Author Archives: GioHomes

How homeowners associations impact your long-term expenses

Whenever you purchase a condominium or home in a planned development like a gated community or subdivision, you will be obligated to join that community’s Homeowner’s Association (HOA).

Your association dues go to the maintenance and upkeep of your neighborhood and common building areas. Fees are mandatory and can be made on a monthly, quarterly, or yearly basis.

Fees also pay for the care of amenities like the clubhouse, the recreational facilities, as well as services such as landscaping, general maintenance, and security.

HOA fees are not cheap

Depending on the community and type of amenities provided, HOA fees can cost homeowners anywhere from $200 to well over $1,000 per month.

Not cheap by any means, HOA fees add up quickly and become a burden if you don’t consider their impact on your buying process.

Therefore, make sure HOA fees are on your buyer checklist.

3 questions you need to ask

1. How does the neighborhood HOA govern things?
Do they hire full-time on-site managers, or rely simply on residents to volunteer for the job

2. Does the association have a reserve fund?
A reserve fund is an account dedicated to covering unexpected repairs to the property and range from between 70 to 100% of anticipated major maintenance costs.

Keep in mind that large expenditures are needed to maintain the integrity of the property, and HOA should have the funds necessary to pay for these items by accumulating reserves.

If not, you can expect HOA fees to rise and place an unexpected financial burden on you and fellow homeowners.

3. What are your HOA’s covenants, conditions, and restrictions (CC&Rs)?

CC&Rs are the rules of your neighborhood. It might be mandatory for you to mow your front lawn or, if you live in a condo, throw your trash out only at certain times of the day.Failure to comply with CC&Rs can result in steep fines. In some cases, HOAs can also put you into foreclosure as a result of non-payment of accrued fines or from repeated violations of these regulations.If the consequences of noncompliance seem harsh, these CC&Rs are meant to protect the value of every homeowner’s property within the community…and create a nice environment for all residents to enjoy.So, check out in advance what you’re in for. If you think the rules are too restrictive, then consider moving elsewhere.

Working with the real estate professionals of the GioHomes team can provide you with all the information you need to decide if the HOA in that home or condo you’re planning to buy fits your temperament and finances.

Our agents will also walk you through the CC&Rs and HOA bylaws to determine if these rules best match your lifestyle and interests. Find out more by getting in touch with us today.

Buyer and Seller Tips: Property Disclosures and Real Estate Legalities

The road to becoming an informed buyer or seller is paved with good intentions. Here are the legal aspects of real estate in New York that you need to know.

As a home buyer

Familiarize yourself with certain disclosures you need to fulfill, as well as things you should be looking for in your real estate agent.

The rule of “caveat emptor” – As a buyer, you have your own duty to fulfill; to inspect the property and find defects, if any, before you buy a property. It’s important to note that under New York law, listing brokers are not required to disclose any information about property defects. Of course, certain exceptions apply for special cases, such misinformation and/or omitted information. Under these aspects can a listing broker be liable for damages.
Buyer’s broker disclosure requirements – A property’s listing agent might not be required to disclose any information to you, but your broker must provide you a complete disclosure of everything about the property.
You cannot sue a broker if he failed to inform you that the property is “stigmatized.” – There are special cases when a property up for sale is labeled as “stigmatized” due to being a scene of a crime or being a former home of an individual with a discriminated and transmittable disease (HIV, AIDS, etc.) You can’t sue the listing agent for failure to disclose such information – he’s not required by New York legislature. You can, however, make a written inquiry addressed to the seller’s agent or the seller himself for this information.

As a home seller

Here are some of the obligations you need to fulfill, as well as disclosures you should require from your listing agent.

Information disclosures – Your listing agent might not be mandated by New York law to disclose information about your property to interested buyers, but it’s still best to inform your agent about property information and defects to avoid misinformation in the selling process. While you’re not really liable to answer for misinformation or omitted information, it’s best to keep everything clean and open.
Disclosure requirements under the Property Disclosure Act (PCDA) – Disclosure requirements under PCDA are required under state laws (you can read all about them here
If your buyer isn’t represented by a buyer’s agent, your listing broker must notify him/her about the PCDA.

For additional reading, here are some links to help you get more acquainted with property laws and requirements:

Home Sales in New York: What the Listing Broker Must Disclose

Real Estate Property Laws in NY: Article 14 – Property Condition Disclosure in the Sale of Residential Real Property

Top 5 New Real Estate Laws Affecting New York

If you have any concerns, don’t hesitate to give me a call at (914)-946-1067. You can also email me at info@giohomes.com.

Price your Home Right without Giving it Away

Setting the right price for your home can be a hit-or-miss experience – either you set it too high, or you set it too low. There are several factors that can affect the selling price of your home. Here are things you should consider to avoid the hazards of overpricing and under-pricing.

Market trends are like the weather. They constantly change based on several things like the economic climate or the demand for homes in the area. Avoid basing your property’s asking price based on what you paid for it sometime ago.

Review the pricing trends in your area. Zoning in on a specific area will help you determine the prices of the home in your neighborhood more accurately, which can then affect the price of your home. Be on the lookout for homes recently sold in your area that roughly share the same features and amenities as your property. You can also ask your real estate agent to review records of selling prices from three months, six months, and even a year ago to gain a clear picture.

Understand your market. Is your property located in a desirable neighborhood? Does your area have many homes available for sale? Is it mostly made up for new constructions or older homes? Consider these factors to be able to set a competitive and reasonable price for your home. Your real estate agent should be able to provide a comprehensive market analysis for you to examine to be able to price your home properly and competitively.

Get an opinion from a professional appraiser. To get an accurate range of the value of your home, the best course to take is to hire a professional appraiser. Well-versed in his craft, he’ll inspect everything about your home to get a clear picture of its current value.

The first price is the best price. It’s a no-no to set your property’s asking price high on its first few days in the market, and then lower it on the following days. According to Realtor.com, the more days your property spends on the market, the lower your profits will be.

3 Biggest Seller Mistakes

There’s a lot of work involved in selling your home, and mistakes can be numerous.

Here are 3 of the biggest you should avoid:

Overpricing
Why do sellers overprice their homes?Perhaps they’re aiming to squeeze a little more profit from their property. Perhaps they’re making room for negotiation. Perhaps their sentimental attachment is clouding their better judgment.Remember that your home is only worth what the market is willing to pay you for it, and overpricing will have serious consequences on the value of your property.

For one thing, when you give your home a price that’s far above its market value, you will automatically lose a score of potential buyers who will find your price range far beyond their reach. Even those who are interested will not give your property a second look.

Overpricing will also mean your home will remain unsold for a very long time – prompting wary buyers to question a piece of property that has been sitting on the market far longer than it should. Because, yes, what’s wrong with it?

This, in turn, will make it even more difficult to sell the home, perpetuating the perception that there’s something wrong with the property.

Keep in mind that in order to avoid frustration and many potential headaches, set the right price for your home at the start.
Neglect
When selling a home, it’s best to remember that first impressions count a lot to potential buyers.To make sure you see the house as they do, walk through your home as if you yourself were interested in buying it.Would you bet your hard-earned money on a place that looked rundown or neglected? Take note of features that need to be repaired or upgraded.

Focus on low-cost but high-impact improvements like refinishing cabinets, installing granite countertops, painting surfaces, replacing fixtures, and enhancing curb appeal. These features are the top things buyers look for when they check out a home.
Little or no marketing
How your home is marketed to buyers plays a large role in its eventual purchase.Being complacent and thinking that buyers will simply find your home is a big mistake.What you need is effective and dynamic marketing.

Working with a real estate agent with a good marketing plan is important. Your agent can expose your home to buyers through a variety of channels, from traditional advertising outlets to social media platforms.

Having a real estate professional assist you in selling your home will prevent you from making these seller mistakes, while helping you get top dollar for your property in the quickest possible time.

Connect with the team at GioHomes Real Estate today to know more on how we can help you successfully sell your home.

Things to Do in Westchester County

Westchester County is filled to the brim with activities that will entertain a variety of individuals, regardless their interests and hobbies.

Explore the great outdoors

All throughout Westchester County are well-maintained forests and state parks that provide a break from the usual, monotonous routine. Rockefeller State Park Preserve in Pleasantville is one such place; here, visitors can go for a stroll or indulge in other pastimes such as horseback riding, cross-country skiing, and snowshoeing. The state park, a designated “Important Bird Area” by the National Audubon Society, is also a great place to spot some avian beauties. For anglers, the 22-acre Swan Lake is well-stocked, and so is the Pocantico River.

Other recommended places: Untermyer Gardens in Yonkers, New Croton Dam, Teatown Lake Reservation in Ossining, and Manor Park in Larchmont.

Delve into Westchester County’s rich history

Historic places and guided tours are commonplace in Westchester County – the area is, after all, undoubtedly rich in history. Lyndhurst in Tarrytown is a popular attraction. Also known as the Jay Gould Estate, the country home is a perfect example of Gothic Revival architecture.

For a unique take on history, a visit to the Sleepy Hollow Cemetery is a must. Aside from the grave of Washington Irving, the cemetery is also the resting place of prominent families such as the Rockefellers and the Astors.

Other recommendations: Kykuit in Sleepy Hollow, Washington Irving’s Sunnyside in Tarrytown, Hudson River Museum in Yonkers, and Thomas Paine Cottage Museum in New Rochelle.

Attend seasonal fairs and festivals

Fill your social calendar with Westchester County’s lineup of special events! Enjoy music and arts at the Caramoor Summer Music Festival held at the sprawling 90-acre grounds of the Caramoor Center for Music and the Arts in Katonah.

Crafts at Lyndhurst, on the other hand, is perfect for arts-and-crafts enthusiasts. Held at the Lyndhurst estate, the crafts fair is touted as one of the country’s most popular contemporary crafts events. Aside from the works of over 300 artists, Crafts at Lyndhurst also showcases gourmet specialty food and live music.

Other recommendations: Great Jack O’Lantern Blaze in Croton-on-Hudson, Yonkers Riverfest, and the Clearwater Festival in Croton-on-Hudson.

Where to Shop in Westchester County

From quirky and one-of-a-kind bargains to on-trend styles from the best designer boutiques in the world, the shopping enthusiast will be completely satisfied with Westchester County’s retail options.

The Galleria at White Plains
100 Main St, White Plains

Urban and sophisticated, The Galleria at White Plains provides a variety of stylish finds for White Plain’s fashionable crowd. Famous retail brands such as H&M, Aldo, Aeropostale, and American Eagle Outfitters have boutiques in this shopping center. The Galleria is also complete with dining options to satisfy the hungry shopper. Other specialty boutiques are also found in this shopping destination.

The Westchester
125 Westchester Ave, White Plains

Located in downtown White Plains, The Westchester offers an upscale shopping experience. Take your pick among household names in the fashion industry such as BCBG Max Azria, Gap, Gucci, J. Crew, Kate Spade, Lacoste, and Louis Vuitton, among others. Athletic stores and other specialty shops such as L’Occitane, Crate & Barrel, as well as restaurants complete The Westchester experience.

Creative Trendz Design Studio
1923 Palmer Ave, Larchmont

For unique furniture, upholstery, and other interior décor, a drive to Larchmont might be worth it. Creative Trends Design Studio showcases custom furnishings as well as interior design services sure to make your home space worthy of a magazine cover or feature. Window treatments, a variety of fabrics, as well as interesting accent pieces are also available.

Tarry Market
179 North Main St, Port Chester

If you’re looking for the finest selection of local and imported artisanal products, Tarry Market is one place you should definitely check out. It’s a foodie’s paradise, a one-stop shop where you can find imported cheeses, freshly baked bread, hand-made pasta, charcuterie, and the freshest produce.

Pretty Funny Vintage
80 South Broadway, Tarrytown

Pretty Funny Vintage is one of the shopping destinations if you’re in the mood for antiquing in the Hudson Valley. Housed in a charming Victorian home built in the late 19th century, Pretty Funny Vintage offers a variety of vintage curiosities sure to catch your eye. From offbeat home décor and furnishings to vintage apparel, you’ll find yourself coming back to Pretty Funny Vintage for more great finds.

First-time Home Buyer Programs

As a first-time home buyer, there are several programs and financial assistance you can avail to help you fund your real estate purchase in Westchester County.

Housing Action Council (HAC)

(914) 332-4144
http://www.housingactioncouncil.org/

HAC provides financial assistance programs as well as counseling for first-time home buyers. You can apply for the First Home Club savings plan which covers a 10 to 30-month savings period and up to $5,000 in down payment, or you can opt for the Front Door Program, as long as you are considered income-eligible and a current resident in Westchester County.

Westchester Residential Opportunities (WRO)

(914) 428 4507
http://wroinc.org

WRO provides financial assistance for low- and moderate-income people, senior citizens, minorities, as well as the mentally disabled. They offer a First Home Club assistance, Individual DevelopmentAccounts, and even counseling for first-time home buyers.

Human Development Services of Westchester (HDSW)

(914) 835 8906
http://hdsw.org

One of HDSW’s main goals is to increase and preserve affordable housing in the village of Port Chester. They offer financial programs such as one-to-one homebuyer counseling and a First Home Club savings plan.

Community Housing Innovations, Inc. (CHI)

(914) 683 1010
http://chigrants.org

CHI has several financial programs designed to help first-time homebuyers cover down payment, closing costs, and even rehabilitation expenses. One such program is the Westchester County Home Ownership Initiative, which offers a $25,000 grant to income-eligible first-time homebuyers interested to buy a condo, house, or cooperative within the county.

HomePath by Fannie Mae

1 800 732 6643
http://homepath.com/ready_buyer.html

Under the Federal National Mortgage Association (FNMA), popularly referred to as Fannie Mae, HomePath now offers the HomePath Buyer Ready Program, which services qualified first-time home buyers. Applicants are required to take an education course, which can lead to a 3% closing cost assistance towards your real estate purchase. To qualify for the program, you must be a

First-time home buyer
Must reside in the property within 60 days of closing
Property must be listed on Homepath.com to be considered eligible for the program

First-time home buyers living in tenant-occupied properties, as well as buyers using public funds are both considered eligible candidates by Fannie Mae.

The Nightlife in Westchester County

The night is young, and scattered all across Westchester County are nightlife joints where you can enjoy good music, well-made drinks, and great company. The following establishments come highly recommended.

Photo courtesy of BarTaco website

Bartaco
1 Willett Ave, Port Chester
http://www.bartaco.com

Bartaco has several branches located in different parts of the country, but all you need is to make the trip to Port Chester to enjoy their well-loved margaritas, mojitos, and caipirinhas. The interiors of this Port Chester restaurant possesses a laidback, beach vibe further enhanced by nautical blue and whites as well as its unique light fixtures. Bartaco is a perfect place to kick back and relax in Port Chester.

Photo courtesy of Bridgeview Tavern website.

Bridgeview Tavern
226 Beekman Ave, Sleepy Hollow
http://bridgeviewtavern.com

If you find yourself in Sleepy Hollow with an unquenchable thirst for some of America’s finest craft beers, Bridgeview Tavern is the place to go. Aside from a great selection of 18 beers, ales, and stouts, the bar also offers house-made sangria and seasonal specials such as warm spiced cider. Bridgeview Tavern also uses the freshest, locally grown ingredients for their menu that offers all-time American comfort food.

Photo courtesy of Chat19 website

Chat 19
19 Chatsworth Ave, Larchmont
http://chat19.net

Transport yourself to the glamour of Old Hollywood as you step inside Chat 19, where you can enjoy a glass or two of the restaurant’s Lemon-Ginger Drop and Cappuccino Martini from its sleek bar. Aside from great drinks, Chat 19 is a favorite among local foodies for its great food. It’s a good place to get a nice dinner and have a cold class of Merlot afterwards. On weekends, the place is alive with the sound of music from live acts as well as DJs.

The Brazen Fox
175 Mamaroneck Ave, White Plains
http://thebrazenfox.com

Photo courtesy of the Brazen Fox website.

Featuring a roomy dance floor and an upstairs bar, The Brazen Bar is a favorite among the 20- to- 30-something crowd of White Plains. Women line up for its Wednesday ladies’ night specials featuring green-apple martinis and mudslides, while guys frequent the place to enjoy a cold bottle of beer. The place is hopping every Thursday, Friday, and Saturday, but you’ll discover that it can also attract quite a crown on game days.

Photo courtesy of The Gnarly Vine Facebook page

The Gnarly Vine

501 Main St, New Rochelle
http://thegnarlyvine.com

Some say that the finest things in life are fine wine, oysters, gourmet cheese, pizza, and live music. If you’re not convinced, drop by The Gnarly Vine Wine Bar in New Rochelle and let their menu do the talking. Whether you’re a seasoned oenophile or just trying things out, The Gnarly Vine and its mellow interiors will make you feel comfortable. Take it from us – this is a great place to have a date. The wine bar also hosts open mic nights.

Home Rental Rates in Westchester County

Covering an area of 450 square miles, Westchester County and its 49 municipalities lie around 35 miles north of New York City.

Due to its proximity to Manhattan, where real estate prices are sky high and vacancy rates are among the lowest, Westchester has become a preferred residential address among those who work in the big city.

Consequently, the county has a healthy housing market for both sales and rentals.

Apartment rentals

A low monthly rate of $725 will net you a studio-type apartment in the trendy city of Peekskill with its active artist community. The unit will have 1 bath and 247 square feet of space.

For $2,200 a month, you can move into a spacious 2-bedroom apartment in White Plains. The place has 1 full and 1 partial bathroom in 1,200 square feet of space, complete with stove, dishwasher, refrigerator, and microwave. It’s within walking distance to the downtown area.

Condo rentals

For condos, $1,750 per month gets you a unit in White Plains, with 781 square feet of space including 1 bedroom and 1 bathroom.

Higher-end units with 982 square feet of space go for $3,000 a month in Monarch at Ridge Hill in Yonkers. The unit has 2 bedrooms, 2 baths, open kitchens with stainless steel appliances and stone countertops, plus amenities like a fitness center, concierge, and a shuttle to Metro North.

Home rentals

When it comes to homes for rent, $4,000 a month can get you a classic one-level ranch-style home in Pelham with 1,126 square feet of space. The home has 3 bedrooms, 2 full bathrooms, patio, and 2-car garage.

If it’s luxury you’re after, $35,000 a month opens the doors to a stunning estate in Rye, adjacent to the Westchester Country Club and a few steps away from the downtown area. It’s got around 13,000 square feet of space, 7 bedrooms, 8 full and 2-1/2 baths, a swimming pool, tennis court, and beautifully landscaped gardens.

Home Rental Rates in Westchester County
For additional information on rental rates and the best rentals available in Westchester County, get in touch with the GioHomes team today.

Identifying Overpriced Homes

For many homebuyers, particularly first timers, buying a home can be quite a challenge.

While the selection of homes that might fit your criteria can be overwhelming, a second challenge might be the difficulty in pointing out which homes represent good value for your money and which ones are priced well above their actual value.

How to tell if a home is overpriced? Here are a few red flags:

If the home is priced higher than other recently sold properties in the area
The value of a home is partially dependent on the price of other homes in the neighborhood. Checking out recently sold homes in the area will give you an idea of comparable property prices. Just because you’re considering a luxury home in the middle of a modest neighborhood doesn’t necessarily mean that the home is worth significantly more. In fact, the area the property is in can bring its value down.

If the home has been in the market for weeks
Many homes are typically sold within weeks or even days after being listed. When a home sits unsold for weeks on end, it usually means just one of two things – the vendor is not 100% committed to making a move, or the home is overpriced.

If the number and frequency of viewings or open houses are few and far between
A home for sale will usually have a succession of open houses arranged by a real estate agent. If the home has not had a scheduled viewing for quite a while, or if open houses are few and far between, it could be a sign that the home is overpriced, with buyers in that area deciding that the home is not worth their attention.

If the property has had extensive upgrades or customization
A seller usually mentions the new kitchens, remodeled bathrooms, add-on decks, swimming pools, and other improvements in their home in a bid to sell quickly – or jack up the list price. As a homebuyer, you’ll have to ask yourself if you actually need these upgrades and if they add value to you as a prospective homeowner.

If the price of the home doesn’t match the neighborhood it’s in
If “location is everything” when it comes to real estate, then it follows that the more desirable the neighborhood, the higher the property prices. Busy streets, poorly-rated schools, low-income demographic areas, and limited amenities can bring down the value of a home. If you don’t mind moving into this kind of neighborhood, then the price of your home should be a lot lower than if you were buying the same kind of property in a quieter and better-heeled part of town. Otherwise, cue the red flag!

Identifying Overpriced Homes

If you want to get your money’s worth when it comes to real estate in New York’s Westchester County, contact our team today and we’ll be more than happy to help you.