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Definetely helpful information for buyers and sellers... Via Karen Crowson (Alain Pinel Realtors, Livermore, CA):
 What was your first reaction when seeing this property?
Assuming that you’ve been there in person before writing an offer, the initial price must have been within your reasonable range, or you would have skipped it altogether. Was there something objectionable about the property supporting a lower price?
Is the home price overpriced or in step with the current market?
How does the price per square foot compare with others of equal size, location and condition? Is there a surplus of properties, or are inventory levels below average?
What kind of seller is in the equation?
If this is a foreclosed property it is likely priced below market value. The bank’s strategy is to get it off their books, and fast. Most times the house has been vacant for a substantial period of time and its condition can be less than ideal. If it’s seller owned, but a short sale, the listing agent may have priced it far below market to attract a quick sale to stave off foreclosure. That doesn’t mean that this low list price will actually be accepted by the short-selling bank. It’s simply a starting place to entice offers. If the home is an equity sale it may not be a distressed sale.
Are there many distressed properties comparable to this one?
One foreclosed property or short sale does not set a new price level for an entire neighborhood, although it may have altered buyer’s perceptions of such. If there are other regular sales in the vicinity, or a low percentage of distressed properties in the surrounding areas, that will carry more weight.
Consider the appraisal.
Let’s just say that you make a grossly below-asking-price offer and the seller accepts it. If the appraisal comes in higher, how likely is it that the deal will go through? If you’ve made a low offer that is supported by the appraisal, then you’re likely to have more bargaining power when returning to the seller for a price adjustment.
Is some recent home buying/selling experience influence your judgment?
If you recently sold a home and got beat up on price, you may feel justified in doing the same. If it was recently and in the same market, it may make perfect sense. But if this was a year or two ago, or in a completely different location, you may not be comparing apples to apples.
Do you love the house, and really hope you can buy it?
If your offer is deemed ridiculous, you take the chance of setting the tone with the seller, be it bank or otherwise, that you are not a serious buyer about this property, but just looking for a deal.
If your home was on the market and you received this offer, what would be your first impression?
Would you be angry, disappointed, insulted? Those are very often a seller’s first reactions. I’ve heard more than one state – I’d rather take it off the market than sell to these people. Perhaps you think it’s worth giving it a try and it very well may be. But…..
What do you imagine the seller’s response will be?
Accept it, counter it, or reject it outright? You may be expecting the seller to counter you, no matter how low the offer starts. However, it’s always good to play the what if scenarios, and determine what your reactions to each possible outcome would be.
How will you feel if you don’t get it?
Is this the house you want the most of all you’ve seen? How long do you expect to live there? It’s a good exercise to run numbers through your mind. “If I get it for $10,000 less, I’ll love it even more!” “If I paid $20,000 more over the next 5 years that I live here, would I be ok with that?” Just some food for thought…….
RENTED! Won't Last at 1300/month! 2 BR 1 1/2 bath Close to Vassar College and Vassar Hospital, Poughkeepsie, New York
Recently, I have been in quite a few rentals. Many are very nice. The combination of this rental being so close to everything in Poughkeepsie and so nice inside, is rare. The complex, The Commons at Cedar, in Poughkeepsie, is a quiet complex with a nice atmosphere. It offers an in-ground swimming pool, Clubhouse and Tennis Courts!
People that live The Commons at Cedar are watchful of the community and also protective of people's privacy. The grounds are park-like and border a trail that passes through woods and ponds to VassarFarms. You can watch the wild life including deer, hawks, foxes, and wild turkeys.  
Check out the list of this beautiful garden condo:
Please see my other blog posting on this great condo! Just scroll down for more info on the location in Poughkeepsie! Any questions or information you need? Just give me a call at 914-204-1597 or email at melindapearson@optonline.net
You can also check out my website: www.dutchesspropertysearch.com and check out featured listings for more info!
I am reposting because I know it can be discouraging for dog owners. This however, is great to know. Via Ruthmarie Hicks (Keller Williams Realty):
 Last year around March a young couple called me up seeking a buyer’s agent. They were about to get married and they wanted to buy either a coop or condominium. We were at the height of the credit crisis but they were in great shape to make that first purchase and so we went on our way.
There was one distinct caveat…they wanted to a dog – and they wanted a German Shepherd. Now this is a challenge. But let’s face it – I’m a sucker for anyone with a dog. After all, I have three goodly sized canines myself in the form of 2 Siberian Huskies and a Husky/Cattle Dog mix.
Dogs are tough sale to condo and cooperative boards:
But here are the facts: Its tough enough to find a condo or cooperative that will accept dogs – but a German Shepherd is much tougher. Even if the complex accepts larger dogs many are restrictive with respect to breeds. The German Shepherd, Rottweiler, Akita, Pit Bull, and from time to time my beloved Siberian Huskies are often on the chopping block specifically by condo and coop boards. Why? These dogs are supposedly known to have attitude problems such as a tendency to attack/bite, over-protectiveness and the like.
To me, as an animal person who understands dogs quite well – (I’ve lived with 8 dogs over the course of my life) I think that boards would do better to concentrate their efforts on the individual dog and its owner rather than the breed itself. After all, dogs, like their human counterparts have individual personalities. My two pure huskies are like night and day personality wise. The owner also plays their part. Aneglectful owner who doesn’t care about those living around them can turn the sweetest and most agreeable dog into a nightmare for his neighbors.
For Buyers with dogs – flexibility is an absolute must:
For Allison and Frank, it was slow going. The readily expanded their geography to accommodate the dog. We toured complexes in White Plains, Pelham, New Rochelle, Scarsdale, Hartsdale, Dobbs Ferry and Tuckahoe in search of a condo or coop. We had some false starts – one where we got to inspection and there were too many problems. It took a WHILE. But we eventually found a great unit for them to call home. I have to say of this couple that they had forbearance. It was the height of the loan logjam and getting to a closing table was like living a nightmare. Closing dates got cancelled over and over – generally over “one sheet of paper.” But eventually we closed and they were able to move in.
I got an update in the fall…they have a new addition to the family named “Charlie.” A German Shepherd puppy. So now the family of three are settled in their pet-friendly home. Of course Charlie will never know what his parents went through to provide him with a roof over his head, but I’m sure he will pay them back handsomely with the unconditional love that pets bring to their owners.
There is a lesson here for people with pets. As you can see from the geography we covered, there is a need for flexibility when you have a pet. This is particularly true for multiple dogs or/and a large breed – particularly if its a breed that is traditionally “problematic.” It CAN work, but the first priority has to be whether the pet will be accepted. If you want your pets – you have to start there and then try to work in other things that are on your wish list.
© 2010 Ruthmarie G. Hicks, http://thewestchesterview.com. All rights reserved.
Imagining Renting a Condo Near Vassar College at The Commons at Cedar in Poughkeepsie, New York
This is a different kind of city living. If you like the idea of being near everything happening in the City of Poughkeepsie, while experiencing country living, this is where you want to be. This condo in The Commons at Cedar in Poughkeepsie is a garden condo 2 bedroom, 1 1/2 bath with lots of light and plenty of storage.
Before I talk about this incredible location, I want to talk about the condo itself. I first saw the condo while it was just finishing up a major restoration. I was impressed with the feeling I had, it was like a 'good vibe'. I could imagine feeling peace and relaxation. The condo is 1220 square feet and it feels roomy.
Outside the condo is a bridge you cross just before you come to the steps to the front door. 
Even as a kid I always was attracted to bridges...maybe that is what set the mood for me. When I entered the condo last night, the restoration was complete. It was around 5pm and it was twilight. As I crossed the bridge and walked in the front door, I had a sense of leaving the world behind, you know, that feeling of "I'm finally home". I could definetely imagine shedding the happenings of the day and relaxing.
As I walked straight in to the living area, the twilight coming in through the slider was beautiful.  It is a garden apartment and there is a patio ouside the slider and then grass with a privacy fence. I could imagine relaxing in the summer. I love the idea of living in a condo and having easy access to the outside. You could create your own pottery garden out there and carry over the beauty of the plants into the living area.
It's an open floor plan. the living area and dining area are one large area in an L shape. This is a nice set up so that no matter where you are sitting, the garden area you create can be enjoyed from both areas.
The kitchen is a dream. The cabinets are attractive and I have never seen so much storage in a condo or a house for that matter.  The amount of storage and the ease of storing with pull out shelves and lazy susans is amazing. These are all custom so they solidly in the cupboards and turn easily.
I love the idea of being able to store everything neatly and without hassle. 
The bedrooms are located off a short hallway in the front of the condo. I really like the way they are separated from the living area. It is almost like another wing of the condo. The 1st bedroom is a good size, with new carpeting, and a large walk-in closet. The master bedroom is also large with a large walk in closet. There is also a master bath. The 1/2 bath is located adjacent to the master bath and there is an entrance from the 1/2 bath into the master bath so that the shower is accessible for the person in the second bedroom.
The community at The Commons at Cedar is friendly and the complex is mostly owners with few rentals. When a rental like this opens up, it is a rare opportunity. Everybody watches out for each other, it's a safe place, like a village. Rare, in this day and age but a concept we are missing. There is a swimming pool, club house with a party room, and tennis courts. Near the tennis courts there is a trail that leads to Vassar farms.
Enjoy a walk through the woods, past a pond, and enjoy the hawks, bunnies, and deer.
As I mentioned earlier, not only is the condo beautiful but the location is unbelievable. Cedar road is is between Spackenkill and Hooker. Head towards Spackenkill and you are 5 minutes from route 9 with a direct shoot into IBM and major shopping areas. (Click the link below for a map)
Head towards Hooker and you are 5 minutes from the major hospital, Vassar  and five minutes from Vassar College.  Other places to enjoy in Poughkeepsie include the Walkway on the Hudson, McCann's ice rink, the Bardovon, the Chance, Vassar College programs and artwork, rail trails, Juliet Cafe, the list goes on and on.
For more information on this rental, please contact me or check out http://dutchesspropertysearch.com/listings/4-7-E-Knightsbridge-9-45/#fsrep-contact-form for information.
Building My Own Custom Modular Home In Fishkill, and Other Areas in Dutchess County, NY. What Are the Steps?
I live in a stick built colonial. I LOVE my home and I LOVE the property! I was impressed that it was stick built when I bought it. The builder did a great job. I would recommend him! It is solid.
BUT, so is a modular.  In fact, if I ever buy a new home again, I will build a modular. Why?
I do have 9 foot ceilings, like the modulars I've seen, but I have to say that some of the workmanship in my home, needs improvement. What does that mean? Well, modulars are built in factories and they are built to withstand transportation. I wonder if my stick built could be loaded and driven on a highway? Also, a plus is that a lot of the workmanship going into the modular is done by someone in the factory who does the same thing every day. Jeez, that is a lot of experience. In addition, the modular has been inspected a few times prior to leaving the factory. Look for my next blog on Modulars for more information.
I had a conversation with my mother, a realtor in california, who sold modulars in Malibu.
These were high-end craftsman like modulars on a bluff over Zuma Beach. They were gorgeous and sold for over a million bucks. Location, yes and no. But my point is she was talking to me about how great modulars are but I sensed she didn't understand that the modulars I'm talking about are competitive with stick built. The best way I could inform her was to let her know that these modulars reminded me of Toll Brothers! Finished, they were gorgeous and the craftsmanship? Let's just say, If I could get a modular on my property, I would do it.
Here is what the process looks like:
For anyone who desires to build a modular home, it is imperative to do some pre-planning and follow the steps.
1. Establish your budget. Building a home can be complex. Know the budget you have to work with! Contact a lender as a first step! In Dutchess County, Ulster Savings is a lender that will work with construction loans, banks who do this are hard to come by recently! Call around!
2. You want to find land next. The general rule of thumb is to use 25 percent of your budget for the land.
What do you have to think about? Well, land needs site work. Some land is ready to go and that land will cost more than a cheaper piece of land that you will have to put thousands of dollars into to prepare for building your modular.
You then subtract the land cost from your total budget to figure your budget for construction. We will work with you to help you find the building lots in Dutchess County.
3. Select a home and customize it with options that fit within your budget. The Builder Development Corp., www.thebldr.com, will quote a price for one of our models, or a plan of your own, customized to meet your needs. The quote will include the site work or general contracting based on the requirements of your lot and the site options you select. Every house and every building lot are different. Quoting an accurate price is time consuming, so we can't do a full quote on a project until you have a specific building lot and site plan.
4. Order Plans. Once the floor plans and options are finalized and you have accepted the proposal, the process starts in earnest. Engineered drawings are ordered of the house. You will place your 1,500 dollar engineering deposit. This is not refundable but will be applied to the purchase price of your home.
5. Finalize Plans. In about two weeks, preliminary plans are received. We will review them with you and make any final changes before ordering a full set of plans stamped by an architect or engineer. At the same time, you must also obtain a stamped foundation plan from a local architect or engineer. This can be included in your contract and will cost around 400- to 600 dollars.
6. Apply for Permits. Once the stamped foundation plan and the stamped plans from the factory have been received you are ready for building permits. You usually need permits for the house, driveway, and the septic system. Your general contractor can handle the permit process for you. The Builder Development Corp. is a licensed general contractor and can act a a general contractor, you can hire a 3rd party to be your general contractor, or if you have the 'know how', you can be your general contractor.
7. Apply For Your Mortgage/Construction Loan. Your bank will probably require a set of stamped plans as part of the appraisal on your "to be built" home.
8. Order the Modular Home. Permits and Financing are in Place, you are ready to finalize colors and other minor changes and place your order. Contracts will be signed specifying the house in detail and spelling out all the work that the Builder Development Corp. is going to do. It will take 6 to 8 weeks for delivery and that has to coincide with the following step.
9. Start the Site Work. The general contractor needs to begin site preparation so that tree clearing, excavation, foundationand sill plates are complete prior to the scheduled set date.
10. Delivery of the Modular Home. Approximately one week prior to set we will confirm that the site is ready and provide you with a final invoice for the home including the balance due. Truck drivers will not leave the units without full payment.
11. Inspect the Modular Home. Once the house has been set, we will conduct a 'walk through' with you to verify that the house has arrived in good condition and to identify any service issues.
12. Completion of the Home. A significant amount of work remains to be done after delivery. The cost of site work is not included in the price of the modular home. If The Builder Develpment Corp. has contracted to be your general contractor, the contracting agreement will spell out the details of the work to be done and the payment schedule.
For more details on this process, please visit www.thebldr.com if you contact us, please let us know you read this blog!
Stay tuned for more information on Building Modular Homes in Dutchess County!
Very helpful information for buyers! Via J. Philip Faranda, J. Philip Real Estate Briarcliff Manor NY:
I have written about this previously, but pre-approval letter "games" are not worth playing. Here is what I mean: If you are interested in a listing priced at $500,000 and you want to make an offer of $450,000, you are shooting yourself in the foot if your pre approval letter only says you are approved for the 450k. If you are approved for 525k, your pre approval letter should at least say you are approved for asking price. Otherwise, you'll appear to be barely qualified for a low price. That might fly in other markets, but not in Westchester County.
In the game of negotiation, seller confidence in the buyer's ability to perform is leverage; you'll do better getting your price coming from a position of strength that you will if your pre approval has you qualified by an eyelash for a lowball amount. That makes an otherwise well qualified buyer look like an unrealistic pipe dreamer
Don't be afraid of getting a counter offer for the amount that your are approved. Counter offers are fine. Counter back. "No," on the other hand is not good. Show your strength! It will benefit you in the end, because without confidence in your approval, the seller will be harder to bargain with. I have been second-guessed on this by some loan officers, but I tell them to stick with the approval and leave the real estate brokerage to me.
Again, it might be different with pre approvals in other markets, but in Westchester County, a stronger pre approval ensures the buyer a better deal than a low pre approval.
Search for Westchester Homes like an agent and get a free Listing Book Account here.
J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester Putnam MLS. Read my short sale blog here. J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission
What is the Tax Credit? Has the Tax Credit Really Made A Difference in Poughkeepsie, NY?
I can tell you that I have a buyer here in Poughkeepsie who would not be in contract if it weren't for the tax credit. It's not that they wouldn't afford the house without the credit, thus propagating the problem of owning a home you can't afford. It is an incentive. It motivated them to move forward in purchasing a home.
I do see the credit as a plan to stimulate the economy and since I am in the trenches, I see the benefits.
What are the two tax credits for Nov. 7 to April 30th?
In short, according to NAR's website, these tax credits apply to Primary Residences and the amount of the credit is determined by income and cost of house.
1. The First-Time Home Buyer's may qualify for the Tax Credit of up to $8,000 from Nov. 7 until April 30, 2010.
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Must not have owned a home in the last three years prior to purchase.
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Single buyers can have incomes up to $125,00 per year.
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Married couples can have incomes up to $225,000 per year.
2. Existing home owners may qualify for the credit up to $6,500 when purchasing between Nov. 7, 2009 and April 30, 2010.
I advise everyone to check with their accountant for personal qualifications regarding the tax credit.
I have had the opportunity to work with a number of different buyers in the last few months who are influenced by the credit to start to look. Based on what their loan officer's say, they are not dependent on the tax credit but are influenced by it. At a time when we need to jump start the economy, isn't that a good thing?
Besides the realtors, I see the tax credits benefitting the independent contractors who are in need of work.
To sum it up, this is a great opportunity for the first time home buyers and the existing home owners. In addition, people may qualify for grants through Dutchess County and the City of Poughkeepsie.
Please contact me for any information in the Dutchess County, Putnam and Westchester County areas in New York.
www.dutchesspropertysearch.com
Because I am obsessed with Hawaii....honestly, my soul was born there. Here you go, thanks to Steven Nickens for posting these on his blog! Via Steven Nickens R(S), GRI, ABR Maui Real Estate (The Wailea Group Maui Real Estate):
I was up early this morning, its been three years since Jaws, Maui has gone off. Today was big, tomorrow will be bigger. Everyone turned out for the hugh surf.
Setting up to drop in.
This is also Larid Hamilton exiting
Pretty big wave
If you don't make it, your going to get a hugh beating.
There was three helicopters out filming
The photo below is Laird Hamiltion posing for the cameras.
Aloha and remember to charge,
Steven C. Nickens R(S), GRI, ABR
THe Wailea Group, LLC
3750 Wailea Alanui, Suite 5WE
Wailea, Maui, Hi 96753
www.nickensmaui.com
Cell: 808-280-2208
Email:nickens@maui.net
Help Charlie find a home! Via Carol Clay, Broker/REALTOR Brevard NC Real Estate Specialist (Keller Williams Realty, Brevard, NC):
My name is Charlie!
Charlie is a boxer/lab mix, approximately 8 months old. Right now he's about 35 pounds of pure love and affection. He's neutered and up to date on his shots. We're working on learning how to walk on leash, but he is very good at sitting, and playing with his squeaky ball. He loves attention and being with people.
But what he really wants for Christmas is his own family.
Charlie is just one of many dogs in the Brevard, NC area who have been rescued as strays and deserve to be adopted into a warm loving home they can call their own. Even if you don't live in the Brevard, NC area you can help Charlie by sharing his story with as many people as possible by re-posting this blog, forwarding it to friends and family, or letting one of your local rescue groups know that he is available. Transportation out of state is possible!
If you are interested in giving Charlie a home, or if you'd like more information,
please contact me at carolclay@kw.com,
or at 828-551-6290.
Thank you in advance!
Carol
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Melinda Pearson
Hopewell Junction,
NY
More about me…
Edward Ginsberg Real Estate, Inc.
Address: 2345 Route 52, Hopewell Junction , NY, 12533
Office Phone: (914) 204-1597
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