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Port Chester : Real Estate Advice

  • All42
  • Local Info3
  • Home Buying15
  • Home Selling4
  • Market Conditions1

Activity 44
Mon Jul 10, 2017
Kathy Burgreen answered:
Looks like I'm your new best friend in a sense. I'm a long time Westchester resident (New Rochelle & Larchmont) so I know Rye Brook very well. I also worked as a realtor for a few years and successfully sold a 2 family home + a few co-op apartments. I did look up the listing on Zillow and if you click on the "Price and Tax History" tab, I see what happened. Interestingly, the Tax History is blank but I don't need it because I know how expensive property taxes are + Mamaroneck did a town re assessment and our taxes increased.

At this point, I'm assuming you want to claim the listing so you can sell by owner. You need to go to Zillow.com and start there. From the home page, follow the prompts and you can claim the listing, edit any facts, pictures, etc. and post your home for sale by owner. Zillow and Trulia are now the same company (Zillow Group) so any changes to Zillow will sync to Trulia within 24 - 36 hours. I contribute replies to questions here and I've seen a number of complaints from owners and realtors that the information is correct on Zillow but not on Trulia. You should be aware of this.

I do believe you can be successful selling by owner and save at least 3% commission, however, it will be in your best interest to use a Flat Fee broker (use Google). Make sure they have access to HGAR (Hudson Gateway Association of Realtors) - the MLS system. Using a flat fee broker means you pay a small fee to have your home listed in the MLS + you will be required to pay the buyers broker a commission - if the buyer submits an offer. The buyers broker commission is negotiable but ideally, you want to offer about 3%. So roughly, you save 3% by not listing with a full service broker like Houlihan Lawrence. Using a flat fee broker allows you to have full control for marketing, disclosures, contract, deadlines, negotiations, showing your home, etc. You are essentially just paying to have your home listed in the MLS. I was stunned when I saw that you used Houlihan on Zillow. Your home is gorgous + the neighborhood and school district can't be beat so Houlihan couldn't sell a home in 2 months??? I think I know why without even asking you.

Next - If you don't use a flat fee broker, it will be more difficult to sell by owner. Unfortunately (hate to admit it but I'm just as guilty as every other realtor in Westchester)...real estate websites like Zillow, Trulia, etc. earn money by selling advertising space to real estate agents. These agents pay $$$ in monthly fees to Zillow and Trulia so they can have their pretty faces on listings they purchase. This includes ALL For Sale By Owner listings. Disclosure: I was one of these agents on Zillow & I paid for zip codes in New Rochelle, Yonkers and Greenburgh. As you can imagine, Zillow and Trulia charge different rates based on average home prices in each zip code. Therefore, Rye Brook, Scarsdale, Harrison, Rye, Larchmont, etc. will be more expensive for agents than Yonkers, Mount Vernon, Greenburgh, etc. will. Obviously agents advertising in the expensive zip codes will do whatever it takes to get leads from people inquiring about your home. If selling by owner (no flat fee broker), these agents will tell buyers the following about your house: "I'm sorry but that house is not for sale right now. I do have other homes that are available in Rye / Rye Brook that are available and move in ready. Why don't I meet with you tomorrow in my office and we can schedule a private showing to see those homes."

Yes, the above is the script that I used (and I'm sure other agents use). The way it works is on Zillow, there is a default checkmark next to one of the agents listed. All a buyer has to do is fill in the Contact Box and send in the form. The agent gets a text message immediately and it's up to that agent to call the buyer (lead). Zillow wants agents to call within 5 minutes. On a For Sale By Owner listing, the owner gets a "gray" box with no picture and just a phone #. However, the buyer will need to uncheck the agent's default checkmark and put a checkmark next to owner. Buyers are too lazy to do this or don't know they are supposed to do this. Meanwhile, every agent knows this and knows the buyer will contact them instead of you. Since your home is not in the MLS system (HGAR), every agent will tell your buyers that your home is not for sale. You need to know that when we speak with these buyers on the phone, agents are trained to just look in the MLS - not Zillow. Yes, agents are too lazy to check Zillow if your home is for sale. I said I was guilty of this - so don't bash me.

So what do agents use Zillow and Trulia for? - To prospect for leads. Agents will scour websites for Sale by Owner listings to contact you and insist that you list with them. Oh and they will tell you that you're stupid and don't know what you're doing. Yes I said this too on the phone - only I was more diplomatic.
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Fri Jun 9, 2017
Kathy Burgreen answered:
I'm a recently retired realtor in Westchester and not exactly sure what you are referring to. Are you saying the condos in Port Chester are cheaper than condos in nearby towns? Could you be mistaking a condo for a co-op? Let me answer some possibilities:

Port Chester has both condos and co-ops. Condos will always be priced much higher than a co-op because of the differences in ownership. When viewing a listing especially on websites like Zillow, Trulia, etc., some listings are incorrectly programmed and the listing should state it's a co-op not a condo and vice versa. I have seen many listings that state "condo" when I know the building is a co-op building. This is confusing because the price for the apartment is priced correctly as a co-op however buyers see the word "condo" and don't realize it's a mistake.

As a guideline, if the price is "cheap", the listing is a co-op not a condo.

If you are referring that prices in Port Chester are cheaper than nearby towns, that is correct. Westchester's housing prices (including co-op and condo prices) is largely determined by the local school districts. Home's located in the top ranked school districts will have much higher prices than towns located in low quality school districts. Port Chester's schools are not as good as the nearby towns of Rye, Rye Brook, Mamaroneck, Harrison or Greenwich, CT. Therefore, home prices in Port Chester will be much cheaper.
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Fri Dec 2, 2016
UpNest answered:
Great question. You need to find a realtor with a good track record for speed. UpNest.com is a great platform to compare realtor services and figure out who the best agent may be to help sell your home the fastest for the highest price. This may require some research but it's definitely worth the time. ... more
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Thu Oct 6, 2016
Teacher5176 asked:
I co own a 2 family house in a Village in Westchester County. There is a space in the basement which has no stove but does have a bathroom, living room, bedroom & A refrigerator and…
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Fri Jul 1, 2016
Simmya answered:
Ilona, we have good hard money programs for NY, including one that is total 100% (purchase plus rehab) - it is pricey, but you bring nothing down. Plus, we have other programs.

Info@SimsCapital.biz ... more
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Thu Jun 30, 2016
Steve Snyder answered:
Of course you can. We have great hard money and private money options. Fill out an application on our site. We've been lending since 2004 and have a unique pool of investors. We'd love to help you when you need it.

Best of luck to you.
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Wed Aug 26, 2015
Christopher Pagli answered:
That home is off the market and is Kennedy elementary.

Chris
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Mon Jun 1, 2015
Michael Levy answered:
Hi Theresa,
Port Chester has the 8th best real estate market in Westchester county according to Trulia, and on average, most homes sell within 6-8 months. However, the time frame can vary widely depending on the specifics of the property. Feel free to contact me if you have any more questions.
Michael Levy
Principal Broker at Grand Lux Realty
914-273-9688
Grandluxrealty.com
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Fri May 29, 2015
Dayna Heit answered:
I believe the maintenance is approximately $600 a month.
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Mon Nov 10, 2014
Zach Thalman answered:
Looking for an apartment can be a tough job if you can't find a reasonable price range to look at. It is pretty easy in a college town because there are tons of apartments to look at. I feel like you can get the best deals living where there is a high demand for apartments because there usually is a good price range. The second thing I would look at is how nice the apartment is.

Zach | http://rentnevadaplace.com
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Wed May 21, 2014
Thomas Moser answered:
You don't specify what property you are asking about.
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Tue Mar 4, 2014
Christopher Pagli answered:
Hi John, I grew up in Port Chester and currently live in Rye. I'd be interested in learning more about he coop and seeing if we can work together. I will call you tomorrow or you can call me directly 914 406 9023...

Chris
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Wed Feb 5, 2014
Anna M Brocco answered:
No link is visible; however you can contact management directly and ask, or consider working with an agent of your own who can provide any necessary information, or contact the listing agent directly... ... more
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Wed Jan 29, 2014
answered:
It completely depends on the ARV (As Repaired Value). That is to say, what will the value of your home be AFTER the renovation is completed. You can ballpark the cost by adding your mortgage payoff and your expected renovation and then divide by your ARV.

FHA 203k allows you to go to 110% Loan-to-Value, otherwise 10% ABOVE the final appraised value.

You can find great information about this and many other renovation topics at my website: just google 203k world

ALL the best!

b
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Wed Jan 15, 2014
marcia rogull answered:
There are some homes available for sale in Bellefair in Rye Brook. Usually they are priced starting in the 700s or higher. A well qualified agent can keep you up to date. I will be listing a home in Bellefair in the next couple of weeks and do sell in the community. Rye Brook is one of the areas I do sell homes in. Please let me know if I can be of help in your search. I have been selling properties successfully for the last 25 years. Good luck, Marcia Rogull Associate Broker Julia B. Fee Sothebys Ryr, N.Y. 914-325-3618 ... more
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Thu Jan 9, 2014
John Sullivan answered:
Hi Susan,
This is always a landlord specific (or Management specific) item. I work with many clients that have animals, I have a few myself so I understand the need very well :)
I also live in Port Chester so I know the town extremely good and constantly keep track of the inventory here. If you'd like a list of rental properties currently available in Port Chester, that will except your pet(s), give me a call and I'll get it to you right away

Thanks
John Sullivan
914-481-3001
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Mon Jan 6, 2014
Mack McCoy answered:
No, you shouldn't.

If the ONLY thing wrong with your house is that it had outdated bathrooms - if you've updated everything else - the kitchen, the family room, what ever - then, I'd say, well yes. ... more
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Sat Dec 14, 2013
Chris C answered:
They don't list the property taxes because the numbers are outrageous, the average $600,000 home is close to $20,000 in taxes... it is basically legal government theft. The government just takes a chunk of the equity in your home. Pigs... try Connecticut, the taxes are 75% LOWER. ... more
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Mon Nov 11, 2013
answered:
I'm sorry to hear whoever you spoke with at Chase completely misinformed you. I've helped clients use this great loan program for basic repairs to full blown renovations and everything in between. There are also conventional programs which could help eliminate mortgage insurance to make your renovation costs most affordable. This is one of my specialties and I'd be more than happy to tell you all about the available programs so we can best determine which makes most financial sense. Please contact me at your earliest convenience so I can gain a clearer snapshot of your scenario and the work you're looking to complete.

Kindest regards,

Paul F. Marzolla
Sr. Mortgage Advisor
(201) 957-6768
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