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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: 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

Details

Written by: Joanne Wallenstein

Category: Real Estate

Published: 29 January 2015

Scarsdale real estate was in the news again this week with an article about the revaluation by NY Times reporter Joseph Berger. Citing the fact that 735 homeowners were filing appeals to their assessments in state court, he spoke to a few owners of large homes who received significant increases in their assessment during the revaluation which went into effect with the June 2014 tax role. He also quoted attorney David C. Wilkes who is representing 40 homeowners who feel they have been unfairly assessed, claiming, "If it's a tax on wealth and it's not related to income, it forces people, especially seniors, out of their homes."

However, Bob Berg, who is a member of the Board of Assessment Review sees it another way. He says, "older mansions like those on Heathcote were hit hardest because they had not been assessed in decades. "They deserve to be hammered," he said. "The lesser-valued property owners were subsidizing the rich ones."

Is this really news? Or is it getting attention since some of the wealthiest residents are making the most noise. After all, if 753 homeowners --or approximately 12% of Scarsdale homeowners --believe that they are paying more than their fair share, that means that another 88% think that their new assessments are reasonable. Recent sales have shown that the new assessed values, which are meant to represent market value, have been on target for the most part and many are selling well above their assessed value. But this week, 18 Heathcote Road, which is assessed at $6,901,000 sold for $1.4mm less than it's assessed value at $5.5 million. With annual real estate taxes of $195,000, perhaps this was a tough property to sell.

Take a look at the article here:

Sales:

A 17- room house on over 5 acres at 18 Heathcote Road that at one time was listed for $12,995,000 in 2012 sold this week less than half that amount. We profiled the house in 2012 and learned that it once belonged to Leonard and Virginia Marx who in 1985 was on the Forbes list of the 400 richest Americans. A bequest of $300,000 was made by the Leonard Marx Foundation to the Scarsdale Library in 2007 and the funds were used to build the reference room.

The house again made news in 2014 when an application was filed to demolish it. The Committee for Historic Preservation approved the request in October and presumably it will be taken down.

18 Heathcote Road, Scarsdale: Remarkable and expansive residence located in Heathcote Estate Area. Situated on 5.39 exquisite acres with a pool and tennis court, this elegant, sprawling Colonial features stunning architectural details of a bygone era coupled with graceful and luxurious amenities such as a deluxe gourmet Clive Christian Kitchen. Adjoining family room features beamed ceiling and walls of windows overlooking tranquil and lush grounds. Attached guesthouse.

Sale Price: $5,500,000
Real Estate Taxes: $188,384

25 Walworth Avenue, Scarsdale: Beautifully renovated Greenacres center hall colonial with exceptional architectural details and craftsmanship. It is found in a most desirable and convenient location with a short walk to Metro North train station, restaurants and shops, elementary school and playground. This 5 bedroom, 3 bath and 2 half baths, 4,646 square foot home showcases an open, bright and spacious flow creating a comfortable and welcoming environment ideal for both entertaining and enjoyment. A fabulous chef's kitchen with granite island and stainless steel appliances and adjoining family room both with French doors open to large deck. New hardwood floors, new bathrooms, wonderful master suite with walk-in-closet and charming guest bedroom complete with a private porch. Square footage includes lower level.

Sale Price: $1,705,000
Real Estate Taxes: $32,112

194 Madison Road, Scarsdale: Edgewood Colonial: Living room with a fireplace, stainless steel and granite kitchen; new bath three bedrooms, a full bath, linen closet, and a second washer and dryer. There are hardwood floors and carpets throughout the house. Full attic, deck off kitchen, a flagstone patio with a hot tub, and secluded fenced yard.

Sale Price: $757,500
Real Estate Taxes: $14,846

Featured Listings:

11 Aspen Road, Scarsdale: Gorgeous Mid-Century Modern totally and impeccably renovated in 2009. This bright home has incredible flow for both grand entertaining and daily life. Ultra chic new kitchen with top-of-the-line stainless steel European appliances (don't miss the built-in Miele grinder/coffee maker) and stone counters; completely new stylish baths; numerous built-ins and custom closets; all new roof and Hardiplank siding; new 5-zone HVAC and giant hot water heater; all new custom Marvin windows; huge new deck, fenced yard; completely new landscaping with elegant up-lighting and in-ground sprinkler system. Conveniently located on tranquil street in wonderful neighborhood right near playground, pool, park, schools, bus, shopping, restaurants and houses of worship. Free bus to elementary and high school. Learn more here:

List Price: $1,995,000

21 Chedworth Road, Scarsdale PO, Edgemont: Stunning stone English Colonial in the heart of Edgemont's Cotswold. Sweeping .29 acre with level backyard. Gorgeous interior details at every turn including three fireplaces, beamed living room ceiling, carved, plaster relief in dining room. Modern kitchen open to a bright lovely family room with skylights and French doors to slate patio. The only all stone home in Cotswolds. 17-minute walk to Scarsdale train, 2 minute walk to commuter bus to train. 4 minute walk to bus from Central Ave. to NYC. Learn more here:

List Price: $1,679,000

Details

Written by: Joanne Wallenstein

Category: Real Estate

Published: 22 January 2015

Greenburgh Town Supervisor Paul Feiner has advised the community that Toll Brothers will build 11 new single family homes on 10.18 acres at the intersection of Old Sprain Road and Underhill Road. According to Feiner, the application for the subdivision was approved on August 5, 2010 along with a steep slope permit and a permit to remove 427 trees. The builder will need to replant 141 new trees and 196 shrubs to replace them. Tree removal will begin on February 2nd.

Sales:

10 Roosevelt Place: Scarsdale: New Colonial on level half acre down a long private driveway. Farmhouse chic with quality appointments and spacious rooms while at the same time offering warm, intimate spaces. Complete with fabulous high-end kitchen and baths in addition to a wonderful flow for indoor/ outdoor entertaining. Home features: crown moldings, wainscoting, CAT 5 wiring, custom cabinets, wide planked wood floors, 2 fireplaces, upstairs laundry. Upgrades include additional landscaping/ dogwood trees, new washer/dryer, dishwasher.

Sale Price: $2,140,000
Real Estate Taxes: $41,516

10 Cherry Lane: Edgemont: 5 bedroom, 5 bath split-level home on a quiet cul-de-sac in Edgemont. The almost half-acre lot is well maintained and professionally landscaped. Bright, airy living room with vaulted ceiling leading into an oversized eat-in kitchen and extra large formal dining room. Open floor plan on multiple levels. The entry level offers a bedroom, full bath, family room with wood burning fireplace and access to the deck. A fully finished lower level (not included in square footage) offers a bedroom, two full baths, storage and walk out access to the patio area and oversized pool.

Sale Price: $1,150,000
Real Estate Taxes: $40,909

Featured Listings:

80 Brewster Road, Scarsdale: Stately Tudor in the heart of Fox Meadow. Totally renovated in 2007 with beautiful architectural details and high quality finishes throughout. Gourmet kitchen with soap stone countertops and top-of-the-line appliances. Large family room with doors to yard. Living room with fireplace. Dining room with doors to front patio; perfect for entertaining. Additional features: slate roof, copper gutters and wood floors. An area above the garage can be finished into a studio or exercise rm. Walk to schools, town and train. Square footage does not include 800 square feet of basement space. Summer 2015 Occupancy. Learn more here:

List Price: $2,350,000

25 Herkimer Road, Scarsdale: Lovely sunny and bright 1950 Colonial in mint condition with the most exceptional backyard, .44 acres like your own private park. Walk to elementary school, bus to middle and high school. Gracious home, 3,143 interior square feet including lower level of approximate 442 square feet. Easy layout: entrance hall, living room with fireplace, screened porch, formal dining room, renovated dine-in kitchen, den, powder room, backstairs to bedroom with bath. Second floor: master bedroom with bath, lots of closets, two additional bedrooms and hall bath. Lower level: playroom, laundry and storage. Large two-car garage attached, access to the house through a breezeway off kitchen. Many updates: interior and exterior painted, all new appliances, renovated kitchen (floor, countertop, sink, appliances). Easy access to Hutchinson River Parkway and few minutes' drive to Scarsdale Railroad and several shopping centers. The sun sweeps around the house all day. Wonderful layout. Exceptional property. Learn more here:

List Price: $1,359,000