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All About New York Real Estate

By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Exploring the Land Real Estate Market in Westchester County, NY: A 2025 Snapshot📊 Market Overview Inventory & Pricing: Currently, there are approximately 116 to 129 land listings in Westchester County, with median asking prices ranging from $750,000 to $799,000. These listings span from modest residential lots to expansive multi-acre parcels, catering to diverse buyer interests.​Redfin Residential Market Influence: The county's overall housing market remains robust, with the average home value reaching $807,183, marking a 4.6% increase over the past year. This upward trend in home values underscores the desirability of the region and indirectly boosts land values, as demand for new construction and development opportunities grows.​Zillow 🏡 Buyer & Seller Dynamics For Buyers: The competi...
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By Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo and Home Specialists
(The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803)
The Colony Club Townhouses, Northport Long IslandThe Colony Club is a well-maintained townhouse design semi-attached residence in Northport Long Island in Zip Code11768. The units have a 2 car garage and basement. Opened in 1990, you can reach this neighborhood by taking Fort Salonga Road to Norwood Road and up to the private Code-Gated Entry. For the enjoyment of the homeowner's there is a pool, tennis, pickle ball and cozy clubhouse. There is central air conditioning and gas heat at this pet friendly neighborhood.  The Colony Club is served by the Northport-E Northport School District #4. The community is surrounded by Wood Path Drive, Shaun Way, Gerriet Court and Heiko Court.  When you are ready to buy or sell Long Island Real Estate, let us put our experience and expertise in this R...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Exploring the Land Real Estate Market in Putnam County, NY: A 2025 SnapshotPutnam County, New York, nestled just north of Westchester and within commuting distance of New York City, has long been a quiet contender in the regional real estate market. Known for its natural beauty, scenic reservoirs, and small-town charm, the county is increasingly on the radar for those looking to invest in land — whether for residential development, private estate building, recreation, or long-term investment.In 2025, the land market in Putnam County is revealing some compelling trends. With limited housing inventory, a growing desire for space, and increasingly flexible work-from-home arrangements, vacant land is becoming a highly coveted asset. Whether you’re a buyer, seller, developer, or simply curio...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
"Behind the Dirt: The Untold Stories of Vacant Land"🏞️ Behind the Dirt: The Untold Stories of Vacant LandIntro:Vacant land may look quiet, but many parcels carry deep stories—abandoned plans, family legacies, legal battles, or wild dreams that never came to life. In this series, we’ll unearth those stories and give you a behind-the-scenes look at the land most people drive right past.📍 Feature Lot: 151 Doansburg Road, Brewster, NY (example based on your property—swap in a new one for each post)🧱 What It Looks Like Today: 47.5 acres of rolling terrain, quiet woodlands, and ridge views… but this peaceful plot has a much louder past.📜 The Backstory: Originally four approved building lots, the land was part of a proposed 16-home subdivision that was reduced, shelved, and eventually consolid...
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By Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo and Home Specialists
(The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803)
Getting a home ready to sell can be truly draining, both physically and emotionally. From decluttering and making repairs to staging and constant cleaning, the to-do list seems endless.Showings and negotiations add another layer of stress, making it easy to feel overwhelmed. However, staying organized, seeking support when needed, and keeping the end goal in mind can help. In the end, the effort pays off when the right buyer comes along.On Long Island, we're here when you're ready to get the process started. Lawrence and Sheila Agranoff, REALTORS® Cell: 631-805-4400  
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By Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo and Home Specialists
(The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803)
Long Island Homes Are Selling FAST!We are selling our home and condo listings. Will you be our next success story? The market is moving, and buyers are looking. Whether you're downsizing, upgrading, rightsizing or making a fresh start, we're here to guide you every step of the way. Let’s make your home the next SOLD sign on the block! Lawrence and Sheila Agranoff, REALTORS® Cell: 631-805-4400
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By Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo and Home Specialists
(The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803)
Waterfront BeautyHere's your chance to own this waterfront home in picturesque Setauket, Long Island. This beautifully remodeled colonial offers views of Setauket Harbor, with your own private beach. Perfect for entertaining.Inside, pride of ownership shines throughout. The kitchen features high-end appliances, granite countertops, and custom cabinetry, opening to a spacious dining room. The family room boasts a wood-burning fireplace with harbor views, while the formal living room is perfect for gatherings. A separate entrance on the main floor offers space for extended guests or parents.Upstairs, the primary suite features vaulted ceilings, a private balcony with stunning water views, and a spa-like ensuite with a jacuzzi tub, double vanity, and walk-in shower. A converted fifth bedro...
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By Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo and Home Specialists
(The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803)
The Lakes at Honey Hollow in Hauppauge Long Island was opened in 1987. It can be reached via the Long Island Expressway Exit 55N. On Motor Parkway make the 1st right on Old Willets Path and approximately 1 mile to the Entry gate on the left. There is a touchpad call system gate at the entry. As you drive through the community on Kristin Lane, you pass a relaxing gazebo and beautiful ponds. There are amenities at this pet friendly community with a cozy clubhouse, pool and tennis. These are townhouse style floor plans with the bedrooms on the upper level and some rare Ranch style units. Included is central air conditioning, gas heat, and backyard patios.Currently it's been rare for a townhouse to become available here. If you are an owner and are looking to sell, now may be a great time t...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
"What Real Estate Taught Me About Patience, Timing, and People"What Real Estate Taught Me About Patience, Timing, and PeopleBy Thomas SantoreWhen I first got into real estate, I thought it was all about speed.Find the deal. Lock it in. Close. Repeat.But the longer I’ve been in this business — especially working with land — the more I’ve realized:This game isn’t about moving fast.It’s about moving right.PatienceYou don’t rush land. You don’t push people.Deals take time. Subdivisions take approvals. Buyers take space to think.I’ve had projects that sat idle for months, then came back to life in a week. I’ve had buyers walk, only to return two seasons later — clearer, ready, aligned.Patience isn’t passive. It’s trusting that the work you’re doing now is planting something that’ll grow late...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
"Why Vacant Land Is the Smartest Investment in 2025"Why Vacant Land Is the Smartest Investment in 2025By Thomas SantoreLet’s get one thing straight: vacant land isn’t sexy.It doesn’t have curb appeal, a Pinterest-worthy kitchen, or 5-star Airbnb reviews.But in 2025? Vacant land is the smartest play in real estate.And here’s why:1. We’re Running Out of It Scarcity drives value. And in Westchester, Putnam, and beyond, buildable land is getting harder to find. Zoning restrictions, wetlands, steep slopes — it’s not just about buying acreage, it’s about buying usable acreage. When you know how to find it, you’re ahead of 90% of the market.2. Low Carrying Costs, High Flexibility No buildings = no maintenance.No tenants, no toilets, no termites.Taxes are lower. Insurance is minimal. You can ho...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
A Day in the Life of a Land ExpertBy Thomas SantoreMost people think of real estate as houses, deals, and open houses on Sundays. But land? That’s a different animal entirely. No granite countertops to ooh and ahh over. No staging. No cute golden retrievers wagging their tails at showings.Land is raw potential. It’s what comes before the house, the road, the school. And every day I get to wake up and walk that blank canvas.Here’s what a typical day looks like for me — if there is such a thing.6:00 AM — Quiet ClarityI wake up early, usually before the sun, and that’s when the good ideas hit. Before the emails, calls, and site walks start rolling in, I get a few minutes to myself — mapping parcels, checking GIS overlays, or just scribbling ideas on a legal pad. It’s not always glamorous, ...
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By Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo and Home Specialists
(The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803)
Strathmore Gate East is a 55 and over community in Coram Long Island.Opened in the 1970s, Strathmore Gate East can be reached off Middle Country Road to Old Town Road. Since this is an established community, units may need some updating. Street names in the neighborhood are Freedom Lane, Forge Lane, Freemont Lane, Flair Way, and Flair Circle. This is a pet-friendly neighborhood.These are all attached ranch-style floor plans, with 1 or 2 bedrooms. There is central air conditioning, clean and efficient electric heat and cooking, and individual thermostats in every room. Some residences have an attached garage, and some do not.Lawrence "Larry" and Sheila Agranoff, REALTORS® sell in this neighborhood. There's a cozy clubhouse, pool, and bocci. The community is under a homeowner's associatio...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
"Why Town Sewer Access Can Make or Break a Vacant Land Deal"🚽 Why Town Sewer Access Can Make or Break a Vacant Land DealWhen it comes to vacant land, everyone wants to talk about views, acreage, and zoning—but there’s one detail that quietly determines whether a deal flies or flops: sewer access.I’ve seen it make buyers walk, make builders drool, and make land values swing wildly. Here’s why it matters so much.💧 Septic vs. Sewer: What’s the Difference? Septic systems rely on soil conditions and space. You’ll need perk tests, separation distances, and usually an engineer. Town sewer connects to the municipal system, meaning fewer headaches, faster builds, and more flexibility. 🏗 Sewer = Simpler DevelopmentHere’s what happens when land is on sewer: No waiting on perk tests or health depar...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
"Zoning 101: Understanding R-1 vs. CD-5 and How It Impacts Land Value"🏡 Zoning 101: Understanding R-1 vs. CD-5 and How It Impacts Land Value 📍 IntroductionZoning codes aren’t just legal jargon—they shape what’s possible on a piece of land. Whether you're holding, buying, or selling, knowing the difference between R-1 and CD-5 can be the difference between a backyard and a booming return.🏘 What is R-1 Zoning?R-1 (Residential, Single-Family) zoning is the most common designation in suburban areas. It typically allows for: One single-family home per lot Larger lot sizes (often 30,000+ sq ft) Height and setback restrictions Lower density, more privacy, fewer neighbors Ideal for: Estate homes, buyers looking for peace and space, or long-term holds.🌇 What is CD-5 Zoning?CD-5 (Character Distri...
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By Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo and Home Specialists
(The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803)
It’s More Than Just the Price!Juggling offers today!One of our sellers received multiple bids, and we’re carefully reviewing each one to determine the best fit. It’s not just about price; terms, contingencies, and timing all play a role. Negotiating the strongest deal is our top priority, and we are excited to help our clients maximize their home's value. We analyze each one, looking beyond every detail. Strategy and negotiation are key, and we enjoy working with our clients through this important decision! Ready to explore your options? Give us a call when you're ready to make your Long Island move. We're here to help you navigate the process and get the best deal! Lawrence and Sheila Agranoff, REALTORS® Cell: 631-805-4400
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By Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo and Home Specialists
(The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803)
Ready to Sell? Let's Get Your Condo in Front of Buyers Online!Did you know that nearly 90% of homebuyers start their search online? Let us help you get your Long Island Condo in front of the right buyers! Call us today to get your listing online and maximize your home's visibility. Lawrence and Sheila Agranoff, REALTORS®Cell: 631-805-4400
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
Why Putnam County is the Hidden Gem for Vacant Land Buyers in 2025In today’s real estate landscape—where low inventory and high competition are the norm—buyers and investors are starting to think differently. Instead of settling for homes that don’t quite check every box, many are turning their focus to vacant land—and Putnam County, NY is quickly becoming one of the hottest spots in the region.Whether you're looking to build your dream home, invest in a long-term asset, or take on a subdivision project, here's why Putnam should be at the top of your list.1. Land is Scarce—and That’s a Good ThingLet’s start with the facts: vacant land in Putnam County is limited. And in real estate, scarcity = value. While it’s not uncommon to see several homes hit the market in a weekend, land listings...
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By Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo and Home Specialists
(The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803)
Buying a home in need of renovations can be a great opportunity to create your dream space while potentially saving money, but it also comes with challenges such as unexpected costs and time-intensive projects.  Pros: Lower Purchase Price: Often, properties in need of renovation are priced lower than fully renovated homes, allowing for potential savings. Customization: Renovating gives buyers the opportunity to customize the property to their tastes and needs, from layout changes to finishes. Potential for Increased Value: With strategic renovations, buyers can potentially increase the property's value beyond the initial investment. Less Competition: Properties needing renovation may have fewer buyers interested, potentially reducing competition during the purchase process. Investment ...
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By Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo and Home Specialists
(The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803)
Opened in the 1989, Timber Ridge in Holbrook can be reached by The Long Island Expressway Exit 61 (Patchogue/Holbrook Rd) To Spring Meadow Drive. Turn onto Timber Ridge Drive.These are Townhouse Floor Plans with 2 or 3 bedrooms on the upper level. You will also find some rare Ranch Floor Plans within this community, and some with lofts. The condos have central air conditioning, gas heat, backyard patios and attached 1 car garage. Some units have a basement, and some have pond views. This community is a Planned Unit Development (PUD).  Surrounded by Timber Ridge Drive and Timber Ridge Road, this pet friendly neighborhood has an outdoor pool and tennis. This area is served by the Sachem School District #5. Owners: If you are looking to sell your unit at Timber Ridge in Holbrook L.I. call ...
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By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
🏡 New Listing Alert: Two-Family Home with a 1 car Garage in Wakefield, Bronx – $815,000Welcome to 4121 Grace Avenue, a rare gem in the heart of the Wakefield neighborhood of the Bronx. Whether you’re a homeowner looking for additional rental income or an investor seeking a solid property in a thriving location, this two-family home checks all the boxes—and then some.✨ Property Highlights: Two-Family Home – Live in one unit, rent the other, or use both for extended family! 1-Car Garage – A major bonus in the Bronx where parking is always at a premium. Priced at $815,000 – A strong value in one of the Bronx’s most established and sought-after areas. 🛏 Layout & Features:Each unit offers comfortable living spaces, with well-proportioned rooms, hardwood floors, and plenty of natural light. T...
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