Wednesday June 30:

Fireman’s Parade – Mamaroneck NY – Rain date – July 1

Begins at 7 PM starting near the Mamaroneck Ave. School and includes 30-40 fire departments. www.villageofmamaroneck.ny.us

63rd Annual Fireman’s Carnival – Mamaroneck NY  – June 29 – July 5  – 7 PM – Midnight

This can be somewhat pricey but very worthwhile.  If you plan to attend for more than one day you might consider buying an armband that covers you for every day.

Thursday July 1:

Fireworks at the White Plains High School: 7- 10 PM  (Rain date July 2)

Located near the corner of North St. and Bryant Ave.

Face painting , magic, games and rides for the kids.  At 7:30 the West Point Black Knights Sports  Parachute Team will make a jump onto the school grounds.  The evening will end with traditional fireworks.

Friday July 2:

Fireworks begin at Playland: – Rye Playland off of the Playland Parkway

• July 2 @ 9:15
• July 4 @ 9:30
• July 5 @ 9:30

www.ryeplayland.com

Saturday July 3:

Concert & Fireworks @ Kensico Dam – Vallhalla NY – located at the end of the Bronx River Parkway

• 6 PM Pre-concert entertainment with the Wanderers performing oldies but goodies.
• 8 PM performance by Gerard Carelli Orchestra.
• Traditional fireworks begin at 9:15

Carpooling suggested – you will need lawn chairs or blankets for seating purposes.  GET THERE EARLY – Been there, done that on getting there after 7 PM!

Sunday July 4:

Flint Park – Races & Games – Larchmont NY

Begins at 10 AM – with races and games for the kids long with free hot dogs & drinks.

Washington Irving’s Sunnyside, Independence Day 1850 -  10-6 PM

Tour Washington Irving’s historic home  near the Hudson River and  enjoy the presentations.
Picnics area allowed although you can buy your lunch on-site.  http://www.hudsonvalley.org/

Stone Barns Picnic – Sleepy Hollow NY – off route 448

The famous Stone Barns Center will offer a picnic on July 4th.  Great place for a walk – enjoy the grounds and walk the farms . Cold drinks will be for sale, bring your own food – no alcohol please.

Harbor Island Fireworks – Mamaroneck NY

Harbor Island Park – you will need chairs or blankets and your own food.  http://www.village.mamaroneck.ny.us

Manor Park – Concert & Fireworks:  7:15-9 PM

Patriotic concert by Dixie Dandies.  No picnics allowed…A great park for a walk – so eat at one of the restaurants on Chatsworth Ave or Boston Post Rd and walk off your dinner.  Then enjoy the music.

Sleepy Hollow/Tarrytown Fireworks Display – 9 PM

The two villages have combined forces to put on a great display that can be viewed from Kingsland Point Park in Sleepy Hollow and Pierson Park in Tarrytown.  Enjoy some fine dining in downtown Tarrytown or Sleepy Hollow and enjoy the display.

So there you have it – a new list for 2010…Enjoy

© 2010 – Ruthmarie G. Hicks – http://thewestchesterview.com – For a Fabulous 4th of July – Check Out the Following Lower Westchester Events & Stay Local – All rights reserved

The fact that these are commutable villages with walkable neighborhoods, makes these areas very desirable for New Yorkers looking for a nice bedroom community with amenities such as fine dining and entertainment, along with charm and a lower cost of living than can be found in NYC.

Like other parts of Westchester NY – sellers with homes for sale in the River Towns have been hit hard by the down turn in the housing market.  Some sectors have fared better than others.  But all in all, this is still a buyer’s market.

Single Family Homes in the River Towns:

Single family home prices continued to decline. When comparing the 1st quarter of 2009 with Q1 of 2010, prices were down 9.3% with an average sales price of $686,000 down from $756,000 the year before. Part of this drop might be due to the fact that a few very expensive homes sold in Q1 of 2009 – skewing the results slightly upward for that quarter.

However, the inventory and sales volume suggests a market that is still trending down – though no longer in a free-fall.   Using the current inventory along with contracts and pendings as a guide, there is at least a 10 month supply of housing currently on the market.  Since not all contracts actually close, the inventory is probably closer to a year than 10 months.  Nevertheless, the sales volume is up about 50% over the previous year, which is a step in the right direction.

Condominiums in the River Towns:

Condominium sales prices are down significantly from the Q1 of the previous year. The average sales price of a condo in the River Towns covered was $404,000 down a staggering 29% from $567,000 in Q1 of the previous year.   Since sales volume was light in both 2009 and 2010 for the first quarter – it is easy for a couple of units to have skewed these results.

Certainly the presence of upscale condo communities such as the Riverton Lofts in Hastings, Hudson Harbor in Tarrytown and Ichabod’s Landing in Sleepy Hollow can create shifts in price averages because they are at the higher end of the price spectrum. These complexes – many of which are adjacent to the Hudson River Walk project represent a new level of high-end living for the area.  Since the Hudson River is being reclaimed from its industrial past to a residential and public oasis, it is not unexpected that sales in these communities could create issues with statistics when sales volumes are low.  Volume overall remained flat from 2009 and  current contracts/pendings indicate a near 8 month overhang on the market – putting condos in buyer’s market territory.

Cooperatives in the River Towns:

Unlike the eastern portion of the county, cooperatives are not as common in the River Towns.  Prices were up significantly, but once again low volume may have skewed the results.  Further most of the sales this year were of 2 BR units whereas last year 1 BR units prevailed.  The average price was $238,000 for Q1 of 2010 – technically  up 40% from Q1 of the previous year – until one accounts for the 1 BR vs. 2 BR preference which makes this market largely flat price-wise.  The fact that 2 BR units are preferred is an indication of an improving economy and a stabilizing market.  Contracts and pendings indicate a six month overhang of inventory, making this market fairly balanced.

Further Reading:

Westchester New York River Towns – Housing and market statistics for 4th Quarter 2009

Housing and Market Statistics for the Westchester NY River Towns – Second Quarter 2009

Housing and Market Statistics for Tarrytown & Sleepy Hollow NY – First Quarter 2009

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

In general, prices in the river towns such as Tarrytown NY showed some signs of stabilization in the river towns. Certainly the area has been badly beaten up over the past few years, so it was good to see a slowdown in declining prices.

Cooperatives:

The pricing for cooperatives was dicey because during the 4th quarter there were practically no 2BR sales.  This skewed the price point dramatically  downwards.  Although the number indicates a decline of over 34% from the previous year, this market is nowhere near that unstable. Because  of the unusual sales pattern decent sales figures were almost impossible to come by.  However the increase in sales volume of 120% indicates a recovering market.  The 6 month inventory reflects a slowly declining market.  So the numbers indicate a level or slightly declining market creating  some good news for buyers and sellers a like.

Condominiums:

Condos went up in price quite dramatically. But that increase doesn’t impress me so much because it probably reflects the sale of high end units at Hudson Harbor in Tarrytown – skewing prices northward.  However sales volume for the river towns is up 67%.  There is considerable inventory on the market indicating that although sales are up – price declines may continue for a while.

Single Family Homes:

Single family homes showed 5.5% declines over 2008 which is far less severe than in previous years.  There is still an 8 month inventory hanging over the market, but sales volume was up 31% over the 4th quarter of 2008.

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

There is something about the color of the leaves and how it lights up the sky that I find very compelling.  Forget leaf peeping in Vermont – our season peaks later, but the foliage is just as amazing.  At this time of year, people flock to parks in Westchester NY for the foliage and crisp weather.

This week had been particularly stressful – so Friday afternoon I escaped to the Rockefeller Preserve in Sleepy Hollow to regenerate.  Among the many things to do in Westchester, this is among my favorite places to decompress and get back in touch with what it is all about.  Although the leaves were more than half gone, the color of the sky and the sunlight caused the remaining leaves light up the sky with a full fall fire.  Jade and Tundra – my faithful Huskies accompanied me and enjoyed the blustery cold air.  We also ran into a friend from my brokerage – Monique another avid walker, arrived just as I was leaving.

Here are a couple of the photos I snapped along the way.    As a nature Preserve, you get to see the beauty of nature’s wild side.

The  video was created from still shots that I have collected during the fall of 2009 with a few from 2008 thrown in for good measure. For the stills used to create the video – go to my Flickr Feed and enjoy!

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

The River Towns included in these stats are in the lower portion of “Area 3″,  including Hastings-on-Hudson, Dobbs Ferry, Ardsley, Irvington and Tarrytown (which are all part of the town of Greenburgh.) Also included is Sleepy Hollow – which shares a school system with Tarrytown.  Sleepy Hollow is located in the town of Mt. Pleasant.

Cooperatives:

In the second quarter  of 2009 13 cooperative units sold – down 50% from the previous year.  Prices remained firm and were even up nearly 5% over the previous year.  Difficulty in securing  a loan may be the primary reason for the  drop in volume as consumer desire for entry level housing is returning.   It is still a buyer’s market with a little over 11 months of inventory on the market.

Condominiums:

14 condos sold in Q2 2009. Volume was down 39% over the previous year and prices dropped 6.5%.   Some complexes were hit particularly hard while others remained more stable price-wise.  With 15.5 months of inventory on the market, it is a good time to consider buying.  Sellers will have to be realistic in order to get their units sold.

Single-Family Homes:

There are two distinct markets in single family homes.  Moderately priced homes under $800,000 and homes over $800,000.  I draw the line there because for most buyers of homes in that upper price range,  a jumbo loan is required.  Rates on jumbo loans have been high and so financing on the higher-end homes has become very difficult.

Sales volume is down nearly 23% from 2008.  Overall, prices have dropped 20% – but this is partly a reflection of the type of home that is actually selling.  The statistics get skewed downward because fewer luxury homes are selling.  The market for homes  over $800k is definitely in buyer’s market territory with over 40 months of inventory on the market.  Although moderately priced homes are still in buyer’s market territory, that market is healthier with about 14 months of inventory.  There are a substantial number of contracts and pendings -which once closed would improve the inventory numbers.

Further Reading:

Housing and Market Statistics for Tarrytown & Sleepy Hollow NY – First Quarter 2009.

Tarrytown and Sleepy Hollow NY, Housing and Market Statistics for Fourth Quarter 2008.

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

FOR 2010 JULY 4TH CALENDAR CLICK HERE

Going into NYC for July 4th is great – but it can be a hassle.  Fact is you don’t need to go to Manhattan to see terrific displays.  Here is a short list of  lower Westchester events and fireworks displays.  This will help get you started….

You can start celebrating as early as tonight:

Events for Wednesday July 1, 2009

Playland’s Weekly Fireworks Display:
Starts at 9:15.   Offered by the Westchester County Parks Dept.  Admission for parking is $4.00

Location & Info:
Playland Park
Playland Parkway
Rye, NY 10580
(914) 813-7010

White Plains Fireworks Display:
An evening out at the White Plains High School. Includes fun for all With inflatable rides and food along with a children’s stage. Free to the public.  6-10 PM. (Rain date July 2)

Location & Info:
White Plains High School
550 North St.
914-422-1200

Events for Friday July 3, 2009

Kensico Dam Music Fest with the Westchester Philharmonic and Fireworks:

Gates open at 5 PM for picnicing – bring your own chairs and blankets. Car pooling recommended.  Concert begins at 8 PM.  This should be quite an event. Admission is FREE

Location & Info:
Kensico Dam Plaza
Bronx River Parkway
Valhalla, NY 10595
914-864-7275

Playland’s Fourth of July Fireworks Display:
Starts at 9:15.   Offered by the Westchester County Parks Dept.  Admission for parking is $4.00

Location & Info:
Playland Park
Playland Parkway
Rye, NY 10580
(914) 813-7010

Westchester Chamber Orchestra’s Independence Day Concert:
Featuring pianist Adam Kent performing 20th-century composers from the U.S.
Admission is FREE.

Location & Info:
One Library Plaza
New Rochelle, NY
914-654-4926

Scarsdale’s Concert and Fireworks:
Concert begins at 7:30 PM and the fireworks start at 9:15 PM.  Admission is $2.00

Location and Info:
Scarsdale Municipal Pool
311 Mamaroneck Rd.
Scarsdale, NY
914-722-1292

Sleepy Hollow Fireworks Show:

Begins at 9 PM.

Kingsland Point Park

Sleepy Hollow, NY

(Note I have no information on this event other than a sign on the road!)

Events for Saturday July 4, 2009:

Independence Day 1856 at Sunnyside:
10 AM – 5 PM – This is a full day event that includes dramatic presentations, period music and country dancing.  They are offering a game of “Town Ball” which is a 19th century version of baseball.  There are house tours and ice cream demonstrations. You can bring your own picnic or buy food on site. Admission is  $12 for adults, $10 for seniors and $6 for children 5-17 years of age.  Children under 5 are free.

Location and Info:
89 West Sunnyside La.
Tarrytown, NY
914-591-8763
www.hudsonvalley.org.

Tarrytown Fireworks Display: CANCELLED!!!!
Concert and fireworks at the gazebo overlooking the Hudson. Starts at 7 PM.

Location and Info:
Pierson Park
West Main St.
Tarrytown, NY
914-631-8347

Playland’s 4th of July Fireworks Display:
Starts at 9:15.   Offered by the Westchester County Parks Dept.  Admission for parking is $5.00

Location & Info:
Playland Park
Playland Parkway
Rye, NY 10580
(914) 813-7010

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

Cooperatives:

Coops showed a pricing increase over the previous year by roughly 6%.  The number of units sold in both years was quite small, so these statistics need to be taken with a grain of salt.  The current inventory reveals a 9 month supply of coops currently on the market – which is actually a good deal less than other parts of the county. The average sales price for a coop in Tarrytown/Sleepy Hollow was $146,000 for the first quarter.

Condominiums:

Condo prices remained essentially unchanged from the previous year – down an insignificant 1.6%.  There is a significant inventory overhang  of 14 months putting this market in to the buyer’s market category.

Single Family Homes:

SF home prices decreased about 5% over the previous year. Sales volume was down roughly 40% over the previous and the inventory overhang is 17 months.  Although the price drop was not as severe as in other parts of the county, the excess inventory is still a serious issue that will continue to hold prices down for the immediate future.

Further Reading:

Tarrytown and Sleepy Hollow NY, Housing and Market Statistics for Fourth Quarter 2008

© 2009 Ruthmarie G. Hicks  – all rights reserved.

One of the symptoms of a buyer’s market is low volume. Volume was way down on the cooperative market. So much so that there weren’t enough sales to run pricing statistics with any accuracy – which is why they are omitted. Condo prices and volume were down significantly when compared to the previous year. But single family homes that have been really beaten down in the last few quarters – had a volume consistent with 2007 levels – significantly down from the boom era, but not the grim dip seen in other sectors. It might be an early indication that that particular sector is starting to stabilize. Of course it is way too soon to say anything definitive. Market bottoms are always judged with 20/20 hindsight!

Cooperatives:

There were only two sales for the 4th quarter – far too few to draw any meaningful conclusions on – except that this is a bear market for coops. Having said that, sales are low throughout the county and coops are a very small part of this particular market. Yes, its a buyers market, but with only 7 units for sale in a down market, how many sales could one expect?

Condominiums:

Condo prices were down 41% from the 4th quarter of 2007. Volume was also weak – down over 40% from the previous year. With nearly 7 months of inventory on the market, condo prices are definitely in retreat and this is a buying opportunity for those looking to purchase.

Single Family Homes:

SF homes have been leading the declines in housing. In this case, prices appear to be flat – to firming up ever so slightly. Although there is 7 months inventory on the market, the number of transactions was actually up from the previous year. Although it is still a buyer’s market, some of these signs are encouraging – global recession not withstanding.

Further reading on the Tarrytown Sleepy Hollow housing market:

Tarrytown & Sleepy Hollow NY 10591 – Housing & Market Statistics for Summer 2008

Tarrytown & Sleepy Hollow NY – Housing & Market Statistics for Third Quarter 2008

Further reading on the Westchester Housing Market:

What the Heck is Going On with the Crazy Westchester NY Housing Market? Taking a look back in order to move ahead.

White Plains NY – Housing and Market Statistics for Fourth Quarter 2008

Hartsdale NY – Housing and Market Statistics for Fourth Quarter 2008

Scarsdale NY – Housing and Market Statistics for Fourth Quarter 2008

Larchmont NY, Housing and Market Statistics for Fourth Quarter 2008

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

The housing market has been slowing in the villages of Tarrytown and Sleepy Hollow. This general weakness is seen across all housing sectors with single family homes taking the largest hit with respect to pricing. It is important to note that these closings were either completed or under contract prior to the stock market crash. So further reductions in pricing my occur.

Cooperatives:

Cooperative prices are down roughly 5% over the previous year. Sales volume is down 45% over the previous year with about six months of inventory on the market. Although this has all the earmarks of a buyer’s market, the actual numbers are small – so one shouldn’t read too much into the dramatic decrease in sales volume. Sales are down significantly and this is a buyer’s market – there is no doubt about that – but the 45% decrease would be 27% had there been just two more sales in 2008.

Condominiums:

Pricing was relatively stable – though slightly lower (about 3%) over the previous year. However, the nearly 7 months of inventory, this market is pretty much a buyer’s market. Volume is also way down – almost 66% over the previous year. The statistics in this category are more reliable due to larger numbers overall. The high inventory and dramatic decrease in volume indicate that prices will be decreasing in coming months.

Single Family Homes:

Single family homes took the biggest hit price-wise., down nearly 16% over the previous year. Sales volume was down 27% over the previous year, reflecting the buyers market.

As summer turns to fall, the days grow shorter and the chlorophyll starts to break down. This allows the other pigments in all their splendor to be revealed. Some years, the “show” is more vivid.

This was a particularly good year. It was dry, but not too dry. When its too dry, the leaves turn very brown and the yellows and reds aren’t so vivid. When it is too wet, the colors are often muted. This fall has been like a fireworks display. So I’m showing a few pictures from a walk I took at the Rockefeller Preserve in Sleepy Hollow. It would be hard to take a bad picture with this kind of display.