What do you get for $435,000 in Hawthorne, NY? I just closed on this cute little house with 2 bedrooms, 1 and ½ bathrooms, with den, large 2 car garage and full walk out unfinished basement. It was newly painted. It has a nice corner property with approximately .23 acres.
According to Trulia, the average list price of a home in Hawthorne is $573,107 as of February 4th. And, the average sales price was $506,000.
The reason is went for less than others in the area:
-Has a 50 year old furnace
-Kitchen is small and needs gutting
-Needed to upgrade from the old fuse box!
-Has an inground oil tank but it was installed in 2008 and approved by town.
The closing had its challenges. Like many estate sales, family tend to want to just “sell it” without attending to what really needs or should be done before its put on the market.
This house had a deck that I was told needed a c of o and that the family would apply for it once they had an accepted offer. After we presented an accepted offer we found out it also needed a variance because the property was a corner property. This took 2 months to complete with the town who forgot to add the issue to a local newspaper, thus would not see the case November 14th, and had to delay to December 18th! Then, due to the impending holidays and staff being out on vacations, it wasn’t until January 8th until we could get the variance papers signed!. The reason I am relaying this story is for both buyers and sellers reading this blog.
If you are a buyer, and especially a first time buyer, you need patience to know that closings do not happen overnight once you sign a contract! There is the inspection, the mortgage commitment, the appraisal and title to pass until we get to that “magic” day! Any one of these steps could potentially have you looking for a new home. Don’t buy the furniture until you have that closing date!
For sellers, especially estate sales where family may not live in-state and don’t really want to be bothered. You always say you “must” sell the house and don’t want to incur the costs of running it. You want the most money and want to do the least amount of work. That is why we see so many listings say “As Is”
A house that is put in a “ready to sell” state, will put money in your pocket much quicker!
Hawthorne is a cute hamlet about 10 minutes north of White Plains. There is parking at the train station and a great shopping mall just 5 minutes north in Thornwood off Columbus Ave.
J. Philip Real Estate is Westchester & Putnam's premier independent brokerage. Founded in 2005, the firm has grown from a single broker to a strong organization of well over 80 associates despite the housing downturn. The team's commitment to results and client advocacy, as well as our focus on technology and innovation, have positioned us as the "go to" brokerage for area buyers and sellers.