Buyer’s Tips – The potential Appraisal Issue

Posted on March 29 2011 by Gay E. Rosen

I recently placed a bid on a property for a client.. a really lovely young couple – purhasing their first property together in wedded bliss. The property had been on the market for over a year, and all of a sudden it had ‘multiple bids.’ I didn’t know the agent, didn’t know if there were multiple bids, and I suggested to my client that we hold firm at one price… She really wanted the property and asked that I bid more… and we had a meeting of the minds… The only thing here though, is that I was representing the buyers, and I wanted to protect them. I expressed my concern about the appraisal issue…the agent said there would not be a problem….Mmmmmmh… from her mouth to you know who’s ears. I informed her that we would move forward, but if it did not appraise – I did not want her coming back to us asking us to pay extra or to ‘work it out between us’ – it would not happen…. the owners would have to come up with any differential.. and I wanted it spelled out/understood from the beginning. My clients wanted that property, are getting married, and I did not want to have to start looking a few months later beause we hadn’t agreed upon something upfront.A

It took 2 days for the agent to get back to me (mmmmh.. amidst those other bids).. and we had an accepted offer….

Now, I usually write reports for the appraisers when I am the listing agent… I want to make sure the property appraises, and I do not know the caliber many times of the buyer’s agent… When the appraisal came around on this property – the agent ‘could not be there, and emailed me listings that had sold some 8 months ago and were not viable…Plus they were from a different town…. I gave the appraisal my report, and her report.. and I apologized for not having too much to give to him. I had seen beforehand there was an issue. Well, as it turned out, there were 2 similar properties in contract – they had not appraised, and therefore this particular property did not appraise either.. I was so happy that I had negotiated on this prior to getting the appraisal news… Yes, a buyer can walk away if the property does not appraise but what heartbreak when they are looking forward to closing day? Now, they are ecstatic that they will get the property at a lower price…

New Rochelle is GREAT!

Posted in Buyer's Tips, Dutchess County, Larchmont Area, Mamaroneck 10543 Area Information, New Rochelle Area Information | Tagged , | 1 Comment

On Representing the buyer – Putting your best foot forward

Posted on March 27 2011 by Gay E. Rosen

buy_home2I was quite ecstatic when I received 10 bids for one of my listings last week… There is a very quick rumor mill in the town, and word quickly spreads that ‘there is bidding’ and people’s juices start flowing and they hope that bidding will greatly rise as a result of it… I feel a touch differently. Bids come in all shapes and sizes, and so why would I brag about receiving lots of bids and perhaps turning people off in this indecisive buyer’s market? I want to receive as many bids as possible for several reasons. I know my clients love their home, and I can only think how nice they must feel after having obtained those 10 bids, copies forever in their possession, and upon receiving so many bids, they can also be able to better determine which bids are not attractive as well as those bids that are attractive, making their decision that much more easier.

imagery_03_12_08_000115I suggested to my client to have two piles.. One pile she would consider, and one pile she wouldn’t.. But all that aside…. I was amazed at the presentation of those bids and the manner in which they were presented….I called every agent who had expressed an interest in the home, or who had shown the home.. I didn’t send out a blanket email….. There were 4 or 5 buyers who were really interested in the house, and it was those buyers that I did not wish to scare away….Some agents wanted to just give me a verbal bid.. I politely asked for their bid to be in writing, etc.. I was surprised that a few bids came with no pre-approval…How unprofessional was that! You are asking to be considered in the purchase of a house, and then you do not submit a pre-approval. Some agents never asked when my client would like to close….. very important in placing a bid in a multiple bidding situation.

One of the first feed backs I had received on the house when it was listed 2 or so weeks ago, was that the house was overpriced, and her client really knows real estate. I was amazed, first at the agent trying to lecture me on the market (I think we all hate that) but that this same potential buyer ran to the house for a second viewing one hour before the deadline of submitting bids, and then placed a bid… great strategy…. I think my client still was recalling that first comment.. but regardless, her bid was not one to be considered for monetary reasons…She simply did not know the market.

Vimanmek0At the open house, I informed a young lady who was working with an agent to let her know that we were accepting bids by a certain time the following day, and I was contacting every agent who had expressed an interest on behalf of their clients. That agent called me the following day – and was very upset that I had not called her.. and yet she had not supplied any feedback, had not reached out to me informing me that her client liked the house, and yet she knew of the deadline as I had informed her client… what kind of an impression did she give calling as opposed to just submitting her bid? At the end of the day, it isn’t about me, it is about my client seeking the best bid – not necessarily the highest – but the best bid in terms of qualifications, terms, etc. That agent only needed to call me, inform me of her client’s interest – she already knew via her client of the deadline, and then place her bid. Why be antagonistic? My owners had met the buyers whose bid they chose very briefly, and my owner had heard the wife say as she entered ‘this is THE house.” Consequently, my owners kept asking where their bid was, had it arrived yet…There was already that bond between buyer and seller…. and only after a few choice, positive words!

I feel my client chose correctly.. and we are having a seamless transition in contractual mode.. When I place a bid, it is in writing, with a pre-approval, noting the attorney and inspector at hand- so they know we mean business, and as hokey as it is, I still have my buyers write a little personal note about themselves. Everyone has a different bidding strategy, but if you are representing your buyer, wouldn’t you want to submit it in its best possible light?   😉

Larchmont and New Rochelle are great!

Posted in Buyer's Tips, Larchmont Area, Mamaroneck 10543 Area Information, New Rochelle Area Information, Seller's Tips | Tagged , , , , , | Leave a comment

The New Rochelle Humane Society Gala June 9th, 2011

Posted on March 11 2011 by Gay E. Rosen

This is basically directed to any one living in the following communities: New Rochelle, Larchmont, Ardsley, Dobbs Ferry, Eastchester, Elmsford, Greenburgh, Harrison, Hartsdale, Hastings-on-Hudson, Irvington, Mamaroneck Village, Pelham Manor, Rye, Rye Brook, Scarsdale and Tarrytown, as the New Rochelle Humane Society services all of these towns and rescues over 500 dogs and 900 cats each year. Funding is always needed, and it is hoped that they will raise much needed monies from the Gala to be held on June 9th, 2011 at the Wykagyl Country Club from 6:30 -9:30 pm.

If you know of anyone who could conribute an item for the Silent Auction , or who would be interested in advertising/sponsoring, please just have them contact Toni at the Humane Society.

New Rochelle is great!

Posted in Larchmont Area, Mamaroneck 10543 Area Information, New Rochelle Area Information | Tagged , | Leave a comment

Truli-Fantastic! Thank you Trulia!

Posted on March 3 2011 by Gay E. Rosen

I was thrilled to bits to have been a runner-up in a Valentine’s Day competition on Trulia.com (my entry featured below) but yesterday I received a bag of goodies and it was a nice way to start my day!

http://activerain.com/blogsview/2146394/you-do-silly-things-on-valentine-s-day

Trulia a great site for posting info about your listings, yourself, and I can definitely state that I have received many leads from the site! Trulia is definitely Truli-fantastic!

Larchmont and New Rochelle are GREAT!

Posted in Dutchess County, Larchmont Area, Mamaroneck 10543 Area Information, New Rochelle Area Information | Tagged , , , | 1 Comment

What was your Favorite Food Growing up?

Posted on January 30 2011 by Gay E. Rosen

My sister just sent this to me from England via Malta where she has retired (sigh!).

“Someone asked the other day, ‘What was your favourite ‘fast food’ when you were growing up?’

‘We didn’t have fast food when I was growing up,’ I informed him.

‘Except for Fish & Chip shops and we ate it all so unhygenically from newspaper wrappers’
‘All the other food was slow.’
‘C’mon, seriously.. Where did you eat?’
‘It was a place called ‘home,’ I explained.
‘Mum cooked every day and when Dad got home from work, we sat down together at the dining room table, and if I didn’t like what she put on my plate, I was allowed to sit there until I did like it.’

By this time, the lad was laughing so hard I was afraid he was going to suffer serious internal damage, so I didn’t tell him the part about how I had to have permission to leave the table.

But here are some other things I would have told him about my childhood if I’d figured his system could have handled it:

Some parents NEVER owned their own house, wore jeans, set foot on a golf course, travelled out of the country and credit cards had not been invented.

My parents never drove me to school. I had my mothers bicycle that weighed probably 50 pounds, and only had one speed, (slow).

We didn’t have a television in our house until the Queens Coronation.
It was, of course, black and white, and the station went off the air at 10 pm, after playing the national anthem and epilogue; it came back on the air at about 4 p.m. and there was usually locally produced news and everything was live…..or film.

I never had a telephone in my room. The only phone was on a party line. Before you could dial, you had to listen and make sure some people you didn’t know weren’t already using the line.

Pizzas were not delivered to our home… But milk was.

All newspapers were delivered by boys and many boys delivered newspapers —My brother delivered a newspaper, seven days a week. He had to get up at 6AM every morning.

Film stars kissed with their mouths shut. At least, they did in the films. There were no movie ratings because all movies were responsibly produced for everyone to enjoy viewing, without profanity or violence (except cowboy films) or almost anything offensive.

If you grew up in a generation before there was fast food, you may want to share some of these memories with your children or grandchildren. It made me smile – I hope it made you smile also.

Best,

Larchmont and New Rochelle are GREAT!

Posted in New Rochelle Area Information | Tagged , , | Leave a comment

Barnard Magnet School Open House postponed until 1/28 6:30 p.m.2011

Posted on January 27 2011 by Gay E. Rosen

New Rochelle’s Magnet Program Open House Just a reminder that New Rochelle will have its yearly open house at the Barnard School this Friday at 6:30 p.m. (postponed from this evening due to the snow storm). A great opportunity to go and learn of the wonderful opportunities offered to young students 4 years of age (by December 31 – half day program) and full day Kindergarten classes (age 5 by December 31) and also seasonal after school programs for Grades One and Two. Barnard also has a Universal Pre-Kindergarten one year program.

The four year program (ending after Grade 2) places a strong emphasis on language development for young children. Adapted from the Reggio Emilia approach, the program incorporates problem solving, language developement, higher-order thinking skills using a hands-on approach. There is a rich arts program, which enables the children to explore and grow. After Grade 2, students can either return to their local elementary school where a place will be held or attend another of New Rochelle’s Magnet programs at either Columbus or Daniel Webster. Anyone hoping to have their child attend the 4 year program should attend the open house, and if unable to do so, should call the school (914-576-4622) for an appointment. All applications must be delivered in person to the Magnet Office, City Hall, 515 North Avenue, 2nd Floor by Friday, February 11, 2011 at 5 p.m. There will be a public lottery on Friday, February 18 at 1 p.m. in the Board of Educaton Meeting Room on the second floor of City Hall.

NEW ROCHELLE is GREAT!

Posted in New Rochelle Area Information | Tagged , , | Leave a comment

No Flu or Colds this year!

Posted on January 27 2011 by Gay E. Rosen

😆 Growing up in England, my mom was very big on making stews in the winter… Yes, I am English and so in those days, my sister and I would flav(our) the stew with whatever we had around us… A-1 steak sauce, ketchup… anything…. my mom used to place it all into a pot, and then hope for the best (or so it seemed)… The dumplings were heavy, and we would ‘fish’ them out, and let them sit for ‘afters’ and eat with jam…… While I have moved on from those ‘one’ pot dinners.. I do LOVE healthy one pot dishes that will make flu a thing of the past…. Eat something healthy, full of spices once a week… and you will see the difference….. no friends, no new customers but I digress… (just kidding)

I was at a client’s home last spring, and she was making this dish – you can adapt it to make it your own – I did.. and here it is:

Red Split Pea side dish ( I am serving it with ham this evening and a nice salad

/main dish (serve it with crusty bread, a nice salad).

No set measurements.. you have to guess and eye ball here… but basically..

saute one large onion in some olive oil together with an inch square of chopped fresh ginger .When golden brown, add some garlic (1 teaspoon), and then add one tablespoon each of garam marsala, turmeric, cumin, ground coriander… 1/2 tablespoon of chili powder, 1/2 teaspoon of black pepper, salt to taste, 6 or so hot chili peppers to taste, 4 cardamon pods split in half… 2 cups of red split peas (or one cup yellow and one cup red), add 6-8 cups of chicken broth – or vegetable broth is you want – your choice! If it gets too thick, then you add more broth….

May you have no colds or flu this season!

Larchmont & New Rochelle are GREAT!

Posted in Larchmont Area, New Rochelle Area Information | Tagged , , , | Leave a comment

The Rye Neck Union Free School District

Posted on January 27 2011 by Gay E. Rosen

Sometimes potential buyers will ask to see the Rye Neck area… what they are actually referring to is the Rye Neck Union Free School District which is separate from that of Mamaroneck and The Town of Rye.

The Rye Neck High School is a public secondary school located in the Village of Mamaroneck, New York within the Town of Rye, New York. It is part of the Rye Neck Union Free School District and is connected to Rye Neck Middle School. It is one of the country’s oldest schools being dated back to the 18th Century (per Wikipedia).

There are approximately 1500 students who attend one of the three Rye Neck Schools (Kindergarten – 2 attend the Daniel Warren School, Grades 3-5 attend the F. E. Bellows Elementary School, Grades 6-8 attend the Middle School, and Grades 9-12 attend the High School). It is among the few public elementary schools in New York to receive a distinguished Great Schools Rating of 10 out of 10.

Kindergarten classes usually have approximately 21 students in a classroom with each class having a teaching Assistant or Aide. The Middle School usually has a 15-1 student/Teacher ratio, and the High School also features a 15-1 Student/Teacher Ratio.

Yesterday, Dr. Peter J. Mustich, The Superintendent of Schools (who has been in the field of education in one position or another and who is the current Superintendent of The Rye Neck Union Free School District) came to our office in Larchmont (my manager thought it a propos since we are the number one selling office in that School District). Dr. Mustich spoke quite eloquently about the school, his goals, and how he is handling the budget.

There is no busing in the school district. Each child must either find his/her own way or be taken to their respective schools. Students who have attended private schools have always had busing through the school district. With budgetary cuts, this will no longer be the case as of September 2011. Chits will be given to those students who prefer private schooling in different areas with the exception of Special Needs students who will continue to have transportation by the school district and per the law. Dr. Mustich mentioned that by offering chits in lieu of busing would be a $350,000 savings for the District alone.

He spoke with such energy, it was easy to see why he has a contract for another 5 years as Superintendent. He mentioned that out of the 6500 registered voters, only 700 actually vote on the School budget. He knows who votes, who doesn’t, and he mentioned that he has made a concerted effort to reach out to those who do not vote, to see if there is anything either troubling them, or that he can do better, but he urges them all to become involved and to vote.

He described how the Daniel Warren Elementary School looks like a castle, and the children are enthusiastic about going to a castle each day. The Middle and High Schools are located on 57 acres, and the two elementary schools make up a total of approximately 5 acres.The F.E. Bellows Elementary School features a new “Cafetorium” which has been welcomed …. as has the new lacrosse program. Parents had wanted a lacrosse program, and the budget (last year) had already been closed out. The parents asked if they could raise the required amount ($30,000) could they have a program? They did, and it was set into motion in November of 2010. There is also baseball, football, field hockey, basketball and soccer, etc. In 5th Grade Latin is offered, with the languages of Italian, Spanish and French being offered to older students.

Being a progressive school, a teacher who had graduated Stanford and Columbia wanted to initiate an a capella group – which he had been involved in at college. 25 students signed up, and through all of their efforts, they will be competing in a Regional Competition in New Jersey. They are ecstatic!

Since the student body is small, Dr. Mustich further commented on the fact that the 150 students who have been involved in their upcoming musical “Footloose” (sold out by the way!), may have been involved in the production, the art, cast, crew, business side… all enabling the students to become closer, and working together in a very meaningful and cohesive way.

He interviews each graduating student, and asks them what was successful, and if anything was not successful for them…he intends on keeping the school’s stats as they are and have been. There are approximately 20 AP classes offered, and there are no restrictions for a student wishing to take an AP Course. The only requirement is that they complete the course and take the test. He feels that this makes the student work hard to accomplish this, and he finds that they self-select. They can take anything from AP Calculus to AP Art.

Dr. Mustich also mentioned that with the Kindle, and other reading apparatuses, he wants the library to represent something other than a quiet room, where students study. They are making a very large effort to make the library “the answer place” for web and online research. This has really excited the students, and the soft-seating areas where the students can collaborate on projects and help build ideas has been enthusiastically welcomed.

The teachers are all certified, and there is a EPGY on-line Program with Stanford University (Education program for Gifted Youth) for self directed/motivated gifted students. There is a student mentor program between middle school students and seniors which has been very effective.

The Superintendent welcomes parents wishing to interview the schools, and I have posted below some web sites, and phone numbers alike.

http://class.ryeneck.k12.ny.us/Lists/Guidance%20Announcements/Attachments/106/2010%20-2011Profile.pdf

http://projects.nytimes.com/new-york-schools-test-scores/counties/westchester/districts/rye-neck-union-free-school-district

http://www.ryeneck.k12.ny.us/High%20School%20Documents/Forms/AllItems.aspx

http://www.ryeneck.k12.ny.us/Default.aspx

Administration – 914-777-5200
310 Hornidge Road
Mamaroneck, NY 10543

Daniel Warren Elementary School – 914-777-4202
1310 Harrison Avenue
Mamaroneck, NY 10543

F. E. Bellows Elementary School – 914-777-4602
200 Carroll Avenue
Mamaroneck, NY 10543

Rye Neck High School – 914-777-4802
300 Hornidge Road
Mamaroneck, NY 10543

Rye Neck Middle School – 914-777-4702
300 Hornidge Road
Mamaroneck, NY 10543

Westchester is GREAT! I am here for all of your real estate needs!

Posted in Mamaroneck 10543 Area Information | Tagged , , | Leave a comment

Calling All Millionaires and Lottery Winners!

Posted on January 23 2011 by Gay E. Rosen

How many times have we seen on the television, expectant, hopeful people standing in line for THE lottery, THE jackpot, and when asked, profess that they will be giving to charities, helping others – all hoping that someone above will hear and respond accordingly…..

There is a very sad and tragic tale to be told about the Mount Vernon Animal Shelter in Westchester. With hardly any funding, run by the police department, there are only 2 people on staff, and they are expected to take care of 100 dogs and many cats. As a result of that, dogs are not walked, overlooked cats and dogs are sometimes not fed, I read in the local Journal News that fleas abound, dead mice floating in water bowls, and the most tragic scenario happened when 8 dogs (one on December 28th, and 7 on December 29th) were stolen from the shelter as there was no alarm system in place. 7 of the dogs have been returned (rewards were offered), and 7 of the dogs stolen were pit bulls or pit bull mixes. It is feared that the dogs would have been used as live bait for training exercises in the underworld horrific ‘unsport’ of pit bull fighting.

Due to budgetary cuts across the Board in the City of Mount Vernon , and property taxes having risen some 4.49%… money is very tight within the city. A few years back, high school sports were threatened to be curtailed due to lack of funds, and Mr. Denzel Washington (G-d Bless him) stepped in and gave a donation. Mr. Washington had grown up in Mount Vernon, and was there to help in that situation.

The library might close, and salaries are being cut. But, today, here and now, if any huge lottery winner or celebrity would like to assist these poor animals in some way… NOW is the time to act.

Donations can be sent to: Shelter Pet Alliance, P.O. Box 82, Bronxville, N.Y. 10708

The New Rochelle Humane Society covers 17 towns, and does not euthanize. Mount Vernon does because of lack of space. The New Rochelle Humane Society obtains 50% of its funding through fund raising.

 

Best, Gay – nothing for real estate here…. not important.. THIS is.

Posted in New Rochelle Area Information | Leave a comment

Ray Rice – Still our Hero!

Posted on January 17 2011 by Gay E. Rosen

Ray Rice is simply a brilliant young man, and he also happens to hail from New Rochelle. We are SO proud of him as a football player, as an individual and as a role model for New Rochelle’s young football players both on and off the field.

I was disheartened to learn of Ray’s illness…a week before the game, he was sporting a 103 degree fever, and then the day before the game, he was throwing up, wasn’t eating anything and had to take fluids to just obtain some sustenance. The fact that he still played says a great deal to his courage, his fortitude and the knowledge by his coaches that he evolved from third string to first string in as many years, and he was still THE Running Back. It always amazes me that when he scored the first touchdown, everyone loved him (everyone loves a winner), and when, in the third quarter being really ill, made a fumble, they threw him to the wolves. It was his firstfumble of the year. Someone else wrote that the other players were not up to par either but they determined that fumble caused the downward slide of the game…

Regardless, to me – Ray Rice was/is great… and I look forward to seeing him play next season… Feel better Ray

Ray’s own website – Become a fan – for free!

Ray Rice Ravens Welcomes the New Rochelle Youth Tackle League

Ray Rice Day in New Rochelle

NEW ROCHELLE is Great!

Posted in New Rochelle Area Information | Tagged , | Leave a comment