• 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.

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  • Park Hill Terr, Dobbs Ferry SOLD!

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  • Secor Road, Hartsdale SOLD!

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  • Virginia Ave, Dobbs Ferry SOLD!

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  • Temple Rd, Dobbs Ferry SOLD!

  • 17 Kent Avenue, Hastings SOLD!

Hudson Valley Home Sales Rise While Inventory Falls

Total-Residential-Sales-2017-Q1
From Real Estate In-Depth

WHITE PLAINS— High sales rates, a sharp decline in inventory, and an uneven pattern of price increases across the region marked 2017’s first quarter entry to the real estate market recovery of the past five years, according to the recently released “2017 First Quarter Residential Real Estate Sales Report for Westchester, Putnam, Rockland and Orange Counties, New York” report authored by the Hudson Gateway Multiple Listing Service Inc. Realtors participating in the HGMLS, a subsidiary of the Hudson Gateway Association of Realtors, Inc., reported a grand total of 3,700 closed transactions in the four-county region during the first three months of 2017, a 9.1% increase or 309 units more than last year’s first quarter results. The closings largely resulted from sales and market activity during the winter months of 2016 and early 2017, and comprised single-family houses, condominiums, cooperatives and 2-4 family houses……….

Read the Full Article at: Hudson Valley Home Sales Rise While Inventory Falls

Rising sales and rising prices, coupled with low inventory, makes this a great season to sell your home. If you are thinking of selling, either Email Me or call me at 914-960-3837

5 Rivertowns Schools Ranked In The Top 100 For NY

Hastings High School

Hastings-On-Hudson Schools

According to the annual Niche.com report for 2016, the Ardsley, Dobbs Ferry, Hastings-on-Hudson, Irvington and Tarrytown school districts were ranked among the Top 100 Schools in New York State. The highest ranking Westchester school was Rye, coming in at #2. Ardsley was ranked at #12, Hastings-on-Hudson at #28, Dobbs Ferry at #38, Irvington at #42 and Tarrytown #58.

The full 2016 report from Niche.com can be viewed here:

The Top 100 New York State Schools

Also, see last years article on the same topic:

Rivertowns Schools Score In The Top 100

Rare 3 Bedroom, 2 Bath Luxury Dobbs Ferry Co-Op $379,000

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Located in one of the most convenient spots in the charming river town of Dobbs Ferry NY, this 1,300 sq.ft residence is sure to please. With 3 bedrooms and two full baths, it has enough space for everyone to take advantage of the award winning Dobbs Ferry school system. Gleaming hardwood floors and an open layout with three exposures makes this corner unit a breezy and airy retreat year round. The master bedroom overlooks the woods and bucolic Wickers Creek, offering privacy and serenity. A covered balcony off the living room creates pleasurable alfresco dining. Literally across the street from some of this river villages most talked about restaurants, including Sushi Mikes, Sams, Harpers and The Cookery. A five minute walk to the Metro North train station and a quick 35 minute commute to Manhattan makes this residence hard to resist.
Open House: Sunday May 10, from 12 PM – 2 PM. Or call me for a private showing appointment. 914-960-3837 cell.

SOLD

Link to Dobbs Ferry Schools Website: www.dfsd.org

Link to Village of Dobbs Ferry Website: www.dobbsferry.com

Link to Dobbs Ferry Train Station Information: www.iridetheharlemline.com

How To Hire The Right Architect

Few things are more exciting than building a new home or watching your old one change before your eyes. And the person who will affect the outcome of your project the most is usually the architect. His or her plan will dictate the ultimate appearance and function of the home, as well as the financial costs and emotional toll involved in its construction.
The client-architect relationship is very personal, involving discussions of your habits, your hobbies, your tastes, and even your relationships. So you want the choice to be right. The suggestions that follow will help you analyze the personality, design strategy and communication skills of your candidates. Ultimately, you want to find the architect who’s right for your situation, for your budget and for you.
See the full article at: http://www.houzz.com/ideabooks/22038031/w/sid=1/list/How-to-Hire-the-Right-Architect

Great Dobbs Ferry Colonial $499,000

21 Temple Road, Dobbs Ferry

21 Temple Road, Dobbs Ferry

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New to the market, this Rivertowns residence offers great bones at a great price. Situated on a quiet residential street the solid 4 bedroom center hall colonial, with 2200 sq.ft. of living space is a wonderful opportunity.
Featuring the open floor plan prefered by todays lifestyles, it boasts a spacious living room, dining room, eat-in-kitchen and powder room on the first floor. A master bedroom suite on the second level runs the full width of the house and features a huge walk-in-closet and a full bath. There are 3 more family bedrooms and a full hall bath on this floor. The lower level offers a large family room with another full bath, laundry and a door out to the private patio. Gleaming hardwood floors and a 1 car garage complete the picture. Currently the least expensive 4 bedroom colonial for sale in the Rivertowns.
Call me at 914-960-3837 for a private showing or EMAIL ME

View the full listing here: DOBBS FERRY COLONIAL $499,000

LINK TO DOBBS FERRY SCHOOL INFORMATION

LINK TO VILLAGE OF DOBBS FERRY INFORMATION

JUST REDUCED TO $490,000

OPEN HOUSE Sunday April 7 From 1 PM – 3 PM

SOLD

Rivertowns Real Estate Turning Into A Sellers Market

Courtesy: National Association of Realtors

Courtesy: National Association of Realtors

A recent article in the Wall Street Journal appears to confirm some of the more hyper-local activity that we have been noticing here in Westchester and the Rivertowns. Sellers are gaining the upper hand once again in the sale of their homes. Due to a low inventory, which can be traced to a number of reasons, homeowners are often picking and choosing between multiple offers on their homes. It goes without saying that if you have multiple offers on your home, within two weeks of listing, some of those offers are likely at or above the full asking price. I have had experiences in the past two weeks, of my clients bidding against other buyers, where the  full asking price was just not enough. In these cases, buyers who have the full purchase price or more available in cash, are able to forgo the mortgage process and are often the winners. These are not foreclosed, short or otherwise distressed sales. Simply homes which show very well to prospective buyers and are perceived to be a good value in a given price range, currently well over $1,000,000 in that market. This trend is not unique to any particular price point though. In the village of Dobbs Ferry, in the Rivertowns, I have another listing at a significantly lower price point of the market, currently in contract for just slightly less than full asking. Back up offers have come in, even after it is made clear to prospective purchasers that binding contracts of sale have already been signed with other buyers. These back up offers are at full asking, hoping for a failure of the current buyers, so they may gladly take their place in the process. There are other accounts of this at all levels of Rivertowns real estate.
Whether this is a  temporary blip in the market, until inventory or interest rates rise or a more prolonged phenomena remains to be seen. The short story for sellers though, may be to not wait until the traditional spring market starts in April and instead to list now while this situation still exists. Read the full Wall Street Journal article at: http://blogs.wsj.com/developments/2013/02/21/housing-its-becoming-a-sellers-market/?mod=WSJBlog&utm_source=feedburner&utm_medium=feed&utm_campaign=Feed%3A+wsj%2Fdevelopments%2Ffeed+%28WSJ.com%3A+Developments+Blog%29

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Try Porch Paint For a New Front Door Color This Spring

Front Door Repaint
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

Winter 2011/12 Hudson Valley Events Guide

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

Online Valuations of Real Estate are Often Wrong


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

Ferry Festa in Dobbs Ferry, Saturday October 1st

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)

For more information, go to:

www.ferryfesta.com

A Vendor Application Can Be Found Here:

http://4182265384527777586-a-1802744773732722657-s-sites.googlegroups.com/site/ferryfesta/2011FerryFestaVendorApplication.pdf?attachauth=ANoY7coNyZiD1S1FZ7gqKWJ-u9hae-g5iWUJx4DqnskbJ_Xmg5wzuljVKbkNUMgIfEQQdceomxPtgyASTfvC7PVs-2ktq3X_XH__LO6BMQZugpith_TihIMvBQ7Lit7gcCm9OLIHuk0su_Mh2q5HkVjDm8VSjbBxy8XM2-dffaXEWfdusPPAXx0MhmGHUN93LRoAjb_t4h4PHEFpN99zf0-LrhdiUDPG3kxoFaIuCm1qmP6hSNvwPNE%3D&attredirects=0

Tips For Purchasing A Foreclosed Property


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.

http://www.bobvila.com/articles/1471-10-things-to-consider-before-buying-a-foreclosed-home/pages/1

Ferry Festa in Dobbs Ferry, Saturday October 1st

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)

For more information, go to:

www.ferryfesta.com

A Vendor Application Can Be Found Here:

http://4182265384527777586-a-1802744773732722657-s-sites.googlegroups.com/site/ferryfesta/2011FerryFestaVendorApplication.pdf?attachauth=ANoY7coNyZiD1S1FZ7gqKWJ-u9hae-g5iWUJx4DqnskbJ_Xmg5wzuljVKbkNUMgIfEQQdceomxPtgyASTfvC7PVs-2ktq3X_XH__LO6BMQZugpith_TihIMvBQ7Lit7gcCm9OLIHuk0su_Mh2q5HkVjDm8VSjbBxy8XM2-dffaXEWfdusPPAXx0MhmGHUN93LRoAjb_t4h4PHEFpN99zf0-LrhdiUDPG3kxoFaIuCm1qmP6hSNvwPNE%3D&attredirects=0

Mortgage Rates Lowest in 50 Years

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

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