Author: Ann Levitt

Born and raised in Westchester County, Ann attended Cornell University and embarked on a successful career in advertising sales and marketing in Long Island and Manhattan. Almost 20 years ago, Ann and her husband discovered Columbia County and became typical weekenders. Enjoying the beauty of the mountains, farmland, the Hudson River, cultural events, boating, fishing, they decided 10 years ago, to make Columbia County their full time home. Joining Beach and Bartolo as an Associate Broker, Ann brought her experience as both a weekender and a full time resident in both listing homes for sale and finding the best values for her home buyers. Her professional credentials represent the broad base of her knowledge. She has the National Association of Realtors credentials as a Resort and Second Home Specialist and as a Senior Residential Specialist. In addition, she has background as a “Buyer’s Agent” and can represent buyers who wish to use those services. Consistently one of the top agents in the County, Ann welcomes any questions buyers and sellers may have about the current real estate market in Columbia County. Licensed In Massachusetts.

HEY ANN-MY TAXES KEEP GOING UP AND I AM THINKING ABOUT GRIEVING THEM.  GOOD IDEA?

HEY ANN – Every year it seems I am paying more and more taxes and no new services to justify them.  I have heard about grieving your taxes with the town.  Is it worth the effort?

Taxes are the bane of our existence and like the old expression says, there is nothing guaranteed except death and taxes.  The big problem in our communities is that there is very little commercial or industrial property generating tax revenue.  The burden falls on the shoulders of home owners.  Each year, these small municipalities have increases in expenses, most mandated by the government and we are the ones who have to pay.

Grievance Day, the one day a year when we can go before the Town Boards with documents showing the value of our property is lower than the new assessment, is usually disappointing.  I have found hiring an attorney to represent the home owner is usually very effective.  The attorney appears at grievance day and, as a rule, has no better luck.  Then part two of the process kicks in where the attorney can represent you before an independent arbitrator to plead your case.  That is where the best result is obtained. If the assessment is excessive, the adjustment can be made then. There is a third step if you are not satisfied and that is for your attorney to appeal to the NYState Supreme Court.  The municipalities do not want to hire attorneys for that appearance so they are usually reasonable in accepting the arbitrated number.

There is a downside to grieving taxes.  If you continually reduce the assessment to reduce your taxes and, at some time put your house on the market for what you and your agent feel is a correct price, you may find a disconnect.  If there is a wide difference between your assessment and your listing price, buyers will feel the house is overpriced and you will limit the inquiries.  I have a listing in mind right now where the homeowner had, over a period of years, reduced the assessment and it is now almost $300,000 below the listing price for the house.  No wonder they have had only 2 showings in a year.  You can guess what advice I have given them.  So, be careful of the double edged sword.

Please feel free to ask me about your property.  There is no obligation and a free market evaluation is always a good way to start your planning whether for now,  for the future or for estate planning.  It will be my pleasure to be a resource for you.

For More Information about Ann Levitt CLICK HERE

HEY ANN-We have been looking for a house for almost two years. What are we doing wrong?

HEY ANN- We would love to find a second home in Columbia County but cannot seem to find one that fits.  Can you make any suggestions that will make our dream come true?

First, I am going to make an educated guess about your house hunting approach.  With the ability to research real estate on Zillow and Trulia and dozens of other real estate sites, you have probably decided that you will contact the listing agent for each of the properties that sound interesting.  Your analysis is that the agent knows the house well and can be more informative.  Of course, this leads to you making a number of appointments on your house hunting day with a number of different agents.  When you speak to the listing agent, you make them aware that you are looking at a number of other properties so you want to firm up your schedule.  You have now lost the best opportunity you might ever have of finding the right home. Seriously!!

A real estate agent is a resource that is not always appreciated.  A good agent, when first meeting or emailing a buyer, will try to find out what the buyer is looking for-location, size of home, amenities, price range, cultural and recreational interests, condition of home, financial prequalifications.  And then the agent will, with his or her knowledge of the market, send listings to the buyer that seem to match what they have provided.  And these listings are from a variety of real estate offices, not just the listing agent’s office.  Once they start the search, the agent will get a deeper understanding of the buyer and may decide that the selected listings don’t match and a new set of parameters will be in place.

My favorite line is “I love rejection” because as houses are rejected, we can get closer to the house that will fit.  I have stopped in the middle of a day with buyers when, after the first few houses, I realize what they said did not match what their reactions were to those homes.  I have cancelled the balance of the day and told them next time we will find your home.  And it usually works that way.

What you are missing in your approach is having a resource that gets to know you, and knows you are loyal to that person in that their work on your behalf is appreciated.  Real estate agents spend a lot of time with clients, researching, emailing, showing properties, covering inspections and pay day is not until the actual closing.  Once you understand that the relationship will get you to your goal, it is time to get going with your real estate “advisor.”  Let me know when you find that dream house.

For More Information about Ann Levitt CLICK HERE

DOES IT PAY TO INVEST MORE $ IN MY HOUSE?

HEY ANN-We love the house you found for us 10 years ago and we are now spending more and more time here.  We would like to make some major changes including making the attic into a guest suite, adding bathrooms, putting in new insulation (the 1857 insulation doesn’t cut it.)  Major investment and we just want to know if it will increase in value to cover the cost.

One of my favorite lines is “There are no crystal balls in real estate.”  Over the years, people have purchased in a high market and found themselves selling in a low market.  Taking a loss. And, of course, those buying at the bottom of the market, like in 2008, have seen significant increases in value.  Everything you do to improve your house should be to increase your enjoyment of living there.  That should be your primary consideration in considering major changes because, obviously, the improvements are going to enhance your life style.  Whether you get the money back at some future date is less important than having the extra bathrooms, an updated and convenient kitchen, more bedrooms for the growing family and friends who join you on weekends, ending high heating bills with an energy efficient house.

This couple has done all the improvements we discussed standing in the parking lot of the Price Chopper Supermarket.  And they were able to have their kid’s wedding there because it worked out so well.

And if your question about investing in improvements to your home is because you are planning to put it on the market, the investment should be done with guidance and advice from a real estate professional.  Sometimes simple enhancements make more of a difference than a major costly change.  Understand that buyers, for the most part, will want to redo the kitchen and bathrooms to their taste and it doesn’t pay for you to do more than freshening up with a little paint or wallpaper, decluttering and let them use their imagination.  There is a lot more psychology involved in helping buyers see potential in the property than you might imagine.

Please feel free to ask me about your property.  There is no obligation and a free market evaluation is always a good way to start your planning whether for now or for the future.  It will be my pleasure to be a resource for you.

For More Information about Ann Levitt CLICK HERE

HEY ANN- How’s the Real Estate Market?

HEY ANN- How’s the real estate market?  HEY Ann-When is the best time to list my house?  HEY ANN-I’m thinking of selling my house next year.  Can you come over and tell me what I have to do to perk it up?  It seems like wherever I go, out to dinner, shopping in the supermarket, at intermission at the local theaters, people recognize me as a local real estate agent and have questions. With all the articles and news reports about real estate lately, the value of perhaps the largest investment in your life, has you concerned.

How is the market?  Well, right now there are not enough good homes for sale here and we are finding that homes that have been on the market a while are being snapped up.  So it is a good time to list your house.  Believe it or not, there is no “best time” to list a property.  Homes sell year round if they are priced well and marketed well.  Winter attracts people interested in winter sports and shoppers who think prices will be lower in Winter (not so.)  Summer has so many attractions in this area that people fall in love with the lakes, the River, Hudson, Tanglewood, beautiful scenery, the arts world.  And they want to be part of it.  Spring is the time families house hunt in order to move before the beginning of the school year.  When a home owner is ready, that’s the time to list. 

It is always a good idea to get a professional opinion on what a house needs to bring out its best features. And, it is not spending a fortune on staging like you see on the real estate programs on tv.  Often it is just a matter of “decluttering” or “pre-packing” and allowing buyers to see the home and not being distracted by furnishings.  Again, it helps both the home owner and the real estate agent to get the best price for the home.

Please feel free to ask me about your property.  There is no obligation and a free market evaluation is always a good way to start your planning whether for now, or for the future and for estate planning.  It will be my pleasure to be a resource for you.

For More Information about Ann Levitt CLICK HERE