CATSKILLS HOMES FOR SALE LAND FARMS
Catskills Homes for Sale Real Estate search 20+ leading independent brokers and 8 multiple list systems. How to buy and sell Catskills real estate. Catskills Real Estate covers a large area in the southeastern portion of New York State. This website also includes detailed listings for Greene, Ulster, Albany and Schoharie Counties.The Catskills Region also includes portions of the counties of Delaware, Sullivan, Broome, Orange, Otsego Chenango, Montgomery, and Schenectady Counties. These may be accessed through several different multiple list systems. The most complete and up to date way to search for Catskills real estate is to go to the appropriate multiple list system. Click For pointers on listing and purchasing Catskills real estate houses, Land, and Farms.
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The Catskills are located approximately 100 miles (160 km) north-northwest of New York City and 40 miles (60 km) southwest of Albany, starting just west of the Hudson River. As a cultural and geographic region, the Catskills are generally defined as those areas close to or within the borders of the Catskill Park, a 700,000-acre (2,800 km2) forest preserve protected from many forms of development under New York state law. Catskills real estate boasts the peace and seclusion of quaint rural towns while not being far removed from commerce centers like Albany or New York City.
Catskills Homes for Sale Real Estate
Jewett Ski House
An example of Catskills homes land is Jewett Ski House Sleeps 15. This 4400SF Contemporary has 5BR4BA, a family room, Living room, Dining room, Kitchen, Den and office. It is on 20 acres with pond, tennis courts and views.
Greenville Horse Farm 14 Acres 12083
Another example of Catskills Homes for Sale Real Estate land, is this Greenville Horse Farm 14 Acres. This ready to go breeding farm has 2 barns with 8 and 12 stalls, 5 run-in sheds, and a smaller machine barn with cameras in 4 stalls. The Colonial Farmhouse is 2168SF and completely remodeled with great insulation. Along with a huge eat-in kitchen with 2 electric wall ovens, granite counters, there is a large family room and living room, a master suite and 2 guest rooms all on 14 acres.
Schoharie NY Rustic Retreat
A third example of Catskills Homes for Sale Real Estate land is this Schoharie NY Rustic Retreat. Post & Beam 3BR3BA home on 85 wooded acres with open field overlooking farm, extensive trails, several outbuildings including workshop and studio, priced to sell. Separate rental cottage. New addition; large 18 X 34 X 10 foot addition. Has 5 inch concrete floor. 9 X 9 over head door and two entree doors with 220 electric and 120,000btu propane heat
Architect Designed In Woodstock, NY 12498
Cairo, 1.5 Acres Catskill Views 12413
A final example of Catskills Homes for Sale Real Estate, Cairo NY Real Estate, includes Acra, Gayhead, Purling, Round Top, South Cairo, South Durham and the Catskill Creek. Round Top is close to the village of Cairo and an area that attracted individuals of German descent and spawned several well known resorts.
Listing Catskills Homes for Sale Real Estate
The real estate market is in the initial control of the Seller. Unless Sellers are willing to offer their properties for sale there is no market. Today’s market is transitioning from a Buyer’s market with many foreclosures to a more balanced market. It is more important than ever to select an independent broker to help you understand the market and price your property properly.
It is important to prepare the Catskills Real Estate houses land, to maximize “curb appeal,” and a new business of “staging” has developed to help. Staging increase curb appeal by arranging the interior and exterior to attract potential Buyers. But the most critical issue in putting the property on the market is to obtain a realistic value, one at which the property is likely to sell quickly. Sellers often have an idea what their property is worth. They may be familiar with one or more similar properties that have sold. And they are very aware of the price they paid for the property and the costs they have incurred over the course of owning the property.
But Sellers must be careful not to overvalue their property. The market value of the property is not determined by old sales or sales of non-comparable properties or by the amount of money the Seller has spent on purchase, upkeep, taxes and improvements. The market value is determined by the amount of money the property is likely to bring if sold in a reasonable time, typically within 90 days.
The best approach to determining value of Catskills Real Estate Houses Land, is to hire an appraiser (in New York State, appraiser’s are licensed) and typically charge several hundred dollars to provide an unbiased assessment of the value of the property. A list of appraisers may be consulted if you cannot get a local reference. http://appraiserusa.com/newyork/ Since prices vary it is wise to do some comparison shopping.
Many Sellers contact a Broker to undertake a comparative analysis based upon comparable “sold” properties. Brokers will ordinarily undertake the analysis without charge in the hope that they will be able to list the property. While a skilled realtor can probably provide more accurate guidance than an appraiser who may not be familiar with the specific area, realtors have an axe to grind. They want to convince you to list your property with them. The result is often inflated values which may hinder a timely sale of the property. If you have other questions about current market conditions you may want to visit the Hudson Valley Real Estate Blog.
When listing Catskills Real Estate Houses Land you are attempting to achieve the widest possible audience for your property. The advantage of using a real estate broker is that the broker has direct knowledge of the current real estate market and access to the multiple list system or systems which are active in your area. The broker can also guide you through the many pitfalls you may encounter in completing the sale of the property.
In selecting a real estate broker speak to friends who have worked with Brokers. Do not be swayed by nationally recognized names such as Coldwell Banker or Century 21. The importance to you is the quality of the individual representing you. Independent brokers will often be more experienced and successful in local markets than national franchises. But be sure your broker is a member of the local multiple lists systems which are relevant to the sale of your property. Investigate the Broker’s website. Find out what other websites the broker accesses and what other services he provides. Does the broker use print media, including local newspapers and real estate publications? Does the broker use “open houses?” Does the broker offer exposure to adjoining multiple list systems?
Be sure your broker is a member of the the MLS which serves your area. Greene, Sullivan and Ulster County have their own MLS systems. Most Delaware properties are listed in the Ulster County MLS. Schoharie properties are generally listed in the Capital District MLS. If your property is in the northern part of the county you may want to have it listed in the Greater Capital MLS (GCAR) to give it additional exposure. Consult your local independent broker about which multiple list systems your property should be placed. You are hiring a broker to get the widest possible exposure. Make sure you get it!
In selecting a broker you also want an individual who is going to be able to guide you through the mysteries of dealing with buyers, negotiating an acceptable sales price, considering the various contingencies such as inspections and mortgages and make sure you close the deal (get the money). You cannot over estimate these aspects of the Broker’s job. Make sure you spend time with your broker and feel secure that your broker is experienced and will truly represent you and protect your interests in reaching a closing.
FINDING CATSKILLS HOMES REAL ESTATE LAND FOR YOU
Be sure you investigate all sources when searching for properties. While most properties are listed in the local multiple list system, you want to draw upon the broadest possible range of sources, including local publications and local internet sites. If you hire a Buyer’s broker be sure you select someone who will expose you to the widest possible real estate search.
Catskills Real Estate Houses Land comes in a variety of forms. While most individuals are searching for a single family detached residence, others search for attached dwellings, including condominiums, or two-family or multi-family residences. These latter come into play when individuals are seeking income potential whether or not they will reside in the residence. Other individuals are looking for commercial real estate to house their own business or for a real estate investment. And still others search for land to build their home, to build a multi-family residence, to build a commercial building or to subdivide land to sell or to farm.
Most real estate websites search by category so you must know what type of real estate you are seeking before you begin to search. Also most real estate brokers handle residential detached homes. If you are looking for vacant land, a multi-unit or commercial property, be sure to find a real estate broker who is familiar with that type of real estate. The real estate market is segmented, so be sure you are looking with a broker who understands the market you are looking in. Incidentally that also applies to location. Select a broker who is active in the town in which you are seeking real estate. If you are searching in more than one town, be sure your broker is knowledgeable about all the towns of interest to you.
What applies to buyers in this regard also applies to sellers. Most real estate brokers specialize in single family attached homes. If you are listing a condominium, multi-family or commercial property or raw land chose a broker with experience in the appropriate area. Again this also applies to location. Select a broker who is familiar with the area in which the property is located.
When searching to purchase Catskills Real Estate Houses Land a variety of sources are available: the web, including multiple list sites, print publications and a myriad of real estate agencies. The web has a wealth of information about real estate. While many people will start with a broad approach through a national website such as Realtor.com, it makes more sense to target more region specific websites. The best place to start is with the most relevant multiple lists system, discussed above. Most brokers place most of their properties in the multiple list system to achieve the widest exposure. A regional site which will point you in the right direction is HVREAL.COM which has specific breakdowns for type of real estate as well as county and town searches and links to the relevant MLS systems.
Another sources of real estate suggestions is local real estate publications. Within The Catskills refer to the Catskill Mountain guide. The Homebuyers Guide focuses on Columbia and Dutchess Counties, but also carries listing of properties in the Catskills
NEGOTIATING FOR CATSKILLS HOMES REAL ESTATE LAND
While the internet has been a boon to searching for real estate, especially if the individual is not close by, it does not help too much with the negotiation and closing of the sale. If you have already contracted with an exclusive listing or selling agent that agent will be responsible for advising you and assisting in the negotiation and sale.
While Sellers are almost always represented by an exclusive agent, the trend toward Buyers retaining an exclusive agent is relatively new. A smart agent can be an enormous asset in conducting your search and in negotiating on your behalf. A substandard agent can cause you to lose opportunities. Make sure that if you retain an exclusive agent, usually for a period of time of 90 days, you have an aggressive, knowledgeable agent. Otherwise you may do better without an exclusive buyer’s agent.
Negotiating a sale of Catskills Real Estate Houses Land is a tricky business. It is made more difficult by the fact that Sellers have often invested a lot of time and money in improving their property. And both the Buyer and Seller are ordinarily inexperienced in the negotiations process. Here an experienced real estate agent can be invaluable. Almost always the listing agent works on behalf of the Seller. But many experienced Sellers’ agents operate more like an intermediary, perceiving their role as bringing the Buyer and Seller together. Such an experienced agent can be invaluable he bringing the parties together. And the agent’s incentive is to obtain the entire commission if the sale is made.
Today Buyers often prefer to have an agent working on their behalf, representing their interests. Such a situation may create a more charged situation, where the agents become adversaries and the buyer and seller are driven to a more adversarial stance. A Buyer must carefully select a strategy, based upon the dynamics of a specific sale. Seller’s should not be put off by initial low offers. It is very usual in this business for Buyer’s to make low offers and end up buying properties by splitting the difference between their offer and the sale price.
Hints for successful negotiation:
1. Maintain a respectful attitude toward the other party and any agent involved.
2. Buyers should not make disparaging remarks about the property, particularly when the Seller is present.
3. Buyers should make an offer which is not so low as to unnecessarily annoy the Seller.
4. Be understanding and flexible in responding to the other party’s position, even if you do not agree with it.
5. Be gracious in maintaining your position when you have gone as far as you want to go.
6. Be willing to reexamine your position as time elapses and do not foolishly maintain a rigid position.
7. Be willing to “split the difference,” if it means the difference between sale and no sale.
GOING TO CONTRACT TO PURCHASE CATSKILLS REAL ESTATE HOUSES LAND
Once an agreement has been obtained with respect to the price, financing and inspections a written contract is the next step. Until there is a written contract, neither party is obligated in the sale of real estate. In New York State it is usual for buyers and sellers to be represented by attorneys, unlike in some states like Florida where title companies do the bulk of the paper work and attorneys may not be involved at all. For a list of Hudson Valley Attorneys by county click here.
Real estate contracts are typically subject to the buyer conducting inspections, obtaining financing and obtaining title insurance. Good title is title that will be guaranteed and insured by a reputable title company. The Capital Region Contract provides the buyer the right to withdraw from a contract and have a deposit returned if the inspection indicates that more than $1500 will be required to bring the property to an acceptable level.
Conditions which must be satisfied before closing are referred to as contingencies and may involve a range of other issues. In tight markets where it is difficult to predict when real estate will sell, Buyers may ask for a contingency making their obligations contingent upon the sale of another property. This complicates a sale and Sellers should be careful when agreeing to such a contingency.
In some areas, such as the Albany Capital District, contracts are prepared by the real estate brokers and sent to the attorneys for their approval. This system works well in the Capital District, where attorneys are happy to have the brokers draft the detailed contracts. Many attorneys outside of the Capital District object to this procedure and insist upon drafting the contract and when representing buyers to prepare detailed riders to the contract. From the perspective of the buyer and seller, the selection of an attorney may be critical. Attorneys can complicate the process of completing real estate transactions by focusing on issues which may not be critical.
They also can protect their clients by raising important issues. Be sure to select an attorney who completes a good number of closings each year, is recommended by someone you trust and provides a reliable estimate of legal fees. For more information click on Hudson Valley Attorneys.
INSPECTIONS, MORTGAGES, RENEGOTIATION
As explained above, a real estate sales contract for the purchase of Catskills Real Estate Houses Land will typically contain a contingency to allow the purchaser to hire inspectors to determine if problems exist that may detract from the value of the house. If the problems are serious the Buyer can ordinarily withdraw from the contracts with the deposit returned. But in most cases a renegotiation takes place in which the Buyer and Seller negotiate an adjustment in the purchase price or the Seller agrees to correct certain problems and the matter reaches closing.
Most contracts specify a date by which the inspection must take place and that notice must be provided to the seller of any problems. If this date is not met the purchaser may waive his rights. In addition to structural matters, purchasers typically will check to make sure the water is potable, the septic or sewer is in working condition, there is no pest infestation and radon ( a gas coming from the ground) is below the danger levels specified by the Environmental Protection Administration.
Selecting an inspector is a critical decision and should be done with care. Since 2006, home inspectors have been licensed in New York and are subject to certain requirements. Inspectors run the gamut in their skills and fees. Try to get recommendations from individuals you trust. And be sure to talk with an individual before hiring him or her. If you are contacting an unknown individual be sure to find out qualifications and experience. Ask to speak with recent individuals for whom he or she has conducted inspections. For information about home inspectors visit the website of the American Society of Home Inspectors. To view the requirements under New York State law that pertain to home inspectors go to the website for the New York State Association of Home Inspectors.
A second common contingency allows the Buyer to withdraw from the contract and receive the deposit back, if the Buyer cannot obtain a mortgage. Most Buyers do not have the cash to pay for properties outright. And the American tax system favors mortgages because of the substantial tax benefit of the deduction of mortgage interest. From the perspective of the Seller, the elimination of a mortgage contingency is a great benefit. Since the Seller may be forced to keep the property off the market for a prolonged period of time. While a standard mortgage contingency gives the Buyer 45 days to obtain a mortgage, the contingency may last considerably longer. Sellers should be wary of offering a longer period of time initially and equally skeptical about extending the period more than a few weeks. This situation is particularly onerous to the Seller if the market is seasonal with the property off the market during the peak selling season. While the Seller can continue to show the property until closing, other Buyers are reluctant to look at the property and make an offer, when they know the property is currently, “under contract.”
Often the Seller will require the Buyer to present a “pre-qualification” letter indicating that some lender or mortgage broker believes that the Buyer will qualify for a loan of some specified amount. These letters have varying weights depending upon the source of the letter and the extent to which the party issuing the letter has actually investigated the Buyer’s credit and verified income sources. A good lawyer can be helpful in ensuring that the legal language describing the Buyer’s commitment is specific, time delimited and
allows the Seller to get out of the contract if the commitment has not been obtained within a relatively short period. Another issue which sometimes arises is that most banks will require a property appraisal before agreeing to loan money. If the appraisal is too low, the bank will typically require a reduction in the mortgage size and an increase in the cash from the Buyer. If the Buyer does not have additional cash available the mortgage will be denied.
A Buyer may go directly to a mortgage lender or work through a mortgage broker. Banks that are located in the Catskills and active in the mortgage market include: Bank of America, 800- 432- 1000; Bank of Greene County, (518) 731-2731; Centennial Mortgage, 845-339-1341; Citi Financial, 845-336-0052; First National Bank, 845-887-4866; First Niagara Mortgage, 518-943-3714; Homestead Funding Corporation, 845-331-3777; Legacy Banks, 800-292-6634; Mid-Hudson Valley Federal Credit Union, 845-336-4444; National Bank of Delaware, 607-865-4126; NBT Bank, 845-586-2623; Rondout Savings Bank, 845-339-2600; Trustco Bank, 518-943-5090; Ulster Savings Bank, (845) 255-5470; Wells Fargo Home Mortgage, 845-334-2600; Wilber National Bank, 607-746-2162.
CLOSING ON CATSKILLS HOMES REAL ESTATE LAND
Once a mortgage commitment has been obtained the parties should be ready to close the sale. By this time any issues which have arisen during the inspections should be resolved. The Buyer’s attorney usually sets the closing date along with the mortgage lender’s attorney. If the Buyer is reluctant to close, the Seller’s attorney will prepare a letter indicating that “time is of the essence,” and that if the Buyer does not close promptly the Buyer will be in default on the contract. Hopefully this step will not be necessary since litigation over real estate contracts can be costly for both sides.
At the closing a title company will be present to insure the Buyer’s title, so that if any issues involving the title arise after the closing they will be the responsibility of the Title company. Adjustments are made at the closing to charge the Buyer for taxes which have been prepaid and fuel which is on hand. Government fees will also be paid by the Buyer and Seller, the largest of which is the transfer tax of $4/1000, paid by the Seller. The representative of the title company handles many of the details of the closing ensuring that the proper documents are signed and filed in the appropriate offices and fees paid, including the payoff of the existing mortgage, if any.
For information about any of our listings or those of our multiple list system partners call 800-398-8802, or consult The Hudson Valley Real Estate Blog.
MORE ABOUT CATSKILLS HOMES REAL ESTATE LAND
The Catskill Park includes a large portion of the Catskill Range, and is part of New York’s Forest Preserve. Not all the land is publicly owned; about 60% remains in private hands, but new sections are added frequently. Most of the park and the preserve are within Ulster County; however Greene County accounts for a significant portion and there are areas in Sullivan and Delaware counties too.
The following towns, listed within their counties, are generally considered within the Catskills:
Delaware: Andes, Bovina, Colchester, Davenport, Delhi, Deposit, Franklin, Hamden, Hancock, Harpersfield, Kortright, Masonville, Meredith, Middletown, Roxbury, Sidney, Stamford, Tompkins, Walton.
Greene: Ashland, Athens, Catskill, Cairo, Coxsackie, Durham, Jewett, Greenville, Hunter, New Baltimore, Windham
Schoharie: Blenheim, Broome, Carlisle, Cobleskill, Conesville, Esperance, Fulton, Gilboa, Jefferson, Middleburgh, Richmondville, Seward, Sharon, Summit, Wright.
Sullivan: Bethel, Callicoon, Cochecton, Delaware, Fallsburg, Forestburgh, Fremont, Highland, Liberty, Lumberland, Mamakating, Neversink, Rockland, Thompson, Tusten.
Ulster: Chichester, Denning, Ellenville, Esopus, Gardiner, Hardenburg, Hurley, Kingston, Lloyd, Marbletown, New Paltz, Olive, Plattekill, Rochester, Rosendale, Saugerties, Shandaken, Shawangunk, Ulster, and Woodstock.
The Catskills serves as primary residence and second home destination to almost 400,000 individuals. The breakdown for population, housing, household income and per capita income are set forth below.
Population Housing Units Household Income Per Capita Income
Delaware 45,514 19,270 39,821 17,357
Greene 48,947 28,536 45,628 18,931
Schoharie 31,529 11,991 46,444 17,778
Sullivan 75,826 49,239 45,930 18,892
Ulster 181, 440 82,329 54,388 20,846
The major employers in The Catskills tend to be the county governments, correctional institutions, ski areas and some local manufacturing efforts. The cost of doing business in The Catskills is low compared to adjoining areas to the East, North and South. Some locations are quite accessible to the major markets of New York, Westchester and Albany. The Catskills has a growing number of individuals commuting to New York, Westchester and the Albany region, helped by the accessibility of the New York State Thruway. Another factor helping The Catskills is the movement of individuals who are retiring or down sizing from the Metropolitan New York City area, including Long Island, parts of Connecticut, New Jersey and Westchester and the Albany Capital District. Since properties are so much higher in those regions.
The school districts by county are as follows:
Delaware: Andes, Charlotte Valley, Delhi, Downsville, Franklin, Hancock, Margaretville, Roxbury, Sidney, South Kortright, Stamford, Walton.
Greene: Cairo-Durham, Coxsackie, Hunter-Tannersville, Catskill, Greenville, Windham-Ashland-Jewett.
Schoharie: Berne Knox Westerlo, Cairo Durham, Canajoharie, Charlotte Valley, Cobleskill-Richmondville, Duanesburg, Fonda-Fultonville, Gilboa-Conesville, Greenville, Jefferson.
Sullivan: Bethel, Callicoon, Cochecton, Delaware, Fallsburg, Forestburgh, Fremont, Highland, Liberty, Lumberland, Mamakating, Neversink, Rockland, Thompson, Tusten.
Ulster: Ellenville , Highland , Marlboro , New Paltz , Onteora , Rondout Valley, Saugerties, Wallkill.
The quality of schools can differ within small areas or larger ones. Word of mouth can be useful in assessing the quality of schools, but it can also be misleading. New York State ranks schools and school districts and these ranking may be found at the link at NYS Education Department. Additional information may be found at the following websites for secondary, community colleges and 4 year colleges. NY Schools, NY Community Colleges, NY Colleges.