Overwhelmed at the prospect of saving money for a down payment for a Western New York home? Here is a great way to start saving for your WNY home - your coffee drinking habit could be eating away at money that you could be saving for that down payment. Do you go out and get yourself Starbuck, Tim Hortons, or Dunkin Donuts coffee everyday in the WNY area instead of drinking the coffee in the office or from home?

WOW! A way to save every day!

Do you realize that if you are purchasing two or three cups of coffee a day that you could be saving a considerable amount of money if you make it yourself and just drink the office coffee instead of purchasing it at a local WNY coffee shop. See for yourself the savings based on your consumption at this helpful calculator Coffee Savings Calculator.

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When you are ready to purchase your Western New York home, don’t forget to call us at (716) 743-5297!

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©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

Home Inspection does not have to be a mystery!  To many Western New York home buyers feel that the home inspection process is a big mystery.  Too often home buyers wait until they find the perfect WNY home to find an inspector.

The purpose of a home inspection is to make sure there aren’t any major hidden issues with a property you’re buying.  The inspection report should not be one page documents with a bunch of check boxes. The more detail, the better.

What is Home Inspection?

Home Inspection is defined as the process by which a home inspector observes and provides a written report of the systems and components of a residential building including but not limited to:

• 1. Heating System

• 2. Cooling System

• 3. Plumbing System

• 4. Electrical System

• 5. Structural Components - foundation, roof masonry structure, exterior and interior components or any other related residential building component.

With a Home Inspection being so important, let’s discuss the importance of picking your Home Inspector and some of your expectations of a Home Inspector.  First you will need to find a Good Home Inspector.  You will need to do some research to assist you in your selection of a home inspector.   The time invested in researching Home Inspectors it can really be worth it.

Ways to find a Home Inspector.

 

• 1. You can do this by asking friends and family

• 2. American Society of Home Inspectors

• 3. Let your fingers do the walking - check out the Yellow Pages

• 4. Google “Home Inspectors City State”

We will be happy to give you list of Western New York Home Inspectors, but the selection of a home inspector is up to you.  There are many things you should take into consideration when selecting a potential Home Inspector:

• Take a few moments to interview a couple of Home Inspectors - it is important to feel good about the Home Inspector that your select

• Check their references that they give

• Check the Home Inspector with the Better Business Bureau

• Professional Associations are a great indicator of the Home Inspector’s dedication to their profession:

• o American Society of Home Inspectors (ASHI)

• o NACHI (National Association of Certified Home Inspectors)

• o National Association of Home Inspectors (NAHI)

 

Questions to ask potential Home Inspector:

 

• Are you licensed in NY State? Effective December 31, 2006 all Home Inspectors must be licensed with the NY State Division of Licensing. Check out their Licensing status here.

• What does a home inspection report look like?

• Can I have some references?

• Can I come along during the inspection?

• How long have you been a Home Inspector?

• Are you a full time professional property inspector?

• What can you tell me about yourself and your company?

• Do you carry insurance? Ask them about error-and-omission insurance, which basically covers anything that they miss during the inspection.

• How many inspections do you do in an average year?

• What does your inspection cover?

• How much does the inspection cost? Price is not always a good factor to use when comparing services. The cheapest inspection can turn out to not be such a bargain.

Thinking of selling your Western New York home? Need assistance in purchasing your dream WNY home, then call Colleen Kulikowski at (716) 743-5297!

Read Also: How to Select a Home Inspector

10 Questions to Ask Home Inspectors

Finding a Good Home Inspector

 

©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

Read also:

In many instances, buyers have been looking for their ideal Western New York home for some time and they are looking for several things, but the most important thing on their list is PRICE! These buyers are serious, they have been pre-approved for their mortgage, they have seen more houses than they want to admit, and they are letting price guide their decision.

• They have analyzed the market, they have spreadsheets comparing homes that they are considering.
• They have learned from their friends and family’s home buying mistakes.
• They are watching overpriced homes hoping that they will drop down into their price range.
• They are not wasting their time to make low-ball offers.
• They are ignoring over-priced homes and chosing instead to wait and see. And when that home for sale does appear in their price range they are ready to act swiftly.

Read Also:

Good News for Western New York Sellers

I know you thinking to yourself, but if I lower my price I am loosing money. Hate to break it to you, if you haven’t had an offer in the past 30 days and it has been longer than that you can remember a showing it all boils down to the price of the home. It is already lost. But was it really yours in the first place? It is important to remember that true WNY home appreciation can only be calculated once YOU close on a property that you own. Anything you think you might earn is all a fantasy.

Read Also:

Statements like “But Mary and John down the street sold their home for $10,000 (Sold April 7, 2007 –today is June 6, 2008) more than we have ours listed for” or “My cousin (the Civil Defense Attorney in Alabama) says we should have listed it for $25,000 more to give us room to negotiate” and my personal favorite “But on Zillow it is valued for $17,000 more” must be struck from your thoughts.

Those resources are not experts in Western New York Real Estate. They do not have all the facts that I have. As for Mary & John’s sale last year, well they had 750 square feet more than you and an oversized lot. Since then there have been two other sales this month, both comparable homes that sold for $20,000 less than you are listed.

I feel your pain and frustration. Those two sales are what an appraiser will use to value your home. Not the sale you want them to use. I am not here to tell you what you want to hear, I am here to tell you what you need to hear.

Read Also:

Now how is that good news? Now that you understand Price is the driving factor, you are now empowered to:

1. Make a decision do you really want to sell? If not, take it off the market and wait until there is a change in the market.
2. It allows you to take a long hard look at your price and finally listen to what your Real Estate professional has told you from the start regarding price.
3. There are buyers out there. Buyers that are ready, willing and able to purchase! By making the correct price adjustments for the current market conditions you will be putting your home in position to get SOLD.
4. Buyers will come to the table with a fair offer and they will remove as many seller objections as possible. Therefore getting you the highest amount for your home enabling you to move on to your next home.

Read also:

For a moment let’s talk about keeping your home on the market at the current price and condition and the cost to you by doing nothing:

• You are enabling your competition (other homes for sale) to look better because they are priced better and are more appealing than your home. Look long and hard at your competition, see why they have a SOLD sign and you do not.
• We have already established that you are over-priced, because you would not be reading this right now wondering “Why isn’t my home selling?” There is a cost of chasing the market down. Because that is what you are doing. Every day you have your head in the sand you are losing valuable time in getting your home Sold. The reality is: The first 30 days are the most likely time a home will sell, if it doesn’t in the first 60 days you have a 50/50 chance of selling.
• Buyers have done serious research to not just one community, but several Western New York communities. They really are in love with , but they are may also consider , , or if the right home becomes available.
• They do not have to sell, they are ready to close quickly with nothing but a Home Inspection to be done.
• They know the numbers, they know how much a roof will cost to replace, a bathroom an kitchen remodel will basically cost. They will factor this into an offer.

Read Also:

Good News for Western New York Buyers

Buyers are benefiting from this too? Well just a small set of savvy buyers. Let’s take a look at these buyers that are purchasing their Western New York home of their dreams at bargain prices:

1. These buyers are pre-approved for their mortgage
2. These buyers have a home inspector selected, an attorney selected, they mean business
3. They have been looking for a long time for the perfect house and know what they want
4. They are educated and can tell you the differences between homes from memory
5. They are committed to purchasing the home of their dreams
6. When they find the right house to call home, they act and act quickly

Read Also:

If you would like to discuss how I can assist you in getting your home sold, I would love for the opportunity to discuss the Real Estate Market with you. Feel free to call my office to schedule an appointment at (716) 743-5297 or fill out the form below and I will be happy to call you to discuss your Real Estate goals.

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©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

July 8, 2009

• There are currently 13 active single family homes for sale in Allentown with an average list price of $185,376 ranging from $20,000 to $399,900
• There are currently 1 pending sale and in the past 30 days there were 4 closed sales with an average closed price of $239,000 spending an average of 88 days on the market
• Year to date there has been a total of 14 closed sales with an average closed price of $176,000 spending an average of 67 days on the market

• Highest sold - $510,000 - 190 days on the market
• Lowest sold - $31,000 - 3 days on the market

Selection of Homes Currently for Sale in Allentown:

	22 Irving Buffalo, 14201 NY $ 249,900 Built in 1900 1655 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 338487 (IDX)
	60 Irving Buffalo, 14201 NY $ 299,000 Built in 1890 2808 sq. feet 4 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 330578 (IDX)
	165 Mariner Buffalo, 14201 NY $ 219,000 Built in 1900 2168 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 338960 (IDX)
	74 Mariner St Buffalo, 14201 NY $ 259,888 Built in 1850 2394 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 338524 (IDX)
	186 North Buffalo, 14201 NY $ 339,000 Built in 1878 2539 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 336905 (IDX)
	58 MARYLAND BUFFALO, 14201 NY $ 20,000 Built in 1890 1744 sq. feet 6 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 336342 (IDX)
	369 Maryland Buffalo, 14201 NY $ 134,900 Built in 1900 1542 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 341441 (IDX) OPEN: Sun Jul 12 (1:00pm - 3:00pm)

Allentown Historic Sales Data by Year:

First the good news..  The average sales price is up in the historic district of Allentown in Downtown Buffalo.   And you know that I am going to follow up with some bad, the number of sales is down, the average days on the market is up and highest sold for the year is down from last year’s highest sold.

Ready for some additional good news?   This is a cycle we have seen in the Allentown area (see chart below).   And if the cycle continues, we will see an increase in sales in 2009!

Single Family Homes - Past Market Reports

May 3, 2009

• There are currently 10 active single family homes for sale in Allentown with an average $248,820 ranging from $20,000 to $599,900
• 1 pending/under contract listing
• 1 closed home in the past 30 days for $288,000 after 50 days
• 9 closed homes year to date in Allentown with an average closed price of $140,888 spending an average of 46 days on the market
  • Highest sold - $288,000 - 104 days on the market
  • Lowest sold - $56,500 - 3 days on the market

March 24, 2009

• There are currently 12 single-family homes for sale with an average list price of $254,900 ranging from $38,000 to $599,900
• There are two pending/under contract sales and in the past 30 days there has been a total of 3 closed sales with an average closed price of $135,333 and spending an average of 72 days on the market
• Year to date there has been a total of 7 closed sales in Allentown with an average closed price of $120,285 and spending an average of 45 days on the market
  • Highest sold - $161,000 - 104 days on the market
  • Lowest sold - $56,500 - 3 days on the market

February 9, 2009

As of February 9, 2009 in the Historic district of Allentown in Buffalo NY here is the market conditions:

• There has been no sales yet in 2009 and there are no pending sales
• As of today there are 11 single-family homes for sales in Allentown with an average list price of $219,990 ranging from $38,000 to $399,900

January 12, 2009

As of January 12, 2009 the Allentown Single Family Market Report is as follows:

• 17 active single family homes for sale with an average list price of $211,788 ranging from $45,000 to $399,900
• There are two pending sale and one closed sales in the past thirty days for $119,500 after spending 11 days on the market.
• There are no closed sales as of today for 2009 for the Historic Allentown District of Buffalo New York.

December 31, 2008

As of December 31, 2008 the Allentown Single Family Market Report is as follows:

• 18 active single family homes for sale with an average list price of $211,788 ranging from $45,000 to $399,900
• There is one pending sale and no closed sales in the past thirty days
• Year to date there has been a total of 14 closed sales with an average closed price of $212,428 averaging 74 days on the market
  • Highest Sold YTD - $335,000 - 332 days on the market
  • Lowest Sold YTD - $4,000 - zero days on the market

November 2008

August 3, 2008

• There are currently 12 active listings in Allentown for Single-family homes for sale averaging a list price of $292,275 ranging from $139,900 to $579,900
• There are no pending at this time
• In the past 30 days there has been a total of 3 closed single family homes in Allentown with an average sales price of $165,333 after spending an average of 72 days on the market
  • Highest - $240,000 (183 DOM)
  • Lowest - $96,000 (0 DOM)
• Year to date there has been a total of 9 closed sales averaging $196,278 and spending an average of 86 days on the market
• In 2007 there were a total of 33 closed sales of single family homes in Allentown averaging $132,671 and spending an average of 46 days on the market.
• 2006 saw 10 closed sales with an average sold price of $135,347 and spending an average of 54 days on the market
• 2005 there were 23 closed Allentown single-family homes sold with an average sold price of $164,073 and spending an average of 51 days on the market.

July 18, 2008

• Currently there are 8 active listings for sale in Allentown with an average list price of $332,188.  Highest list price is $579,900 and lowest is $139,900.
• There are no pending/under contract homes for sale.
• In the Past thirty days there has been 2 closed sales with an average sales price of $202,500 and spent an average of 104 days on the market (DOM).
• Year to date there have been 7 closed sales with an average sales price of $204,357 and spent an average of 106 days on the market.
• Last year (January 1, 2007-December 31, 2007) there were 33 closed sales with an average Sold Price of $132,671 and spent an average of 47 days on the market.  Highest sold for $390,000 (164 DOM) and lowest in 2007 sold for $5,000 (0 DOM) in Allentown
• In the last 24 months there have been a total of 48 homes sold in Allentown for an average SOLD price of $146,585 and spent an average of 55 days on the market.  Highest sold for $390,000 (332 DOM) and lowest $4,000 (0 DOM)

Additional Real Estate Articles on Allentown NY:

• Allentown Least Expensive Listed Homes June 2008
• For Sale By Owner Case Study: 74 Mariner Street Buffalo NY 14201
• Buffalo NY Real Estate at a Glance Allentown March 2008

Thinking of selling your Allentown home? Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 743-5297 to discuss what is happening in today’s Western New York Real Estate Market.  We would be happy to give you a personalized Comparative Market Analysis for your home, just call today or fill out the form below!   View additional WNY Market Area Statistics here.

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©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

Attention Lockport Home Sellers!

Now that I have your attention, you may want to read the many articles I have written about the importance of pricing your Lockport home for sale correctly.   Otherwise you may find yourself on the Real Estate market for a lot longer than you want to be!   Single Family and Multi-family home sales in 2008 for Lockport are off from prior years and the average days on the market are up.   That means you must be the best priced home, in the best condition to ensure a quick sale.

Current Market Conditions for Lockport NY

July 8, 2009

Single Family Homes

• There are currently 201 active single family  homes for sale in Lockport with an average list price of $128,479 ranging from $14,500 to $549,900
• There are 12 pending sales and in the past 30 days there are 25 closed sales with an average closed price of $95,279 spending an average of 59 days on the market
• Year to date there has been 144 closed sales with an average sold price of $91,889 spending an average of 86 days on the market
• Highest sold - $315,000 - 427 days on the market
• Lowest sold - $5,100 - zero days on the market

Multi-family homes

• There are currently 35 active multi-family homes for sale in Lockport with an average list price of $71,697 ranging from $15,900 to $309,900
• There are currently 1 pending/under contract home for sale and two sold multi-family homes sold in the past thirty days with an average closed price of $61,800 spending an average of 18 days on the market
• Year to date there has been a total of 15 closed sales with an average closed price of $54,379 spending an average of 135 days on the market
  • Highest sold - $120,000 - 593 days on the market
  • Lowest sold - $6,055 - 8 days on the market

Select Lockport Homes For Sale

Single - family homes	Multi - family homes
4623 N Circle Lockport, 14094 NY $ 549,900 Built in 1993 4266 sq. feet 5 Bedrooms, 4 Full Bath(s) , 2 Half Bath(s) MLS Number: 332377 (IDX)	489 SOUTH ST LOCKPORT, 14094 NY $ 309,900 4 Unit(s) Built in 1987 3912 sq. feet MLS Number: 340882 (IDX)
450 Locust Lockport, 14094 NY $ 289,900 Built in 1941 2902 sq. feet 5 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s) MLS Number: 338987 (IDX)	5773 Glendale Lockport, 14094 NY $ 119,000 2 Unit(s) Built in 1975 2520 sq. feet MLS Number: 335790 (IDX)
130 PINE LOCKPORT, 14094 NY $ 269,900 Built in 1850 3416 sq. feet 4 Bedrooms, 4 Full Bath(s) , 0 Half Bath(s) MLS Number: 340978 (IDX)	204 High Lockport, 14094 NY $ 90,000 4 Unit(s) Built in 1890 3720 sq. feet MLS Number: 338142 (IDX)
4685 Day Lockport, 14094 NY $ 224,900 Built in 1990 2400 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 339303 (IDX) OPEN: Sun Jul 19 (1-3pm)	9 S New York Street Lockport, 14094 NY $ 85,000 2 Unit(s) Built in 1928 2184 sq. feet MLS Number: 331255 (IDX)
6384 Rebecca Rd. Lockport, 14094 NY $ 214,000 Built in 2008 2100 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 336562 (IDX)	161 East Lockport, 14094 NY $ 84,200 3 Unit(s) Built in 1870 4196 sq. feet MLS Number: 331855 (IDX)
7186 Woodhaven Dr. Lockport, 14094 NY $ 189,000 Built in 1979 2779 sq. feet 4 Bedrooms, 3 Full Bath(s) , 0 Half Bath(s) MLS Number: 338659 (IDX)	238 Niagara Lockport, 14094 NY $ 79,900 2 Unit(s) Built in 1865 2416 sq. feet MLS Number: 334050 (IDX)
282 Lincoln Lockport, 14094 NY $ 159,900 Built in 1924 2456 sq. feet 3 Bedrooms, 1 Full Bath(s) , 2 Half Bath(s) MLS Number: 328764 (IDX)	623 Walnut Lockport, 14094 NY $ 78,000 2 Unit(s) Built in 1924 1748 sq. feet MLS Number: 341570 (IDX)
6466 RIDGE RD LOCKPORT, 14094 NY $ 119,900 Built in 1952 1042 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 340249 (IDX)	145 EAST AVE LOCKPORT, 14094 NY $ 75,900 2 Unit(s) Built in 1875 2700 sq. feet MLS Number: 340836 (IDX)
836 E HIGH ST LOCKPORT, 14094 NY $ 99,900 Built in 1910 1872 sq. feet 4 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 329534 (IDX)	299 N Transit Lockport, 14094 NY $ 74,900 2 Unit(s) Built in 1900 1848 sq. feet MLS Number: 315188 (IDX)
663 LINCOLN AVE LOCKPORT, 14094 NY $ 85,000 Built in 1970 1000 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 332535 (IDX)	9 Beverly Avenue Lockport, 14094 NY $ 73,900 2 Unit(s) Built in 1920 1584 sq. feet MLS Number: 323566 (IDX)
111 East Avenue Lockport, 14094 NY $ 84,900 Built in 1880 3156 sq. feet 6 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s) MLS Number: 334175 (IDX)	497 Walnut Lockport, 14094 NY $ 72,000 2 Unit(s) Built in 1906 1680 sq. feet MLS Number: 337758 (IDX)
297 Church Lockport, 14094 NY $ 79,900 Built in 1915 1520 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 339343 (IDX)	438 West Avenue Lockport, 14094 NY $ 69,900 3 Unit(s) Built in 1910 2431 sq. feet MLS Number: 328992 (IDX)

Single Family Homes

Multi-Family Homes

Prior Market Reports

May 7, 2009

• There are currently 200 active single family homes for sale in Lockport with an average list price of $123,086 ranging from $7,000 to $549,000
• There are 11 under contract/pending sales at this time
• In the past 30 days there has been 35 closed sales with an average closed price of $79,267 spending an average of 88 days on the market
• Year to date there has been 187 closed sales with an average closed price of $88,987 and spending an average of 89 days on the market
• Highest sold - $222,000 - 427 days on the market
• Lowest sold - $5,100 - zero days on the market

March 31, 2009

• There are 218 active single family homes for sale in Lockport NY with an average list price of $119,576 ranging from $5,900 to $549,900
• There are currently 10 pending and 19 closed sales in the last 30 days with an average sold price $101,319 and spending an average of 76 days on the market
• Year to date there has been a total of 47 closed homes with an average closed price of $93,016 and spending an average of 92 days on the market
  • Highest sold - $222,000 - 427 days on the market
  • Lowest sold - $9,500 - zero days on the market

February 10, 2009

As of February 10, 2009 here are the market conditions for single-family homes for sale in Lockport:

• There are currently 229 active single family homes and 8 pending/under contract single family homes for sale in Lockport with an average list price of $115,640 ranging from $12,900 to $459,000
• There were 12 closed sales in the prior 30 days with an average closed price of $74,476 and averaging 70 days on the market
• Year to date there has been a total of 18 closed sales with an average closed price of $89,595 spending an average of 82 days on the market
  • Highest Sold - $196,000 - 205 days on the market
  • Lowest Sold - $9,923 - 22 days on the market

January 16, 2009

Single Family Homes for Sale Update:

• 235 Active Listings with an average list price of $114,196 ranging from $9,900 to $459,000
• 7 pending sales in Lockport
• In the past 30 days there has been a total of 19 closed sales with an average closed price of $91,658 and spending an average of 80 days on the market

Multi-family homes for Sale update:

• 36 active listings with an average list price of $78,172 ranging from $14,000 to $320,000
• One pending/under contract multi-family home
• In the past thirty days there as been 4 closed sales average closed price of $51,750 and spending an average of 34 days on the market.

July 27, 2008

Market Report for Single-family homes in Lockport NY:

• In Lockport there are 232 active single-family homes for sale and 9 pending/under contract with an average list price of $115,204.  Highest listed  home for sale in Lockport is listed for $529,000 and the lowest is listed for $9,900.
• In the past thrity days the average sold price of a home in Lockport is $110,218 and spent an average of 55 days on the Market.  Highest sold in the past 30 days sold for $400,000 (176 DOM) and the lowest sold for $12,000 (1 DOM)
• Year to date there has been a total of 190 single-family homes sold in Lockport ranging in price from $5,000 (0 DOM) to $400,000 (455 DOM) and average sold price is $97,848 after spending an average of 75 days on the market.

Market Report for Multi-family homes for sale in Lockport NY:

• There are 53 active multi-family homes for sale and 2 pending in Lockport ranging in list price from $10,000 to $190,000.  Average list price in Lockport as of today is $114,564.
• In the past thirty days the average sold price is $48,333 and of those sold the average days on the market is 36 days.
• Year to date there has been a total of 27 single-family homes sold in Lockport ranging is sales price from $10,855 (1 DOM) to $215,000 (276 DOM) Average sales price year to date in Lockport is $90,292 and homes that have sold have spent an average of 61 days on the market.

Thinking of selling your Lockport home? Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 743-5297 to discuss what is happening in today’s Western New York Real Estate Market.   We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below.

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©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

What to disclose to homebuyers.

By law, real estate professionals cannot fill out any sellers’ home disclosures unless the agent is the seller or a party to the transaction. If your agent can’t tell you, ask a lawyer if you need to sign every disclosure handed you.

Every state has its own laws regarding disclosures, so the forms will be different. A federal disclosure such as Lead-Based Paint is required for all transactions if the home was built before 1978. Chances are in most areas of Western New York you will need this form.

What should I disclose?

Material Facts are commonly referred to as anything that would affect the buyer’s decision to purchase or the price and terms the buyer offers. In other words, if you have knowledge about a defect, it should be disclosed.  If a seller discloses something to me and chose to withhold this information from the buyer, I would have had to disclose it because now I had knowledge of a material fact.

Read Also: Things Sellers can do make a buyers day!

Part of this includes any repairs or enhancements that you have done on your Western New York home.  For instance, there was a leak in the roof, we paid xyz company $x.xx to correct and we have not had any problems since.

What About Rumors?

Typically, buyers aren’t upset about these disclosures, even if they are negative. The problem lies in when they feel they have been lied to or tricked.

Are you thinking of selling your Western New York home?  Please feel free to call me if you have additional questions at (716) 743-5297 or fill out our CMA request form below to start the process of getting a free comparative market analysis of your WNY home.

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Related Articles:

• How can I get my home SOLD faster?
• National Internet Exposure Good for Buffalo Homes for Sale?
• Your home’s marketing plan
• Real Estate and your pending divorce…
• Does your Buffalo Area Home for Sale have it’s own YouTube video?
• Five Biggest Real Estate Myths
• Get that SOLD Sign!

©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

Real Estate is highly local.  So why is everyone in Western New York paying such great attention to the National Media?   Because it is like a good train wreck, you can’t stop watching it.   National media knows negative sells so they do it.   Can’t blame them.  But when it comes to Real Estate advice, it is not the same here in Western New York as it is in Cleveland Ohio, Miami Florida, or Long Beach California.

Even in Western New York the conditions vary from Lewiston to Clarence to Orchard Park to Wheatfield.  Some areas are up, some are holding their own and others are feeling the pinch of a declining market.  Do you know what your neighborhood is doing?  How about your street?  Yes, Real Estate is that local.  Street by street conditions change affecting the potential sale price of a home.

What you need is a Real Estate Professional that can explain what is happening in their own backyard and give you the that you need to make an informed decision.  The advice we give is different to every potential home seller, buyer and investor.  There is a reason for that, as each situation is unique.

Want to speak with a team that is ready to assist you?  Call today at (716) 743-5297 to schedule an appointment to meet with us!

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©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

Winning a multiple offer is not as scary if you know what you are doing and working with an experienced professional.

There is a lot of talk in the media about the Buyers Market so you think “Wow!  I can get a great deal in purchasing a Western New York home!”   You are dreaming of purchasing a $150,000 home for $75,000, have the sellers pay all of your closing costs, make all the repairs you want before closing and be grateful to do so.   

Read Also:  How to get a great Real Estate Deal in Western New York!

That is not always the senerio WNY buyers are finding.   In fact, many buyers are suprised that there are multiple offers on a Western New York home that they want.   And with good reason too!  

So why are there multiple offers on that $150,000 home?

Most likely the reason there are multiple offers on a home is because the home was priced correctly for the market conditions for that home and area of Western New York.    Buyers have been sitting on the sidelines, they have done their homework and they know the market.   They are ready to pounce on a home the minute they find it.  

Read Also:  First Time Buyer Advice for North Tonawanda Buyers.

How to win when there are multiple offers

Real Estate is local and even today you may find yourself in a competive market where houses sell quickly and still get multiple offers.   Preparation is key to your success when entering into a multiple-offer situation.   That means you need to have:

• An experienced Buyer’s agent working with you
• A solid understanding of the Real Estate Market
• Your Mortgage Pre-qualification set
• Have your Home Inspector selected
• Relistic dates, quick closing
• Have your attorney selected
• Be prepared to write a clean offer with little or no contigencies
• An offer that has a high net for the seller

Read Also:  Is this a good time to purchase a home in WNY

How Does the Seller Decide Which Offer To Accept?

When the seller looks at several offers there are only so many points to compare. Your offer can be competitive if you know what you are doing.   There are so many things you can do to make your offer the more desirable offer for the seller.

Purchase Price

Review comparable sales information with your agent.   Your agent will have experience in the market and be able to offer advice but ultimately you’re deciding on an offer price that is comfortable for you and reflects just how much you want the house.

Don’t assume that multiple bids means the offers will go sky high - sometimes all the offers can be under the asking price.  The comparable sales info and the amount of activity for the listing should give you some sense of how the offers might go.

Contingencies

The typical contingencies in a home purchase contract are financing, home inspection, and satisfactory review of the condominium documents. You should have a letter of preapproval from your lender at the ready. Be aware that some buyers may very well drop any and all of their contingencies. 

Read Also:  How Buyers Can Save Money (and aggrevation) on their Home Purchase

Deposits

Expectations for deposit amounts vary in different states and regions. Talk to your agent about the norms in your area and consider increasing the deposit. Thist doesn’t cost you anything since the deposit will go towards your down payment. From the sellers’ perspective, however, it shows evidence of the seriousness of your offer.

Letter to Owner

And one no-cost but often very effective tool is a letter to the sellers. Write about who you are, why you love the house, and how you’ll take good care of it. Mention any special things that stood out to you. If you can tell the sellers took good care of the house say so. If you like their decorating mention that. Sellers will often remember and remark about the letter weeks after receiving it. 

Many buyers avoid the multiple offer situations because it is too stressful.   Finding the right house is a tough task, and if you are looking for a particular home in a specific neighborhood, you may have no choice but to compete for every home that you like.  

A multiple bid situation is not impossible and not so scary if you know what to expect and how to position yourself in a winning situation.  The key to your success is working with an experienced agent, craft your offer, and remember this is not the time to haggle if it is your dream home.    Knowing that you are in a multiple-offer situation means that you should put your best offer first because you might not have the opportunity to negotiate with the seller.

Read Also:  Why you should pre-qualify for a mortgage before you start your WNY home search!

Thinking of selling your  Western New York  home? Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 743-5297 to discuss what is happening in today’s Western New York Real Estate Market.  We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below.   View additional WNY Market Area Statistics here.

©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

Welcome to this week’s edition of Real Estate News for Buffalo NY.  Find here information regarding Buying and Selling Real Estate in Western New York.  If you need immediate assistance, please feel free to call me at (716) 743-5297 to discuss Real Estate conditions in the Greater Buffalo area.

Buy a WNY Home

Handyman Specials and Fixer uppers - Are they good investments?

If you are the type of person who recognizes a great deal in a fixer uper, you’ll know a great deal when you see one. There are many types of homes to purchase, brand new homes all perfect is what we dream about. But some of the best homes may be less than perfect. Shriveled plants, weeds, wallpaper needing removing, peeling paint, or a cracked driveway are problems that sellers must often fix before their house goes on the market. These homes have the potential of being a great way to make money quickly on as an investor.

Inman News - First-time buyers want larger homes, not fixer-uppers

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Financial Center

Easy steps to save for the down payment for your new home!

These examples are really meant to get you thinking about cutting back and being clever about it. In the “olden” days there was the mind set that you “used it up, wore it out and did without it”. While we probably can’t or won’t go back to that we can certainly step back a bit.

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For Sale By Owner

Why pricing is so important in the sale of your Buffalo home!

There is much discussion on how to get your Buffalo Home sold. In today’s competitive Real Estate market the price you have your Buffalo home listed at is very important to getting sold. The price you start your Buffalo home for sale at will determine how long it will take to sell your home.

Before you consider being your own Real Estate Agent, consider these questions!

There are many factors that go into marketing, showing, and successfully completing a Real Estate transaction in Western New York that you may not be familiar with. If you act on your own you will eventually discover the process is involved and full of potential pitfalls. It might be best to investigate the questions and answers before you commit to the journey.

Rocky Rockwood - For Sale By Owner or “Now Interviewing Realtors®”

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Home Staging

Photography of your home

As a homeowner you may not be thinking of selling your home at this time. But you might in the future. And at that time it might not be so pretty or it could even be more spectacular than it is now. Try and take photographs of the exterior of your home in the variety of seasons so when the time does come you have a great photograph for your Realtor® to use.

Laurie Manny - Real Estate MLS BLUNDERS

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Sell my WNY Home

Why pricing is so important in the sale of your Buffalo home!

There is much discussion on how to get your Buffalo Home sold. In today’s competitive Real Estate Market he price you have your Buffalo home listed at is very important to getting sold. The price you start your Buffalo home for sale at will determine how long it will take to sell your home.

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Why Call WNY Home

Buffalo NY and the Who knew effect

Who really wants to live in Buffalo? A lot more people than you think, and for many varied reasons. Buffalo NY takes a lot of jokes about the snow and a lot of negative press with it being one of the fastest dying cities. Yes people do leave Western New York, but people leave for many reasons. Remember negative press sells newspapers and magazines.

So it is really wonderful to see an incredible article in the New York Magazine, entitled Where the Urban Dream Life is Going Cheap by Adam Sternbergh. Adam asks a very interesting question - What could possibly make someone want to leave New York and move to Buffalo?

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Landlord & Tenant

Tenant Screening in Western New York

Unfortunately, not all tenants will be good tenants in WNY. Finding good tenants is always an issue for Western New York Landlords. All too often WNY landlords can be too eager to fill their homes. It is important that you do a little investigation on your potential tenants. Whether you are managing your property yourself, or using a property manager in New York, careful screening will save you a lot of money and stress.

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Real Estate Investors

Five articles that will interest WNY Investors

I have lost my normal writing pattern with Real Estate taking a considerable amount of extra time, and some wonderful distractions with summer and community activities. To get back into the groove, I tour the internet and other writers for ideas and inspiration. Sometimes I write posts on topics that I read, and sometimes it is nice to just share what I have read.

Wall Street Journal Article - Canadians Now Biggest Foreign Buyers Of U.S. Homes; Baguettes, at Parties

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©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

Enlarge photos

Imagine one owner home lovingly maintained & awaiting next generation! Maintenance free curb appealing brick & vinyl exterior shaded by expansive trees & pretty front porch! Gleaming hardwood under plush, all exposed woodwork, boasts updated eat in kitchen, 2 generous bedrooms down w/easily completed 30×20 2nd floor. Amenities abound: newer furnace, h20, triple tracks & glass block in basement. Drain tile & newer sump affords worry free basement-partially fininshed. Park like lot yields plentiful area for garage/parking extension. Neutral decor challenges comparison for unbeatable value for savvy spring tax credit empowered buyers!

Read Also:   Cheektowaga Current Real Estate Market Report

124 SOUTH HUXLEY CHEEKTOWAGA, 14225 NY

This home not exactly what you want?   Perhaps one of these Cheektowaga homes would better suit your Real Estate needs.

	27 Topaz Cheektowaga, 14225 NY $ 230,000 Built in 2008 1678 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 325091 (IDX)
	209 WHITNEY PLACE CHEEKTOWAGA, 14225 NY $ 199,900 1400 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 328781 (IDX)
	47 Hawthorne Cheektowaga, 14227 NY $ 184,900 Built in 1994 2080 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 336788 (IDX)
	7 Briarcliff Road Cheektowaga, 14225 NY $ 169,999 Built in 1929 2131 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 330183 (IDX)
	330 Lydia Cheektowaga, 14043 NY $ 121,900 Built in 1962 1226 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 335018 (IDX) OPEN: Sun May 17 (1 - 3)
	6 S Huxley Drive Cheektowaga, 14225 NY $ 119,900 Built in 1951 1879 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 334771 (IDX)
	229 S Huxley Cheektowaga, 14225 NY $ 109,900 Built in 1942 1438 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 333820 (IDX) OPEN: Sun May 17 (1:00-3;00 pm)
	286 S Huxley Cheektowaga, 14225 NY $ 59,900 Built in 1949 918 sq. feet 2 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 333437 (IDX)

Thinking of selling your  Cheektowaga home? Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 743-5297 to discuss what is happening in today’s Western New York Real Estate Market.  We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below.   View additional WNY Market Area Statistics here.

I want a Free CMA of my home

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2. Email(valid email required)
3. Phone Number(required)
4. Best Time to Reach
5. 9am-12pm 1pm-3pm
   3pm-6pm 6pm-9pm
6. Type of Home
7. Single-family home Townhome Multi-family Condo
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9. City, State Zipcode(required)
10. # Bedrooms/# Baths(required)
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12. How soon do you want to move?(required)
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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/124-s-huxley-cheektowaga-ny-14225/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/thoughts-for-sale-by-owners-in-western-new-york/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/thoughts-for-sale-by-owners-in-western-new-york/#comments Mon, 06 Jul 2009 12:13:00 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/2008/02/09/thoughts-for-sale-by-owners-in-western-new-york/

Art Galleries facinate me.  I can spend hours and hours browsing and never purchase a thing.  Yes I want the many beautiful peices of art, but I cannot afford them.  Kinda sounds like a few buyers of Real Estate that are shopping today?

Artists, both famous and not, use Art Galleries to present their work to the right audience. They focus their time on what they do great which is to produce the works in the first place. Many of these galleries take 40-60% of the sale as their part in presenting, advertising and handling the many details of selling a piece of work.

What has happened in the art world is that the Internet has made art more accessible. With that why is it that Galleries are increasing in popularity? Because the artist knows how to maximize their time and put it to the highest and best use.

How does this apply to you - the for sale by owner?

Selling your home is much like selling a piece of artwork. There has been a lot of love and attention paid to it. It is highly personal and the value you see in it is not what others might see. There are many details that go into the and sale of it, that you might not be aware of.

You will need to analyze the market and understand it on your own. You have to develop the buzz, advertise, show and negotiate complicated contracts. I am not saying that you are not capable of doing so, but at what cost to you, your family and your professional life? If the average days on market are closing in on 300-400 days on the market, do you really want to be spending at least 2 hours a day working towards that sale.

How much is your time really worth?

There has been a lot of talk about Disintermediation which is the cutting out of the middleman in Real Estate and we only take between 5-10% on a transaction that has greater impact in ones life than a piece of art.

Those that are good at what they do spend a lot of time in the latest technology, researching and networking. We earn what we ask for our services. So if you think that you are ready to sell your property, achieve the highest price possible with the least amount of stress, why not give your listing over to a Realtor® who is trained and armed with the means to achieve your Real Estate Goals?

Call me today at (716) 743-5297 to discuss the successful marketing and sale of your Western New York Home!

©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/thoughts-for-sale-by-owners-in-western-new-york/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/how-to-have-a-successful-wny-real-estate-flip/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/how-to-have-a-successful-wny-real-estate-flip/#comments Sun, 05 Jul 2009 21:06:18 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=430 It’s one of the hottest trends in real estate market today - buy a house, quickly fix it up then turn around and sell it for a huge profit. There is great potential to make incredible profits here in Western New York. Every day we speak with potential property flippers and those interested in rehabbing homes in WNY for profit. Many times those that want to get into this type of renovation are affected by television shows like Property Ladder and Flip that House.

There was a time when you could purchase any home, do minor painting and turn it around 30 days later making a heafty profit. In case you hadn’t noticed, those days are over. Does that mean that you cannot make a profit in Real Estate investment? Not necessarily, but it means that you will need to make informed decisions that make sound financial sense. That includes being prepared to hold a property until you can sell it. In Western New York there are great real estate deals to be had in this changing market. It is the investor that can spot them, buy them, fix them up, and turn around and sell them quickly that will be successful.

Read Also: How Buffalonians can invest like Warren Buffet!

Remember it is those that are prepared and informed that will be successful. Not doing so, is the first step toward their failed house flip. How do ensure success in your real estate flip? Here are some things that you need to do before you even make an offer on a property that you are going to flip:

• Know where the value of the repairs and updates that you install. In many WNY homes, new flooring is a great investment. Does your flip really need travertine marble floor?
• Read Also: How to Select Investment Property in Buffalo NY
• Always keep in the back of your mind the target buyer and make sure that your flip house has the features that appeal to that Western New York buyer, which might be different than what you would desire in a home for yourself.
• Don’t over-improve for the neighborhood and therefore making your home more difficult to sell
• Having an unrealistic budget and time line
• Don’t forget to build in time for unexpected repairs, delays and
• Remember to have cash in hand and the crew ready the day you take possession
• Speaking of crew, make sure you have resources that you trust
• Avoid purchasing the wrong property or paying too much for a property

Possible homes to purchase and flip

	518 Sweet Home Amherst, 14226 NY $ 50,000 Built in 1950 680 sq. feet 2 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 340512 (IDX)
	13 Park North Tonawanda, 14120 NY $ 49,900 Built in 1910 1262 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 310992 (IDX)
	2992 McKoon Avenue Niagara Falls, 14305 NY $ 49,900 Built in 1910 1120 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 317543 (IDX)
	664 79th Niagara Falls, 14304 NY $ 49,900 Built in 1949 1125 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 333258 (IDX)
	105 HEDLEY CHEEKTOWAGA, 14206 NY $ 49,900 Built in 1920 1357 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 335486 (IDX)
	108 Harlem West Seneca, 14224 NY $ 49,900 Built in 1938 1386 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 336034 (IDX)
	1921 Huth Rd Grand Island, 14072 NY $ 49,900 Built in 1949 746 sq. feet 2 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 336792 (IDX)
	2420 LaSalle Niagara Falls, 14301 NY $ 49,900 Built in 1924 1408 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 339284 (IDX)
	317 Fillmore Tonawanda, 14150 NY $ 48,500 Built in 1910 1380 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 339843 (IDX)
	1810 WALNUT NIAGARA FALLS, 14301 NY $ 45,900 Built in 1930 1773 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 330605 (IDX)
	572 Minnesota Buffalo, 14215 NY $ 39,900 Built in 1925 1432 sq. feet 4 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 339927 (IDX)

Ready to invest in Real Estate in Western New York?  Call me at (716) 743-5297 to find out about Investment opportunities and how to have a successful Real Estate Flip or fill out our contact form.

I want to purchase an Investment Property

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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/how-to-have-a-successful-wny-real-estate-flip/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/snyder-ny-real-estate-market-report/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/snyder-ny-real-estate-market-report/#comments Sun, 05 Jul 2009 19:59:02 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=2234

Current Snyder Real Estate Market Report

July 4, 2009

• There are currently 116 active single family homes for sale with an average list price of $193,003 ranging from $50,000 to $1,500,000
• There are 22 pending/under contract sales and in the past 30 days there has been 57 closed sales with an average closed price of $139,101 spending an average of 47 days on the market
• Year to date there has been a total of 168 closed sales with an average closed price of $134,870 spending an average of 61 days on the market
• Highest sold - $550,000 - 578 days on the market
• Lowest sold - $24,500 - zero days on the market

Selection of Snyder Homes for Sale

	697 Lebrun Amherst, 14226 NY $ 1,500,000 Built in 1929 8967 sq. feet 8 Bedrooms, 4 Full Bath(s) , 2 Half Bath(s) MLS Number: 337228 (IDX)
	768 Lebrun Amherst, 14226 NY $ 895,000 Built in 1952 4000 sq. feet 4 Bedrooms, 2 Full Bath(s) , 2 Half Bath(s) MLS Number: 339130 (IDX)
	651 Lebrun Amherst, 14226 NY $ 599,000 Built in 1937 3546 sq. feet 5 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s) MLS Number: 329736 (IDX)
	106 LEBRUN CIRCLE AMHERST, 14226 NY $ 499,000 Built in 1910 4577 sq. feet 4 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s) MLS Number: 332314 (IDX)
	45 Bradenham Amherst, 14226 NY $ 479,000 Built in 1942 3138 sq. feet 4 Bedrooms, 2 Full Bath(s) , 3 Half Bath(s) MLS Number: 332896 (IDX)
	68 Bondcroft Amherst, 14226 NY $ 248,900 Built in 1929 2364 sq. feet 6 Bedrooms, 1 Full Bath(s) , 2 Half Bath(s) MLS Number: 334584 (IDX)
	19 Huxley Dr Amherst/Snyder, 14226 NY $ 214,900 Built in 1950 1528 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 333756 (IDX)
	405 Washington Hwy Amherst, 14226 NY $ 209,000 Built in 1925 1540 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 340685 (IDX)
	231 Roycroft Amherst, 14226 NY $ 189,000 Built in 1936 2039 sq. feet 4 Bedrooms, 3 Full Bath(s) , 0 Half Bath(s) MLS Number: 336086 (IDX)
	121 Cambrook Amherst, 14221 NY $ 184,900 Built in 1963 2450 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 340526 (IDX)
	58 Amherstdale Road Amherst, 14226 NY $ 169,900 Built in 1940 1748 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 338917 (IDX)
	228 Burroughs Dr. Amherst, 14226 NY $ 148,000 Built in 1957 1714 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 336702 (IDX)
	37 Imperial Drive Amherst, 14226 NY $ 144,900 Built in 1960 2002 sq. feet 4 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 336703 (IDX)
	42 Hyledge Amherst, 14226 NY $ 119,900 Built in 1940 1492 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 339451 (IDX)
	24 Monarch Amherst, 14226 NY $ 115,000 Built in 1964 2421 sq. feet 4 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 339234 (IDX)
	311 Capen Blvd. Amherst, 14226 NY $ 99,900 Built in 1950 1540 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 333040 (IDX)
	3911 Bailey Amherst, 14226 NY $ 90,000 Built in 1947 1096 sq. feet 2 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 336346 (IDX)

Snyder New York Historic Real Estate Information

• YTD 2008:  There has been 345 closed sales with an average closed price of $140,896 and spending an average of 51 days on the market.
• 2007:  There were 375 closed single-family homes sold with an average closed price of $138,853 spending an average of 49 days on the market.
• 2006:  There was 405 closed single-family homes sold with an average closed price of $140,282 spending an average of 53 days on the market.

Past Market Reports

April 25, 2009

• There are currently 131 active listings with an average list price of $163,520 ranging from $38,760 to $624,900
• There are 11 pending/under contract sales at this time
• In the past 30 days there has been 26 closed sales with an average closed price of $168,123 and spending an average of 33 days on the market
• Year to date there has been a total of 64 closed sales with an average closed price of $133,424 spending an average of 86 days on the market
  • Highest sold - $369,900 - 578 days on the market
  • Lowest sold - $33,000 - zero days on the market

March 20, 2009

• As of March 20, 2009 in Snyder there are currently 134 active single family homes for sale with an aveage list price of $164,334 ranging from $43,000 to $699,900
• There are currently 9 pending or under contract homes for sale in Snyder
• In the prior thirty days there has been a total of 18 closed sales with an average closed price of $109,812 and spending an average of 75 days on the market
• Year to date there has been at total of 33 closed sales with an average closed price of $132,164 and spending an average of 93 days on the market
  • Highest sold - $369,900 - 440 days on the market
  • Lowest sold - $44,444 - zero days on the market

February 11, 2009

• There are currently 109 active homes for sale in Snyder with an average list price of $161,850 ranging from $45,000 to $659,900
• There are 9 pending or under contract homes for sale in Snyder
• In the past thirty days there has been a total of 13 closed sales with an average closed price of $158,988 and spending an average of 115 days on the market
• Year to date there has been a total of 15 closed sales with an average closed price of $158,123 and spending an averge of 103 days on the market
  • Highest sold - $369,900 - 440 days on the market
  • Lowest sold - $57,155 - 5 days on the market

January 25, 2009

• There are 111 active listings and 6 pending/under contract home for sale in Snyder with an average list price of $157,698 ranging from $45,000 to $659,900.
• In the prior 30 days there were 12 closed sales with an average closed price of $158,754 and spending an average of 72 days on the market
• In 2008 there were 364 closed sales in Snyder with an average closed price of $139,832 and averaging 50 days on the market
  • Highest Sold - $770,000 (Listed:  $799,000) - 336 days on the market
  • Lowest sold - $30,000 (Listed:  $35,500) - zero days on the market

December 27, 2008

• 124 active single-family listings with an average list price of $145,705 ranging from $659,900 to $48,000.
• 14 pending sales in Snyder. With an average sale price $168,164 ranging from $369,900 to 89,900.
• In the past thirty days there has been a total of zero closed sales in Snyder.
• Year to date there has been a total of 328 closed single-family home sales in Snyder averaging $138,043 sold price and spending an average of 44 days on the market.
  • Highest SOLD YTD - $770,000 - 300 days on the market.
  • Lowest SOLD YTD - $42,000 - zero days on the market.

As of November 30, 2008

• As of November 30, 2008 there were 121 active single-family listings with an average list price of $157,411 ranging from $48,000 to $659,900.
• There are five pending/under contract sales in Snyder.
• In the past 30 days there has been a total of 34 closed sales in Snyder with an average closed price of $136,203 spending an average of 48 days on the market.
  • Lowest sold in the past 30 days sold for $45,555 after two days on the market
  • Highest sold in the past 30 days sold for $435,000 after 172 days on the market

As of September 3, 2008

Here is what is happening in the single-family homes for sale in Snyder NY:

• Check out the July market report:July 1, 2008 Snyder NY Market Report for Single-family homes
• There are currently 128 active listings with an average list price of $169,399 and ranging from $52,200 to $659,900
• There are 10 homes that are under contract or pending
• In the past 30 days there have been 45 closed sales with an average closed price of $140,415 and spending an average of 43 days on the market.
• Year to date in Snyder there has been a total of 254 closed sales in Snyder NY with an average closed sale price of $140,404 and spending an average of 50 days on the market
  • Highest sold YTD in Snyder sold for $770,000 after 336 days on the market
  • Lowest sold Snyder single-family home sold for $30,000 and spent zero days on the market

As of August 6, 2008

Snyder NY Homes for Sale

• There are 137 single family homes for sale and 13 pending/under contract homes for sales in Snyder with an average list price of $158,259 and ranging from $53,000 to $599,000
• In the past 30 days there has been a total of 45 home sold with an average sold price of $151,996 and spending an average of 42 days on the market
• Year to date there has been a total of 215 homes sold in Snyder with an aveage sold price of $141,459 and spending an average of 52 days on the market.
  • Highest sold YTD - $ 770,000 - 336 days on the market
  • Lowest sold YTD - $ 30,000 - zero days on the market

As of July 1, 2008

Snyder NY Homes for Sale Market Report

• In 2007 there were a total of 375 single-family homes that sold in Snyder NY.  These homes sold for an average of $138,853 and spent an average of 49 days on the market.
  • Highest Sold home:  $750,000 - 389 DOM
  • Lowest sold home: $950 - 0 DOM
• There are currently 18 homes pending/under contract and 133 active listings with an average list price of $166,367.
• Highest List priced home for Sale in Snyder is listed for $699,900 and the lowest is listed for $60,000
• In the past 30 days there has been a total of 32 closed sales ranging in sale price from $380,000 (207 days on the market) to $48,750 (2 days on the market) with an average sold price of $152,681 and spending an average of 47 days on the market
• Year to date there has been a total of $159 closed sales in Snyder for single family homes averaging $140,634 and an average of 55 days on the market.
• Highest sold Year to date sold for $720,000 after 336 days on the market
• Lowest sold year to date sold for $30,000 after zero days on the market

As of May 12, 2008

Snyder Single Family Homes for sale Market Report

• There are 123 active single-family homes and 10 pending homes for sale in Snyder with an average list price of $173,503.
  • Highest List price:  $699,900
  • Lowest list price: $67,500
• In the past 30 days 30 single-family have sold for an average of $132,548 and spent an average of 46 days on the market (DOM)
  • Highest sold home: $275,000 - 185 DOM
  • Lowest sold home: $70,000 - 0 DOM
• Year to date homes sold in Snyder total 101 single-family homes which have sold for an average sales price of $139,559 and spending an average of 55 days on the market
  • Highest Sold home:  $720,000 - 336 DOM
  • Lowest Sold home:  $30,000 - 0 DOM
• In 2007 there were a total of 375 single-family homes that sold in Snyder NY.  These homes sold for an average of $138,853 and spent an average of 49 days on the market.
  • Highest Sold home:  $750,000 - 389 DOM
  • Lowest sold home: $950 - 0 DOM

Interested in finding out the current market value of your Snyder single-family home? Then call Colleen Kulikowski at (716) 743-5297 to discuss what is happening in today’s Western New York Real Estate Market or fill out the form below.  View additional WNY Market Area Statistics here.

All Statistics are gathered from the Buffalo Niagara Association of REALTORS®.

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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/snyder-ny-real-estate-market-report/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/dealing-with-choic/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/dealing-with-choic/#comments Sun, 05 Jul 2009 07:17:41 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=595

Choices for Buyers can be confusing

Awhile back, I read a great article over at Daud Miracle that I find timely in the world of Real Estate. Buyers want to search on-line for a home, but in doing so they can easily be overwhelmed.

Are Your Customers Sick & Tired of Choice? brought up an exceptional point. In it he pointed out: “Yet, according to Barry Schwartz, choice is a paradox. While it’s great to have options, he observed that options often lead to bad decisions, dissatisfaction in what  has been chosen or a paralysis to taking action.”

Read Also: So many choices: What to do? What to do?

I have written about Analysis Paralysis in the past. With so many choices in Real Estate it can create a paralysis for buyers. You have to wonder if they are not experiencing choice overload in this Real Estate market. In the confusion many times they hope that by waiting just a little longer that the perfect home will come along. By the time they are ready to act, the home that they really wanted is sold and they are disappointed. The process of purchasing a home should be a fun time, but in making such significant decisions can be draining. In Science Daily further support this theory: “In other words, even if people are having fun making decisions, their cognitive functions are still being depleted with every choice they make.”

Read Also: Too Many Choices — Good Or Bad — Can Be Mentally Exhausting

Think about the number of choices a person needs to make in the purchase of a home after they select a Realtor® and qualify for their mortgage. They have to decide:

• Although they can afford a certain amount, do they really want to stretch that much

• Where they are going to live, is it going to be in the or out in the country in ?

• Do they want a brand new home or an older home that will need renovations?

• What features are required, and what would be nice?

• How soon do they want to move?

These buyers may have to imagine how the space that they are viewing is really what they want. Once they find the perfect home, they have to formulate an offer and go through the negotiation process. If they are not working with a Realtor® they may pay too much for a home, or not successfully negotiate the home that they want.

Read Also: New Study Shows That Act of Choosing Leads to Mental Fatigue, Decreased Productivity

Too often I see Buyers making either bad decisions or never finding something that they want to purchase. They seem to find it difficult to settle on criteria. Buyers often find it difficult to weed through the choices and never want to remove homes from the selection. This could result in so many choices that selecting the right home could become overwhelming. In the process they may see something that changes the criteria. Buyers can easily be distracted and that is why you need to work with an objective professional to guide you through the maze of confusion that finding the right home can be.

Read Also: Too Many Choices, Too Little Time

Perhaps it was a lot easier before computers. Let me leave you with this last thought that Violent Acres post Too Much Choice is Hell

“The moral here is simple. A few choices are good; too many choices are pure hell.“

To assist you with all the Real Estate choices you have, please email me or call me at (716) 743-5297 to set up a time to sit down and discuss your needs and how I can assist you in achieving your Real Estate goals.

©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/dealing-with-choic/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/678-minnesota-avenue-buffalo-ny-14215/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/678-minnesota-avenue-buffalo-ny-14215/#comments Sun, 05 Jul 2009 04:01:18 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=1735 City of Buffalo Home for Sale
MLS: 327618

678 Minnesota Avenue

$54,900

• Location!  Location! Location!  Two family home close to VA hospital and UB Campus.
• Each unit features two bedrooms, 1 bath, living, dining and own utilities.
• Full basement, detached 2-car garage with  lots of storage space.
• Well maintained home, let your tenant pay the mortgage.  An investment for home and income!
• 1,850 square feet
• Lot size 30×130
• City of Buffalo Schools

Other Buffalo Homes For Sale:

	183 BRECKENRIDGE BUFFALO, 14213 $ 31,900 Built in 1900 1236 sq. feet 2 Bedrooms, 1 Full Baths , 0 Half Bath(s) MLS Number: 327567	Electronic Flyer Youtube Video Additional Photos More Details
	23 WEISS BUFFALO, 14206 NY $ 74,900 3 Unit(s) Built in 1900 2080 sq. feet MLS Number: 319487  (IDX)	Electronic Flyer Youtube Video Additional Photos More Details

Interested in this income property in Buffalo?  Call me today at (716) 743-5297 or fill out our contact form below and we will be in touch!

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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/678-minnesota-avenue-buffalo-ny-14215/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/wny-single-family-home-sales-by-price-range/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/wny-single-family-home-sales-by-price-range/#comments Sat, 04 Jul 2009 20:30:15 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=2796 Each month we compile the numbers for many of the communities of Niagara and Erie Counties.  Every once in awhile I like to look at these numbers in a slightly different way, by price range.  Looking at sales and listings in a variety of ways assist you in understanding what is happening in the Real Estate market.

Forbes names Buffalo one of the 25 strongest housing markets recently, yes there are still foreclosures but not like the rest of the country.   In fact well priced homes are selling above asking price and with multiple offers.  If you are a buyer and you see a home that you like and you know it is priced well and you want the home, you need to bring a good offer or risk the home selling to another savvy buyer.

In this report, I used the ranges based on the listing price, all numbers regarding sales are based on the actual sold price of the homes for sale in the listing price point.

Current Market Conditions by Price Range

July 4, 2009

Million Dollar Homes and Greater

• 24 Active single family homes over $1 million with an average list price of $1,445,708 ranging from $1,100,000 to $2,490,000
• Two pending/under contract sales and 1 closed sale in the past 30 days which closed for $1,390,000
• Year to date there has been 3 closed sales with an average closed price of $1,178,333 spending an average of 177 days on the makret
• Highest Sold - $1,390,000 - 296 days on the market
• Lowest sold - $900,000 - zero days on the market

Homes listed for $751,000 - $990,000

• 44 active homes for sale with an average list price of $864,216 ranging from $758,800 to $995,000
  Three pending/under contract sales and 3 closed sales in the prior thirty days for an average sold price of $855,000 spending an average of 96 days on the market
  Year to date there has been seven closed sales with an average closed price of $787,857 spending an average of 127 days on the market
  Highest Sold - $900,000 - 380 days on the market
  Lowest Sold - $645,000 - 9 days on the Market

Homes listed for $501,00 - $750,000

• 117 active listings with an average list price of $610,000 ranging from $509,900 to $749,999
• Three pending/under contract sales and 12 sales in the past thirty days with an average closed price of $527,533 spending an average of 84 days on the market
• Year to date there has been a total of 29 closed sales with an average closed price of $548,877 spending an average of 102 days on the market
• Highest closed - $699,900 - 508 days on the market
• Lowest closed - $422,000 - zero days on the market

Homes Listed for $251,000 - $500,000

• 792 Active listings with an average listing price of $341,689 ranging from $253,000 - $500,000
• 37 pending/under contract homes and 99 closed sales in the prior 30 days with an average closed price of $305,775 spending an average of 64 days on the market
• Year to date there has been a total of 306 closed sales with an average closed price of $312,411 spending an average of 78 days on the market
• Highest sold - $510,000 - 555 days on the market
• Lowest sold - $225,000 - zero days on the market

Homes listed for $151,000 - $250,000

• 1,214 active listings with an average list price of $195,637 ranging from $151,900 to $250,000
• 80 pending/under contract homes and 225 closed sales in the past 30 days with an average closed price of $175,400 spending an average of 44 days on the market
• Year to date there has been a total of 764 closed sales with an average closed price of $185,392 spending an average of 71 days on the market
• Highest closed - $305,000 - 557 days on the market
• Lowest closed - $120,000 - zero days on the market

Homes listed for $51,000 - $150,000

• 2,148 active listings with an average list price of $101,617 ranging from $51,000 to $150,000
• 234 pending/under contract and 618 closed sales in the past 30 days with an average closed price of $99,275 spending an average of 59 days on the market
• Year to date there has been a total of 2,257 closed sales with an average closed price of $97,151 spending an average of 73 days on the market
• Highest sold - $185,000 - 581 days on the market
• Lowest sold - $32,000 - zero days on the market

Homes listed under $50,000

• 734 active single family homes for sale with an average list price of $33,854 ranging from $5,000 to $50,000
• 61 pending/under contract sales and 133 closed sales in the prior 30 days with an average closed price of $27,421 and spending an average of 79 days on the market
• Year to date there has been a total of 658 closed sales with an average closed price of $26,338 spending an average of 89 days on the market
• Highest sold - $64,557 - 501 days on the market
• Lowest sold - $4,688 - zero days on the market

Past Market Reports

March 27, 2009

Million Dollar Homes and Greater

• There are currently two pending/under contract sales and 17 active listings with an average list price of $1,421,464 ranging from $1,150,000 to $1,795,000
• There has been one closed sale year to date that sold in the prior thirty days which sold for $1,245,000 after spending 236 days on the market

Select Property for Sale

5031 DONNINGTON CLARENCE, 14031 NY $ 1,195,000 Built in 1993 6668 sq. feet 5 Bedrooms, 4 Full Baths , 1 Half Bath(s) MLS Number: 331695(IDX)

Enlarge photos Virtual Tour

Homes for sale between $751,000 - $999,000

• There are currently three under contract/pending sales and 42 active listings with an average list price of $861,407 ranging from $769,000 to $999,000
• There has been one closed sale within the last thirty days which sold for $875,000 after spending 380 days on the market
• Year to date there has been two closed sales with an average closed price of $802,500 and spending an average of 197 days on the market

Homes for sale between $501,000 - $750,000

• There are no pending sales/under contract homes in this price range, currently there are 112 active listings with an average list price of $615,645 ranging from $509,900 to $749,900
• There has been two closed sale in the past 30 days with an average closed price of $609,500 and spending an average of 65 days on the market
• Year to date there has been a total of 7 closed sales with an average closed price of 533,285 spending an average of 86 days on the market

9680 THE MAPLES CLARENCE, 14031 NY $ 724,900 Built in 1989 4384 sq. feet 4 Bedrooms, 3 Full Baths , 1 Half Bath(s) MLS Number: 328375 (IDX)

More Details Visual Tour

Homes for sale between $251,000 - $500,000

• There are currently 29 under contract/pending sales in this price range and there are 673 active listings with an average list price of $344,526 ranging from $251,000 to $500,000
• There has been a total of 38 closed sales in the prior thrity days with an average closed price of $318,540 and spending an average of 101 days on the market
• Year to date there has been a total of 89 closed sales with an average closed price of $305,000 and spending an average of 91 days on the market.

182 HAMPTON HILL DR. AMHERST, 14221 NY $ 499,900 Built in 2005 2973 sq. feet 3 Bedrooms, 4 Full Baths , 1 Half Bath(s) MLS Number: 325298  (IDX)

Homes for sale between $151,000 - $250,000

• There are currently 62 pending/under contract sales and there are 1,032 active listings in this price range with an average list price of $196,567 ranging from $151,000 to $250,000
• There were a total of 103 closed sales in the past 30 days with an average closed price of $183,384 and spending an average of 111 days on the market
• Year to date there has been a total of 225 closed sales with an average closed price of $183,372 and spending an average of 75 days on the market

Homes for sale between $51,000 - $150,000

• There are currently 218 pending sales and a total of 2,054 active  listings with an average list price of $100,638 ranging from $51,000 to $150,000
• In the past thirty days there has been a total of 267 closed sales with an average closed price of $93,972 and spending an average of 84 days on the market
• Year to date there has been a total of 627 closed sales with an average closed price of $94,254 and spending an average of 79 days on the market

Homes for sale under $50,000

• There are 714 active listings with 48 pending/under contract sales in this price range with an average list price of $32,027
• Year to date there has been a total of 255 closed sales with an average closed price $26,133 and spending an average of 93 days on the market.

January 23, 2009 Stats

Million Dollar and Greater Homes for Sale

• There is one pending and 17 active homes in this price range with an average list price of $1,435,464 ranging from $1,079,000 to $1,795,000
• In the prior thirty days there was one sale that sold for $950,000 after 17 days on the market
• In 2008 there were a total of 9 closed sales over a million dollars with an average closed price of $1,558,988 spending an average of 161 days on the market
  • Highest Sold - $3,300,000 - 727 days on the market
  • Lowest sold - $950,000 - zero days on the market
• Read Also:  Record Luxury Sales in WNY

$751,000 - $1,000,000

• There is 1 pending and 43 active homes for sale in this price range at this point with an average listing price of $874,755 ranging from $769,900 to $999,000.
• In the past thirty days there was one closed sale that closed at $682,500 after spending 167 days on the market
• 2008 saw a total of 20 closed sales with an average closed price of $779,018 and spent an average of 91 days on the market

• Highest sold - $950,000 - 241 days on the market
• Lowest sold - $615,000 - zero days on the market

$501,000 to $750,000 Price Range

• There is one pending and 92 active listings with an average listing price of $615,466 ranging from $509,900 to $750,000
• In the prior 30 days there were 4 closed sales with an average closed price of $604,450 and spending an average of 135 days on the market
• 2008 ended with 63 closed sales with an average sales price of $575,480 and averaged 104 days on the market
  • Highest sold - $780,000 - 627 days on the market
  • Lowest sold - $440,000 - zero days on the market
• Check out - 9680 The Maples Clarence NY 14031

$251,000 to $500,000 Price Range

• There are 20 pending and 621 active listings in this price range in Western New York with an average list price of $340,305 ranging from $251,000 to $500,000
• In the past thirty days there were 35 closed sales with an average closed price of $311,484 and spending an average of 39 days on the market
• Year to date in 2008 there were a total of 785 closed sales with the average closed price of $315,965 and spending an average of 69 days on the market
  • Highest Sold - $540,000 - 741 days on the market
  • Lowest Sold - $190,000 - zero days on the market

$151,000 - $250,000 Price Range

• There are 40 pending and 960 active single family homes for sale in Western New York in this price range with an average list price of $195,003 and ranging from $151,000 to $250,000.
• In the prior thirty days there were a total of 87 closed sales with an average closed price of $186,724 and averaging 67 days on the market
• In 2008 there were a total of 1,852 closed sales with an average closed price of $186,376 spending an average of 60 days on the market
  • Highest sold - $265,500 - 435 days on the market
  • Lowest sold - $110,000 - zero days on the market

$51,000 to $150,000 Price Range

• There are 128 pending/under contract homes for sale and 2,114 active listings in this price range with an average list price of $99,605 ranging from $51,000 to $150,000
• In the past thirty days there has been 261 closed sales with an average sold price of $94,689 and averaged 63 days on the market
• In 2008 there were 5,070 closed sales in Western New York for this price range with an average closed price of $97,095 and averaging 62 days on the market
  • Highest sold - $160,000 - 765 days on the market
  • Lowest sold - $30,000 - zero days on the market

  Check Out:  1111 Brighton Road Tonawanda NY 14150,  295 Continental Dr Lockport NY 14094, 1494 D’Angelo Drive North Tonawanda NY 14120

Under $50,000

• There are 57 pending and 814 active single family homes for sale in WNY with an average list price of $28,874 in this grouping of homes for sale
• Past thirty days there were 113 closed sales with an average closed price of $25,842 and averaged 70 days on the market
• In 2008 there were a total of 1,538 closed sales with an average closed price of $26,948 and averaged 72 days on the market
  • Highest closed - $70,250 - 748 days on the market
  • Lowest closed - $500 - zero days on the market

  Check out:  183 Breckenridge Buffalo NY 14213

Thinking of selling your  Western New York home? Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 743-5297 or Rick Glogowski at (716) 984-8208 to discuss what is happening in today’s Western New York Real Estate Market.  We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below.   View additional WNY Market Area Statistics here.

All Statistics are gathered from the Buffalo Niagara Association of REALTORS®.

I want a Free CMA of my home

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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/wny-single-family-home-sales-by-price-range/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/wny-foreclosure-properties/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/wny-foreclosure-properties/#comments Sat, 04 Jul 2009 18:50:31 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=4068 Every WNY foreclosure is a tragedy and an opportunity. A Western New York property enters foreclosure when the original mortgage holder can no longer pay or settle a debt to the lending institution. The property then enters foreclosure, with the lender taking full possession of the WNY property. In most cases, the lender then puts the real estate up for public auction at a reduced price.

When you buy a foreclosed home, you’re cashing in on a home or investment someone was no longer able to pay for. Foreclosures are difficult–both to locate and to execute the transactions–but the potential to turn them over for a tidy profit may be there for the savvy Western New York buyer.

Buffalo / Niagara Foreclosures

Foreclosed Properties - Commercial
	MLS #	Price	Address	Township	Bed	Bath
	312030	$159,900	3466 Genesee Cheektowaga, 14225 NY	Cheektowaga
	312033	$129,900	2135 Clinton West Seneca, 14206 NY	West Seneca
Foreclosed Properties - Lots and Land
	MLS #	Price	Address	Township	Bed	Bath
	330943	$21,999	5211 River Tonawanda, 14150 NY	Tonawanda
	337703	$199,999	333 Losson CHEEKTOWAGA, 14227 NY	CHEEKTOWAGA
Foreclosed Properties - Multi-Family Home
	MLS #	Price	Address	Township	Bed	Bath
	339183	$24,900	31 Green Lackawanna, 14218 NY	Lackawanna
	334480	$29,900	218-22 Eagle	MEDINA
	336626	$38,000	15 Gualbert Cheektowaga, 14211 NY	Cheektowaga
Foreclosed Properties - Single Family Home
	MLS #	Price	Address	Township	Bed	Bath
	336899	$48,900	6838 Gates Evans, 14047 NY	Evans	4	1.5
	335538	$69,900	5324 Gooseneck	Ashford	4	3
	336155	$39,900	5829 Lakeview Hamburg, 14085 NY	Hamburg	3	1.5
	331842	$169,900	217 Kenton Hamburg, 14075 NY	Hamburg	4	3
	334296	$79,900	4691 CLIFTON PKWAY HAMBURG, 14075 NY	HAMBURG	3	3
	328414	$48,000	80 BENWOOD BUFFALO, 14214 NY	BUFFALO	4	3
	339617	$55,080	2082 Kimble North Collins Vlg, 14111 NY	NORTH COLLINS	3	1.5
	337706	$35,500	28 W 4th	Dunkirk	4	1.5
	339181	$31,900	3347 Cooley	EAGLE HARBOR	3	1.5

Are you interesting in purchasing Foreclosed Real estate? Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 743-5297 to discuss what is happening in today’s Western New York Real Estate Market.  We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below.   View additional WNY Market Area Statistics here.

All Statistics are gathered from the Buffalo Niagara Association of REALTORS®.

Properties found on this Web site may be listed with a brokerage other than the owner of this site and are displayed here via the Internet Data Exchange (IDX) system of this broker’s MLS. All information deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change or withdrawal. Neither listing nor displaying broker shall be responsible for any typographical errors, misinformation, misprints, and shall be held totally harmless. © 2009 Western New York Real Estate Information Services (WNYREIS), LLC. All rights reserved.

I want a Free CMA of my home

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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/wny-foreclosure-properties/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/hamburg-new-york-real-estate-market-report/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/hamburg-new-york-real-estate-market-report/#comments Sat, 04 Jul 2009 17:15:23 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=2527 Current Market Conditions

July 4, 2009

• There are currently 231 active single family homes with an average list price of $185,476 ranging from $6,000 to $544,900
• There are 40 pending/under contract sales and in the past 30 days there has been a total of 47 closed sales with an average sales price of $145,466 spending an average of 61 days on the market
• Year to date there has been a total of 209 closed sales with an average closed price of  $142,014 spending an average of 74 days on the market
  • Highest sold - $450,000 - 555 days on the market
  • Lowest sold - $5,500 - zero days on the market

2 Pinegrove Hamburg NY 14075 $ 159,900 MLS Number: 332154 Just 15 minutes to downtown Buffalo!   You will be happy here in a Country Club setting.   Traditional decor blended with contemporary drama create a home of distinction! Features include: Built in 1990 1,268 …

Select Hamburg Homes for Sale

	5277 Briercliff Hamburg, 14075 NY $ 544,900 Built in 2003 4024 sq. feet 4 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s) MLS Number: 334045 (IDX)
	3110 Cloverbank Road Hamburg, 14075 NY $ 499,900 Built in 2009 3303 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 327998 (IDX)
	4653 Winding Woods Hamburg, 14075 NY $ 399,900 Built in 1993 3850 sq. feet 4 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s) MLS Number: 332791 (IDX)
	4994 WATERFORD LANE HAMBURG, 14075 NY $ 364,900 Built in 2006 2768 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 329163 (IDX)
	1424 Evergreen Hamburg, 14085 NY $ 268,505 Built in 2009 2215 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 332485 (IDX)
	1687 Schoellkopf Hamburg, 14085 NY $ 239,900 Built in 2002 2232 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 334781 (IDX)
	9 Pinehurst Ct Hamburg, 14085 NY $ 225,900 Built in 0 1772 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 317200 (IDX)
	5209 EAST PKWY HAMBURG, 14075 NY $ 189,900 Built in 1932 2249 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 338768 (IDX)
	4950 Clifton Parkway Hamburg, 14075 NY $ 179,900 Built in 1940 2618 sq. feet 4 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 328900 (IDX)
	3795 HOWARD HAMBURG, 14075 NY $ 147,500 Built in 1978 1600 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 339490 (IDX)
	4291 Clark Hamburg Vlg, 14075 NY $ 124,900 Built in 1822 1248 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 340137 (IDX)
	107 LAKE HAMBURG VILLAGE, 14075 NY $ 94,900 Built in 1880 2271 sq. feet 5 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 340165 (IDX)
	4919 Mount Vernon Hamburg, 14075 NY $ 89,900 Built in 1945 1046 sq. feet 4 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 335851 (IDX)
	5830 East Lane Hamburg, 14085 NY $ 86,900 Built in 1955 1224 sq. feet 4 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 340004 (IDX)
	4691 CLIFTON PKWAY HAMBURG, 14075 NY $ 79,900 Built in 1964 1816 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 334296 (IDX)
	5196 Orchard Avenue Hamburg, 14075 NY $ 69,900 Built in 1932 660 sq. feet 2 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 328750 (IDX)
	23 Foster Ridge Hamburg, 14075 NY $ 59,999 Built in 1988 1456 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 335321 (IDX)
	6 Foster Ridge Hamburg, 14075 NY $ 41,900 Built in 1988 1456 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 328705 (IDX)

Past Market Reports

May 15, 2009

• There are currently 225 active single family homes for sale with an average list price of $187,096 ranging from $6,000 to $1,700,000
• There are 43 pending/under contract homes for sale
• In the past 30 days there has been a total of 32 closed sales with an average closed price of $120,791 spending an average of 57 days on the market
• Year to date there has been a total of 114 closed sales with an average closed price of $143,146 spending an average of 98 days on the market
  • Highest sold - $280,000 - 241 days on the market
  • Lowest sold - $7,500 - zero days on the market

April 15, 2009

• There are currently 219 active listings with an average list price of $189,328 ranging from $2,500 to $1,700,000
• There are currently 2 pending and 31 closed sales in the prior thirty days with an average closed price of $137,069 spending an average of 84 days days on the market
• Year to date there has been 81 closed sales with an average closed price of $144,467 spending an average of 77 days on the market
  • Highest sold - $430,000 - 236 days on the market
  • Lowest sold - $7,500 - zero days on the market

March 15, 2009

• There are currently 214 active single-family homes for sale in Hamburg with an average list price of $179,803 and range in list price from $$7,500 to $859,900
• There are 22 under contract/pending sales in Hamburg
• In the past 30 days there has been 19 closed sales with an average closed price of $177,716 and spending an average of 85 days on the market
• Year to date there has been 50 closed sales with an average closed price of $151,605 and spending an average of 74 days on the market
  • Highest Sold - $335,900 - 236 days on the market
  • Lowest Sold - $8,500 - zero days on the market

February 11, 2009

• There are 204 active, and 18 pending/under contract single family homes for sale in Hamburg with an average list price of $176,198 ranging from $7,900 to $859,900
• In the prior 30 days there has been a total of 18 closed sales with an average closed price of $141,732 and spending an average of 72 days on the market
• Year to date there has been a total of 26 closed single-family homes sold with an average closed price of $140,587 and spending an average of 66 days on the market
  • Lowest sold - $8,500 - 0 days on the market
  • Highest sold - $256,700 - 172 days on the market

December 27, 2008

• 135 active single-family listings with an average list price of $230,750 ranging from $1,100,000 to $2,400.
• 46 pending sales in Hamburg. With an average sale price $177,879. ranging from $729,900 to $8,500
• In the past thirty days there has been a total of 2 closed sales in Hamburg with an average closed price of $386,400 spending an average of 239 days on the market
• Year to date there has been a total of 569 closed single-family home sales in Hamburg averaging $192,522 sold price and spending an average of 62 days on the market.
  • Highest SOLD YTD - $3,300,00 - 515 days on the market.
  • Lowest SOLD YTD - $2,500 - zero days on the market.

Interested in finding out the current market value of your single family home, condo or investment property?  We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below.  View additional WNY Market Area Statistics here.  Thinking of selling your Hamburg NY home?

Additional Reading:

• November 2008 Market Report for Hamburg NY
• Hamburg Real Estate News September 3, 2008
• Town of Hamburg Comunity Development Resources
• Record Luxury Sales in WNY

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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/hamburg-new-york-real-estate-market-report/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/1165-brighton-road-tonawanda-ny-14150/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/1165-brighton-road-tonawanda-ny-14150/#comments Sat, 04 Jul 2009 16:42:01 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=3209 1165 Brighton Road | Tonawanda NY 14150

1165 Brighton Road is a charming four bedroom two bath home that has many wonderful features!  Enjoy summer with an above ground pool, two ponds and landscaped yard.   Enjoy winter with you wood-burning stove in the living room.   Home has an upstairs master suite, office and second bedroom, first floor features two bedrooms and a bath.   Hardwood floors and carpet throughout this updated home.

$134,900

1165 Brighton Road updates

2008

• New Shed
• New Gutters
• Pergo installed in upstairs bedroom and computer room
• New tile floor & wall in downstairs bathroom
• New block windows in basement
• New windows in home
• Upgraded electric
• New hot water tank
• City Water sump pump

2007

• new countertop, tile, and sink in kitchen
• new entrance way
• new wood burning stove
• new blacktop driveway
• Hard wired smoke detectors

2005 - New Furance

• 2004 - Updated Sewer line

Other Homes For Sale in Area

	1111 BRIGHTON RD. TONAWANDA, 14150 NY $ 87,900 Built in 1954 1215 sq. feet 3 Bedrooms, 1 Full Baths , 0 Half Bath(s) MLS Number: 327475 Offered by Kulikowski, Colleen
	994 Brighton Tonawanda, 14150 NY $ 139,900 Built in 1946 2302 sq. feet 4 Bedrooms, 2 Full Baths , 1 Half Bath(s) MLS Number: 331320 (IDX)
	643 Brighton Tonawanda, 14150 NY $ 94,000 Built in 1960 982 sq. feet 2 Bedrooms, 1 Full Baths , 0 Half Bath(s) MLS Number: 330871(IDX)
	616 Fries Road Tonawanda, 14150 NY $ 117,900 Built in 1954 1207 sq. feet 3 Bedrooms, 1 Full Baths , 0 Half Bath(s) MLS Number: 324119 (IDX)
	75 LYNBROOK TONAWANDA, 14150 NY $ 124,900 Built in 1951 1662 sq. feet 4 Bedrooms, 1 Full Baths , 0 Half Bath(s) MLS Number: 329222 (IDX)
	61 N Wrexham Court Tonawanda, 14150 NY $ 104,800 Built in 1952 2050 sq. feet 5 Bedrooms, 1 Full Baths , 2 Half Bath(s) MLS Number: 326097 (IDX)

Thinking of selling your Tonawanda  home? Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 743-5297 to discuss what is happening in today’s Western New York Real Estate Market.  We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below.   View additional WNY Market Area Statistics here.

All Statistics are gathered from the Buffalo Niagara Association of REALTORS®.

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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/1165-brighton-road-tonawanda-ny-14150/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/cambria-ny-real-estate-market-report/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/cambria-ny-real-estate-market-report/#comments Sat, 04 Jul 2009 16:01:30 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=2503 Current Market Conditions

July 4, 2009

• There are currently 27 active single family homes for sale in Cambria with an average list price of $206,632 ranging from $79,900 to $400,000.
• There are currently 2 pending/under contract sales and in the past 30 days there has been 5 closed sales with an average sold price of $160,978 spending an average of 86 days on the market
• Year to date there has been 14 closed sales with an average closed price of $136,149 spending an average of 83 days on the market
  • Highest sold - $230,000 - 210 days on the market
  • Lowest sold - $21,706 - 15 days on the market

Select Cambria Homes for Sale

	4540 Thrall Rd Cambria, 14094 NY $ 400,000 Built in 1997 4534 sq. feet 5 Bedrooms, 4 Full Bath(s) , 2 Half Bath(s) MLS Number: 339880 (IDX)
	4454 RIDGE RD CAMBRIA/LOCKPORT, 14094 NY $ 329,000 Built in 1999 2800 sq. feet 3 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s) MLS Number: 337335 (IDX)
	4155 LOCKPORT ROAD Cambria, 14094 NY $ 319,000 Built in 2006 2435 sq. feet 4 Bedrooms, 3 Full Bath(s) , 0 Half Bath(s) MLS Number: 337817 (IDX)
	4315 Budd Road Cambria, 14094 NY $ 269,900 Built in 2002 2324 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 333127 (IDX)
	5011 Cambria Rd. Cambria, 14094 NY $ 249,900 Built in 1999 2525 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 336545 (IDX)
	3608 Human Rd. Cambria, 14132 NY $ 248,000 Built in 2008 1688 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 331008 (IDX)
	4158 Saunders Settlement Cambria, 14132 NY $ 229,500 Built in 1842 2116 sq. feet 4 Bedrooms, 3 Full Bath(s) , 0 Half Bath(s) MLS Number: 339571 (IDX)
	3245 Andrews Cambria, 14131 NY $ 209,900 Built in 1973 1904 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 335730 (IDX)
	5100 Blackman Cambria, 14094 NY $ 200,000 Built in 1985 2175 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 318573 (IDX)
	5290 Subbera Cambria, 14094 NY $ 179,900 Built in 2008 1600 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 335293 (IDX)
	3179 Raymond Cambria, 14132 NY $ 170,000 Built in 1880 2368 sq. feet 4 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 336841 (IDX)
	4079 Ridge Cambria, 14094 NY $ 164,500 Built in 1930 1952 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 337273 (IDX)
	5943 Campbell Cambria, 14094 NY $ 149,900 Built in 1960 1582 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 338985 (IDX)
	3506 Upper Mountain Road Cambria, 14132 NY $ 119,900 Built in 1954 1516 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 337191 (IDX)
	2999 Lower Mountain Cambria, 14132 NY $ 99,900 Built in 1886 2283 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 340811 (IDX)
	3935 Fair Court East Cambria, 14132 NY $ 79,900 Built in 1958 1450 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 322103 (IDX)
	5777 Willow Creek Lane Cambria, 14132 NY $ 149,990 Built in 0 1680 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 312112 (IDX)

Prior Market Reports

As of May 13, 2009

• There are currently 23 active single family homes for sale with an average list price of $197,394 ranging from $79,900 to $349,000
• There is one pending and two closed sales in the prior 30 days with an average closed price of $188,000 spending an average of 61 days on the market
• Year to date there has been a total of 5 closed sales with an average closed price of $148,341 spending an average of 86 days on the market
  • Highest sold - $190,000 - 161 days on the market
  • Lowest sold - $21,706 - 29 days on the market

As of April 15, 2009

• There are currently 20 active listings in Cambria NY with an average list price of $207,943 ranging from $79,900 to $489,000
• There are no pending and no closed sales in the prior thirty days
• Year to date there has been a total of 3 closed sales in Cambria with an average closed price of $121,902 spending an average of 103 days on the market
  • Highest sold - $185,000 - 161 days on the market
  • Lowest sold - $21,706 - 61 days on the market

March 15, 2009

• There are currently 25 active single family homes for sale with an average list price of $192,102 ranging from $72,000 to $529,900
• There is one pending/under contract sale at this time
• There has been no closed sales in the past thirty days in Cambria New York.   Year to date there has been 3 closed sales with an average closed price of $121,902 and spent 103 days on the market
  • Highest sold - $185,000 - 161 days on the market
  • Lowest sold - $21,706 - 61 days on the market

February 11, 2009

As of February 11, 2009 the Market conditions in Cambria for single-family homes is as follows:

• 26 active listings with an average list price of $191,437 ranging from $83,430 to $529,900
• There are no pending sales a this time
• In the past thirty days there were 2 closed sales with an average closed price of $103,353 and spending an average of 111 days on the market
• Year to date there has been a total of 3 closed sales with an average closed price of $121,902 and spending an average of 103 days on the market
  • Highest closed - $185,000 - 161 days on the market
  • Lowest closed - $21,706 - 61 days on the market

January 25, 2009

• As of today there are 25 active listings and no pending/under contract single family homes in Cambria with an average list price of $192,658 ranging from $75,000 to $529,900
• In the past thirty days there has been one closed sale that sold for $159,000 (Listed: $169,900) and spent 89 days on the market
• In 2008 there were a total 32 closed sales of single-family homes with an average closed price of $134,706 and spending an average of 81 days on the market
  • Highest sold - $390,000 (Listed: $399,000) - 375 days on the market
  • Lowest sold - $32,555 (Listed: $48,000) - 3 days on the market

As of December 24, 2008

Cambria New York Real Estate Market Report is as follows:

• 32 active single-family listings with an average list price of $202,770 ranging from $529,900 to $22,500
• 1 pending sales in Cambria. Sale price $185,000 and spending 61 days on market
• In the past thirty days there has been a total of zero closed sales in Cambria
• Year to date there has been a total of 29 closed single-family home sales in Cambria averaging $125,761 sold price and spending an average of 80 days on the market
  • Highest SOLD YTD - $204,000 - 375 days on the market
  • Lowest SOLD YTD - $32,500 - 3 days on the market

As of November 12, 2008

the Real Estate Market Conditions are as follows:

• There is one pending sale and 32 active listings with an average listing price of $206,066 ranging from $22,500 to $529,900
• In the past 30 days there was one closed sale for $76,000 and spent a total of 101 days on the market
• Year to date there has been a total of 29 closed sales with an average closed price of $136,210 spending an average of 61 days on the market.
  • Lowest Sold - $32,555 - 3 days on the market
  • Highest Sold - $390,000 - 375 days on the market

As of August 16, 2008

Cambria Market Report for Real Estate Sales Report:

• The Absorption rate for Cambria NY is 86.95 weeks
• Currently there are 40 active listings in Cambria NY with an average list price of $195,196
• In the past 30 days there has been two closed sales with an average sold price of $159,900 and spent 28 days on the market
  • Highest sold - $390,000 - 375 days on the market
  • Lowest sold - $32,555 - 6 days on the market
• Year to date there has been a total of 20 closed sales in Cambria with an average sold price of $139,705 and spending an average of 90 days on the market

Cambria NY Single Family Homes Market Report May 2008

Cambria NY Single Family Home Market Report - March 2008

Cambria NY Single Family Home Market Report - February 26, 2008

Thinking of selling your Cambria home? Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 743-5297 or Rick Glogowski at (716) 984-8208 to discuss what is happening in today’s Western New York Real Estate Market.  We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below.  View additional WNY Market Area Statistics here.

All Statistics are gathered from the Buffalo Niagara Association of REALTORS®.

I want a Free CMA of my home

1. Your Name(required)
2. Email(valid email required)
3. Phone Number(required)
4. Best Time to Reach
5. 9am-12pm 1pm-3pm
   3pm-6pm 6pm-9pm
6. Type of Home
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8. Property Street Address (required)
9. City, State Zipcode(required)
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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/cambria-ny-real-estate-market-report/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/1111-brighton-road-tonawanda-ny-14150/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/1111-brighton-road-tonawanda-ny-14150/#comments Sat, 04 Jul 2009 15:01:50 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=2415

MLS: 327475

1111 Brighton Road
Tonawanda NY 14150

$83,900

Yes you can be a home owner in Tonawanda New York!  Call me at (716) 310-4754 today for your private tour of this Tonawanda home for sale!

1111 Brighton Road has been filled with love and joy and is ready for new owners to experience happy times.  Stop by on Sunday, January 4th 2009 between 1 and 3pm to see the potential yourself at our Open House!   Imagine grilling in your backyard, or puttering in your 2.5 car garage.   Turn the entire upstairs to a Master suite, or a cozy home office.

There are two very important words in Real Estate — Location and Price; and this Tonawanda home has both!

Other Tonawanda Homes For Sale:

	1165 BRIGHTON RD. TONAWANDA, 14150 NY $ 134,900 Built in 1952 1413 sq. feet 4 Bedrooms, 2 Full Baths , 0 Half Bath(s) MLS Number: 332930 Offered by Kulikowski, Colleen
56 Doncaster Tonawanda, 14217 NY $ 389,000 Built in 1931 3466 sq. feet 5 Bedrooms, 4 Full Bath(s) , 1 Half Bath(s) MLS Number: 335040(IDX)	154 Deerhurst Park Blvd. Kenmore, 14217 NY $ 304,900 Built in 1936 2240 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 333723(IDX)
163 Doncaster Tonawanda, 14217 NY $ 289,900 Built in 1930 2000 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 329577(IDX)	85 Alder Tonawanda, 14223 NY $ 239,900 Built in 1961 2370 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 336866(IDX)
94 Lorelee Tonawanda, 14150 NY $ 165,900 Built in 1961 1673 sq. feet 4 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 333304(IDX)	169 N Calvin Ct. Tonawanda, 14150 NY $ 159,900 Built in 1954 1509 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 329038(IDX)
202 Traverse Tonawanda, 14223 NY $ 149,999 Built in 1950 1924 sq. feet 5 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 332340(IDX)	186 Liston Tonawanda, 14223 NY $ 149,000 Built in 1955 1758 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 331954(IDX)
229 Fries Tonawanda, 14150 NY $ 135,000 Built in 1953 1941 sq. feet 4 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 333563(IDX)	68 Princeton Blvd Tonawanda, 14217 NY $ 134,900 Built in 1928 1430 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 336540(IDX)
320 Woodcrest Tonawanda, 14223 NY $ 129,500 Built in 1941 1296 sq. feet 3 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 332785(IDX)	124 Adam Tonawanda, 14150 NY $ 119,900 Built in 1920 1562 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 334114(IDX)
80 Briarhurst Tonawanda, 14150 NY $ 119,900 Built in 1952 1530 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 334999(IDX)	297 Floradale Tonawanda, 14150 NY $ 112,900 Built in 1952 1021 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 335582(IDX)

Listed at $83.900 this Charming Cape Cod is just steps from Kenmore East High School featuring:

• Three bedrooms, 1 bath
• New Roof (3 year old) complete tear off with new plywood
• Concrete driveway
• Built in 1954
• Lot size:  50 x 122
• Some newer windows
• Eat in kitchen
• Over 1,200 square feet of living space
• Freshly painted home
• Perfect home office/den area
• Full Basement
  • Poured foundation
  • Glass block windows
  • High efficiency heater - 1 year old
  • Sump pump with battery backup
  • April Air humidifier
• Brand new carpeting on second floor
• 2.5 detached garage with electric opener
• Aluminum siding
• Room Sizes of 1111 Brighton Road:
  • Living Room 19 x 12
  • Kitchen 19 x 9
  • Bedroom 1 - 12 x 9
  • Bedroom 2 - 13 x 11
  • Bedroom 3 (upstairs) 14 x 15

Articles of Interest:

• What there are multiple offers on the Western New York house I want?

Other Featured Homes for Sale:

• 183 Breckenridge Buffalo NY 14213
• 295 Continental Dr Lockport NY 14094
• Western New York Properties of Interest

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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/1111-brighton-road-tonawanda-ny-14150/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/grand-island-homes-for-sale-market-report/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/grand-island-homes-for-sale-market-report/#comments Sat, 04 Jul 2009 14:55:00 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=2384 Grand Island, is situated between Buffalo and Niagara Falls and is ideally located for those that want to live in Western New York.   Grand Island is home to Fantasy Island and Fucillio Autos and is a great place to call home!   Communites within Grand Island include:

• Falconwood - A hamlet on the southeast shore of the town.
• Ferry Village - A hamlet on the border of Beaver Island State Park.
• Hennepin Road - Road within Grandyle Village named after a French explorer, Louis Hennepin, who observed and described Niagara Falls in 1677.
• Oakfield - A location north of Beaver Island State Park.
• Sheenwater - A location on the west shore of the island.
• Grandyle Village - A small neighborhood located near Beaver Island parkway and the South Grand Island Bridge.
• Sandy Beach - A hamlet in the northeast shore of the island.
• Fairview Court - A hamlet in the southwest shore of the island.
• Sour Springs Grove - A location by the shore in the southeast part of the town.

Current Market Conditions on Grand Island

July 4, 2009

• There are currently 108 active listings with an average list price of $246,401 ranging from $49,900 to $999,900
• There are 6 pending/under contract sales and 10 closed sales in the past 30 days with an average closed price of $172,906 spending an average of 71 days on the market
• Year to date there has been 73 closed sales with an average closed price of $184,380 spending an average of 70 days on the market
• Highest sold - $350,000 - 287 days on the market
• Lowest sold - $79,900 - 1 day on the market

A Selection of Grand Island Homes for Sale

	2284 E River Grand Island, 14072 NY $ 999,900 Built in 1946 4728 sq. feet 5 Bedrooms, 2 Full Bath(s) , 2 Half Bath(s) MLS Number: 335855 (IDX)
	5527 East River Road Grand Island, 14072 NY $ 699,000 Built in 1993 4101 sq. feet 4 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s) MLS Number: 340959 (IDX)
	2840 East River Road Grand Island, 14072 NY $ 599,900 Built in 1976 6122 sq. feet 5 Bedrooms, 4 Full Bath(s) , 1 Half Bath(s) MLS Number: 335144 (IDX)
	2391 W River Grand Island, 14072 NY $ 487,500 Built in 1991 3150 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 339233 (IDX)
	131 Trails End Grand Island, 14072 NY $ 399,900 Built in 1990 3778 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 331228 (IDX)
	625 S Colony Grand Island, 14072 NY $ 359,900 Built in 1964 1881 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 339824 (IDX)
	154 White Tail Run Grand Island, 14072 NY $ 299,900 Built in 1994 2900 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 335621 (IDX)
	224 Oakridge Rd Grand Island, 14072 NY $ 269,900 Built in 2007 2500 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 337465 (IDX)
	568 Alt Blvd Grand Island, 14072 NY $ 229,000 Built in 2000 2898 sq. feet 4 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 334017 (IDX)
	135 Morningside Dr Grand Island, 14072 NY $ 189,900 Built in 1970 2556 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 339447 (IDX)
	1423 Red Jacket Road Grand Island, 14072 NY $ 179,900 Built in 1951 1690 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 329887 (IDX)
	3445 Greenway Grand Island, 14072 NY $ 115,000 Built in 1957 1240 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 339966 (IDX)
	3381 Wallace Grand Island, 14072 NY $ 99,900 Built in 1947 946 sq. feet 2 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: 339011 (IDX)

Historic Real Estate Information

Active/pending/prior 30 days

Date	# of Active	Average List Price	Highest List Price	Lowest List Price	# Pending Sale	# closed sales past 30 days	Average Closed Price	Average DOM
May 2, 2009	78	$260,782	$1,199,900	$64,900	5	14	$178,578	66
March 19, 2009	81	$251,783	$739,000	$64,900	1	11	$240,000	125
December 31, 2008	83	$257,3900	$749,500	$64,900	5	0	0	—
December 2, 2008	85	$247,437	$699,999	$64,900	3	13	$173,488	109
November 12, 2008	97	$244,983	$799,000	$64,900	4	13	$225,869	74
September 3, 2008	105	$229,347			0	17	$209,156	56
August 6, 2008	105	$246,330	$799,000	$70,000	2	22	$198,382	38
July 14, 2008	108	$257,863	$899,000	$77,900	3	15	$195,500	58
March 20, 2008	87	$266,187	$799,500	$64,000	1	17	$186,671	61
May 2, 2008	93	$259,933	$799,000	$69,000	5	15	$193,933	53

Year to Date Closed Stats

Date	# Closed to date	Average Closed	DOM	Highest Closed	DOM	Lowest Closed	DOM
May 2, 2009	45	$186,178	82	$350,000	287	$79,500	1
March 19, 2009	23	$191,968	99	$350,000	210	$79,500	9
December 31, 2008	198	$189,320	64	$650,000	240	$41,600	0
December 2, 2008	186	$188,575	65	$650,000	290	$41,600	0
November 12, 2008	175	$189,857	63	$650,000	290	$41,600	0
September 3, 2008	131	$182,241	58	$650,000	290	$41,600	0
August 6, 2008	114	$176,228	58			$41,600	290
March 20, 2008	34	$160,000	65	$442,500	259	$41,600	290
May 2, 2008	57	$182,221	62	$442,500	259	$95,000	0

Thinking of selling your Grand Island home?  Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 743-5297 to discuss what is happening in today’s Western New York Real Estate Market. We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below. View additional WNY Market Area Statistics here.

All Statistics are gathered from the Buffalo Niagara Association of REALTORS®.

Properties found on this Web site may be listed with a brokerage other than the owner of this site and are displayed here via the Internet Data Exchange (IDX) system of this broker’s MLS. All information deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change or withdrawal. Neither listing nor displaying broker shall be responsible for any typographical errors, misinformation, misprints, and shall be held totally harmless. © 2009 Western New York Real Estate Information Services (WNYREIS), LLC. All rights reserved.

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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/grand-island-homes-for-sale-market-report/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/west-seneca-market-report/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/west-seneca-market-report/#comments Sat, 04 Jul 2009 13:29:08 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=1563 Current market conditions for the Erie County community of West Seneca NY:

July 4, 2009 Single-family Homes

• Currently there are 130 active single family homes for sale with an average list price of $144,067 ranging from $32,000 to $389,000
• There are 8 pending/under contract sales with 51 closed single family sales in the past 30 days with an average closed price of $123,884 spending an average of 44 days on the Market
• Year to date there has been a total of 169 closed sales with an average closed price of $121,526 spending an average of 67 days on the market
• Highest sold - $273,480 - 259 days on the market
• Lowest sold - $22,900 - 0 days on the market

July 4, 2009 Multi-family homes

• There are 22 active multi-family homes for sale in West Seneca with an average list price of $108,699 ranging from $59,900 to $171,900
• There are two pending/under contract sales and in the prior thirty days there has been two closed sales with an average closed price of $128,825 spending an average of 9 days on the market
• Year to date there has been a total of 9 closed sales with an average closed price of $110,805 spending an average of 82 days on the market
  • Highest sold - $156,900 - 181 days on the market
  • Lowest sold - $68,900 - 7 days on the market

Select West Seneca Real Estate for Sale

Single Family Homes	Multi-family Homes
134 Wildwood West Seneca, 14210 NY $ 55,000 Built in 1910 1611 sq. feet 3 Bedrooms, 1 Full Baths , 0 Half Bath(s) MLS Number: 326028(IDX)	111 Edson West Seneca, 14210 NY $ 59,900 2 Unit(s) Built in 1920 1454 sq. feet MLS Number: 330516(IDX)
96 Orchard West Seneca, 14224 NY $ 88,900 Built in 1947 1306 sq. feet 3 Bedrooms, 1 Full Baths , 0 Half Bath(s) MLS Number: 333273  (IDX)	46 Bellwood West Seneca, 14224 NY $ 69,900 3 Unit(s) Built in 1900 2769 sq. feet MLS Number: 325740 (IDX)
156 Angelacrest West Seneca, 14224 NY $ 94,000 Built in 1956 1120 sq. feet 3 Bedrooms, 1 Full Baths , 1 Half Bath(s) MLS Number: 334901  (IDX)	65 KIRKWOOD WEST SENECA, 14224 NY $ 99,000 2 Unit(s) Built in 1953 1799 sq. feet MLS Number: 326532  (IDX)
86 Bernadette Terrace West Seneca, 14224 NY $ 129,900 Built in 1963 1218 sq. feet 3 Bedrooms, 2 Full Baths , 0 Half Bath(s) MLS Number: 335012  (IDX)	1011 Orchard Park West Seneca, 14224 NY $ 104,900 2 Unit(s) Built in 1835 1590 sq. feet MLS Number: 332682  (IDX)
262 Heather Hill West Seneca, 14224 NY $ 144,900 Built in 1966 1720 sq. feet 3 Bedrooms, 1 Full Baths , 1 Half Bath(s) MLS Number: 326506  (IDX)	1909 Union Road West Seneca, 14224 NY $ 145,900 2 Unit(s) Built in 0 2739 sq. feet MLS Number: 327790  (IDX)
385 Lein West Seneca, 14224 NY $ 189,900 Built in 1995 1823 sq. feet 3 Bedrooms, 1 Full Baths , 1 Half Bath(s) MLS Number: 333524  (IDX)	14 Forrestal Lane West Seneca, 14210 NY $ 179,500 4 Unit(s) Built in 1956 4678 sq. feet MLS Number: 322137  (IDX)

Past Real Estate Market Reports:

Single Family Homes - May 31, 2009

• There are 106 active single family homes for sale with an average list price of $135,823 ranging from $29,900 to $389,000
• There are 12 pending/under contract sales today and there were 38 closed sales in the past 30 days with an average closed price of $123,445 spending an average of 84 days
• Year to date there has been a total of 113 closed sales with an average closed price of $122, 226 spending an average of 80 days on the market
  • Highest sold - $240,000 - 259 days on the market
  • Lowest sold - $32,000 - zero days on the market

Multi-family Homes - May 31, 2009

• There are 20 active listings with an average list price of $117,494 ranging from $59,900 to $199,900
• There are 4 pending/under contract sales and 4 closed sales in the past 30 days with an average of $108,975 spending an average of 114 days on the market

Single Family Homes April 2009

• As of April 26, 2009 there are 122 active single family homes with an average list price of $136,564 ranging from $24,000 to $389,000
• There are currently 18 under contract/pending sales in West Seneca single family homes
• In the past thirty days there were 22 closed sales with an average closed price of $122,346 and spending an average of 89 days on the market
• Year to date there have been a total of 69 closed sales with an average closed price of $118,742 spending an average of 80 days on the market
  • Highest sold - $240,000 - 259 days on the market
  • Lowest sold - $32,000 - zero days on the market

Multi-Family Homes April 2009

• There are currently 23 active multi-family homes for sale with an average list price of $114,691 ranging from $59,000 to $199,900
• There are currently 6 multi-family homes pending and there have been no closed sales in the past thirty days
• YTD there has been one closed sale that sold for $150,000 after 164 days on the market

Single Family Homes - March 19, 2009

• 122 active listings on the market with an average list price of $138,943, ranging from $26,000 to $369,500
• There are 11 pending sales or under contract single family homes in West Seneca
• In the prior 30 days there were 18 closed sales with an average close price of $133,320
• Year to date there has been a total of 42 closed single family homes sold with an average sold price of $122,111 and spent an average of 77 days on the market
  • Highest Sold - $240,000 - 223 days on the market
  • Lowest sold - $46,000 - zero days on the market

Single Family homes - February 19, 2009

Single Family Family Home Sales as of February 19, 2009 are as follows:

• 121 active single-family homes for sale with an average list price of $139,399 and ranging from $27,900 to $420,900
• There are currently 9 pending or under contract sales of single family homes in West Seneca
• In the past thirty days there has been a total of 16 closed sales with an average closed price of $106,676 and spending an average of 79 days on the market
• Year to date there has been a total of 27 closed sales with an average closed price of $118,397 and spending an average of 71 days on the market

Multi-Family Homes - January 29, 2009

• 24 active multi-family homes for sale with an average list price of $113,383 ranging from $61,900 to $190,000
• Currently there are 2 pending sales
• In the past 30 days there has been one closed sale that sold for $86,500 and spent 31 days on the market
• In 2008 there were a toal of 25 closed sales with an average closed price of $93,716 and spent an average of 82 days on the market
  • Highest Sold Multi-family homes - $159,000 - 287 days
  • Lowest Sold multi-family homes - 37,500 - 6 days

Single Family Homes - January 16, 2009

• There are currently 7 pending/under contract single family homes for sale in West Seneca
• There are 119 active homes for sale in West Seneca with an average list price of $139,463 ranging from $42,000 t $420,900
• In the past 30 days there has been a total of 13 closed sales with an average closed price of $112,046 and spending an average of 57 days on the market
• In 2008 there were a total of 315 closed single family homes sold with an average closed price of $119,558 and averaging 57 days on the market
  • Highest sold - $326,400 - 332 days on the market
  • Lowest sold - $5,000 - zero days on the market

Single Family Homes - November 12, 2008

• There are 153 active and 8 pending/under contract single family homes for sale with an average list price $330,563 ranging from $5,000 to $1,100,000
• In the prior 30 days there has been 16 closed sales with an average closed price of $215,593 and spent an average of 50 days on the market.
• Year to date there has been a total of 211 closed sales with an average closed price of $246,550 and spending an average of 63 days on the market.
  • Highest sold - $720,000 - 433 days on the market
  • Lowest sold - $54,500 - zero days on the market

Single Family Homes - September 4, 2008

• There are currently 137 active single family homes in West Seneca with an average list price of $144,883 ranging from $23,900 to $369,000
• There are 5 pending single-family homes at this time in West Seneca
• In the past 30 days there has been a total 33 closed sale with an average sold price of $116,628 and spent an average of 46 days on the market
• Year to date there has been a total of 229 closed sales in West Seneca with an average closed sales price of $116,490 and spending an average of 55 days on the market.
  • Highest sold in West Seneca YTD - $326,400 after 319 days on the market
  • Lowest sold in West Seneca YTD - $5,000 after zero days on the market

Thinking of selling your West Seneca home? Interested in finding out the current market value of your single family home, condo or investment property? Then call your Western New York Realtor®, Colleen Kulikowski at (716) 743-5297 to discuss what is happening in today’s Western New York Real Estate Market.  We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below.  View additional WNY Market Area Statistics here.

All Statistics are gathered from the Buffalo Niagara Association of REALTORS®.

I want a Free CMA of my home

1. Your Name(required)
2. Email(valid email required)
3. Phone Number(required)
4. Best Time to Reach
5. 9am-12pm 1pm-3pm
   3pm-6pm 6pm-9pm
6. Type of Home
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8. Property Street Address (required)
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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/west-seneca-market-report/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/real-estate-explained-what-is-a-short-sale/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/real-estate-explained-what-is-a-short-sale/#comments Sat, 04 Jul 2009 13:23:39 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/2008/03/01/real-estate-explained-what-is-a-short-sale/ In today’s Real Estate market you may here the term “Short Sale” and you are probably wondering to yourself and afraid to ask “What is a Short Sale?“.

Well basically a Short Sale in Real Estate is when a sale of a house in which the proceeds fall short of what the owner still owes on the mortgage. Many lenders will agree to accept the proceeds of a short sale and forgive the rest of what is owed on the mortgage when the owner cannot make the mortgage payments.

A short sale means the seller’s lender is accepting a discounted payoff to release an existing mortgage. There are no guarantees that the lender will accept an offer that the seller accepts so the process for negotiating a is a lot longer than normal sales. Be aware that the seller will need to be in default, to have stopped making mortgage payments, before a lender will consider a short sale. The seller might owe more than the home is worth, so a discounted price might bring the price in line with market value, not below it. The Sellers need to provide a hardship letter to the lender and may be liable for taxes on the amount of debt that is forgiven.

©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/real-estate-explained-what-is-a-short-sale/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/how-can-i-afford-to-buy-a-new-home/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/how-can-i-afford-to-buy-a-new-home/#comments Sat, 04 Jul 2009 11:48:57 +0000 Guest Author http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=2043 How Can I Afford to Buy a New Home?

So often there are buyers that think that they cannot get a mortgage for a home that they are dreaming of owning.   But there are several financing options out there for buyers.   Some you may know and others that you may not.   It is important to work with a qualified Mortgage professional to assist you through the maze of options that are out there.  There are ways to still purchase a new home with very little funds.  Here is a quick overview:

SONYMA:

3% Down payment (1% borrowers own funds), Closing Cost Assistance Grant of 3% of mortgage or $3000 whichever is greater, 3% seller concessions and gift funds allowed.  Income limits based on family size and county.

Home 97:

3% Down payment (1% borrowers own funds), Closing Cost Assistance Loan of 5% of sale price, 3% seller concessions and gift funds allowed.  Income limits based only on county.

FHA:

2.25% Down payment (Will increase to 3.5% as of 1/1/09), 6% seller concessions, gift funds and government grants are allowed.  No income or location limits.

VA:

0% Down payment, Liberal concessions (all closing costs plus 4% of purchase price for property taxes), gift funds and government grants are allowed. No income or location limits.

Rural Housing:

0% Down payment, can include all closing costs AND repairs up to the appraised value of the home.  Income and location based.  Income limits based on family size and county.

©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/how-can-i-afford-to-buy-a-new-home/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/williamsville-new-york-real-estate-market-report/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/williamsville-new-york-real-estate-market-report/#comments Sat, 04 Jul 2009 05:55:33 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=2481 Current Real Estate Market Conditions in Williamsville:

July 4, 2009

• There are currently 198 active single-family homes for sale in Williamsville NY with an average list price of $280,279 ranging from $77,500 to $1,200,000
• There are 23 pending sales and 70 closed sales in the prior thirty days with an average closed price of $201,632 spending an average of 48 days on the market
• Year to date there has been 246 closed sales with an average closed price of $198,021 spending an average of 63 days on the market
  • Highest sold - $730,000 - 462 days on the market
  • Lowest sold - $50,000 - zero days on the market

• • Select Williamsville Homes for Sale

	1500 North Forest Road Amherst, 14221 NY $ 899,900 Built in 1913 5600 sq. feet 5 Bedrooms, 4 Full Bath(s) , 0 Half Bath(s) MLS Number: 331657 (IDX)
	70 Galileo Amherst, 14221 NY $ 799,900 Built in 2001 5400 sq. feet 4 Bedrooms, 4 Full Bath(s) , 2 Half Bath(s) MLS Number: 333336 (IDX)
	25 N Woodside Lane Amherst, 14221 NY $ 774,900 Built in 1989 5166 sq. feet 5 Bedrooms, 4 Full Bath(s) , 1 Half Bath(s) MLS Number: 328468 (IDX)
	4 BOBBIE LANE Williamsville Vlg, 14221 NY $ 524,900 Built in 1988 5221 sq. feet 4 Bedrooms, 3 Full Bath(s) , 2 Half Bath(s) MLS Number: 328961 (IDX)
	14 Ledge View Terrace Williamsville Vlg, 14221 NY $ 524,500 Built in 1988 3134 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 340654 (IDX)
	141 Summer Hill Amherst, 14221 NY $ 439,900 Built in 2005 2253 sq. feet 2 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 336912 (IDX)
	136 S Cayuga Williamsville Vlg, 14221 NY $ 439,000 Built in 1810 3672 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 339380 (IDX)
	335 MAPLE ROAD Amherst, 14221 NY $ 399,900 Built in 1988 4559 sq. feet 5 Bedrooms, 3 Full Bath(s) , 0 Half Bath(s) MLS Number: 339605 (IDX)
	1405 Maple Amherst, 14221 NY $ 349,900 Built in 1870 2479 sq. feet 2 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 333402 (IDX)
	21 Lord Byron Ln Amherst, 14221 NY $ 324,900 Built in 2005 2144 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: 330046 (IDX)
	214 PARADISE AMHERST, 14051 NY $ 309,900 Built in 2002 2030 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 341039 (IDX)

Past Market Reports

• • April 28, 2009

There are currently 131 active single family homes for sale in Williamsville with an average list price of $240,450 ranging from $84,900 to $1,150,000

Year to date there has been a total of 60 closed sales with an average closed price of $181,799 spending an average of 63 days on the market

Highest sold - $399,000 - 468 days on the market

Lowest sold - $80,000 - zero days on the market

March 8, 2009

• There are currently 172 active single family homes with an average closed by $274,362 ranging from $69,900 to $1,699,000
• There are currently 13 pending sales or under contract listings
• In the prior 30 days there has been 27 closed sales with an average closed price of $185,468 spending an average of 73 days on the market
• Year to date there has been a total of 59 closed sales with an average closed sale of $198,896 spending an average of 74 days on the market
  • Highest Sold - $730,000 - 380 days on the market
  • Lowest sold - $80,000 - zero days on the market

December 26, 2008

Williamsville New York Real Estate Market Report is as follows:

• 194 active single-family listings with an average list price of $424,950 ranging from $10,000 to $500,000
• Seven pending sales in Williamsville
• In the past thirty days there has been a total of 29 closed sales in Williamsville with an average closed price of $34,600 spending an average of 72 days on the market
• Year to date there has been a total of 315 closed single-family home sales in Williamsville averaging $55,879 sold price and spending an average of 71 days on the market
  • Highest SOLD YTD - $335,000 - 313 days on the market
  • Lowest SOLD YTD - $5,000 - zero days on the market

September 2, 2008

• There are currently 14 homes under contract or pending in Williamsville New York
• There are 226 active homes for sale in Williamsville ranging from $59,900 to $1,699,000 with an average list price of $256,886
• In the past 30 days there have been a total of 52 closed sales with an average sold price of $209,417 and spending an average 33 days on the market
• Year to date there has been a total of 373 Williamsville single-family homes sold with an average closed sales price of $203,982 and spending an average of 57 days on the market.
  • Highest sold WIlliamsville home YTD sold for $740,000 after spending a total of 343 days on the market
  • Lowest sold home in Williamsville YTD sold for $40,000 after zero days on the market

April 8, 2008

Williamsville is conveniently located in Erie County and within easy commuting distance to both Niagara Falls and Buffalo and is popular with many Western New Yorkers. Currently the single-family market report looks like this:

• The current absorption rate for Williamsville is 4.2 months.

• As of yesterday, April 7, 2008 there were a total of 130 active listings and one pending on the market in Williamsville. The average list price of homes for sale in Williamsville is $247,799 (Highest: $1,99,999 Lowest: $80,000)

• The average sold price of a single family home in Williamsville that has sold in the past 30 days was $166,107 spending an average of 68 days on the market (DOM). There were 31 total sales with the highest home sold in Williamsville in the past 30 days sold for $429,900 (164 DOM) and the lowest selling for $70,000 (3 DOM) in the past 30 days.

• Year to date (YTD) there has been a total of 83 Williamsville homes sold with an average sold price of $170,968 and spending an average of 61 days on the market. Highest sold YTD sold for $429,900 (177 DOM) and lowest selling for $65,652 (0 DOM).

• In 2007 there were a total of 449 homes sold in Williamsville with an average sold price of $185,382(48 DOM) and in 2007 the highest sold home in Williamsville sold for $840,000 (308 DOM) and the lowest priced sold home in 2007 sold for $63,000 (0 DOM).

Thinking of selling your Williamsville home? Interested in finding out the current market value of your Williamsville single family home?  We would be happy to give you a personalized Comparative Market Analysis for your home, just fill out the form below.

All Statistics are gathered from the Buffalo Niagara Association of REALTORS®.

I want a Free CMA of my home

1. Your Name(required)
2. Email(valid email required)
3. Phone Number(required)
4. Best Time to Reach
5. 9am-12pm 1pm-3pm
   3pm-6pm 6pm-9pm
6. Type of Home
7. Single-family home Townhome Multi-family Condo
8. Property Street Address (required)
9. City, State Zipcode(required)
10. # Bedrooms/# Baths(required)
11. Square Footage(required)
12. How soon do you want to move?(required)
13. Additional Information(required)

 

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.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/williamsville-new-york-real-estate-market-report/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/refinancing-underwater-mortgages/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/refinancing-underwater-mortgages/#comments Fri, 03 Jul 2009 15:10:18 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=4224 Upside Down or Underwater with your Mortgage?

Is your house worth less then what you owe on your mortgage?   If so, the term that defines this is called an underwater mortgage or some also call it upside down and you are not alone, nearly 1 in 6 homeowners find themselves in this position today.

Underwater mortgages are mortgage arrangements that effectively leave the owner with more debt on the property than the current market value. Generally, an underwater mortgage situation does not arise when a buyer takes out a first mortgage. The condition tends to arise when a second or third mortgage is taken out, or if factors within the area cause the property to depreciate in value unexpectedly.

HUD recently announced a plan to help some homeowners:

“WASHINGTON - U.S. Housing and Urban Development Secretary Shaun Donovan today announced an expansion of the Obama Administration’s Home Affordable Refinance Program to include participation by borrowers who are current but up to 125 percent underwater on their mortgage. Under authorization provided by the Federal Housing Finance Agency, borrowers whose mortgages are currently owned or guaranteed by Fannie Mae and Freddie Mac will now be allowed to refinance those loans according to the terms of the Home Affordable Refinance program established earlier this year.” - U.S. Department of Housing and Development, July 1, 2009

Read More: Home Affordable Refi Program Expanded

If you are ready to take the next step please give me a call at (716) 743-5297 for a selection of Mortgage Professionals that you can work with to obtain this pre-qualification.

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©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/refinancing-underwater-mortgages/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/town-of-hamburg-comunity-development-resources/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/town-of-hamburg-comunity-development-resources/#comments Fri, 03 Jul 2009 14:15:57 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=2223

 

 

The Town of Hamburg Department of Community Development has some helpful resources for home buyers in Hamburg.   Below find links to these helpful resources.

Program Applications

• First Time Homebuyer “Existing” Home Grant Application
• First Time Homebuyer “New Construction In-Fill” Grant Application
• Housing Rehabilitation Loan Program Application
• Mobile Home Rehabilitation Loan Program Application

General Information

• Hometown Housing Programs Informational Brochure
• Town of Hamburg Fair Housing Brochure/Law
• Census Data Map of Town
   

2009 Community Development Block Grant Application

• 2009 Community Development Block Grant Application

Interested in purchasing a home in the Hamburg area?   Feel free to call me today at (716) 743-5297 to discuss your real estate needs and how I can assist you in achieving your Real Estate goals!

 

©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/town-of-hamburg-comunity-development-resources/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/lewiston-ny-charming-village-just-what-buyers-are-seeking/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/lewiston-ny-charming-village-just-what-buyers-are-seeking/#comments Fri, 03 Jul 2009 05:48:40 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/2008/02/17/lewiston-ny-charming-village-just-what-buyers-are-seeking/

Some people say the Town of Lewiston is becoming a new frontier for suburbanite hopefuls - a place poised for the kind of residential interest shown in Clarence and Wheatfield in the last two decades. Whether or not that’s a good thing is up for debate. It’s difficult to compare the interest in residential developments, but there is something about Lewiston that has people talking.

Historic Lewiston NY

• Birthplace of Niagara Falls
• Where escaping slaves made their last stop on the Underground Railroad
• Where the “cocktail” was invented by the power brokers of the Frontier
• Where early French Explorers traded with Local Indians
• Where Commerce was pioneered on the Great Lakes

Location! Location! Location!

Popular with tourists primarily in the summertime, Lewiston has a lot to offer with its many festivals, fine restaurants, Artpark, and fascinating history. Lewiston is situated on the Niagara River, just across the river from Canada, and is half way between the world famous Niagara Falls and historic Fort Niagara in Youngstown, New York.

Interested in buying a home in Lewiston? Call me today at (716) 743-5297 to discuss your Real Estate goals and how I can assist you in achieving them!

©2009 Buffalo Real Estate News & Buffalo NY Homes For Sale. All Rights Reserved.

.]]> http://www.buffaloniagararealestatehomesales.com/wnyrealtor/lewiston-ny-charming-village-just-what-buyers-are-seeking/feed/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/avant-condos-200-delaware-avenue-buffalo-ny/ http://www.buffaloniagararealestatehomesales.com/wnyrealtor/avant-condos-200-delaware-avenue-buffalo-ny/#comments Thu, 02 Jul 2009 18:31:31 +0000 Colleen Kulikowski http://www.buffaloniagararealestatehomesales.com/wnyrealtor/?p=2916

Most exclusive luxury condos in Buffalo area

A new concept of luxury living in Buffalo NY is at hand and a select few in Buffalo will be able to call the Avant home.   I recently had the opportunity to visit this most impressive luxury building for the fourth time.      Watching the progress is amazing!

Pricing range from $440,000 to $1,700,000 and all units have spectacular views of the City of Buffalo.   This property is New York State Empire Zone with property tax savings.

The first commercial space is leased and the occupants will be moving in at the end of May.  The widely anticipated Embassy Suites hotel will open July 1 and the first residents of the condos will be moving in by early fall.

Luxury Condo Living in the heart of Buffalo

For those that are seeking the luxury downtown lifestyle, it appears that their options are expanding.    The developers have created a niche market in the city of Buffalo.

Read Also: Record Luxury Sales in WNY

The Avant will has a fitness center, pool, conference room, enclosed parking and restaurant in this mixed-use building with an Embassy Suites Hotel (which will open in May and be in the first seven floors of the building) and office suites (that will be on floors 8-12) as well as the Luxury condos on floors 14-16.

Luxurious Amenities of the Avant

The Avant condo community is an exclusive luxury condo community  with 26 owner occupied luxury condos.     Each floor of these fantastic residential luxury condo community has a different amenity for these owners:

• The 14th floor has a board room
• 15th floor has an exclusive exercise area for residents (the hotel will also have a fitness center)
• 16th floor will provide a spectacular solarium for owners to  relax and entertain their guests

The amenities for these luxury condos include:

• Room Service and on-site catering services
• Maid service
• Access to indoor pool
• Secure underground parking, private entrance
• on-floor locked storage for each residence
• Condo community park with grill, benches and pet area
• Pet Friendly to American Humane Society standards
• Valet parking option available to visitors
• 24- hour lobby attendant
• Dry cleaning valet
• Three restaurants on site, 50 within walking distance of the Avant

There are 26 residences available, with sizes ranging from 1,000 to 3,000 square feet and will take up the top three floors of the Avant building.  These units will have sweeping views of the Downtown landscape.  The $80 million redevelopment of the former Dulski federal building is an interesting option in the Luxury home market in Buffalo New York.   One that I really like.

French for “forward”, Avant’s classic glass curtain wall profile reflects Buffalo today and tomorrow.   Sustainably-designed, this reuse of a former federal building covers an entire city block.

Sustainable choices have driven Avant’s design decisions and has made it the largest recycling project Western New York has ever seen.   The glass curtain of high-performance Low-E glass structure represents a cost premium of more than 35% over traditional construction, but promises many decades of of energy-efficient livability.  Careful attention was paid to all material sourcing to minimize the carbon footprint of the transportation of goods.

Embassy Suites is situated on the first seven floors, Cass A office space on the next five floors and 26 exceptional luxury residences on the top three floors.

Selection of Buffalo Luxury Condos For Sale