Westchester County New York Real Estate Blog

33 Lawton Avenue, Hartsdale, NY 10530

Open House

Sunday, December 6, 2009 1pm-4pm

Virtual Tour

MLS # 2934909

$679,000

Market Information Scarsdale, New York 10583

The 10583 zip code in Westchester County is the zip code for Scarsdale, New York.  There are two Post Offices for this zip code, one in the Village of Scarsdale and another on Central Avenue which is an Annex.  This zip code covers the Town/Village of Scarsdale and then there is the Scarsdale PO as it is known which covers areas in New Rochelle, Greenburgh, White Plains.  There are several school districts where the address of a property can be in Scarsdale but the property is not in the Scarsdale School District but could be in the New Rochelle, White Plains, Ardsley, Greenburgh or Edgemont districts.

These statistics cover all of the propeties with a Scarsdale mailing address (Town/Village or Post Office):

Single Family Homes for Sale Active as of November 1, 2009:   211 this includes 29 which are in Conditional Contract which are considered active until contingencies are met.

Single Family Homes Pending (all contingencies met) as of November 1, 2009:  23

Single Family Homes Sold in November, 2009:  10

In past years the number of solds in November of each year:

             10 Sold in November 2009

             12 Sold in November 2008

             33 Sold in November 2007

             27 Sold In November 2006

             25 Sold In November 2005

             30 Sold in November 2004

The number of days on the market for the houses sold in November was 157 and there is a 22 month back up of inventory.  These numbers indicate that this zip code is still a very strong buyers market.  

Judge Sets Aside Couple's Mortgage

There is a reason that I constantly hear complaints about FOX News.  This afternoon FOX reported a story about a Judge who set aside the mortgage of a New York couple blasting the bank and calling their behaviour "abusive, repugnant, shocking and repulsive".  The problem with the segment was that the panelists did not explain accurately the story of this New York couple and speculated as to why and if the Judge was within his rights to erase a mortgage.  It was necessary for me to go to the internet to get the story and here it is. Kudos to this judge.  

33 Lawton Avenue, Hartsdale, New York 10530

 

 

An Elegant Victorian with loads of space and original details,  The exterior is repointed stone and there are tin ceilings, moldings, wood floors, and an original pocket door. First and Second floors are approximately 2900 sq ft, the bonus room on the 3rd floor is an additional 600   sq ft and there is a basement which is also useable.  Built in 1906 there are 10 ft Tin Ceilings throughout the first level and you can see the beauty of the ceiling in the picture of the living room ceiling above.  The second floor ceilings are 9ft and also tin.

This property sits on a double lot with beautiful, private, flat property.  Four bedrooms, 2 and a half renovated baths, a large deck off the kitchen for grilling and a ten minute walk to the Hamlet of Hartsdale and the Metro-North train to New York City, a 35 minute ride. Express bus on the corner.

There will be a public Open House on December 6th from 1pm-4pm.  The price is $679,000.  

Market Statistics, Hartsdale, New York 10530 November 24, 2009

On September 2, 2009 I published housing statistics about Hartsdale, New York and the most significant change has been the number of days on the market, houses are staying on the market longer now than they did in September.

Between March and September 23 single family houses sold in the 10530 zip code.  The average price was $587,304 and the median price was $559,000.  The average days on the market was 140.

Between June and November 20 single family houses sold in the 10530 zip code.  The average price was $583,575 and the median price was $545,750.  The days on market was 182.

                                   

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Is Your Listing Correct?

In this market there are several reasons that a house might not have sold. Overpricing is the one you hear about overwhelmingly.  Seller's complain about their agents rather than lower their price, buyers are really fussy and have lot's of choices, main street, not the right school district, corner property, too much work needs to be done, taxes too high and a myriad of other reasons not to buy a particular house.

There is currently a house on the market in Westchester County that is on the MLS and is listed as being in the wrong town.  The house is actually in such and such and is listed as being located in a completely different town.  I have watched the listing on this house for a long time, I have watched price reductions, I have watched it being withdrawn from the market and come back on the market still in the wrong town.

This house is listed by an out of area broker which is not necessarily the problem, the problem is that this particular broker is doing a bad job, a real disservice to this seller who I am quite sure hasn't got a clue that this is the problem.  The house is now priced quite well and would sell if only the buying public could find it.

 

                                   

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^{Copyright 2009, Miriam Bernstein and Westchester Real Estate Blog, All Rights Reserved}

33 Lawton Avenue, Hartsdale, New York 10530

My newest listing is a beautiful Victorian built in 1906, in the Hamlet of Hartsdale in the Town of Greenburgh.  This home is very large with just under 3000 square feet on the first and second floors plus a bonus room of about 850 square feet and a large and useable basement.  A very large house that is solidly built with a repointed stone exterior.  The ceilings are 10 feet high on the first floor and tin. Other original details include tin ceilings throughout, wood floors, pocket doors.  House is updated, electric, roof and conversion to gas within the last five years.  Property is landscaped and private all the way around.  Walk to the Hartsdale train/shops.  35 minutes to NYC and express bus on corner.  Convenently located in mid Westchester County 10 minutes to White Plains with world class restaurants and shopping, 10 minutes to Scarsdale a Village with boutiques and sidewalks and then there is Central Avenue which runs from WHite Plains to Yonkers and contains big chain stores and specialty food markets.

This is one of a kind and lots of space for the price!

Asking price is $679,000.  MLS Number is2934909

Licensed? What Does it Mean....

This past week I took a course sponsored by the National Association of Realtors(r) on "Short Sales and Foreclosures" which is the first step toward the Certification SFR Short Sales and Foreclosure Resource.  This course was one day and was loaded with all kinds of helpful information so that I can advise homeowners appropriately if they are considering a short sale or headed toward foreclosure.  There was a lot of information about what we real estate agent should not do.

The course was taught by Randy Templeman who was great, enthusiastic and knowledgeable.  We agents need to take continuing education to maintain our licenses and when the instructor is boring or stumbles it is painful to sit through these classes and thankfully that was not the case here.

Getting the license is not difficult but educating yourself and getting experience is what makes the difference which is why after 17 years I continue to take classes and learn.

A quote from Mr. Templeman's website:

Select your Realtor as carefully as the home you buy!  It does make a difference.  Realtors are licensed by New York State.  New York also licenses drivers.  Does that make everyone a good driver?  The choice is yours.  Choose wisely. 

House Rental in Scarsdale, New York

Just Reduced from $4,750.00 to $4,450.00 Fully Available!

MLS# 2926232

Call 914-907-1922

I have a house rental in Scarsdale, New York.  The last tenant lived in the house for over two years and moved out this past weekend.  The house was difficult to show because of all of their stuff but all of it is gone now.  The house has a large living room, a formal dining room and a very large oversized first floor den.  The kitchen is eat in and the laundry is on the first floor.  There is a master bedroom and bath plus three other bedrooms and a hall bath.  There is a powder room. It is steps to the Village of Scarsdale and about a three minute walk to the Scarsdale Train Station an it is a 32 minute train ride into New York City.  How great is that!

REALTOR Code of Ethics And Agency Disclosure, New York

There is a Realtor Code of Ethics which is a National Code for real estate agents who belong to the National Association of Realtors.  Do all agents belong to the NAR?  No they don't.  Are agents bound by the Code of Ethics if they are not a member?  No they are not. In New York state these are the definitions you need to know:

These three terms are New York State Licensing terms.  New agents need to take the salesperson class, pass a state licensing test, affiliate with a broker (office) and then they can begin to sell real estate in New York State.  After 2 years under supervision of a Broker a Salesperson can take more classes, pass another state licensing test and become a Broker.  If an agent licensed as  Broker decides not to open their own office but work under the auspices of another broker they are an Associate Broker.

1.  Salesperson

2. Associate Broker

3. Broker

Then there is the Code of Ethics for those agents who become members of their local and national associations. The Code of Ethics governs the ethics and how real estate agents are bound to behave. 

Then we have Agency Disclosure Form which governs our interactions with the public.  If you are a buyer we can be your agent, if you are a seller we can be your agent.  We need to discuss, disclose and decide with each client or customer what our role will be.  

Then we have rules about entering information onto the Multiple Listing Service.  Then each office has rules. Then there are Fair Housing Rules.  There are a lot of rules to know and follow.  A lot.  Each state is different so if you are relocating from a different state it is not the same here.

New Home Deduction

From the National Association of Realtors, needs Presdient Obama's signature but this is what it looks like:

Market Stats

	Miriam Bernstein's Real-time Real Estate Market Profile
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	ARDSLEY Real Estate Market (10502) Median Price Subscribe to my ARDSLEY Market Intelligencereport for weekly neighborhood trends. Average Days on Market Subscribe now to learn dozens of ARDSLEY real estate trends and other important market measures! Inventory Subscribe to my ARDSLEY Market Intelligencereport for weekly neighborhood trends. Median Price Per Sqft Subscribe now to learn dozens of ARDSLEY real estate trends and other important market measures! CHAPPAQUA Real Estate Market (10514) Median Price Subscribe to my CHAPPAQUA Market Intelligencereport for weekly neighborhood trends. Average Days on Market Subscribe now to learn dozens of CHAPPAQUA real estate trends and other important market measures! Inventory Subscribe to my CHAPPAQUA Market Intelligencereport for weekly neighborhood trends. Median Price Per Sqft Subscribe now to learn dozens of CHAPPAQUA real estate trends and other important market measures! HARTSDALE Real Estate Market (10530) Median Price Subscribe to my HARTSDALE Market Intelligencereport for weekly neighborhood trends. Average Days on Market Subscribe now to learn dozens of HARTSDALE real estate trends and other important market measures! Inventory Subscribe to my HARTSDALE Market Intelligencereport for weekly neighborhood trends. Median Price Per Sqft Subscribe now to learn dozens of HARTSDALE real estate trends and other important market measures! SCARSDALE Real Estate Market (10583) Median Price Subscribe to my SCARSDALE Market Intelligencereport for weekly neighborhood trends. Average Days on Market Subscribe now to learn dozens of SCARSDALE real estate trends and other important market measures! Inventory Subscribe to my SCARSDALE Market Intelligencereport for weekly neighborhood trends. Median Price Per Sqft Subscribe now to learn dozens of SCARSDALE real estate trends and other important market measures!

The Best of Both Worlds

At RE/MAX we have the best of both worlds.  RE/MAX International is a network of close to 95,000 agents around the world but each office is independently owned and operated which means the owners of your local office are local in your community.

It also means that dual agency doesn't attach because you are using a RE/MAX agent as your buyer's agent and you are buying a property from a RE/MAX office unless it is the same RE/MAX office. If I am your buyer's agent and I am affiliated with RE/MAX in Scarsdale and you are interested in a property listed with the RE/MAX office in Harrison or Yorktown I can still work as your buyer's agent.  I do not become a dual agent or designated dual agent.

A win win for you the consumer.

Are Real Estate Teams a Good Thing for the Public?

This article about Real Estate Teams appeared in the New York Times this morning.  The article says that real estate teams takes a cue from medical practices which is a bit of a stretch.  In a medical practice if you go to your internist (the broker) and he refers you to another specialist in his office that individual is a trained and boarded specialist in his own right.  In real estate teams the individual you are handed off to is often new to the business and learning. I often think about forming a team the problem is that I then think about how I would feel about hiring a broker, developing a rapport and understanding with that person and then not continuing the conversations with that person having someone else relay messages to that person, or having to repeat and explain things to another person when I thought that I had an understanding with the broker.  This article explains that one of the reasons for a team is to have someone always available for issues that a buyer or seller might need to discuss, well I am always available by cell, instant message and by email.

This is another way of selling real estate that I am sure works for certain buyers and sellers and brokers it is just not the way I choose to do business. It is a way for brokers to fluff up their sales numbers so when you see an agent sold 6 trillion dollars of real estate for the year that includes the broker and their entire team.  Don't forget about agency laws as well.  When you call a listing broker off an ad and they then assign you to one of their buyer's agents that is a designated dual agency situation if you are interested in their listing.  Would you be better off with your own buyer's agent? Ms. Claymen's quote in the article is exactly the problem a team member available is not the same thing as the broker being available.   You might be working with a brand new agent under the auspices of the broker name which is fine as long as it is disclosed.  Disclosure is always key so the consumer can make up their own minds. The definition of dual agency and designated dual agency:

Section 1. Subdivision 1 of section 443 of the real property law is amended by adding two new paragraphs i and j to read as follows:

i. "Dual agent" means an agent who is acting as a buyer's agent and a seller's agent in the same transaction. 
j. "Designated sales associate" means a licensed real estate salesman or associate broker, working under the supervision of a real estate broker, who has been assigned to represent a client when a different client is also represented by such real estate broker in the same transaction.

"Indeed, many sellers with only one agent worry about getting lost in the shuffle, said Elaine Clayman, a broker with Brown Harris Stevens in Manhattan who oversees an eight-member team, one of the first formed in the New York area.

“Clients tell me, ‘I met the broker, I liked the broker, but I never heard from the broker again,’ ” said Ms. Clayman, who started her team almost a decade ago and often serves as a role model for newer team leaders. “Someone should always be available to hold the client’s hand.”

To read the entire article, here.

Time Change This Weekend, November 2, 2009

Why do brokers post the time change on their websites and blogs? We post it because of all the Sunday mornings over the years where buyer's or seller's have been late for their appointments because they forgot to change their clocks.Have had it happen more than once. This is posted in the hopes that buyer's will remember to change their clocks before they go to bed on Saturday night and will be on time Sunday.