New Rental Opportunity in Rye

New Rental in Rye
130 FOREST AVENUE
Live in luxurious style in this stunning Colonial in the heart of Rye.  Beautiful kitchen, library, family room, master suite, finished basement with wine cellar, exercise room, guest bedroom and recreation room. Sited on .49 acres with pergola, terrace and built-in grill.

$18,000 | 7,140 Sqft | 6 Bdrms | 5.1 Bths | Built in 2014

 

Read Full Post »

Our Table…Soft-Shell Crab Recipe

SOFT-SHELL CRAB with PRESERVED LEMON & ALMONDS

By David Tanis

The soft-shell crab season is here! This is a delicious way to serve crab this spring/summer.

Enjoy! ~ Katie

Time: 30 Minutes
Yield: 4 Servings

INGREDIENTS:

• 1/2 cup all-purpose flour
• 1 teaspoon ground cumin
• 1 teaspoon ground coriander
• 1/8 teaspoon cayenne
• 2 teaspoons paprika
• 1 teaspoon salt, plus more for seasoning
• 4 soft-shell crabs, cleaned (see note)
• 8 tablespoons (1/4 pound) butter, melted
• 1/2 cup sliced almonds
• 2 tablespoons diced preserved lemon
• 2 tablespoons chopped cilantro
• Lemon wedges, for serving

RECIPE:
https://cooking.nytimes.com/recipes/1014740-soft-shell-crab-with-preserved-lemon-and-almonds

Read Full Post »

New O’Meara Team Listing…

Joan Just Listed…
78 HEWLETT STREET in Rye
Asking $1,995,000
This 1930 historic home has been renovated to create the perfect blend of old charm and modern day luxury. Custom mill-work, exquisite finishes and top-of-the-line amenities throughout the home. Nestled in the sought after Milton Point neighborhood, this locale offers the opportunity to walk to elementary school, marina, Rye Town Park & Beach and private clubs.

4 Bedrooms | 2.1 Baths | 2,892 Square Feet | .14 Acres

Public Open House on Saturday 4/28 at 2-4pm and Sunday 4/29 at 2-4pm

For more information and photos of this home visit Our Website or contact Joan at jomeara@houlihanlawrence.com

Read Full Post »

Weekly Market Update: April 26th

Weekly Real Estate Update (4/20/18 – 4/26/18)

RYE CITY SCHOOLS (10580)

• Active Single Family Homes – 99
• SF Homes in Contract – 49
• Average Listing Price – $3,314,731
• Average LP Per SF – $702.22
• Average DOM – 92 Days
• Median Listing Price – $2,795,000
• Sales YTD: 2018 – 38 | 2017 – 31

9 New Single Family Listings in Rye:

• 114 Sonn Drive – $995,000
• 9 Fenton Street – $1,095,000  HL
• 16 Vale Place – $1,295,000  HL
• 29 Ridgewood Drive – $1,795,000  HL
• 26 Byrd Street – $2,295,000
• 2 Glen Oaks Drive – $2,999,000  HL/New Construction
• 2 Parsonage Point Place – $5,485,000
• 300 Grace Church Street – $5,595,000  HL

78 Hewlett Street | $1,995,000 | O’Meara Team

7 Price Reductions in Rye

• 114 Sonn Drive – $1,080,000 to $995,000
• 50 Drake Avenue – $1,775,000 to $1,700,000
• 35 Parkway Drive – $1,995,000 to $1,925,000
• 39 Brookdale Place – $2,695,000 to $2,575,000  New Construction
• 7 Bradford Avenue – $3,699,000 to $3,499,000
• 30 Club Road – $4,500,000 to $4,250,000
• 3 Club Road – $6,700,000 to $5,750,000

21 Public Open Houses in Rye This Weekend

O’Meara Team Open Houses on Saturday, April 28th

• 78 Hewlett Street | 2:00-4:00pm

O’Meara Team Open Houses on Sunday, April 28th from 2:00-4:00pm:

• 27 Harbor Terrace Drive | 1:00-3:00pm
• 78 Hewlett Street | 2:00-4:00pm
• 130 Forest Avenue | 2:00-4:00pm
• 15 Jean Street | 2:00-4:00pm

RYE NECK SCHOOLS (10580)

• Active Single Family Homes – 18
• SF Homes in Contract – 4
• Average Listing Price – $2,700,500
• Average LP per SF – $535.07
• Average DOM – 107 Days
• Median Listing Price – $2,345,000
• Sales YTD: 2018 – 5 | 2017 – 7

3 New Single Family Listings in Rye Neck 10580

• 8 Hannan Place – $1,695,000
• 2 Hannan Place – $1,750,000  HL
• 10 Sound Road – $2,995,000

0 Price Reductions in Rye Neck 10580

3 Public Open Houses in Rye Neck (10580) This Weekend

HARRISON SCHOOLS (10577, 10580, 10528)

• Active Single Family Homes – 130
• SF Homes in Contract – 42
• Average Listing Price – $2,666,326
• Average LP per SF – $432.67
• Average DOM – 177 Days
• Median Listing Price – $2,322,000
• Sales YTD: 2018 – 35 | 2017 – 33

3 New Single Family Listings in Harrison:

• 244 Union Avenue (10528) – $1,465,000  HL
• 18 Winfield Avenue (10528) – $2,269,000
• 7 Lakeside Drive (10580) – $3,200,000  HL

7 Price Reductions in Harrison

• 18 Gleason Place (10528) – $799,000 to $779,000
• 257 Condit Street (10528) – $909,000 to $869,000
• 35 New Street (10577) – $999,999 to $985,000
• 3 Meadow Wood Lane (10580) – $1,049,000 to $999,000
• 67 Wendover Road (10580) – $1,950,000 to $1,899,000
• 595 North Street (10580) – $2,195,000 to $1,995,000
• 10 Knightsbridge Manor Road (10577) – $2,875,000 to $2,595,000

15 Public Open House in Harrison (10580,10528,10577) This Weekend

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

Read Full Post »

New O’Meara Team Listing…100 Kirby Lane

Joan Just Listed…
100 Kirby Lane in Rye
Asking $2,550,000
Rare opportunity to own 1.65 private acres in sought after neighborhood near the water. Expanded six-bedroom ranch located across the street from beautiful Kirby Pond.

6 Bedrooms | 4.1 Baths | 3,858 Square Feet | 1.646 Acres

Aerial View with Property Line

Aerial View of 100 Kirby Lane

Front Exterior of 100 Kirby Lane

Kirby Pond

For more information and photos of this home visit Our Website or contact Joan at jomeara@houlihanlawrence.com

Read Full Post »

Weekly Market Report: April 19th

Weekly Real Estate Update (4/13/18 – 4/19/18)

RYE CITY SCHOOLS (10580)

• Active Single Family Homes – 103
• SF Homes in Contract – 40
• Average Listing Price – $3,222,004
• Average LP Per SF – $694.76
• Average DOM – 93 Days
• Median Listing Price – $2,695,000
• Sales YTD: 2018 – 37 | 2017 – 31

15 New Single Family Listings in Rye:

• 1 Ridgeland Manor – $849,000
• 80 Wappanocca Avenue – $875,000
• 15 Garden Drive – $1,050,000  HL
• 114 Sonn Drive – $1,080,000
• 9 Fenton Street – $1,095,000  HL
• 5 Parkway Drive – $1,095,000
• 4 Hammond Road – $1,275,000
• 10 Central Avenue – $1,299,000  HL
• 186 Soundview Avenue – $1,785,000  HL
• 25 Sonn Drive – $1,925,000
• 95 Evergreen Avenue – $3,275,000
• 4 Watson Court – $3,950,000
• 945 Forest Avenue – $13,750,000

662 Forest Avenue | $899,000 | O’Meara Team

100 Kirby Lane | $2,550,000 | O’Meara Team

9 Price Reductions in Rye

• 66 Harding Drive – $689,000 to $679,000
• 114 Grace Church Street – $1,525,000 to $1,495,000
• 171 Grace Church Street – $1,585,000 to $1,525,000
• 20 Redfield Street – $1,795,000 to $1,695,000
• 52 Walker Avenue – $2,100,000 to $1,950,000
• 57 Parkway Drive – $2,450,000 to $2,395,000
• 423 Boston Post Road – $2,595,000 to $2,549,000
• 131 Florence Avenue – $3,100,000 to $2,999,000
• 35 Evergreen Avenue – $3,495,000 to $3,350,000

29 Public Open Houses in Rye This Weekend

O’Meara Team Open Houses on Sunday, April 22nd from 2:00-4:00pm:

• 45 Bradford Avenue
• 130 Forest Avenue
• 15 Jean Street

RYE NECK SCHOOLS (10580)

• Active Single Family Homes – 16
• SF Homes in Contract – 4
• Average Listing Price – $2,733,000
• Average LP per SF – $536.51
• Average DOM – 108 Days
• Median Listing Price – $2,345,000
• Sales YTD: 2018 – 4 | 2017 – 7

4 New Single Family Listings in Rye Neck 10580

• 5 Sunset Road – $1,495,000  HL
• 4 Walden Lane – $1,875,000
• 21 John Jay Place – $2,495,000
• 7 Johnson Place – $2,495,000

0 Price Reductions in Rye Neck 10580

4 Public Open Houses in Rye Neck (10580) This Weekend

HARRISON SCHOOLS (10577, 10580, 10528)

• Active Single Family Homes – 129
• SF Homes in Contract – 41
• Average Listing Price – $2,686,204
• Average LP per SF – $435.22
• Average DOM – 178 Days
• Median Listing Price – $2,349,000
• Sales YTD: 2018 – 34 | 2017 – 32

13 New Single Family Listings in Harrison:

• 2 Woodside Lane (10580) – $1,275,000
• 18 Pheasant Drive (10580) – $1,325,000
• 550 West Street (10528) – $1,450,000
• 16 Plymouth Road (10580) – $1,750,000
• 8 Archer Road (10528) – $1,849,000
• 22 Griswold Road (10580) – $1,895,000  HL
• 18 Lakeside Drive (10580) – $1,895,000
• 9 Pilgrim Road (10580) – $1,995,000  HL
• 3 Stratton Road (10577) – $2,100,000
• 11 Knightsbridge Manor Road (10577) – $2,195,000  HL New Construction
• 5 Pilgrim Road (10580) – $2,295,000 HL
• 10 Beverly Road (10577) – $2,395,000
• 28 Park Drive South  (10580) – $2,975,000  HL

5 Price Reductions in Harrison

• 33 Bradford Street (10528) – $539,000 to $525,000
• 6 Shawnee Trail (10528) – $1,035,000 to $995,000
• 195 Union Avenue (10528) – $1,545,000 to $1,445,000
• 4 Palma Drive (10528) – $1,599,000 to $1,499,000
• 39 Park Drive South (10580) – $6,250,000 to $5,995,000

23 Public Open House in Harrison (10580,10528,10577) This Weekend

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

Read Full Post »

New O’Meara Team Listing…64 Waters Edge

Joan Just Listed…
64 Waters Edge in Rye
Asking $925,000
Beautifully renovated 2-bedroom condo with numerous upgrades and views of the Long Island Sound. Enjoy one floor luxurious living with gatehouse security, pool, garage parking and much more.

2 Bedrooms | 2.0 Baths | 1,715 Square Feet

For more information and photos of this home visit Our Website or contact Joan at jomeara@houlihanlawrence.com

Read Full Post »

New O’Meara Team Listing…662 Forest Avenue

Joan Just Listed…
662 Forest Avenue in Rye
Asking $899,000
Three bedroom home in an enviable location. Walk to school, beach, park and more from this Milton Point locale.

3 Bedrooms | 2.1 Baths | 1,535 Square Feet | .16 Acres

For more information and photos of this home visit Our Website or contact Joan at jomeara@houlihanlawrence.com

Read Full Post »

Grieving Property Taxes

GRIEVING PROPERTY TAXES…Everything you need to know.

Now that you have filed your taxes, it is time to think about your home assessment and the taxes you are paying on your property. Grieving property taxes can yield a cost savings for local taxpayers. All municipalities in Westchester County, including Rye and Harrison, have a Grievance Day – a specific day to hear property tax appeals.  In 2018, that day is Tuesday, June 19^th. The tax grievance period this year is is June 1st-June 19th. To do the math homeowners need their total assessed property value and the current Residential Area Ratio (RAR).

ASSESSMENTS
Before pursuing formal review of your assessment, you should first determine if you are assessed fairly. Click HERE to read about the steps in this process.
In Rye you can find your assessed value by going to joanomeara.com – Click Rye City/Online Services/Property Tax Search. Enter your address and you will see the Total Assessed Value. For Harrison go to joanomeara.com – Click on Town of Harrison/Departments/Assessor/Final Assessment Roll.

RESIDENTIAL ASSESSMENT RATIO (RAR)
The RAR is an indication of the level of assessment for residential real property in a municipality. It is a measurement of the overall ratio of the total assessed value of residential property in the municipality compared to the full market value of that residential property. The RAR can be used by homeowners in a Board of Assessment Review (BAR) grievance and in a Small Claims Assessment Review (SCAR) hearing. Bottom line is your assessed value divided by the RAR will tell you what the city/town has your house valued at for tax purposes. The state issues updated RARs annually around this time of year.  The new RARs were just issued in April. Rye = 1.53% and Harrison = 1.57%

Examples to Calculate your House Value for Tax Purposes:
Rye City RAR of 1.53% for 2018
Total Assessed Value of $30,500/1.53% = $1,993,464

Town/Village of Harrison RAR is 1.54% for 2018
Total Assessed Value of $30,500/1.54% = $1,980,519

Helpful Links and Forms to Grieve your Taxes:

Rye: To download the form and the instructions on the City of Rye Website then look under Permit & Forms/Tax.
In Harrison: Applications are available in the Assessor’s Office in Town Hall (1 Heineman Place).

For more information on RAR click HERE. For more information on property assessments click HERE.

If you have any questions about this process please feel free to reach out to Joan at jomeara@houlihanlawrence.com or 914.329.5329

Read Full Post »

Houlihan Lawrence’s 1Q18 Luxury Market Report

First Quarter 2018 Executive Summary
by Anthony Cutugno (Senior Vice President/Director of Private Brokerage):

The first quarter of 2018 marked an important milestone for Houlihan Lawrence and Westchester County. In February, Hudson Pines, the country home of David Rockefeller in Pocantico Hills, sold for $33M and represents the highest recorded sale in Westchester County. Listed by Houlihan Lawrence in September for $22M, its provenance and architecture generated substantial interest and ultimately sold for 50% over its asking price. The broader luxury market in Westchester County (sales over $2M) declined over 20% the first quarter. Fortunately this is not part of a larger trend. Sales increased in the fourth quarter by 9% and closed out 2017 with a near 5% increase. Luxury pending sales are up slightly, but the decline can likely be attributed to the small numbers and wide percent change swings of first quarter data. In Dutchess County, where luxury sales (sales $1M and higher) have yet to recover from 2008, the market may have turned the corner. Incremental growth in 2017, coupled with a notable uptick in total dollar volume in the first quarter, points to a broader trend in Northern Westchester and the Hudson Valley – the return of second-home buyers. The energy and ethos of the Hudson Valley are attracting a new generation of luxury buyers. Farm-to-table restaurants, art galleries and its community of artisans offer a quiet sophistication that is pitch-perfect with younger buyers. Compared to overheated and overcrowded second-home markets like the Hamptons, the Hudson Valley’s value proposition and ease of commute to and from NYC are becoming hard to resist. In Greenwich, the ultra-luxury market (sales $5M and higher) is keeping pace with last year’s stellar performance. First-quarter closed and pending sales grew over last year, and strategic pricing is driving its growth. Luxury buyers have the wherewithal to make significant residential purchases, and their willingness to act is triggered by correctly priced homes. When a seller lists his home at an offering price that aligns with buyer’s determination of value, it’s not surprising that a properly priced home sells within 5% of its offering price. We are in a demographically ripe environment – Gen X and Millennial buyers outnumber baby boomers, and will fuel growth for many years. No matter what generation of luxury buyer, larger macro-economic issues remain an ongoing concern. The volatility on Wall Street and in Washington, inflationary fears stoked by rising interest rates, and trade wars and global uncertainty could impact confidence levels that are critical to the luxury sector.

To view the complete report CLICK HERE.

Read Full Post »