One of the more confusing aspects is towns vs. villages.  The town of Greenburgh NY is actually a rather large town that comprises various  villages and POs.

Greenburgh covers several river towns and also cuts a swath eastward to the central portion of the county.

The Greenburgh Central School District comprises three zip codes and two PO address.

A good portion of the White Plains NY PO is not part of the City of White Plains.  Although adjacent White Plains NY, these areas are not part of that municipality.  This causes a great deal of confusion for buyers.   A large portion of the 10603 zip code and all of the 10607 zip code  are in Greenburgh and are zoned of the Greenburgh Central School district.   The Hartsdale  P.O. is also part of the Greenburgh Central School district.

Edgemont NY:

The famous Edgemont schools are often mistakenly confused with Scarsdale.   This is not surprising since the  PO address is Scarsdale and it shares the famous Scarsdale zip code (10583).   However, Edgemont is another Greenburgh P.O.

Elmsford  NY:

Elmsford is also part of Greenburgh and has its own school district. The zip code for Elmsford is

10523

Ardsley NY:

A village within the town of Greenburgh with its own school district.  The zip code is 10502

Hastings-on-Hudson NY:

A river town on the southern tip of Greenburgh  which abuts Yonkers – has its own school district and a zip code of 10706.

Dobbs Ferry NY:

Dobbs Ferry  NY is a  river town just north of Hastings-on-Hudson with its own school district.  The zip code is 10522.

Irvington NY:

The next river town up the line is Irvington Ny – once again it has its own school district. The zip code is 10533.

Tarrytown NY

The northern most river town in Greenburgh  – it is pictured together in green on the map with Sleepy Hollow  its “sister village.”  Sleepy Hollow is actually in the town of Mt. Pleasant.  Nevertheless both Sleepy Hollow and Tarrytown share a school district.  They also share the 10591 zip code.

As if this isn’t confusing enough the boundaries are not black and white.  You need to know what you are buying.  For example, there are portions of Tarrytown NY that are actually in Elmsford – even though they have a Tarrytown address and the 10591 zip code.

Working with a good real estate agent can help you sort out all these differences and help with the ins and outs of all of these communities.

Happy house hunting….

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

The Harlem Line:

The Harlem Line – depicted in the map on the right,  passes through the central towns and cities of Westchester County.  During off-peak hours there are three trains northbound to Westchester and three trains southbound to Grand Central Station.   The major express stop is White Plains which – with very few exceptions enjoys the distinction of being a stop for virtually every train on the line.  Apart from the White Plains express stop, there are peak hour express trains from Crestwood, Scarsdale, and Chappaqua.

Mount Vernon West- NY

18 trains during the morning peak (Mt.Vernon to Grand Central)
15 trains during the evening peak (Grand Central to Mt. Vernon)
2  trains an hour during off-peak times
25 minutes to Grand Central Station

Fleetwood

15 trains during the morning peak (Fleetwood to Grand Central)
14 trains during the evening peak (Grand Central to Fleet wood)
2 trains and hour during off-peak times
28 minutes to Grand Central Station

Bronxville NY

15 trains during the morning peak (Bronxville to Grand Central)
13 trains during the evening peak (Grand Central to Bronxville)
2 trains an hour during off-peak times
31 minutes to Grand Central Station.

Tuckahoe NY

15 trains during the morning peak  (Tuckahoe to Grand Central)
14 trains during the evening peak (Grand Central to Tuckahoe)
2 trains an hour during off-peak times
33 minutes to Grand Central Station

Crestwood – Express stop during peak hours

19 trains during the morning peak (Crestwood to Grand Central)
15 trains during the evening peak (Grand Central to Crestwood)
26 minutes to Grand Central Station (by express)

Scarsdale NY - Express stop during peak hours

15 trains during the morning peak (Scarsdale to Grand Central)
17 trains during the evening peak (Grand Central to Scarsdale)
2 trains an hour during off-peak times.
29 minutes to Grand Central Station (by express)

Hartsdale NY

15 trains during the morning peak (Hartsdale to Grand Central)
17 trains during the evening peak (Grand Central to Hartsdale)
2 trains an hour during off-peak times.
32 minutes to Grand Central Station (by Scarsdale Express)

White Plains NY- Express Stop Peak and Off-Peak

32 trains during the morning peak (White Plains to Grand Central Station)
33 trains during the evening peak  (Grand Central Station to White Plains)
3 trains an hour during off-peak times.
33 minutes to Grand Central Station – (by Express)

North White Plains NY

22 trains during the morning peak (North White Plains to Grand Central Station)
25 trains during the evening peak (Grand Central Station to North White Plains)
3 trains an hour during off-peak times
36 minutes to Grand Central Station – (by White Plains Express)

Valhalla NY

10 trains during the morning peak (Valhalla to Grand Central Station)
10 trains during the evening peak (Grand Central Station to Valhalla
1 train an hour during off-peak times.
38 minutes to Grand Central Station.

Hawthorne NY

10 trains during the morning peak (Hawthorne to Grand Central Station)
10 trains during the evening peak (Grand Central Station to Hawthorne)
1 train an hour during off-peak times.
42 minutes to Grand Central Station

Pleasantville NY

10 trains during the morning peak (Pleasantville to Grand Central Station)
10 trains during the evening peak (Grand Central Station to Pleasantville)
1 train an hour during off-peak times
46 minutes to Grand Central Station

Chappaqua NY - (Express stop during peak hours)

13 trains during the morning peak (Chappaqua to Grand Central Station
13 trains during the evening peak (Grand Central Station to Chappaqua)
1 train an hour during off-peak times
46 minutes to Grand Central Station (by Express)

Further Reading:

The Metro-North Commute – The New Haven Line

The Metro-North Commute – The Hudson Line
The Metro-North Commute to Westchester NY

Commuting in Westchester NY- the major interstates and parkways
Commuting by car in Westchester NY – Interstates & Parkways

Search For Homes with Listing Book:

Listing Book is one of the most informative public-facing versions of the MLS available. It allows the public to search for listings the way an agent does. Listing Book is up-to-date and allows buyers and sellers to view listings under contract and solds.

Listing Book is available by invitation only. Fill out the form below and I will send you your invitation to search like a REALTOR®. Your first and last names plus a valid email address is all that is required.

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

© 2010 – Ruthmarie G. Hicks – http://thewestchesterview.com – All Rights Reserved -

Hartsdale NY Single Family Homes

The median price of a single family home is down 17% from Q2 of the previous year to $433,000.  This follows the pricing trend seen in White Plains homes for sale, but not in areas like Scarsdale.  As some of the higher end areas have come down in price, they have started to compete with areas like White Plains and Hartsdale – causing further stress on these home prices.  Volume was up significantly from the previous year – (up over 30%) but the inventory overhang of about 9-12 months is keeping prices in check.

Hartsdale NY Condos

The chart below paints a very rosy picture of condo prices in the area – but a closer look  indicates a price drop.  Like White Plains NY condos  and Westchester condos generally, the median price for a sold condo in Q2 2010 was $415,000. The 37% price increase has more to do with the type of unit sold in 2010 then with an actual price in crease. In 2009, only one 2BR unit sold during Q2.   This year, there was a much larger percentage of larger units sold.  When comparing the sales price of 1 BR units in 2009 to 2010- we actually see a 6% drop in prices.  Volume is up over 100% from the previous year but there is still a six month overhang of inventory.

Hartsdale NY Coops:

Westchester Coops are down in price across the board Hartsdale is no exception with a 30% drop in median price. However, more 1 BR units sold this year than last year.  When comparing the median price of 1 BR units a 7% drop in price was noted.  The median price overall is $166,000 for Q2.   The inventory overhang is around 9-11 months depending on whether you look at current contracts or closed sales.

Further Reading:

Hartsdale Housing Market Statistics – Q4 2009

© 2010 – http://thewestchesterview.com – All rights reserved.

Friday July 9

Build a Boat/Construya un Bote
2:30pm
Warner Library, 121 N Broadway, Tarrytown

“Living with Art Collecting Contemporary in Metro New York” 12- 5 PM
Contemporary works of art -from six metro-New York private collections.  Including work from emerging as well as established artists/
$5 for adults, $3 for students/seniors
Neuberger Museum of Art – Purchase College
735 Anderson Hill Rd.
Purchase NY
914-251-6100

Friday Night Jazz 7:30-10:30 PM
Al DiMarco Quintet
Free
Marianacci’s
24 Sherman ST.
Portchester, NY
914-939-3450

Playland’s Fireworks -9:15 PM
$5 -Playland Parkway
914-813-7010

Saturday July 10:

“Living with Art Collecting Contemporary in Metro New York” 12- 5 PM
Contemporary works of art -from six metro-New York private collections.  Including work from emerging as well as established artists/
$5 for adults, $3 for students/seniors
Neuberger Museum of Art – Purchase College
735 Anderson Hill Rd.
Purchase NY
914-251-6100

Peter Pan – 6 PM
Westchester Broadway Theater
$40-$55
1 Broadway Plaza
Elmsford NY
914-592-2222

Midsummer Night Music with the Ridegefield Symphony Orchestra 6-8PM
Features “Broadway with Debbie Gravitte”  Park opens up at 5 PM for picnics. You need lawn chairs or blankets.  Limited refreshments for sale.
$17 adults; $12 seniors; $7 children 5-12; under 5 free
Net proceeds to conservatory fund.
Ladson Park, Arboretum & Veterans Memorial
Route 35
Somers, NY  10589
914-864-7268

Westchester Broadway Theater:  6:45 PM
Gallagher – Adult Comedy followed by dancing to music by Jump Street
1 Broadway Plaza
Elmsford NY
914-592-2222

David Janeway Trio – Jazz 8:30 PM
Watercolor Cafe
2094 Boston Post Rd.
Larchmont NY
914-834-2213

Sunday July 11:

Peter Pan – 12 PM
Westchester Broadway Theater
$40-$55
1 Broadway Plaza
Elmsford NY
914-592-2222

Irish Heritage Celebration: 12-7 PM
Ethnic food, Music & dance with entertainment, arts & crafts – $5
Ridge Road Park – Ridge Rd – Hartsdale NY
914-864-PARK

Italian Heritage Celebration 12-7PM
Ethnic food, Music & dance with entertainment, arts & crafts – Free
Kensico Dam Plaza – Bronx River Parkway – Valhalla NY
914-864-PARK

Wed July 14:

Playland’s Fireworks -9:15 PM – $5
Playland Parkway
914-813-7010

Dancing under the stars – 7 -9 PM
Renaissance Square – featuring Salsa
Renaissance Plaza – White Plains NY

Thursday July 15

Noon Day Concert 12-2 PM
FDR – Funk, Dance Rock
Renaissance Plaza WHite Plains NY

Neighborhood Nights – Childrens Theater  – 7-8 PM
Gardella Park, White Plains NY
Friday July 16

Playland’s Fireworks -9:15 PM
Playland Parkway – $5
914-813-7010

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

Hartsdale NY Cooperatives:

Entry-level markets fared better than other sectors so far during this correction.  Cooperatives in Hartsdale show a similar pattern to that of White Plains.  Prices are down 3.3% over last year.  However, I would warn that this might reflect the increased sale of 2 BR units over 1 BR units.  As prices fell, buyers found they could afford a bigger unit – creating statistics are artificially favorable.  If you are a seller, be careful not to overprice your coop.  Inventories are low  and volume is only slightly lower than the previous year.  So, for the moment, this is more stable market than most.

Hartsdale NY Condominiums:

Condos  in Hartsdale NY  did not fare as well as coops.  Prices were off 16.8% over the previous year.  Volume was off 27%.  and there remains on the market 11 months of inventory.  That number is consistent with a double digit drop in pricing over the next year.  This is still a strong buyer’s market.

Hartsdale NY Single Family Homes:

Single Family homes showed the biggest price drop – 29.1% over the previous year.  The actual amount was probably somewhat lower given that a large sale in 2008 skewed the data upward.  Still, this is stunning drop in prices.  However, with the price drop, there was a 40% increase in actual sales.   However, the invntory on the market is over 13 months – consistent with further price reductions in double digits.

Further Reading:

Hartsdale NY Housing Market Statistics – Third Quarter 2009.

Housing and Market Statistics for Hartsdale NY – Second Quarter 2009.

Hartsdale NY – Housing and Market Statistics for First Quarter 2009.
© 2010 Ruthmarie G. Hicks – http://thewestchesterview.com.  All rights reserved.

Hartsdale Cooperatives:

Coop prices dropped 11.1% over the previous year with the average price being $192k for Q3 2009. That was enough to make them a desirable purchase.  This was particularly true of East Hartsdale Ave.  Demand remained high and volume was up 1% from 2008.   There is a 5.8 month inventory on the market – making it a borderline buyer’s market in terms of inventory.   Prices have dropped nearly 15% from Q3 2007 – which is roughly when sales prices peaked. This is still a buyer’s market, but the reduction in inventory and stable sales volume indicates that we may be near the bottom.

Hartsdale Condominiums:

Condos didn’t fare as well as cooperatives.  Sales prices were down nearly 13% from the previous year.  The average sales price for the third quarter was $370k down from $425k in 2008.  Sales volume was down 33.3% and there is currently an 8 month inventory on the market creating a definite buyer’s market.  This market didn’t really start declining until after the stock market crash – so it may have some more adjustments ahead.

Hartsdale Single-Family Homes:

The price of a single-family home was up about 2.3% – however, I would not consider this to be a true improvement.  The volume was so low, that this probably reflects the nature of the homes that actually sold more than an uptick in prices.  Volume is down 70% from Q3 in 2008.  Further, that low volume translates into over two years of inventory on the market – making this a definite buyer’s market.  The market is down less than 8% from the peak indicating it may have a way to go.  Sellers should price homes realistically, while buyers should enjoy great opportunities in the coming months.

Further Reading:

Hartsdale NY – Market Statistics for 3rd Quarter 2008

Hartsdale NY – Housing and Market Statistics for Fourth Quarter 2008

Hartsdale NY – Housing and Market Statistics for First Quarter 2009

Housing and Market Statistics for Hartsdale NY – Second Quarter 2009

© 2009 Ruthmarie G. Hicks – http://thewestchesterview.com. All rights reserved.

Cooperatives:

The coop market saw a 3.1% price decline from Q2 2008.  Hartsdale currently has an inventory of 11 months.  There are quite a few contracts and pendings at this time.  This reflects the longer escrow periods that the banks are responsible for.   Sales volume is down 12.5% over the previous year.   Much of that decline in slaes volume can be attributed to the slowness of the banks.  The number of contracts and pendings indicates that thinAlthough this is absolutely a buyer’s market, the volume has picked up and the free-fall in prices has stopped.

Condominiums:

The most dramatic price adjustment was in the condo market.  Prices were down almost 35% over the previous year.  Sales volume was down over 14%.  The current inventory suggests an absorption rate of 15.5 months.    Although Hartsdale did not go on a high-rise “building spree” like White Plains and New Rochelle, the excesses of  those markets are filtering their way through the entire lower Westchester  condo market.

Single Family Homes:

Single family homes already took a hit last year prior to the market crash. Now there are signs of stabilization.   Although prices are down close to 6%, sales volume held steady from Q2 of 2008.  The free-fall has stopped.  Homes at lower price points are  selling better than those over $800k.  This reflects the difficulties encountered in obtaining reasonable jumbo loans.    Currently there is a 14 month inventory.  But if you are a buyer shopping for a modestly priced home, that high inventory may give you a false sense of power.  Homes in this price range are moving faster than the median.

Further Reading:

1.  Hartsdale NY – Market Statistics for 3rd Quarter 2008.

2. Hartsdale NY – Housing and Market Statistics for Fourth Quarter 2008.

3.  Hartsdale NY – Housing and Market Statistics for First Quarter 2009.

© 2009 Ruthmarie G. Hicks – http://thewestchesterview.com – All rights reserved.

Markets are by no means even. Areas near the train station seem to do particularly well when compared to outlying areas where a walking to Metro-North is not an option.

Cooperatives:

Prices stabilized this quarter to some extent. But this was on the heels of a significant price drop during 2008 particularly following the stock market crash. Prices will continue to remain weak due to high inventories and low volume. The change in volume of sales from Q1 of the previous year is a striking 65.4%. Only 9 cops sold during the first quarter compared to 26 the previous year.

Condominiums:

Because the volume was so low, it is difficult to draw significant conclusions about condos in Hartsdale specifically because with so few sales any statistics I offer are shaky because low total numbers produce shaky results According to the raw data there was a 30.6% drop in sales price, over the previous year. But this figure is very misleading. Although the condo market is in bear territory in Hartsdale, prices have not dropped anywhere near that much. This figure has more to do with outlying numbers skewing the data. A major price drop did occur, there was also a significant drop in volume and inventories remain high with about 25 months of overhang given the current slow rate of sales. I wish I could be more specific – but there needs to be greater volume to draw conclusions.

Single Family Homes:

Single family homes took a hit as well. The numbers here are likely more accurate because there was enough volume to draw some conclusions. The price trop was significant – about 18.9% down from the Q1 of the previous year. Volume was down a little over 27% from 2008. The inventory remains high with about 18 months of overhang on the market.

Hartsdale is following the pattern that we are seeing in White Plains. The single family home market got hit first and some of those issues are easing a little in that the drop off and decline are slowing a bit. In both White Plains and Hartsdale, the inventories on condos and coops is more severe than with single family homes.

Sellers need to be aware of how difficult this market is and work with their agent to sell their homes effectively. Buyers need to understand that prices have dropped but they have not fallen through the floor. People can certainly sell successfully, I currently have a listing under contract in Hartsdale that found a buyer in fairly short order. I give my seller a great deal of the credit here for being realistic and understanding the market for what it is. When realistically priced and kept in show-ready condition – a well positioned home will sell. Volume may be low, but the buyers who are out are serious and not just booking time and kicking tires.

Further Reading:

Hartsdale NY – Housing and Market Statistics for Fourth Quarter 2008.

White Plains NY – Housing and Market Statistics for First Quarter 2009.

© 2009 Ruthmarie Garcia Hicks. All rights reserved. http://thewestchesterview.com

Hartsdale Towers is a beautiful pre-war complex located on the corner of the highly desirable East Hartsdale Ave. and Columbia Ave. This complex features a unique stucco and brick facade with wonderful old-growth trees and landscaping that create a residential feel in spite of its location on E. Hartsdale Ave. The lobby is Art Nouveau with stunning moldings and details.

The unit itself is a large 2 BR unit with 1080 s.f. It has high cove ceilings and newly refinished hard-wood floors. The kitchen and bath are updated and the kitchen contains new stainless steel appliances. Bright and airy with excellent view of E. Hartsdale Ave. the unit offers tremendous value for the price.

The amenities include a common laundry and extra storage for $30.10/month – although there is a short wait for a storage unit.

The neighborhood surrounding the complex offers the best of all worlds for those who call it home. The neighborhood is highly walkable. You can leave the car behind when it comes to errands in the village or dining. The train is about 0.5 miles from your door. The neighborhood behind the complex the highly desirable residential neighborhood known as Manor Woods which is a lovely area for those who enjoy walking in a residential setting.

Vital Statistics:
Price $230,000
Down Payment 20%
Monthly Maintenance $715/mo.

Assuming a $184,000 30-year fixed mortgage at a rate of 5.5%, the GROSS outlay to own this coop is $1760.00 (rounded to the nearest dollar.)

Assuming a 25% marginal rate and allowing for mortgage interest deductions and tax deductions the net outlay is conservatively slighly over $1400/month. This blows away most 1 BR and all 2 BR rentals in the area. It also makes this 2 BR unit competitive with many 1 BR coops in terms of affordability.

©2009 Ruthmarie Hicks – http://thewestchesterview.com. All rights reserved.