Making Your Home Enticing to Buyers – Part One

As a Realtor®, I get lots of questions about what to do or what not to do when getting your home ready to sell. In brief, you can sell it 1) “as is” and do absolutely nothing, 2) you can make minor fixes, not spend a lot of money and get a decent market price or #3) or you can do some renovations that will definitely enhance the value of your home thereby enhancing the asking price. In order to answer this question, I am going to write the response in a series of three blogs. Here is #1

Making Your Home More Enticing to Buyers

First impressions count! Buyers begin judging your home the moment they see it. They prefer to see homes that are well-maintained, clean, and clutter-free. Home improvements should be high on your list – keeping up with needed repairs, upgrading kitchens & bathrooms (if possible), and doing even minor renovations work. All of these actions will make a big difference in the selling price.

Renovations – Which ones are market-smart?

Sometimes homeowners resist renovation work because they fear they won’t recoup the cost.
But in many cases, minor renovations will more than pay for themselves.

Here are a few “market-smart makeovers” you might consider:

Kitchens — consider putting in new flooring, counter tops, appliances and lighting, as buyers typically look for updated kitchens. You’ll recover a large percentage of your expenses upon resale.
Bathrooms — opt for good lighting, large mirrors, attractive fixtures and materials, plenty of storage, and paint using neutral colors.
Energy-Efficient Improvement’s – Think “green”! Energy saving upgrades and repairs that reduce fuel bills can be a real selling point.

When considering renovations in anticipation of selling, there are two important rules: don’t over renovate, and be careful not to make renovations which please you personally. Remember your prepping your house to sell. This is where working with the right Real estate professional pays off. They can advise you on what’s trending with new buyers and where best to spend your money.

Joe
Broker/Owner
Houlihan & O’Malley Real Estate Services

Next month – SMALL UPGRADES AND REPAIRS CAN MAKE A BIG DIFFERENCE

July 19, 2021July 19, 2021

HOULIHAN & O’MALLEY JUNE ‘21 ACTIVITY

June marked the half way point of the year and the real estate market in Westchester County continues to boom. The total number of single-family homes sold during Q2 2021 was 1,805, a dramatic increase from the 1,174 sales in Q2 2020. As a result the agents at Houlihan & O’Malley were very busy helping clients buy and sell homes!

SOLD:

362 E. 235^th Street, Bronx (5 Bed/2 Bath/1Half Bath) Single Family
Sold for $889,000
Welcome to Woodlawn-this two-family house, built in 1915, has been meticulously maintained over the years. The house sits on an oversized 50’ x 100’ lot offering lots of outside space for entertaining. Great opportunity to own and rent. Move-in ready.

54 Carwall Avenue, Mt. Vernon (3 Bed/2 Bath/1 Half Bath) Single Family
Sold for $735,000
This lovely Mediterranean Style home in Fleetwood has numerous upgrades and will charm you with its rich architectural detail. The double height living room ceiling is quite dramatic and is enhanced by the gracious wood burning fireplace and wrap around staircase surrounding it. This is a wonderful home in an old-time feel neighborhood and is about a mile walk to the Fleetwood Metro North station.

6 Bryant Crescent #2H, White Plains (Studio)
Sold for $78,625
Cheerful corner studio that feels like a one bedroom. Large living space has been skillfully divided to provide a living room and a separate sleeping area. Bryant Gardens is a well-maintained complex of garden apartments with a playground & BBQ area.

PENDING:

120 Broad Street E, Mt. Vernon (4 Bed/4 Bath) Single Family
List Price $749,999
Charming Classic Colonial! Nestled in the Fleetwood area of Mount Vernon. Lots of room. Lots of storage. Conveniently located near shops, restaurants, major highways, transportation and much more!

90 Ogden Avenue, White Plains (4 Bed/2 Bath) COOP
List Price $699,000
Spacious colonial located on a lovely tree lined street, one block from Ralph Field, in the heart of the upper Highlands! Beautifully proportioned rooms. Handsome wood floors. Renovated kitchen is sure to please. The unfinished basement offers great potential. Wood burning fireplace make this charming colonial a home to enjoy every season of the year. Vibrant downtown White Plains is at your fingertips and just a 35-minute commute to NYC.

234 Westchester Avenue, Tuckahoe (4 Bed/1 Bath/1 Half Bath) Single Family
List Price $599,000
Welcome to the heart of Crestwood. This house has just finished undergoing some major upgrades including a new roof, new driveway, refinished hardwood floors, and freshly painted inside and out. Move in ready! Ten-minute walk to the Crestwood Metro North Station and nearby parks, shopping, and major highways.

ACTIVE:

99-101 Hawthorne Avenue, Yonkers (Land)
List Price $1,250,000
Lots are located on the corner of Hawthorne Avenue and Vark Street. The two lots are 11,599sf combined. They are in a Medium Density Urban Residential District, UR-MD. Permitted Uses include: 5 story apartment building, town houses and 2 family homes. The lots are currently being used as a yard for scaffolding storage.

173 Burkewood Avenue, Mt. Vernon (3 Bed/2 Bath/1 Half Bath)
List Price: $849,000
Lovely home located on a cul-de-sac in the Hunt Woods Park section of Fleetwood. Modern renovated home is in move-in condition & awaits its new owner! Upon entry, you step up to a formal living room with gas fireplace, a formal dining room with access to scenic deck offering a place to entertain or just unwind. The lower level offers a spacious family room with access to the yard. This home has much to offer. A must see!

RENTAL:

94 Kensington Road, Bronxville (4 Bed/2 Bath/2 Half Bath) Single Family
$7,900/Month
Your choice-Bronxville or Tuckahoe School Districts! This rental is unique in that it offers two buildings on the same lot: 1863sf home and a separate 360sf studio with bathroom — use your imagination. Some special features: CAC, TESLA charging station. Enjoy a walking lifestyle with steps to both Bronxville and Tuckahoe Villages offering many restaurants, shops, Pure Barre, Starbucks, Farmer’s Markets and a European style patisserie!

Remember, Houlihan & O’Malley is Bronxville’s Boutique Real Estate Agency!

June 25, 2021June 25, 2021

Joe’s Corner – Houlihan & O’Malley Real Estate Services

How We Sometimes Operate like a Concierge Service

Concierge Services aren’t just for hotels. This is a white-glove level of service designed to prompt next-level customer loyalty. And that’s how Houlihan & O’Malley operates on many occasions. Primarily, clients view a concierge as a trusted advisor — even in Real Estate, someone who can make recommendations or suggestions about who to use for new windows, plumbing issues, getting a dumpster, or just something as simple as who to call for a small paint job.

A Real Estate Concierge assists clients by performing various tasks such as:

Picking up mail for the owners while out of town
Turning the lights on and off (before & after showings)
Turning the alarm off and on (before & after showings)
Commissioning handyman services

Coordinating repairs with the appropriate service people; Locating hard-to-find trades people — Locksmiths, Stain Glass Repair, etc.
House Cleaning Services

Landscapers/Lawn Services

Organization/De-cluttering
Decorating Help
Staging

These services are extremely invaluable to a homeowner.

Even something as simple as getting your house documents that are on file in your town building department. Before we meet our clients, we go to the building department to obtain all the paperwork on the house — checking for closed & open permits, Certificate of Occupancy (CO), etc. We have great relationships with many of the local building departments, whereas most individuals do not even know where to go.

That is what concierge services are all about. If we can’t do it, we’ll find someone who can.

Houlihan & O’Malley Real Estate Services has been around for 30+ years-we are a small boutique agency, family owned and operated with local talent and commitment to all!

May 19, 2021May 19, 2021

How To Determine a Fair Sale Price For Your Home

Determining the best asking price for a home is one of the most challenging, yet important, aspects of selling it. You’ll find that it’s a balancing act. You don’t want to set a price that’s so high that it discourages showings and serious offers from motivated buyers, nor set the price so low that it attracts lots of interest, and sets the stage for offers that could result in your getting a price less than its full market value. It is important to do research and consider hiring a Real Estate Agent.

So, what’s your home really worth?
In a perfect world, your home’s value would be everything you’d wish it to be. However, simply put, your home’s value is not determined by you, but by what the market is willing to pay for it at a given time. These days, the market increasingly includes homebuyers who have researched property values online for months.

In trying to determine your home’s true market value, you should:

Try to be impartial. Unfortunately, the market Is not interested in how much you need to sell your home for in order to buy your next home or meet your financial goals
Keep in mind that your home may have features that you value highly but are not of interest to potential buyers
Do research both online and in person. You can find out a lot about your local market through websites and by going to open houses in your area and comparing your home in terms of location, size, features, and condition

This is where it pays to work with a Houlihan & O’Malley real state agent. They can do a Comparative Market Analysis (CMA) drawn from a local Multiple Listing Service (MLS) database that offers pricing information, property details, and photos of homes similar to yours that recently sold and are currently on the market.

Price your home to sell when market exposure and buyer interest are high. How you price your home will directly impact how many buyers, showings, and offers you will attract, as well as how easily it will sell.

Overpricing your home, thinking that you can reduce the price later, might seem rational. However, it seldom works. In fact, sellers who overprice their homes – and then reduce the price one or more times – often end up getting less than they would have had they priced it realistically from the start.

Here’s why:

Fewer buyers will respond if they think your house is overpriced
Fewer agents will show your home to buyers if they know your house is overpriced
Likewise, what you paid for the house plus the cost of all the improvements you have made, does not necessarily equal market value. Your home’s value may be more or less than your aggregate cost.

The bottom line: realistic pricing IS strategic! Price your home realistically right from the start. This will attract the right buyers-those who are qualified, motivated, and willing to pay top market value.

May 14, 2021May 14, 2021

HOULIHAN & O’MALLEY APRIL ‘21 ACTIVITY

We are through the first quarter of 2021 and the real estate activity in Westchester County continues to be strong in the beginning of Q2. The Houlihan & O’Malley agents have been busy helping clients list, sell and buy property and we are ready to help you with your real estate needs and to become another happy client!

SOLD:

11 Greenville Road, Scarsdale (4 Bed/3 Bath/1 Half Bath) Single Family
Sold for $1,250,000
This fabulous center hall colonial in move-in condition is nicely set back from the road and has its own spectacular gunite salt water pool and spa, bluestone patio and beautifully landscaped backyard. Conveniently located on a quiet cul-de-sac. Commuter bus to the Scarsdale train station a short walk away.

25 Wilbur Place, Bronxville PO/Yonkers (5 Bed/4 Bath/1 Half Bath) Single Family
Sold for $1,103,500
Walking distance to the Village of Bronxville. The first floor includes a private sunlit office, an over-sized kitchen with center island, a large eat-in area and adjacent mud room (a must see). All the bathrooms are amazing! The finished basement has great additional living space with a separate playroom/laundry area, den and exercise area. The outside space includes a beautiful patio. Just add a firepit and you can use it practically year-round.

130 Elmsmere Road, Bronxville PO/Eastchester (6 Bed/3 Bath/1 Half Bath) Single Family
Sold for $995,000
This Classic 1920’s Colonial conveys old world charm and warmth from its stunning curb appeal to its oversized front hall. The expansive living room with fireplace adjoins a sun filled family room with fireplace and French doors to the private level yard. Beyond the formal dining room, a cozy office/den offers many options. Central air, beautiful slate roof, and a freshly paved circular driveway are just some of the wonderful updates.

70 Manhattan Avenue, Tuckahoe PO/Yonkers (3 Bed/2 Bath/1 Half Bath) Single Family
Sold for $730,000
Lovely English Tudor located in the heart of Crestwood with an easy walk to the Crestwood Train Station. This home has front and back flagstone patios with a private, fenced-in backyard. The main level features Formal Living room with a wood-burning fireplace, Sunroom with access to the backyard, Formal Dining room with wood beamed ceilings, Kitchen with granite countertops and SS appliances, and a powder room. Third level and lower level offer additional bonus space.

PENDING:

56 Pondfield Road W. #4C, Bronxville PO/Yonkers (3 Bed/2 Bath) COOP
List Price-$556,000
Great location! Close to Bronxville METRO North Train Station with service to NYC in 30 minutes. This spacious unit has it all – lots of natural light, a wood burning fireplace, hardwood floors throughout, and just a short walk to Bronxville Village. Enjoy Bicycle Sundays on the Bronx River Parkway & enjoy biking, walking & jogging on the Bronx River Path all year long! Laundry, bike & unit storage. And pet friendly! Unpack and exhale…

79 Locust Avenue, Cortlandt Manor (2 Bed/1 Bath/1 Half Bath) Single Family
List Price-$449,000
Convenient, Affordable and Absolutely Gorgeous! Excellent location — Shopping, restaurants, public transportation, schools, highways and train, all just a few minutes away.

105 Garth Road #2G, Scarsdale PO/Eastchester (2 Bed/1 Bath) COOP
List Price-$419,000
Lovely spacious apartment in Northgate — a beautiful pre-war building on Garth Road in Scarsdale. Maintenance includes basic cable, heat, hot water and taxes; 24-hour laundry room. Just a 5-minute walk Scarsdale Village and Metro North train station. FREE parking with a permit from the Town or get a garage spot at the Scarsdale municipal parking garage. Eligible to join Lake Isle Park.

Why choose Houlihan & O’Malley? Because we give you our undivided attention!

Now is the time to sell-call us for a market analysis of your home.

April 28, 2021

Joe’s Corner – Houlihan & O’Malley Real Estate, Owner/Broker

Westchester Home Sales Still Sizzling in Q1-21

With the pandemic easing — young, mid-career professionals continue to look beyond the confines of New York City for safe, amenity-filled homes in cultured and sophisticated communities. Westchester County provides the perfect setting, but the limited inventory of available homes has made the transition to suburban homeownership considerably more competitive. The turnaround time for available homes has accelerated significantly-the number of days a property stays on the market has decreased 34% vs Q1/20. There has also been a marked increase in the number of multiple offers made on properties, and a surge in overall sales price is up 14% vs Q1-20.

It seems this trend is here to stay. Buyer demand remains strong and the number of available single-family homes continues to be very limited. At the end of Q1-21, the inventory of single-family homes for sale was 42% lower than during the same period in 2020! New listings are down more than 7%, while the number of sales which closed in Q1-21 is up a whopping 41% from Q1-20.

Sale prices in Westchester have risen as a result of the increased demand created by the continued inpouring of post-NYC suburbanites coupled with limited inventory. The median sale price for a single-family home in Q1-21 increased 11% to $710,000.

Through the early days of pandemic diminishing, Westchester has continued to cement its reputation as the logical habitat for former city dwellers looking for a less dense environment with easy transportation to NYC. The Metro-North railroad serves many of the charming cities, towns and villages in Westchester, providing quick access to New York City.

Nearby counties, including Dutchess and Putnam, have seen similar spikes in interest. Albeit of relatively milder proportions. All in all, the message remains clear, the suburban sprawl of New York is showing no signs of slowing down and the pandemic bubble seems to be here to stay.

Houlihan & O’Malley has been serving home buyers and sellers in the Westchester market for more than 20 years. All of our clients are treated like members of the family. They receive exceptional service from our real estate agents who are among the most knowledgeable, detail-oriented and dedicated in the business.

April 20, 2021

HOULIHAN & O’MALLEY MARCH ‘21 ACTIVITY

As we ended Q1 in March, our agents continued to be busy with new listings and closings in the Westchester County market. The real estate in the area continues to be very active. We are so thankful for all of our clients for choosing us to help them find that perfect home or to sell their home. Once you hire Houlihan & O’Malley, you become part of our family and we will provide excellent service to you from the beginning of your journey to the final closing transaction.

SOLD:

287 Crestwood Avenue, Tuckahoe PO/Yonkers (3 Bed/2 Bath/2 Half Bath) Single Family
Sold for $817,500
Crestwood Tudor in ideal location and great condition. This house was extensively renovated over the past ten years. It features two large family rooms — one with a fireplace that is open to the kitchen and an equally large one on the lower level. There is a stunning paneled library off the dining room with a huge picture window facing south. Property is beautifully landscaped and has a lovely brick patio in the back yard.

1 Cedar Street #4C, Bronxville (2 Bed/1 Bath) CONDO
Sold for $740,000
Be at the center of Village life and stroll to every convenience that Bronxville has to offer. The apartment is surprisingly spacious and has been completely updated. Walk to Metro North and everything Bronxville Village has to offer — truly town living.

42 Manchester Road #23, Eastchester (2 Bed/1 Bath) COOP
Sold for $362,500
Eastchester’s Interlaken Gardens and Lake Innisfree with its private beach await you. Free flowing open floor plan. Maintenance includes: heat, hot water, gas, electric and cable. Close proximity to Metro North, shopping, parks and plenty of restaurants.

682 Tuckahoe Road #6F, Yonkers (1 Bed/1 Bath) COOP
Sold for $110,000
Penthouse living-enjoy this quiet unit located on the top floor at Tuckahoe Terrace. Low monthly maintenance includes: HEAT, HOT WATER, NATURAL GAS AND ELECTRIC! The building also has assigned basement storage, common laundry, a community room and on-site super.

PENDING:

362 E. 235^th Street, Bronx (5 Bed/2 Bath/1 Half Bath) Two-Family
List Price-$889,000
Welcome to Woodlawn-this two-family house, built in 1915, has been meticulously maintained over the years. The house sits on an oversized 50’ x 100’ lot offering lots of outside space for entertaining. Great opportunity to own and rent. Move-in ready.

54 Carwall Avenue, Mt. Vernon (3 Bed/2 Bath/1 Half Bath) Single Family
List Price-$729,000
This lovely Mediterranean Style home in Fleetwood has numerous upgrades and will charm you with its rich architectural detail. The double height living room ceiling is quite dramatic and is enhanced by the gracious wood burning fireplace and wrap around staircase surrounding it. Brand-new front door designed specially to compliment the style of the house. This is a wonderful home in an old-time feel neighborhood and is about a mile walk to the Fleetwood Metro North train station.

70 Manhattan Avenue, Tuckahoe PO/Yonkers (3 Bed/2 Bath/1 Half Bath) Single Family
List Price-$699,999
Lovely English Tudor located in the heart of Crestwood with an easy walk to the Crestwood Train Station. This home has front and back flagstone patios with a private, fenced-in backyard. The main level features Formal Living room with a wood-burning fireplace, Sunroom with access to the backyard, Formal Dining room with wood beamed ceilings, Kitchen with granite countertops and SS appliances, and a powder room. Third level and lower level offer additional bonus space.

538 Kimball Avenue, Yonkers (2 Bed/1 Bath) Single Family
List Price-$525,000
Home Sweet Home on Kimball Avenue. This gem of a house has been lovingly cared for by the same family for the past 29 years. The first floor has a large living room, a formal dining room and an eat-in kitchen. Upstairs you will find the master bedroom with a walk-in closet, a second bedroom, an office/nursery, and a hall bath. Best of all, the back door in the kitchen opens onto a brand new deck which overlooks the lovely fenced backyard.

100 E. Hartsdale Avenue, #4FE, Hartsdale (1 Bed/! Bath) COOP
List Price-$192,000
Commuter’s dream. Large Spacious COOP on Hartsdale Avenue. Entrance Foyer leads to large dining/living room area with adequate space to work from home. Lots of closet space too. Assigned parking space comes with the unit. Close to everything Hartsdale has to offer-so convenient!

NEW LISTINGS:

26 Sunset Trail, Silver Beach Gardens, Bronx (2 Bed/2 Bath) COOP
List Price-$615,000
Wake up each day with a front row seat to Sunrises in the morning and Sunsets in the evening in this immaculate single-family home located in the enchanted community of Silver Beach Gardens. This unit has radiant heat mahogany wood floors on the first level. Glass French pocket doors off the Sun Room w floor to ceiling Bay Window. Crown Molding throughout & Custom Silk window treatments. GE Stainless steel appliances, granite countertops, ceramic tile floor, coffee/bar nook, backyard and side yard access. A large pantry, spacious cabinets, garbage disposal, dishwasher, & microwave. Climb the decorative staircase to the 2nd floor. The spacious Primary bedroom w hard wood floors and large closet has a built-in unit for storage. The second bedroom boasts an xx-large closet with mirrored doors and wood floors. A must see!

Houlihan & O’Malley, a small boutique real estate agency that does everything in a big way!

March 25, 2021

Joe’s Corner – Houlihan & O’Malley Real Estate, Owner/Broker

What a Good Realtor Does For You?

Once we meet-We perform a walk-through, during which we evaluate the size, condition, and features that make your home unique. We take copious notes during this process so we can make sensible recommendations to prepare your home for market.

The Consultation
What we talk about with you:

Houlihan & O’Malley:
- Who we are
- Services we provide
Market analysis
- Market conditions
- Recent sales in your neighborhood
- Current listings (your competition)
After further analysis, suggest a listing price
Discuss your questions and concerns

Our Services

When you have engaged us to sell your home we provide:

Suggested improvements and repairs to maximize the value of your home
Referrals to quality contractors with whom we have experience
Meet contractors at your home in the event you are unable to
Advice for staging and showing your home
Inspection and evaluation of Building Department records
Assistance getting ‘Certificate of Occupancy’ in order
Home inspection to ensure there are no major issues that could derail a transaction
Professional photography services including floor plans, videos and possible virtual staging
Competent and effective professionals to represent you
Courteous and efficient office staff to confirm, book, and track all appointments
The Multiple Listing Service, where 40,000+ agents have access to your listing
Marketing in all appropriate real estate websites (Realtor.com, Zillow, etc.)
High quality, professional marketing materials

(brochures, floor plans, listing sheets, improvements lists)

Prominent display in our office window
Open houses (public and brokers) with two agents, to ensure the security of your home
Full co-operation with other brokers
Negotiation advice

So, you see, there is a lot to discuss when it comes to selling your home.
Call us for a consultation! We can make the process easier for you.

February 18, 2021February 19, 2021

HOULIHAN & O’MALLEY JANUARY ‘21 ACTIVITY

It’s a new year and Houlihan & O’Malley kicked off 2021 with with several sales/rentals, pending contracts and new listings! The Westchester County real estate market continues to be busy. We are looking forward to working with all of our clients with all their real estate needs! Call us to speak with one of our agents to get started on your quest to buy or sell and experience becoming a part of the Houlihan & O’Malley family!

SOLD/RENTED:

9 Central Drive, Bronxville PO/Tuckahoe (3 Bed/1 Bath)
Sold for $772,000
This sun-drenched English Tudor sits right in the center of Chester Heights. Built in 1926 this Tudor boasts bright and sun filled rooms, high ceilings, and hardwood floors throughout. This home has been meticulously maintained and everything has been upgraded over the years.

30 Iroquois Road, Yonkers (4 Bed/3 Bath)
Sold for $695,000
The circular driveway sets the stage for this manicured, picturesque 1920’s Tudor located in Mohegan Heights only ½ mile to the Tuckahoe Metro North Train Station. Enter the home through the arched front door into a lovely foyer which continues to the Formal Living room with wood burning fireplace and sunlit Family room. All of the original architectural details of this home are still in place.

16 Deerfield Avenue, Eastchester
(3 Bed/2 Bath/1 Half Bath))
Sold for $690,000
Center hall colonial sits in the heart of Bronxville Manor. Close to Metro North Station. Close to schools. Lots of storage. Walk up attic. Partially finished walk out basement. Plenty of parking. House has solid bones in a solid neighborhood.

45 Laurel Street, Hartsdale
(3 Bed/2 Bath)
Sold for $570,000
Bright and spacious Mediterranean style colonial. The stucco exterior with arched doorways stands out with the lushly landscaped property. This home has been wonderfully maintained along with recent updates.

92 Roundhill Drive, Yonkers
(3 Bed/2 Bath)
Sold for $570,000
Great location. This easy living ranch is near everything — schools, major highway/parkways, Central Park Avenue, Costco, Stew Leonard’s and the popular Ridge Hill Shopping Center.

155 Heritage Hills Unit A, Somers
(2 Bed/2 Bath)
Sold for $342,000
Great location. Uniquely situated in a private wooded location with wonderful private backyard setting. Enjoy the Heritage lifestyle: 5 pools, 7 tennis courts, 24-hour security, shuttle to trains/shops, Fitness & Activity Center.

PENDING:

11 Greenville Road, Scarsdale
(4 Bed/3 Bath/1 Half Bath)
Listed Price-$1,285,000
This fabulous Center Hall Colonial is set back from the road and conveniently located on a quiet cul-de-sac. Greenville Elementary School. Short walk to the shuttle to the Scarsdale train station. Move right in to this house and work from home on a spacious deck overlooking your spectacular gunite salt water pool and spa; bluestone patio; and beautifully landscaped fenced in yard. This house has it all.

42 Manchester Road, Eastchester
(2 Bed/1 Bath)
List Price-$375,000
Ideal location! Eastchester’s Interlaken Gardens and Lake Innisfree with its private beach awaits you. This newly renovated duplex lives like a house. New Washer/Dryer in hall. Maintenance includes: heat, hot water, gas, electric and cable. Close proximity to Metro North, shopping, parks and plenty of restaurants. Just pack your bags and move in.

10 Arlington Street Unit #1A, Yonkers
(1 Bed/1 Bath)
List Price-$129,000
What an opportunity! Great price! Great location! Close to NYC Express, shopping at Ridge Hill and all Central Avenue has to offer. Bryn Mawr Ridge is a well-maintained complex. Windows in front and back of this unit allow for lots of natural light all day long.

6 Bryant Crescent Unit #2H, White Plains
(Studio)
Listed Price-$82,500
This bright studio apartment has the best layout. The large living space has been masterfully divided to provide a living room and separate sleeping area. California closets. Updated bathroom. Plenty of street & lot parking.

NEW LISTINGS:

25 Wilbur Place, Bronxville PO/Yonkers
(5 Bed/4 Bath/1 Half Bath)
List Price-$1,149,000
Start the year off right with this move-in ready home. Walking distance to the Village of Bronxville. The first floor includes a private sunlit office, an over-sized kitchen with center island, a large eat-in area and adjacent mud room (a must see). All the bathrooms are amazing! The finished basement is great additional living space with a separate playroom/laundry area, den and exercise area. The outside space includes a beautiful patio. Just add a firepit and you can use it practically year-round. Come see this beautiful home!

280 Bronxville Road Unit #8-O
(1 Bed/1 Bath)
Listed Price-$245,000
A COMMUTER’S DREAM! Blocks to Bronxville Metro North train station with service to Grand Central Station in 30 minutes. Bronxville Village is a short walk away. Enjoy Bicycle Sunday on the Bronx River Parkway and enjoy biking, walking, nature study and jogging on the Bronx River Parkway path all year long!

9 Alden Place Unit #4C, Bronxville
(2 Bed/1 Bath)
Rental Listed at $3,100/month
Fabulous Alden Place apartment with tree top views. Top floor of a walk-up building. The apartment features a gracious living room which has built-in book cases. Updated kitchen and bath. Stacked washer/dryer. Five-minute walk to all that Bronxville Village has to offer.

Remember, the residential Sales Group at Houlihan & O’Malley represents both buyers and sellers in real estate transactions throughout Westchester County. Contact us, we can help you!

February 1, 2021

Joe’s Corner – Houlihan & O’Malley Real Estate, Owner/Broker

‘Selling the Family Home’

Selling the family home is a rite of passage for many families. In some cases, the house has been in the family for decades and it is the site of so many of the family’s memories. In the attic are trophies from high school successes, wedding gowns in dry cleaning bags and year books from every level of schooling. We need to be sensitive to the emotional factor in doing our work.

When we get the call, we come to the house and meet with the family and start the conversation. The family has many questions about the process and what condition the house needs to be in in order to maximize its value. They ask what else they need to attend to, to get the house ready for sale.

We recently had an assignment where the family had owned the house for 49 years. As is so often the case, the family altered the house during their tenure including converting a powder room into a full bathroom and building a deck. Once the family hired us to be their agents, we went to work to resolve this problem for the family. We started by going to the building department to see the file on the property. We learned that the CO (Certificate of Occupancy) on the house was missing both of these alterations.

The family asked for our help getting the alterations on the CO. We reached out to a local architect who specializes in this type of work. Legalizing alterations is a time-consuming process. Permits have to be obtained, work has to be done and inspected, and finally the building department has to sign off. By starting the work while the house was being emptied and prepared for market, we were able to complete the legalization in a timely basis. It took almost six months and thankfully did not delay the closing. If the legalization process was not started as quickly as it had been, the closing would have been delayed and would have been a burden on the family.

This is just an example of how our team goes above and beyond.