Archive for July, 2014

According to the Trulia Pro Blog, even buyers who are looking at modest, budget-friendly homes still have a “wish-list” of luxury features that they are looking for. Here are six features/luxuries compiled by Trulia that sellers can install at a relatively low cost:

1. Automation

Programmable thermostats and smart home systems are now available at very low prices. The Nest Learning Thermostat for one of the most simple-to-use, inexpensive alternatives around. It learns the temperatures you prefer without any complicated programming process, it can detect when no ones home and change the temperature accordingly, and it is even remote controllable via Wi-Fi and mobile app.  In some areas, home cable companies are now bundling temperature automation and smart home features like remote-controlled lighting, temperatures and security systems and even smoke and carbon monoxide monitors right into the same online dashboard you use to pay your bill or order a movie on-demand.

2. Nature Niceties

The range of cost for landscaping and creating what many now call outdoor rooms is vast. But there are also dozens of inexpensive projects that can level-up a home’s nature factor, like:

  • Installing raised vegetable beds in the backyard;
  • Hanging a vertical garden on the kitchen wall;
  • Putting in window boxes or outdoor seating;
  • Installing a bird bath or planting a new tree.

3. Delicious Details

Adding little details can make a home feel custom and filled with character. These little projects can be high in aesthetic impact with a relatively low investment of time and money.

  • Adding crown moldings or baseboards;
  • Adding interior or exterior shutters;
  • Painting moldings, baseboards, mantles and door trims a contrasting color to the surrounding areas;
  • Replacing doors and lighting fixtures;
  • Replacing dated faucets, sinks, toilets and hardware— even recessed lighting soffits and door handles;
  • Painting exterior eaves, doors, trims and fences.

4. Solar

A survey by Sunrun revealed that over 40% of Americans believe a solar system cost more than $20,000; and eight out of 10 homeowners said they would install a solar system at home if cost wasn’t a factor. Solar is not for everyone, and not even for every home, but in states with sunny, hot summers and energy bills to boot, installing a solar system can create the double luxury of allowing owners to run the home on renewable energy and reduce energy costs in one fell swoop.

The truth is, in some states, cost isn’t a factor. There’s a new generation of companies— solar power service providers— who will pay for a solar system, install it on the home for little or nothing, and pay for its maintenance. In turn, the homeowner pays them for the power used.These arrangements are not available everywhere, but it’s certainly worth investigating whether you can find a solar service provider in your neck of the woods who can boost the perceived value of the home.

5.Built-ins (or faux ones)

Built-ins like desks, book shelves, closet systems and even kitchen recycling centers feel particularly luxurious because they offer a polished approach to efficient use of the space in a home, and often eliminate the need for bulky pieces of furniture.

You might be surprised to realize how affordable it can be to build a desk or closet organizer into your existing space. Or, get up to speed on all the off-the-shelf built-in alternatives that are on the market, like a kitchen nook dining set in lieu of a built-in banquette. Think creatively: placing a day bed under a window with a bookcase on each end is a fantastic alternative to building a window seat between built-in shelves. Look for built-in alternatives on Craigslist or Freecycle, then have it painted or reupholstered, to get a luxe, custom look at a very low price.

6. Dedicated Spaces

Like custom built-ins, dedicating a space to a particular favorite activity is a special luxury, even if the home is not otherwise especially luxurious. The idea here is to simply dedicate a space to an activity, painting it, installing the appropriate furniture and carving out a place for all the supplies that are involved in that activity.

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Weekly Real Estate Update (7/18/14 – 7/25/14)


There are currently 69 Active Single Family Homes in the Rye City Schools area.  Current Average Price is $3,353,051. Price per Square Foot is $ 706.63. Current Average DOM is 89 days.

5 New Single Family Listings:

  • 186 Soundview Avenue – $1,295,000
  • 112 Glen Oaks Drive – $899,000
  • 54 Island Drive – $9,250,000
  • 5 Reymont Avenue – $2,895,000 (New Construction)
  • 13 York Avenue – $799,000

1 Price Reduction:

  • 24 Redfield Street – $2,095,000 to $1,975,000

8 Public Open Houses in Rye on This Weekend:

Sunday, July 27th @ 12:00-2:00pm

  • 15 Fulton Avenue ($1,150,000)

Sunday, July 27th @ 1:00-3:00pm

  • 13 York Avenue ($799,000)

Sunday, July 27th @ 2:00-4:00pm

  • 147 Florence Avenue ($2,295,000)
  • 4 Wainwright Street ($799,000)
  • 98 Glen Oaks Drive ($939,000)
  • 186 Soundview Avenue ($1,295,000)
  • 4 Hook Road ($2,945,000)
  • 327 Rye Beach ($1,250,000)


HARRISON SCHOOLS  (10577, 10580, 10528)

There are currently 131 Active Single Family Homes in the Harrison Schools area (10580, 10577, 10528). Current Average Price is $2,741,251. Price per Square Foot is $ 456.68. Current Average DOM is 140 days.

No New Single Family Listings:

2 Price Reductions:

  • 5 Sunny Hill Drive (10528) – $850,000 to $825,000
  • 15 Knightsbridge Manor Road (10577) – $3,250,000 to $2,999,000

2 Public Open Houses in Harrison/Purchase This Weekend:

Sunday, July 27th @ 1:00-4:00pm

  • 11 Sylvanleigh Road (10577) – $3,950,000

Sunday, July 27th @ 2:00-4:00pm

  • 17 Augusta Court (10577) – $2,395,000

For more information on any of the above properties or the current real estate market please contact me at jomeara@houlihanlawrence.com.

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Q&A with Judiann Smith – Rye Brokerage and Sound Sound Manager at Houlihan Lawrence

What is different from offerings of other real estate companies? Houlihan Lawrence’s dominance in the marketplace allows us to study the local buyer more thoroughly than our competition.  We know where the buyers come from.  So we know how to reach them.  We have determined that they have certain concerns that we speak to in order to make them educated and prepared for the buying decision.  We have also studied their aspirations and have used that knowledge to help us present homes in a way that speaks to their hopes and dreams.

What do you think is the biggest benefit for the HL Seller or Buyer? The biggest benefit is our unique data availability.  We have complete statistics, and our agents have the knowledge, to teach our clients about the market and make them educated about it so they are ready to buy when the right proposition becomes available.

Is the desktop/tablet function a big differential? It certainly is, which  anyone who has tried to access a website that is not modified for use on tablet or phone will attest.



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Joan O’Meara was Once Again Named to the REAL Trends/Wall Street Journal 2014 Top Thousand List

REAL Trends/The Wall Street Journal “Top Thousand” is a prestigious national awards ranking sponsored annually by the aforementioned publications. This awards program is the leading source of analysis and information for the residential real estate brokerage industry.

Joan ranked 160 – landing her in the top 16% nationwide.

To put Joan’s expertise to work for you, contact Joan at jomeara@houlihanlawrence.com for a complimentary market analysis of your home.


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140 Locust Avenue in Rye, New York

Beautifully converted carriage house on 1.36 acres with fabulous pool. Conveniently located near downtown Rye. 3,540 square feet, 5 bedrooms, 4 bathrooms and 1 powder room. Recently Reduced to $1,750,000.

New Front June Web

Front Exterior


New Pool June Web



Living Room 1

Living Room

Master Bathroom

Master Bathroom

For more details on this beautiful property or to schedule a viewing please email me at jomeara@houlihanlawrence.com.  Thank you.




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Weekly Real Estate Update (7/3/14 – 7/10/14)


There are currently 70 Active Single Family Homes in the Rye City Schools area.  Current Average Price is $3,170,836. Price per Square Foot is $ 691.55. Current Average DOM is 82 days.

5 New Single Family Listings:

  • 279 Rye Beach Avenue – $1,299,000
  • 13 Ridgeland Terrace – $499,000
  • 11 Trails End – $1,959,000
  • 15 Dearborn Avenue – $799,000
  • 10 Thistle Lane – $3,625,000

4 Price Reductions:

  • 40 Mead Place – $999,000 to $939,000
  • 50 Coolidge Avenue – $1,049,000 to $989,000
  • 4 Hook Road – $2,995,000 to $2,945,000
  • 696 Forest Avenue – $4,295,000 to $3,998,500

8 Public Open Houses in Rye on This Weekend:

Saturday, July 12th @ 12:00-2:00pm

  • 66 Milton Road E22 – Blind Brook Lodge ($299,000)
  • 327 Rye Beach ($1,250,000)

Saturday, July 12th @ 3:00-5:00pm

  • 4 Hook Road ($2,945,000)

Sunday, July 13th @ 1:00-3:00pm

  • 147 Florence Avenue ($2,295,000)
  • 3 Blind Brook Lane ($749,000)
  • 40 Mead Place ($939,000)

Sunday, July 13th @ 2:00-4:00pm

  • 6 Davis Avenue B22 ($265,000)
  • 6  Davis Avenue A32 ($329,000)


HARRISON SCHOOLS  (10577, 10580, 10528)

There are currently 138 Active Single Family Homes in the Harrison Schools area (10580, 10577, 10528). Current Average Price is $2,718,122. Price per Square Foot is $ 458.02. Current Average DOM is 134 days.

5 New Single Family Listings:

  • 20 Sarosca Farm Lane (10577) – $4,290,000
  • 3700 Purchase Street (10577) – $1,950,000
  • 12 Sunset Lane (10528) – $1,300,000
  • 57 Brown Place (10528) – $800,000
  • 37 The Crossing (10577) – $1,195,000

1 Price Reduction:

  • 59 Franklin Avenue (10528) – $519,000 to $489,000

17 Public Open Houses in Harrison/Purchase This Weekend:

Saturday, July 12th @ 12:00-2:00pm

  • 78 Fremont Street (10528) – $5,650 Rental

Saturday, July 12th @ 1:00-3:00pm

  • 242 Union Avenue (10528) – $897,000

Sunday, July 13th @ 1:00-3:00pm

  • 242 Union Avenue (10528) – $897,000
  • 11 Sylvanleigh Road (10577) – $3,950,000
  • 11 Pebble Beach Drive (10577) – $1,299,000

Sunday, July 13th @ 2:00-4:00pm

  • 112 Woodlands Avenue (10528) – $2,175,000
  • 8 Orchard Drive (10577) – $1,749,000
  • 6 South Canterbury Road (10528) – $1,895,000
  • 2 Flagler Drive (10580) – $2,250,000
  • 4220 Purchase Street (10577) – $2,895,000
  • 15 Kenilworth Road (10580) – $1,595,000
  • 616 West Street (10528) – $2,895,000
  • 10 Park Drive North (10580) – $2,695,000
  • 109 Pleasant Ridge Road (10528) – $3,499,000
  • 209 Sterling Road (10528) – $2,099,999
  • 9 Lockwood Place (10528) – $989,000/$7,500
  • 3700 Purchase Street (10577) – $1,950,000

For more information on any of the above properties or the current real estate market please contact me at jomeara@houlihanlawrence.com.

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Unfortunately, it is time to start thinking about fall programs already!

Rye’s YMCA Fall Program Guide will be posted online mid- July on the Rye YMCA Website. Registration dates are August 6th for members and August 13th for non-members.

Harrison’s Recreation Center will be posting it’s Fall Program Brochure online in the middle of August.


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66 Milton Road E22 – Blind Brook Lodge – Rye, New York

Spacious, two-bedroom apartment in sought-after Blind Brook Lodge.  Just reduced to $299,000! Come take a look for yourself this Saturday, July 12th from 12:00-2:00pm. Any questions regarding this property please email me at jomeara@houlihanlawrence.com or call me at 914.329.5329.

Blindbrook Entrance

Blind Brook Lodge – 66 Milton Road – E22




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