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

I have often said that nearby Pleasantville is aptly named. It borders Briarcliff Manor to the east and is idyllic: a picturesque, charming little village on the Harlem line of Metro North with shops, eateries, and culture. The latest feather in the village's cap is that GQ magazine voted it the second best smelling city in the world. 

Good for them. I'm no expert on aroma but I can tell you that living in Pleasantville would never stink. My first job ever, which paid for my junior prom in 1984, was washing dishes at Pace University. When I took a year sabbatical from life in 2000 before I got married I tended bar at Mediterraneo. As a matter of fact, I proposed to Ann over a nice meal from Mediterraneo, but it was takeout. They still get credit. I meet every other Friday at Jean Jacques with my networking group. And the Jacob Burns Center is Westchester County's premier theater for cultural films. 

We love to do business in Pleasantville. Stephanie Solano, one of our top agents, lives in Pleasantville and is a local expert. 

In 2011, 47 homes sold in Pleasantville at a median price of $495,000. 
There are currently 40 homes for sale in the Pleasantville school district at a median list price of $649,450.  

It is a great time to be a buyer, and if central Westchester County is a good location for you, you should check Pleasantville out. Better yet, reach out to Stephanie. (914) 645-2433

Previous posts on Pleasantville.

View homes for sale in Pleasantville with or without registration. 

Pleasantville Named Best Smelling 'City': MyFoxNY.com

Pleasantville's real estate market for the second quarter of 2011 is an analysis of single family home activity for the period April 1, 2011 to June 30, 2011 for the Pleasantville school district. All information is derived from the Empire Access MLS. 

For the second quarter of 2011, Pleasantville had 12 closings at a median price of $445,000.

For the same period in 2010, there were 13 closings at a median price of $535,000. 

That is a significant drop in median price. To appreciate how far down prices have come, in 2004, there were 22 closings at a median price of $647,500. From the peak, Pleasantville is down over $200,000 in median price. 

There are 72 homes for sale now at a median asking price of $604,200. That is almost 2 years of inventory. 

The light at the end of the tunnel for the area is on the homes currently under contract: 9 homes are under contract, and they have a median asking price of $719,000. 

Remember, we are measuring quarters here, not single months, so the likelihood of an anomaly is far smaller. That high median price for the contracted homes is real, it is significant, and it is good news. 

Previous postings on Pleasantville.

Find a great home in Pleasantville on Listingbook. 

$568,000 buys a nice pre-war colonial with a big yard. This particular home dates to 1919 and has 4 bedrooms, 2 full baths, a formal dining room, and both a rear and side porch. The character of the period has been preserved very well over the decades. 

Inside it has beautiful hardwoods, lots of period woodwork and crown molding, plenty of windows (bay windows in both the living and dining room) and a great fireplace mantle in the living room. 

Overall it is about 2000 square feet and has a yard of over half an acre. We just had a client close on it a few days ago, and we wish Jim every happiness in his new home. Since Pleasantville is close, we are also happy to welcome a new neighbor. 

If you'd like to find a nice home like this in Pleasantville or any other town in Westchester, get yourself a free Listingbook account and search the MLS like  pro. 

This is for single family home activity in the Pleasantville school district for September of 2010. All information is derived from the Westchester-Putnam Multiple Listing Service. Pleasantville is right next to Briarcliff Manor and has one of the best downtowns in North Westchester bar none. It is also the home of Pace University. 

Compared to September 2009, Pleasantville sales volume increased from 2 to 5 closed transactions. The median price is up about $65,000, which bodes well for the strength of values. The 9 homes under contract have a median asking price of $579,000 which is also very robust. 

It is no wonder. Pleasantville is aptly named- a gorgeous little village with beautiful homes right on the Harlem line of Metro North.  If you'd like to search for a home in Pleasantville, get yourself a free Listingbook account and search the MLS like an agent.

Previous postings on Pleasantville.

This is for single family home activity in the Pleasantville school district for June of 2010. All information is derived from the Westchester-Putnam Multiple Listing Service. I blogged last month about the anomaly of no May sales in Briarcliff or Pleasantville, and true to  my expectation sales recovered strongly in Pleasantville in June.

Compared to June 2009, Pleasantville sales volume increased from 2 to 9 closed transactions. The median price of $510,000 is significantly lower than last June's $755,000, but the 8 homes under contract have a median price of $769,000, which bodes well for the strength of values.

Of the 9 sales, every single home closed at at least 96% of asking price. There are 62 available home in inventory at a median price of $639,000, which is probably about a year's worth of inventory. Pleasantville should have a decent July.  If you'd like to search for a home in Pleasantville, get yourself a free Listingbook account and search the MLS like an agent. 

While compiling the May 2010 market data for Briarcliff Manor and Pleasantville, two of my favorite places, I found an interesting thing. 

Nothing sold in May. In either place. Granted, neither is a teeming metropolis, but nothing is , well, nothing.

What does it mean? I'll tell you. 

Nothing. It means nothing. Well, maybe something: June will be a heavy month. So, given the lack of results, I put the two neighboring villages together for the purposes of this update. 

May 2010 Sales: Zero      May 2009 Sales: 6 at a median price of $775,000

Pending/Under contract: 28. Median Price: $689,111

Active: 117. Median Price: $709,000

There is plenty of pending business, and the June 30 deadline may be a factor. 

May was an anomaly. There is plenty of activity in Briarcliff and Pleasantville.