A. Christina Breen-Hale, Agent
Joshua Valletta Lic. Real Estate Salesperson
3093 West Ridge Road, Rochester, NY 14626
achristina@breen-hale.com • www.breen-hale.com
585-690-2633 c josh@norchar.com
585-225-8480
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Real Estate Rentals Seniors Home Improvement Rochester, New York • FEBRUARY 14 - 28, 2018 • v 22.4 R1091220
Mary Corcoran Lic R.E. Salesperson
585-899-9640 cell 585-473-1320 office cover home details on page 5
PERSONAL • PROFESSIONAL • LOCAL 2541 Monroe Avenue, 14618
www.PremiumMortgage.com
Equal Housing Lender | NMLS#3254 | Licensed Mortgage Banker NYSDFS
PrmMtg
241.0000
PrmMtg
PrmMtg
INSIDE
PENFIELD | $565,000 | 3,691 sq ft | 4 bdrms | 3.5 baths | 1st floor master & finished basement
PropertySourceOnline.com
Property Source • v22.4 • February 14 - 28, 2018
The Denninger Report
Real Estate
Enter the MLS# at PropertySourceOnline.com
Broker/Owner, Goodman Realty
Killers!
be aware of these common issues to help avoid them Many think once a real estate contract has been signed the Realtors job is done. Nope, it’s just beginning. This is why experienced and savvy Realtors are worth their weight in gold, guiding buyers and sellers through the myriad real estate regulations and challenges that loom, threatening to kill the deal. Here are a few killers to buying and selling homes: UNQUALIFIED BUYERS! Today’s buyers are more educated. Most know they need to have mortgage pre-approval before beginning their home search and especially before putting an offer in on a property. Most agents insist on verifying pre-approvals before taking buyers out to look. After all, what is the point in taking precious time away from qualified clients or family, pay for gas and wear & tear on the car, and expend considerable effort showing homes to people who ultimately do not qualify to buy? Some agents do all this, having taken their buyers word that they are ready to buy, when they actually are not. One way I protect my sellers is by insisting a pre-approval letter or if a cash deal; proof-of-funds accompany all offers. When they are not readily available, that they come within two days of acceptance of offer. If not, then the deal dies - this is written as such in the acceptance of the offer as a condition. You would be amazed how many deals have gone by the wayside, once these conditions were enforced. There is no reason today, to accept an offer without the buyer extending proof they are able to close the deal.
2
By GINI DENNINGER
WHAT COMES WITH THE HOUSE? When working with sellers getting ready to list their homes, I always ask: “Are there any fixtures that are not staying.” After getting puzzled looks, I explain fixtures such as chandeliers, liquor bars, handicap aids such as a stairlift, are assumed to come with the home, since they’re attached to walls, ceilings or floors. I ask again. Sometimes they respond: “Grandmas Victorian light over the kitchen table has sentimental value or a spectacular selling point; a $10,000 chandelier that just “makes” the front entry way, is not staying. I request the seller remove and replace these items before marketing the home. Sellers think leaving these items in place will help “sell” the house, as sources of inspiration for buyers showing how they could spiff the place up. Not so. These items can become deal killers. These items become such a bone of contention, deals fall apart at the closing table or before; even if they are declared “not coming with the house” in
the listing information. There are some buyers who, in an act of bravado, declare: “if that doesn’t come with the house we aren’t buying it!” To that agents respond: “Everything is negotiable” and write it into the offer. Now the seller has to decide, take the deal as is or risk losing it because of an item they refused to remove prior to the house coming onto the market. The sad thing is that these buyers would have never missed these items and bought the house anyway. They do not sell the house, but become “spoils of war” in the buyers attempt to get the best deal possible. INSPECTIONS. This is the most common reason deals fall apart: an inspection that just does not go well. There might be too many repairs needed and a buyer may see the house as a lemon, one that they do not want. And some agents use inspection results as an opportunity to negotiate the price down further. I often counsel sellers that they have their home inspected prior to going on the market if I suspect there are issues. Their options are: 1. To have major issues repaired that could cause a deal to fall apart, if they can afford it. 2. If the seller cannot afford this, I ask that the cost of repair be built into the price, which is known as a price adjustment. Then, the owners should get several estimates for repair, making them available for potential buyers to see. This helps prevent buyers from unreasonably inflating (in their heads) the repair cost. The result being no offer being written. The price adjustment is always pointed out to the buyers agent, prior to their bringing clients through. If the buyers know in advance there is an issue and the price has been adjusted, they are more likely to bring buyers and/or realistic offers to the table. 3. If there is no home inspection by the seller, I always prepare them to expect some demands from the buyers in form of repairs or sellers concessions at the closing table. I point out that deals die due to inspection issues and then those issues must be updated in the “Property Condition Disclosure” for future buyers to see. When working with buyers, I council them that inspections are primarily to determine the condition of the house. If these conditions are health and safety related we can and should ask for repairs. This is not intended as a tool for a free-for-all moment where the buyer can
“shop” for home improvements on the seller’s dime. Most buyers agents educate their clients on the purpose of the home inspection; as a tool to prevent the buyer from buying unexpected problems, as well as an opportunity to try to have items fixed or compensated for (if not already done in pricing of the property) that concern health and safety. Unfortunately, some buyers agents consider inspections as a tool for reducing the price, operating from the assumption that the seller will agree to any demands resulting from inspection since they do not want to lose the deal. This is a false premise. Once the inspection is done, the buyers are counseled to ask for larger than normal concessions or repairs to items that have nothing to do with health and safety. This creates an adversarial atmosphere. While there are some sellers that will cave, there are others that absolutely refuse and insist on the deal dying. This type of representation by an agent, is counter-conducive to deals coming together and create ill-will all the way around. The good news is that while most inspections yield some need for repair or concessions, they are handled professionally by most agents on both sides and don’t stall or kill a deal. My advice to buyers is ask a potential buyers agent what they believe the purpose of the home inspection is. If they offer it as a tool for price re-negotiation, be aware that buying success may be curtailed significantly. BUYERS SPENDING SPREE! When working with buyers one of the first things I tell them is stop buying things. Immediately! Even though they have a pre-approval, buyers often do not know that if they were to buy a big ticket item such as a car or many items that accumulate up to a sizable dollar amount, on credit, they could become ineligible to buy due to too high a debt load. Bankers look for certain debt to income ratios before issuing mortgages. The guidelines are defined by the type of mortgage. Buyers should discuss any proposed large purchases with their mortgage officer prior to buying to make sure they do not ruin their debt ratio. Once they have closed they will able to make the purchase. The buyer should ask themselves: “Is buying a car or furniture more important than buying the house?” In most cases, they forgo or postpone until after their closing. Buyers do not realize that the debt ratio is periodically reviewed during the contract period, and is ALWAYS reviewed in the days immediate to closing,
so any changes to the debt ration could stop the sale cold. Better to wait, always! ATTORNEY APPROVAL. Yes, this happens for a large variety of reasons. There may be an issue that an attorney spotted. Or sometimes, especially if the attorney does not represent buyers and sellers on a daily basis, they try to be a hero and nit-pic what normally are nonissues, such as where the deposit will be held. Buyers and sellers can instruct their attorneys to disapprove a contract for ANY reason, within the contractually allowed time agreed to. No explanation is needed, merely a disapproval letter. Sometimes a better offer came in and the seller knew the attorney had not given approval yet, or the buyer looked at just one more house they loved more and want to buy - just after the first seller accepted their offer. I had a situation where my buyers found out (to our horror) during a casual conversation with a friend, that the house they had an accepted offer on was a home where a murdered girl was found weeks after disappearing! She had been murdered by the neighbor who disposed of her in the neighbors unoccupied home! This is not required to be disclosed in New York State by the sellers, and so was unknown to us. But, when the buyer called me, after getting over the horror and shock; my first words were: “Your attorney has not yet issued attorney approval. Do you want out of the deal? If so I will call him right away and tell him to disapprove.” In this case, my buyers were bumped from the deal anyway. There are many more obstacles to deals successfully closing. These are but a few. They are all preventable. Buyers and sellers need to pre-empt some of these issues by working with agents that recognize potential issues and be able to work in a conciliatory manner to overcome issues when they are found. Agents must be able to come up with solutions that are fair and honest for all. Buyers and sellers must be realistic in what it is they expect when buying their home. I always say: “Everything is negotiable.” But everyone who believes that must also realize “Within reason!”
Goodman Realty
585-760-3880 GiniDRealEstate@gmail.com GoodmanRealtyProperties.com
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C: 585.370.4620
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IRONDEQUOIT OFFICE
C: 585.435.5288
C: 315.719.4211
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GENESEO OFFICE
C: 585.303.4367
C: 585.230.7297
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PITTSFORD OFFICE
C: 585.301.1388
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Whether you’re an experienced agent looking for a change, or looking to start a new career in real estate, see what the #1 Real Estate company in NYS* can offer you!
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Property Source • v22.4 • February 14 - 28, 2018
Discover Real Estate R1090124
2278 State Route 436 - Horse Ranch!
Chili Office (585) 247-8250 New Listing!
R1090129
New Listing!
R1091749
HAMLIN $375,000
NIAGARA $244,900
CHILI $184,900
Elaine Flaherty
Kenneth Dauphinee
John Puls
Dennis Levandowski
Farm situated on 46.4 rolling acres in Nunda, NY. Barn system features 15 stables, an 80’ x 168’ indoor arena, hay lofts, & equipment shed. Barns open to 11 pastures. Home features many updates. LIC R.E. SALESPERSON
o:
585-352-4896
4 large bedrooms, 3.5 baths, fireplaced family room private wooded back yard. Beautiful hardwood floors through out the 1st floor,the finished walk-out base man cave with fireplace. 5 private acres. LIC R.E. SALESPERSON
BERKSHIRE HATHAWAY - DISCOVER • 162 S. UNION ST, SPENCERPORT, NY 14559
New Listing!
R1096289
o:
585-352-4896
Grand entrance leads you to the spacious kit w/ lrg breakfast rm. Turn to the formal dining rm w/ wet bar central to the vaulted living room. 2 upper beds w/ private bath. 1st floor master suite.
BERKSHIRE HATHAWAY - DISCOVER • 162 S. UNION ST, SPENCERPORT, NY 14559
New Listing!
R1089468
o:
LIC R.E. SALESPERSON
585-352-4896
New Listing!
R1096294
CLARKSON $156,900
GATES $134,900
John Puls
Jorge Rodriguez
Cheryl & Al Honan
o:
585-352-4896
1,416 sq ft on 0.29-acre lot with a wooden deck, above ground pool & Hot-tub. Lrg living rm, fam rm with gasfireplace; kit, powder rm, and 1st floor laundry; 3 bdrms w/ a full bath on the 2nd floor.
New Listing!
R1017954
o:
LIC R.E. SALESPERSON
BERKSHIRE HATHAWAY - DISCOVER • 162 SOUTH UNION STREET
585-352-4896
Ranch features 4 bedrooms, 1 1/2 baths, large family rm with wood burning fireplace, slider to backyard, formal dining rm, fin base adds more living space to this home, 2nd kit in base, storage.
LIC R.E. SALESPERSON
BERKSHIRE HATHAWAY - DISCOVER • 162 S. UNION ST, SPENCERPORT, NY 14559
City Living!
R1035174
Spacious 2005 colonial with 4 bedrooms and 2.5 baths. Additional features include first floor laundry, central air, formal dining room. Not far from expressway and public park. Growing community.
LIC R.E. BROKER
BERKSHIRE HATHAWAY - DISCOVER • 162 SOUTH UNION STREET
BATAVIA $184,900
LIC R.E. SALESPERSON
o:
585-352-4896
New Listing!
585-352-4896
New Listing!
R1087907
GATES $64,900 Move in ready! Conveniently located to everything. Freshly painted, new carpet, open floor plan, finished walkout basement. Low HOA
Lorenzo DiCesare LIC R.E. SALESPERSON
BERKSHIRE HATHAWAY - DISCOVER • 162 SOUTH UNION STREET
R1073397
o:
BERKSHIRE HATHAWAY - DISCOVER • 162 S. UNION ST, SPENCERPORT, NY 14559
o:
585-381-7322
BERKSHIRE HATHAWAY - DISCOVER • 1303 MARSH RD, PITTSFORD, NY 14534
New Listing!
R1086714
ROCHESTER $50,000
ROCHESTER $42,900
ROCHESTER $39,900
ROCHESTER $14,900
Lashay Harris
Jeannine Meilman
Jorge Rodriguez
Jeannine Meilman
Great investment property that is apart of the Urban Investment package that includes 5 other properties. This property is close to the airport, U of R, Genesee Valley Park and minutes from downtown. LIC R.E. SALESPERSON
o:
585-381-7322
BERKSHIRE HATHAWAY - DISCOVER • 1303 MARSH ROAD
Enter the MLS# at PropertySourceOnline.com
New Listing!
R1090576
NUNDA $1,200,000
Townhouse style ranch located on Meadowbrook golf course. Open floor plan w/ Breakfast bar & room for a full dining rm. Newly carpeted living rm. The Master suite has walk in closet & 2nd full bath.
4
Good to know.™
4 bedroom, 1.5 bath home in the city of Rochester. New furnace and beautiful hardwood floors. Fully fenced yard and garage! LIC R.E. SALESPERSON
o:
585-381-7322
BERKSHIRE HATHAWAY - DISCOVER • 1303 MARSH ROAD
An excellent investment opportunity as rental property near bus lines, shopping and various neighborhood services. Both apartments consist of 2 beds, full bath, and eat-in kit w/ pantry.
LIC R.E. SALESPERSON
o:
585-352-4896
BERKSHIRE HATHAWAY - DISCOVER • 162 S. UNION ST, SPENCERPORT, NY 14559
rehab; new roof, electric, plumbing, waterline to street ,some tin ceilings.Solid brick house some kit.Cabinets. For you to finish inside . LIC R.E. SALESPERSON
o:
585-381-7322
BERKSHIRE HATHAWAY - DISCOVER • 1303 MARSH ROAD
40 gallon A.O. Smith water heater installed for as low as
The Property Source
$775!
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Bryan M. Patane (585) 545-8699
LEADERBOARD ADVERTISEMENT
I n Th e News Please email press releases to: info@propertysourceonline.com or call 585-458-0011. Publication not guaranteed. Kim Barrett, Broker/Owner, Magellan®, Inc., congratulates Susan Spano, Licensed Real Estate Salesperson, REALTOR® for being named January’s “Listing Agent of the Month”. Kim Barrett, Broker/Owner, Magellan®, Inc., congratulates Maureen Toombs, Licensed Real Estate Associate Broker for being named “Salesperson of the Month” for January.
Mary Corcoran
Lic R.E. Salesperson Howard Hanna Real Estate
c: (585) 899-9640 o: (585) 473-1320
I N C ORPORAT E D
Phone (585) 458-0011 410 Alexander Street Rochester, NY 14607 www.PropertySourceOnline.com
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WHEN BUYING OR SELLING,IT’S ALWAYS BETTER TO USE A
PENFIELD: Gorgeous, private, cul-de-sac home in Penfield!! This home is a DREAM. Beautiful Kempas Hardwoods throughout 1st floor. Large 1st Floor master w/ walk-in his/her California Closets. Newly refinished master bath with 6x6 shower & spa quality whirlpool tub. Chefs kitchen w/ large granite island, gas range, double oven & extra wine fridge! Fresh paint throughout the OPEN floor plan. Upstairs hosts huge bedroom with en suite and 2 other bedrooms with jack & jill bath. 1000 extra sq.ft of finished space in the basement not included in total sq/ft. Screened in porch & deck overlook a lovely stone patio and completely private backyard. Nothing to do here but Move In!! ~ $565,000. Property Source #R1091220.
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Property Source • v22.4 • February 14 - 28, 2018
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Classifieds RENTAL NEW & IMPROVED RENTALS
SECTION COMING SOON!
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Real Estate Section
5
Property Source • v22.4 • February 14 - 28, 2018
Beautiful circa 1870 Col - Walk to Downtown
R1092710
Price Reduced!
R1093130
69 CHADWICK R1093397 OPEN SUNDAY 2/18 FROM 1-3PM
CANANDAIGUA $269,900 PERINTON $334,900
IRONDEQUOIT $145,500
STYLE: Colonial SF: 2979 – BR: 4 – BA FULL: 2 – BA HALF: 1 SCHOOLS: Fairport TEXT: H001467 TO:VIDEOS
STYLE: Split Level SF: 1520 – BR: 3 – BA FULL: 1 – BA HALF: 1 SCHOOLS: West Irondequoit TEXT: H001287 TO:VIDEOS
David Barnes LIC R.E. SALESPERSON
c/text:
STYLE: Colonial SF: 2908 – BR: 5 – BA FULL: 2 – BA HALF: 1 SCHOOLS: Canandaigua TEXT H001037 TO VIDEOS
Christine Yager
585-721-8122
LIC R.E. SALESPERSON
c/text:
585-750-6369
HOWARD HANNA • 1797 PENFIELD RD - PENFIELD, NY 14526
HOWARD HANNA • 425 TITUS AVE - ROCHESTER, NY 14617
Pam Castronova
Cheryl Siple
LIC R.E. SALESPERSON
c/text: 752-8914
LIC ASSOC. R.E. BROKER
HOWARD HANNA • 336 N. MAIN ST, CANANDAIGUA, NY 14424
c/text: 721-4994
Enter the MLS# at PropertySourceOnline.com
Contact us for all of your Real Estate needs! Office: 585.266.5560
David Barnes
Lic. RE Salesperson
John Mastrella, Jr. Lic. Associate RE Broker
6
Cathy Bianchi
Sandra Bohner
Lic. Associate RE Broker Branch Manager
Lic. Associate RE Broker
Salvatore Morello
Ro Naomi
Lic. RE Salesperson
Lic. Associate RE Broker
Mark Hiscock
Eugene Cassata
Alisha D’Alfonso
Bernadette Giambra Lic. RE Salesperson
Lic. RE Salesperson
Susan Pomponio
Patricia Richards
Walter Rodenhouse
Danielle Ross
Lic. Associate RE Broker
Lic. Associate RE Broker
Lic. RE Salesperson
Lic. RE Salesperson
Lic. RE Salesperson
425 Titus Ave • Rochester, NY 14617
Lic. RE Salesperson
Lic. RE Salesperson
John Magere
Lic. RE Salesperson
Crissandra Masceri
Joyce Soporito
Joy Wilcox
Tina Zwetsch
Mary Howard
Lic. Associate RE Broker
Lic. RE Salesperson
www.HowardHanna.com
Lic. RE Salesperson
Lic. RE Salesperson
Property Source • v22.4 • February 14 - 28, 2018
R1095859
4 Escena Rise - Quick move in!
25 Aden Hill - Right Sizing perfected!
R1095862
R1077325
Rarely Available “The Thrall House”
PITTSFORD $524,900
PITTSFORD $459,900
PARMA $234,900
William Arieno
William Arieno
Mary Lobene
STYLE: Colonial SF: 2665 – BR: 4 – BA FULL: 2 – BA HALF: 1 SCHOOLS: Pittsford
LIC ASSOC R.E. BROKER
c/text:
585-750-6030
STYLE: Ranch SF: 1828 – BR: 3 – BA FULL: 2 – BA HALF: 0 SCHOOLS: Pittsford
LIC ASSOC R.E. BROKER
HOWARD HANNA • 33 SOUTH MAIN ST - PITTSFORD, NY 14534
R1095590
Move-in Ready, 3 Bedroom Colonial
c/text:
585-750-6030
STYLE: Colonial SF: 3320 – BR: 3 – BA FULL: 1 – BA HALF: 1 SCHOOLS: Spencerport TEXT: H076957 TO:VIDEOS
HOWARD HANNA • 33 SOUTH MAIN ST - PITTSFORD, NY 14534
R1096621
Original Architectural Details Circa 1920
c/text:
LIC R.E. SALESPERSON
585-734-3362
HOWARD HANNA • 85 SOUTH UNION ST - SPENCERPORT, NY 14559
Truly A Must See Inside!
R1095911
& ONE OF THESE HOMES MARY LOBENE Lic Real Estate Salesperson o: 352-8529 c: 734-3362
PENFIELD $169,900 STYLE: Colonial SF: 1440 – BR: 3 – BA FULL: 1 – BA HALF: 1 SCHOOLS: Webster TEXT: H003177 TO:VIDEOS
William Arieno LIC ASSOC R.E. BROKER
c/text:
585-750-6030
HOWARD HANNA • 33 SOUTH MAIN ST - PITTSFORD, NY 14534
ROCHESTER $309,900
STYLE: Colonial SF: 2380 - BR: 3 - BA: 1.5 SCHOOLS: Rochester TEXT: H003747 TO:VIDEOS
Rebecca Keller LIC R.E. SALESPERSON c/text: 585-721-3391
Christopher Schwer LIC R.E. SALESPERSON c/text: 585-748-848
OGDEN $154,900 STYLE: Multi-Family SF: 3094 – BR: 0 – BA FULL: 0 – BA HALF: 0 SCHOOLS: Spencerport TEXT: H003267 TO:VIDEOS
Mary Lobene
c/text:
LIC R.E. SALESPERSON
2349 MONROE AVE, ROCHESTER, NY 14618
85 South Union St Spencerport, NY 14559
585-734-3362
HOWARD HANNA • 85 SOUTH UNION ST - SPENCERPORT, NY 14559
SALE PENDING
R1095732
ND
Cozy yet Spacious Side Split!
ING
OGDEN $149,900
OGDEN $124,900
Mary Lobene
Mary Lobene
STYLE: Cape Cod SF: 2052 – BR: 4 – BA FULL: 2 – BA HALF: 0 SCHOOLS: Spencerport TEXT: H003197 TO:VIDEOS
LIC R.E. SALESPERSON
c/text:
585-734-3362
STYLE: Split Level SF: 1278 – BR: 3 – BA FULL: 1 – BA HALF: 1 SCHOOLS: Spencerport
LIC R.E. SALESPERSON
HOWARD HANNA • 85 SOUTH UNION ST - SPENCERPORT, NY 14559
UNBELIEVABLE Home!
R1091220
c/text:
585-734-3362
HOWARD HANNA • 85 SOUTH UNION ST - SPENCERPORT, NY 14559
R1081860
60’ of Lake Ontario Frontage
PENFIELD $565,000
KENDALL $169,900
Mary Corcoran
Peter DiMartino
STYLE: Cape Cod SF: 3691 – BR: 4 – BA FULL: 3 – BA HALF: 1 SCHOOLS: Penfield
LIC R.E. SALESPERSON
c/text:
585-899-9640
HOWARD HANNA • 2349 MONROE AVE - ROCHESTER, NY 14618
STYLE: Colonial SF: 1440 – BR: 5 – BA FULL: 1 – BA HALF: 0 SCHOOLS: Kendall TEXT: H080577 TO:VIDEOS
LIC ASSOC. R.E. BROKER
c/text:
585-727-3955
HOWARD HANNA • 217 WEST MAIN STREET
Enter the MLS# at PropertySourceOnline.com
PE
R1095313
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Property Source • v22.4 • February 14 - 28, 2018
From The Ground Up
Remodeling Projects
how much can you recover when you resell? Carmen Santora, Executive Director of the Better Contractors Bureau in an effort to help homeowners contemplating a major remodeling project and who are concerned if the cost invested would be recouped should they decide to sell their home offers the following information. His analysis is based on a national average “cost vs. value” survey and condensed to specifically relate to our local area. The resale value depends on a lot of variables, such as the state of the housing industry and local market conditions in particular at the time of sale. A lot of homeowners are concerned that their remodeling investment might price their home out of the neighborhood averages. This should only be taken into account if you think that you may be selling your home in the near future. If a homeowner has small children and is thinking of adding extra bedrooms or an additional bathroom they may want to think of the advantages of staying where they are. If the schools are great, they live close to their workplace and shopping and are in an area of lower taxes or other personal conveniences, then they shouldn’t worry about pricing themselves over their neighborhood averages, especially if they intend to stay there for many years.
Enter the MLS# at PropertySourceOnline.com
Providing Enhanced Services to your Customers!
8
By CARMEN SANTORA
Executive Director, Better Contractors Bureau
V RTUAL R E A L
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DO WHAT YOU DO BEST... AND LET VIRTUAL REAL ESTATE SHOP DO THE REST!
However, if the homeowners know they will be staying where they are for only a short time then a major remodeling would be foolish. Things like energy efficient updates such as new replacement windows, high efficiency furnace, roofing or siding, kitchen or bath updates would add to their comfort and help to sell the house faster and save them money while they still remain in the home. Major expenditures for a new kitchen and bath can run into thousands of dollars and unless money doesn’t matter or you don’t care
about resale values then by all means go for it. It’s important to know that there are a variety of variables that can effect both the cost of the remodeling and the resale of the home such as the size of the remodeling company estimating the project and the values of the properties in the surrounding neighborhoods. Below are some area examples of the cost of what some remodeling projects can cost and what could be recouped if you sell your house. The numbers pre-
Type of Cost of Added Resale Return on Project Project* Value* Investment* Bathroom Addition Attic Bedroom Basement Remodel Family Room Bathroom Remodel Window Replacement Major Kitchen Remodel Master Bedroom Suite Siding Replacement Deck Addition Re-Roof (tear-off)
$15,700 32,800 43,600 52,800 10,200 9,500 43,300 70,500 7,200 6,200 7,500
$7,300 12,600 14,000 22,000 5,300 4,800 14,000 18,600 4,300 3,300 4,500
*Numbers are estimates and represent an average for each improvement. Actual numbers will vary depending upon individual homes and projects.
In Real Estate, a picture is worth $1,000 or more!
A Christina Breen-Hale, Agent 3093 West Ridge Road Rochester, NY 14626 Bus: 585-225-8480 Fax: 585-225-6315 achristina@breen-hale.com
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sented here should only serve as guidelines when contemplating the potential return on your investment for a particular remodeling project. Recovery costs for home improvement projects remain high and have been accelerating even though the growth in spending on home improvements has declined nationally over the last few years. As the economy improves so will spending on home improvements. Lower priced projects during a sluggish economy are typical and usually only what is needed to keep a home energy efficient or make essential repairs. Higher priced projects tend to be more discretionary, and usually homeowners wait for the economy to improve before undertaking these expenditures. Carmen Santora, says that he believes that within the five county area that the BCB services, the average cost recouped for home improvements probably falls lower than the national average and is somewhere around 75% or less range.
Discover why over 17 million Better Contractors Bureau homeowners trust State Farm®. 585-338-3600 the-bcb.net
With your new home comes new responsibilities – like protecting your new investment with the right amount of homeowners insurance. That’s where I can help. Like a good neighbor, State Farm is there.® CALL ME TODAY.
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From The Ground Up
By CARMEN SANTORA
Executive Director, Better Contractors Bureau
and how much
R1097711
Almost 3 Acres in Spencerport!!
and hold all the so-called cards! (money) Never give a large down payment! It’s suggested that you give a good faith deposit of no more than $500. Where specialty items have to be ordered such as custom cabinetry, custom windows or doors or any other items that will only be able to be installed in your home he will usually ask for more but it’s advisable to tell the contractor when he produces proof of the actual placed order you will then give him a draw for the item. The regular payment schedule in this area is usually a small good faith down payment and then three progress draws. Always make sure the payment coincides with the work that’s done. For example in the case of an addition if the contract states one third when the mason starts the foundation don’t pay it until you see the materials are on the site and the mason is
Let’s Get Social!
actually working. The same for a framing draw or other similar work done. Any remodeling contractor worth his salt should have enough credit to buy materials and pay subcontractors to get the work started. However some suppliers want payment up front on specialty items and won’t except credit so in this case the contractor is within his right to ask for payment before ordering. Most jobs will entail changes so be sure that you get the specifications and cost in writing and signed by both parties! Again don’t pay for a change upfront and only when the change is started. No matter what the draw schedule is that you agree on always protect yourself and keep a large enough balance to insure that the job is to your satisfaction. A walk through final inspection should be mandatory and usually produces a
punch list. If the job is completed and the punch list only has a few minor items on it such as some missing caulking or a molding that needs replacing and the balance is large then you should work out a payment for the balance holding enough to insure the contractor returns to finish the punch list items. Do not add to the punch list after the initial one so be sure you have listed all your concerns. When the job is finished hopefully it was an enjoyable experience and you can recommend the contractor to friends and relatives. Good Luck with your project.
Better Contractors Bureau 585-338-3600 the-bcb.net
GRM Electric, Inc. Residential Electrical Specialist
Call (585) 723-6506 for your FREE Quote Today!
OGDEN $239,900 STYLE: Contemporary SF: 2856 – BR: 3 – BA FULL: 2 – BA HALF: 1 SCHOOLS: Spencerport
Deborah Craig LIC R.E. SALESPERSON
c/text:
585-230-3521
NORTH STAR REAL ESTATE • PO BOX 273 - SPENCERPORT, NY 14559
like us @ZagpadROC
• Generator Hookups • Service Upgrades • Home Inspection Repairs • GFCI Outlets • Ceiling Fans Installed • Service riser cables replaced
You’re planning a home improvement and hopefully got three estimates from contractors that you checked out with the Better Contractors Bureau. You have decided on one as your contractor and call him to let him know he has the job. A date is set for him to come over to sign the contract and discuss the specifications: approximate start and completion dates and most important to him, the payment schedule. You check the contract over to make sure it contains the contractor’s company name, address (not P.O. Box number), phone number, correct price, specifications, and the payment schedule. You find that he’s asking for a large down payment and three progress draw payments that are tied to various phases of the project’s progression phases. This is where you have the upper hand
Property Source • v22.4 • February 14 - 28, 2018
When to Pay the Contractor
Now off e spec lring financia ing!
• Reverse polarity/open ground issues resolved • Double tapped circuit breakers corrected • Federal Pacific & fuse box replacements
585-723-6506
•
grmelectric.com
Helping customers enjoy their homes since 1965
Tel: 585 - 586-5866 | Fax: 585-586-5893
Welcome to Victor Furniture at Schoen Place - one of Upstate New York’s only independent, full-service home furnishings and flooring retailer. Our success is based on a time-honored tradition of providing luxuriously appointed, exceptionally priced furniture, flooring and accessories - coupled with a courteous, knowledgeable customer care team and full service interior design professionals. We focus on function and efficient use of space, with a wide selection of premium woods, fabrics and leathers in endless color options from renowned furniture and flooring manufacturers like Stanley, Clayton Marcus, and Lexington, Couristan and Armstrong.
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21 Schoen Place, Pittsford, New York 14534
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Property Source • v22.4 • February 14 - 28, 2018
C
THE CANNAN TEAM of
RE/MAX Plus
Jacquelyn Cannan
Joyce Johnston
Listing Coordinator
Helping you find your way home.
Lic. Assoc. R.E. Broker Sara Puccia Inez Medlock
Andrew Hannan
Lic. R.E. Salesperson
Lic. R.E. Salesperson
Lic. R.E. Salesperson
Isabella Foltyniak Team Associate
o:279-8040 TheCannanTeam.com Plus
2171 Monroe Avenue, Rochester, NY 14618
Spectacular Lot with Pond
R1094968
PENFIELD $399,900
Jacquelyn Cannan
o:
LIC ASSOC. R.E. BROKER
RE/MAX PLUS • 2171 MONROE AVE - ROCHESTER, NY 14618
Each office independently owned and operated. Cranberry Pond Home! 50’ of Waterfront!
R1076567
STYLE: Colonial – SF: 3642 – BR: 4 – BA FULL: 2 – BA HALF: 1 – SCHOOLS: Webster 2 Story open family room w/ gas fireplace opens to kit & breakfast room. Master ste w/ tray ceiling, sitting area, HUGE walk-in closet, sep bath w/Jacuzzi tub & shower. Full basement has “rough-in” bath/plumbing for future bath! Home features: underground sprinkler system, pet containment fence, stone fire-pit, home security system, and built-in surround sound. Playset and tree-house are staying.
R1098258
Nathaniel Pope
Lic. R.E. Salesperson
585-279-8040
Well-maintained, Charming Cape
GREECE $2,750/MO STYLE: Rental SF: 2717 – BR: 4 – BA FULL: 3 – BA HALF: 0 SCHOOLS: Hilton
Jacquelyn Cannan
o:
LIC ASSOC. R.E. BROKER
585-279-8040
RE/MAX PLUS • 2171 MONROE AVE - ROCHESTER, NY 14618
COMING SOON!
CHILI $169,900
SCOTTSVILLE Spectacular property and home! 5BR/3BA Col set on scenic 8 acres! 150’ of frontage on Oatka Creek-close to Scottsville village! In-ground pool & patio; outbuildings & more!
Jacquelyn Cannan
Jacquelyn Cannan
STYLE: Cape Cod SF: 1830 – BR: 4 – BA FULL: 1 – BA HALF: 1 SCHOOLS: Churchville/Chili
LIC ASSOC. R.E. BROKER
o:
585-279-8040
o:
LIC ASSOC. R.E. BROKER
RE/MAX PLUS • 2171 MONROE AVE - ROCHESTER, NY 14618
RE/MAX PLUS • 2171 MONROE AVE - ROCHESTER, NY 14618
585-279-8040
COMING SOON!
WELCOME
Andrew Hannan Enter the MLS# at PropertySourceOnline.com
Lic RE Salesperson
10
New Buyer’s Agent Specialist for THE CANNAN TEAM
585-752-3506
GREECE
LAKE Ontario-Sandy Beach spectacular home! 2600+ sq ft home TOTALLY rehabbed 2013 w/ new (2.5) baths, new kitchen, balcony off private master ste, Brazilian cherry floors, 2 side gas fireplace. Covered deck off great room. Trex deck over breakwall. 3 car garage.
TODAY! Jacquelyn Cannan LIC ASSOC. R.E. BROKER
o:
585-279-8040
RE/MAX PLUS • 2171 MONROE AVE - ROCHESTER, NY 14618
CALL US to get your house listed
R
L ESTAT EA E
WHEN BUYING OR SELLING IT’S BETTER TO USE A
BRIGHTON
HENRIETTA
PENFIELD
PITTSFORD
Grace Wang
Joyce Wilding
Julie Burley
Steve & Evan Tavelaris
585-698-2028
585-698-2022
585-645-3683 c
585-472-3154 c
Lic. Associate Real Estate Broker
Lic. Real Estate Salesperson
Lic. Real Estate Salesperson
BRIGHTON
Lic. Assoc RE Broker Lic. RE Salesperson
PITTSFORD
PERINTON
HILTON
Susan Ververs
Tracy Knight
Nicholas Sollame
Susan Perry
585-503-9032 c
585-755-2482 c
585-739-4791 c
585-880-6847 c
Lic. Associate Real Estate Broker
Lic. Real Estate Salesperson
Lic. Real Estate Salesperson
CHILI
IRONDEQUOIT
Lic. Real Estate Salesperson
PERINTON
RUSH / MENDON
Scott Barrows
Nancy Semal
Toni Connors
Joyce Wilding
585-319-1272 c
585-279-8128
585-389-4011
585-698-2022
Lic. Real Estate Salesperson
Lic. Associate Real Estate Broker
Lic. Associate Real Estate Broker
EAST ROCHESTER
IRONDEQUOIT
Lic. Real Estate Salesperson
SPENCERPORT
PERINTON
Jenalee Herb
Ro Naomi
Patricia Claus
Mary Lobene
585-704-7839 c
585-748-0174 c
585-739-1603 c
585-352-8529
Lic. Real Estate Salesperson
NORTH WINTON VILLAGE
STRONG / MT HOPE
PITTSFORD
Toni Connors
Patricia Claus
Craig Schneider
Grace Wang
585-389-4011
585-739-1603 c
585-333-2906 c
585-698-2028
Lic. Associate Real Estate Broker
Lic. Real Estate Salesperson
FAIRPORT
Lic. Associate Real Estate Broker
Lic. Real Estate Broker
VICTOR
PITTSFORD
ONTARIO
Julie Burley
Ro Naomi
Grace Wang
Toni Connors
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585-748-0174 c
585-698-2028
585-389-4011
Lic. Real Estate Salesperson
GREECE
PARK AVENUE
Sharon Quataert Lic. Real Estate Broker
585-362-8999
PITTSFORD
WEBSTER
Craig Schneider
Toni Connors
Julie Burley
585-333-2906 c
585-389-4011
585-645-3683 c
PENFIELD
HENRIETTA
Lic. Real Estate Salesperson
Lic. Associate Real Estate Broker
Lic. Real Estate Broker LIC. REAL ESTATE BROKER/OWNER
Lic. Associate Real Estate Broker
Lic. Associate Real Estate Broker
Lic. Associate Real Estate Broker
PITTSFORD
WEBSTER
Joshua Valletta
Christin Giangreco
Christina Feck
Ro Naomi
585-690-2633 c
585-820-5341 c
585-704-7521 c
585-748-0174 c
Lic. Real Estate Salesperson
Lic. Real Estate Salesperson
Each of our
FAIRPORT
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Lic. Real Estate Salesperson
Lic. Associate Real Estate Broker
Property Source • v22.4 • February 14 - 28, 2018
LOCAL PRO!
CAL PRO LO
AGENT DIRECTORY
Lic. Associate Real Estate Broker
Lic. Real Estate Salesperson
SENIOR PROs have earned their SRES Certification (Senior Real Estate Specialist)
SENIOR SPECIALIST Linda Kehoe Lic. Real Estate Salesperson, SRES
585-781-0636 c
SENIOR SPECIALIST
Carolyn Stiffler
Lic. Associate Real Estate Broker, SRES
585-732-0428 c
Thinking of Selling Your Home? Call One of Our PROs Today!
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Enter the MLS# at PropertySourceOnline.com
PROPERTYSOURCEONLINE.COM
11
R1087910
3BR, 1.5BA Cape Has all Kinds of Possibilities!
4BR, Cape Cod
R1090606
R1096698 3BR,1.5BA, California Style, Front-to-Back Split
3 BR Cape
R1090198
PENFIELD $220,000
CHILI $164,900
GREECE $139,900
IRONDEQUOIT $84,900
Sam Morreale
Sam Morreale
Sam Morreale
Sam Morreale
Vinyl siding, fin bsmt, granite, appl’s, remodeled BAs w/ heated floors, stamped concrete walkway, GIGANTIC deck, high eff furnace, tankless H2O! 1800sf heated gar w/2 car ports, epoxied floors, office LIC R.E. SALESPERSON
c:
585-451-0140
Includes: Park Like .69 Acre Lot,Vinyl Siding,BRAND NEW Roof & Gutters, C/A, GIGANTIC 3-Rm/FR Addition w/Cath-Beamed Ceiling & Gas FP, LOVELY Remodeled Kit, 50 Amp Electric Service, & OH So Much More!
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
OWNER FINANCING!
R1092664
c:
LIC R.E. SALESPERSON
585-451-0140
Impeccable Condition! Includes:Cath Ceilings LR & DR w/Lg Skylight, Siding, New Sg Door To 2 Patios & Deck, Fncd Yrd, 6yr New H2o Tank,C/A,He Furn,Generator, Remodeled Kitchen & Ba’s & A Great Price!
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
2 Family! 6/6, Side by Side
R1096628
c:
LIC R.E. SALESPERSON
585-451-0140
On An Oversized,92’ X 100’ Lot & Has A 20’x20’, 2C Det Gar,Dbl Wide Driveway. The Home Was Totally Renovated About 13 Yrs Ago & Has Been Rented To The Same Tenant Ever Since! Includes:Siding &Cer Flrs
R1094725
Fixer Upper! 3BR Colonial is Being Sold AS-IS!
c:
LIC R.E. SALESPERSON
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
585-451-0140
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
2 Family!
R1096389
CHARLOTTE $82,900
ROCHESTER $73,900
ROCHESTER $72,000
ROCHESTER $39,900
Sam Morreale
Sam Morreale
Sam Morreale
Sam Morreale
Olde World Charm+Modern Mechanics! 2BR Bungalow Is Loc In Charlotte & Is Absolutely Adorable! Includes:Fully Fnced Yrd, 2 C Gar,Encl Frt Porch, Remodeled Kit,1st Flr Den,Siding,WB FP LIC R.E. SALESPERSON
c:
585-451-0140
Dbl In The Heart Of The 19th Ward,The North Side Unit Is Rented For $750 Per Mth, South Side Is Vacant, The Rent Is Projected, Unit Needs About 5-6 K In Updates, Sep Utilities, No Driveway-No Hassles!
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
R1097255
Cozy 2BR Mobile - Quiet Well Maintained Park!
c:
LIC R.E. SALESPERSON
585-451-0140
Cash Or Strong Conventional Offers Only! Includes: HE Furn,HWH,C/A,Hrdwds,Encl Front Porch, Fully Fncd Yrd,T/O Thermal Pane Windows,Quiet CHARLOTTE Street, Home Needs Work & Price Reflects Condition.
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
SALE PENDING
R1083906
PE
ND
ING
c:
LIC R.E. SALESPERSON
585-451-0140
Rents Are Projected For This 6/5, 2 Family Home! C Of O -1/17. Includes: Encl Frt Porch, Siding, Sep 150 Amp. Electric Service, Glass Blk Bsment Wndws, & T/O Thermal Pane Wndws. Heat Is Incl In Rents
SALE PENDING
R1092282
PE
ND
ING
c:
LIC R.E. SALESPERSON
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
585-451-0140
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
SALE PENDING
R1080525
PE
ND
ING
GATES $13,900
IRONDEQUOIT $234,900
IRONDEQUOIT $134,900
PALMYRA $119,900
Deborah Kesel
Sam Morreale
Sam Morreale
Jennifer Habecker
Roof, windows, electric, furnace was all new about 6 years ago. H2O is 2 years old and shed is about 5 years old. It has a 220 line and is beautifully landscape. Better then renting. No pets allowed. LIC R.E. SALESPERSON
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585-944-9605
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
The Square Footage on this 2 Owner - Cedar Shake - New England Style Cape Cod Doesn’t Include the Finished LL! 2 WBFP’s, 2 Story Deck, Hand Hewn Beams, W/O Bsmt, 1st Flr Lndry and more. LIC R.E. SALESPERSON
c:
585-451-0140
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
Truly Breathtaking! Includes: 2 Year T/O Roof, Oversized, 2.5 C Att Gar w/Opener, Deck, Creek Running Thru Rear Of Lot, Treed .36 Acre Lot, Fin & W/O Basement, 5 Yr C/A+More & Immediate Availability! LIC R.E. SALESPERSON
c:
585-451-0140
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
Spacious LR w/frplce, beamed ceiling & hrdwd under carpet. 3 generous sized BRs, master has half BA could be expanded to a full. Den/formal DR off kit. Full bsmt. 2 car gar & laundry. Two story barn LIC R.E. SALESPERSON
c:
315-879-9378
BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625
HEMINGWAY - 2,022 SQFT
DICKENS - 2,064 SQFT
FITZGERALD - 2,204 SQFT
TENNYSON - 2,208 SQFT
AUSTEN - 2,302 SQFT
HAWTHORNE - 2,364 SQFT
Pittsford Ranch Style Living with HOA MODEL OPEN SUNDAY 1-4PM - 9 Coventry Ridge, Pittsford, NY 14534 3 bedroom, 2 bath plans with open concept kitchen and great rooms, 1st floor study and formal dining room options, Spall quality with high end finishes and extensive wood flooring, Custom designer kitchens with choice of cabinetry finish, Large center island and walk-in pantry in every kitchen, Granite countertops and stainless steel appliances standard, Luxury master suites with curbless shower designs, Front landscaping included, Flat or walkout homesites available.
LET HAUS GET
YOU HOME
CALL TODAY FOR A TOUR
CRAIG SCHNEIDER Licensed Real Estate Broker
585-333-2906
383 Park Ave. Suite A Rochester, NY 14607 P: (585) 461-5656 Registered mortgage broker NYS department of financial services. Loans arranged through third party providers. NMLS #1549644
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