http://www.trulia.com/voices/profile/Real_Estate_Pro-Westchester_County_NY-72551/The latest answers submitted by Ruthmarie Hicks to questions asked on Trulia Voicesen-ushttp://www.trulia.com/voices/General_Area/Where_can_i_find_a_BR_in_a_walkable_community_wi-9374Answer by Ruthmarie Hicks: My blog site actually has a "walk score" widget - you might want to try that for various neighborhoods. It works for just about anywhere - not just my geographic area. Just plug in address and click - you'll get a pretty good feel for each area this way. It's on the side bar - no need to logon or give any information - just enjoy.Wed, 24 Jun 2009 16:20:52 PDThttp://www.trulia.com/voices/General_Area/Where_can_i_find_a_BR_in_a_walkable_community_wi-9374Answer by Ruthmarie Hicks: In Westchester houses do exist in your price range, but in general, they are very small or they are in need of serious fixing. You might consider a condo or a coop to build some equity first. The further away from Manhattan you go, the less expensive it gets. Tarrytown, Ossining are possibilities - but the homes would be very very small.Fri, 21 Sep 2007 02:34:24 PDThttp://www.trulia.com/voices/Market_Conditions/What_is_your_opinion_regarding_the_Trump_Tower_in_-137726Answer by Ruthmarie Hicks: I am going to be a dissenting voice. I'm going to say MAYBE - depending on your needs and circumstances. I advise caution. Yes, Trump has wonderful amenities and eventually, you will make a profit. But the operative word is EVENTUALLY. Normally you need a five-year time-line. For a luxury condo - you may have to stay a couple of years longer. The reason? The NY metro area has little buildable land - During the boom this induced builders to build UP and luxury high-rise condos ruled the day. The result was a glut when the bubble burst. Prices are still declining - so you could snag a bargain - and it might be a good time to do so. But you have to realize that the market may decline further. Demand has not really picked up in this market, so I'm thinking we have a way to go. The inducement to buy now would be low interest rates combined with lower prices provided you have a longer timeline. Right now there are 19 units for sale and only 5 sold over the last six months. So you may well find a seller willing to work with you. But this means there is a tremendous amount of overhanging inventory. For the downtown area of White Plains there are currently 56 luxury condos on the market and only 7 have sold over the last six months. The stock is increased by 27 listings from the Ritz Carlton. Be aware that the second tower at the Ritz is hardly occupied. That's almost 4 years of inventory at present rates. In most other housing stock I'm seeing in increase in contracts and pendings, but not in luxury condos. Only one contract in the search I just did. I'm not saying don't buy. But if you do - do so with your eyes wide open and with a game plan to stay for several years. Hope this helps...Wed, 17 Jun 2009 09:54:29 PDThttp://www.trulia.com/voices/Home_Selling/offering_to_buyers_agent_is_that_a_good_idea-17378Answer by Ruthmarie Hicks: Ok - bottom line. There are a lot of homes on the market. Buyer's agents can't possibly show everything to their clients and some homes will get passed by. Offering a higher commission would certainly get the attention of most buyer's agents. That will create more traffic. More traffic = more offers. BUT the buyers have to like the home in question.Mon, 23 Mar 2009 22:17:28 PDThttp://www.trulia.com/voices/Home_Selling/offering_to_buyers_agent_is_that_a_good_idea-17378Answer by Ruthmarie Hicks: A great deal depends on the area. Commissions are of course, negotiable. But some areas are known for lower commission rates. In our area almost NO ONE offers that much - but splits in our area are notoriously skimpy - agents from other parts of the country are usually very surprised at how low our splits are. Further, commissions appear to be headed back up because it is taking longer to get a deal from buyers - so remember that "standard rates" can be a moving target. My advice is to find out what is typical for your area and then go a bit above and beyond if you want that extra edge. Disclaimer: Please note that any discussion of splits and commissions is purely for educational purposes.Wed, 2 Jan 2008 04:09:07 PSThttp://www.trulia.com/voices/Quality_of_Life/What_is_life_like_in_the_two_Avalon_buildings_in_N-16894Answer by Ruthmarie Hicks: Gary, thanks for the heads up. Was the rodent issue pervasive? That's not good in a big building like that. I felt the units were small, was unaware of the noise issue.Tue, 10 Mar 2009 19:52:30 PDThttp://www.trulia.com/voices/Quality_of_Life/What_is_life_like_in_the_two_Avalon_buildings_in_N-16894Answer by Ruthmarie Hicks: The complex is nice - BUT they are expensive as well as small.Sun, 8 Feb 2009 21:32:37 PSThttp://www.trulia.com/voices/Quality_of_Life/I_need_a_co_op_or_twnhouse_that_allows_dogs_-87066Answer by Ruthmarie Hicks: The trouble with the lists is that they are meaningless unless the criteria is clear. That's why Listing Book and even the MLS are not of much use. Arlene really needs to tell us what kind of dog(s) she actually has for anyone here to be of any use to her. There are many different degrees of pet-friendliness it boggles the mind and each complex is different. You have to call each and every management company and talk to the manager of that complex and get a clear concise statement about what the complex will and will not accept. Sometimes they will accept anything but pit bulls. Sometimes anything but Pit Bulls, Rodies, German Shepherds. When I first started my pet-friendly campaign - it was in response to the fact that there was demand but no one wanted to deal with it - so pet owners were getting kind of rough treatment from agents. I've even had some tell me that the agent suggested they get rid of their pet to increase their options. I thought it would be fairly easy to tease out the information necessary. Boy, was I wrong about that! I learned the hard way why the pet-friendly stuff wasn't so easy.Fri, 27 Feb 2009 07:57:07 PSThttp://www.trulia.com/voices/Quality_of_Life/I_need_a_co_op_or_twnhouse_that_allows_dogs_-87066Answer by Ruthmarie Hicks: I'm going to jump in again here. The trouble with the MLS and listing book is that the criteria for pet-friendly is waaaay too general. Some say "restricted weight" what does that mean? In some complexes you can have more than one dog BUT each dog can't weigh more than 20 lbs. One complex says the total weight of all of your pets can't exceed 60 lbs. Another complex will let you have any weight dog - including a St. Bernard, but don't try and bring in 2 Yorkies. Another complex allows any weight be excludes certain breeds. The difficulty is, this is all under "restricted weight." Many reserve the right to meet and "interview" the dog. So Listing Book, like the MLS is of minimal help with this issue.Fri, 20 Feb 2009 19:29:26 PSThttp://www.trulia.com/voices/Quality_of_Life/I_need_a_co_op_or_twnhouse_that_allows_dogs_-87066Answer by Ruthmarie Hicks: Sorry, I should mention that there are about 30 reviews in that group - so its worth the time and energy.Sun, 8 Feb 2009 21:45:06 PSThttp://www.trulia.com/voices/Quality_of_Life/I_need_a_co_op_or_twnhouse_that_allows_dogs_-87066Answer by Ruthmarie Hicks: There are surprisingly few condos and coops that allow dogs. However, I have reviews of several coops and condos on my blog site that are specifically about pet-friendly real estate. To be reviewed, they have to allow dogs. Below is the link to my blog site. Look under "Tags" on the right side-bar - a looong list will pop up. Scroll down to "pet-friendly condos" and "pet-friendly coops." There you will find blogs on quite a few pet-friendly complexes. What you will find are pictures as well as general information about the complex including cost of living. The prices were BEFORE the crash so interest rates were higher and mortgage rates were also higher...so these are less expensive now. Hope this helps.Sun, 8 Feb 2009 21:40:39 PSThttp://www.trulia.com/voices/Home_Buying/We_were_thinking_of_buying_a_condo_in_W_Plains_but-84827Answer by Ruthmarie Hicks: It is still cheaper in most cases to buy. You have to do each calculation by hand but I did one just the other day for a potential buyer/renter. The rental was $1500 a month - a significant reduction over what she could have gotten a couple of months ago. Using the asking price as my base and her current income for tax deduction purposes the following calculations were made. Gross outlay on bought unit would be $1675.00 a month. So it looks like renting is cheaper. But calculate in the tax savings, the tax deduction on mortgage interest and you see another story. Outlay after all of these variables are calculated was roughly $1320 or $180 a month less. Further over a five year period, the loan is amortized by over $13,500. That's pure golden EQUITY. So even if rents don't rise over fiver years - which I really, really doubt - this person saves $10,800 in outlay and gains $13,500 in equity. So the buyer comes out $24,300 ahead of the game. You can't beat that. The renter just threw $90k out the window. No equity, no nothing. People who do not take advantage of these record low interest rates and price breaks will be suffering serious injury from the shin kicking they will be giving themselves for missing out on a unique window of opportunity. Don't get GREEDY thinking you will wait until the bottom. You won't know you are there until you have lost the buyer's market altogether. Once you've lost the buyer's market, you lose negotiating advantage. Further, you have to look at interest rates AND price. Rarely are BOTH down at the same time. The calculation was assuming a 30 year fixed loan at 5.5%. My last closing (last week) had a 5.1% rate. Deductions were based on the person's income and what they would save over a five year period. Note: I bought my present home in 1996. Everyone said I was crazy. It was a very bad market. Not much different from this one. Prices were falling. My house lost money over 18 months or so. Do you know what I bought a house in White Plains for? $246,000. Does it matter now that the market had further to fall? No! Long term thinking is what is required - bear markets turn bull very quickly. Right now there is huge pent-up need to buy. So once the market turns - your advantage as a buyer is gone. You can not time the bottom.Sun, 22 Feb 2009 21:47:59 PSThttp://www.trulia.com/voices/Home_Buying/We_were_thinking_of_buying_a_condo_in_W_Plains_but-84827Answer by Ruthmarie Hicks: To be honest, I prefer a five year frame. However, given the stable nature of the Westchester market - a lot of people are going to be kicking themselves for years if they don't take advantage of this window of a buying opportunity. The stability of the Westchester market has made a lot of buyers ANGRY. They were denied their big bargain. They were waiting for a nice 50% dive...and it hasn't happened. However, that stability means that buying here is rarely a losing proposition. The reasons for said stability are several - but it has a great deal to do with our geography and ease of the Manhattan commute. Because Manhattan is an island, there are relatively few locations outside the city where a commute to the city can be accomplished with relative ease. The other factor stabilizing these markets is that the area is already developed. Although we had more high-rise luxury condo construction than I would like to have seen - there was not enough room to put up thousands and thousands of units as happened in Florida or Las Vegas which were very hard hit. Also, although we also had our share of exotic loans, we didn't have anything close to the percentage that the hardest hit areas had. Is renting throwing money out the window? Most of the time it is. When you add up the tax deductions from the mortgage interest and the property taxes it often costs less to buy on a month to month basis than to rent. I just did the numbers for several first time buyers - and a purchase worked better out three times out of four. It also STABILIZES outlay for housing as the loan amount is fixed and the maintenance/taxes are the only variables. Rents have an annoying habit of rising which can be very disruptive to tenants. The mortgage payment creates amortization. So every month you are gaining capital in your unit or home. That's the wonderful stuff of ownership...When you pay for your unit each month you are gaining CAPITAL, and paying interest on the loan, property taxes and maintenance fees. Both the interest on the loan and the taxes are deductible. What is deductible on a rental ? NOTHING. Do you gain any capital when you pay the rent? NOPE! But unless someone has at least 4 years - I say rent. I prefer 5. Three? Don't even think about buying.Thu, 19 Feb 2009 22:50:45 PSThttp://www.trulia.com/voices/Home_Buying/We_were_thinking_of_buying_a_condo_in_W_Plains_but-84827Answer by Ruthmarie Hicks: As much as I would LOVE to help you buy a coop in White Plains, I'm a bit concerned about your time frame. Four years would probably be fine, but three might be problematic. From the questions you are asking it appears as if you are looking in Yonkers and White Plains. My suggestion is that if you can stick to a 4-year plan - then expand the search to include smaller towns and villages and create a search around "sellability" (not a real word) factors. Look for an area and complex that are near train stations and have a high walking score. My reason for this is that these areas will hold value better and improve faster than the rest of the market. Rents are VERY high around here. After tax deductions, many are paying far more for rentals than for home ownership. This one is a tough call. If you choose to buy - your purchase must be based on location, location and LOCATION.Sun, 8 Feb 2009 21:59:54 PSThttp://www.trulia.com/voices/Schools/What_are_the_schools_like_in_White_Plains_NY_-72448Answer by Ruthmarie Hicks: There is a limit as to what we can say regarding schools and school systems. I am a tad confused about the Houlihan Lawrence school reports in White Plains. White Plains operates on the basis of "school choice." Parents choose the elementary school and there is only one high school. So the ratings should be uniform throughout the city. I don't understand how the reports could change by zip code. I'll add two things: 1. White Plains has a diverse population. The stats that you see reflect both extremes in that spectrum. You can not expect scores to the same as a community with a more homogeneous population. Not going to happen. Any average also tends to be driven by the extremes on either end. So there is more flux in a heterogeneous population with respect to scores. 2. I will second what Mike says. The Starbucks downtown is no where near the White Plains High School - which is located in the southern end of the city. Starbucks is quite close to the train and bus station and the Galleria Mall. Chances are many of these "tough" kids got here by train/bus and were hanging out in the mall. Your best bet is to visit the schools. In general, I think parents rely way too much on raw scores to determine what is "good" and what is "bad." I've been an educator and there is more to a school than its average SAT score.Fri, 13 Feb 2009 21:57:39 PSThttp://www.trulia.com/voices/Traffic_and_Public_Transportation/parking_on_garth_road_for_co_op_owners_how_dif-86337Answer by Ruthmarie Hicks: That's pretty much been my experience as well. I don't live there, but have been there many times. You can find a space, you may have to walk a bit. How much depends on where on Garth Rd. you happen to live. I like Scarsdale Manor. Nice complex, good layouts and financially solvent.Mon, 9 Feb 2009 21:49:40 PSThttp://www.trulia.com/voices/Traffic_and_Public_Transportation/parking_on_garth_road_for_co_op_owners_how_dif-86337Answer by Ruthmarie Hicks: Depending on where you are - you might have to walk a bit. However, I've never seen it where you couldn't find anything. That's been my experience at many different times of the day or evening. Coops on that street are very desirable due to the fact that the area is near the train and is highly walkable as well as in a wonderful community.Sun, 8 Feb 2009 22:05:28 PSThttp://www.trulia.com/voices/Home_Buying/What_are_the_common_charges_maintence_fees_for_coo-83632Answer by Ruthmarie Hicks: No one can truly answer such a general question. These fees vary dramatically from complex to complex and can include a variety of things. If you are just starting to look and are not ready to consult a buyer's agent, you can contact me for access to listing book where you can look up listings and get a large portion of that information from the on-line service. Everyone seems to LOVE it and its a great way to familiarize yourself with our market. Things to be aware of: For coops your maintenance includes TAXES. They are usually between 40-60% of that fee - which means that portion of that fee is tax deductible . The listing will not include the STAR savings which differs from community to community. This fee usually includes heat and hot water and SOMETIMES electricity. But other complexes include cable access - it can vary a great deal. Hope this helps - vague though it may be.Sun, 8 Feb 2009 22:27:49 PSThttp://www.trulia.com/voices/General_Area/looking_to_buy_in_either_hartsdale_or_scarsdale_-86335Answer by Ruthmarie Hicks: I'm just guessing here....but it sounds as if something is holding you back from Hartsdale and that its the parking issue that is creating angst with Scarsdale. I'm having a sense of deja vu right now having just had this issue with another client of mine - who will be closing this week. This is a tough call. I said in a previous post that I've never seen it where there weren't any spaces, but depending where you were on Garth Rd., it might mean a bit of a walk. Since I don't know what buildings you are looking at in Scarsdale and Hartsdale I can't help you with the particulars. I'm also not sure what your preferences are with respect to either community. If you are working with an agent, you should be able to hash that out with him/her. If not, you should be talking to a buyer's agent. This is one reason why agents are of real value to buyers.Sun, 8 Feb 2009 22:18:38 PSThttp://www.trulia.com/voices/Home_Buying/Buying_a_condo_or_house_in_Bronxville_would_it_-7066Answer by Ruthmarie Hicks: I'm still not sure about whether Amanda is looking for the village of Bronxville or in the Bronxville P.O. The difference is not trivial. So its tough to give specific advice. As to whether to buy today. If you have the cash - it really is a great time to buy - DEPENDING on three factors: 1) Your time frame 2) The type of housing (condo, cooperative, single family house) 3) Specific location What has changed since I last posted to this thread? A Wall Street crisis of unprecedented proportions. Something like this changes EVERYTHING. The fact that all real estate is LOCAL is extremely important here. I would now say that all real estate is hyper-local AND sector driven. For example - SF homes have seen a decline in White Plains - but condos have gone UP in price. I would wait to buy most White Plains condos unless you had a very long outlook. However condos in New Rochelle have really taken a hit - now is a good time to buy a condo in New Rochelle. Buying a single family home makes sense in either municipality. Cooperatives have gone down in some areas, but not in others. There are no pat answers right now. I just work with individual cases. Also - no short-term buying to make a quick profit. No way. You need a five year outlook - anything less than five years is subject to volatility. On a personal note: My purchasing decision was influenced by a bear market in 1996. Prices were down, but SF homes were down more than condos. I didn't want a house - too much of a hassle. But when I weighed the "value" of a house vs. a condo/coop - I realized that the houses were in the best position to increase. I was right. The house lost money for the first 18 months after the purchase. After that it was up, up and away. I got a good deal by buying into an "unpopular" market during a downturn. Food for thought.Thu, 20 Nov 2008 01:02:26 PSThttp://www.trulia.com/voices/Home_Buying/Buying_a_condo_or_house_in_Bronxville_would_it_-7066Answer by Ruthmarie Hicks: Steve, First of all, your information comes from the 2000 census – I hate to break this to you - but its 2008! A lot can happen in 7.5 years! There has been significant changes in population composition since that time. Second, how do you explain that some of my best BUYERS are NOT American nationals? Fully HALF of my clients are foreign nationals - and they are looking for luxury housing. Westchester is just dirt cheap to them and they are plunking down 30-100% CASH. This is something fairly new, so stats from the year 2000 will not reflect that trend at all. The trend reflects what Americans have done in the past. They buy initially in the City, then they have families and like a lot of city dwellers, the look to the suburbs for more space. Furthermore, someone is SELLING those units to foreigners. They aren't just snapping up new construction ya know! Those sellers are often American and they are coming to Westchester with wads of cash - literally. They have the money to buy and buy they do. This is a primary mover in the Westchester market. As it gets too expensive to stay in Manhattan, Westchester looks better and better. They aren’t affected by the mortgage crisis either. A little knowledge is a dangerous thing. You need a better understanding of context. You also need information that far more up-to-date. Are there dishonest agents? Sure. But I’m not one of them. I present FACTS. The media is “talking down the market” to the point of total senseless irrationality. Unfortunately, the disconnect between salaries and housing costs will continue on their divergent paths in areas such as NYC for the foreseeable future. This has to do with a tremendous transfer of wealth flowing from America and to almost anyone who is holding anything but American dollars. This happened to a smaller extent in the 1980s with the Japanese. But to today its coming from EVERYWHERE, Europe, Australia, Dubai, China, Eastern Europe, India – you name it.Fri, 9 Nov 2007 03:20:33 PSThttp://www.trulia.com/voices/Home_Buying/Buying_a_condo_or_house_in_Bronxville_would_it_-7066Answer by Ruthmarie Hicks: With respect, I have to totally disagree with Rich. The market is not just being driven by Wall Street. That is incorrect. A great deal of the effect is coming from foreign capital. Its nothing less than a steal for people outside the US. Since there is high need and demand for permanent housing for foreign nationals in the New York area - their influx is one of the primary drivers of this market. The dollar will be staying low for some time to come - and as a result prices are edging UP not DOWN in Westchester. I've run the numbers every way I can in several municipalities - and for the most part (with a few noted exceptions) the absorption rates are high, inventories are turning over - its a very strong market for condos generally. Nevertheless, interest rates are low and you do have negotiating room - the feeding frenzy is over. I'm looking to invest in the near future myself - whereas I wouldn't have touched it in 2005. Look for areas that are up-and-coming. I can't ID them for you, but with a little bit of research, finding an area that is up and coming will help buffer you against any short-term problems that could arise.Thu, 1 Nov 2007 00:38:55 PDThttp://www.trulia.com/voices/Home_Buying/Which_of_these_apartment_buildings_has_better_re_s-49506Answer by Ruthmarie Hicks: It's not a matter of better - its what you like. One thing you should do is check out the immediate area. For example, Bryant Gardens is near a very upscale neighborhood and a golf course which is nice for walking. If that is something that means a lot to you, you should let that guide you. If being near the center of things is important to you - let that guide you. Both areas have distinct positives. It's more a matter of personal preference.Sat, 25 Oct 2008 14:58:32 PDThttp://www.trulia.com/voices/Home_Buying/removed-32006Answer by Ruthmarie Hicks: Guys! Give it rest...you are making yourselves look like the ultimate Realtor cliche. Riley has already moved...let him enjoy his new home.Tue, 9 Sep 2008 20:08:31 PDThttp://www.trulia.com/voices/Home_Buying/removed-32006Answer by Ruthmarie Hicks: I don't think too many agents would laugh at working below the $900k range. If you are analytical, you might like my blog site. I personally feel that location is key with respect to transportation issues. You might enjoy this entry from my blog sight for starters and stay tuned for the next installments. No one has a crystal ball, but I believe that being near a train station and I-287 will be key for values in the near future. I can not comment as to school systems nor can any other agent. We can only send you in the right direction to do the research yourself. To do so is a violation of fair housing laws and could result in a massive fine and loss of license. Clients need to understand that this is our livelihood and we can not afford to violate the law in this matter. For openers, there are testers who test agents and the law is genuinely for the public good. It dates back to the days in which certain ethnic groups were deliberately steered to specific neighborhoods - sustaining a segregated society. The laws a very clear and the penalties harsh - for good reason.Fri, 4 Jul 2008 01:02:23 PDThttp://www.trulia.com/voices/Home_Selling/I_want_to_sell_my_co_op_How_are_the_current_co_-38157Answer by Ruthmarie Hicks: My last blog on housing prices for White Plains gives you a realistic idea of where this market is right now. It shows prices generally flat for cooperatives over last year and sales volume down significantly. In early July there was about 4.9 months of inventory in the White Plains cooperative market. Not a buyers market. Still a sellers...but not a strong sellers market. The pricing depends on your complex. Some have risen in value such as the Broadlawn and others have remained flat or are declining slightly. I would call this a SOLID market for a seller but I define a "booming market" as one where volume is up over the previous year and overall prices are up over the rate of core inflation. That is not the case here, but some people use different definitions. Calling something "booming" when volume is down and prices are somewhat flat can set the seller up for disappointment and unrealistic expectations. It is essential in a slower market, no matter what the inventory, to price the property in a realistic way. It's not a bad market, but it isn't 2005.Wed, 27 Aug 2008 00:44:00 PDThttp://www.trulia.com/voices/Home_Selling/I_want_to_sell_my_co_op_How_are_the_current_co_-38157Answer by Ruthmarie Hicks: A great deal depends on the complex...Also , in your zip code, parking is very key. If you are in a complex that has parking for new residents - it is very helpful. As pointed out in the previous comments, the price range and differences between each complex make answering this question on-line very difficult. However, if you are moving up into a house - you may be in luck. Single Family homes are showing more weakness then coops - putting you in a potentially excellent position. The link below is to my blog site - to an entry about pricing and inventory in White Plains. the numbers are about 1 month old.Fri, 4 Jul 2008 00:15:39 PDThttp://www.trulia.com/voices/Market_Conditions/removed-42954Answer by Ruthmarie Hicks: Westchester is a region where the market is hyper-local. Just a few blocks spells the difference. It's ALL ABOUT LOCATION. I don't have a crystal ball but I do look at the trends. For example, the exurbs are no longer popular. Being near public transportation - being in a location that has easy access to shopping (preferably walkable) are key and will continue to be so into the future. The foreclosure hype is just that in some case - hype. 89% of the increase in foreclosures has occurred in 4 states - and NY isn't one of them. the foreclosure rate in these states is driving the numbers quoted by economists and skewing the data to be far more grim than it is for most of the country. From the Mortgage Bankers Association on June 5, "The problems in California and Florida are extraordinary and they are the main drivers of the national trend. The quarterly rate of foreclosure starts on subprime ARM loans in California was 9.24 percent. This rate, combined with Florida's rate of 8.25 percent, drove up the national average foreclosure start rate to the point where 43 states were below the national average of 6.32 percent." That's a HUGE issue. Most states have not experienced a huge increase at all. 43 states are below 6.32%. As prices being down or up - that depends on the location. I don't look much at county stats. I look at each town, village, city individually. Some are up, some are down and some are flat. Here are some stats I posted from White Plains. This can be done for any area in the countyFri, 4 Jul 2008 01:56:51 PDThttp://www.trulia.com/voices/Home_Buying/Waterfront_development_in_Port_Chester-4912Answer by Ruthmarie Hicks: Lorne, Bigotry is just ugly. We would never work together because that's what you are. Bigots don't like the law because it protects minorities against their prejudice. Politically incorrect enough for you? Hope so.Fri, 20 Jun 2008 00:58:27 PDThttp://www.trulia.com/voices/Home_Buying/Waterfront_development_in_Port_Chester-4912Answer by Ruthmarie Hicks: Lorne, You obviously know nothing about the LAWS that govern the conduct of real estate agents. BY LAW - I can not STEER a client towards or away from a given location. That is called STEERING and any agent who answers a question like that could face a steep fine or risk losing their license. If asked whether I would move my family to Port Chester or any other location I would have to say that BY LAW I can not answer that question. The laws on steering date back to the 1960s- and 70s when it was commonplace to "steer" certain ethnic groups towards certain parts of town. African Americans found themselves unable to get access to homes in "white" areas even if they could afford the price. Another practice - of sending out mailings suggesting that values are decreasing because certain "undesirables" were moving into the area - in order to drum up business were also addressed by these regulations. Get a grip and stop being so hostile. We must work within the constraints of the LAW - and if you think we don't get "caught" think again. Testers are regularly sent out to check to see if agents are in compliance. In general, I have issues with new construction, which is why I answered the question the way I did. Sometimes its worth it, but often its not. When too much is built too quickly, values either remain flat or decrease and in the meantime the buyer paid a premium for all the eye candy an lush finishes.Sun, 15 Jun 2008 01:02:08 PDThttp://www.trulia.com/voices/Home_Selling/would_you_work_with_a_bilingual_realtor_-34611Answer by Ruthmarie Hicks: If you speak English and another language - I would go with the most competent agent first. The one who will work hardest to get you the best deal (whether listing or buying.) If you find two equally good agents and one speaks both languages - I don't see why not.Tue, 6 May 2008 19:14:11 PDThttp://www.trulia.com/voices/Market_Conditions/In_today_s_market_how_long_should_a_house_be_on-9188Answer by Ruthmarie Hicks: Just Looking, How on EARTH do you KNOW? You are looking in a completely different state! Real estate is a LOCAL business. I can't emphasize that enough LOCAL, LOCAL, LOCAL! Right now, in Westchester - if the house is priced right - it literally flies off the shelf. There are a lot of buyers out there, but they refuse to overpay. Location and condition are factors, but if the house is in a good location and in good condition and priced right - it should sell quite readily. That isn't true anywhere in Westchester, but it is true for the most part in 10801.Mon, 17 Mar 2008 18:12:56 PDThttp://www.trulia.com/voices/Market_Conditions/In_today_s_market_how_long_should_a_house_be_on-9188Answer by Ruthmarie Hicks: Real estate is a very local business. You need to look at what has sold in your immediate area in the last six months. How many homes SOLD during that period? How many homes EXPIRED during that period? How many homes are on the market right now? Hint: If more homes are on the market now then have sold over the past six months, you have a wait on your hands. What were the prices? How did these prices compare to yours? Are you comparing apples ot apples - same lot size, same condition, same # of square ft. If you are overpriced NOTHING will move it - no matter how much you advertise. If you are in line with the other homes in your area, you might try some unique advertising - particularly on the internet, but to be more specific, one would need to know more about the property. For example, I market condos that are pet-friendly to pet-owners. I go to pet stores, vets, shelters etc. to market something like that. This isn't expensive, but it gives niche exposure. However - and I emphasize this - the extra publicity will do NO GOOD if you are not priced right. Also,since we have a credit crisis on our hands, you might want to offer help with the mortgage by doing a point buydown. In other words, rather then just lowering the price, you might make the house more AFFORDABLE by making the mortgage payment more affordable. That would increase the pool of buyers.Mon, 17 Sep 2007 22:38:29 PDThttp://www.trulia.com/voices/Market_Conditions/i_have_a_townhouse_in_white_plains_would_it_be_be-22131Answer by Ruthmarie Hicks: Although this was posted a while ago, I am going to chime in... White Plains is doing very well in the condo/townhouse area. Depending on the condition and location, you should be able to sell for more this year than last. We aren't getting 20-30% appreciation any more, but we are getting good sales prices and our inventory is low. All real estate is LOCAL. Some markets are doing very well. White Plains is one of them. You also have to ask yourself if you want the hassle and risk of being a LANDLORD. It's a lot more work than you think. You are also not going to be local - anything goes wrong - you have to tend to it.Thu, 6 Mar 2008 10:36:04 PSThttp://www.trulia.com/voices/Traffic_and_Public_Transportation/Is_it_easy_to_find_parking_space_around_Scarsdale_-11457Answer by Ruthmarie Hicks: Parking is a hot-button issue in several municipalities. Many have wait lists. One village the doesn't appear to have a problem is Tarrytown. But in places in White Plains - if you need to take your car, you either have to get to the train station at the right time to secure a 12 hour meter parking or you have a walk on your hands. However, there is extensive bus service to the trains in most areas and by and large the commute to the train is not a terrible experience. In White Plains, many people share cabs going to and coming from the train to offset the expense if they are truly far from a bus route. This is temporary of course, until parking can be secured. Below is a link to Bee Line Bus timetables. Feel free to contact me if you would like further information.Wed, 13 Feb 2008 00:57:38 PSThttp://www.trulia.com/voices/Traffic_and_Public_Transportation/Is_it_easy_to_find_parking_space_around_Scarsdale_-11457Answer by Ruthmarie Hicks: Depending on your location, there is also an express bus to Manhattan. Many living off Central Ave in Scarsdale and Hartsdale take advantage of this service.Sat, 27 Oct 2007 18:30:48 PDThttp://www.trulia.com/voices/General_Area/What_are_the_pros_and_cons_of_Garth_Road_in_Scarsd-16028Answer by Ruthmarie Hicks: Garth Rd. is terrific. The financials appear to be very stable. The area is centrally located with many destinations within an easy walk. The only downside can be parking. It takes a long time to get parking in most of the complexes. Another possible downside is that only one complex on Garth Rd. allows dogs. That is not a problem, unless (like me) you own a dog! But the commute to Manhattan couldn't be easier. Below is a link to a blog I wrote on one of the complexes on Garth Rd.Wed, 13 Feb 2008 00:46:22 PSThttp://www.trulia.com/voices/Schools/Home_is_in_Scarsdale_Listing_says_Yonkers_sch-17798Answer by Ruthmarie Hicks: As the previous poster said, the lines of towns and villages in Westchester are fuzzy. It is often possible to enroll your child in a different school system, but be advised that the price of said tuition would have to be carefully weighed. Homes in the school systems that parents tend to find "most desirable" come at a cost and often buyers find that they are priced out of those districts. You may find that you need to find a school district that fits both your budget and your child's needs. As Realtors we are prevented from promoting a particular school district or "steering" a buyer towards or away from a particular location. On this issue, you are on your own. My suggestion is that you do some preliminary work on-line and contact school districts directly where you find homes IN YOUR PRICE RANGE to find the best fit for you and your family. Part of this advice comes from my previous life as an academic. I am a Ph.D. and because I still love what I used to do, I am an adjunct professor at several local universities. From my 14 years experience as a research scientist, graduate student/post-doc and teacher, I've seen brilliance come from places that many parents would shun and rank stupidity coming from districts that families stretch like crazy to afford. So if a district like Scarsdale is out of range, please don't despair. Work within your budget and do the appropriate research and you will find the appropriate solution. The link below will take you directly to the "Local Resources" page of my website. Click on "School Information" and this will point you in the right direction. You will find basic information and relevant phone numbers. Good luck with your search. Let me know if I can be of further help to you.Wed, 13 Feb 2008 00:37:29 PSThttp://www.trulia.com/voices/General_Area/What_sections_of_Yonkers_New_York_are_up_and_com-9534Answer by Ruthmarie Hicks: You also might want to consider areas nearby along Broadway and the like. The waterfront area has a way to go and some neighboring areas are stable and not being turned inside out. The revitalization will lift those boats as well and you can still get splendid view s of the HudsonThu, 31 Jan 2008 01:09:26 PSThttp://www.trulia.com/voices/Home_Buying/A_home_I_am_currently_looking_at_is_FSBO_It_has_-18672Answer by Ruthmarie Hicks: Do you really want to negotiate a deal like this by yourself? Based on your questions, my feeling is that you in way over your head. My suggestion is that you find a buyer's agent and try to convince the FSBO to pay an agreed upon amount to the buyer's agent. If the FSBO won't do this, unless this is the ONLY house for you MOVE ON. The seller needs to be somewhat flexible in this market. - if they aren't, its not a good sign. At the very least get excellent recent comps and a top-of-the-line inspection. I agree with Gail - pools are as much a liability as an asset and add little value to the home because many people want to take them out for fear of an accident or because they are so expensive to maintain.Thu, 31 Jan 2008 01:05:42 PSThttp://www.trulia.com/voices/Quality_of_Life/removed-16692Answer by Ruthmarie Hicks: Thanks - They really put the fear of God in us on this issue. That's why everyone clams up. I can see how it could look like we are just trying to get the sale though. When I have a client, I give them all the info and push them very hard to do their homework. For the most part they do when it comes to schools. It's an important investment and decision - so most people take the process seriously enough to do what is needed. One area that I found people weren't careful enough about was LOANS. They didn't want to hear from me that if it looked too good to be true it probably was. Of course, the credit mess has everyone watching more carefully, but for a while I was talking people out of some very dangerous stuff. The good news was that this is something I'm ALLOWED to do - the bad news was that the clients often didn't want to hear what I had to say.Wed, 2 Jan 2008 04:15:42 PSThttp://www.trulia.com/voices/Quality_of_Life/removed-16692Answer by Ruthmarie Hicks: One thing that ALL potential buyers need to understand is that Agents whether they be Realtors or otherwise are prohibited BY LAW from discussing issues like school systems. Discussing the pros and cons of a school system is called STEERING and if you want to lose your license and face a steep fine, that's an excellent way to kill two birds with one stone. The issue has its origins in a bygone era when agents were deliberately steering certain ethnic groups to certain neighborhoods - to the point where they EXCLUDED listings from certain neighborhoods. Back in those days there was no internet to help the buyer understand what was happening and so they were unaware that a perfectly acceptable home in their price range was available in another neighborhood. Of course, that couldn't happen today with so much of the MLS public, but for many years brokers and agents succeeded in keeping many neighborhoods segregated. In fact, their actions have contributed to the segregation that we see in some communities to this day. The law was designed for the public good - but it is very frustrating for my buyers when they see me clam up when the word "school" comes up. Please understand that I have no desire to mislead - this is how I make my living and I can't afford to lose a license. When I first work with a client, I tell them to do the own do diligence with respect to things such as schools. I suggest that they get the SAT scores, research - just as they do for a property. I give them several web site addresses. Then they TELL ME if they want me to eliminate a school district or neighborhood. Any client of mine walks into the closing table with BOTH EYES OPEN. They had better. I base 50% of my business on referrals from past clients who were satisfied with the job I did. My livelihood depends on my clients being informed. Below are a couple of links http://www.fairhousing.com/index.cfm?method=page.display&pageid=3656 http://www.phoenixrealestateguy.com/ask-the-agents-where-are-the-good-schools/392Tue, 1 Jan 2008 16:05:13 PSThttp://www.trulia.com/voices/Quality_of_Life/removed-16692Answer by Ruthmarie Hicks: Hello Vince, I have written several blogs recently on Hartsdale. One is about the villiage generally and the other three are about specific condo and coop complexes - all situated near the train station. These three complexes are all pet-friendly, but even if you don't have a pet, they still are informative with respect to the cost of living. There are also neighborhoods of with single family homes that are either within walking distance of Hartsdale Station or are within easy access to jitney service. My web site also gives you access to the MLS. http://activerain.com/blogsview/306919/Introducing-Hartsdale-NY-1 http://activerain.com/blogsview/312129/Pet-Friendly-Cooperative-in http://activerain.com/blogsview/315853/Pet-Friendly-Condominium-in http://activerain.com/blogsview/318356/Pet-Friendly-Cooperative-in I also wrote a piece about Carlson's which has a White Plains PO - but is located in Greenburgh near the Hartsdale border.. http://activerain.com/blogsview/311076/Christmas-at-Carlson-sSun, 30 Dec 2007 16:35:12 PST