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

The town of Cortlandt has many moving parts: The villages of Croton on Hudson and Buchanan, the Hamlet of Verplanck, Cortlandt Manor, and right in the middle, the separate municipality of the city of Peekskill. Croton and Peekskill have their own school districts, so the vast majority of Cortlandt is served by the Hendrick Hudson and Lakeland school districts. This is the November 2011 market report for single family homes in Cortlandt covering Hendrick Hudson and Lakeland separately. 

Hendrick Hudson Schools

November 2011- 6 homes closed at a median price of $427,500
November 2010- 2 homes closed at a median price of $610,000

11 homes under contract at a median asking price of $369,900
64 homes active at a median asking price of $407,000

Lakeland Schools-Cortlandt

November 2011- 6 homes closed at a median price of $302,500
November 2010- 6 homes closed at a median price of $295,000

18 homes under contract at a median asking price of $259,000
72 homes active at a median asking price of $334,9000

In both districts buyers have enormous options and plenty of available choices at asking prices that are below the median asking price of the sold inventory last month. The Hendrick Hudson school district, centered in Buchanan and in the southern part of the town has seen volume rise because more people are acting on the lower priced inventory. In the Lakeland school district on the north side of town, more people are also taking advantage of the lower priced homes. 

With 11 homes under contract in Hendrick Hudson ("Hen Hud" to the locals) and 18 pending sale in Lakeland, it is clear that the market will be active going into the winter. 

What can you get for around $300,000 in Cortlandt? We have a 2100 square foot contemporary on almost an acre with 4 bedrooms and 2 baths priced at $299,900. That was unthinkably low a few short years ago. 

If you'd like to find a nice home for yourself in Cortlandt or the surrounding areas, register for a free Listingbook account and search the MLS like an agent. 

All information is taken from the Empire  Access Multiple Listing Service. 

This past Thursday Luke's Cub Scout den had a visit to Cortlandt Town Court to get their badge for civics. I was eager to go, because I actually know the judge. I sold his aunt's house a few years ago!

One thing that struck me about court was the huge number of drunk driving cases we saw. In the 90 minutes we saw people appearing before the judge, at least half a dozen cases of drunk driving or driving under the influence were there. One was even in custody, because the last time they appeared in court they were arrested AGAIN that very day for DWI! You can't write fiction like that! 

Clearly, DWI is still a terrible problem, and I am going to be a wreck when my kids drive. As my mom used to say, I am not only worried about them. It is those other cars I don't know about. 

After the court took a break, the den had a chance to speak with the judge, and they had a good question and answer session with Justice Daniel McCarthy. He was terrific with the kids and answered all of their crazy questions. I think, for the record, most kids watch too much TV. 

We also got to spend some time with a state police officer who was there to testify for a number of the cases, and the officer showed the den around the facility, let them see the inside of the patrol car, and then answered their questions. He gave them a terrific talk about guns and their dangers, and I might just post that video up when I get 30 seconds. 

This is something the kids will always remember, and understanding our system of justice, and the good folks who make it work on a municipal level-even the lawyers- was very gratifying to me. 

What Can You Buy in Cortlandt Manor for $255,000?

Well, how about a 2700 square foot contemporary with 3 bedrooms and 2 baths on almost an acre and a half in the Croton Colony Community? This home closed last Wednesday, October 13. It has a fireplace, large eat in kitchen, sliding doors to the deck, dining room, and a bright airy feeling thanks to the skylights. It is in the Lakeland school district. The homeowners association membership includes a swimming pool and clubhouse. It was on the market only 22 days before going under contract and closed in 98 days. Clearly, the dollar buys more these days in Cortlandt Manor than even a year ago. 

The home was listed by Vivian Morales-Guerrero and sold by Ellise DiRoma, both of J. Philip Real Estate. .  

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.   

10 McDougal Lane in Cortlandt Manor closed Friday, December 4. I listed it September 5, we had 2 offers by mid October, and it went under contract  10/31. The buyers went FHA, so it was a little bit of a wait from there. This is not to pat myself on the back, but rather to pat the seller on the back. 

Every so often, a seller "gets it." They are eager to know what I know, and they follow my recommendations as best they can, often to the letter. And guess what? They get what they want. Case in point: There was a home very similar to our listing that was priced in the low 300's for quite a while. It looked like the same house on a nearby street and the builder and architect were probably the same guys.  After some time, that other listing cancelled at $309,000. 

My view was that if we priced at 299,000, we'd get more and better eyeballs on our place. And even though the economy was crummy and the autumn was less than ideal, we averaged a showing every 2.5 days until we got our accepted offer and the thing got put to bed in early December. Price points matter, and my client saw what I saw. We collaborated well as a team, handled the negotiations and inspection issues like soldiers and now the guy can have a Christmas without the old house to worry about. My hat is off to him. 

It goes without saying that there are dozens of homes in that zip code that were for sale when John's house went up for sale that remain unsold. The moral of the story? Find the right broker (like, for instance, ME), take their coaching, and be a team.