J. Philip's Westchester Real Estate Blog: New York: Briarcliff Manor

In 2007, we moved our family about a mile, one neighborhood over. Even though it was a short move, it took us across the line from the Village of Ossining to the Village of Briarcliff Manor. When you're me, you don't really expect to have many experiences with the police, aside from civic or social events. You don't expect them to be on the job on your property, but once not long after we moved here, they did. 

My home office has a window on the side and rear of my home. If someone jumps my fence, I can see it. A few months after we moved here, I saw a pair of legs walk by the side window. Strange. The fence was locked. Then, another pair. I only saw legs, which had my mind racing. Who was swarming my yard with my kids playing back there? I was outside in a heartbeat, and to my relief, it was not an interloper or kidnapper, it was a pair of police officers. They both had their hands on their hips, looking perplexed, as my 2 oldest children excitedly talked to them (real police officers right in our yard! exclaimed Luke, then 6). 

I was perplexed also. It got put together quickly Evidently, the department had received a call from someone out of state who had called my number by accident. Our 3 year old was screaming at the top of his lungs when the call came in, and somehow the party at the other end heard the screaming and called the police for fear that they had witnessed some sort of abuse over the phone. Since ringing the bell would have only given a criminal or kidnapper warning, they jumped the fence anticipating the worst. The screamer, Gregory, then ambled up to me and put his arms up to be picked up. 

Assured that it was all an innocent thing, they thanked me and left. 

I was struck by their professionalism. I appreciated their approach, because, even in this idyllic suburb, if there was foul play, they wanted to be ready. Three years later, that day sticks with me. They were ready for criminals, and they ended up patting my kids on the head. Briarcliff Manor has great police. 

• We Are Westchester County, NY Real Estate. Reach Phil at (914) 723-8900.
• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• I am one of New York's premier short sale REALTORS. 
• 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 am hiring agents. 

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

Ann and I have lived in Briarcliff Manor since 2007 but the fact of the matter is that I have known Briarcliff as long as I have been alive; it is one of two villages in the town of Ossining. A small portion of Briarcliff lies in the Town of Mount Pleasant. This post will cover the Briarcliff School district, and not the small part of Briarcliff that is served by Ossining Schools. All information is taken from the Westchester-Putnam Multiple Listing Service for single family homes. 

There have been 17 homes sold in Briarcliff in the past 180 days. The median sales price was $660,000. The average length of time on the market was 130 days. Here is the breakdown of percentage of asking price homes sold for broken down by time on market:

61-90 days: 98.4% of asking

91-120 days: 95.5% of asking

121+ days: 92.6% of asking price

Clearly, the more aggressively a home is priced, the higher percentage of asking price is paid by the buying public. This is the best argument for pricing it right to start with I know of, and it is not unique to Briarcliff. 

There are 6 homes under contract or pending sale at a median price of $923,185.

There are 47 active available listings with a median asking price of $849,000. 

Less expensive homes are selling more than higher priced homes, and there is over a year's worth of available inventory on the market. 

• We Are Westchester County, NY Real Estate. Reach Phil at (914) 723-8900.
• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• I am one of New York's premier short sale REALTORS. 
• 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 am hiring agents. 

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

The Tree Streets is an unofficial nickname of a small neighborhood in the village of Briarcliff Manor that has a number -but not all- of streets named after trees. What sets it apart from much of the rest of the village is the moderate prices and predominant amount of pre war homes. The Tree Steets are also conveniently located...REALLY conveniently located. Todd Elementary School (Briarcliff Manor School district) is walking distance, and the neighborhood borders the 9A highway and the Taconic State Parkway. The village park, pool, downtown, tennis courts, library and Pace University's Briarcliff campus are also very close. 

Because of price and location, the tree streets are very popular as starter homes. It is not at all uncommon to see people walking, jogging, and pushing strollers up and down the tree streets. The young and upwardly mobile are attracted to good commuting points, village amenities in walking distance, and the sense of community you feel when you spend any time in the neighborhood. Think of Wisteria Lane without the drama. 

While many of the homes predate the 2nd World War, there are a number of baby-boom era houses here as well. The mixture of the architecture and styles give the flavor of variety that is the antithesis of cookie cutter subdivisions. Moreover, the tree streets are a very mature neighborhood, with plenty of tall trees offering shade and charm. The nickname is very fitting. 

The average Tree Streets home is roughly 2100 square feet with 4 bedrooms and 2.5 baths, and the median sales price for the past 12 months is $610,000. The lots are typically about a quarter acre. What doesn't show up in the data is the charm, the curb appeal, and that warm fuzzy you get when you walk down one of those nice tree streets. 

• We Are Westchester County, NY Real Estate. Reach Phil at (914) 723-8900.
• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• I am one of New York's premier short sale REALTORS. 
• 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 am hiring agents. 

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

When I was a kid I had a Murray 5-speed bike with a banana seat and high handlebars, and I would ride between my neighborhood, Ossining's Indian Village, and Chilmark, across Pleasantville Road on the other side of Ossining Resevoir. Homes in Chilmark were bigger and nicer than my own. While I rode through those streets I dreamed that someday I'd live there. When I was in high school and ran after wrestling practice at night, I'd run through Chilmark because the hills weren't too rough and there were never any cars to avoid. It's funny how a place can be good for you for different reasons at different ages. 

Chilmark was built in the early 60's, and is now a very mature community of tree lined streets with beautiful colonials, capes and ranches on spacious lots. It is the sort of place you'd want to trick or treat on Halloween. While it is in the village of Briarcliff Manor and benefits from village services, the close proximity to Ossining puts it in the Ossining School District. On the west Side of the neighborhood is Chilmark Park, an 8.3 acre facility on the grounds of a former country club. The park has a huge jungle gym, fields, tennis and basketball courts, and lots of open space. 

Given the bucolic character of the community, the street names have a similar theme: Orchard, Apple, Farm, Magnolia and Meadow, for example. One notable exception is the "main" street through Chilmark, Macy Road, because the it is a homage to the Macy Estate that used to be here. Macy Mansion is still up the hill, although not technically in the neighborhood. 

Compared to other baby boom housing, Chilmark is relatively upscale for the era. The homes and yards are spacious, and pride of ownership is evident wherever you look. 

As of July, 2007, there is one addition to Chilmark: me. My family moved into a home I used to jog past in high school and ride by on my bike in the 70's. We love it here, and yes, our children do trick or treat here every Halloween. 

• We Are Westchester County, NY Real Estate. Reach Phil at (914) 723-8900.
• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• I am one of New York's premier short sale REALTORS. 
• 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 am hiring agents. 

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

We've chosen the Tuscan Grille in Briarcliff Manor for our upcoming home buyer seminar this April 14 at 6pm. Tuscan Grille, formerly Torchia's, is located at 518 North State Road in Briarcliff Manor. This will not be your average seminar- we're going to cover things seldom discussed that will give attendees a tremendous advantage in getting financing, negotiating the best deal, and finding their dream home without turning the home buying process into a new part-time job or ordeal. We'll also define, describe and offer strategy on all the new phenomenon in 2010 housing, such as the new mortgage landscape, short sales, and the buyer's market. All are welcome. 

There will be limited seating, so to reserve a spot simply call 914-762-2500 or email us to RSVP. 

Directions to Tuscan Grille: From Southern Westchester, take the Taconic Parkway north to 9A North (exit after route 117). Make a right onto North State Road at the intersection of North State and 9A. Tuscan Grille is about a mile down on the right. From Northern Westchester, get on 9A south and make a left onto North State Road. 

2010 is one of the very best years EVER to buy a home. This seminar will explain why, but, more importantly, how you can get the home of your dreams at terms so favorable that we may never see them again. 

• We Are Westchester County, NY Real Estate. Reach Phil at (914) 723-8900.
• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• I am one of New York's premier short sale REALTORS. 
• 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 am hiring agents. 

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

J. Philip Real Estate will be participating a home buyer seminar for anyone interested in learning more about the process with no charge and no obligation on April 7, 2010 at a site to be announced shortly. We are flattered to have been asked to be the real estate broker presenting at the event. There will also be a home inspector, lawyer and loan officer present. The information will cover the steps from pre-qualification/pre-approval to closing, and the information will be good for both first-time and "move up" buyers. 

Each profession will give their presentation on their role in the transaction, and there will also be a question and answer session to address specific concerns and inquiries. We believe the location will be in Briarcliff Manor, so check back and I will post time and location as soon as it is finalized.

There is just about 45 days left to take advantage of the stimulus tax credit, and that is ample time to get out there and find your next home. I strongly encourage anyone who is on the fence about taking this step in life to consider that prices and rates will not remain low forever, and all you need to do to start the process is get a free Listingbook account and start browsing the plethora of well-priced, available homes.  

• We Are Westchester County, NY Real Estate. Reach Phil at (914) 723-8900.
• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• I am one of New York's premier short sale REALTORS. 
• 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 am hiring agents. 

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

Scarborough Glen is a townhome-style condominium community located in Briarcliff Manor, NY. It is right across route 9 (South Highland Avenue) from the Arcadian Shopping Center, but to walk around the complex you'd never get the idea you were so close to civilization. The reason for this is that unlike many newer developments where the builders scorch the Earth and then plant a few saplings, Ginsburg left huge amounts of wooded area untouched. 

Built in 2003, the young age of the units means that they are far from needing updates- the roofs, furnaces, windows and other mechanicals are all young and efficient. They are very solidly built as well; poured concrete foundations were used, and there is little evidence of wear and tear that I have ever seen. 

There are 6 units for sale currently in the complex, including one our firm just listed for $575,000. It is a 3-bedroom, 2.5 bath end unit with a full walkout basement backing up to woods and a stream. There is also a loft attic, rear deck, a gas fireplace, and a large eat-in kitchen. 

2 Briarbrook is MLS ID 3006874. To see more of my new listing, or to search other available units in Scarborough Glen, get yourself a free ListingBook account and search the MLS like a licensed agent. 

• We Are Westchester County, NY Real Estate. Reach Phil at (914) 723-8900.
• J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service. 
• I am one of New York's premier short sale REALTORS. 
• 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 am hiring agents. 

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