land expert: Follow up to Here’s what I expect for land sales in Putnam County as we head into August:
- 07/17/25 10:04 AM
Follow up to Here’s what I expect for land sales in Putnam County as we head into August: 🧭 Seller & Buyer Takeaways ⚠️ Risks & Watch outs Rising interest rates could slightly cool financing-sensitive buyers. Inventory entering in late summer may temper competition—but truly off-market or zoned parcels will still attract interest. ✅ Final Take Going into August, Putnam County’s land market should continue its seller-friendly run—buyers remain motivated, inventory stays lean, and quality parcels are selling quickly and at strong price points. If you’re positioned to list or buy, now is prime time. Follow up to Here’s what … (1 comments)
land expert: Here’s what I expect for land sales in Putnam County as we head into August:
- 07/17/25 10:01 AM
Here’s what I expect for land sales in Putnam County as we head into August: 🔹 Market Snapshot & Drivers1. Steady Demand, Limited SupplyThe mid‑2025 land market in Putnam County remains dynamic—sustained by scarcity and buyer interest. A recent report shows around 78 active land listings, with strong demand keeping pace through June and July Douglas Elliman+12ActiveRain+12ActiveRain+12. 2. High Turnover RateAcross New York’s Hudson Valley, Putnam ranks with a 220% turnover—meaning parcels sell faster than new ones enter the market Prime Land Buyers. That trend tends to accelerate in late summer as woodlots and view lots gain appeal. 3. Rising Property Values (Comparable Home … (0 comments)
land expert: 🌳 June & July Land Sales Recap – Putnam County 🌳
- 07/15/25 06:06 AM
🌳 June & July Land Sales Recap – Putnam County 🌳 While the residential market cools, land is moving fast. In the past 60 days, I’ve closed multiple land deals across Putnam County — and each one had a story. ✅ BOHA-approved lots✅ Raw land with long views✅ “Unbuildable” parcels brought to life with the right buyer strategy Buyers aren’t waiting around — they’re walking the land, asking the right questions, and making strong offers when the value is clear. If you’re holding land and wondering if now’s the time to sell… it is. 📍 Know what you have.📞 Let’s talk dirt. #LandForSale #PutnamCountyNY #VacantLandExpert #RealEstateThatMoves #ThomasSantore … (2 comments)
land expert: June & July Land Sales Recap — A Strong Summer for Putnam County Dirt
- 07/15/25 06:01 AM
June & July Land Sales Recap — A Strong Summer for Putnam County DirtWhile the rest of the market waits, land is moving—and I’ve got the contracts to prove it. In June and July, my office successfully closed several land transactions across Putnam County, bucking the broader trend of low inventory and stalled residential activity. These weren’t just sales—they were the kind of deals that show what happens when you know the dirt, the zoning, and the vision buyers bring with them. Each lot had a story: One had Board of Health approvals and views worth the hike. Another sat quietly on the … (1 comments)
land expert: Lot 20 Joseph Court, Carmel, NY – Approved and Ready for Your Dream Build
- 07/11/25 06:09 AM
Lot 20 Joseph Court, Carmel, NY – Approved and Ready for Your Dream Build Offered at $139,000 | 2.56 Acres | Board of Health Approved for 4 Bedrooms When it comes to finding a land parcel that’s truly ready for the next step, Lot 20 on Joseph Court in Carmel, NY checks every major box—and then some. It is on a quiet cul-de-sac in a highly desirable residential enclave, this 2.56-acre lot offers privacy, elevation, and peace of mind. With a 4-bedroom Board of Health Approval (BOHA) already in place and a No Objection Letter from the NYC DEP on file, the heavy lifting … (2 comments)
land expert: Follow up to "The question isn’t “What can I build here?”
- 07/09/25 06:20 AM
Follow up to "The question isn’t “What can I build here?” It’s “What’s the highest and best use of this lot—right now and five builds from now?” As a builder, you’re not just working with dirt. You’re working with margins, timelines, setbacks, and sell-through. The best land doesn’t just meet zoning—it meets the market. Maybe it’s a single luxury spec in a quiet neighborhood starving for inventory. Maybe it’s two mid-priced homes in a district where buyers are waiting with pre-approvals in hand. Or maybe it’s a hold-and-plan play for the right zoning shift. Great builders don’t just ask, “Can I build here?” … (1 comments)
land expert: The question isn’t “What can I build here?
- 07/09/25 06:16 AM
The question isn’t “What can I build here? It’s “What’s the smartest thing to build here—today, tomorrow, and ten years from now?” Because land isn’t just about what fits—it’s about what works. A great investment doesn’t just meet code; it meets demand. Maybe it's a single high-end home in a market flooded with mediocrity. Maybe it's two modest builds in a school district where starter homes are gold. Maybe you hold it for a few years, knowing the road expansion or zoning review is coming. The smartest buyers don’t just ask, “Can I?” They ask, “Should I? And when?” That’s the kind of thinking … (1 comments)
land expert: Your Land Has a Future. Do You Know What It Is?
- 06/28/25 05:18 AM
Your Land Has a Future. Do You Know What It Is? Most people look at land and see what it is. Just trees. Just grass. Just quiet. But when I step onto a parcel, I look for what it’s trying to become. Because every piece of land has a future—and not all futures are created equal. Some lots are screaming for a home at the top of the ridge, a place to watch sunsets and hear nothing but birds and wind. Others whisper opportunity: maybe a two-lot subdivision, or a tucked-away ADU rental that generates income without sacrificing peace. Sometimes, the land is saying: “Wait.” Wait for the … (6 comments)
land expert: Beyond Dirt: What a Shovel Test Can Reveal About Your Land
- 06/24/25 04:55 AM
Beyond Dirt: What a Shovel Test Can Reveal About Your Land You walked the land. You liked the look. Maybe you even fell in love with the privacy, the topography, or the view. But if all you did was admire the surface, you might have missed the land’s biggest secrets — the ones just below your boots. In our last blog, “The Unseen Costs Beneath the Soil,” we talked about how what you don’t know can cost you—bad soil, hidden wetlands, seasonal flooding, and more. Today, we’re taking it a step further. Let’s talk about one of the smartest things a land buyer … (3 comments)
land expert: The Unseen Costs Beneath the Soil: What Your Land Isn’t Telling You
- 06/23/25 09:44 AM
The Unseen Costs Beneath the Soil: What Your Land Isn’t Telling You You’ve walked the lot. You’ve imagined the foundation being poured. You’ve mentally moved in.But before you dare to draft your blueprints—stop.Because dirt is never just dirt. In our last post, we talked about the forgotten stage—how people skip the prep work between “buying land” and “breaking ground.” But there’s another layer beneath that: the things your land isn’t telling you. A parcel might look perfect on the surface—dry, level, even BOHA-approved—but underneath, it could be hiding boulders the size of Volkswagens, a high water table, poor percolation, or fill dirt from a … (3 comments)
land expert: What Makes Land Valuable? It's Not What You Think
- 06/23/25 07:36 AM
What Makes Land Valuable? It's Not What You Think When people hear “vacant land,” they usually think trees, grass, maybe a gentle slope—just a blank canvas. But in today’s real estate world, not all blank canvases are created equal. Land value isn't just about acreage anymore. It's about potential. The right piece of land checks boxes that aren’t obvious unless you’re in the field (or, let’s be honest, in the mud). Here’s what today’s smart buyers are looking for: ✅ Access to Utilities – Land with electric, water, sewer, or even just the potential for these connections can command significantly more. Buyers are tired … (3 comments)
land expert: The Land Test: 5 Questions Every First-Time Buyer Should Ask Before Making an Offer
- 06/21/25 06:20 AM
The Land Test: 5 Questions Every First-Time Buyer Should Ask Before Making an Offer In my last post, we talked about land as the first chapter of every dream home—a step that’s often rushed, skipped, or misunderstood. But if you’re buying land for the first time, the truth is this:It’s not like buying a house.There’s no furnace to inspect, no roof to patch, and no kitchen to remodel—but there are serious risks hiding in the soil if you don’t ask the right questions. So before you fall in love with a property line or a view, run your dream through The Land Test—the five … (0 comments)
land expert: The Land Test: Five Questions to Ask Before You Ever Buy a Lot
- 06/21/25 06:15 AM
The Land Test: Five Questions to Ask Before You Ever Buy a Lot In our last post, we talked about land as the first chapter of every dream home—the quiet decision that determines everything that follows. But how do you actually know when a piece of land is worth it? Too many buyers fall in love with the view or the price tag—only to find out later that the lot can’t be built on, needs $75,000 in site work, or will take years to get approvals. So before you buy a parcel and start dreaming in blueprints, run it through The Land Test. These five … (5 comments)
land expert: Before the ROI: Why the Smartest Investors Start with Dirt
- 06/20/25 08:11 AM
Before the ROI: Why the Smartest Investors Start with Dirt Most investors start with spreadsheets. They run the numbers, compare cap rates, and chase properties with existing structures. But the smartest ones? They start with dirt. Vacant land isn’t sexy—until it is. Until a zoning change hits. Until infrastructure expands. Until the market finally catches up to what a sharp investor saw years ago. By then, it’s too late for everyone else. Land is the quiet power play of real estate. No tenants. No toilets. No roof repairs. It sits, it waits, and when the time is right, it returns. But here’s the catch: not all land … (3 comments)
land expert: Before the First Brick: The Forgotten Stage of Every Dream Home
- 06/20/25 07:37 AM
Before the First Brick: The Forgotten Stage of Every Dream Home Most people imagine their dream home starting with the foundation—walls rising, blueprints unrolling, the smell of sawdust in the air. But before the first shovel hits the dirt, before a single nail is driven, there’s a quiet decision that shapes everything to come: The land. The truth is, vacant land isn’t just an empty lot. It’s the first chapter of the story. It’s where sunlight will rise through your future kitchen windows. It’s where laughter will echo off the trees during backyard barbecues. It’s the soil that will hold your home—and your memories—for … (2 comments)
land expert: the New York appellate court decision in Delea Sod Farms v. Town of Brookhaven
- 06/19/25 11:14 AM
the New York appellate court decision in Delea Sod Farms v. Town of Brookhaven , and unpack how it could impact your local land deals in Westchester and Putnam Counties, especially given your expertise in selling and subdividing vacant land. 🧠 The Legal Ruling, in Brief On June 17, 2025, a New York appellate court upheld the authority of the Commissioner of Agriculture to override local zoning laws when those laws unreasonably restrict farm operations, particularly in areas designated for agricultural protection like the Central Pine Barrens. In this case, Brookhaven Town tried to enforce zoning against Delea Sod Farms, but the court … (1 comments)
land expert: Is real estate for land different than Houses?
- 06/18/25 09:14 AM
Is real estate for land different than Houses? Yes — real estate for land is significantly different from real estate for houses, both in how it's marketed and how it’s evaluated, sold, and financed. Here's a breakdown of the key differences: 🔍 1. Valuation is More Complex Houses are appraised based on comparable sales, square footage, finishes, condition, and location. Land is valued by zoning, development potential, access to utilities, topography, and permits/approvals like BOH (Board of Health) approvals or site plans. Example: A flat 1-acre lot with town water/sewer in Yorktown may be worth more than a 3-acre sloped lot … (3 comments)
land expert: 🏞️ Land Market Update: Putnam & Westchester Counties, NY (June 2025)
- 06/18/25 05:24 AM
🏞️ Land Market Update: Putnam & Westchester Counties, NY (June 2025) Putnam County Median price per acre: Approximately $61,300 Median list price per parcel: About $1.3 million for roughly 14 acres Median time on market: Around 63 days May 2025 snapshot: 53 active land listings Median list price: $530,000 Average time on market: ~55 days Slight inventory decline (~2.8% month-over-month) Key takeaways: Land values in Putnam are mid-range, with $60–70K per acre typical. Parcels between 1–20 ac tend to list at $500K–$1.5M, often selling within two months. Westchester County Median price per acre: Around $91,540 Median list price per parcel: Approximately $2.13 million Average listing … (1 comments)
land expert: The Untouched Opportunity: Land in Westchester County, NY
- 06/17/25 08:21 AM
The Untouched Opportunity: Land in Westchester County, NY When people think of Westchester County real estate, their minds often go straight to beautiful homes, tight inventory, and bidding wars. But beneath the surface of this highly desirable suburban market lies a vastly under-discussed opportunity: land. Whether for building a dream home, holding for investment, or developing multiple lots, vacant land in Westchester County is one of the region’s most undervalued real estate segments. Why Land Matters in WestchesterWestchester is just north of New York City, with a mix of walkable towns, rolling hills, and preserved natural areas. Over time, most of the easy-to-develop … (1 comments)
land expert: Got Land? Let’s Unlock Its True Value
- 06/16/25 07:46 AM
Got Land? Let’s Unlock Its True Value If you own 1 acre or more of land in Westchester, Putnam, or the surrounding areas, this is one of the strongest markets we’ve seen for landowners in years. ✅ Buyers are actively searching for buildable land.✅ Inventory is limited.✅ Values are strong — but most landowners don’t realize how much their property is worth right now. I specialize in large-acreage land sales and know how to position your property to attract serious, qualified buyers — whether they are builders, investors, or private homeowners. Unlike most agents, I don’t just list land — I know how to: Evaluate … (1 comments)
I will be be talking about the land, Commercial, Multi Family and single family home market in upper Westchester and Putnam County. Also my Land Sales. And Real Estate in Yorktown Heights, Westchester County Real estate, Thomas Santore, Coldwell Banker, Coldwell Banker yorktown heghts ny,
Follow up to Here’s what I expect for land sales in Putnam County as we head into August: 🧭 Seller & Buyer Takeaways ⚠️ Risks & Watch outs Rising interest rates could slightly cool financing-sensitive buyers.
;)
;)
;)
