J. Philip's Briarcliff, Ossining & Westchester Real Estate Blog

Ossining is one of the few places in Northern Westchester County with many cooperative apartments. The Village of Ossining actually has hundreds of co ops, and given the prices of Westchester County homes, they are often viewed as the starter home for our area. 

Active Listings: 46    Median List Price: $144,950

Pending Sale: 3

Sold units since January 1, 2010: 2

Most available co ops are 2 or 3 bedrooms in apartment buildings. 

Some 2009 statistics for context:

Sold 1 bedroom co ops: 9.   Median Price: $122.000

Sold 2 bedroom co ops:  15.  Median price: $147,000

Sold 3 Bedroom co ops: 6.   Median Price: $205,000

If you want a co op and don't want to live in southern Westchester, Ossining is one of the best options with the most choices. 

 

• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• Read my short sale blog here. 
• J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
• Free MLS Search! Register for a Free Listingbook account and search the MLS like an agent. 
• I'm hiring agents. 
• Agents: Subscribe to the 40 Somethings Group. Reach Phil at (914) 723-8900.

All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission

Wow. Westchester County and the surrounding areas are buried with snow. There must be 2 feet of the stuff outside in my yard. What's more, the trees are FULL of the stuff, as if it were glued to them. It is creating a scene like none I can recall. Briarcliff Manor DPW has been by plowing the roads all day. They have to be exhausted.

The 15 foot hedge in my back year is now bent over the 5 foot wood pile, completely obscuring it to the naked eye. Do you see any firewood in this photo below? I don't.

Tree branches that were 8 feet above the ground are now touching it.

My neighbor's evergreen limbs could not stand the weight of snow and ice- at least 6 fell to the ground with loud cracks we heard inside our home. They must weigh hundreds of pounds, because our fence us smashed in at least 2 places. Other parts of the fence appear to have "hedges" bordering them that weren't there yesterday. Those are near fallen limbs too.

Still, we are dug out. The cleared out front walk gives perspective.

Hey! If I'm dug out that means I'm open for business. But you can search for homes nice and warm with a free Listingbook account until you are ready to get out and look.

 

• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• Read my short sale blog here. 
• J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
• Free MLS Search! Register for a Free Listingbook account and search the MLS like an agent. 
• I'm hiring agents. 
• Agents: Subscribe to the 40 Somethings Group. Reach Phil at (914) 723-8900.

All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission

Route 6 West approaching the Bear Mountain Bridge has to be the most twisty, serpentine windy road I've ever been on, and to top it off, it is on the edge of a mountain cliff overlooking the Hudson River. Locals have dubbed it the "Goat Trail."

The Goat Trail starts northwest of Peekskill, NY and culminates at the Bear Mountain Bridge, which joins the far northwest corner of Westchester to southeast Orange County. The mountain it is carved into has been known since colonial times as "Anthony's Nose." The road itself is over 400 feet above the river.

How twisty is this road? Click on the video. This is not for people with vertigo.   

 

• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• Read my short sale blog here. 
• J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
• Free MLS Search! Register for a Free Listingbook account and search the MLS like an agent. 
• I'm hiring agents. 
• Agents: Subscribe to the 40 Somethings Group. Reach Phil at (914) 723-8900.

All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission

Also known as grieving property taxes or tax certiorari, having your home re assessed is becoming commonplace in Westchester as people realize that their local government will happily raise their taxes when the market is up, but won't break a sweat lowering them when it is in decline. There are three typical ways Westchester property owners lower their taxes, but all have the same common process:

• You meet with the tax assessor;
• You show them that your home is valued less than its assessed value, typically with a recent appraisal or contract of sale;
• They lower the assessment for the following tax year. 

 

• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• Read my short sale blog here. 
• J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
• Free MLS Search! Register for a Free Listingbook account and search the MLS like an agent. 
• I'm hiring agents. 
• Agents: Subscribe to the 40 Somethings Group. Reach Phil at (914) 723-8900.

All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission

It wasn't until I lived outside the Metropolitan area that I truly appreciated the cool names of  many of the towns in Westchester County. You have to imagine being on a commuter train and having the MTA guy shout out the stop in the local tongue. 

1. Yonkers- YAHNK-ahs! Or, as my mom used to ask, "what are Yonkers?"
2. Mamaroneck- Rolls off the tongue.
3. Ardsley- I love that hard A in the ARD.
4. Armonk- Ditto
5. Tuckahoe-No comment needed. 
6. Ossining- Would be Top Dog if it were still known as Sing Sing.
7. Sleepy Hollow- Formerly North Tarrytown. Thank God they changed the name. Legendary.
8. Rye- Succinct.
9. Dobbs Ferry- On the Hudson, but I never actually saw a ferry here. 
10. Port Chester- It actually has a port, too. 

 

• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• Read my short sale blog here. 
• J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
• Free MLS Search! Register for a Free Listingbook account and search the MLS like an agent. 
• I'm hiring agents. 
• Agents: Subscribe to the 40 Somethings Group. Reach Phil at (914) 723-8900.

All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission

Westchester magazine has published its picks for best restaurants in the county, and I thought I'd chime in with a few picks of my own. These are my opinion only, and if you disagree I hope you enjoy your research.

• Bronxville: Underhill's Crossing. American Bistro owned and operated by Stephen Palm, who I have known for 10 years. Underhill's has been a fixture on Pondfield Road for over a decade, and offers al fresco dining in favorable weather, a fantastic bar, and great service. 
• Hartsdale: Harry's of Hartsdale. Steakhouse/Oyster bar in Stephen Palm's group. Located across the street from the train station, the raw bar and aged steak are very reminiscent of a fine Manhattan eatery.
• Port Chester: Willett House. Classic steakhouse in a restored building overlooking the Byram River. Fantastic steak served in the classic style in a rich, pleasant atmosphere. 
• Pleasantville: Mediterraneo. Italian food with a good selection of fine wine. The chef owns the place and is on premises. Outstanding, tasty dishes of all varieties, reasonably priced and a loyal customer base.
• Briarcliff Manor: Tuscan Grille. Italian food specializing in great lunches. Formerly Torchia's, it was bought by employees who have kept the tradition of great dishes going. Walking distance from my office! 
• Elmsford: Pete's Saloon. Old reliable. American fare with the great tavern atmosphere the name suggests.

In a past life I tended bar at Harry's and became familiar with the management. They know what they are doing, and it shows. I have dined at each of these places numerous times, and that includes breaking bread with clients and colleagues. 

This list is by no means complete, and as a matter of fact I'll enjoy adding to it quite a bit.

Mangia!    

 

• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• Read my short sale blog here. 
• J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
• Free MLS Search! Register for a Free Listingbook account and search the MLS like an agent. 
• I'm hiring agents. 
• Agents: Subscribe to the 40 Somethings Group. Reach Phil at (914) 723-8900.

All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission

Max ran out of kibble so I ran down to Arcadian Shopping Center to replentish the dawg Smörgåsbord. You see a lot when you open your eyes, and I am glad I brought the camera. Over the past 2 years, I have seen business in town contract, close, and cause vacancies. That trend appears to be reversing, and Ossining is open for business. Here are a few good signs of growth and expansion of commerce. 

Some of the vacancies are 2-3 years old; a large restaurant just opened in the same shopping center which I'll blog about in the near future. The fact that so much is happening at the same time is significant to me. All of this is happening within a diameter of 300 or so yards. This is no coincidence, and portends a recovery in my view. 

This will have a positive effect on Ossining real estate. Oh yes, another business is expanding, and it is about to put a few signs up as well.

 

• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• Read my short sale blog here. 
• J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
• Free MLS Search! Register for a Free Listingbook account and search the MLS like an agent. 
• I'm hiring agents. 
• Agents: Subscribe to the 40 Somethings Group. Reach Phil at (914) 723-8900.

All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission

My name is Phil and I am addicted to chocolate. My mother was the same way. I got Jeanne's gene. When you have a homemade confectionery on the same road as your office, the power of suggestion can be compelling. Especially around Valentine's Day, when justification for indulgence seems so...reasonable. 

Chocolate Chalet has been a fixture in Briarcliff since I was a kid. I know my mother went there. I know it. It isn't just that the place sells chocolate. You can get the store stuff anywhere. What is so appealing about Chocolate Chalet is that they sell really ridiculously delicious, homemade, Sammy Davis Junior- sings- about it- chocolate. This is the sort of treasure that, once nibbled upon, would make you feel cheated that you didn't discover the place earlier. It is that good. It is delicious. Decadent. Exquisite. Luscious. Scrumptious. Dreamy. Yummy. Willy Wonka would walk out of this place in tears muttering he's not worthy. I feel dirty just sharing it with you. I want it for myself. But, thank goodness, they keep making more. 

And the taste is just the beginning. They are so creative. I mean, some boxes were made of chocolate. Want a piquant mint or raspberry jelly? They got it. Truffles? Of course. Coconut? They have chewy and crunchy. I'm a milk chocolate guy, but they also have dark chocolate too. No matter the flavor,  the presentation is done to perfection. I never thought I'd ever use the phrase, but they stage their chocolate. 

I don't know how to make homemade chocolate. I don't know what sort of hypnosis they must use on the counter workers to prevent them from becoming addicted, or morbidly obese. These are mysteries of the universe to me, like quarks, relativity and ontological metaphysics. I am just glad someone unlocks the door of this place every morning and lovingly decorates the front window with each season so I can indulge. 

You need to experience True Love. You need to see the Grand Canyon. The same goes for Mardis Gras.This place belongs on your bucket list also, even if you live on the west coast. Or Australia. 

 

• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• Read my short sale blog here. 
• J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
• Free MLS Search! Register for a Free Listingbook account and search the MLS like an agent. 
• I'm hiring agents. 
• Agents: Subscribe to the 40 Somethings Group. Reach Phil at (914) 723-8900.

All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission

"5 under 5 in the 914"

Some people need a lot of bedrooms. In my case, we have 4 children, so having more than 4 bedrooms was optimal. Here's the challenge: kids are expensive, and so are 5 bedroom homes. Something has to give. Well, something did give. The market crashed, so there are now 44 homes in Westchester County priced at $500,000 or below with 5 or more bedrooms. I personally know of a 45th coming too. I'm going to list a 6 bedroom very soon. 

I found these 5 bedroom homes all over Westchester: My Vernon, Mt Kisco, Croton on Hudson, Ossining, White Plains, Yonkers, Cortlandt Manor, New Rochelle, Millwood, and even one with a Scarsdale mailing address. If you want to search for yourself log onto Listingbook and check out the available homes. 

Westchester is a great place to live and work. I have posted about the place before, and after having lived elsewhere for many years, I am happy to be back home. 

 

• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• Read my short sale blog here. 
• J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
• Free MLS Search! Register for a Free Listingbook account and search the MLS like an agent. 
• I'm hiring agents. 
• Agents: Subscribe to the 40 Somethings Group. Reach Phil at (914) 723-8900.

All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission

When I first started my company in 2005, there were almost no single family homes in Westchester County priced below $500,000. Often, they'd be undesirable little shacks with 2 bedrooms and no yard. Not so today. As I type this, there are 319 single family homes  actively for sale in Westchester County under $400,000 with 3 or more bedrooms. They are all over the place too; north, south and central parts of the county all have inventory. I did a perfunctory search on the MLS ( Westchester Putnam Multiple Listing Service) this morning, and I saw 3 bedroom Westchester homes (not condos or co ops, but single family homes with yards) in Bedford, Cortlandt, Yorktown, White Plains, Elmsford, Ossining, Croton on Hudson, Yonkers, Mt Vernon, Port Chester, Peekskill, Mt Kisco, West Harrison, Sleepy Hollow and South Salem, just to start.

See for yourself. Log onto Listingbook for free and search the same MLS database I search and check out the inventory. Search by school district, zip code, town, and whatever other criteria you deem important. Thanks to Wikipedia Commons, I have posted the map below of Westchester County showing the municipal and school district boundaries. It gives a good approximation of lay of the land, and if you want to see a larger version click on Wikipedia Commons.  

I get asked every day if now is a good time to buy. It depends on your circumstances. Given the low rates, $8,000 tax credit, pricing and available inventory, buyers are in a better position now than they have been in many years. If you are on the fence, contact me with any questions you might have and we can weigh the pros and cons for your situation. In case you're wondering, I have indeed told people if I thought they weren't in a good position to buy.  

If you are thinking of moving to Westchester from elsewhere, as a native of "the 914" who spent 15 years in 5 other states, it is a wonderful place to live. Peruse my blog and check out my other posts on this county. All are welcome, even Met and Red Sox fans. 

 

• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• Read my short sale blog here. 
• J. Philip Serves Briarcliff Manor, Ossining, Croton, the River Towns, Westchester County, and the bedroom counties of New York City.
• Free MLS Search! Register for a Free Listingbook account and search the MLS like an agent. 
• I'm hiring agents. 
• Agents: Subscribe to the 40 Somethings Group. Reach Phil at (914) 723-8900.

All content/images, unless noted, are the property of J. Philip Faranda & may not be used without permission