The Broadlawn Complex:

The complex consists of  garden style units surrounded by formal  gardens that including  Pergola and  barbecue area.  Built in 1928, the Broadlawn is know for its Old-World charm and architectural details.  Most of the units at the Broadlawn have  two bedrooms.  Many include such wonderful amenities as fireplaces and  balconies overlooking the formal gardens.  Ground floor units often have private patios.   Many units are duplexes.  The ground floor units tend to be simplexes with patios while the upper floor units are generally duplexes. The Broadlawn was able to forgo raising its maintenance fees last year – which speaks well to its financial stability.  The interior hallways have just been given a facelift and they are also in the process of creating a fitness room on the premises.  All of these are positive steps for the owners and are signs of a thriving community.

The Broadlawn – White Plains – Sales History:

The current sales prices reflect the market correction which has been difficult for all sectors of the housing market.  However, the Broadlawn has held up very well in spite of downward pressure on the coop market.   Median sales prices are down 17% from their highs in 2006  of $348,000 for a 2 BR unit  to a median price of $290,000 in 2011.  1 BR units are less common in the complex and more difficult to evaluate.  Units on the first two levels are generally simplexes while units on the 3rd level are duplexes.  Pricing varies with respect to condition, the presence or absence of a fireplace, balcony or patio.  Some units are “fixers” but the fact that they have been selling fairly well in spite of this market speaks well to the stability of the complex.

The charts below show the pricing history and the sales volume history.  As prices dropped in 2011, sales volume increased sharply.  This is a good sign that the “sweet spot” for pricing has been reached.  Although sellers need to be realistic, the increase in volume indicates that buyers should not be greedy.  Inventory as of the end of 2011 has less than six months of inventory – making this a balanced market.

For the Latest Information On Sales and listings at The Broadlawn:

For the latest on sales stats and current listings  -  feel free to contact  me by phone – (914-374-5529) or email – (Ruthmarie.Hicks@gmail.com) or  you can simply fill out the form below – whichever method you prefer.  Don’t worry  – I do not sell, spam, or otherwise abuse your information!

© 2011 – Ruthmarie G. Hicks – http://thewestchesterview.com – All rights reserved.

As White Plains NY condos go, Jefferson Place offers a great deal in the way of amenities for the money. The Residences of Jefferson Place is a condominium complex with a split personality. The complex spans on square block between Livingston Ave. and Rutherford Ave. in White Plains, NY with units on 300 Mamaroneck Ave. and 31 Greenridge Ave. Jefferson Place is located a scant half -mile from heart of the downtown including the  White Plains City Center.  The city side – facing Mamaroneck Ave. is an eight-story urban mid-rise with a sophisticated brick façade.  The suburban side of the complex on Greenridge Ave. gives a bow to the Highlands community where it resides.

The following is an update of the sales stats at Jefferson Place.  Prices have come down nicely over the past few years and for those interested in buying, I would strongly suggest that you get moving.  The gift of  super-low interest rates can not last forever and combined with the prices that we now see, this is a gift.  If you qualify to buy – I have to ask what an EARTH are you waiting for???? Housing is highly cyclic.  Those who miss out on this crazy low market will be kicking themselves for years to come.  This is  literally a once in a lifetime opportunity in the housing market.

Jefferson Place – White Plains – Sales History – 2006 – Nov 2011*

The chart below follow median  sales prices of 1 BR and 2 BR units at the 300 Mamaroneck Ave., the  midrise portion of Jefferson place from 2006-Nov 2011.  From the charts below you can see that 1 BR units underwent two corrections.  Once at the beginning of 2009 following the market meltdown.  They then climbed up a notch once again only to fall substantially to a median price of $317,000 down about 18% from their peak in 2008.  2 BR units corrected more sharply in 2009 and have remained flat since 2009 going up slightly, but not significantly to a median price of $445,000 in 2011.  Actual pricing depends on many variables including square footage, view and location in the building.  Upper floors traditionally selling for more. * All data was derived from the Westchester Putnam MLS.

The active listings indicate that there is about 1 year of inventory on the MLS so these units though bottoming are still in bear market territory for both 1 & 2 BR units.  Sellers need to be realistic, but buyers shouldn’t overplay their hand either.  2 BR units appear to be bouncing along the bottom  and so much air has come out of the 1 BR units price points that it is doubtful that there is much more room for decline. Sales of 1 BR units have been steady in spite of the price drop.

Further Reading:

Jefferson Place – White Plains NY

For the Latest Information On Sales and listings at Jefferson Place:

For the latest on sales stats and current listings  -  feel free to contact  me by phone – (914-374-5529) or email – (Ruthmarie.Hicks@gmail.com) or  you can simply fill out the form below – whichever method you prefer.  Don’t worry  – I do not sell, spam, or otherwise abuse your information!

© 2011 – Ruthmarie G. Hicks – http://thewestchesterview.com – All rights reserved.

In the meanwhile – I’m seeing condo after condo and coop after coop nixing dogs.  Complexes that were once an oasis for those in need of a home that will take their beloved dog have put up MORE restrictions not less.  The same holds for rental complexes.

Westchester Condos & Coops & Pets:

I’m going to be very blunt.  Westchester condos and coops  are about the MOST pet UN-FRIENDLY places imaginable.  Manhattan, Riverdale, most of the Bronx, Queens and Fairfield county are ALL more flexible than Westchester are all more pet-friendly than Westchester.  Personally, I’m sick to death of seeing – “no restrictions” chaining to “restricted weight” or “no dogs.”  We already have a crisis I think it is unconscionable  that complexes are making this matter worse.

Dogs are not filthy dirty creatures that are going to turn a complex into a slum.  But it seems as if it only takes one disgruntled resident to turn a complex from pet-friendly to “no dogs” in an instant.  And the places that allow pets….some ban specific breeds in an almost random way, some will let you have a bull mastiff but God forbid someone brings in two Yorkies.  The ban on more than one dog is counterproductive because two dogs together are more likely to be quiet when an owner is absent.  (Dogs are social – so canine company will keep them happy and quiet).  In other words, it would be helpful if those who made the rules about pets actually understood something about dogs.

About one year ago I got an email from a newly elected board member from a complex on Garth Road in Scarsdale.  She was crowing about how she was the new head of the coop board and noticed that I had written a blog back in 2007 about “her” complex being pet-friendly.  She wanted me to rewrite the blog to reflect the new rules – because the complex no longer allowed dogs and offered to send me the offering plan about the rules of the house – so I could be more accurate in future.   She was very proud of these  new rules and felt they would make the complex more “upscale.”

She got a very chilly response from me:

First – my interest in “her” complex began and ended with the pet-friendly factor as I had a lot of clients who have dogs.  I would not be promoting or writing about the complex in the future since had nothing more to offer than any other complex on Garth Rd. and in fact less -since there were far nicer complexes on that Street.

Second -  this new rule was nothing to be proud of.  The dogs were disturbing no one in that building.  I had been in and out on many occasions and hardly heard a sound.

Third – The dated carpeting and wallpaper in the common spaces  (c.1985) was a huge turnoff to my buyers who would tolerate it because they could have their beloved pets with them.  So I suggested that they were on the wrong track if they thought that banning dogs would take care of this issue.

And no – I wasn’t editing blogs like that.

The point is that we have a desperate situation.  Dogs have been a part of my life since I was a small child and they are amazing companions.  In this hard economy, Westchester condos and cooperatives that allow pets – with the appropriate rules in place – will have a real edge in attracting buyers – which is good for EVERYONE including the pets…It’s time to rethink the draconian rules.

© 2011 – Ruthmarie G. Hicks – http://thewestchesterview.com – All rights reserved.

The Broadlawn is a stunning complex located in the heart of downtown White Plains just a block from Trump Tower and the Ritz Carlton.   Here is a link to the original listing post with photos. New photos of the living room will soon be available on this site.

Meanwhile – for anyone interested in a condo or luxury coop in downtown White Plains – this listing is a must-see.  It is truly one-of-a-kind.

The complex is also pet-friendly with board approval – a rarity in Westchester for such an urban location.

© 2011 – Ruthmarie G. Hicks – http://thewestchesterview.com – All rights reserved.

Scarsdale Cooperatives:

Scarsdale coops are very popular for commuters and long-time residents alike.  When people think of coops in Scarsdale, they are often thinking of the famous Garth Road.  Unfortunately, there are no longer any dog-friendly cooperative complexes on Garth.  However, nearby on Central Ave, there is such a complex.

Scarsdale Country Estates:

Scarsdale Country Estates is located on Campus Place and Sentry Pl.  off of Central Ave. Although they have a Scarsdale, P.O. address, it is important to clarify that they are actually located in the town of Greenburgh in the famous Edgemont school district.  These are lovely old world garden style units with fine moldings, hard wood floors and fireplaces.

Being located directly off of Central Ave., these units offer easy access to the Express Bus to Manhattan as well as Shuttle service to the Scarsdale Train Station.  Their location is definitely convenient many forms of shopping and within just of few minutes of the hustle, bustle, shopping and entertainment that downtown White Plains, NY and the City Center has to offer.

Cost of Living:

The units themselves are generously sized with loads of charm. 750-900 sq.ft. is customary for  a 1 BR or Jr. 4 while 1250-1350 sq. ft. is the norm for a 2 BR. Many of the ground floor units offer private entrances complete with private patios and are very appealing for people who have pets or for those who just enjoy being outdoors in warmer weather.  Parking is available but unassigned and storage is available.

There are several units under contract and in pending at this time. Although the final sales price is not known, the average sales price is about $178,000 for a 1 BR/1BA unit with units having a private patio having a correspondingly higher price.  The average maintenance is $731 a month without STAR savings.  Using a 30-year 5.5% loan and a 20% down payment as a basis, the outlay for such a unit after calculating standard tax deductions would be about $1250/month – more than  competitive with rentals in the area.  2 BR units are selling for about $277,000 with maintenance fees running $1050/month.  The outlay is correspondingly higher at about $1920/month but still very competitive with  rentals.

Pet Friendly Status:

One dog is allowed.  The dog can be any size or breed but must pass the board.

© 2010 Ruthmarie G. Hicks.  http://thewestchesterview.com. All rights reserved.

There was one distinct caveat…they wanted to a dog – and they wanted a German Shepherd.  Now this is a challenge.  But let’s face it – I’m a sucker for anyone with a dog.  After all, I have three goodly sized canines myself in the form of 2 Siberian Huskies and a Husky/Cattle Dog mix.

Dogs are tough sale to condo and cooperative boards:

But here are the facts: Its tough enough to find a condo or cooperative that will accept dogs – but  a German Shepherd is much tougher.  Even if the complex accepts larger dogs many are restrictive with respect to breeds.  The German Shepherd, Rottweiler, Akita, Pit Bull, and from time to time my beloved Siberian Huskies are often on the chopping block specifically by condo and coop boards.   Why?  These dogs are supposedly known to have attitude problems such as a tendency to attack/bite, over-protectiveness and the like.

To me, as an animal person who understands dogs quite well – (I’ve lived with 8 dogs over the course of my life)  I think that boards would do better to concentrate their efforts on the individual dog and its owner rather than the breed itself.  After all, dogs, like their human counterparts have individual personalities.  My two pure huskies are like night and day personality wise.   The owner also plays their part.  Aneglectful owner who doesn’t care about those living around them can turn the sweetest and most agreeable dog into a nightmare for his neighbors.

For Buyers with dogs – flexibility is an absolute must:

For Allison and Frank, it was slow going.  The readily expanded their geography to accommodate  the dog.  We toured complexes in White Plains, Pelham, New Rochelle, Scarsdale, Hartsdale,  Dobbs Ferry and Tuckahoe in search of a condo or coop. We had some false starts – one where we got to inspection and there were too many problems.  It took a WHILE.   But we eventually found a great unit for them to call home.  I have to say of this couple that they had forbearance.  It was the height of the loan logjam and getting to a closing table was like living a nightmare. Closing dates got cancelled over and over – generally over “one sheet of paper.”  But eventually we closed and they were able to move in.

I got an update in the fall…they have a new addition to the family named  “Charlie.” A German Shepherd puppy.  So now the family of three are settled in their pet-friendly home.  Of course Charlie will never know what his parents went through to provide him with a roof over his head, but I’m sure he will pay them back handsomely with the unconditional love that pets bring to their owners.

There is a lesson here for people with pets.  As you can see from the geography we covered, there is a need for flexibility when you have a pet.  This is particularly true for multiple dogs or/and a large breed – particularly if its a breed that is traditionally “problematic.”  It CAN work, but the first priority has to be whether the pet will be accepted.  If you want your pets – you have to start there and then try to work in other things that are on your wish list.

© 2010 Ruthmarie G. Hicks, http://thewestchesterview.com.  All rights reserved.

The Surrey Strathmore  is a complex of six mid-rise buildings which surround a courtyard.  This is perhaps one of the more upscale  cooperatives in White Plains.  Built in 1939, the complex boasts some of the graces of a by-gone era.  The ceilings are 9 ft high, and graceful archways separate living room, dining room and kitchen areas.  Each unit has at least one of the Surrey Starthmore’s signature curio nooks. The floor plan is excellent.

Located at the Southern end of White Plains, the Surrey Strathmore is located on Bryant Ave which almost acts as the “dividing line” between the Southern residential area from the Northern downtown.  So, the Surrey Strathmore sits on the edge of the residential neighborhood, the Highlands where quiet walks on tree-lined streets are just a block away. Perfect for a walk with the dog.  On the other side is the beginning of the downtown area within walking distance of the famous and upscale Westchester Mall, Whole Foods, Cheesecake Factory, Morton’s Steak House along with some favorite local restaurants including Iannelli’s.  A bus taking commuters to the White Plains Train Station stops right at the corner of Bryant Ave and Old Mamaroneck Rd. – which is the Southwest corner of the complex.

The complex has its own parking facility, though there is a short wait list for parking, but most new residents get a parking spot within two to three months.  There is a municipal parking lot a little over a block away for additional spaces and for ample parking during the waiting period.
In addition to the courtyard there is also a picnic area complete with barbeque pits.

The Cost of Living:

The Surrey Strathmore has studios, 1 BR and 2 BR units.  Some 2 BR units have two baths, the other units all have a single bath. Many of the units have been extensively renovated complete with granite kitchens and high-end finishes. Sales have been light over the past year.   For 2 BR units there was a sale for $290,000 last June for a unit with 2 baths and 1250 s.f.  and currently one unit under contract.  For 1 BR units a recent sale of a renovated unit commanded $195,000 at 825 s.f. These prices are down considerably from their highs of a couple years ago.   There are also a few studios in the complex  – though these are few and far between and when they become available, they are in high demand.

For a 2 BR Unit:
Maintenance for a large 2 BR with two baths is around $1300 month. This naturally includes property taxes as is the case in all cooperatives.   50% of that fee is tax deductible.

Assuming 20% down payment on $290,000 and a fixed rate mortgage of 5.25%, the gross outlay for a unit like this would be roughly $2581/month for a 2BR/2 BA unit.    However, with tax deductions (assuming the 28% marginal bracket) the overall outlay is around $2117.00.  For a 1 BR unit

For a 1 BR Unit:
Maintenance is about $884/month and once again 50% of this is the property tax and is deductible.  Assuming a sales price of $195k and 20% down, the gross outlay for this type of unit would be $1745.00.  Factoring in tax deductions (assuming the 28% tax bracket) the overall outlay would be about $1431 a month.

Pet-Friendly Status:

The management is very dedicated towards maintaining the quality of life for all residents both two-footed and four-footed. Officially, there is a weight limit of 40-50 lbs, however, they are more concerned with the pet’s disposition than its actual size and larger dogs are commonplace. An interview of the dog is a prerequisite – size notwithstanding. I have had personal experience with the management and the board.  They do their best to accommodate people with pets.

© 2010 Ruthmarie G. Hicks, http://thewestchesterview.com.  All rights reserved.