Scarsdale Manor – Sales History:

The sales history at Scarsdale Manor reflects the general market on Garth Road in the Scarsdale PO.  Prices for both 1 and 2 BR units fell sharply during the crash and took another leg down when the $8000 tax credit expired in 2010.   However, we are now seeing signs of a sharp turnaround.  Both inventory levels, current contracts and pendings indicate a rather healthy sellers market.  During the recession, the area fared a great deal better than most areas. The proximity to NYC as well as the walkability of the area contributes to the ability of the complex to sustain these price points.

The charts below only include the CLOSED sales of 2013.  My analysis of Scarsdale Manor and Garth Road cooperatives includes current inventory and sales under contract. The current year is depicted in red.   This post is being written in May 2013. The average price of a 1BR unit currently under contract is $199,000.  There is only one 2BR unit currently under contract at this time, but its price point is well north of $300k.  The following factors indicate that we are back in sellers market territory.

• The number of closed sales, contracts and pendings  indicates a sales volume that will be up sharply for the year. Possibly close to 2010 levels.
• There appears to be about a 4 months of inventory on the market, making this a sellers market.
• If current contracts and pendings sell within 5% of the current list price, you are looking at a 6% price hike over 2012.

Factors that influence sales prices also include condition.  More fixers have sold recently, indicating a  market where buyers are willing (or are being forced) to make compromises.  This pulls down the median price, but buyers should not be fooled into thinking its a buyers market.  It just means that things that wouldn’t sell before, can sell now.

For the latest  listing and sale information on Scarsdale Manor:

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© 2013 – Ruthmarie G. Hicks – http://thewestchesterview.com – All rights reserved.

*The Bullet:

• Offered at $180,000
• 80% Loan of $144,000
• Monthly Payment at 4%  $687.00
• Monthly Maintenance: $1025 – 50% tax deductible ($890 with STAR)
• Gross Outlay per month: $1577.00
• Net Outlay after tax deductions: $1300/month
• Amortization: $2480 the first year. 

Try finding a comparable unit to rent in downtown White Plains for  $1300 a month in gross outlay.  You can’t.

In addition, the seller is offering one year of FREE parking to the buyer. 

*  These numbers assume that the buyer pays list price and has a standard 20% to put down on the unit at a 4% interest rate.

Franklin Manor Unit #3A:

This is a beautifully maintained complex with an amazing amount of ambiance and old-world charm.  Although no one lives in their lobby, I must say that this is one of the most beautiful lobbies in lower Westchester.   The unit is a LARGE  1 BR/1 BA unit – 875 sf LARGE!  Beautifully maintained and completely updated with a new granite eat-in kitchen, and a new bath. There are hardwood floors throughout cove ceilings a fireplace and an attention to detail that is the trademark of a beautiful pre-war building.  The kitchen is huge.  Marvelous for entertaining and cooks dream come true.

For convenience and charm this unit has it all.

Listing courtesy of Carolyn Schoemer – Keller Williams NY Realty Mobile: 914-629-6572

© 2013 –  http://thewestchesterview.com – All rights reserved.

Lighting up City Hall raises awareness.  But that’s the easy part.  Now as a nation, we have to put our money where our mouths (and gestures) are.

© 2013 – http://thewestchesterview.com – All Rights reserved.

original post – http://fotosonthefly.biz – 2013 – All rights reserved.

And if you are thinking about selling your home, curb appeal is key and a few arrangements artfully placed can make all the difference in the world.  Its an inexpensive way to spruce up ho-hum landscaping.

Happy Spring – even though winter still appears to be with us!

Carlson’s is located on Dobbs Ferry Road on Route 100B near the ramp for the Sprain Brook Parkway.

© 2013 – Ruthmarie G. Hicks – http://thewestchesterview.com – All rights reserved.

THIS HOME IS CURRENTLY UNDER CONTRACT – Stay tuned for final sales data once title passes.

The Bullet:

• 2 Family Home
• The home: 2850 sf
• The Lot: 4792 sf
• Taxes: $15,254
• Offered at: $439,999

The Details:
Mount Vernon real estate has been making a comeback.   Smart buyers are snapping up properties to call home or even and investments.

There a few Mount Vernon homes for sale with this type of “wow” factor.   A pre-war brick two family home that is fully updated and move-in ready.  You get the charm and substantial construction of the early 20th century while having all the modern conveniences of the 21st century.

Move right on into one level and rent out the other.  Perfect for investors, extended families, or just for anyone who is looking for some passive income from the place they call home.

Both units are 2BR/1BA units with dining rooms and eat-in kitchens  for a total of 2850 sf.  Hard wood floors throughout, granite kitchen in one unit. There is a two-car garage, an unfinished basement with washer/dryer and a fenced in yard.

Located in the Vernon Park area of Mount Vernon within walking distance of the Pelham Metro-North train station.  Commuters dream!  Less than 30 minutes to Grand Central Station.

When looking at Mount Vernon homes for sale, this Vernon Park home really stands out from the crowd.

Listing Courtesy of Irene Drewey
Licensed Real Estate Sales Person
Keller Williams NY Realty
Office:  914-437-6100
Cell: 914-382-4916
Email: idrewey@kw.com

© 2013 – Ruthmarie G. Hicks – http://thewestchesterview.com  – All rights reserved.

Real Estate Photography Matters!

However, let’s be honest here:  the study was pretty much stating the obvious.  It was something that I had intuitively known for several years and had been preparing for.  The internet changed everything.   Eye candy was ruling the day and fine photography  had become the centerpiece of any smart agent’s marketing plan.  That agents were slow to respond is understandable.  They had been doing Poleroid shots, followed by point-and-shoot for years.  What they were underestimating was how much buyers were letting their fingers do the walking online.  With thousands of listing photos online, buyers were eliminating inventory before even leaving the home or contacting an agent.

The Argument Over Data…..

Agents argued the validity of the data.  I personally have never been a big Redfin fan, but in this case they had really tried to find a way to measure something that was very difficult to quantify. The method was somewhat indirect.  They had to quantify the use of professional photography by the use of camera type.

So the naysayers  argued that you couldn’t tell who was doing the shooting. A rank amateur could be shooting with a $1000- $3500 DSLR camera body.   That’s true. However, in that case the study may be underestimating the impact of the professionals.  Granted, many people with DSLRs do not know how to use them.   I can easily see a well-heeled agent with no knowledge of photography heading out with a Rolls Royce camera and doing a very ho-hum, or even terrible job of it.   On the other hand, I find it hard to believe that a professional would ever show up to a shoot for which they are being paid with a point-and-shoot camera!  I simply can’t imagine that at all.   So its fair to assume a very much larger percentage of the point-and-shoot photos were done by agents or other amateurs, than DSLR shooting by professionals.

The above scenario means that the impact of true professional photography is even greater than the study indicates. Lending credence to that fact is that the higher you go price-wise with respect to listings, the bigger the payoff percentage-wise.  It could be that its because the higher the price-point, the more likely an agent is to outsource the photography to a professional – even if they happen to own a DSLR. 

Its simple math…

Buyers are letting their fingers do the walking online.  They are eliminating homes before stepping outside the door!

• Good photos = more showings for your home. 
• More showings = more eyeballs
• More eyeballs = more offers
• More offers = a better price

Agents who are also pro-photographers do offer an edge…

Now there are agents who are also professional photographers.  I am such an agent…and am employed by other agents to photograph their listings.  As such, I can offer a distinct advantage for my sellers.   It means I can do the following:

• Marketing $$$ that would  be spent on photography can be allocated elsewhere to improve the home’s exposure. 
• Agents who are photographers can offer  ”extras” like twilight photography and extra slide shows for free.  
• Agents will hire a photographer to come in once  and only once.  Agents who are professional photographers can  tweak the listing photos when needed.  For example, if you list on a snowy day in March, I can come back in April and change out the photos.  If you decide to add new appliances in your kitchen, I can come back and change out the photos so the new appliances shine in the listing. 

Back in a time, not so long ago, real estate agents had a thing called the MLS (Multiple Listing Service).  It was privately owned and no one could peek inside unless they were a licensed agent.  The listing books were stacked neatly arranged and updated in brokerage offices throughout Westchester – and throughout most of the country for that matter.

Back then, I wasn’t an agent.  So I can only recall  that time except  from the perspective of a home buyer in the late 90s.  But  I can tell you that photography was not very important back then.   In fact, I don’t recall seeing a single photo before viewing a home.  Agents seemed to take one polaroid shot of each home they liste and that was that.  The internet was around, but a clunky, awkward shadow of its present state.  Search engines weren’t that good at searching and internet speed was…well it was dialup! Loading photos?  I don’t think so….

Then came the brave new world of high-speed access and listing aggregators….

As we entered the 21st century things changed.  High speed became the norm and the MLS went online.  Then aggregators started scraping listings….Suddenly listing photos were everywhere and  everything was visual.   Buyers suddenly had an insatiable appetite  for photos, photos, PHOTOS!!! They want more, more, MORE!!!

Is the quality of photography that important? 

The answer to that is a resounding YES!!!!

In fact it didn’t take long for them to become paramount.  Soon enough buyers started to eliminate homes without so much as  a drive by.  If  the photos weren’t top of the line, the listing went to the bottom of the pile.   As someone who has worked with many a buyer, I can promise you that it can be like pulling teeth to get a buyer to view a home with shoddy pictures -even though I know they would love if they could only SEE it.

It became so important that between the years of 2008- 2012 I went from …. 

• being an amateur photographer who started taking pictures  for my own listings with more care….
• to a blogger who always added photos to help people understand neighborhood they might not otherwise consider….
• to a pro-photographer that does listing and neighborhood photography for my own listings as well as for others.

What does that mean for you as a home seller?

Excellent photography is no longer optional.  

Above  are a couple of typical agent-style photos.  These are duds of mine that I took for the benefit of a home stager.  They were meant to be informative, not pretty.  You  would be shocked at how many experienced  agents think photos  like this are “good enough” in all their glare and dark, dank glory.   These shots  also reveal the light issues that plague interior photography.  Interiors are trickier than people think and you have to know how to manage them.  That’s why agent shots, even with the best of intentions,  tend to be so problematic.   Photos like this are  typical.  In fact, I’ve seen far worse on the MLS.  If you don’t believe me, check out the FB page: Bad MLS Photos.

Outsourcing to a professional works, with caveats…

Of course your agent can hire a photographer.  But that photographer comes in only ONCE. If its determined that touchups and tweaks such as painting or new appliances need to be done after the fact, that photographer is not coming back without being paid again.  If its pouring rain on the day of the shoot and one of your home’s best features is that its sun-drenched, that’s too bad.

If your agent is a pro-photographer, he or she can come back in and upgrade the photos as the listing demands.   Eventually the home pictured above went up for sale. There were several incarnations of staging and painting required once the tenants left.

Here is a fairly typical recent shot that I picked randomly from my portfolio:

So do I offer a value add with for the seller with my photography skills?  The answer is an unqualified YES!  

If you are thinking of selling your home, email me or give me a call.  Let me show you how I can make your listing stand out from the crowd.  You can use the contact form below, just explain that you are a potential seller and would like more information about listing.

[contact-form 1 "Contact form 1"]

My Honda Element can get up just about anything, but what happens in a situation like this is that you end up praying that there won’t be something like a “Nemo” in your future.  Well – last year was kind and compassionate weather wise, but we made up for it in 2012-2013 with  Sandy and Nemo.  The trouble with this is that I needed help, but don’t want anyone to break their plows or hurt their equipment.

I finally ended up calling Snow Away and when Eric returned my call and asked about the driveway, it was decided that a team of people using snow blowers was necessary.  This turned out to be more efficient than I ever imagined.   They were able to handle the situation within about 2.5 hours of my call. Amazing given the how many people were probably on the list.  It took about half of an hour – but it was a done deal.  More costly than most because of the length and condition of my driveway – but that’s my problem not theirs.

So here is a local business that is working in the area and is worthy of support.  Our recovery is built on small businesses -not big chain stores.  Eric is also a landscaper and contractor and has been working on a a couple of projects with Metro-North platforms.

The phone #  914- 312-3162

The website is under construction but can be found at the following URL: http://www.snow-away.com/

A good thing to know when the weather turns Nemoish!

© 2013 – Ruthmarie Hicks –  http://thewestchesterview.com – All rights reserved.

Note:  This site is currently featuring a new listing for the Broadlawn!  A totally renovated 2BR duplex with a granite kitchen an brand new bath.  To learn more about The Broadlawn L-156 – Click Here!