thomas santore: 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 … (2 comments)
thomas santore: 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 … (1 comments)
thomas santore: 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)
thomas santore: 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)
thomas santore: 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)
thomas santore: 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)
thomas santore: 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)
thomas santore: 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)
thomas santore: 🏞️ 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)
thomas santore: 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)
thomas santore: New Listing 1879 Crompond Rd D15, Peekskill, NY 10566
- 06/17/25 07:36 AM
1879 Crompond Rd D15, Peekskill, NY 10566 Fully Furnished Move-In Ready Gem at 1879 Crompond Rd D15, Peekskill NY 10566. This is an absolutely turn-key opportunity in the desirable Commons Co-Op community, offering convenience, style, and comfort in one perfect package. This fully furnished unit allows you to move in and enjoy the Peekskill lifestyle from day one — whether you're a first-time buyer, downsizer, or looking for a maintenance-free second home. Located on the desirable D-line in the complex, this bright and airy one-bedroom, one-bath unit has been thoughtfully maintained and tastefully furnished, offering a rare blend of functionality and charm. … (2 comments)
thomas santore: 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)
thomas santore: My thoughts on why a seller should hire an Agent to sell their home!
- 06/16/25 07:07 AM
My thoughts on why a seller should hire an Agent to sell their home! Why Sellers Should Hire a Real Estate Agent Pricing Expertise Agents understand the local market and have access to real-time data. They can price the home competitively to maximize interest and avoid pricing too high (which can stall the listing) or too low (which leaves money on the table). Marketing Power Professional photos, videos, virtual tours, and staging guidance. Access to MLS, online platforms, social media, email lists, and agent networks. Ability to create buzz and attract multiple qualified buyers. Negotiation Skills An experienced agent knows how to … (1 comments)
thomas santore: Why Waiting Until Next Year Could Cost You: The Second Half Land Market Explained
- 06/14/25 01:01 PM
Why Waiting Until Next Year Could Cost You: The Second Half Land Market Explained As we move deeper into the second half of 2025, a lot of landowners and would-be buyers are asking the same question: “Should I wait until next year?” In most markets, that’s a fair question. But when it comes to land in Westchester, Putnam, and the Hudson Valley — waiting may be exactly the wrong move. Here’s why: 1️⃣ Inventory Remains TightThe first half of the year has made one thing clear: quality land is still hard to find. Whether it's vacant lots, raw acreage, or sub dividable parcels, we’re not seeing … (2 comments)
thomas santore: Do you have a different strategy now that half the year is gone for your RE business?
- 06/13/25 05:42 PM
Do you have a different strategy now that half the year is gone for your RE business? 1️⃣ Mid-Year Reality Check (Market Pulse) Inventory remains tight in most categories, especially for vacant land. Buyer fatigue is creeping in, but serious buyers remain hungry for the right parcels. Interest rates may soften slightly in Q3/Q4 — which could bring another small wave of buyers. Many sellers are still in "wait and see" mode. New Strategy Shift👉 Aggressive seller prospecting — it's time to start shaking more land loose.👉 More off-market work — contact past owners, developers who paused projects, estate attorneys, surveyors, … (3 comments)
Are you getting all you can out of your Outgoing Referrals? You should be telling anyone you know that you are in Real Estate. Never assume they know what you do. You will be surprised who is moving to a different area.
How do you treat incoming Referrals? A lot of agents do not give it their all when they know they have to give up some commission. What they don't realize is that it is business that they would not have had at all, and it is extra money in their pocket if they make it work.
Make your referral fees worth the other agent participating. If not then they will not won't to send you … (2 comments)
thomas santore: Why It’s So Hard to Find Vacant Land with BOHA in Putnam County, NY Follow Up
- 06/12/25 10:04 AM
Why It’s So Hard to Find Vacant Land with BOHA in Putnam County, NY Follow Up If you're searching for vacant land for sale in Putnam County, NY, you’ve likely discovered how tough it is to find parcels that already have Board of Health Approval (BOHA). Whether you’re a builder, investor, or future homeowner, BOHA-approved land is one of the most sought-after — and scarce — property types in the region. But why is it so rare? As a Putnam County land expert, I want to explain exactly why finding BOHA land in Putnam County is such a challenge — and how you … (0 comments)
thomas santore: Why Vacant Land with BOHA Is So Hard to Find in Putnam County
- 06/12/25 09:37 AM
Why Vacant Land with BOHA Is So Hard to Find in Putnam County If you’ve been looking for vacant land in Putnam County, you’ve probably run into the same frustrating reality: parcels with Board of Health Approval (BOHA) are rare. And when they do come up, they don’t last long. But why is that? Why is it so hard to find land that’s ready to build on? Let’s pull back the curtain. 1. The Land Was Subdivided Decades Ago Much of Putnam County’s developable land was carved up in the 60s, 70s, and 80s when zoning regulations and subdivision rules were very different. … (0 comments)
thomas santore: What does a market look like when it transitions from a sellers market to a buyers market?
- 06/11/25 09:30 AM
What does a market look like when it transitions from a sellers market to a buyers market? When a real estate market shifts, it doesn’t usually happen overnight — but the signs start stacking up. Here’s what typically happens during that transition: 1️⃣ Inventory Starts to Build In a seller’s market, inventory is extremely tight — multiple buyers compete for each listing. As the shift begins, more homes (or land parcels) hit the market. New listings start to outpace buyer demand. Days on market creep upward. Watch for: More "price improvement" signs, more expired listings, and more sellers willing to negotiate. 2️⃣ Buyer Activity … (2 comments)
thomas santore: "What is it with these bogus people trying to sell someone else's property?"
- 06/11/25 09:07 AM
"What is it with these bogus people trying to sell someone else's property?" The Land Scams Continue: How to Protect Yourself as a Property Owner In my recent blog, I talked about the frustrating rise in bogus sellers attempting to sell land they don’t even own. Sadly, this isn’t a one-time problem — it's becoming more frequent, more sophisticated, and more dangerous. Here’s what’s happening behind the scenes: Scammers Target Vacant LandVacant land is one of the biggest targets for title fraud because: Many parcels sit for years without any activity. Owners may live out of state or have inherited the land. No structures mean … (2 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,
The Unseen Costs Beneath the Soil: 
;)
;)
;)
