Sit By the Pool this Summer

Summer is just a few weeks away and wouldn’t it be nice to enjoy it sitting by one of these fabulous pools?

2 Fairway Drive | Purchase | $3,395,000

2 Fairway Drive: Outdoor features include broad slate terrace with stone and slate surround, gunite heated pool and lounging area, stone and slate grill station with built-in BBQ with direct gas line and half court for recreation.

280 Grace Church Street | Rye | $4,100,000

280 Grace Church Street: Outdoor features include 2.0 park-like acres with mature trees and specimen plantings,  in-ground pool and stunning blue stone patio.

For a private viewing of either of these homes please call Joan O’Meara at 914.329.5329.

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New Listing: Stately Colonial – Walk to Town & Train

Joan Just Listed…
6 MENDOTA AVENUE in Rye

Asking $1,895,000
Walk to town and train from this classic 1920’s center hall Colonial. This spacious home has been meticulously maintained and thoughtfully updated offering three floors of living space.
7 Bedrooms | 4.1 Baths | 3,521 Square Feet | .35 Acres

Open House on Sunday, June 3rd from 2:00-4:00pm

Foyer

Living Room

Master Bedroom

Kitchen

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

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Weekly Market Update: May 31st

Weekly Real Estate Update (5/25/18 – 5/31/18)

RYE CITY SCHOOLS (10580)

• Active Single Family Homes – 104
• SF Homes in Contract – 47
• Average Listing Price – $3,022,697
• Average LP Per SF – $668.33
• Average DOM – 91 Days
• Median Listing Price – $2,680,000
• Sales YTD: 2018 – 57 | 2017 – 53

7 New Single Family Listings in Rye:

• 343 Rye Beach Avenue – $1,210,000
• 33 York Avenue – $1,436,000  HL
• 180 Grace Church Street – $1,825,000
• 73 Hewlett Street – $1,850,000
• 21 Holly Lane – $1,995,000
• 2 Pine Island Road – $3,995,000

6 Mendota Avenue | $1,895,000 | O’Meara Team

8 Price Reductions in Rye

• 114 Sonn Drive – $995,000 to $950,000
• 5 Parkway Drive – $1,095,000 to $999,999
• 29 Ridgewood Drive – $1,795,000 to $1,750,000
• 4 Gypsy Place – $1,799,000 to $1,699,000
• 78 Hewlett Street – $1,995,000 to $1,895,000
• 39 Brookdale Place – $2,575,000 to $2,495,000
• 351 Park Avenue – $3,895,000 to $3,795,000  New Construction
• 2 Parsonage Point Place – $5,485,000 to $4,985,000

31 Public Open Houses in Rye This Weekend

Joan O’Meara & Team Rye Open Houses

• 45 Bradford Avenue | 2-4 pm
• 78 Hewlett Street | 2-4pm
• 15 Jean Street | 2-4pm
• 6 Mendota Avenue | 2-4pm

 

RYE NECK SCHOOLS (10580)

• Active Single Family Homes – 21
• SF Homes in Contract – 4
• Average Listing Price – $2,494,714
• Average LP per SF – $529.32
• Average DOM – 116 Days
• Median Listing Price – $2,195,000
• Sales YTD: 2018 – 6 | 2017 – 9

1 New Single Family Listing in Rye Neck 10580

• 24 Greenhaven Road – $1,295,000 HL

1 Price Reduction in Rye Neck 10580

• 2 Hannan Place – $1,750,000 to $1,695,000

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

 

HARRISON SCHOOLS (10577, 10580, 10528)

• Active Single Family Homes – 136
• SF Homes in Contract – 44
• Average Listing Price – $2,698,908
• Average LP per SF – $438.54
• Average DOM – 166 Days
• Median Listing Price – $2,372,500
• Sales YTD: 2018 – 51 | 2017 – 46

6 New Single Family Listings in Harrison:

• 35 Mathews Street (10528) – $619,000
• 89 Grove Street (10528) – $1,100,000
• 30 The Crossing at Blind (10577) – $2,295,000
• 17 Orchard Drive (10577) – $2,749,000
• 39 Winfield Avenue (10528) – $3,995,000
• 5 Stoneleigh Manor Lane (10577) – $5,999,500

2 Price Reductions in Harrison

• 16 Ponds Lane (10577) – $1,349,000 to $1,295,000
• 24 Pleasant Ridge Road (10528) – $2,395,000 to $2,250,000

21 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.

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O’Meara Team’s Active Listings

Currently Active in Rye, Harrison and Rye Brook
Contact us today to set up a showing or if you have any questions.

45 Bradford Avenue | Rye | Rear Patio & Yard | $1,995,000

221 Country Ridge Drive | Rye Brook | Front Exterior | $1,050,000

2 Fairway Drive | Purchase | Aerial View | $3,395,000

99 Grace Church Street | Rye | Rear Exterior | $1,325,000

280 Grace Church Street | Rye | Twilight Rear Exterior & Pool | $4,100,000

27 Harbor Terrace Drive | Rye | Kitchen | $2,095,000

78 Hewlett Avenue | Rye | Front Exterior | $1,995,000

15 Jean Street | Rye | Aerial View | $2,100,000

100 Kirby Lane | Rye | View of Kirby Pond | $2,550,000

66 Muchmore Road | Harrison | Dining Room | $2,595,000

215 A Peck Avenue | Rye | Living Room | $199,000

245 Treetop Crescent | Rye Brook | Pool | $499,000

For more information about these homes or to set up a showing please email jomeara@houlihanlawrence.com or visit www.joanmeara.com

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New Luxury Condos Coming to Rye

Marriott’s St. Regis Hotels and Alfred Weissman Real Estate, LLC are joining together to build a new development at 120 Old Post Road. It will feature 95 one to four bedroom units in five buildings around a courtyard. It will offer a full-time staff, valet service, doorman, heated pool, fitness center/yoga room/spa rooms, golf simulator, screening room, underground parking, Mercedes Van service to and from Rye Train Station and much more!

Construction on this luxury development is already underway. If you are interested you may register online for more information and updates on construction and sales.

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Perfect Holiday Weekend Dessert

Glazed Fresh Fruit Tart

This dessert is simple, delicious and colorful…the perfect treat for the holiday weekend BBQ.

• Sugar Cookie Pie Crust or Refrigerated Cookie Dough
• 8 Ounces of Cream Cheese – Softened
• 1/2 Cup Sugar
• 1 Teaspoon Vanilla
• 1 Pint Strawberries – Sliced
• 1 Pint Blueberries
• 2 Kiwi Fruits – Peeled and Sliced (or sliced bananas)
• 6 Ounces Red Currant or Apple Jelly (I prefer Red Currant)
• 1 Tablespoon Unflavored Gelatin
• 1/4 Cup Water

Please Note: The strawberries and blueberries give it a patriotic feel but feel free to substitute any fruit. Bananas are a nice alternative as well as other berries.

Line a 16 inch pizza pan with dough then crimp the edges. Bake for 8 minutes at recommended temperature then cool. Combine sugar, cream cheese, vanilla and spread over crust. Arrange fruit over the cheese mixture. Heat jelly to liquid state. Add gelatin and stir quickly to dissolve. Remove from heat and add water and mix. Pour over fruit tart. Keep cool in refrigerator until serving.

Enjoy!

 

 

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Memorial Day Weekend Events

Memorial Day is the time to remember and thank all those who have served. It is also the unofficial start of summer. Here are some events happening in and around our towns:

Rye
Monday 5/28- Memorial Day Parade at 9:30am starting at Rye Train Station and continuing along Purchase Street to the Village Green where there will be a ceremony at 10:30am.

Rye Playland
The Beach at Playland opens for some pre-season fun this weekend (May 26-May 28).
Saturday 5/26 – 90th anniversary celebration includes vintage cars, DJ and rides (discount admission).
Sunday 5/27 – Veterans Appreciation Day with US Marine Helicopter Raid Demo at 12:15pm.

For more details visit the Playland Website

Harrison
Monday 5/28 – Parade begins at 10:00am at Halstead Avenue to Ma Riis Park. Ceremony to follow.

Mamaroneck
Monday 5/28 – Mamaroneck American Legion Post No. 90 and Village of Mamaroneck will host a Memorial Day Parade and Services. Parade starts at 7:00pm at Mamaroneck Avenue School, proceeds through the village to the Veteran’s Memorial on Prospect Avenue. Ceremony to follow.

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Weekly Market Update: May 24th

Weekly Real Estate Update (5/18/18 – 5/24/18)

RYE CITY SCHOOLS (10580)

• Active Single Family Homes – 103
• SF Homes in Contract – 50
• Average Listing Price – $3,104,703
• Average LP Per SF – $675.76
• Average DOM – 90 Days
• Median Listing Price – $2,795,000
• Sales YTD: 2018 – 52 | 2017 – 50

4 New Single Family Listings in Rye:

• 39 Grapal Street – $699,000
• 11 Drake Avenue – $2,349,000  New Construction
• 1 Dogwood Lane – $3,850,000  HL
• 855 Forest Avenue – $6,595,000  HL/New Construction

6 Price Reductions in Rye

• 109 Coolidge Avenue – $949,000 to $925,000
• 60 Summit Avenue – $2,345,000 to $2,195,000
• 57 Parkway Drive – $2,395,000 to $2,325,000
• 51 Centre Street – $3,379,000 to $3,199,000
• 3 Read Court – $4,495,000 to $4,095,000  New Construction
• 5 Read Court – $4,995,000 to $4,495,000 New Construction

3 Public Open Houses in Rye This Weekend

RYE NECK SCHOOLS (10580)

• Active Single Family Homes – 20
• SF Homes in Contract – 5
• Average Listing Price – $2,557,450
• Average LP per SF – $529.14
• Average DOM – 115 Days
• Median Listing Price – $2,345,000
• Sales YTD: 2018 – 5 | 2017 – 8

0 New Single Family Listings in Rye Neck 10580

0 Price Reductions in Rye Neck 10580

1 Public Open House in Rye Neck (10580) This Weekend

HARRISON SCHOOLS (10577, 10580, 10528)

• Active Single Family Homes – 130
• SF Homes in Contract – 45
• Average Listing Price – $2,699,215
• Average LP per SF – $439.14
• Average DOM – 170 Days
• Median Listing Price – $2,395,000
• Sales YTD: 2018 – 50 | 2017 – 44

9 New Single Family Listings in Harrison:

• 11 Glenwood Road (10528) – $899,000
• 5 Rigene Road (10528) – $1,350,000
• 26 Genesee Trail (10528) – $1,695,000
• 11 Justin Road (10528) – $1,749,000  HL
• 1 White Oak Circle (10577) – $2,295,000
• 20 Knightsbridge Manor Road (10577) – $2,695,000  HL
• 11 Lincoln Lane (10577) – $2,995,000
• 91 Park Drive (10580) – $3,100,000  HL
• 7 Edgewood Lane (10577) – $4,500,000

7 Price Reductions in Harrison

• 257 Condit Street (10528) – $869,000 to $839,000
• 1 Purchase Hills Drive (10577) – $1,850,000 to $1,650,000
• 3 Stratton Road (10577) – $2,100,000 to $1,950,00
• 20 Lincoln Lane (10577) – $2,250,000 to $1,990,000
• 11 Flagler Drive (10580) – $2,995,000 to $2,350,000
• 79 Pleasant Ridge Road (10528) – $3,350,000 to $3,295,000
• 7 Brook View (10580) – $4,495,000 to $3,995,000

9 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.

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Tax Grievance Day Reminder

GRIEVING PROPERTY TAXES…Everything you need to know.

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

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O’Meara Team Open Houses

PUBLIC OPEN HOUSES | SUNDAY, MAY 20TH | 2:00-4:00PM

Rear Exterior – 45 Bradford Avenue in Rye – $1,995,000

Private Dock & Rear Exterior – 27 Harbor Terrace Drive in Rye – $2,095,000

Front Exterior – 78 Hewlett Street in Rye – $1,995,000

Aerial View – 15 Jean Street in Rye – $2,100,000

For a complete list of available open houses in our area this weekend go the the Houlihan Lawrence Website.

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