Archive for the 'North Fork' Category

Town & Country North Fork 3rd Quarter 2017 Home Sales Report

Tuesday, October 17th, 2017

The 3rd Quarter of 2017, for the North Fork markets at large, was a solid performer. In fact, all 3 criteria monitored by TOWN & COUNTRY increased significantly…Number of Home Sales were up 15%, Total Home Sales Volume increased 23%, and Median Home Sales Price rose 22%.

The most dazzling statistic occurred in the $1-2M price category with 140% rocket launch from 5 in 3rd Quarter 2016 to 12 for the same period in 2017! Oddly the $2-3.49M price category dropped to zero from 3 sales last year. There was 1 sale over $3.5 -$5M, the highest home sale was 9775 Nassau Point Road, a 7200 sq. ft. manor house on 2 acres of waterfront for $4.65M, originally priced at just under $8M.

Southold (which includes New Suffolk and Peconic) was the shining beacon for this quarter with an incredible display of demand. There was a 71% jump in Number of Home Sales from 24 in 2016 to 41 this year. And the Total Home Sales Volume more than doubled with over $26M changing hands and the Median Home Sales Price increased 25% to $580,000.

Orient (which includes East Marion and Greenport) was another story all together. Sales activity for the 3rd Quarter was significantly off its game, with 36% fewer Home Sales which then posted a 31% lower Total Home Sales Volume. Conversely the Median Home Sales Price rose 26% to $650,000 — the highest for all North Fork hamlets. So why such a reduction in sales? Is this an inventory issue or a softening in demand? Further exploration required.

In conclusion, the North Fork markets experienced a good up-tick in business other than Orient (which includes East Marion and Greenport) — in the 3rd Quarter of 2017

To view all reports click here – http://www.townandcountryhamptons.com/html/marketReports.php

TOWN & COUNTRY NORTH FORK 2ND QUARTER 2016 HOME SALES REPORT

Friday, July 29th, 2016

TOWN & COUNTRY’S 2nd Quarter North Fork Home Sales Report demonstrates uneven growth, but growth none the less.

Southold (which includes New Suffolk and Peconic) had the greatest up-tick in the Number of Home Sales at 25% —from 28 in 2015 to 35 in 2016 (same three months), yet experienced drops in the Total Home Sales Volume and Median Home Sales Price of 14% and 6% respectively. 

Jamesport (which includes Aquebogue, Baiting Hollow and South Jamesport) logged an 18% increase in the Number of Home Sales and a 20% jump in Total Home Sales Volume.

Mattituck (which includes Laurel and Cutchogue) and Orient (which includes East Marion and Greenport) each had one less home sale during the 2nd Quarter, year over year.

Looking at All North Fork Markets Combined you will note that only declines in the five price categories monitored by TOWN & COUNTRY were the $500,000 – $999,000 category by 22.45% from 49 to 38 from 2015 to 2016 and the $5M and up, where there were no sales vs. last year. The Number of Home Sales rose 8% in this year to year comparison yet the Total Home Sales Volume and Median Home Sales both experienced pullbacks of 3% and 14% respectively.

“The North Fork has established definite traction. I anticipate the 2nd half of 2016 to continue to gain momentum as more and more people discover the richness of North Fork living,” states Judi A. Desiderio.

To view the full report visit North Fork 2nd Quarter 2016 Home Sales Report. For all Town & Country Real Estate Market Reports, click here.

TOWN & COUNTRY NORTH FORK MID YEAR 2016 HOME SALES REPORT

Wednesday, July 27th, 2016

In analyzing the data from the North Fork markets for the first six months of 2016, the positive trends jump right off the page. All four specific North Fork markets experienced increases in the Total Home Sales Volume.

Southold (which includes New Suffolk and Peconic) posted the greatest increase in the Number of Home Sales with a spike of 32% from 53 in the first six months of 2015 to 70 in 2016 same period. The Median Home Sales price was also up 10% and Total Home Sales Volume grew 17%.

Orient (which includes East Marion and Greenport) realized a whopping 43% increase in Total Home Sales Volume from $22.2M to $32M year to year. In fact, the Orient market was totally in the black this report.

Mattituck (which includes Laurel and Cutchogue) saw a slight uptick in homes sales activity as did Jamesport (which includes Aquebogue, Baiting Hollow and South Jamesport).

“The glaring trend is the heightened activity primarily on the eastern end of the beautiful North Fork in the first six months of 2016,” states Judi A. Desiderio.

Looking at All North Fork Markets Combined and you will note healthy growth in the Number of Home Sales (+12%), as well as the Total Home Sales Volume (+15%).

Prediction for the balance of 2016, is a continued ascend for our North Fork markets.

To view the full report visit North Fork Mid Year 2016 Sales Report. For all Town & Country Real Estate Market Reports, click here... 

Town & Country’s Annual Holiday Ball

Monday, December 21st, 2015

Town & Country Associates celebrated 2015 at The Southampton Social Club Friday evening. Ian and his staff did an outstanding job. It was a fabulous party with scrumptious hors d'oeuvres, cocktails and dinner.

The mood was festive as we celebrated a great year for T&C since we shattered many of our own records! What a festive way to enjoy each other and the holiday season.

Wishing everyone a happy, healthy & prosperous 2016!

Photo Credit: Charlie Grubb

Gracious Thanksgiving: Top 4 Hamptons & North Fork Kitchens

Wednesday, November 25th, 2015

Southampton Kitchen

Thanksgiving is truly a special day that kicks off the holiday entertaining season. It is a time to celebrate family and friends while focusing on being thankful and generous to others. Nothing says Thanksgiving more than friends and family gathered around a decadent table laden with roasted turkey, savory stuffing, cranberry sauce, and of course, pumpkin pie. Those familiar with hosting a holiday dinner know that there is a great deal preparation to prepare for a lavish meal. A key ingredient for successful holiday entertaining is a well-planned kitchen.  Just like in real estate, location is everything be it a house on the water or the Viking range and Sub Zero refrigerator.  These are some of our favorite spots to whip up something delicious and toast the season here in the Hamptons and across the North Fork of Long Island.

East Hampton KitchenIn Southampton this stately home has that understated elegance you’d expect in the Hamptons.  Located close to both the town and beach, this home is ideal for stylish entertaining. The gracious open kitchen is adorned with the world's finest appliances from Sub-Zero and Miele.  The adjoining breakfast room is surrounded by floor-to-ceiling sliding French doors that let in the light just perfectly.  For details contact Robert Tomich, Town & Country Real Estate, Southampton Office, 631-283-5800, IN#36553.

The natural light and white cabinets are chic and sophisticated in this East Hampton kitchen. State of the art stainless steel appliances and a double refrigerator that can hold everything you need for a large holiday dinner are why it is a stand out. The center island is a perfect spot for entertaining while cooking up a scrumptious meal. A key ingredient in any great kitchen is having enough work space and ample storage, this kitchen has it all and more.  For details contact Pamela Walsh, Town & Country Real Estate, Bridgehampton, 631-537-3200, IN#16713.

Quiogue KitchenThis quaint eat-in-kitchen in Quiogue uses its space wisely. A bookcase located on the end of the counter top is perfect for quick access to those favorite holiday recipes and cookbooks. Plenty of cabinets below the counter hide pots and pans while glass cabinets showcase favorite items and create an open feel.  This room flows gracefully in a circular shape with two sinks and extended stovetop, the possibilities are endless. The crown molding and cabinetry in this French Country kitchen lend elegant detailing.   For details contact Christine M. Byrne, Town & Country Real Estate, Westhampton, 631-288-3030, IN#35922.

Who doesn’t love a new kitchen? 

East Hampton Kitchen We found a perfect spot to prep and entertain in this new construction in East Hampton.  The eat-in gourmet kitchen with top-of-the-line Wolf range has a large center island ideal for hosting a holiday.  Bring up a few bottles from the wine cellar and transform the island into a chic bar for cocktails.  Two fireplaces and 5 bedrooms, as well as a finished lower level, mean there is room for quite the gathering.  For details contact Tracy Annacone, Town & Country Real Estate, East Hampton Office, 631-324-8080, IN#50443

When the cook is happy that same love and gratitude is reflected in the food and the mood and that truly what Thanksgiving is about. We appreciate these gorgeous kitchens that are overflowing with charm and chic style.  From everyone at Town & Country Real Estate we wish you and yours a very Happy Thanksgiving.

2015 HOME SALES POISED TO REACH 2007 LEVELS

Wednesday, November 4th, 2015

The National Association of Realtors September report confirmed what Realtors across the United States have been experiencing. Existing home sales climbed to a seasonally adjusted rate of 5.55 million or 4.7% — a huge gain of nearly 8% over 2014!

This spike made up for some of August’s soft spots. We suspect the stock market’s wild ride in August set the stage for the August weakness. However, the September spike was a welcome sign that the home sales in 2015 nationally are on target to hit levels not seen since the crash. The American Dream is alive & well! Yet there are a few rain clouds in the sky…

First time buyers seem to have lost some strength with logging 29% of all sales vs the 32% in August. We will be watching this to see if it is a trend or an anomaly. First time home buyers are significant players as they ear mark future demand.

Let’s seek to the Home Affordability Index at year’s end for more insight.

TOWN & COUNTRY NORTH FORK 3RD QUARTER 2015 HOME SALES REPORT

Tuesday, October 20th, 2015

TOWN & COUNTRY’S Judi A. Desiderio has been reporting on North Fork Home Sales statistics for over 20 years. This 3rd Quarter Home Sales Report epitomizes why Judi always states “The numbers don’t lie. Individual agents and companies can have record quarters, but individuals don’t make the market.” This is a true eye opener for the amount of RED throughout the report. This is a big surprise since the TOWN & COUNTRY offices are reporting 3rd Quarter sales growth in all markets. In fact, 2 markets more than doubled.

All 4 markets monitored by TOWN & COUNTRY saw dramatic decreases in the Number of Home Sales with Orient (which includes East Marion and Greenport) dropping the most – 47% from 34 sales to 18 year over year.

Southold (which includes New Suffolk and Peconic) realized a 51% plunge in Total Home Sales Volume from $29M to $14.3M.

Jamesport (which includes Aquebogue, Baiting Hollow and South Jamesport) and Orient (which includes East Marion and Greenport) experienced increases in their Median Home Sales Price. Orient by as much as 11%.

Looking at All North Fork Markets Combined and the RED straight across the boards is glaring! All three criteria and all 6 price ranges monitored by TOWN & COUNTRY posted declines by as much as 35.5% in Total Home Sales Volume year over year, with the high end suffering the worst.

Doing a year over year analysis may not give the full and comprehensive picture. To illustrate let’s look at the 3rd Quarter 2013 and we see comparable figures as 2015. Thus the conclusion that 2014 was a banner year would be most correct. 

Click HERE for full report & statistics.

TOWN & COUNTRY NORTH FORK MID YEAR 2015 HOME SALES REPORT

Wednesday, August 26th, 2015

The first 6 months of 2015 was a strong performance for the North Fork Markets!

Jamesport (which includes Aquebogue, Baiting Hollow and South Jamesport) was the star with all 3 criteria monitored by TOWN & COUNTRY, solidly in the black as well as the price ranges. The Number of Home Sales rose 18% and Total Home Sales Volume was up +19.3% while Median Home Sales Price gained 13.2%.

Mattituck (which includes Laurel and Cutchogue) posted the most number of sales at 73 closings along with the greatest statistical change of nearly 22%. The Median Home Sales Price for the first 6 months rose 13.2% to $505,000 from $446,250. But due to fewer sales over $2 million, year to year, the Total Home Sales Volume dipped 4.5%.

Southold (which includes New Suffolk and Peconic) also experienced heightened activity with all 3 criteria realizing gains; the Number Home Sales +6%; Total Home Sales Volume +17%, and Median Home Sales Price +1%.

Orient (which includes East Marion and Greenport) was the only North Fork market to see a pull back. The Number of Homes Sales for the first 6 months of 2015 dropped 14.3% from 2014 and Total Home Sales Volume was down 13%; the same time period. But the Median Home Sales Price rose a respectable 12.2% from $430,000 to $482,500, year to year.

Looking at All North Fork Markets Combined and you clearly see a solid first 6 months in sales activity. The Number of Home Sales was up 8%, Total Home Sales Volume +2% + Median Home Sales Price +9.4%. The strong increase in Median Home Sales Volume is a trend we are experiencing on the North Fork as more people come to discover the unique beauty.

To view all reports visit TownAndCountryHamptons.com/Reports.

The latest May 2015 Stats on the Real Estate Market – Making sense of National, Regional and local data.

Saturday, June 27th, 2015

The US Real Estate Market – Nationally – good news!

“Fueled partly by an increase in the share of sales to first-time buyers, existing-home sales increased in May to their highest pace in nearly six years”, according to the National Association of Realtors®. “Led by the Northeast, all major regions experienced sales increases in May” said NAR Chief Economist Lawrence Yun.

This article in RIS Media explores the importance of Millennial buyers in this Real Estate Market.

Good news: May home sales rebounded strongly following April's decline and are now at their highest pace since November 2009 (5.44 million). "Solid sales gains were seen throughout the country in May as more homeowners listed their home for sale and therefore provided greater choices for buyers," he said. "However, overall supply still remains tight, homes are selling fast and price growth in many markets continues to teeter at or near double-digit appreciation. Without solid gains in new home construction, prices will likely stay elevated — even with higher mortgage rates above 4 percent."

On a national level, in other words, absence of newly built housing accounts for much of the low inventory, and Mr. Yun continued: “Total housing inventory2 at the end of May increased 3.2 percent to 2.29 million existing homes available for sale, and is 1.8 percent higher than a year ago (2.25 million). Unsold inventory is at a 5.1-month supply at the current sales pace, down from 5.2 months in April”.

NAR reported that The median existing-home price for all housing types in May was $228,700, which is 7.9 percent above May 2014. This marks the 39th consecutive month of year-over-year price gains.

The percent share of first-time buyers rose to 32 percent in May, up from 30 percent in April and matching the highest share since September 2012. A year ago, first-time buyers represented 27 percent of all buyers.

According to Freddie Mac, the average commitment rate for a 30-year, conventional, fixed-rate mortgage climbed in May to 3.84 percent from 3.67 percent in April but remained below 4.00 percent for the sixth straight month.

With demand continuing to far exceed supply, properties typically stayed on the market (DOM) for 40 days in May, up from April (39 days) but the third shortest time since NAR began tracking in May 2011. Short sales were on the market the longest at a median of 131 days in May, while foreclosures sold in 56 days and non-distressed homes took 38 days. Forty-five percent of homes sold in May were on the market for less than a month.

All-cash sales were 24 percent of transactions in May for the third straight month and are down considerably from a year ago (32 percent). Individual investors, who account for many cash sales, purchased 14 percent of homes in May, unchanged from last month and down from 16 percent in May 2014. Sixty-seven percent of investors paid cash in May.

Distressed sales — foreclosures and short sales — remained at 10 percent for the third consecutive month in May and are below the 11 percent share a year ago. Seven percent of May sales were foreclosures and 3 percent were short sales. Foreclosures sold for an average discount of 15 percent below market value in May (20 percent in April), while short sales were also discounted 16 percent (14 percent in April).

Regional Breakdown

May existing-home sales in the Northeast jumped 11.3 percent to an annual rate of 690,000, and are now 11.3 percent above a year ago. The median price in the Northeast was $269,000, which is 4.8 percent higher than May 2014. Again great news from NAR.

The New York State Association of Realtors® published the latest skinny market report video and more  data in a PDF on New York State and Suffolk County Real estate data.  Take away: the NY market is stable, doing especially well in the high end and luxury end of the market.

Million Dollar Listing (Bravo)  mentioned that even in Los Angeles the luxury market is driven by NY City buyers –whose success comes  mostly in  finance ( bankers hedge fund) and Entertainment . New York City in many upper end markets is booming! Of course – this is of a major consequence to the East End markets – and it is good news. If New York City does well – typically the East End does well.

But  All Real Estate is Really Local

While the National and regional good news translates into a much better Real Estate Market on the East End than after the 2007 recession, it is important to distinguish the Local Market date from the National data to get a useful idea of what and how the Real Estate Market is doing on the East End, in the Hamptons and on the North Fork & Shelter Island.

The Hamptons is traditionally very well known as the playground of the rich and famous, tied to Manhattan New York City and also internationally buyers and sellers.  The North Fork is increasingly grabbing attention as a popular Farm to Table life style and vineyard region, with increasing buyer demand. While each market behaves intrinsically different, the entire East End behaves more and more as one market with the characteristics of a Resort and Second Home market. Mostly a “want to buy” rather than a “I have to buy” market.

In such markets, different than National and other regional markets, distressed Real Estate (Short Sales and Foreclosures) plays a much smaller role, even more so East of Riverhead than West.

One of the most important characteristics of the East End market is its seasonality.  Harsh winters can slow certain months down, and create pent up spike demand later. Being able to use the new home in summer stresses the importance of closing before July, creating a spike just before in March-May, and then again as lots of people are out during the summer, with lots of closings 2-3 months later.

Exact listing data on the exact number of the Hamptons listings are harder to come by.TandC Stats Judi Desiderio's East End Market reports

A few companies report on market data. Judi Desiderio (Town and Country Real Estate CEO) so publishes a authoritative quarterly market report for the Hamptons, Shelter Island and North Fork providing clear data and analysis. 2014 year end reports for the Hamptons and North Fork show a robust recovery while first quarter reports for the Hamptons and North Fork reflect seasonality. Such reports show another important difference with national and other regional markets: a median sale of $950K+ in the Hamptons – creating very different market dynamics than lower priced markets. Such higher median prices typically cause listings to take longer to sell than national averages, as mentioned before.

So too on the North Fork:  a very different RE market. It is of crucial importance to know how to read national and regional Real Estate data into the local market conditions.

The North Fork today –contrary to what you typically read- has normal levels of inventory, not much lower than normal. The MLS (which is not as important in the Hamptons) shows around 450-475 listings on the North Fork (seasonally low in winter around 375, highest I saw in 2009 at 520). Agents perception of their own listings, however, with more competing  agents joining their ranks as the economy is improving, maybe misleading and allude to a really non-existing scarcity of available homes for sale and may lead to incorrect pricing of homes. While DOM (Days on Market) improved drastically to 90-120 days for the North Fork – this number is still much higher than national averages.

The East End RE market so behaves very differently from the National and even regional New York State and even Suffolk County markets in some important respects.

When looking at the North Fork markets specifically, it is interesting to watch how different price segments behave – and similar differences in the different price ranges can be observed in Judi Desiderio’s market reports.

Based on Contract signed in 2015 (data from MLSLI in selected North Fork hamlets and towns)– this is a first publication of my findings for this year – to date:

Competitivene Price Ranges North Fork 2015

This graph shows how vastly differently stats for homes in different price ranges behave.

This is what a Realtor ® Pro can do for any consumer buying or selling Real Estate in the East End: make sense of national and regional RE data – and apply them locally – and to a specific buyer’s or seller’s property. An agent properly chosen can help any buyer or seller with reasonable expectations based on facts, and provide an accurate picture of national, regional and local statistics on the Real Estate market. The right agent can analyze all these data based on his or her knowledge, experience, hard work and become a valuable resource for anyone involved in the Real Estate market.

Depending on the different characteristic of a home, or a buyer or seller, the perfect choice for the Realtor ®  to be chosen may so vary. So call any of the agents at Town and Country ReaL Estate to make sense of national, regional and local RE statistics – and price your home right for the market, limit guessing about your expectations, but rather make educated decisions and create the elements for a successful transaction.

Joan Bischoff van Heemskerck,

NY State Lic.Associate RE Broker

Executive Sales Director Town And Country North Fork & Shelter Island

Mobile: 631 948 0234   jbischoff@townandcountryhamptons.com

TOWN & COUNTRY NORTH FORK 1ST QUARTER 2015 HOME SALES REPORT

Monday, April 20th, 2015

It may have snowed 7 weekends in the first 3 months of 2015 but it certainly didn’t slow down the tempo of the North Fork Home Sales Market!

 

Three of the 4 markets monitored by TOWN & COUNTRY experienced increases in the Number of Homes Sales. In fact, 2 of the North Fork markets, Jamesport (which includes Aquebogue, Baiting Hollow and South Jamesport) and Mattituck (which includes Laurel and Cutchogue) both experienced significant increases of +45.5% and +43%, respectively.

 

Jamesport (which includes Aquebogue, Baiting Hollow and South Jamesport) had a blow away quarter statistically in all 3 criteria monitored by  TOWN & COUNTRY  with all prices ranges in the black. In fact, the Jamesport markets were the lead hamlets with +45.5%, +77%, and +17% for the Number of Homes Sales, Total Home Sales Volume and Median Home Sales Price respectively – all 3 record stats!

 

Surprisingly Orient (which includes East Marion and Greenport) took a back seat with a 33% drop in the Number of Homes Sales and 28% decline in the Total Home Sales Volume. The Median Home Sales Price remained relatively stable at $435,000 in 2015 from $427,500 in 2014 1st Quarter.

 

Looking at All North Fork Markets Combined and we see healthy gains of nearly 10% in the Number of Homes Sales Price as well as a 5.4% increase in Median Home Sales Price. There was a slight dip of 2.55% in the Total Home Sales Volume – which was most likely swayed by 2 less sales in the $2-$3.49M price category.

 

All told, I’m sticking with my prediction that the North Fork Markets are going to enjoy 2015 broadly!

 

To view the complete report visit 1TownandCountry.com/Reports.

 

Judi A. Desiderio, Chief Executive Officer

JD@1TownandCountry.com                    

631.324.8080 ext. 221