Guide To Hudson Valley Restaurant Week November 3-16, 2014

What I love most about Hudson Valley Restaurant Week, or any restaurant week, is the frequency.  I know that every quarter I will be able to partake in one of the Hudson Valleys most anticipated events.  Restaurant week affords us the opportunity to sample some of the area's best food at a reasonable price.  Unfortunately, not all restaurants participate so you'll have to check the  list of participant's to see if your choice is on there.  The full list will be available October 6, 2014 so be sure to check back with the site if you visit before then.

There are about 200 restaurants expected to participate this year and the list is as exciting and diverse as ever!  The primary focus is on the best local products and if you aren't familiar with the Hudson Valley, we have some of the best.  Our area is chock full of farms, wine, and artisanal goods.

Here's how it all works: Restaurants will offer prix fixe, three course dinners for 29.95 and lunch for 20.95, per person (plus tax, tip, and beverage).  You can book your reservation through www.Opentable.com, www.HudsonValleyRestaurantweek.com or call the restaurants directly, either way, book early.

Look out for NYC Restaurant week coming shortly, stay tuned!

Christopher Pagli - www.WestchesterCountyRealEstateMarket.com
Accredited Buyer Representative
Real Estate Associate Broker
William Raveis Legends Realty Group
914.406.9023 cell
914.332.6300 office

MrWestchester.blogspot.com - Blog
chris@legendsRealtyGroup.net

How's The Real Estate Market In Larchmont NY?

Larchmont NY is clearly one of the leaders in the Westchester County Real Estate Market.  August closed out with 31 single family sales, up 3.3% from August 2013.  The sales/list price ratio was also up to 101.9%, many homes sell over the asking price in Larchmont.  The median price of $1,085,000 was down 4.7% and the price per sq. ft average was $458.


Inventory levels shrunk down to 57 single family homes compared to 69 in July and 73 in August 2013.  Days on market averaged 34, down moderately from 43 in July and substantially from 73 this time last year.




Not much to report in the way of Larchmont condo sales, there was only 1 traded.  This is due in part to lower inventory levels of 3 units in August compared to 12 in July and 21 in August 2013.

The Larchmont coop sector performed similarly with only 2 units closing.  The median price was $379,000, the highest the  median price has been since February 2014.  Inventory levels are also much lower this month, decreasing to 10 from 31 compared to last August 2013.

Christopher Pagli - www.WestchesterCountyRealEstateMarket.com
Accredited Buyer Representative
Real Estate Associate Broker
William Raveis Legends Realty Group
914.406.9023 cell
914.332.6300 office

MrWestchester.blogspot.com - Blog
chris@legendsRealtyGroup.net

How's The Real Estate Market In Pleasantville NY?

How's The market in Pleasantville NY?  This is a question that I always get asked, and I love to respond with the detailed statistics.  August was a a stronger month for single family homes in Pleasantville then July.  There were 17 closings which is down from this time last year but the highest since 18 in August 2013.  The median price in August was $630,000 down from $642,000 in August 2013.  Inventory has decreased a bit to 61 compared to 68 in July and 73 in August of 2013.  These numbers may seem high but this covers all single family price ranges.  The days on market averaged 111, up from 103 in July and slightly down from 162 in August 2013.

There were 2 Pleasantville condo sales in August which is down from 7 in 2013.  This is the lowest that sales have been since 1 in March 2014.  Inventory has been a bit tighter partially due to the limited amount of condos in Pleasantville to begin with.  The median price of $325,250 is up form $256,000 in August 2013.  Inventory levels in August were half that of last August and the months supple if 2.6 was up marginally from 2.5 in July and down substantially from 4.9 in August 2013.  The days on market of 50 was done substantially from 234 last year!

Lastly, there were no Pleasantville coops sales through the MLS to report.  Inventory levels are stroll very low and the months of supply are way down from August 2014.

Christopher Pagli
Accredited Buyer Representative
Real Estate Associate Broker
William Raveis Legends Realty Group
914.406.9023 cell
914.332.6300 office

MrWestchester.blogspot.com - Blog
chris@legendsRealtyGroup.net

White Plains NY Real Estate Market Report September 2014

The White Plains Real Estate Market saw another blockbuster month with Single family, Condo, and coop closings.  Definite signs that the White Plains market is strong and not slowing down.

White Plains Single Family Homes

Sales

There were 31 unit sales in August. This is down 13.9% from 36 in August of 2013. Sales/list price ratio in August moved up to 98.1% from 96.4% in July.

Prices

Median price in August was $610,000. This is up 9.8% from $555,500 in August of 2013. 3-month median price of $614,000 in August was down a little from $621,500 in July but up just slightly from $600,000 in August of 2013. Price per square foot in August was $293. This is up from $278 in July and up from $285 in August of 2013.

Inventory

Inventory of 95 in August was down 12.8% from 109 in July and down 21.5% from 121 in August of 2013. New listings of 19 in August were way down from 30 in July but up a little from 17 in August of 2013. Months of supply of 5.1 in August was down modestly from 5.7 in July and down somewhat from 6.5 in August of 2013. This is the lowest months of supply has been since March, 2014.

Market Time

Days on market of 57 in August was down considerably from 96 in July and down substantially from 104 in August of 2013.

White Plains Condos

Sales

There were 13 unit sales in August. This is down 40.9% from 22 in August of 2013. Sales/list price ratio in August moved up to 98.1% from 95.2% in July.

Prices

Median price in August was $501,500. This is up 7.0% from $468,750 in August of 2013. 3-month median price of $413,500 in August was up modestly from $388,100 in July and up a little from $385,000 in August of 2013. Price per square foot in August was $474. This is up from $387 in July and up from $369 in August of 2013.

Inventory

Inventory of 84 in August was down 1.2% from 85 in July and down 3.4% from 87 in August of 2013. New listings of 17 in August were way down from 32 in July and down modestly from 20 in August of 2013. Months of supply of 6.8 in August was very slightly up from 6.5 in July and up slightly from 6.2 in August of 2013. This is the highest months of supply has been since July, 2013.

Market Time

Days on market of 125 in August was up moderately from 99 in July and up considerably from 100 in August of 2013. This is the highest days on market has been since September, 2013.

White Plains Coops Sales

Sales

There were 27 unit sales in August. This is up 68.8% from 16 in August of 2013. Sales/list price ratio in August moved up to 95.3% from 94.7% in July.

Prices

Prices

Median price in August was $180,000. This is up 20.0% from $150,000 in August of 2013. 3-month median price of $182,500 in August was very slightly up from $175,000 in July and up just slightly from $177,000 in August of 2013. Price per square foot in August was $193. This is up from $187 in July and up from $187 in August of 2013.

Inventory

Inventory of 131 in August was down 9.7% from 145 in July and down 32.1% from 193 in August of 2013. New listings of 20 in August were way down from 33 in July and down considerably from 26 in August of 2013. Months of supply of 7.9 in August was down modestly from 9.2 in July and way down from 13.5 in August of 2013.

Market Time

Days on market of 107 in August was up a little from 98 in July but down substantially from 182 in August of 2013.

Christopher Pagli
Accredited Buyer Representative
Real Estate Associate Broker
William Raveis Legends Realty Group
914.406.9023 cell
914.332.6300 office

MrWestchester.blogspot.com - Blog
chris@legendsRealtyGroup.net

Another Strong Month For Rye NY Single Family Closings

Rye had another very strong month for closings with 27 single family homes trading hands in August.    Although that number is down a bit from 33 in August 2013, it's still a good number for this time of year and is the highest it's been since then.  The median price was $1,950,000 which is up 12.1% from 1,740,000 in August 2013.  The amount of inventory hasn't changed much since July down 9% and only 9.8% form August 2013.  There were a good number of multi million dollar homes that came on the market in Rye these last few months as well.  The average days on market of 62 was down from 88 in July and marginally from 65 in August 2013.

There weren't any Rye Condo sales to report through the MLS in August and the 3 month median price of $430,000 was down substantially from $677,500 in July and down a little from $470,000 in August 2014.  Current inventory and the months of supply are both down a bit and the supply is the lowest it's been since March 2014.

Only 1 Rye coop sale to report at this time.  The current inventory of 18 units is down from this time last year along with new listings.


Christopher Pagli - www.WestchesterCountyRealEstateMarket.com
Accredited Buyer Representative
Real Estate Associate Broker
William Raveis Legends Realty Group
914.406.9023 cell
914.332.6300 office

Chris@LegendsRealtyGroup.net
mrwestchester.blogspot.com

Tarrytown NY Real Estate Report September 2014

As expected, we saw fewer Tarrytown single family home sales in August then the preceding spring market months.  This is most likely due to the fact that the majority of people that want to be in for the new school year have already closed.  The 5 single family sales were also down from 8 in August of 2013. The median sales price in August was $559,000 which is up 26% from this time last year!  Inventory levels of 23 are still down a bit from 24 in July, and 32 in August 2013.  

We haven't seen many new Tarrytown single family listings come on which doesn't surpirse at it is one of the slowest transition months of the year in Westchester County.  Lastly, the average days on market of 52 was down considerably from 130 in July and 109 in August 2013.

The Tarrytown condo sector performed very well in August with 8 sales.  Although this is down slightly from August 2013 it is the highest unit sales have been since October 2013.  The median price was $442,000 which is up 2.1% from last year.  Inventory levels of 21 were down 4.5% from 22 in July and down 43% from 37 in August 2013.  

This may be partly due to the addition of the Hudson Harbor condo community on theTarrytown waterfront, there were many sales in the complex last year.  The average days on market of 42 in August was way down from 153 in August 2013 and the lowest since May 2013.

There isn't much to report about the Tarrytown Coop sales as there were only 2 this month, down only by 1 from August 2013.  The median price was $212,000 which is up 123% from $95,000 in August 2013.  Inventory levels of 10 stayed the same as last month and only a few new listings have entered the marketplace.  The average days on market of 89 was down substantially from 178 in August 2013.  

Overall, properties are still selling rather quickly in Tarrytown and the shortage of inventory continues.  I am very optimistic about inventory throughout the county because I've noticed an increase in other parts of Westchester County since Labor day weekend, this we always expect.  

If you have any questions please feel free to contact me below

Christopher Pagli - www.WestchesterCountyRealEstateMarket.com
Accredited Buyer Representative
Real Estate Associate Broker
William Raveis Legends Realty Group
914.406.9023 cell
914.332.6300 office

Chris@LegendsRealtyGroup.net
mrwestchester.blogspot.com

Understanding The Difference Between A Mortgage Pre-Qualification & A Mortgage Pre-Approval

I've found that many home buyers today don't understand the difference between a mortgage pre-qualification and a mortgage pre approval letter.  This video explains the difference and importance of one over the other when purchasing a home.  

It's important for a home seller to know that you have taken the necessary steps to get pre-approved and are a qualified buyer.  You wouldn't want t a buyer that isn't sure they can afford the home to come through the door would you?  Taking these important steps give you the home buyer, confidence when shopping.

Christopher Pagli - www.WestchesterCountyRealEstateMarket.com

Accredited Buyer Representative

Real Estate Associate Broker

William Raveis Legends Realty Group

914.406.9023 cell

914.332.6300 office

chris@LegendsRealtyGroup.net

mrwescthester.blogspot.com

10 Westchester County High Schools Rank Amongst The Best In The Country!

Every year Newsweek Magazine compiles a list of the all around best high schools in America.  This year, several Westchester County high schools ranked within the top 500, three within thetop 50 and one in the top 10!  That one is Blind Brook High School in Rye Brook.  

This is very exciting news to me because I grew up in Rye Brook and my four brothers and sisers attended Blind Brook High school.  It has been a pleasure to watch it evolve into the sought after learning institution it is today.  In fact, the Newsweek report focuses on schools that are the best in preparing their students for college.  The 486 students are very lucky to have the support that the school provides.  

As a parent you should pay attention to these rankings but also do your own due diligence to ensure the school you choose is most fitting for your child.

The other schools that ranked within the top 50 are,

•Ardsley High School #15

•Briarcliff High School #17

•Hastings High School #41  

Within the top 500,

•Pleasantville High School #69

•Dobbs Ferry High School #70

•Pelham High School #79

•Croton-Harmon High School #111

•Hendrick Hudson High School #248

•Fox Lane High School High School #327.

Congratulations to all!

Christopher Pagli - www.WestchesterCountyRealEstateMarket.com

Accredited Buyer Representative

Real Estate Associate Broker

William Raveis Legends Realty Group

914.332.6300 office

914.406.9023 cell

Chris@LegendsRealtyGroup.net

mrwestchester.blogspot.com

Halloween Events In Sleepy Hollow, Tarrytown, & Croton NY 2014

I'd like to start by saying that I absolutely love Phillipse Manor, Sleepy Hollow Manor, and Tarrytown NY.  I began selling real estate in Sleepy Hollow and Tarrytown in 2005, working with Legends Realty Group, now willam Raveis Legends Realty Group.  Our very first office was situated directly across the street from Phillipsburg Manor and up the street from the Old Dutch Church (and cemetary).  Luckily,  my desk was positioned by a corner window and I could see the throngs of people flocking to Philipsburg manor in hopes of learning more about it's rich history and maybe even getting a little spooked by the Legend.   

Every year they host a variety of events but by far the Halloween events are probably the most heavily attended.  I've had out of state customers ask me "Is there really a Sleepy Hollow NY?" and my response is "Absolutely and everything you've heard is true!"  

Here is the list of events along with the appropriate dates and times.  My advice to you is book tickets early because they sell out fast.  For those that aren't familiar with the area, parking can fill up quickly as well.  There is a small lot at Philipsburg Manor along with an overflow lot, and some street parking.  One thing to note about The Great Jack-o-Lantern Blaze is that not all pumpkins are real.  Many have gone expecting to to see only freshly carved pumpkins but soon realize there is a mix.  The event has grown so much over the years and so the man hours it would take to create fresh landscapes wouldn't be practical.  It has evolved into the Macy's windows" of Westchester, you will love enjoy the creativity and efforts put forth by all involved.  

Lastly, I'd like to mention Jonathan Kruk.  Never before have I seen a storyteller engage all ages and keep them on the edge of their seat.  If you haven't had the honor of seeing him bring a story to life then be sure to check him out this year.  He also tells the story of "A Christmas Carol" during the holidays.

1) The Great Jack o' Lantern Blaze - Van Cortlandt Manor, Croton-On-Hudson NY - October 4-5, 10-13, 16-19, 23-31, and November 1-2, 6-9...This event gets bigger and better every year!  Book and arrive early in order to see the more then 5,000 hand carved, illuminated pumpkins.  They aren't all real pumpkins so don't be disappointed when you see them :o)...Adults $16, Children 3-17 $12 (Saturdays $20 & $16)  FREE for members and children under 3

2) Irving's Legends - Old Dutch Church, Sleepy Hollow NY - October 4-5, 10-12, 17-19, 24-26, & Nov 1 - This classic tale comes to life with Westchester County's best storyteller, Jonathan Kruk.  He is completely engaging and amazing!  Adults: $16, Children Under 18 $12, Members $5 discount per ticket.

3) The Legend Behind The "Legend" - Washington Irving's Sunnyside - Tarrytown NY October Weds-Sun 2014 (including Columbus day) - Take a timed tour through Washington Irving's fascinating home.  The tour will reveal many of the items related to his famous tales.  Tours start at 10:30 am, Tickets are $12, $10 for seniors and $6 fro children 3-17.  FREE for members and children under 3.

4) Horseman's Hollow - Philipsburg Manor, Sleepy Hollow NY - October 4-5, 10-12, 17-19, 24-26, Nov 1 - Philipsburg manor gets transformed into the most terrifying landscape around!  Tickets $20 (Saturdays $25)  Memebers discounted $5 per ticket.

visit www.HudsonValley.org for more info and ticket purchases....

Christopher Pagli - www.WestchesterCountyRealEstateMarket.com
Accredited Buyer Representative
Licensed Associate Broker
William Raveis Legends Realty Group
914.406.9023

Chris@LegendsRealtyGroup.net
MrWestchester.blogspot.com

Celebrate Farm To Table Food At Hudson Hop and Harvest Festival Oct. 4, 2014

The table is set for the third annual Hudson Hop and Harvest on Saturday October 4th 2014, 2pm-9pm at Peekskill Riverfront Green Park.  Hop and Harvest is a celebration of farm to table food, music and craft beer. All of the food is local and if you are familiar with Westchester you already know we have some amazing farms.  I try to attend these types of events whenever I travel, I love to experience different areas and chefs.  

The food can be pricey but at least you know who is preparing it and where it came from.  The best part is you don't need any advance tickets, everything is pay as you go!  You can visit this link for all the details http://hudsonhopandharvest.com/

The event coordinaters have implemented a new carry in/carry out policy wich they would like all attendees to adhere to.  It helps to cut down on all of the garbage that is left behind and expensive to clean up.  All cups and serverware will be compostable in an effort to be kind to mother earth. Lastly, Hudson Hop and Harvest has asked the comapny, Zero To Go, to educate people on recycling & composting.  

Although the Hudson Hop and Harvest Festival is pay as you go there is a V.I.P. ticket that can be purchased in advance for $100 (while supplies last, there is a limited number).  Here's what you get:

1) Ealry entry at 1pm
2) Private restroom
3) Separate V.I.P. entrance
4) Five Beers
5) Access To Exclusive Brews
6) Access To Catered V.I.P. lounge
7) Hudson Hop and Harvest T-Shirt, poster, tote bag, and aluminum water bottle

Click here to purchase, 

Have a great time, eat responsibly, and always be thankful for the amazing resorces we have available to us in Westchester County NY.


Christopher Pagli - www.WestchesterCountyRealEstateMarket.com
Accredited Buyer Representative
Licensed Associate Broker
William Raveis Legends Realty Group
914.406.9023 cell

chris@legendsrealtygroup.net

www.linkedin.com/in/christopherpagli
www.914realtor.yelp.com

Hudson Valley Garlic Festival 2014

The Hudson Valley Garlic Festival  www.hvgf.org, was founded in 1989 by Pat Reppert of Shale Hill farm and Herb Gardens.  the purpose was to expose the public to his garlic growing enterprise.  Today the event has turned into a family affair for all walks of life.  The festival grounds are located in historic Saugerties NY and  if you've never been to Saugerties definitely check it out.  I couldn't believe the amount of people that attended last year and found myself having to elbow my way through to each booth.  In the end it was well worth it, the aroma alone makes you forget everything else going on around you.  The best part of this festival is the garlic is from local area farms and not some big commercial growing operation.  If you haven't had the chance to experience local grown garlic you should, the difference in taste and aroma is amazing.  I also didn't realize how many varieties of garlic there are!

There is a less-pungent area devoted to artisinal products such as honey, pickles, soaps, artwork, handmade jewelry, and craft vendors.  Live music will provide a back drop for the event all through the day.

Many people don't know that garlic has serious medicinal properties that draw out toxins from your body.  In fact we discovered a real effective balm for my babies cough.  The mixture contains 8 cloves of garlic, 10 drops of lavender oil, and 1/4 cup of coconut oil as the vehicle.  Mix all the ingredients in a food processor for 3 minutes and you're done.  The balm should be rubbed (and on the chest if are ok with the smell) into the feet up to 8 times per day, if needed.  Why the feet you ask?  The feet are known to release toxins from our body and one of the best avenues.  We couldn't believe how it actually stopped her cough.

Christopher Pagli - www.WestchesterCountyRealEstateMarket.com
Accredited Buyer Representative
Licensed Associate Broker
William Raveis Legends Realty Group

914.406.9023 - cell

chris@LegendsRealtyGroup.net

mrwestchester.blogspot.com

 

Pleasantville NY Real Estate Report,July 2014

The Pleasantville NY real estate market is one that typically does very well.  Considering that the town is only 1.8 square miles, many homes trade in the spring and summer months.  This July there were only 11 single family sales which is down from 12 this time last year.  The median price was $739,000 which is up from $598,000 in July of 2013.  Inventory levels are high and of the 67 homes homes 14 were new listings this month.  Days on market averaged 103, down considerably from 143 last July.

The Pleasantville condo sector saw only  3 closings this July and doesn't surprise me due to the low inventory level of 7 units.  The sales/list price ratio moved up to 98.1% from 95.3% in June.  The median price was $399,000, up a bit from $389,500 last July.  The average days on market of 19 was way down from 129 in July of 2013.

There was only 1 Pleasantville coop closing in July which is unchanged from this time last year.  There aren't a lot of coops in Pleasantville to begin with.  The sales/list price ratio moved up to 109.1% from 92.7% in June.  The median price was $180,000 which is down from $245,000 in July 2013.  The average days on market for this coop was only 60, down substantially from 96 in July 2013.

Overall not a blockbuster month for Pleasantville NY real estate but the housing market there remains pretty stable.

Christopher Pagli - www.WestchesterCountyRealEstateMarket.com
Accredited Buyer Representative
Licensed Associate Broker
William Raveis Legends Realty Group

914.406.9023 - cell

chris@LegendsRealtyGroup.net

mrwestchester.blogspot.com