Category Archives: North Salem
North Salem NY Real Estate | Top presale real estate inspection to-do’s | Inman News
Top presale real estate inspection to-do’s
REThink Real Estate
Q: As a seller in this tough market, I asked our agent about doing our own inspection that we could present to the buyer. Our home is 60 years old; we know there are issues; have fixed what we can afford; and adjusted the price to reflect what we can’t afford to change. Our agent is completely against it.
Our contract with him is almost up, so should we go ahead and do this before we sign a new contract? We’re not trying to hide anything but think it would be a plus to be able to present a buyer with complete information from the beginning. –Kris H.
A: There are certainly widely varying opinions within the agent community on the issue of presale inspections, by the seller, to be disclosed in advance to prospective buyers. I, personally, am a big fan — here’s why:
If your home is old, as yours is, and there are things that are wrong with it, as with yours, buyers are likely to see or suspect these property ailments, so to speak, too. But buyers tend to walk into a property, see things that need fixing and do one of the following: (a) mentally overestimate what it will actually cost to fix the issues, (b) mentally underestimate what the repairs will cost, (c) decide that the place will just be too costly or take too much work to repair and/or (d) see the list price as a starting point for negotiations.
As a result, sellers like you tend to either get (a) lowball offers, (b) no offers or (c) get into contracts that the buyers later want to renegotiate.
When you provide a pest or even a general home inspection that lists out the issues the home has, you add a layer of reality on top of buyers’ sometimes irrational beliefs about what actually needs to be done, and, almost more important, what it will cost. You create a sense of order and eliminate any unreasonable overwhelm that buyers are just making up in their heads.
(To be fair, there are certainly buyers who might see the reports and decide based thereon that the work is too expensive and that your home is not for them, but it’s best to weed those folks out upfront — before you get into contract with them.)
Providing this information, coupled with some other items I’m going to recommend you include, also creates a sense of calm at your willingness to fully disclose the home’s issues, and can help manage buyer’s understanding of your pricing strategy.
If you do decide to provide some advance reports to your home’s prospective buyers, I’d suggest you make sure to include all of the following along with them:
1. Bids or estimates from licensed contractors. Inspection reports without repair estimates up the fright factor that repairs can cause. Most pest inspections will include a bid, but general property inspections most often do not. Get a licensed contractor (or several) to provide you with written estimates to do the work indicated in the advance reports you obtain.
This can be an especially useful strategy in cases where one inspector calls out a scary-sounding big fix or puts a big price tag on a repair, and you can find other reputable contractors who can do the work for much less.
Ideally, you’d make sure the contractors are going to be OK explaining the estimate to the buyers, if they decide to call up and inquire.
This strategy also enables your agent to market the list price as already reflecting a discount for the needed repairs, for the buyer who will take the property in as-is condition.
2. Recent, comparable sales data. If your list price truly is discounted, show the buyers this by pointing out all the other sales in the area of homes in superior condition, but otherwise similar to yours, that sold for more. This adds much credibility to your contention that the list price is already discounted.
3. A summary sheet with a receipt for the buyers to sign. You can eliminate some of the overwhelm of looking through a book of reports by providing a packet, covered with a sheet that provides bullet points of the more major items, the repair bids for fixing them, and a note about the list-price discount with a receipt for the buyers to sign and include with their offer.
4. A caveat that the reports are “for their information” and a recommendation that the buyers obtain their own inspections. You don’t want the buyers to think that you’ve rigged these inspections, or paid the vendor off to make them favorable to you. You also do not want to create any sort of warranty that these inspections have found every single item that could be wrong with the home.
Let them know that you are still advising them to obtain their own inspections, and will make your home available for that if the buyers and you enter a contract for the sale of your home.
Often, inspectors will extend their insurance or warranties to the side that did not order the inspection if they pay for the inspector to come back out and walk them through the property and their findings at a reduced rate from the full inspection rate.
Tara-Nicholle Nelson is author of “The Savvy Woman’s Homebuying Handbook” and “Trillion Dollar Women: Use Your Power to Make Buying and Remodeling Decisions.” Tara is also the Consumer Ambassador and Educator for real estate listings search site Trulia.com. Ask her a real estate question online or visit her website,
North Salem NY Homes | What Is Social Influence? « SocialMatica, Inc
North Salem NY Homes | UPDATE: JFK Cancels International Flights; Gov. Suspends Tolls – Bedford-Katonah, NY Patch
Update 7:15 p.m.: The Port Authority of New York and New Jersey announced that it will close John F. Kennedy International Airport to incoming international flights, beginning noon Saturday, to avoid stranding passengers when the region’s mass-transit systems services are suspended due to the impending arrival of Hurricane Irene. Many other weekend flights already have been canceled at JFK, LaGuardia and Newark Liberty International airports, so travelers are urged to contact their carriers prior to leaving for the airport.
Also, Gov. Andrew Cuomo announced that the Metropolitan Transit Authority is adding the Throgs Neck and the Bronx-Whitestone bridges to the list of bridges with toll suspensions. Earlier, Cuomo announced that in order to facilitate the mandatory evacuation of residents living in low-lying Zone A areas and the Rockaways, the Metropolitan Transportation Authority will suspend certain fares and tolls. Tolls are already suspended at the Cross Bay Veterans Memorial Bridge and the Marine Parkway-Gil Hodges Memorial Bridge.
Starting at 8:00 p.m. today, the following changes will go into effect:
- Tolls will be suspended on the Verrazano-Narrows Bridge, Throgs Neck Bridge and Bronx-Whitestone Bridge
- Fares will be suspended on buses throughout the city.
- Fares will be suspended for subway and rail passengers at stations in the mandatory evacuation area.
Update 4 p.m.: The state Thruway Authority sent out an alert telling motorists to expect road and bridge closures in New York City and the Hudson Valley during Hurricane Irene. These closures may include I-87 and the state Thruway between New York and Albany, including the Tappan Zee Bridge.
Update 3:20 p.m.: New Jersey Gov. Chris Christie announced that New Jersey Transit, ACES and Meadowlands service will be suspended at noon Saturday. Rail service will also be suspended.
Update 3 p.m.: The Metropolitan Transit Authority will institute a system-wide shut-down when trains and buses begin their final runs starting at approximately noon on Saturday. The shut-down will include subways, buses, Long Island Rail Road, Metro-North Railroad, and Access-A-Ride.
Update 2 p.m.: Westchester County Airport has just announced that all incoming and outgoing commercial flights will be cancelled as of 6 p.m. Saturday. Flights are expected to resume at about 3 p.m. Monday. Passengers should contact their respective airlines for further information.
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As Hurricane Irene looms closer, transportation agencies have already begun updating their plans for the weekend.
Here’s a list of the latest travel updates. Check back at Patch.com for more updates as they become available:
MTA
The Metropolitan Transit Authority issued a statement warning its customers that there could be full or partial shutdowns to services due to Hurricane Irene.
There will be a complete shutdown of service subways, trains and buses when sustained winds reach at least 39 mph.
“Because of the severity of the wind and rain associated with a hurricane, there may be partial or full shut down of our services to ensure the safety of our customers and employees,” the statement reads.
Customers are urged to check mta.info frequently and to consider possible storm impacts when making travel plans this weekend.
New York/New Jersey Port Authority
- Airports have stocked up on hundreds of cases of bottled water, diapers, cots, blankets and pillows to provide to stranded passengers if necessary. Also, at least one food vendor in every passenger terminal will remain open 24 hours so that food is available at any time of day or night. Central office staff will also be deployed throughout the airports if, needed, to monitor conditions and assist with customer service personnel with helping customers find hotel rooms or ground transportation.
- Workers in the Tunnels, Bridges and Terminals Department are reviewing high-wind procedures and readying for potential traffic restrictions on vehicles such as tractor-trailers, motorcycles, and car-pulled trailers. All sumps and drains are being checked and sump pits are being pumped down in anticipation of the forecasted heavy rainfall. Important infrastructure, including tunnel sump pumps and emergency generator systems, are being checked and readied.
- On the PATH interstate rail system, crews are prepared to combat potential flooding with sandbags and the use of pumps throughout the system, including the deployment of a 1,000-gallon-per-minute, trailer-mounted portable diesel pump that can be used inside PATH tunnels if necessary. Floodgates can be utilized if needed at Hoboken and Exchange Place stations. Portable pumps are being assembled with necessary hoses, and emergency generators are being checked and tested, among other PATH storm preparations.
- Staff in the Port Commerce Department have advised tenants to take necessary precautions, which includes placing sandbags at the base of cargo doors to minimize water intrusion, securing and covering cargo stored outdoors if it cannot be transferred to sheltered areas, and securing cranes, barges, warehouse doors and yard equipment.
- World Trade Center staff have notified contractors to secure construction sites and take precautionary measures including but not limited to tying down and securing material and loose debris at construction sites; covering electrical equipment; storing loose tools; and securing netting, scaffolding and sidewalk sheds. Engineers also are implementing plans to secure cranes against the hurricane, while crews also are prepared to use pumps, sandbags and other measures to stem flooding at the site.
Amtrak
Amtrak has already canceled most of its service operating south of Washington for today, Saturday and Sunday. Most trains on the Northeast Corridor have not been affected. In addition, other Amtrak services in North Carolina and in Virginia are currently operating as scheduled.
The following cancellations have been made today:
- Northeast Regional Trains 67 and 83 (Boston – Newport News) will terminate in Washington
The following cancellations have been made for today, Saturday and Sunday:
- Auto Train Trains 52 and 53 (Sanford, Fla. – Lorton, Va.)
- Palmetto Trains 89 and 90 (New York – Savannah)
- Silver Star Trains 91 and 92 (New York -Tampa – Miami), canceled New York to Jacksonville; train will operate between Jacksonville and Miami
- Silver Meteor Trains 97 and 98 (New York – Miami)
The following cancellations have been made for origination dates of Saturday:
- Carolinian Trains 79 and 80 (New York – Charlotte, N.C.)
Passengers are encouraged to call 800-USA-RAIL or visit Amtrak.com for schedule information and train status updates.
North Salem Realtor | Assessor: Silicon Valley real estate market may finally have hit bottom
County Assessor Larry Stone is optimistic — but with caution — about Silicon Valley’s real estate market.
Silicon Valley’s real estate market may have finally hit bottom, according to a report from County Assessor Larry Stone.
In total, the net assessed value of all real and business property increased slightly from $296 billion to $299 billion, a 0.88 percent increase.
“Compared to the last three years, this very small increase in property assessments provides encouraging news, and hopefully signifies the beginning of a positive trend out of the depths of the Great Recession,” Stone said. “However, when considered in the context of recent history, it is the third-worst assessment roll growth on record during my 16-year tenure as County Assessor.”
Growth resulting from new construction also recorded a small improvement over historic lows in 2010, the report shows. While the number of newly constructed properties declined 14 percent, the assessed value per building permit soared 50 percent, suggesting renewed confidence in Silicon Valley’s economic future.
While the county assessment roll increased, there were major geographic differences. Cities including Los Altos Hills and Los Altos experienced solid growth at 3.81 percent and 3.59 percent, while Milpitas was negative at -3.48 percent.
In the county’s 13 high school and unified school districts, six posted assessment roll growth slightly less than the County’s 0.88 percent. Ten districts were between -0.74 and 1.65 percent. Only Milpitas was significantly lower at -3.48 percent while Mountain View-Los Altos School District posted strong roll growth at 3.29 percent. With a -0.7 percent decline in growth, East Side Union High School District, with one-third of all residential parcels, accounted for 48 percent of all home foreclosures.
Click here to read the full report by clicking on “annual report.”
North Salem Homes | 5 social media practices that pay off | Inman News
5 social media practices that pay off
Trends from Real Estate Connect San Francisco conference
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What are the trends that will influence your real estate business now and throughout the next few years? What does it take to succeed in today’s fast-paced real estate environment? If you want to stay ahead of the curve and dominate your competitors, here are some of the latest cutting-edge ideas from this year’s Real Estate Connect in San Francisco.
1. Engage or die
It’s no longer sufficient to have a profile page on Facebook or LinkedIn. Sharing information has given way to engaging in meaningful conversations with your friends and followers. As one Connect speaker put it, “The ‘@’ sign is the universal sign of engagement.”To make sure you maximize your return from social media, begin by spending the first two weeks just listening to what others are saying on their social media pages. This means that you must go where your potential clients go rather than expecting them to come to you. Next, notice what captures their attention and what is ignored. At that point, you are ready to begin engaging by commenting on what others say.
2. Geotarget your responses
Today’s consumers want rich information about the neighborhood and the lifestyle where they will live. In fact, The Corcoran Group, winner of an Inman News Innovator of the Year award for its Foursquare app, experienced an increase in response rates of eight to 10 times when it began using geotargeted marketing.To take advantage of this trend in your business, review your closed transactions for the last 12 months to determine which areas are your top two generators of closed transactions. These two areas are a great place to focus your geotargeting efforts since you are already having success there.
North Salem NY Realtor | Desktop Vs. Web-Based SEO Software
Web-based SEO applications are gaining more fans every day in the debate over desktop vs. web apps. Web apps are said to be simpler, easier to use and are easy to learn by end users. Accounts can be accessed from any location, and it seems that all you need is an Internet connection and a password.
I tell you, if they had a Like button somewhere I would click on it right now.
On the other hand, desktop SEO apps are stuck to the machines they run on, and sometimes their features are so complex that they challenge the minds of the most intuitive and experienced testers.
So why in the world would someone choose desktop SEO software?
Business Logic
Desktop SEO solutions are native apps. Therefore, they have the advantage of providing a complex business logic, with strong features and patterns.
Web apps, on the other hand, are based on a client-server model. This restricts activating features and tools directly from the web pages you see on your computer.
Differences in behavior are reflected in other aspects, too.
Application Look and Feel
The fewer limitations that desktop apps have the more complex that end-user interaction becomes. Total control over features and tools means you also need to “tell” the system when and how to perform the actions.
With a more simplistic business logic, web apps have fewer layers. Therefore, poorer control on features and tools can make everything less complicated, which is perfect if you only have a small site to manage.
Frequency of Updates
Desktop SEO apps have an integrated querying engine. In rank tracking, for example, this gives you total control on the frequency of updates. It’s like having your own little postman who’s ready to deliver new queries to search engines whenever you need to send them.
This is not possible with hosted web apps. The querying engine is hidden on the server side. So, when you create an account, instead of fresh ranking numbers for your site, you might get a set of old data and a message saying the next update is scheduled in a few days, usually only once a week.
But, what if your SEO campaign includes paid ads? Google AdWords results are more volatile than organic results. To evaluate your positions correctly, you may need two to five updates a week.
Accuracy of Results Based on Location
All search engines look at the IP address from where queries are sent in order to compute an approximate location and return the most relevant results.
With a desktop app, you can easily manipulate locations down to the city level by defining them manually or adding multiple proxy servers within the application.
This mechanism for rank-tracking cannot be implemented in a web app on the client side. Queries are sent only from the web-hosted server, based on the requests that you enter into your account.
Let me explain how it works.
Suppose you’re in San Francisco, and you have a customer with a local business in Birmingham, UK. He wants to see where his site is listed in Google UK for searchers located in Birmingham.
With a desktop SEO software, you can either use UK proxy servers with IP addresses from Birmingham, or you can define Birmingham as Google Location in the UI, without using any proxies at all. This way, the application gathers the same results that searchers from this location see in the browser.
For the time being, with a web SEO tool you can specify the location only to the country level. So, when you choose the Google UK search engine in your profile, rankings may be retrieved with a London IP address. Thus, results may not be similar to those gathered from Birmingham.
Integration of web based tools
Another beautiful thing about desktop SEO apps is that they can have integrated web-based tools. Tricky, right?
For example, you can access some useful keyword research tools directly from the application framework, without having to load them in a new browser session.
As you may have guessed, hosted SEO apps can’t embed desktop components.
Environment Limitations
Still, desktop SEO apps are also more vulnerable to environment limitations.
Differences between desktop and web tools are reflected in three environment aspects:
First, there’s the dependency on one computer
A desktop application is installed and runs standalone on a specific desktop or laptop. This means you can use it only if that computer is running.
For example, if you want to run a scheduled update over the weekend, you need to leave your computer turned on.
Things are simpler with web apps, because you can log into a hosted SEO account from any machine you have access to. And you don’t even have to worry about leaving your computer running when a new update is scheduled.
Then there’s platform compatibility.
Desktop SEO app limitations are imposed by operating systems requirements. Some are compatible with all platforms, providing Windows, Mac and Linux users with the same end-user experience. But, some are designed only for a certain platform, making it impossible to switch to a different one.
Due to their very nature, all web applications are automatically platform independent. They only need a browser, so limitations are imposed only by browser-supported features.
What is the Internet connection is dodgy or absent?
Both desktop and web SEO tools need an Internet connection to gather and display fresh rankings. However, a difference in behavior appears when the Internet connection is down and the only one smiling is the little postman, tired of so many queries :).
While you can run a desktop application and check the previously gathered ranking data, it’s impossible to access a hosted account without an Internet connection, so you can’t even see your data.
When it comes to infrastructure, desktop vulnerabilities turn into advantages.
The differences between desktop and web apps are seen in the way information is transferred and stored in the database.
With desktop SEO solutions, data is stored locally, on each user’s computer, or on a centralized database. This provides you with a constant time of response, and places the transfer speed and infrastructure down time entirely in your hands.
With hosted apps, ranking data is stored remotely, on a database hosted on the provider’s side. This mechanism can make web apps slower than desktop apps, since data-transfer speed depends on the Internet bandwidth. Here you also don’t have any control on infrastructure down time. This can become a big inconvenience, because data cannot be accessed while the host server is offline.
Desktop databases easily allow tracking and storing tens of thousands of keywords because all data is stored locally. This way, each user gets to use his own resources.
Web-apps databases don’t have this capability. The number of keywords you can track is usually limited according to the account type because everyone uses the provider’s common resources.
When it comes to data security, opinions collide. Online storage, some say, provides more complex security management than does local storage.
But, if you think about it, there are a lot of methods for setting your own security access rules and for protecting your local data. Of course, there’s no getting around privacy concerns when you store data remotely. It comes down to trusting your provider.
The technology underlying each type of application is not reflected only in the environment requirements and user experience, but also in the implementation costs.
The major difference between the two types of SEO solutions can be seen in the way costs are spread across a long time:
One-Time Purchase
With desktop tools, the initial cost is more consistent, often based on the number of licenses you will need. But, once the system is running, you can put a lock on your wallet for quite a while.
Spreading the Purchase Cost
Web app generally are sold like subscriptions, minimizing initial costs, but making them a recurring expense.
Here’s an example:
A good desktop SEO software license is about $400, depending on features and tools. A good web solution has an average price of $100 per month. Over a year, you will pay $800 more for a web app.
There are, of course, free desktop and web SEO tools to be had. However, these free often have limited functionality and no guarantees.
Conclusion
Each SEO solution comes with its advantages and disadvantages:
Desktop applications give you control over updates, better response time and high interactivity. But you’re tied to the computer on which the app’s installed, and training can be a bear.
Web apps are often packaged in a much simpler framework, and can be accessed anywhere. But you have less control over how the apps are developed, and features might be less customizable.
So, which one would you choose?
Or, maybe a better question is: Why do you think one is better than the other?





