Stone Mansion Overlooking Hudson River…In Yonkers!

GetMedia.ashx170 Shonnard Terrace – It’s not everyday that you get to step back in time to the late 1800’s! When that opportunity comes about, you would jump right on, right?

That was completely my mentality when asked to view a Yonkers’s mansion over the weekend. From the moment I made the appointment to view this house, I was anxious to see what we were in store for.

MLS Remarks: THIS HOUSE LITERALLY PAYS FOR ITSELF…. Magnificent stone mansion overlooking the Hudson River. Featuring 6 bedrooms, 7 baths, 11 fireplaces, this grand but very livable manor house also includes an octagonal Ballroom, uniquely detailed main Kitchen with Subzero/Miele/Garland appliances adjoins a Breakfast Room which in turn gives onto a formal Dining Room fitted with hand-carved French Rococo panels. On the ground floor, a marble Entry Hall opens onto an oak-paneled Living Room with an adjacent Conservatory as well as a charming Morning Room, Billiard Room, and upholstered Turkish Room/Library. Upstairs, the spacious Master Suite opens onto a marble terrace and a split-level Observatory with sweeping river views. Three additional beds/flexible-use rooms and 3 full baths complete the upper floor. The lower level houses laundry, wine cellar, storage rooms, staff quarters, a two-story 3-car garage, even a private chapel. Established film and photo location with a six-digit income.

9 GetMedia.ashx5 GetMedia.ashx56From the mother of pearl fireplace to the piano converted kitchen island, my clients and I were in awe! The view of the Hudson River was breathtaking – no wonder this property is location for many famous films and photo shoots.

Only 30 minutes from NYC – where else would you be able to step back in time like that!

~ Debra


The Irvington Children’s Center

Quality Before and After School Care

The Irvington Children’s Center is another great thing about living in Irvington, NY.  The Children’s Center is open before school from 7:30-8:30 AM and after school from 2:30 -6:30 PM throughout the school year.  It has been open since 1983 and is a licensed school-age childcare program for children ages 5-13 who live or go to school in the Irvington School district.  The school bus picks up children there in the morning and takes them to school,  then drops them off after school is out.

It is conveniently located at 15 N Broadway, Irvington, NY 10533.  It is in the rear of the St. Barnabas Church annex close to schools and part of the Village.

Children learn though play, they do arts and crafts, music and science. Sports are offered as well.  There is also a homework room available.

Check out the website for the fees.  The Children’s Center is a private, not for profit  corporation.  It is independent of the Irvington School District and funded by parent fees and private donations.

Phone: (914) 591-8182

Don’t Delay! Review your Assessment Today!

There is still time to meet with Tyler Technologies to review your initial assessment!


The Hudson Sprain Association of Realtors recently hosted an informational session for local realtors to educate everyone about the Town of Greenburgh, NY property reassessment.

Edye McCarthy, the Town of Greenburgh assessor, spoke and answered many questions about the process thus far and what will take place moving forward.  Her office number is (914) 989-1520.

Tyler Technologies was the company that was hired to reassess all properties in the Town of Greenburgh.  They did what is called a “mass appraisal”.  If you were to sell your home, would it sell for close to the assessed price Tyler has estimated?  If the value given to your property seems off, maybe assessed much higher that you could sell it for, then you should make an appointment to meet with Tyler and let them know there has been an error in their estimated value.

Call them at 1-800-273-8605 and make an appointment for your assessment to be reviewed.  It is not too late, you have until May 7, 2016 to meet with a Tyler representative.

Town of Greenburgh website:       

Tyler Technologies Website:

When you have your appointment set, it is important to go prepared with information that will help support what you feel is the value of your home.

  • Photographs showing the current condition of your property
  • Cost estimates related to improvements, damage or repairs
  • An appraisal from a licensed appraiser or current market analysis from a realtor no more than 3years old

If after meeting with Tyler, you still feel the value is not correct, you will have an opportunity to grieve your assessment with the Town of Greenburgh once the assessment roles are published.

Important dates to be aware of:

  • June 1, 2016:Tentative assessment role will be published by the Town of Greenburgh
  • June 1 & 2, 2016: Assessment notices will be mailed out
  • June 1-21, 2016: Informal process to review the new assessment, you can meet with Edye if you feel your assessment is incorrect
  • June 21- September 2016: Formal appeal process

You can call the assessor’s office with any questions you have at (914) 989-1520 or email them at

An Elegance Only Irvington Can Deliver: 28 Derby Lane

derby 28 Derby Lane is one of only four homes perched high on a private cul-de-sac, on over an acre of wooded property in sought after Legend Hollow in Irvington, NY. The Knickerbocker is one of the largest models complete with a grand foyer, lavish master bedroom suite, mid-level custom built library, double height living room with windows on three sides, elegant dining room with bay windows, chefs kitchen with breakfast room and cozy family room with beautiful stone fireplace. Covered porch and deck off the breakfast room with access to the back yard and pool area.

Just off the kitchen you will find a huge pantry, mudroom, laundry room and back stair access to a finished bonus room with bedroom, sitting area and full bath perfect for an in-law or an aupair suite. So much room to expand for your family and friends.

One of the really attractive features of the master bedroom suite is a 2 sided fireplace. You can gaze at the fireplace while you are relaxing in bed and you can also see up and into the lovely separate sitting room on the other side. The sitting room would make a great nursery or even a second home office. Custom his and her closets and lavish master bath in addition to the master bedroom and sitting area I just described, make this master suites one of the nicest and most complete I have ever seen. Enjoy seasonal views of Halsey Pond and distant Hudson River views from the master bedroom. Three additional family bedrooms, one with an ensuite bath and a Jack & Jill bath serving the other two bedrooms completes the second floor bedroom level.

There is also a walk out basement with a full bath, bedroom, exercise room and recreation area. Plenty of storage in the lower level as well. The house is simple, functional, yet elegant.

What makes living in Legend Hollow so special and unique? The neighborhood is set against a back drop of wooded conservation land, the fairways of the Ardsley Country Club, water features such as Manor Pond and a natural path to Halsey Pond. You will feel the sense of nature, peace, quiet and all the comforts of home that a Legend Hollow lifestyle has to offer.

Irvington, NY is one of the most picturesque villages in the Rivertowns. I have lived here for over 15 years and really love it. My children go to school in Irvington as well. It’s our home, it has a small town feel yet has such easy and quick access to the greatest city in the world, NYC. There are wonderful restaurants, parks and local theater. The Village itself is quaint and charming and is considered one of the most sought after places in Westchester.


East Irvington vs Irvington…What is the difference?

This question often comes up with people moving into the area. Your post office address is Irvington and your school system is Irvington but it is not part of the Village of Irvington so you do not have to pay Village taxes.

I recently listed a home at 33 Shaw Lane Irvington, NY which is considered part of in East Irvington, part of the unincorporated Town of Greenburgh. The benefits of this area are lower taxes because you don’t pay the Village tax. You also have access to the Town of Greenburgh pools and recreational facilities and which you would not have access to if you are part of the Village of Irvington. There are also great expanses of green space for you enjoyment.

East Irvington Nature Preserve is a great place to hike. It is just off Taxter Rd, here are a couple of links that give you a sense of the area and trails. There is also the Taxter Ridge Park Preserve in the area as well. It is over 200 acres of preserved open space.

This is a map of the Town of Greenburgh, you can see the unincorporated area is marked.


For your reference, here is a link for Town of Greenburgh parks, facilities and directions

~ Deb

Yes, Bidding Wars Still Exist!

ar134008445023868I recently closed on a property in Hasting-on Hudson, NY and one in Tarrytown, NY. Both had received multiple offers, the listing agents asked for highest and best offers (highest price and best terms) and these homes each received approximately 8-10 offers.

Just to give you a sense of why there is so much demand for these homes I will give you a bit of background on each of them.

The property in Hasting-on-Hudson was an old and charming Village home walkable to all. It was priced reasonably but because of the convenient location, the size of the property and the strong demand for homes in Hastings-on-Hudson, the property sold for almost 10% over the asking price and was appraised for over that. The house in Tarrytown was beautifully renovated, fairly close to the Village on a very nice piece of property. It also sold for about 8% over the asking price and appraised higher as well. Both Hastings-on-Hudson and Tarrytown are very hot real estate markets. Many people who are moving out of Manhattan or Brooklyn have heard that both of these communities, though very different, have a great Vibe!

My Hastings client was able to compete because of the price he offered but more importantly he was able to drop the one contingency that is usually in every deal, he dropped his mortgage contingency. (Buyers still may get a mortgage but the deal is just not contingent upon it.) What that means is that the buyer committed to buying the property whether or not he was able to get a mortgage. How does that benefit the sellers of this property? They didn’t have to worry about the deal appraising or the buyer getting a mortgage commitment, two elements of a deal where things can get complicated or even fall apart.

The terms are as important as the price offered. You do not have to drop your mortgage commitment to win a bidding war. I have had clients win a bidding war with a mortgage contingency. The deal I just closed on in Tarrytown was a case where I represented a buyer who did not drop their mortgage contingency but ultimately ended up with the house.

The first time around we did not get the house. We waited to see if the first deal the seller took moved forward. What often happens in bidding wars is that buyers fight for a house, they get the house and when the dust settles they have buyers’ remorse and back out. We were next in line and my buyers stepped up and got the house.

The best advice I can give, when it comes to bidding wars– be tenacious, patient and make sure you are working with an agent who knows the values in the area. You do not want to lose the house but you do not want to over pay either.

~ Deb


Keep Calm And Call An Agent! The Selling Process

The Process of Selling Your House and When Should You Call A Realtor


You have come to terms that it might be time to expand, down size or even relocate. Now what? Where do you begin? I am about to take you through a small process that will allow the anxious task selling your current home, pleasurable.

The first thing you should do is call a realtor, this will save you time and money. They have the resources you will need to make this transition a smooth as possible

  1. To begin the process you need to clear out and create space. Go through the house and throw away, give away or store items that are taking up space or detracting from the space you are trying to sell. This could take weeks so start early!
  2. Determine what repairs need to be done; maybe your house needs a fresh coat of paint inside and out or maybe just a few touch ups. You may need to hire a contractor and they are usually booked weeks in advance as well.
  3. Set a budget so you have something to work with. Nobody wants to spend money on a house they are leaving, but not spending something now to put your best foot forward is foolish. Consider how much one more month on the market will cost you in terms of taxes and carrying costs, or the lost money if the house doesn’t sell and you have to reduce the price.
  4. Do you need to stage any rooms in your house to make it more appealing to your target buyer? Remember you only have one chance and just a few seconds to make a good first impression.
  5. You may need a yard clean up or add landscaping depending on the time of year. Curb appeal is very important for that first impression.
  6. Make sure you have professional photos taken, the majority of all home searches begin online and that is where you will want to get buyer’s attention.

Once the listing of your house is active and on the local Multiple Listing System (MLS), your realtor will hold a broker open house to expose the house to the local broker community.

In general, the weekend following the broker open house a public open house is scheduled. Public open houses are optional, depending on the house, the location and how you as the owner feel about it.

The marketing plan is now put in place.

Hopefully you will get an offer quickly, it can be a fairly quick negotiation or it could even take up to a week.

Once you have an accepted offer, the buyers will do an inspection.

Your attorney will send out the contracts to the buyer’s attorney, this could take a week, it just depends on how quickly everyone does their part.

The buyers sign, the sellers sign and now you are “in contract” which can also take about a week. You have a fully executed contract so your buyer now will be able to start their mortgage process. This could take 60-90 days.

Now that you have a signed contract you can move forward to buying or renting another place to live.

Almost everything is negotiable so remember having an agent that is your advocate and who negotiates for a living is critical. Planning ahead and meeting with an agent months before you think you want to sell will save you time and money.

Thinking of selling?