Archive for the 'Southold Real Estate' Category

Sound Ave. Circa 2008

May 16th, 2008 category: Southold Real EstateNo Comments »

Sound Ave. Circa 2008, we present 40135 County Rd 48, Southold, New York 11971

Newly constructed in Lineage Craftsman detail and style for the 21st. century.

With finely crafted detail evident, this home presents a wonderful opportunity in Southold on the North Fork of Long Island.

Vineyards, as far as the eye can see, provide a spectacular backdrop when relaxing on the back porch.
With a beautifully landscaped yard also comes a slate fire-pit, perfect for entertaining.

A large country kitchen awaits completion, estimated to occur over the next few months. Bright and sunny, a generous number of windows offer additional vineyard views.

The large family room, open to the kitchen, includes a beautiful brick fireplace, with large windows offering additional light and space, in a room designed for relaxation.

In addition to a formal dining room on the main floor, upstairs offers 3 bedrooms + an office, with a master suite providing additional outdoor living, while enjoying the master bedroom fireplace, located on a charming deck that overlooks the vineyard.

A full basement complements this lovely home.

Go ahead and take a look at all the craftsman details of this property, by clicking here.

Priced at $1,050,000. To see this, or any luxury property on the North fork of Long Island contact us.

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Location, Location, Location

May 14th, 2008 category: North Fork Neighborhoods, Southold Real Estate1 Comment »

This exceptional opportunity offers enormous potential in an upscale neighborhood two blocks from gorgeous Kenney’s beach. An impressively long driveway leads to this gem, offering privacy. Across the street, enjoy the peace of Great Pond, with the Long Island Sound offering summer fun, just a short walk away. The sellers have added a new garage, offering its own potential for uses- finish one area for a private study or guest area- you’ll still have the use of a full two car garage.

If you are mechanically or artistically inclined, think dream work space for your projects. The original attached one car garage is ready for finishing, affording additional space for a separate family room, or perhaps a master suite. With enormous potential, in addition to a fabulous location, this home is expansion-ready! The sellers have added unique, high quality windows throughout, and completed the outside with vinyl siding.

This home is landscaped professionally, maintaining the “woodsy” feel in the front without obstructing the home itself. A large, sunny kitchen is part of a “great room” layout- the “hot” look of today. With all of the important factors present for someone interested in investing in potential, this home has it.

What it also has is LOCATION, LOCATION, LOCATION…making this a true gem for beach lovers seeking proximity, with an eye toward future expansion. A large deck overlooks the backyard, and the hot tub is included. If you are seeking a home to “make your own”, this may be the one- call us today!

See the website itself at www.7720Soundview.com for all the good information on this opportunity.

Stop in for our…

OPEN HOUSE - Sunday 5/18 11-2 PM

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Location, Location, Location in Southold New York

March 24th, 2008 category: North Fork Neighborhoods, Southold Real EstateNo Comments »

We are featuring a home with an exceptional location, and unlimited potential in Southold, New York.

One of the most enduring characteristics of a “solid” home purchase is LOCATION. In Southold, while choices abound for opportunity, we recently listed a home that seems to have it all.

A stellar location, 7720 Soundview Avenue is set back amongst trees, with privacy afforded- “Great Pond” is directly across the street.

Surrounded by homes that are higher in asking price (currently available pricing ranges from $895k to nearly 3million), this home provides walking distance proximity to the Long Island Sound, with Kenneys Beach providing a day of fun destination for both kids and adults. An easy, tree lined walk provides the perfect opportunity for families to enjoy one of the most lovely beaches offered in the area.

Location: CHECK.

Due to the abundance of larger homes dotting Soundview Avenue, 7720 provides an entry price point well below the “norm” for this location. While the size and views justify the asking prices, purchasing in a location with properties in the “stellar” range is always a good idea.

Price: CHECK.

In keeping with age old advice to purchase potential as well as price and location, while this home is perfect as a “weekend getaway”, the presence of a newly erected, heated three car garage is food for the imagination- should the need to “expand” present itself, the structure affords additional space, with potential for finishing. A guest area,or private work space, is ripe for finishing, with privacy afforded. In addition to the three car garage, the existing one-car attached garage is waiting for finishing- asun-room, perhaps, or a master suite?

Potential: CHECK.

Additionally, the owners have lovingly engaged in their “green thumb” activities- while the trees have yet to bloom, the flowers planted over the years are starting to emerge. Coupled with a pond just outside the front door, and a hot tub in the back, this home offers a wonderful vacation feeling- “peaceful” comes to mind. Combined with the charming location of a town intent on retaining a rural feel, the opportunity is rare, indeed.

Quality of life: CHECK.

TO VIEW THIS WONDERFUL OPPORTUNITY, CALL TODAY!

Click here for the link to the detailed flyer on this home with lots more photos.

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North Fork Real Estate Market Report

March 2nd, 2008 category: Real Estate News, Riverhead Real Estate, Southold Real EstateNo Comments »

HOMES UNDER CONTRACT ON THE NORTH FORK OF LONG ISLAND, NEW YORK FROM JANUARY 1, 2008 THROUGH MARCH 1, 2008: *THESE FIGURES DO NOT INCLUDE CONDOS/MOBILE HOMES/SEASONAL COTTAGES.

The following information was obtained from MLSli. While deemed accurate, entries are provided by outside participants.

Want a whole lot more info? Click to our homepage, and then click on the MARKET SNAPSHOT (lower right). Graphs, colors, and information providing a detailed view of the North Fork.

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Sign, Sign, Everywhere a Sign (at least in Southold)

February 25th, 2008 category: Real Estate News, Southold Real EstateNo Comments »

I wondered when Southold residents would complain- if I’d had my druthers, it would have been sooner than later. As a real estate company, however, complaining about one’s peers is limited (by us) only to issues of ethics with respect to buyers/sellers.

Increased signage doesn’t fall into this category, because it is to both the benefit of buyers and sellers to direct traffic to a home for sale.

We just felt (and feel) that increased signage is ugly for the community, so chose not to engage in a practice that seemed to be growing.

Southold town agrees: NO MORE REAL ESTATE SIGNS OUTSIDE OF THE FOR SALE PROPERTY ITSELF.

No more huge, staked full sized sign pointing to another, which leads to the one that sits patiently in front of the home for sale. What’s next- a billboard at every corner?

While our area is often difficult to navigate, the advent of tools to assist both prospective buyers, and the real estate agents that service them is available (Garmin, anyone?).

Utilizing a listing to promote a company logo is perfect, just as it was, in front of the house only.

Local companies decided to take it a step beyond an unobtrusive (yet illegal, per Southold town codes) little arrow directional, offered to spike interest- yet somehow, not offensive.

The town appeared to agree to ignore- as did the residents (if the historical little directional is any indication- they’ve been around for a while).

Town of Southold to Enforce Sign Laws

The Town of Southold has contacted LIBOR and stated that many violations of Sign Code that involve real estate signage, have been observed at various locations throughout the Town.

By far, the most common complaint involves off-premise signage. Many “off-premise signs” have been noted. For Sale signs must be on the property being sold. Signs placed at intersections pointing to a property “down the street”, as well as signs placed within the public right of way, represent a violation.

The regulations state;

§280-85 (I)

Real estate signs. One (1) sign shall be allowed to advertise the sale or lease of real property. The sign may be either single- or double-faced and not larger than six (6) square feet in size. The sign shall be located at least fifteen (15) feet from the public right-of-way. All real estate signs must be removed immediately upon closing on the lease or sale. This sign may be allowed in any zone.

§280-83

Signs noting that a property has been sold are prohibited. Off-premise signs are prohibited.

Please take the steps necessary to inform your employees at all of your offices of the law and immediately remove all signs in violation. Your cooperation in this voluntary enforcement effort is requested. Should voluntary compliance fail, the Town will take the steps necessary to enforce the Code.

-L.I.B.O.R. on-line news announcement to all Long Island MLS Members 2/24/08

The growing trend has been to place a full sized sign on the closest main road possible, in order to advertise both the listing, and the company. Perfect idea, provided all permits are in place for a potentially long term sign. Good for you, Southold.

The larger picture is that people are purchasing in a community, and presentation of that community creates a desire to live here.

Buyers will find available properties, and they have access to many means available without sullying the landscape that is the North Fork of Long Island.

If you are interested in buying/selling a home on the North Fork of Long Island, we’d love to help you locate a property- don’t worry, we have a Garmin.

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A Look at Sold Homes in Southold

February 18th, 2008 category: Real Estate News, Southold Real EstateNo Comments »

What does a home, available for sale from $345k to $499k look like in Southold, New York?

What does a SOLD home, priced from $352k to $499k look like?

Information gathered from MLSli (Multiple Listing Service of Long Island) provides information, which is entered into the system by third parties (real estate agents).*

A HOUSE ON THE MARKET PRICED BETWEEN 345K AND 499K IN SOUTHOLD, NEW YORK AS OF FEBRUARY 17, 2008 HAS THE FOLLOWING CHARACTERISTICS (16 available properties in this price range):*
Square footage: 1377* Basement: .76 or, three quarter basement. (Slab=0; crawl=.25;part=.50; full =1 point. Total divided by homes on the market). Style: Ranch: 11; 2 story (to include cape, colonial, etc): 6.
Bedrooms: 3
Garage: 1.75
Bath: 1.87

A SOLD HOUSE IN SOUTHOLD, NEW YORK, BETWEEN THE DATES OF 06/01/2007 THROUGH -2/17/2008 priced from 345K-499K HAS THE FOLLOWING CHARACTERISTICS:
Square footage: 1423*
Basement: .82
Style: ranch: 14 (to include “raised”, “expanded”, and “Hi” ranches); 2 story (see above): 5
Garage: 1.36
Bedrooms: 3
Bath: 1.76

These figures are rudimentary. Not taken into account is location (priceless?) age, or condition. Interestingly, there are available what appear to be very nice buys- one comes to mind that’s a fixer upper with water view.

There are many elements lacking, when taking 16 (on the market) houses, vs. 19 sold houses and developing a model of a good opportunity. It is, however, a “feasibility” study of sorts, providing facts to offset decisions. The right combination of expectation and offer for sale is important right now. While the buyer pool has slowed, it hasn’t stopped. People want to buy a home that is MARKET VALUE if in great shape, and UNDER MARKET if it needs work. Both terms are a moving target at the moment.

*the numbers were skewed by the input provided- for example, one sold property indicated over 14000 s.f.- clearly incorrect. Houses whose #’s were clearly off were eliminated in that category, with the remaining properties divided.

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Dog Days on the North Fork of Long Island, New York

February 16th, 2008 category: Southold Real EstateNo Comments »

After several days of inclement weather here on the North Fork of Long Island, it was with relief that the sun offered an opportunity to once again appreciate our beautiful beaches.

Winter weather notwithstanding, on days in which the sun permits a walk on the beach, I’m reminded again of the magic of our area.

The beach pictured is Cedar Beach, located in Southold, New York. While we enjoy evening strolls in warm weather, yesterday provided an opportunity to bring our bulldog, Oliver, to his favorite place. Keeping him out of the water was a challenge, but his good behavior was rewarded with the treasure that he located- a tennis ball.

If you’re interested in living on the North Fork of Long Island, Oliver highly recommends it- contact us for homes that are for sale in the Cedar Beach area of Southold, New York.

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Retirement Condos- North Fork, Long Island Report

December 30th, 2007 category: Real Estate News, Riverhead Real Estate, Southold Real Estate2 Comments »

Best wishes for a healthy and peaceful 2008!

In the interest of those looking for condominiums on the North Fork of Long Island, the following is a market report, with information obtained from MLS Long Island www.mlsli.com. Consult with your real estate agent to confirm figures and receive the most current information. We are in a changing market.

Aquebogue, New York condominium sales Jan. 2007- Dec. 2007 BY COMMUNITY:

Silver Village: 2 sold; average price: $494,000. One 3 bed/2 bath; one 2 bed/3 bath. Common charges for this community are in the $223/month range. There are currently 4 homes available, ranging in price from $365k to $485k.

Baiting Hollow, New York condominium sales Jan.2007-Dec.2007 BY COMMUNITY:

The Bluffs: 5 sold; average price: $409,600. All sold were 2 bed/2bath. Common charges monthly range from $295-314.00. There are currently 12 homes for sale, ranging in price from $299k-479k.

The Knolls: 2 sold; average price: $384,500. Both sold were 2 bed/2 bath. Common charges monthly range from $295-350.00. There are currently 7 homes for sale, ranging in price from $369k-650k.

Calverton, New York condominium sales Jan. 2007- Dec. 2007 BY COMMUNITY:

Windcrest East: 7 sold; average price: $548,400. All sold were 3 bed/3bath. This is a community of independent condominiums- no attached neighbors. Common charges monthly are $211.00. There are currently 4 homes for sale, ranging in price from $589k-619k.

EAST MARION, NEW YORK condominium sales Jan. 2007-Dec.2007 BY COMMUNITY:

Cleaves Point: 3 sold; average price: $840,000. for 2 bed/2.5 bath; $500,000. for 2 bed/1 bath. Common charges range in the mid 500’s monthly. There is currently 1 home for sale in Cleaves Point, offered at $865k.

SOUTHOLD, NEW YORK condominium sales Jan.2007-Dec.2007 BY COMMUNITY:

Founders Village: 5 sold; average price: $374,300.- all have 2 bed/2 bath. Common charges range from $220-240/month. There are currently 2 homes available for $349k, and 345k.

GREENPORT, NEW YORK condominium sales Jan.2007-Dec.2007 BY COMMUNITY:

Sterling Cove: 1 sold; closed price was $699,000. Common charges are in the mid $400’s/month. There are currently no homes for sale.

Pheasant Run: 1 sold; closed price was $350,000. Common charges are approx. $300./month. There is currently 1 home for sale at $429,000.

RIVERHEAD, NEW YORK condominium sales Jan.2007-Dec.2007 BY COMMUNITY:

Mill Pond: 13 sold; closed price averaged $304,500.00. Common charges are approx. $187./month. Closed homes had 2 bed and 1.5-2 baths. There are currently 8 homes for sale, ranging in price from $285,000. to $349,000.

Willow Ponds: 3 sold; closed price averaged $320,000. Common charges are approx. $220-280/month. Closed homes had 2 bed and 1.5-2 baths. There are currently 6 homes for sale, ranging in price from $369,900. to $525,000.

Stoneleigh Woods: there are currently 2 homes for sale, priced at $365k and $375k. Common charges are approx. $250/month. The home has 2 bed/2.5 baths.

Sunken Pond: 5 homes sold; closed price averaged $361,700. Common charges are approx. $260/month. Homes sold had 2 bed/2-2.5 baths. There are currently 3 homes for sale, priced from $350k-410k.

Saddle Lakes: 4 homes sold; closed price averaged $459,500. Common charges are approx. $280./month. There is currently 1 home for sale, priced at $395k.

We’d love to help you with your second home/retirement plans. Contact us: stark@optionsrealty, or call 631-727-2227 for additional information on all retirement/second home possibilities on the North Fork!

If you are thinking about selling a condo in the North Fork, we’d love to talk with you. We have interested clients seeking condominium living- let’s talk! Contact laurie@optionsrealty.com, or call 631-727-2227.

HAVE A SAFE AND HAPPY 2008!

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Retiring on the North Fork of Long Island

September 5th, 2007 category: Buyers, Riverhead Real Estate, Southold Real Estate1 Comment »

With the local real estate market slowing and properties remaining available for more time than in the recent past, exploring your retirement options on the North Fork has never been easier. Whether you’re relocating from western Long Island, New York City, or the surrounding tri-state area, there are increasing opportunities to make this thought a reality.

If you’re looking for an over 55 condominium, there are some wonderful opportunities in Southold, Riverhead, Calverton and Eastport (to name a few).

In Southold, Founders Village is a charming enclave of condominiums that offer 1100+ square feet. Built in 1980, these condominiums feature kitchen nooks, full basements, and a great room style. Recent sales pricing/closing indicates that you’ll get a nice value for this location- upper 300’s. Add a pool, walking distance to the town park (summer concerts) and all shopping, and this is a terrific option for someone that wants value, proximity, well thought out floorplans, and simple amenities with a reasonable monthly fee.

Foxwood Village, a community of homes in Calverton, offers a terrific price point for manufactured homes. This community demonstrates the adept planning of the builder (OK, we have some family connections here) by creating a community of ranch plans that offer price VALUE. Starting in the 200’s, this community is beautifully presented, and has been a popular resource for those that want to move “down”, but maintain a high standard of living. An oversized pool, beautiful landscape, and variety of homes offer the discriminating (yet budget conscious) consumer a lovely opportunity to relax in the North Fork!

In Riverhead, Willow Pond offers some interesting exterior design. The condominiums are situated around actual ponds, providing a park like setting. This community offers a small clubhouse, complete with pool. There are several different models, with pricing starting in the high 300’s. The look is “newer”- and a nice opportunity for those that enjoy a Riverhead location.

OK- this next one- I admit it- I fell in love with. There is a community called Windcrest East in Calverton that is just adorable/lovely. This cluster of condos, complete with front porches, beautiful landscaping, and a charming clubhouse, are detached condos. When we visited, there was a gathering at the pool- friends taking a mid-day swim. Flowers were in abundance, planted by people that appear to care very much that their community is welcoming. These homes were built in 2005, and offer nice size- often, three bedrooms. Sizes of these charming homes hover in the 2000+ s.f. range. While offerings are a rarity, pricing falls into the mid-500’s to mid 600’s price range. Pets are allowed; two car garages are included.

In Eastport, just a short ride from the North Fork, WCI Communities is offering an amazing opportunity at Atlantic Shores. This neighborhood has approximately 200 homes, and the clubhouse (and floorplans) are ELEGANT. The floorplans offer master bedrooms on& the main floor, with guest areas upstairs, and in some cases, also on the first floor. If you plan on entertaining, this is a superb community- the clubhouse offers everything imaginable, with elegance at the forefront. The floorplans are two to a building, with two car garages included. While the HOA dues run in the high 400’s monthly, the amenities offer exercise, a pool, card room, billiards, an outdoor pool, and just…elegance. A country club community. Here’s the thing: they are getting low on homes. Call me, to discuss all the details.

THESE ARE JUST A FEW OF THE OFFERINGS FOR THOSE LOOKING TO RETIRE ON THE NORTH FORK.

SO…if you’re thinking of retiring on the North Fork of Long Island (or to a 55+ active adult community) call me. Having worked in the new home environment for many years with some high profile builders, I know what to look for, and would love to help you. Offering plan books, specifications, expectations, etc.- it’s all there for us to find.

GOLF COURSE PROPERTIES, WATER VIEW PROPERTIES, RETIREMENT PROPERTIES…LET’S FIND YOURS!

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The Perfect Real Estate Team!

August 25th, 2007 category: Buyers, Riverhead Real Estate, Sellers, Southold Real EstateNo Comments »

If I were selling a home right now, I’d want above all else, an HONEST ASSESSMENT. Not only an honest assessment, but the convenience, should I agree to the encouragement to get my home market ready, of having handy referrals for handy men. Or, women.

As a very competent and appropriate representative of your asset, my ability to relate and converse (and sell to) your propective buyer is predicated on GETTING IT RIGHT. If understanding that your asset requires the input of others, it’s ultimately (for you) worth it. We have a fiduciary relationship, you and I.

We decided, in our arsenal of ongoing ideas to market a home, to include free of charge, a staging consultation. We love Val at www.staged2sellny.com and she is a part of our TEAM. As a result, part of YOUR team. She’ll offer advice on how to change your home from YOUR home to a home to SELL (different destinations).

Need us to provide you with estimates for any items that you choose to do (paint, handyman work)? No problem- we redid our kitchen, living room, and dining room last year. We were able to meet some good people locally, if it’s not something that time permits for you.

I’d do it myself, but I never get painting right, and really don’t enjoy it. I need a team, and when you list your home with us, you get one.

The climate in which homes enter the market right now requires just a bit more attention, as buyers ponder without action. We are working with home BUYERS, not investors.

Additionally, home buyers have come to expect either a nice discount, or something that APPEALS to them on a level that provides market value for THEM. In order to maximize your value, it’s wise understand that expectations on your side are expected; but the expectations of the buyer is what will sell your home.

So, who’s missing? Ahhhh- the attorney. Here’s what we need, and this perNYstaterealestatelaws is not “legal advice”. We ALL, lawyer included, want COMMUNICATION. You deserve it from us; we deserve it from your lawyer, you deserve it from your lawyer. THERE IS NO TEAM WITHOUT THIS ELEMENT.

Lastly? When your home sells, understand that the dated notion of seller ruling the roost is dead. Not because Realtors wrung its neck, but because the balance shifted. We strongly advise a home inspection prior to listing the home. You need to have an awareness of what may impact your net proceeds before the home hits the market.

So. You have the honest assessment, the ability to get your home market ready yourself or with help, you have an attorney that is reviewing paperwork with respect to all, you have a marketing representative, AKA, Realtor, ready to get to work.


Any questions?
Options Realty: Call us to assist with your home in Riverhead, Jamesport, Calverton, Baiting Hollow, Mattituck, Peconic, or Southold, New York. Your North Fork Realtors.

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