This Fall and Winter..Avoid Water Damage!

After many years of working with buyers and being present in their inspections, I have learned how important it is to make sure your gutters are free of leaves and debris.

The purpose of the gutters is to take water away from your house. This is important because that same water, if not directed away from your house, can cause water problems at your foundation and possibly in your basement.

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The other issue that can happen during the winter, which did happened to me, is the gutters didn’t drain properly and held the water and froze. Somehow that water or ice backed up into the corner of my house and the water then seeped into the exterior walls and ran down two stories in the corner of my house, causing drywall damage.

img_2855I have lived in my home for over 14 years and I do have my gutters cleaned every fall but now I have to be even more diligent to make sure they are draining properly and not holding any water, freezing, melting and leaking back into my house.

As we prepare to enter into the cooler months, this would absolutely be a tip that I highly recommend to any homeowners, or soon to be homeowners. You will greatly appreciate skipping the headache and extra expense of fixing water damaged walls!

Happy Fall!

~ Debra

 

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The Yard Gods are Calling!

I work with many buyers moving to the Rivertowns from Manhattan. Often one of the first items on their new home “wish list” is a yard. They often comment “If I am going to leave the City and all it offers, I want a yard”.

I have the fortune of being the listing agent for an amazing Irvington property that has THE best yard in the area. 297 Riverview Road in Irvington, NY is a rare property. It has a flat fenced-in backyard with lush green grass, large enough to add a pool if that is your desire. The Rivertowns tend to be hilly so you don’t see a yard like this very often.

It is nestled adjacent to the Irvington Woods, a 400 acre nature preserve. The unrivaled location affords a walk to school and is just minutes to all Village amenities including the short commute into NYC via Metro North train. This elegant and well-maintained home sits at the crest of Riverview Road, one of the more sought-after locations in Irvington. Very private, perched above other homes and surrounded by mature trees.

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Over 6000 sq. ft. of living space consisting of 5-6 bedrooms, 6 baths and a full finished walk-out lower level. A fabulous great room along the back of the house is complete with a family room, wet bar and fireplace, breakfast room, open kitchen with a center island and high-end appliances – the perfect stage for great entertaining! Gatherings with your family and friends continue, as you step outside the great room onto an expansive bluestone patio and as I said earlier, a yard unlike any other – private, lush- THE best yard in the area!

Irvington Listing Benefits from Greenburgh Rec

A wonderful feature of my listing at 34 Shaw Lane, Irvington, NY is the option you have to take advantage of the Greenburgh Recreation Privileges.

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34 Shaw Lane is part of the Irvington school district, has an Irvington post office but is not part of the Village of Irvington.  It is part of Unincorporated Greenburgh.  Because of that, you have the option of the Greenburgh Rec Privileges.

You will often see “Greenburgh Recreation Privileges” listed on house listings in Irvington and people often wonder what that means.  The Rivertown Villages are part of The Town of Greenburgh  http://www.greenburghny.com/.  When you see “Greenburgh Recreation Privileges”, you have the option to use the facilities and programs that the Town of Greenburgh has to offer.  In the case of 34 Shaw Lane you also have lower taxes because you are not paying Village taxes.

One great example of a “Recreation” option is the Anthony F. Veteran Park.  It is located at 11 Olympic Lane in Ardsley, NY.  The park has 19 Tennis Courts, 7 Swimming pools including camp pools, children’s pools, play area and equipment for young children, basketball courts and handball/paddleball courts.  They have a great children’s summer camp as well.  You have to pay for some of the programs but a least you have the option to participate.  Many of the Greenburgh parks are free and accessible by the general public but some things are only available if you live in Unincorporated Greenburgh.

Guide to Programs, Activities and Services: http://goo.gl/5CyP2l

34 Shaw Lane: http://goo.gl/zdPnT9

Take a tour: https://goo.gl/0IahqY

A beautiful home, a sought after school system, so much space perfect for a large family.  Two master bedroom options and a full lower level living space with a separate entrance.  Call today and book an appointment to see this home.

Call Debra Goodwin 914.424.4518.

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.

~Debra

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

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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?

New Listing Alert: 140 N BROADWAY A-4, Irvington, 10533

NEW LISTING ALERT: http://goo.gl/Qugfwp Beautifully renovated Woodbrook Gardens cooperative apartment in the sought after, picturesque Hudson River community of Irvington, NY. Very light and bright, this unit is ready to move right in. Hardwood floors throughout, stainless appliances, elegant cabinets, custom back splash as well as a newly renovated bathroom.

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