Holli Boyd's Capital District NY Real Estate Information

Butler Park Summer Concert Series

Holli Boyd (Keller Williams Realty Capital District) — Fri, 22 Aug 2008 10:11:50 -0500

Butler Park Summer Concert Series

We really enjoyed going to Summerfest 2008 - but that doesn’t mean the music has stopped just because the rides have stopped running. Make sure you check out one of these concerts in the near future!

Butler Park Summer Concert Series 2008-

All concerts are sponsored by the Kiwanis Club of Sand Lake, and the Albany Musicians Union.

Concerts are on the stage at Butler Park on Gettle Road near the Averill Park High School.

Performances run from 6:00 – 8:00 pm.

8/3 The Reverberators

8/10 Cavanaugh & Kavanaugh

8/17 Karen Lee & Friends

8/24 Mixed Company

8/31 Big Band Night

Habitat for Humanity reStore

Holli Boyd (Keller Williams Realty Capital District) — Fri, 22 Aug 2008 10:10:23 -0500

Habitat for Humanity ReStore

Habitat for Humanity's ReStore

One of my favorite places to go on a friday or saturday is the Habitat for Humanity’s ReStore. The store, located at 454 N. Pearl Street in Albany, is only open to the public on fridays and saturdays from 9 am to 2 pm. But it’s worth blocking the time to make the trip - you will find dozens of cabinet sets, sinks, boxes of tiles, rolls of carpets, new paint, doors, windows, appliances, wallpaper remover, vintage wallpaper (my favorite!), pieces of decorative furniture and odds and ends. Yesterday, there was a gorgeous oak mantle for $90, a wood burning fireplace insert and one of those tubs that has a door (I didn’t catch prices on those!). They had a gorgeous slab of granite countertop with a sink cutout for $150. A very impressive wooden pillar for $100. Rolls of vintage 1940s-1970s wallpaper for $15-$30 each. There was even a stainless brand new wall oven for $200. I could go on and on …. it really is a candy store for DIY-lovin’ grownups.

Their rules are simple - no returns, no exchanges, and everything is sold as is. You buy it - it’s yours - unless you want to redonate it.

The ReStore gets most of their donations from builders who can donate unneeded materials (used or new) to reduce their waste costs, give customers a tax break, help the environment and the community. There is no cost to builders and the ReStore will even come pick everything up in one of their moving vans. All donations must be in an acceptable form.

And the money that they make goes to a great cause - for the fiscal year ending in June 2007, the store earned the local division of Habitat $75,698 (from their Annual Report). That money goes a long way towards their $1,169,459 expense budget.

Visit the Capital District Habitat for Humanity’s web site here. From the site:

Our mission is to ensure that everyone in our community has a decent, affordable home. That mission is made possible through partnerships and the generosity of our volunteers, sponsors, and donors and our Habitat Homeowners. Habitat for Humanity operates as a construction company; we build houses, as a bank; we offer 0% interest loans to Habitat qualified families to own their home; and, as a social service agency; serving in partnership our families over the term of the mortgage.

Directions to the Capital District Habitat for Humanity ReStore…

From Downtown Albany: Go north on Broadway. Turn left onto Van Woerst St. Van Woerst St. becomes No. Pearl St./NY-32. From Troy: Take I-787 South. Take exit 4A toward Colonie St./Columbia St. Turn right onto No. Ferry St. Turn right onto Broadway. Turn slight left onto Loudonville Rd. Turn sight right onto No. Pearl St./NY-32. From Delmar: Take I-787 No. Take exit 4. Keep right at fork in ramp (.2 miles), keep right at next fork in ramp (.2 miles), keep right at next fork in ramp (.1 miles), keep left at next fork in ramp (.3 miles). Turn right onto Broadway. Turn left onto Van Woert St. Van Woert St. becomes No. Pearl St./NY-32. The ReStore is located behind the offices at 454 No. Pearl St.

What is Keller Williams?

Holli Boyd (Keller Williams Realty Capital District) — Fri, 22 Aug 2008 10:07:31 -0500

What is Keller Williams?

I am proud to be an associate with the Keller Williams Realty Capital District Market Center!

Although our Keller Williams Realty Capital District Market Center has been open for over a year now I still get the question - who is Keller Williams? Many people are surprised to learn that KW is actually the 4th largest company in the nation for brokerages. That’s right! Here is some more information about us …

ABOUT KELLER WILLIAMS REALTY

Often, we judge the caliber of people by the company they keep – this is why I would like to tell you a little bit about Keller Williams Realty and my office within the Keller Williams system. Keller Williams® Realty was founded in Austin, Texas in 1983 with the specific premise that buyers and sellers deserve the best service for their real estate needs. For more than 17 years that founding premise has been a major factor in the continued growth of Keller Williams® across North America. Two visionaries lead Keller Williams® Realty – Gary Keller, founder and Chairman of the Board, and Mo Anderson, Chief Executive Officer.
Because each Keller Williams® Market Center has grown within its respective community, Keller Williams® real estate agents have intimate knowledge of each community’s character, mood, and growth potential. Due to the fact that the majority of Keller Williams® Associates live in the communities and neighborhoods they serve, they are eager and capable of tackling unique challenges that families encounter when selecting new homes.

At Keller Williams® Realty, we are Real Estate Consultants. We are not agents. We are not salespeople. What this means is that we build fiduciary relationships with our clients. A fiduciary is someone who represents your best interests.

We are a profit sharing company where associates are in partnership relationships with the owners; this means that everyone at Keller Williams® Realty wants your home to sell because everyone benefits.

The Keller Williams culture is based upon a belief system that is summed up by this acronym: WI4C2TS:

Win-Win, or no deal

Integrity, do the right thing

Commitment, in all things

Communication, seek first to understand

Creativity, ideas before results

Customers, always come first

Teamwork, together everyone achieves more

Trust, begins with honesty

Success, results through people

Tax Credit for First-Time Homebuyers

Holli Boyd (Keller Williams Realty Capital District) — Fri, 22 Aug 2008 10:05:34 -0500

Tax Credit for First Time Homebuyers (link goes to my other blog)

photo credit: x_jamesmorris

The Housing and Economic Recovery Act of 2008, the most sweeping housing legislation since the Depression era, was passed by the U.S. Senate and House of Representatives at the end of last month and was signed into law by President Bush.

Among the many changes the government has pushed forward recently to increase sales of the increasing inventory of homes on the market and to decrease the number of foreclosures that are taking place is the tax credit for first time home buyers - a tax credit of up to 10 percent of the sales price, up to $7,500. Many of the provisions of the new law go into effect October 1, 2008 but can be used by first-time home buyers who bought, or will buy, their home between April 9th of this year and July 1, 2009.

This is a good thing - however, understand that this is a CREDIT and not a DEDUCTION. A deduction is an item that is subtracted from your annual income before income taxes are calculated. A tax credit is subtracted from the amount of taxes you owe.

“First-time home buyer” is specifically defined in the new law, and includes those who may have owned a home in the past, but not within the last three years. To qualify, be prepared to show your last three years’ worth of income tax returns to prove that you did not pay mortgage interest during that period. There are also income limitations on the tax credit - $75,000 per year if you’re single and $150,000 if filing a joint return to qualify for the full credit, but the credit does phase out beyond those amounts up to $95,000 for singles and $170,000 for joint filers.
By the way, the tax credit isn’t a gift - you have to pay it back. Nevertheless, it provides an initial reprieve, as repayment doesn’t begin until two years after purchase, and is payable over a 15 year period. If you sell the property before the tax credit has been fully repaid, any remaining amounts owed are due to the IRS upon closing.

If you have questions about this or any other real-estate financial investments please speak to an accountant, lawyer or mortgage professional.

This article on CNN discusses both the pros and cons of the new law.
(Additional editorial content by David Reed, Texas-based mortgage banker with more than 20 years experience and author of Mortgages 101 and Mortgage Confidential.)

Current Market Statistics for the Averill Park NY Area

Holli Boyd (Keller Williams Realty Capital District) — Fri, 22 Aug 2008 10:03:32 -0500

Current Market Statistics (link goes to my other blog)

photo credit: juhansonin

As we fly-by the halfway point of the year I thought it would be a good time to see where our local market is headed. Although the market is still strong in the Capital District we have also been faced with an increase in foreclosures and a decline in house prices. However, real estate is extremely localized and decent schools with always be an attractive feature to new home buyers and keep home prices steady. Luckily Averill Park schools are very highly rated and desirable.

Currently in the Averill Park school district there are (data is from Jan 2008 - mid-August 2008 only):

143 single family houses on the market with an average list price of $$294,741 and an average days on market of 134 days and an unsold percentage (aka expireds) of 16.07%
1 two-family house on the market with an average list price of $299,900 and an average days on market of 161 days and an unsold percentage (aka expireds) of 100.00%
3 residential rentals on the market with an average list price of $1,133 and an average days on market of 114 days and an unsold percentage (aka expireds) of 0.0%
43 lots of vacant land on the market with an average list price of $160,872 and an average days on market of 233 days and an unsold percentage (aka expireds) of 34.29%
1 multi-family dwelling on the market with an average list price of $127,500 and an average days on market of 439 days and an unsold percentage (aka expireds) of 0.0%

One can you logically assume from this data? One out of 3 vacant land listings and approximately 1 in 6-7 single family homes will not sell. Also there are not many two- and multi-family dwellings or rentals in our area.

The other statistic we follow is The Absorption Rate AKA “Months of Inventory”. The current absorption rate for the Averill Park school district area is 3.1 months. This number tells us how long (in months) it would take all the SINGLE FAMILY homes on the market to sell before supplies were exhausted IF no other homes came on to the market. The higher the number the slower (ie less demand and more supply aka Buyer’s Market) the market.

Current Market Statistics For the Averill Park NY Area

I am currently working on some graphs to define the historical relevance of these numbers - look for a new page soon!

This week in Averill Park Homes For Sale

Holli Boyd (Keller Williams Realty Capital District) — Tue, 05 Aug 2008 12:51:31 -0500

Ok, this is actually last week - going to be posting this week's in a few minutes.

This week's snapshot for Averill Park NY area (including homes for sale in Sand Lake NY, Wynantskill NY and Poestenkill NY):

This week there are 147 current single-family homes for sale.
This week there are 36 single-family homes pending (under contract).
So far this year there have been 91 single-family homes sold.
One year ago there were 89 single-family homes sold.
So far this year the most expensive home in the area sold for $525,000.

This week there was one price reduction in the area for $14,900:

: Home for Sale in Poestenkill NY

23 Grandview Drive, Poestenkill NY, $460,000,
5 bedroom, 4 bathrooms, 2 acres, 3450 sq. ft

Spectacular custom home featuring panel construction with R-38 walls, R-64 ceiling insulation, 98% efficient boiler w/ air-to-air heat exchanger; Andersen high eff. windows & Pella sliders; 35 yr roof; Kohler fixtures, tubs, etc; custom-made kitchen & bathrm cabinets; whole-house audio system including exterior (both porches 10ft+ deep); huge his & her walk-in closets + shoe closet in master bedrm; 1st fl 5th bedroom or office + 1st fl full bath; 9' high heated basement. Listed by Prudential Manor Homes.

Averill Park Fire Department Needs Volunteers

Holli Boyd (Keller Williams Realty Capital District) — Tue, 05 Aug 2008 07:02:36 -0500

The Averill Park Sand Lake fire department has been in service for more then 100 years and has seen many changes over the years.

Averill Park and Sand Lake Fire Department (APFD) is facing both an increase in the population, resulting in more firematic and EMS activity, and a decline in volunteer membership. In addition, of the current APFD members, 11 active members are over the age of 65. APFD recognizes that we need an infusion of volunteers that can be trained and ready to take the place of our aging volunteers when the time comes. This time may not be that far off either, having had at least 3 active members reduce their activity levels within the last year. To become a volunteer visit their website at http://www.averillparkfire.org or contact Chief Paul Glasser, Jr. at 788-1131.

What do you get when you volunteer?

give back to your community
camaraderie with fellow community members
LOSAP retirement plan
life insurance
opportunities for tuition scholarships
$200 NYS income tax credit
eligibility for membership with FASNY and their federal credit union
training to be an Emergency Medican Technician
participation in fire prevention and community education

Also, HUD offers the Good Neighbor next door program for firefighters (also police officers, teachers). You can save up to 50% from the list price of a home, as long as you agree to owner-occupy the home for 36 months as your sole residence. Eligible single family homes are generally found in revitalization areas and are listed exclusively for sale through this program.

The fire house is located on Eastern Union Turnpike - 674-3077 or http://www.averillparkfire.org

Some pictures that I took of the firefighters and the Rescue 1 at the Butler Park Summerfest carnival:

Neighboring Departments:

Facing Foreclosure?

Holli Boyd (Keller Williams Realty Capital District) — Tue, 05 Aug 2008 06:44:39 -0500

Contact your lender as soon as you realize that you have a problem.

Lenders do not want your house. They have options to help borrowers through difficult financial times.

When calling your servicer, please make sure you have the following information available; Name, Address, Telephone number, Email Address, Servicer’s Name, Loan Number, Current Income and Expenses, Reason for Default, Is the loan in bankruptcy? (if yes, you will need to provide the names , location, case number, and attorney), Is the property owner occupied?

Servicer	Hotline
Acqura Loan Services	866-660-5804
Aurora Loan Services	800-550-0509
Bank of America	800-846-2222
Carrington Mortgage Services	800-790-9502
Citi Mortgage/ Citi Residentail	866-915-9417
Countrywide Home Loans	800-669-6650
EMC Mortgage, Inc.	877-362-6631
First Horizon Home Loans	800-364-7662
GMAC/Homecomings/ResCap	800-799-9250
Home Loan Services, Inc. (d/b/a First Franklin Loan Services and NationPoint Loan Services)	800-500-5022
HomEq Servicing	800-867-7378
HSBC Consumer Lending	800-333-5848
HSBC Mortgage Services	800-365-6730
HSBC Mortgage Corporation	888-648-3124
IndyMac Bank	866-355-7323
JPMorgan Chase Prime Loans	800-446-8939
JPMorgan Chase Non-Prime	877-838-1882
JPMorgan Chase Home Equity	866-582-5208
LandAmerica	800-909-9525
Litton Loan Servicing	800-999-8501
National City Mortgage Corporation	800-523-8654
Nationstar Mortgage, LLC.	888-480-2432
Ocwen Loan Servicing, LLC.	877-596-8580
Option One Mortgage Corporation	888-275-2648
Saxon Mortgage Services	888-325-3502
Select Portfolio Servicing	800-258-8602
SunTrust Mortgage, Inc.	800-443-1032
Washington Mutual, Inc.	866-926-8937
Wells Fargo Home Mortgage	877-216-8448
Wells Fargo Financial	800-275-9254
Wilshire Credit Corporation	888-917-1050

If you are unable to make your payments try one of these options first ...

Forbearance. You are allowed to delay payments for a short period, with the understanding that another option will be used afterwards to bring the account current.

Reinstatement. When you are behind in your payments but can promise a lump sum to bring payments current by a specific date.

A Repayment Plan. If your account is past due, but you can now make payments, the lender may agree to let you catch up by adding a portion of the past due amount to each current monthly payment until your account is current.

Modifying Your Mortgage. The lender can modify your mortgage to extend the length of your loan (or take other steps to reduce your payments). One solution is to add the past due amount into your existing loan, financing it over a long term.

Selling Your Home. If catching up on payments is not possible, the lender might agree to put foreclosure on hold to give you some time to attempt to sell your home.

Property Give-Back. The lender can allow you to give-back your property – and then forgive the debt. Give-backs do, however, have a negative impact on your credit record, although not as much as a foreclosure. The lender might require that you attempt to sell the house for a specific time period before agreeing to this option, and it might not be possible if there are other liens against the home.

Do not pay for help - there are many free services available to homeowners to prevent foreclosure.

If any firm claims they can stop your foreclosure immediately if you sign a document appointing them to act on your behalf, you may well be signing over the title to your property and becoming a renter in your own home! Never sign a legal document without reading and understanding all the terms and getting professional advice from an attorney, a trusted real estate professional, or a HUD approved housing counselor.

For immediate help and guidance 24 hours a day/7 days a week, call 1-888-995-HOPE (NeighborWorks). You will receive absolutely free foreclosure prevention counseling by expert counselors at HUD-approved agencies. Homeowners can get budgeting help, a written financial plan, and assistance in contacting their lender. If you’d like face-to-face counseling or need local resources, homeowners are referred to their local NeighborWorks® organization or other counseling organizations

To read more about New York State specific laws on foreclosure visit this website.

To download many of the New York state's Banking Department worksheets and informational brochures visit their site here.

Ed. note: much of this information was gained from the NeighborWorks and HUD websites.

Foreclosed Homes for Sale in the Averill Park NY Area

Holli Boyd (Keller Williams Realty Capital District) — Tue, 05 Aug 2008 06:31:10 -0500

Unfortunately, like the rest of America, foreclosure is taking place in the Averill Park area as well. While these homes are often great for first time homebuyers they are often left in an indecent state and require the ability to see potential. They are also one of the saddest things to preview and show - they are often left quickly and many of the homeowners belongings are left behind - including personal belongings and furniture. You will see babies toys, pictures on the walls, and once loved clothing hanging in the closets.

Current bank-owned properties on the market:

54 Seneca Road, Averill Park, NY $109,900

What a great opportunity for someone who is handy looking for their first home, or maybe someone looking for a second residency. This home sits very close to Racquet/Reichards Lake, and offers a Lake View. What a peaceful retreat this could be, from the hustle and bustle of everyday life. Settle down in the evening by taking a nice long walk down by the Lake! This home does need a lot of tlc, it has been let go a bit, currently has electric baseboard, and noticeable patching on the roof etc. Currently listed by Coldwell Banker Prime Properties.

Updated July 6, 2008: Many people discuss why foreclosures are taking place in abundance and what made the bubble burst ... I wanted to share what I think is one of the most well-written and concise explanation of the problem (from Forbes.com writer Matt Woolsey):

Historically, housing affordability has ebbed and flowed with the economy and buyers' ability to pay. But during the recent housing boom, price growth significantly outpaced income growth. Between 2001 and 2006, the number of homeowners paying more than half their income on housing rose to 8.8 million, from 6.5 million, the largest such increase in history, according to the Harvard Joint Center for Housing Studies.

Much of that run-up had to do with loose lending standards including no-documentation loans in which borrowers weren't required to prove income; home prices rose as a result of demand. Once the nation's credit shores dried up, there were few buyers who could reasonably afford the inflated prices, which quickly began dropping once inventory grew and buyers stayed home.

Summerfest 2008 was GREAT!

Holli Boyd (Keller Williams Realty Capital District) — Wed, 09 Jul 2008 20:23:11 -0500

Butler Park Festival - annual celebration of the area and holiday

We went to the annual Summerfest last night and we had a great time - always spend more then we plan on of course - and eat way more then we should - but it was still a night to remember. Our friends Damien and Corrinne (who is Irish) came with their daughter Victoria and we really enjoyed the fireworks. There is another set of fireworks tonight at 9:15 if anyone missed them.

The Summerfest is sponsored and organized by the local Kiwanis Club of Sand Lake (I will be blogging about them later this month). They also serve beer and have a food tent. There are 1/2 dozen rides for small children and another 1/2 dozen for larger children and adults. There are also carnival games (hook the duck, shoot darts at balloons, make baskets) for money (is it me or does this seem so much more expensive every year?) to win cheap stuffed animals and blow-up toys. And of course you can get candy apples, cotton candy, freshly squeezed lemonade, sausage and peppers and my favorite, funnel cake. Last night we watched a small group of girls called the Emeralds of July - they were fun, singing poppy songs. Made me think of a live version of Kidz Bop. It was a bit colder then we expected so I purchased a nice black hoody with the word Irish embroidered on it - which made Corrinne smile We ended the night with the fireworks.

Enjoy the photos!

Great Buys for First Time Homebuyers!

Holli Boyd (Keller Williams Realty Capital District) — Wed, 09 Jul 2008 09:28:00 -0500

Averill Park NY Area First Time Homebuyers - Homes For Sale

It’s a great time to be a first time homebuyer - if you have decent credit and some money saved for a down payment. HOWEVER, there are still grants and assistance programs available for buyers who need some help with covering closing costs and/or coming up with the money needed to put down on a loan. I will discuss these options more in another (soon to be published - just putting the finishing touches on it) post.

Let’s get to the current inventory of homes for sale in Averill Park NY that I think would work great for first time homebuyers:

1 - 115 Mountainview Avenue, $139,000, Charming 3 bedroom Brunswick home in the Averill Park school district. Hardwood floors, living room w/ fireplace. Bonus room could be a dining room or recreation room. Refrigerator and range nearly new. 3 season enclosed porch, One car garage with walk up attic storage. Listed by Bryce Real Estate.

2 - 1 Lawrence Road, $149,000, Charming Ranch on a large corner lot. Freshly painted and Hardwood Floors Refinished prior to listing. Living Rm with Wood Burning Fireplace, cozy Dining Room. Relax in the Den or 3rd Bedroom which has a Sunroom addition attached. Listed by Century 21 John Burns Realty.

3 - 3723 Route 43, $154,900, Village home! So many updates 2YR old roof, new Castle Windows, warranty, furnace, water tank, appliances, wood stove, 1ST floor bathroom, 200 AMP electric, owner will supply shower stall, sheet rock for 2nd floor, 95% RENOVATED. Listed by Yankee Realty.

4 - 40 Teal Road, $159,900, Private 2 BR brick ranch on 2.9 acres. Close to town - close to Glass Lake, hardwood floors, brick fireplace, tons of potential! Listed by Bovair Real Estate.

5 - 3095 Route 43, $122,500, Neat Ranch with expansion possibilities. Living room with fireplace, country kitchen, convenient location. Good lot size. Listed By Bryce Real Estate.

6 - 54 Seneca Road, $109,900, What a great opportunity for someone who is handy looking for their first home, or maybe someone looking for a second residency. This home sits very close to Racquet/Reichards Lake, and offers a Lake View. What a peaceful retreat this could be, from the hustle and bustle of everyday life. Settle down in the evening by taking a nice long walk down by the Lake! This home does need a lot of tlc, it has been let go a bit, currently has electric baseboard, and noticeable patching on the roof etc. Listed by Coldwell Banker Prime Properties.

7- 1471 Burden Lake Road, $139,900, Endless possibilities await you in this bungalow situated on over an acre. Enjoy summers in a spacious screened in porch and great backyard. Just a few simple updates are all that is needed. Garage sold as-is. Listed by The Falvey Real Estate Group.

8 - 3010 Route 43, $153,900, Want to save gas? See this quaint 1830’s colonial in Averill Pk village walking distance to Crystal Lk, shopping, church, schools, restaurants & post office. Recent renovations: wall between kitchen/DR removed to create space, wood floors refinished + new linoleum, all cleaned & painted throughout w/o compromising the orig. charm of this vintage home! 2nd bath off laundry room needs total rehab. Room for home business w/private entryway. Yard has stream, bordering stonewall w/lilacs, mature trees & room for garden. Listed by Bovair Real Estate.

9 - 588 Momrow Road, $155,900, Charming, meticulously maintained home on 1.4 acres offering beautiful countryside views w/ distant seasonal views of the Albany skyline. Newly sheetrocked & insulated. New flooring. New 1 car att. gar. Motivated seller! Listed by Bovair Real Estate.

10 - 18 Eastern Union Turnpike, $172,900, Beautiful Craftsman style home in excellent condition. Updated kitchen with center isle and newer appliances. Original hardwood floors and moldings. Full basement and attic just waiting to be finished for more living space or to keep as storage. Listed by Prudential Manor Homes.

11 - 2152 Route 43, $109,900, VERY WARM & COZY! ! All rooms are a nice size & you’ll LOVE the huge, newly renovated Eat-In kitchen & spacious bathroom! The hardwood floors sparkle on the 1st level and the pine floors shine on the 2nd. Most windows are new too! Some updating might be desired but a REALLY, REALLY GREAT home for the price! Being sold “as is”. Don’t wait! Must see today! Listed by Brophy Realty.

It's Raining Out!

Holli Boyd (Keller Williams Realty Capital District) — Wed, 09 Jul 2008 09:22:41 -0500

This originally was posted on my other blog ...

Just when I got the house ready to unload the pod too To be honest, I really don’t mind, it was so sticky and hot and HUMID that the rain is a sweet gift from above. And gives me another reason to blog

One of the things I love most about living in the Capital Region of New York State, and Averill Park in particular, is that we get to experience the 4 seasons. Next week I have a blog post with some outstanding photos of the area taken thruout the year by a young woman named Sarah - some great sunset shots taken over Glass Lake in particular! - and looking at them really got me thinking of how fantastic this area is for year-round natural beauty.

Not only are we blessed with fertile soil, abundant farmlands, hills, and valleys but we have a larger then average number of lakes in our region. I live near Burden Lake (of which there are actually 3!), but there is also Glass Lake, Crystal Lake, Crooked Lake, Snyder’s Lake and Reichards Lake. And they are within 15 minutes of each other.

We also have the Barberville Falls to call our own - Barberville Falls is one of the best known waterfalls in Rensselaer County. On the Poesten Kill in the hamlet of Barberville, it is part of a preserve owned by The Nature Conservancy. These waterfalls mark the descent of the stream with a spectacular 92 foot tall scenic spills over several levels of rough ledges en route to the bottom.

From the Nature Conservancy website:

Barberville Falls is a spectacular sight. Above Barberville, the Poesten Kill drains about 35 square miles of the Rensselaer Plateau—an area from Dyken Pond on the north to Taberton on the south. This drainage basin generates a substantial flow of water throughout the year, although the flow is most dramatic in the spring when the snowpack is melting. When it reached the Hudson River at Troy, this same flow of water provided water power for much of that city’s early industrial development.

There is a large pool at the foot of the falls, beyond which the stream flows through a gorge as deep as 100 feet and 500-1,000 feet wide. The waterfall itself is about 90 feet high and 50-60 feet wide. The main rock at the falls is Rensselear greywacke; above the falls are beds of Nassau slate and limestone.

Along the Ridge and Creek trails in the valley, look for a variety of wildflowers including starflower, Indian cucumber, jack-in-the-pulpit, trillium, trout lily and cardinal flower. The forest is a mixture of hemlock and hardwoods such as yellow birch, white ash and sugar and red maples.

Well, that’s it for now - it stopped raining - drop me a note if you ever plan on visiting the falls or coming to see any of the lakes!

New Listing - 1046 Best Road, East Greenbush, NY 12061

Holli Boyd (Keller Williams Realty Capital District) — Mon, 09 Jun 2008 15:08:04 -0500

Updated Cape Cod in East Greenbush School District

Location: East Greenbush, NY

Privacy and convenience can be found in this updated Cape Cod in desirable East Greenbush schools. Great room stone addition with huge fireplace and dining area, large formal dining room, updated bathrooms, kitchen used by professional cook (counter space galore) and hardwood floors. Mature gardens, private deck, outdoor fireplace, fenced in yard - this house is great for entertaining. Possible 4th bedroom with walk-thru room currently being used as walk-in closet. To schedule a showing call or text message Holli Boyd at 518.281.4398 or email hboyd@kw.com.

Information

Contact Information

Holli Boyd

518.281.4398

Pricing

Asking Price: $279,000

Property Location

1046 Best Road
East Greenbush, NY 12061
View Map

Links

Community Events

Area Home Search

Features

Bedrooms: 3

Bathrooms: 2

Parking: 8

Year Built: 1950

Lot Size: 1.02 acres

Garage Size: 2

School District: East Greenbush

Square Footage: 2300

Agent Name: Holli Boyd

Broker: Keller Williams Realty Capital District

MLS #: 28111671

Attributes

Appliances

Range/Oven

Full Refrigerator

Washer/Dryer

Dishwasher

Interior Amenities

Fireplace

Hardwood Floors

Security System

Basement

Exterior Amenities

Patio

Fenced Yard

Grass Lawn

Secluded setting

Outdoor Fireplace

Mature gardens

Photo Gallery

View as Slideshow View Photo Gallery (10 Photos)

EQUAL HOUSING OPPORTUNITY

VFLYER ID: 1702998

Keller Williams Training - it's like no other!

Holli Boyd (Keller Williams Realty Capital District) — Wed, 21 May 2008 14:16:53 -0500

originally posted on my other blog

Yesterday I attended an event held at the Century House in Latham. My office, Keller Williams Realty Capital District Market Center, hosted mega-agent Linda McKissack. McKissack spoke about seller pricing strategies and the current market. I am so proud to be part of such a learning-based company - and I love to share what I learn with others. Every Thursday I send out the Thursday Tech Tip via email to all the agents in my office - currently 80 and growing daily! In it I share websites, news and reviews of technology that affects their work day. Many people have told me they really look forward to the tips and that makes me very happy!

I read an article recently about the Keller Williams training culture in Tampa Bay, Florida. Like much of Keller Williams culture what was written in Florida can also be written in California, Minnesota, or New York. Our culture is so strong and the models that our company is built on so successful that you can walk into any office nationwide and have the same experience - and feel the same positive energy. I wanted to share the article with my readers so that you know that not all real estate agencies are the same - and although we are new to this area, we aren’t going anywhere!

I also recently wrote a press release about our training that will be distributed to new agents in the area - if you are considering a career in real estate, give me a call at 518.281.4398 and I will introduce you to my Team Leader, Paul Nuzzi, and my Operating Principle, Marc Weiss. I look forward to speaking with you!

Spierre's Stables in Poestenkill NY

Holli Boyd (Keller Williams Realty Capital District) — Wed, 21 May 2008 14:14:28 -0500

originally posted on my other blog

This year my daughter Alley started taking horseback riding lessons at Spierre’s Stables on 120 Weatherwax Road in Poestenkill. Jen Spierre came personally recommended to us from the mother of one of Alley’s classmates. Because Alley has been diagnosed with ADD, and working with horses has been shown to be therapeutic for these kids, my ex-husband and I decided to go for it. I don’t regret the decision at all! Alley has learned great respect for the animals, and Jen has made sure she gets no special treatment because of her temperament. She has just as many responsibilities for taking care of the horses before and after the lesson as any other student. Jen is also highly patient with Alley and keeps her on task during the lesson, which is not easy as Alley tends to get distracted easily (no surprise there!). Jen is available for both private and group lessons and she also has stalls available for rent. She is also a lifelong resident of Poestenkill and a graduate of Averill Park school systems. Call her at 518-283-2314.

Do-Not-Miss Deals!

Holli Boyd (Keller Williams Realty Capital District) — Wed, 14 May 2008 17:05:08 -0500

originally posted on my other blog

I have been studying the market long enough to know when a home comes on the market, even in a buyer’s market, it won’t stay on the market long because of the features it has and at the price it is offered for. Here are the deals that I think won’t be available next week:

17 Knob Hill Rd in Averill Park NY, 2 bedrooms/1 bath, .35 acre, $149,900

Peaceful, private country setting, right in the heart of the award-winning Averill Park school district. This ranch home features tastefully updated kitchen and bath, large bedrooms and neutral decor throughout. All on an oversized corner lot, just a stone’s throw from the second Burden Lake. Public sewer at street. Listed by Hart Real Estate.

108 Weatherwax, Poestenkill NY, 3 bedrooms/1 bath, 1 acre, $199,000

Location, Location! Bring your wicker and plants! You’ll enjoy the simple life sitting under the 100 year old oak tree. With some TLC this home can be a dream come true! Gorgeous exposed paneled beams, tin ceiling in kitchen, built-in cabinets and shelves, 2 fireplace’s (one is real in 1st floor bedroom) huge screened porch. Uncover the wide plank floors and use your imagination! Listed by Coldwell Banker Prime Properties.

2152 NY 43, Averill Park NY, 3 bedrooms/1 bath, 1 car garage, .61 acres, $119,900

VERY WARM & COZY! ! All rooms are a nice size & you’ll LOVE the huge, newly renovated EI kitchen & spacious bathroom! The hardwood floors sparkle on the 1st level and the pine floors shine on the 2nd. Most windows are new too! Some updating might be desired but a REALLY, REALLY GREAT home for the price! Being sold “as is”. Don’t wait! Listed by Brophy Realty Inc..

115 Mountainview Ave, Troy NY (Brunswick NY), 3 bedrooms/1 bath, 1 car garage, .12 acres, $139,900

Charming 3 bedroom Brunswick home in the Averill Park school district. Hardwood floors, living room w/ fireplace. Bonus room could be a dining room or recreation room. Refrigerator and range nearly new. One car garage with walk up attic storage. Listed by Bryce Real Estate.

207 Rt 351, Averill Park NY, 3 bedrooms/2 bath, 4.3 acres, $174,900

Move In As Quickly As You Can. It’s A Quiet, Cute and Private Ranch Home On 4 acres In The Averill Park SD. This Home Is Just Minutes From Town With Gorgeous Mountain Views. The Basement Is Framed Out and Heavily Insulated. The Lot Can Be Subdivided. Listed by Dream Street Properties Inc.

265 Pershing Avenue, Wynantskill NY, 3 bedrooms/1 bath, $129,900

Total interior renovation in past 3 months! Wonderful home for beginning family or empty nesters. Spacious and bright open floorplan. Spend your summer days at the town beach, just a short walk away. Listed by Coldwell Banker Prime Properties.

Not what you are looking for? As a member of the GCAR MLS I can sell any property listed by any agent which is listed on the MLS. Let me know today what your needs and wants are and I would be happy to assist you in your search.

Averill Park Board of Education Budget and Board Election

Holli Boyd (Keller Williams Realty Capital District) — Wed, 14 May 2008 16:58:16 -0500

originally posted on my other blog

From the Averill Park school district website:

Averill Park BOE Adopts Spending Plan;

Prepares for May 20 Budget Vote

Tax Levy Increase Estimated at 2.96 Percent

The Averill Park Board of Education adopted a $53.5 million spending plan for the 2008-09 school year at a special meeting held Thursday night (April 3). Residents will vote on the spending proposal for $53,560,835 on May 20, 2008.

Voting can be done at the Averill Park High School located at 146 Gettle Road from 7 a.m. until 9 p.m.

The proposal accounts for a spending increase of $2.1 million over the 2007-08 school year budget, an overall increase of 4.23 percent. However, the estimated local tax levy will only increase by 2.96 percent.

Budget highlights include:

Continued support for district class-size guidelines at the K-to-5 grade level.
Includes a comprehensive multi-year technology replacement plan.
enhances district-wide health and safety services as well as additional custodial support for ensuring a high-quality educational environment.
Provides academic support services including summer school, CARES, Alternative Learning and GED programs.
Continues curriculum improvement and professional development activities to support teacher and student learning.
Offers essential student connections to the school community through extra-curricular clubs, athletics, visual and performing arts and service learning.
Provides quality home-to-school transportation for the majority of all students, as well as maintaining the district’s long-range bus replacement plan.

“The board of education and administration worked hard to develop a budget that will continue to deliver quality education and programs to our students,” said Superintendent Jo Moccia. “The proposed budget includes additional services and programs necessary to continue to support our students in a manner that will prepare them for the challenges of the 21st Century.” For more information on the actual proposal. Click Here

Among factors driving the budget increase are mandated programs, health insurance premiums, increase in Employees’ and Teachers’ Retirement System rates and contractual salary increases.

Proposition for vote:

Voting will include a proposition that would allow the district to purchase nine school buses at a total maximum estimated cost of $602,000. The purchase of new buses is consistent with long-term plan to replace older buses with new, reliable ones that result in significant savings in repair work. The purchases are also designed to maintain a safe, effective and efficient bus fleet.

Board of Education Election

Candidates for one seat on the Averill Park Board of Election can file petitions to be included on the May 20 ballot to fill the expiring term of a current board member. Applicants must submit a proper petition to the district office prior to April 21st at 5 p.m. to be included on the ballot. After the filing deadline, names of candidates for the position will be released.

Voting Location

All voting will be conducted at the Averill Park High School at 146 Gettle Road in Averill Park on Tuesday, May 20th between the hours of 7 a.m. and 9 p.m.

Fishing in the Area

Holli Boyd (Keller Williams Realty Capital District) — Wed, 14 May 2008 16:49:20 -0500

originally posted on my other blog

These pictures were taken by my 6 year old daughter Jackie
at Spierre’s Stables on Weatherwax Road in Poestenkill NY

So my friend and I purchased a fishing license at Walmart in North Greenbush this weekend and we got the poles and tack boxes out of storage and ready to go. So I gots to thinking about the fishing in the area and figured I would share what I found out - since this seems to be the land of lakes -

Maybe you just want to buy a camp, or something to live in year round, where you can fish outside your door. You can check out the Burden Lake listings I have or you can see what else is available on one of the other lakes in the area:

Reichards Lake in West Sand Lake NY

99 Turnabout Road in West Sand Lake, NY

One of a kind property! Absolutely magnificent! Your own peninsula of lakefront land with complete privacy on dead end. Brand new condition of home, only 2 years old. Walk-out basement ready to finish. View from every window and sliding glass doors. Two outbuildings. Over 1,000 ft of lake frontage. Large deck facing the water. 4 Docks. Great fishing! $495k, 3 bedrooms, 2 baths, and listed by Coldwell Banker Prime Properties.

80 Seneca Road in West Sand Lake NY

Amazing 3 bedroom Cape in West Sand Lake! 9 yrs young. Private area right near the lake. Enjoy quiet evenings or fantastic parties on the wrap around deck. $174,900, and listed by Neudecker Realty.

Crooked Lake in Averill Park NY

144-148 Methodist Farm Road in Averill Park NY

Property features TWO SINGLE FAMILY HOMES PLUS (2) DETACHED GARAGES (5 bays + carport) at road on 9 ACRE LEVEL PARCEL with approx 110′ PRIME LAKE FRONTAGE on CROOKED LAKE. SUBDIVIDABLE WITH 605′ frontage on Methodist Farm Rd and frontage on Saxby Way. Great opportunity for developer or build your dream home. $1.2 million and listed by Prudential Manor Homes.

2358 Route 43 in Averill Park NY

Once in a lifetime..Welcome home. Dock your boat & anchor your family here where tall pines & New England Maples embrace you as you experience life on the sparkling lake outside your front door. Impeccable lakefront w/3 BRs, formal DR overlooking lake w/stone fireplace, cathedral ceiling, natural wood trim. Private & quiet w/wrap around deck, on almost 2 acres. $284,900, and listed by Gage Realty.

Burden Lake in Nassau NY

79-87 Lakeshore Drive in Nassau NY

PROPERTY HAS 4 SEASONAL LAKEFRONT COTTAGES w/ 40′ dock. (2) 3 BR & (2) 2 BR. Each has Kitchen, LR, Bath. ALL NEW roofs, siding, exterior paint, well & water system, much more. 110′ LAKEFRONT on 3rd Burden Lake cove, just around the corner from the main lake. Large parcel has many possibilities. $199,900 and listed by Empire Real Estate Mgmt.

Offsite:

WOW this site is great when it comes to anything about fishing - including a list of lakes with reviews of each. Oh boy, just found another site that also has a list of area lakes and ponds - this is a great site for other area information as well.

Sand Lake Center for the Arts

Holli Boyd (Keller Williams Realty Capital District) — Wed, 14 May 2008 16:43:17 -0500

The First Presbyterian Church of Sand Lake.

From 1808 until 1835, Presbyterians worshipped at the meetinghouse that is now Sand Lake Baptist Church. The First Presbyterian Church of Sand Lake was dedicated October 28, 1835. In 1967, it merged with the Averill Park Methodist Church and formed the Church of the Covenant. The Town of Sand Lake purchased the church, remodeled it, added offices, and used it as the Town Hall from 1972 to 1999. It has been extensively remodeled and in fall 2003 became the Sand Lake Center for the Arts. (picture and copy originally from the Sand Lake Historical Society website)

Sand Lake Center for the Arts - Circle Theatre Players, is a not for profit community arts center. The Center is a renovated, historically significant 1835 church with a fully equipped open performing space for theatrical productions, community meetings, concerts, workshops and classes; and is available for rent. The Center has hosted many activities since opening in September, 2003. Circle Theatre Players presents four productions a year and in 2004 also performed City Girls, a well received, world premiere of an original musical written by a talented local resident. The Center is available to rent for classes, meetings, dances, concerts, private parties, weddings, displays, or your special needs. Our floor space is flexible for a variety of uses. It includes lobby space and a large room that can be configured for a coffeehouse atmosphere, meetings or open dance space. Please call (518) 674-2007 or e-mail info@slca-ctp.org for more information. Volunteer opportunities abound and can be yours by contacting Volunteer Coordinator, Joyce Greenberg at jgreenb3@nycap.rr.com. The Center is air conditioned, handicapped accessible and has plenty of free parking. (copy originally from the Sand Lake Center for the Arts website).

This month the gallery is showcasing the work of 9 Averill Park Central School District teaching-artists working in a variety of media and styles:

Jennifer Doyle, middle school, abstract landscape paintings in oils; Marsha Gregory, high school, figurative paintings embodying humor and personal narrative; Logan Kline, high school, freelance illustrator of digitally colored drawings; Ken Kullman, George Washington elementary and the high school, watercolors of nature, wildlife, and the environment; Michael Lewandowski; middle school, paintings about composition, shape and form; Laura Provo-Parker (Marshall), Miller Hill/Sand Lake and Poestenkill elementary, thick gestural paintings inspired by the chaos in nature and human relationships; Ann Marie Parisi, Poestenkill and West Sand Lake elementary, artwork combining watercolor and collage; Amy Valenti, high school, nature studies inspired by her Meadowdale farm, Mary Pat Wager, Art Department Curriculum Leader, high school, welded and fabricated metal artworks.

Reception: Sunday, May 18 from 1:00 - 4:00pm

Make sure you stop by!

Also, check out their summer class schedule - I plan on finally taking advantage of this awesome area resource by sending my 6-year-old daughter Jackie to their art camp this summer … and I highly recommend any of Jackie Abbott’s Creative Movement class. My daughter Alley took the class at a now closed ballet studio and Jackie took the class at the East Greenbush YMCA.

CNN Covers Buyers and Sellers Tips

Holli Boyd (Keller Williams Realty Capital District) — Wed, 14 May 2008 11:05:33 -0500

CNN Covers the New Rules for Home Buying and Home Selling

Two articles came out today that finally says to consumers what we have been trying to say for months if not years, be realistic about the market. And because they will be published in Money Magazine they should be well-read. I highly recommend you take a moment to check them out if you are in the market to buy OR sell a home.

Some highlights:

Don’t try to time the bottom: “It’s harder to do than you think, and this is the best buyers have had it in two decades, with inventories up and mortgage rates low.”
Look at the whole picture when you are buying: “But when you buy a house, you’re also buying into a neighborhood. … go for areas with highly rated schools. They generally fare better during downturns, and that pattern is holding today, according to a recent study by real estate site Trulia.com.”
Price it right! “Set an asking price 10% below what homes like yours have been selling for. That raises the odds of your getting multiple offers. If your market is really frozen and you need to drop the price, make one large cut. No baby steps.”
Use an agent (especially ones that go the extra mile when it comes to marketing your home to the most people with creative solutions and the INTERNET): “Selling on your own in an unprecedented slowdown means you’ll have to work awfully hard marketing your home. If you aren’t prepared for that, hire a broker.”

Don’t believe the national media fearcasting - I also found local statistics on our market from the CNN website. As of today (May 12, 2008):

Albany-Schenectady-Troy, NY
Forecasted change in home prices: 2008	+1.6%
Forecasted change in home prices: 2009	+1.2%

Market fundamentals
Median Family Income (2007)	$66,300
Median Home Price (2007:Q4)	$200,000
Change in Home Prices (2006:Q4-2007:Q4)	+4.3%
Worst 1-Year Home Price Change (1980-2007)	-7.0% (1995:Q1)

Source: FiServ Lending Solutions

Holli Boyd's Capital District NY Real Estate Information

Butler Park Summer Concert Series

Butler Park Summer Concert Series 2008-

All concerts are sponsored by the Kiwanis Club of Sand Lake, and the Albany Musicians Union.

Concerts are on the stage at Butler Park on Gettle Road near the Averill Park High School.

Habitat for Humanity reStore

What is Keller Williams?

ABOUT KELLER WILLIAMS REALTY

Tax Credit for First-Time Homebuyers

Current Market Statistics for the Averill Park NY Area

This week in Averill Park Homes For Sale

This week's snapshot for Averill Park NY area (including homes for sale in Sand Lake NY, Wynantskill NY and Poestenkill NY):

23 Grandview Drive, Poestenkill NY, $460,000, 5 bedroom, 4 bathrooms, 2 acres, 3450 sq. ft

Averill Park Fire Department Needs Volunteers

The Averill Park Sand Lake fire department has been in service for more then 100 years and has seen many changes over the years.

Facing Foreclosure?

Contact your lender as soon as you realize that you have a problem.

Lenders do not want your house. They have options to help borrowers through difficult financial times.

If you are unable to make your payments try one of these options first ...

Do not pay for help - there are many free services available to homeowners to prevent foreclosure.

Foreclosed Homes for Sale in the Averill Park NY Area

54 Seneca Road, Averill Park, NY $109,900

Summerfest 2008 was GREAT!

Great Buys for First Time Homebuyers!

Let’s get to the current inventory of homes for sale in Averill Park NY that I think would work great for first time homebuyers:

It's Raining Out!

New Listing - 1046 Best Road, East Greenbush, NY 12061

Keller Williams Training - it's like no other!

Spierre's Stables in Poestenkill NY

Do-Not-Miss Deals!

Averill Park Board of Education Budget and Board Election

Fishing in the Area

Reichards Lake in West Sand Lake NY

Crooked Lake in Averill Park NY

Burden Lake in Nassau NY

Sand Lake Center for the Arts

CNN Covers Buyers and Sellers Tips

23 Grandview Drive, Poestenkill NY, $460,000,
5 bedroom, 4 bathrooms, 2 acres, 3450 sq. ft