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Written by Joanne Wallenstein

Category: Real Estate

Published: 30 October 2014

Brokerage News: Jason Wilson of Julia B. Fee Sotheby's International Realty in Scarsdale announced that the firm's Scarsdale brokerage lead sales of high-end homes in dollar volume through the end of the third quarter of 2014 according to the Hudson Gateway Multiple Listing Service. The company defined high end sales as single-family property sales over $3.5 million.

In the $3.5 million and over category, the firm has reached nearly $38 million in dollar volume in 2014, achieving approximately 12% more volume than its nearest competitor. The company's market share in this category is now the highest in Scarsdale at 39.8%.

The news comes just on the heels of Scarsdale's reaffirmation as one of the most affluent communities in the country, as the village was just ranked by Forbes.com at #325 among the nation's top 500 zip codes.

Sales:

177 Bell Road: Colonial features a sunny library with French doors, living room with fireplace, formal dining room, eat in kitchen/bar. Second floor: 3 bedrooms, hall bath, a beautifully finished lower level/guest/ with a new bath and glass shower plus glass door to patio. The very usable and practical attic is complete with many deep storage drawers for art collections: a painter or writer's hideaway.

Sale Price: $800,000
Real Estate Taxes: $16,692

Featured Listings:

6 Crosshill Road, Hartsdale, NY: This newly re-imagined and lovingly rebuilt Ranch home in Hartsdale Acres is rich in design and has been painstakingly renovated from top to bottom with quality and luxurious appointments. State-of-the-art kitchen and baths, all brand new including maple kitchen cabinetry, Caesar Stone counters, claw foot bathtub, river rocks shower floor, new 20KW Generac Generator, hydro air furnace, new central air and air handler, electric and plumbing, windows and doors and architectural roof. Custom laundry room with cherry cabinets and many more upgrades. All sited on a beautiful tranquil acre. Great location, near shuttle bus to Hartsdale train station, town pool and park. Bright, cheery 1200 square foot lower level has two rooms, full bath and door to backyard. This home is a must see. *Windmill in backyard is excluded. Learn more here:

List Price: $979,000

266 Boulevard, Scarsdale: This sunny and bright 1920s Colonial Farmhouse is beautifully set on a corner lot with a fantastic front porch and an incandescent urban charm. It has been meticulously updated for today's modern living while maintaining its original character and detailing. Features include hardwood floors with mahogany inlay throughout, wood-burning fireplace with original tile surround and stunning built-ins, central A/C (2013), new hot water heater (2014), new thermal pane windows (2013), sprinkler system, renovated laundry/mudroom on first floor, renovated bathroom with claw-foot tub featuring porcelain and chrome telephone faucet, huge walk-in closet in master, and a fabulous chef's kitchen with honed granite countertops, Rohl Shaws farmhouse sink, and stainless steel appliances. Super convenient location close to school, Davis Park, and bus to train. Move right in. Learn more here:

List Price: $995,000

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Written by Joanne Wallenstein

Category: Real Estate

Published: 06 November 2014

According to the Village Assessor, 732 property owners have taken their grievance appeals for their tax assessments to the next step – the Supreme Court of Westchester County who is empowered with ruling on assessments after they are reviewed by Scarsdale's Board of Assessment Review (BAR). This summer Scarsdale's BAR considered about 950 appeals and granted reductions to approximately 15% or 142 property owners. It appears that almost all of those who were turned down by the BAR took their grievance to the court. If the court grants reductions to many of those, the balance of taxpayers will see their tax bills rise to compensate for their neighbor's reductions.

Here are the grievance counts from Village Assessor Nanette Albanese:

586 SCAR Petitions: (Supreme Court, small claims residential properties only)
146 CERT Petitions: Supreme Court Certiorari residential and commercial properties
732 Total Appeals

New York law provides two mechanisms to go to court to challenge an assessment. Here is an explanation of the two types of challenges:

A certiorari ("CERT") proceeding is in the regular Supreme Court. Anyone who wants to challenge an assessment can go there, including apartment buildings, farms and commercial buildings. The normal Supreme Court procedures basically apply. Non-lawyers are advised not to try to bring a case in Supreme Court.

A small claims assessment reviews ("SCAR") proceeding is a simplified small claims type proceeding, specifically for assessment review of 1, 2, and 3 unit residences. No other types of properties. The format is designed to make it relatively easy to bring a case without a lawyer.

Sales:

3 Oak Way: (Pictured at top) Grand and well proportioned Arts and Crafts gem. Built in 1910, renovated and expanded in 2012 with superior quality updates faithful to the home's original character. Special details include 9 uniquely designed fireplaces, copper roof, stained and leaded glass windows throughout, bas relief frieze in living room, porches off select bedrooms. Additions feature new 2 car garage connects to new mudroom leading to stunning eat in kitchen complete with Thermador, Subzero, Miele, Viking appliances, 2 sinks. Enlarged family room with French doors to new deck, expanded master bedroom suite, luxurious new upstairs bath with steam shower and towel warmer. Surround sound, new fence around perimeter of backyard. Six bedrooms, 4.2 baths, on .59 acre.

Sale Price: $2,660,000
Real Estate Taxes: $49,375

20 Lenox Place: 5,000 square foot custom home in Heathcote. Quality craftsmanship. This distinctive 5 bedroom, 4 1/2 bath home has a great open layout with a 2 -car garage, mudroom, and laundry on 2nd floor. The walk-out lower level has a spacious playroom, au pair suite w/bath.

Sale Price: $2,100,000
Real Estate Taxes: TBD

1 Carstensen Road: Superbly built Collet Georgian brick colonial is set on .47 acres in one of Scarsdale's treasured neighborhoods within walking distance to RR, high school and Village. This 6 Bedroom, 4.1 Bath home boasts a grand entrance hall and staircase with extensive molding, trim and walls of wainscoting. Gracious living room with fireplace and door to stone patio, elegant formal dining room, family room with bay window/door to patio, newly renovated state-of-the-art kitchen (2011) with island/Viking double oven, Sub-Zero refrigerator, Viking professional wine refrigerator holds 150 bottles, Viking range, Bosch dishwasher; spacious master bedroom suite with renovated luxury master bath Oak hardwood floors throughout, new roof, new powder room, new windows and new electrical panel. The lower level offers an additional 700 square feet of space with recreation room with stone fireplace and magnificent wall of stone.

Sale Price: $1,800,000
Real Estate Taxes: $35,788

57 Carthage Road: Five bedroom home on .14 acres landscaped level property in Heathcote. Top-of-the line custom finishes throughout. Move right in to this absolutely pristine home. You will adore the meticulous attention to detail and the care taken to maintain this home.

Sale Price: $1,660,000
Real Estate Taxes: $35,475

157 Brewster Road: Home has been approved for demolition by the Committee for Historic Preservation and plans for a new home have been submitted to the Village.
Three bedroom, three bath home is sited on a flat .25 acres that have been lovingly landscaped and boasts well-proportioned bedrooms and entertaining spaces. Oversized living room with fireplace, family room, formal dining room. Entire inside of home has been freshly painted. Dining room wood floors have just been refinished.

Sale Price: $1,235,000
Real Estate Taxes: 23,756

361 Heathcote Road: Charming 3 bedroom, 3 full bath Split level home located in desirable Quaker Ridge neighborhood. Situated on quiet picturesque, flat, .29 acres. Meticulously maintained offering spacious living room, eat-in-kitchen, dining room, family room, all first floor living. Second floor master bedroom with full bath, additional two generous bedrooms and full hall bathroom. Additional space with full bath on lower level. Large unfinished basement.

Sale Price: $999,000
Real Estate Taxes: $21,329

Edgemont

17 Highridge Road: Classic home, updated to provide quality, space, and flow. Center hall layout with views to rear gardens and golf course. Spacious living room with fireplace and bookshelves.. Bright home office. Cook's kitchen with room for large table, as well as counter eating, mudroom, powder room, and private office/bath setup can be used as fifth Bedroom. Appealing finished basement. Very private yet convenient location. New roof and furnace.

Sale Price: $1,660,000
Real Estate Taxes: $38,008

128 Glendale Road: Renovated Edgemont home with refinished hardwood floors, warm colors and serene lighting surround each and every room. The brand new eat-in kitchen with stainless steel appliances, granite counter-tops and glass tile backsplash opens to an over-sized wood deck overlooking private professionally landscaped park-like property. This immaculate home offers two additional rooms with a full bath in the finished walk-out lower level which is ideal for an au-pair suite, office or playroom.

Sale Price: $782,500
Real Estate Taxes: $17,647

Featured Listings:

12 Hampton Road, Scarsdale: Striking young stone and clapboard home in the heart of Fox Meadow on .46 acres within close proximity to schools, library, parks, train and village. Offering exquisite perfection with outstanding proportions throughout including a fabulous gourmet kitchen and adjoining family room both with access to the yards. With hardwood floors, ornamental and fluted moldings and six en suite bedrooms, this comfortable luxury and completely perfect Fox Meadow home is waiting for the next distinctive buyer. Learn more here:

List Price: $3,295,000

45 Birchall Drive, Scarsdale: This jewel is one of the most exquisitely designed, constructed and appointed homes in Murray Hill. Sited on a beautifully landscaped acre, this home rests on one of the best streets in Scarsdale. Breathtaking primary spaces include a soaring center hall, an outstanding living room with a custom fireplace, formal dining room and great room with fireplace and family room with doors that lead to the patio and heated pool. Comfortable private quarters feature a master bedroom, dressing room, marble bath and study. The sensible floor plan is suited for entertaining and everyday living. Learn more here:

List Price: $4,500,000

Details

Written by Joanne Wallenstein

Category: Real Estate

Published: 22 October 2014

If you're curious about why some new homes appear to extend to the lot line, are closer to the street than neighboring homes or tower above their neighbors, plan to attend a meeting of the Zoning Board of Appeals at Scarsdale Village Hall. This is the board that listens to pleas from residents and developers for variances from Village building code.

I attended a meeting on October 15 because I was concerned about a large new home going up in my neighborhood. When I arrived I found that the case had been deleted from the agenda – but there were many other interesting appeals so I decided to stay.

The first involved Nicola and Robert Ansell of 30 Murray Hill Road who wished to sell off a piece of their property to construct another home on the site. Historically tax lots 32 and 33 were actually two lots -- and to this day the homeowner pays two tax bills for the property which is 1.7 acres. Their lawyer from Cuddy and Feder maintained that the zoning law that was in force before 1947 would allow for two properties on the site with no minimum lot size requirement. Though current law requires a minimum plot of one acre the Ansells came before the Board of Appeals to create two non-conforming lots, one .9 acres and one of .77 acres. When the Chair suggested they apply to the Planning Board for permission to subdivide the property, the lawyer maintained that the property was already divided and no subdivision was required. However in 1984 previous owners had applied to subdivide and were turned down.

Elaine Petschek, whose home at 86 Mamaroneck Road is adjacent to the property in question said, "The prior owners asked for the same permission and were turned down by the village. If it is permitted my property will be negatively affected. The new owners should have known it did not meet requirements of one acre....we need to be protective of open spaces between houses – that's what makes Scarsdale beautiful. If you grant a variance you are adding to our continued loss of open space."

After much discussion, the decision on the application was held over to the next meeting to give the board time to analyze past and present zoning codes.

The next applicant was asking for a variance to intrude into a setback for a home that had not yet been designed at 20 Brookline Road. Contractor Joseph Daniel was asking for a 10-foot variance into a paper street adjacent to the site to contruct a "more balanced house." He claimed there would be no impact on the community and that the Board routinely grants these variances. Board Member Jeff Watiker asked, "If the house has not been designed, how do you know you need the variance? You are asking for the setback before you design the house." Board Chair George Lindsay said, "The board rarely approves free rein on a piece of land."

Several neighbors attended the meeting to voice their objections to the plan. Katherine Crowley said, "I have owned 15 Brookline Road for years. We love the path. It is bucolic and adds charm to the neighborhood. The new house can have an adverse affect on the community if it takes up more space on the lot. This is a substantial request for a 50% greater variance. When they purchased it they knew what was allowed to be built. They don't have plans so they can adjust to the size of the lot that they purchased."

Frank Fee of 2 Beechwood Lane across the street from the new house said, "This board does not approve open ended variances. There is lots of speculation. Lets get more specifics so we can make an informed judgment."

Also on the agenda were Josh Lamberg and Twin Oaks Construction who sought a substantial variance to build a 7,000 square foot home with a 3-car garage on a cul de sac at the end of Bethel Road – which is a bucolic, dead end street off Richbell. The current home is 3,200 square feet and the property is 1.2 acres. The backyard has a steep slope leading down to a stream and the new owner sought to move the home up toward the street so that there would be room for a yard in back.

The existing home meets the setback and is 50 feet from the road and Lamberg sought a variance to move it to 32 feet from the road. Jeff Watiker said, "The current house is 75 feet from property line and there is not much room behind it. You want to build a bigger house and move it forward. You are asking for a very big variance."

A neighbor across the street said, "My name is Robert Freedman and I am selling 3 Bethel Road. I feel privileged to have lived there. It was a private road. The house I lived in was built in 1927-28. We are the third family over 90 years. It is important for the road to look as it does."

The new owner, Josh Lamberg said, "We feel we are bringing value that will build the value of the neighborhood. The back is steep. It's a concern. I have a 4 year old and two six year olds and I want to create a safer environment."

The Board of Appeals held over decisions on the applications at Brookline Road and Bethel Road.

Sales:

48 Chesterfield Road: Norman Tudor on a beautifully landscaped acre in Fox Meadow. All finishes have been replaced or restored with the highest quality of materials.First time offered since 1975. 1997 new Ludowici roof (100 year roof), new gourmet eat in kitchen with top of the line appliances including a gas/electric range with griddle plus a second cook top and wine refrigerator, French stone floor, Crema Delicata double ogee edge marble counter tops adorn the custom walnut cabinetry. Currently an office with a reception room, second powder room on first floor and private entrance can be found off the kitchen. This space can easily be converted into a large family room. This enchanting home features a cottage including 3 heated bays, full new bath-space and second floor with new kitchen, bath and great room.

Sale Price: $3,750,000
Real Estate Taxes: $53,658

136 Brite Avenue: Beautifully renovated Colonial with hardwood floors, and charming front porch. All new kitchen, Soapstone counters, high end appliances and cabinetry., breakfast area, new family room., new mud room. With cubbies for kids things, Slate Floor, new Master Bedroom, with tray ceilings, new marble baths with Jacuzzi tubs. Driveway with Belgian block edging. new roof, landscaping and attached 2 car garage.

Sale Price: $2,200,000
Real Estate Taxes: $26,344

8 Lebanon Road: Updated Colonial with four bedrooms and 3 updated baths on the second floor. Almost new kitchen opens to family room with French doors to newly landscaped level back yard with stone patio. Living Room with new mantle. Dining Room and updated powder room on the first floor. The lower level features a fun playroom, office, new full bath and new laundry room. There are hardwood floors on the first and second floor as well as all new molding and trim. Many updates including new irrigation system, repaved driveway, recessed lighting, window shutters throughout, new hot water heater, furnace one a/c compressor, and wired for Sonos on the first floor.

Sale Price: $1,425,000
Real Estate Taxes: $26,465

28 Clubway: Edgemont Schools: Fully renovated brick 1927 Tudor, 5 bedroom 3.5 bath sun-soaked home is perfect for entertaining friends. Set on quarter of an acre in quiet neighborhood, yet walk to Train Station and Hartsdale Village. Equipped with HVAC central air conditioning and Nest "smart" thermostat it is perfect for today's modern lifestyle. Heated front steps make winter storm clean up convenient and you can enjoy the large, blue stone, front patio which is set off with lovely wrought iron details nearly year round.
Sale Price: $1,275,000
Real Estate Taxes: $32,602

Featured Listings:

11 Reimer Road, Scarsdale: Live the ultimate luxury lifestyle in this spectacular residence, situated on 1.35 acres of lush manicured property with specimen plantings. This 2009 custom home is filled with sunlight, high ceilings, five fireplaces, rich hardwood floors, exquisite millwork and magnificent architectural details. Main highlights include a breathtaking double-story entry foyer with radiant heat floors, a high functioning chef's kitchen with oversized center island, family room with windows galore and soaring coffered/tray ceiling. Upstairs is a serene master suite with sitting room, two walk-in closets and luxurious master bath. Five additional bedrooms with en-suite bathrooms. The incredible 3264 square feet lower level (not included in house square footage) includes a home theatre area, versatile recreation space, temp/humidity controlled wine cellar (approx. 2000 bottles), home gym, bedroom, pool bath and dressing room. A 25' x 50' heated pool and spa plus expansive veranda complete this perfection. Learn more here:

List Price: $8,200,000

20 Dolma Road, Scarsdale: A quintessential estate on a much admired street in Murray Hill. This Walter Collet built and designed English Tudor residence is a must see for its unique details and architectural beauty throughout, including museum quality restored stained glass windows and authentic railing in family room from a Parisian movie theatre. House is sited on lush and exceptional 1.46 acres of professionally manicured level lawns that boast a beautiful stone bordered pool and separate whirlpool. A true beauty. Learn more here:

List Price: $4,500,000