics with low headroom can be ideal as alternative children’s bedrooms (with proper egress) or play rooms and can offer an enviable escape from the rest of the household. The same ideas hold true as a home office area or studio or even as a pied-de-terre in your own home.
These four attics started out as cluttered and dark spaces. But with a little planning and elbow grease, they were transformed into bright and efficient rooms, adding value and space to the home: “Katie O’Hagan wanted to transform the attic in her Beacon, New York, home into a bright and cheerful space for her two daughters. ‘We had to move from a house they really loved into a relatively cramped space, so my main goal was to create rooms that would make them excited to move in,’ she says” [……] See the full article at: http://www.houzz.com/ideabooks/1644093?utm_source=Houzz&utm_campaign=u66&utm_medium=email&utm_content=gallery19
Seemingly without much fanfare or public notice, Dobbs Ferry recently changed its building code again, to require all property transfers to obtain an updated Certificate of Occupancy from the village. Irregardless of whether you own property that was built in 1912 or 2012; house, condo or co-op, you will be required to request the building department to inspect your property prior to any sale, to get what will now be called a CCO (Continuing Certificate of Occupancy). The fee will be $150. Currently, it will be good for 90 days after it is issued. Alternatively, you can wait up to 180 days after a successful inspection to get the CCO issued, at which time the 90 day clock starts. After that, a reinspection may be required for another $75 – $150.
This would appear to be a great new benefit for buyers of properties in Dobbs Ferry, to ascertain that the homes they are buying do in fact pass building department standards with respect to fire, safety and building codes.
On the seller side of the equation however, the idea that you would need a new CO for a home that already has an existing, building department issued CO, even if you’ve made no changes to the property, makes this sound less and less like a good thing for buyers and more and more like a new village transfer tax for sellers, once the costs of all the other possible fees are factored in. Especially if you need to bring a home up to conformity with current fire and safety standards as well as village records, which can often times be inaccurate.
There can be no doubt that this has the potential to open a whole Pandora’s box of issues for sellers of property in Dobbs Ferry. As a result, for any homeowner, this inspection needs to be addressed before a property is listed for sale.
For an unsuspecting seller, who perhaps has been living in a home for any number of years, to find out well after a deal with a buyer has been consummated, that their home does not match building department records or current fire and safety rules, even though it has an existing Certificate of Occupancy, this new change may be an abrupt awakening. That homeowner may need to hire an architect or plumber or electrician, with all the associated village permitting fees and possibly be required to bring certain updates before the various statutory boards in the village, taking valuable and expensive time away from a potential real estate sale. It remains to be seen how this new law will work out over time.
A PDF of the new law can be found here, from the Dobbs Ferry website: https://scottrosasco.files.wordpress.com/2012/04/home.pdf
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.
Ever since flat screen TVs became light enough to mount on the wall, everyone seems intent on placing them high above their fireplace mantles. Opinions vary on whether this contributes anything positive to the overall look of the room.There is something to be said, particularly in a very traditional looking decor arrangement, for a very modern TV, looking quite out of place above the fireplace. Additionally, mixing tech with fire isn’t always the greatest idea in the world from a practical standpoint. However if you are thinking about this placement plan, consider these tips from a few pros who have seen it all. http://www.apartmenttherapy.com/tv-above-the-fireplace-4-pro-tips-before-proceeding-164424
"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/
Although few would call the past few months here in the Rivertowns of Westchester County NY a real winter of any sort, Better Homes and Gardens Rand Realty of Dobbs Ferry is still delighted to present its annual Spring Events Guide, to inaugurate the almost imperceptible change in seasons. We have brought together over 100 local community events throughout the Hudson Valley. They are organized by region, and then by date, and we have also listed ongoing events in a separate section to make it easier to find great ways to enjoy the coming warmer season. For more continually updated lists of events, go to http://www.randrealty.com and look for our weekly events. For the full PDF see: https://dobbsferry-rivertowns.com/?page_id=2453&preview=true
With Spring 2012 right around the corner here in the Rivertowns of Westchester County NY, we are all starting to think about ways we can freshen up our real estate for the best possible look in the coming warmer months. A great idea to accomplish a new look without spending a lot of money, is to paint your front door a different color and then accessorize your entranceway to match the new color. Don’t just use any paint though. Use a full bodied porch enamel, deck paint. There are so many different styles of front doors in the charming villages of Dobbs Ferry, Hastings-on-Hudson, Irvington and Tarrytown that to try to pick the most ideal color for every unique door could take forever. Suffice to say that the possibilities for a great new look, in a short period of time, with a little elbow grease are endless.
“A quick color change can give an entryway a whole new look, but painting a door isn’t exactly the most fun job on your to-do list. We’re all for taking a shortcut, as long as it doesn’t mean more work down the road. And that’s when we hit the point in our lives where we were excited about door paint.
It turns out the key to painting a door in one easy step is to use…porch and floor enamel. This type of paint dries to a hard, colorfast, moisture and mildew-resistant surface. (All without needing a primer coat.) It’s ideal for front doors because the enamel dries to a super-strong coating that offers unparalleled protection against scratches. Once you paint a door with it, the color will stay bright and fresh-looking for season after season.
The caveat: Enamel dries to a very glossy finish. So if you aren’t a fan of the look, try an oil-based enamel, which has the same benefits of porch and floor enamel, but comes in eggshell finishes. Just be prepared for a slightly longer drying time.” http://www.stylelist.com/2011/10/23/paint-a-door-porch-floor-enamel_n_1027701.html?ncid=edlinkusaolp00000008
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 8, 2012 6:00 am by Scott Rosasco
A hardy group of Irvington NY souls plan to tempt fate and plunge into the Hudson River on March 3, 2012 at 11:30 AM to raise money for a variety of Irvington programs recently cut from the village austerity budget. After having the entire winter to get good and cold you can expect that to be one brave plunge. According to the National Weather Service, the March mean water temperature in that section of the Hudson over the past 10 years was 2.3 degrees Celsius or 36 F. The event is not limited to Irvington residents. You can sponsor your friends or volunteer to jump in yourself. The festivities will take place at the Matthiessen Park Beach in Irvington. A bonfire on the beach, heating tents and food and drink are expected. As of this writing there are 36 participants including the Mayor, village justice and at least three village police officers. For complete details on this great fundraising event go to: http://www.irvingtonplunge.com/
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 27, 2012 2:31 pm by Scott Rosasco
I grew up in an idyllic spot, directly adjacent to the 76 acre Dobbs Ferry Juhring Estate Nature Preserve, yet never saw much of any interesting wildlife. That all changed about 15 years ago. As more development in Dobbs Ferry occurred, particularly near areas of the Juhring Estate which had seen little previous human contact, more and more of the interesting, yet shy, wildlife population was pushed out to the borders of the Dobbs Ferry owned property. Now, I have a herd of deer sleeping on my front lawn at night. Wild turkeys brazenly walk down my driveway on Thanksgiving. A brown fox eats my neighbors garbage. Coyotes as well have been spotted in Dobbs Ferry and the Rivertowns. One report had a large one walking across Broadway, at the Hastings-on-Hudson border, recently.
The NY DEC put out an interesting bulletin that is required reading for anyone concerned about coyotes. In most cases it appears they are more afraid of us than we should be of them. Not always though. With winter upon us and the prospects for food in the “wild” diminished, the following excerpt might be something to take note of: “Owners of large and medium sized dogs have little to worry about. Coyotes, with an average weight of 35 lbs., know they are overmatched by large dogs and will yield part of their territory (your yard) to the dog. A confrontation may occur between a mid sized dog and a coyote. Such confrontations, however, usually do not involve physical contact between the two animals. The dog and coyote usually come to an understanding on whose territory is whose.
Owners of small dogs have cause for concern. The outcome of a confrontation between a small dog and a coyote will depend a lot upon the behavior of the dog. A coyote knows it is physically superior to a small dog and expects the dog to be submissive. Trouble occurs when a small dog does not submit to a coyote. The coyote will discipline the dog to correct its inappropriate behavior. This discipline will continue until the dog submits or is eventually killed.
Very small dogs, e.g., small poodles, are viewed by coyotes as easy prey and are at risk to be killed year round.” Read The Full Article at: http://www.dec.ny.gov/animals/6971.html
Posted on January 21, 2012 7:06 pm by Scott Rosasco
1820s home gets new life with beloved collections, new storage solutions and lots of natural light
HOUZZ.COM: In spite of an extensive renovation, this 1820s petite Cape in Vermont still maintains a petite footprint. “The house is quite small by today’s standards,” says Pi Smith, the project architect. “All of the spaces we designed are working really hard.”
The client had owned the home for 15 years, dreaming of and planning for a kitchen renovation for every one of them. While she waited, she filled her barn with collections in anticipation of the day they would rebuild, storing vintage plumbing fixtures, light fixtures, cabinet hardware and antique tiles, among other things. “Our client has a big interest in all kinds of design and has a really good eye; the project was a wonderful collaboration.”
Between creating storage solutions, squeezing as much functionality out of each inch as possible, letting in natural light, creating outdoor rooms, planning around the client’s beloved collections, this is one smart and dramatic transformation.
Full article and complete slide show at: http://www.houzz.com/ideabooks/1005795?utm_source=Houzz&utm_campaign=updates&utm_medium=email&utm_content=gallery8&w=518816
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 22, 2011 6:09 pm by Scott Rosasco
Dobbs Ferry Walgreens
At Tuesday nights Architectural and Historic Review Board meeting, the latest iteration of the new Walgreens building on Ashford Avenue was approved by a 4 – 1 vote. Occupying the spot of the former Brothers Market, G & L Deli and Off Broadway Restaurant, this caps a number of AHRB meetings where the scale of the building was changed from one story to two story to match the required village code for the Gateway Zone and the overall character of the building was substantially modified. What started out as more of a signature Walgreens, big box building, that one might see in the vicinity of the Central Avenue shopping corridor, was modified by the developers architects, in response to a variety of AHRB concerns, to graciously reflect both what is currently there now and also to incorporate what the AHRB expects to be a precedent for inclusion in other future Gateway buildings.
The overall look is meant to resemble several individual, articulated storefronts with fabric awnings and signage, much in the way storefronts in buildings on Cedar Street and Main Street are now articulated. In this case however it just so happens that the entire first floor is to be occupied by a single tenant. This matches the expectations of the recently adopted Dobbs Ferry Vision Plan. Materials consistent with the dominant buildings of the Gateway neighborhood have also been incorporated into the design, most notably a dark, somewhat more traditional looking brick. A substantial re-landscaping plan is also to be implemented for the parking lot areas, adjacent to the residential neighborhood.
While opinions may vary with respect to the benefits of the eventual tenant, it is clear that this new building has the potential to be a great new neighbor to the other buildings in the Gateway, both present and future and also to the existing character of the village of Dobbs Ferry as a whole.
Also see: https://dobbsferry-rivertowns.com/2011/10/10/dobbs-ferry-walgreens-site-plan-approved/
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 December 6, 2011 4:42 pm by Scott Rosasco
Better Homes and Gardens Rand Realty is delighted to present its annual Winter Events Guide, a listing of almost 100 local community events throughout the Hudson Valley. The events are organized by region, and then by date, and we have also listed ongoing events in a separate section to make it easier to find great ways to celebrate the season. For updated lists of events, go to http://www.randrealty.com and look for our weekly events guide. Have a great holiday season! For the full PDF see: http://www.randcenter.com/downloads/2011_winter_events_guide.pdf
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 November 3, 2011 8:50 am by Scott Rosasco
In an interesting turn of events, the timetable for the replacement of the Tappan Zee Bridge has been moved up, irrespective of the current state of the economy. Primarily because of its inclusion, as one of 14 other projects, on a fast track list by President Obama, it is expected to receive an expedited federal review and approval. Construction could begin as early as Spring of 2013. The current price tag for the new bridge is set at $5.2 billion.
The proposed bridge, carrying I-287 over the Hudson between Tarrytown and Nyack, would feature 8 lanes, 4 in each direction along with wider shoulders and bike and walking paths. One notable difference however between the new bridge in its current iteration and most of the previous proposals is the sudden lack of mass transit options. There are to be no Bus Rapid Transit or Commuter Rail Transit services included, for what now would seem to be a significantly scaled back project. This omission does not sit well with most elected officials or residents, who envisioned the mass transit option as a great forward thinking way, to alleviate what are expected to be ever-increasing traffic loads on the roadways and pollution concerns in an ever greener world. Granted, the mass transit options would at least triple the price of the bridge, but from the aspect of long-range planning, a concept perhaps not fully explored with the current deteriorating structure, this would seem to be a glaring omission. As always, it is still a mystery to all concerned as to the actual funding sources for the bridge. At the moment though, the more pressing concerns are to get the mass transit options back on the table.
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 25, 2011 3:31 pm by Scott Rosasco
This year Dobbs Ferry is sponsoring a Pet Parade in conjunction with their annual Halloween Trick or Treat Parade on Main Street. The pet portion of the parade starts at the corner of Chestnut Street and Main Street at 5 PM. The Trick or Treat Parade starts at 4 PM. You can find an application for your pet here: http://downtowndobbs.wufoo.com/forms/2011-dobbs-furry-halloween-pet-parade-registration/
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 10, 2011 12:01 pm by Scott Rosasco
The Dobbs Ferry Planning Board, by a 3-1-1 vote, approved the site plan for the proposed Walgreens to be located in the Gateway zone on Ashford Avenue during this past Thursdays meeting. During the public hearing portion of this application the board heard from residents who had concerns about traffic patterns that would be created or exacerbated due to the results of this proposal. One resident noted that all traffic leaving the site and wishing to head back east towards Ardsley will be required to drive thru local residential streets, such as Maple Street, Storm Street or Washington Avenue as opposed to using the main arterial road of Ashford Avenue. This is because no left turns will be allowed on to Ashford or Broadway from the site and thus there is no other way for vehicular traffic to travel east on Ashford. The planning board, rather than doing any planning, chose to ignore this unique opportunity to correct, what the board noted to be an existing problem and instead simply approved a project which, according to even the projects own traffic engineers, will cause an increase in traffic at that intersection to the extent of 25 cars per hour, at its peak.
Three more village boards will need to weigh in on this application in order for it to move forward. The Zoning Board, The Architectural Review Board and probably most importantly, The Board of Trustees. The Zoning Board meets the 2nd Wednesday of each month, the Architectural Review Board meets the 2nd and 4th Monday of each month and the Board of Trustees meets the 2nd and 4th Tuesday of each month.
Posted on October 6, 2011 1:34 pm by Scott Rosasco
A trail-long celebration of the Old Croton Aqueduct hosted by The Friends of the Old Croton Aqueduct. Saturday, Oct. 15th: Yonkers, Sleepy Hollow, Ossining Sunday Oct. 16th: Hastings, Dobbs Ferry, Irvington
SPECIAL GUEST! 3-time Grammy Award Winner, Tom Chapin, performs at The Keeper’s House at 15 Walnut Street in Dobbs Ferry on Sunday, Oct. 16 1pm-2pm. Other highlights include: Bash The Trash in Yonkers, Annie & the Natural Wonder Band in Hastings, Solar Punch in Sleepy Hollow, The Fair Haired Tinkers in Irvington, Aqueduct Weir Tours in Ossining and The Rivertowns Roll—a 25-mile group bicycle ride or 12-mile family ride along the OCA. For all AQUEFEST! locations and full program visit . www.aqueduct.org/
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 30, 2011 1:08 pm by Scott Rosasco
Celebrating its 9th year, the Dobbs Ferry, Ferry Festa kicks off at 1 PM and ends at 8PM. Featuring a wide assortment of village businesses showcasing their best, as well as outside vendors that run the gamut, from a variety of international foods, to rides and games for the kids (and some adults).
A number of bands will also be providing entertainment at various points along the venue for this, now traditional, end of summer event. They include:
Main Stage (intersection of Main and Cedar): Calypso, Bad Art, Hogiowl and DJ Antoinette Zappier.
Near Doubledays: Tramps Like Us (Courtesy of Doubledays).
Near Cedar Street Grill: The T Bone Shuffle(Courtesy of The T Bone Shuffle)
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 22, 2011 12:54 pm by Scott Rosasco
Better Homes and Gardens Rand Realty in Dobbs Ferry is proud to present its sixth annual Fall Events Guide, featuring almost 100 local community events going on this Fall, in all areas of the Hudson Valley and a special listing of ongoing events throughout the entire region. For the complete guide in PDF form go to:
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 18, 2011 6:41 pm by Scott Rosasco
While some may look down on IKEA kitchen cabinets, it is well known in the industry that these products are very durable, very budget conscious and relatively easy to install. While the boxes themselves are not often made of real wood, it is a fact that the materials that are used in their construction are the very same materials used by the higher end manufacturers as well. The only difference is the price, which IKEA keeps low by mass producing a limited number of sizes and a limited selection of sometimes less than attractive door fronts. A new company http://semihandmadedoors.com/ has now come up with the not so new idea of producing custom door fronts for existing or new IKEA cabinet boxes. You simply order your cabinets from IKEA, minus the doors, send the company your kitchen plans, from IKEA’s own kitchen design program or your own design plans and then wait for your doors to arrive separately. There appear to be quite a number of options available. This may go a long way towards getting the truly custom kitchen look you really want at a fraction of the price that you had expected to pay. For more information:
Posted on September 16, 2011 5:44 pm by Scott Rosasco
At this past Wednesday nights ZBA meeting a total of two variances were granted in Stop & Shop’s continuing efforts to slightly expand and completely renovate their store on Broadway.
One variance was to legalize what would have become a pre-existing nonconforming parking situation and the other was for a reduced amount of glazing, or storefront windows, from what village code requires. As a part of the presentation to the board, representatives from Stop & Shop also showed drawings of their plans to put approximately 40 additional parking spaces on the old Scott Chevrolet property, to provide ancillary parking for shoppers who may be interested in visiting Cedar Street stores or other parts of the downtown area, but not necessarily going to Stop & Shop.
This whole arrangement would appear to be a win-win for Dobbs Ferry, with both a renovated and convenient food store as well as sorely needed additional parking for the village business district.
Additionally, the 8 required variances (down from 11), for the proposed Walgreens store on Ashford Avenue, near the intersection with Broadway, are still being mulled over by the ZBA. The attorney for Walgreens notified the ZBA that even if it wanted to, the ZBA would be unable to grant or deny the variances until after the Board of Trustees weighed in on the proposed application, at their upcoming September 27 meeting.
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.
I grew up in an idyllic spot, directly adjacent to the 76 acre Dobbs Ferry Juhring Estate Nature Preserve, yet never saw much of any interesting wildlife. That all changed about 15 years ago. As more development in Dobbs Ferry occurred, particularly near areas of the Juhring Estate which had seen little previous human contact, more and more of the interesting, yet shy, wildlife population was pushed out to the borders of the Dobbs Ferry owned property. Now, I have a herd of deer sleeping on my front lawn at night. Wild turkeys brazenly walk down my driveway on Thanksgiving. A brown fox eats my neighbors garbage. Coyotes as well have been spotted in Dobbs Ferry and the Rivertowns. One report had a large one walking across Broadway, at the Hastings-on-Hudson border, recently.
Rivertowns Real Estate News 