The Landing Lifestyle | Dobbs Ferry, NY

Dobbs Ferry, NY is a village located on the eastern shore of the Hudson River, 20 miles north of Manhattan and part of the Town of Greenburgh. In that village you will find The Landing in Dobbs Ferry, an enclave of attached single family homes or townhomes. It offers a very carefree vacation-like lifestyle. It is a great community with a pool, tennis courts and clubhouse. The exterior maintenance, snow removal and landscaping are all taken care of for you.

It is a great commute to Manhattan, beautiful, convenient and relatively quick. Just walk or drive from your home at The Landing to the Ardsley-on-Hudson train station, just minutes away. Board the Metro North Hudson Line and enjoy the beautiful views of the Hudson River as you travel south about 40 minutes to Grand Central.

You can also enjoy the Old Croton Aqueduct path that is at the entrance of The Landing complex. The Aqueduct is actually a park that connects all of the Rivertowns together. It was once the pathway for the NYC water supply that flowed from the Catskills to New York City.

Downtown Dobbs Ferry has an array of different shops and restaurants for every occasion. On Cedar Street check out the Dawg House for a delicious and exotic hot dog, Tomatillo for a fresh Tex-Mex option. The Parlor has spectacular pizza and The Cookery is amazing as well, just to name a few. Half Moon is another Dobbs Ferry option along the Hudson River and has a patio where you can enjoy a great meal, good company, and beautiful sunsets with the Manhattan skyline in the background.

Dobbs Ferry has a special service that not many other communities have, a community shuttle that will give you a ride home from the train station during the evening commute. It is run and managed by the Dobbs Ferry Police and it adds to the great sense of a small town community you experience in Dobbs Ferry.

Other Dobbs Ferry assets include a community pool at Gould Park, an 8 acre park located on Ashford Avenue. In addition to the pool it includes a basketball court, playground, softball/baseball field, football/soccer field, volleyball net and bathroom facilities.

Additional Park Options:

Juhrig Park is another wonderful park, a 75 acre pristine nature preserve which offers residents an area for biking and hiking.

Memorial Park is at 105 Palisade Street. This 3.5 acre park contains a basketball court, playground, wading pool, little league field, bocce ball court and bathroom facilities.

Waterfront Park, the most recently updated park, is a 10 acre recreation area overlooking the Hudson River containing a playground, covered stage, fishing pier, bathroom facilities, exercise equipment, boat dock and picnic area.

Additional School options:

In addition to the Dobbs Ferry public schools, The Masters School is a coed day and boarding school for students from fifth through twelfth grade. It is located on a majestic 96-acre campus, just 12 miles from Manhattan.

One of Mercy College’s campuses is located in Dobbs Ferry. Mercy was founded in 1950, and is currently home to over 5,000 full-time undergrads and over 11,000 part-time and commuter students. With strong NCAA Division II sports teams, Mercy brings another sense of community to the already unified Dobbs Ferry.


Closing Costs to Consider When You Are Buying or Selling a Home

Your bank and attorney will give you more accurate numbers but this is a start just to get a sense of what some of the costs are.

Don’t be overwhelmed, just take it one step at a time. Your agent, your mortgage/bank contact and your attorney will be there for you as you navigate the home buying process.

Approximate Buyer’s Closing Costs:

  • Appraisal Fee: $400-$1,000
  • Bank Attorney Fee: $500-$1,000 (In some cases your attorney can act as the bank attorney and save you a bit of money)
  • Bank Application Fee, Origination Fee & Processing Fees: Could be as much as $200-$500 for each fee
  • Buyer’s Attorney Fee: $1,200 – $2,500
  • Real Estate Taxes: Prorated based on what has already been paid by the seller, you pay back the seller or escrow money for the upcoming taxes.
  • Mortgage Tax: 1.05% of the Loan amount in Westchester County
  • Mansion Tax: 1% of purchase price on properties over 1 million dollars. $ 1.2 Million dollar property would owe a $12,000 cost at closing.
  • Title Insurance Expenses: Approximately .6% of the purchase price (Includes searches, endorsements & recording charges)
    • To give an example of title insurance costs, a 1 million dollar purchase has an owner’s policy rate of $4,508 and with an $800,000 mortgage at the time of the purchase would have a lenders policy also paid by the buyer of $931.
  • Survey Costs: If the seller does not have a current survey the buyer will need to have one done at a cost of $600-$2,000.
  • County Recording Charges: $350-$650
  • Other Expenses: The lender will require a full year of insurance. Property Insurance $750-$1200 depending on the size of your house, may need flood insurance which would be an additional expense.

Approximate Seller’s Closing Costs:

  • Transfer Tax: $4 per $1,000 purchase price for NYS.
    • NYC, Mt. Vernon, Yonkers & The Hamptons have a higher amount
  • Realtor Commission: Usually is 5-6% of the selling price of the property.
  • Recording Fees: The mortgage satisfaction fee is approximately $95 per mortgage
  • Legal Fees: $1,200-$2,500
  • Title closer fee for paying off any mortgages: The range is $175-$300 depending on the title company/closer.

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.


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


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.


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.


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  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:

34 Shaw Lane:

Take a tour:

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.

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

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