Details

Written by Joanne Wallenstein

Category: Real Estate

Published: 12 February 2015

Another large home in Murray Hill has sold for far less than the new appraised value. This week 45 Birchall Road, appraised at $5,793,000 sold for just $3,800,000. The home was originally listed at $4,500,000, but sold for $700,000 less than the asking price and $1.2mm below the appraised value. The real estate tax shown on the listing is $129, 821 but the property record on the Village website shows updated taxes of $139,138.

In other real estate news, the overall base assessment of all Scarsdale real estate grew by $97 million or 1.05% in 2014. What does that mean for you? According to Village Assessor Nanette Albanese, "the (taxable) assessed value used to calculate a tax rate for the 2015 village and 2015 school taxes will be greater and reduced tax rates may result; assuming that budgets are not increased to the extent that any increase in the base assessment roll is consumed, or exceeded. " However, the larger assessed value base, will result in increased county taxes as Scarsdale will have to pick up a larger proportional share of the county tax.

Sales:
(Pictured above) 45 Birchall Drive: This jewel is one of the most exquisitely designed, constructed and appointed homes in Murray Hill. Sited on a beautifully landscaped acre on one of the most admired streets in Scarsdale. Breathtaking primary spaces include a soaring center hall, an outstanding Living Room with a custom fireplace, a formal dining room that is for elegant dining. The great room with fireplace, French doors leads to the patio and heated pool. Sure to impress is the fabulous kitchen with separate breakfast room. The second floor with its handsome landing reveals a fantastic master bedroom suite, including a enormous bedroom, dressing room, a glamorous bathroom, walk-in closets and a handsome study. Additionally, there are four bedrooms, a nursery, and three baths. Extra large bonus room and exquisite grounds offer exceptional privacy.

Sale Price: $3,800,000
Assessed Value: $5,793,000
Real Estate Taxes: $129,821

24 Jefferson Road: center hall Colonial recently completed that has everything you can imagine and more. Beautiful spacious kitchen with custom cabinets, granite, Wolf and Subzero appliances, 2 sinks, 2 dishwashers and a convenient butler's pantry-- ready for whatever awaits. High ceilings, sun splashed rooms, lovely hardwood floors and custom touches throughout will meet the needs of the most discriminating buyers. 6 bedrooms. 6 baths, a family room off the kitchen and an additional 2nd floor family room allow for flexible living. Finished basement with 1,793 square feet of living space, flat yard with patio and professional landscaping. Surround sound in seven zones, full house generator, wired with cat 6 cable, mud room and more.

Sale Price: $2,200,000
Real Estate Taxes: $42,000

6 Old Lyme Road: Bright and sunny Ranch home on .46 acre of beautiful property. Featuring 4 bedrooms and 3.1 baths, this house is built for easy living. The large living room with picture window hosts a wonderful fireplace with marble surround and built-ins on either side. Entertain in the spacious dining room with views of the patio and yard. The family room features built-ins plus door to the flagstone patio and yard. The modern kitchen with granite counter tops, Sub Zero refrigerator, Wolf range top, double ovens and stainless steel appliances is another sunny area of the house. There are Marvin windows, hardwood floors plus 3 zone heat and air conditioning. Many closets, including a large cedar closet and good storage space are an added attraction to the house.

Sale Price: $1,450,000
Real Estate Taxes: $34,977

14 Edgemont Circle: Completely redone for today's modern lifestyle. Features include cathedral ceilings, eat-in kitchen, fenced yard, formal dining room, hardwood floors, and 2 family rooms. Private 0.40 acre park-like property with security system. Beautiful specimen trees and flowers in garden.

Sale Price: $1,275,000
Real Estate Taxes: $28,070

7 Oxford Lane: Lovely contemporary home with a very private setting on a cul-de-sac, nestled on .70 of an acre with great views and terrific sunlight throughout the day. Over 3,000 interior square feet which includes 2,248 on the first floor and 1,000 in the lower level. Open entry foyer, step-down living room with vaulted ceiling, formal dining room with vaulted ceiling as well. 2010 new eat-in kitchen with skylights, laundry room, large family room with fireplace, vaulted ceiling with skylights, built-ins and glass sliding door to deck. Master bedroom has walk-in closet and 2011 new bathroom, two additional bedrooms with hall bath. Easy access from large 2-car garage to a large mudroom, playroom, plus two additional rooms -office and a gym plus a full bathroom.

Sale Price: $949,000
Real Estate Taxes: $29,874

310 Old Colony Road: Situated in a tree lined street in Edgemont, expansive ranch with open floor plan and an abundance of windows and natural light. Living room with fireplace, spacious family room with radiant heat, soaring ceilings, wood burning fire place, Master bath with radiant heat, enormous kitchen with subzero refrigerator, sun drenched dining room opens to a deck which offers a panoramic tree top view. Lower level features 2nd family room with sliding door and has a potential as home office, gym, extra bedroom or in-law suite. 2 car garage, new stone masonry walkways and steps.

Sale Price: $838,000
Real Estate Taxes: $21,458

Featured Listings:

53 Corell Road, Scarsdale: Move right in to this meticulously maintained and beautifully renovated five-bedroom Colonial. The cook's kitchen with custom cabinetry, granite countertops, stainless steel appliances and sun-filled eating area opens onto the maintenance free deck overlooking the lovely yard. The living room with fireplace and spacious dining room with built-ins, are designed for entertaining and the large first floor family room features custom built-ins and a bar with wine storage. The luxurious private master suite has a new marble bath, a dressing area with two walk-in closets, and separate office. Three additional bedrooms, a hall bath, and a sitting area complete the second floor. The fifth bedroom with full bath on the first floor is ideal for a nanny, guest or office. The 763 square foot lower level is perfect for a playroom or home gym, and a new whole house generator offers peace of mind. Private setting and only steps from Corell Park and playground. Free bus to elementary school and high school. A must see. Learn more here:

List Price: $1,595,000

27 Aspen Road, Scarsdale: Bright and spacious five-bedroom home in Quaker Ridge with generously sized rooms. New kitchen (2009) with granite counters and high-end appliances, furnace/HVAC (2009), hot water (2011), roof (2012), windows, lower level tile floor, master bedroom with built-ins and new master bath, as well as new hall bath and lower level bath. Located near Aspen Park on a .38 acre level property with private back yard and two patios. Learn more here:

List Price: $1,299,000

Details

Written by Joanne Wallenstein

Category: Real Estate

Published: 19 February 2015

Realtors Dawn Knief and Mary Katchis of Julia B. Fee Sothebys in Scarsdale recently listed another mega home in town – this one is at 9 Heathcote Road. The 8,368 square foot home was built in 2006 and sits on 2.54 acres in the Heathcote Association and is listed for $13,300,000. Along with 7 bedrooms and 7 baths the house is outfitted with a home theatre, gym/yoga studio, and an art storage room. Outside there is a heated swimming pool, newly surfaced tennis court and an outdoor kitchen.

According to property records, the house is assessed at $10,341,000 with real estate taxes of $209,435. It was purchased in December 2011 for $10,884,000.

Why is it being sold so soon? It could be the increase in real estate taxes though the recent tax revaluation only raised taxes on the property by $7,000 per year.

Sales:

38 Lockwood Road: French Normandy Tudor in Crane Berkley set on .9 level acres with gorgeous gardens showcasing specimen trees, bushes and flowers. Elegant flagstone patios areas with a gazebo. Stunning interior spaces throughout, creatively expanded to keep the house's integrity. Ludovici tile roof. 6,244 square feet including 1,139 on the second floor and 1,275 in the lower level per Village records. 6 bedrooms, 6 baths, 2 powder rooms. Soaring ceilings. Cook's kitchen with top appliances and adjoining family room. Spacious versatile lower level recreation room. 4 fireplaces. 860 bottle wine cellar. State-of-the-art 8 zone heating and air-conditioning. Elegant flagstone patios areas with a gazebo.

Sale Price: $3,000,000
Assessed Value: $3,250,000
Real Estate Taxes: $71,417

1 Springdale Road: New construction: Energy Star Qualified home with state of the art high efficiency mechanical systems, open floor plan, ultra gourmet eat in kitchen adjacent to family room, legal finished basement, 9' ceilings throughout and spray foam insulation. This classic colonial design offers 5500square feet, 6 bedrooms and 5 1/2 baths.

Sale Price: $2,510,000
Real Estate Taxes: TBD

2 Popham Lane: Ascend the private road to this incredible Fox Meadow haven, conveniently located walking distance to Scarsdale Village and train and even closer to the High School and Library. Revel in the charm of a classic Colonial, creatively renovated with a modern mentality and aesthetic. Ideal for casual daily living and festive gatherings. Large renovated Kitchen/Great Room is the true hub of the house. Six bedrooms. Versatile free-standing studio is ideal for parties, play space or private office.
Sale Price: $1,825,000
Real Estate Taxes: $38,472

51 Corell Road: Charm abounds in this stone front expanded cape with level property and great views of the wooded landscape. This warm and inviting home has been lovingly maintained and updated with tasteful appointments throughout. There are so many ways to live in this house with 5 bedrooms and 3 full baths, lots of storage and an amazing finished lower level. The master bedroom suite opens to a large deck and the Master Bath has been recently renovated with the finest materials. The roof, windows, and mechanicals have all been recently replaced.

Sale Price: $1,295,000
Real Estate Taxes: $26,254

2 Winthrop Lane: Edgemont: Cedar shingle and brick raised ranch with three bedrooms and 2.5 baths plus an office/possible 4th bedroom and a bonus family room. Hardwood floors and a large picture window in the living room which draws in natural sunlight. The dining room leads to a charming kitchen with a door to the blue stone patio and level yard.
Sale Price: $662,000
Real Estate Taxes: $22,600

Featured Listings:

30 Greenacres Avenue, Scarsdale, NY: Elegant brick Center Hall Colonial on .45 park-like acre with fabulous architectural details throughout including a green tile roof. Gracious entry hall, living room with fireplace, doors to sunroom with French doors to deck; perfect for entertaining, overlooking beautiful private property, formal dining room, updated eat-in kitchen with stainless steel appliances and granite counters, family room and powder room complete the first floor. Upstairs to master suite with two walk-in closets and marble bath, two additional bedrooms with adjoining playroom and updated marble bath. The third floor has two bedrooms, hall bath and plenty of storage. There is a walk-out finished lower level playroom, with powder room, laundry room and storage. Conveniently located near train and elementary school. Learn more here:

List Price: $2,195,000

20 Taunton Road, Scarsdale: Impressive, classic brick Center Hall French Colonial with great curb appeal. Located in the sought after Crane Berkley location of Scarsdale which is close to village, train, schools and parks. Located on a cul-de-sac, this nicely appointed home features fine architectural detail, gleaming hardwood floors and generously sized rooms. The sweeping staircase welcomes you into the living room with fireplace, large windows and access to the private wrap-around terrace. Additional 756 square feet of finished space in lower level not reflected in square footage. Learn more here:

List Price: $1,750,000

Details

Written by Joanne Wallenstein

Category: Real Estate

Published: 04 February 2015

The Scarsdale Village Board approved four significant resolutions at their January 29 meeting which was delayed from Tuesday to Thursday due to the snowstorm.

After years of discussion, the Board held public hearings on the resolutions and unanimously passed them all. The resolutions were as follows:

The formation of a special improvement tax district in Crane Berkeley to allow the Village to raise taxes from residents in that neighborhood to de-silt and improve the ponds, streams and drainage system.

A service agreement to hire J.F. Ryan Associates to conduct a second tax revaluation that will consider market values as of July 2016.

Adoption of new historic preservation code.

A moratorium on applications to build properties with gravel surfaces where if the gravel was counted as an impervious surface the project would exceed the maximum permitted lot coverage.

Here's a discussion of the resolutions:

The Crane Berkley drainage area includes 2 ponds, streams and watercourses that now need to be cleaned of debris and de-silted. The smaller of the two ponds is filled with ten feet of silt and requires dredging along with the stormwater drainage system from Popham Road to the large pond. In order to pay for the work, the Village will form a special improvement tax district which allows the Village to tax property owners who will benefit from the work. The neighborhood association, led by Bob Berg, gathered support for the formation of the tax district and 79 out of 109 homeowners support the initiative. The Village will share in the cost of funding the project. Bob Berg and Leo Noden spoke in support of the resolution at the Village Board Meeting and it was passed unanimously.

After some discussion, Trustees votes to approve a professional service agreement to retain J.F. Ryan Associates to conduct a new tax revaluation based on property values as of July 2016. This will allow the Village to update property values for tax purposes, using both a sales comparison approach and a cost approach that incorporates land values into the equation. Three members of the Scarsdale Forum asked the Trustees to allow the "dust to settle" on the 2014 revaluation before conducting a subsequent revaluation. Bob Berg, Howard Nadel and Bob Harrison all argued that the previous revaluation had been very accurate and that the results were still "playing out." They asked the Trustees to wait until 2018 to do the next revaluation.

However, the Trustees all favored moving forward now. Stacey Brodsky said, "I agreed that we had a successful revaluation – but do not believe that should stop us from moving forward. It is important to stay current with market values. Though it is difficult for the community and does raise anxiety as values change, I don't think we should delay. We have a new paradigm – regular revaluations based on current data."

Thomas Martin said, "Our constituents expect us to follow up. They are looking for a high level of fairness. I think that we should do this every two years."

Marc Samwick agreed with Brodsky and Martin but asked the board to wait to pass the resolution until John Ryan could be present at a meeting with the community.

Deb Pekarek said, "This is the new normal. We are back on track. I appreciate that it is difficult but we have the grievance system in place to rectify any questions."

David Lee said, "I agree that we should go ahead. The cost is being spread over three years. There is reason to do it this time around to solidify the values and give confidence to what took place. I don't know that we need to do this every two years."

Mayor Steves concurred, saying "There is a benefit to taking this to another step to make sure we have the groundwork for whatever plans you have going forward."

The resolution was approved by all board members.

The Board reviewed and passed new village code regarding historic preservation. Brodsky said this code was an interim measure as the board is still studying the issue of preservation. The code establishes the same criteria for demolishing more than 50% of a property to be used by the BAR and the Board of Trustees who currently use differing criteria. It aligns the standards and eliminates the BAR from the review process, requiring that those who wish to appeal a decision of the Committee for Historic Preservation go directly to the Board of Trustees.

Here are the new criteria for preservation:

A) In making a determination whether to grant an application for a Certificate or to deny such application and require that the building in question be preserved, the Committee shall consider the level of significance in American history, architecture, archeology, engineering and culture present in the building as well as the integrity of location, design, setting, materials and workmanship and:

1) That the buildings is associated with events that have made a significant contribution to broad patterns of Village, regional, state or nation history or

2) That the building is associated with the life of a person of persons of historical significance; or

3) That the building is the work of a master and embodies the distinctive characteristics of a type, period or method of construction that possess high artistic values: or

4) That the building has yielded or may be likely to yield information important in pre history or history

B. The Committee may consider if the building is listed on the National Register of Historic Places, NYS Register of Historic Places of Westchester County Inventory of Historic Place. A National, State or County listing alone is not sufficient to warrant preservation.

Carl Finger, a member of the Board of Architectural Review said, "I think it's an excellent procedure – a much better process. Thank you."

However Paul Diamond, Chairman of the Committee for Historic Preservation said that while the committee agrees with the new code for the most part, the entire committee had written a letter to the board objecting to criteria #3 which says "it is the work of a master AND embodies the distinctive characteristics of a type, period or method of construction that possess high artistic values." The committee said this should read OR, not AND saying that the proposed Scarsdale code sets a higher bar for preservation than New York State or federal organizations. Diamond said that using this criteria, "there will be nothing that can be preserved."

Brodsky disagreed and told Diamond that "we looked at it. We have had the occasion where someone is a master but the building in question was not worthy of preservation." David Lee agreed, saying "It has to be a good work of the master." Steves said "This is not the first time we have heard about this. There may be disagreement but it is not because we have not considered this verbiage."

Brodsky summed up saying, "We have spent the better part of three years talking about preservation – we wrestled the longest and hardest with the criteria.
We have weighed community vs. homeowners concerns and drafted this on a fair basis. Right down to "and" and "or."

A vote was called and the trustees voted unanimously vote in favor of the new law.

Last in response to residents concerns about the bulk of new houses being built, the Board is now re-considering lot coverage and floor area ratio regulations. While the study is being done, the Board passed a resolution declaring a building moratorium on applications to build properties with gravel surfaces where if the gravel was counted as impervious the project would exceed the maximum permitted lot coverage. This moratorium will extend through June 30, 2015.

No one spoke about this resolution at the hearing and it was passed by the Board.

Barbara Jaffe of Kingston Road was appointed to the Committee for Historic Preservation to replace Marjorie Meiman who has served since 2009 and wishes to resign.

Sales:

322 Old Colony Road: Completely renovated in 2008, this spacious home offers every amenity including oversized gourmet kitchen with top of the line appliances, granite island and counters, 2 dishwashers, wine frigerator and radiant heat. Home has 3 fireplaces, hardwood floors, high ceilings, intercom system and family room with surround sound, radiant heat in bathrooms. Walk-out basement with playroom, full bath and office. Grassy, fully fenced sideyard.

Sale Price: $1,250,000
Real Estate Taxes: $38,693

Featured Listings:

24 Rodney Road, Scarsdale: Charming English Tudor in a very desirable and convenient location. Easy walk to bus, schools and park and just a 15 minute walk to Scarsdale village and train. Entrance hall with powder room, large living room with built-ins and fireplace, sunroom, formal dining room, eat-in kitchen, family room or bedroom right off kitchen/full bath. On second floor there is a master bedroom with alcove, full bath with both tub and separate shower, three additional bedrooms and hall bath. Lower level offers a huge full basement, laundry, utilities and storage with door to outside. New leaders and gutters and lovely hardwood floors throughout. Square footage field measured is 2200. Learn more here:

List Price: $899,000

603 Fort Hill Road, Scarsdale PO, Edgemont: Sun-filled Split-level with an open floor plan, generously sized rooms, abundant storage and private, picturesque property with distinctive circular driveway. Unique features: updated kitchen with large granite center island and stainless steel appliances, three full updated baths, outfitted closets, ceiling fans in bedrooms. New: recessed lighting, interior doors, heating and cooling systems. Commuter bus stop to Scarsdale train next to house. Close to schools, shops and restaurants. Wonderful light-filled space for everyday living and entertaining. Learn more here:

List Price: $898,000