Buffalo Waterfront Living at the Rivermist Condos

Posted by Colleen Kulikowski in Buffalo Luxury Home Sales, Buffalo Waterfront, Condominium Living, WNY Market Report

Downtown Waterfront Living

There is a lot of interest in living in the Downtown Buffalo area, especially the Buffalo Waterfront!  The waterfront village consists of over 200 housing units and the development of the Waterfront village began in the 1970’s and was part of the Downtown Urban Renewal Plan.   The Waterfront Village consists of the following communities:

One of these communities in the Waterfront area of Downtown Buffalo is Rivermist.   According to the MLS here are the current market conditions in Rivermist:

Current Market Report

November 6, 2009

• There are 5 active listings in Rivermist with an average list price of $520,320 ranging from $437,000 to $639,900
• There is one pending sale and no closed sales since January 1, 2009

Select Rivermist Homes for Sale

Review Past Rivermist Market reports »

Last week I discussed the 100% Rural Housing program.  Here is another program which does not depend on the home location but only needs 2% of the buyers own money and can get a small loan for closing costs!

HOME 97, Home Ownership Made Easy, is a unique affordable housing product. This product is designed for borrowers whose income is at or below 80% of the HUD median income level.   In Erie and Niagara County the maximum household income is limited $48,720.  Household income is defined by the income for each “household member” occupying the subject property.  A “household member” is defined as the Mortgagor, the Mortgagor’s spouse, any person signing the Mortgage Loan and/or Note, fiancé, domestic partner, and any person age 21 or older, and who expects to occupy the subject property on the closing date.

Read Also:  Buffalo’s Making Houses Homes Program

The program is underwritten utilizing flexible underwriting guidelines to help potential borrowers who are a good credit risk, but may not qualify using standard underwriting parameters.  The program is for OWNER OCCUPIED, PRIMARY RESIDENCES ONLY and they may purchase 1, 2, 3 and 4 unit detached and attached (including row houses).  Condominiums can be purchased, but must be Fannie Mae-approved

The program only requires a 3% down payment.  If buyer funds are limited then they may incorporate the 2/1 option: The 2% must come from the borrower’s own savings (not community savings), 1% must be documented via bank statements and be on deposit for a minimum of 30 days at the time of application while the other 1% may be accumulated prior to commitment. The remaining 1% may come from the borrower’s own savings, a gift, grant, or may come from an unsecured loan from the lender.  The loan payment for the unsecured loan, if used, must be included in other obligations when determining the qualifying ratios. The mortgage underwriter will approve the personal loan simultaneously with the mortgage approval.

If an unsecured loan is used, it must be at an interest rate not to exceed the mortgage note rate and level payments with a term up to 60 months. A term of 61 months up to a maximum term of 120 months is available at an interest rate 2% above the mortgage note rate. The minimum loan amount is $1000 up to a maximum loan amount of $25,000. At no time may the unsecured loan exceed 5% of the lesser of the sales price or the appraised value. The monthly payments for the loan must be considered as debt in the total obligations-to-income ratio when qualifying the borrower. The total combined unsecured loan can be applied towards down payment, closing costs and/or prepaids may NOT exceed 5% of the lower of the sales price or appraised value.

Other Articles You may want to read:

• Educate Yourself About Mortgage Fraud
• Real Estate Explained | What is Absorption Rate
• WNY Real Estate Terminology – FHA
• Your Buffalo Home – Selecting the Right Real Estate Agent to Represent YOU!
• How Buyers Can Save Money (and aggrevation) on their WNY Home Purchase
• Buffalo NY – - No greater place to call home!
• How Buffalonians can invest like Warren Buffet!
• What benefit is it to me to subscribe to you?
• Make Amherst NY Home
• Show me how to own a home!

Buffalo New York Condos for Sale Market Report

Posted by Colleen Kulikowski in Buffalo, Condominium Living, WNY Market Report

Buffalo New York is a wonderful place to call home.  Living in the city there is a diverse selection of places to call home.   There are some great single-family and multi-family homes in the city, but there are also a great collection of condos for those that do not want to have a yard to take care of.

Current Market Report for Buffalo Condos for Sale

October 5, 2009

• There are 59 active condo/town home listings in the City of Buffalo with an average list prcie fo $238,345 ranging from $30,000 to $895,000
• There are 18 pending/under contract sales and in the past 30 days there has been no closed sales.
• There has been 46 closed condo sales in the City of Buffalo with an average closed price of $186,005 spending an average of 69 days
  • Highest Sold – $475,000 – 285 days on the market
  • Lowest sold – $32,400 – zero days on the market

Selection of Buffalo Condos for sale

	925 Delaware Ave Buffalo, 14209 NY $ 895,000 Built in 1920 2500 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: B340075 (IDX)
	600 MAIN Buffalo, 14202 NY $ 795,900 Built in 1993 2788 sq. feet 2 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: B340088 (IDX)
	83 Bryant Buffalo, 14209 NY $ 450,000 Built in 1927 1978 sq. feet 4 Bedrooms, 3 Full Bath(s) , 0 Half Bath(s) MLS Number: B342623 (IDX)
	925 DELAWARE AVE Buffalo, 14209 NY $ 449,900 Built in 1929 2100 sq. feet 4 Bedrooms, 3 Full Bath(s) , 0 Half Bath(s) MLS Number: B339104 (IDX)
	33 Gates Circle # 2A Buffalo, 14222 NY $ 375,000 Built in 1978 2233 sq. feet 3 Bedrooms, 2 Full Bath(s) , 2 Half Bath(s) MLS Number: B336929  (IDX)
	925 Delaware # 2A Buffalo, 14209 NY $ 319,900 Built in 1929 1500 sq. feet 2 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: B336588 (IDX)
	9 Harbour Pointe Cmn Buffalo, 14202 NY $ 309,900 Built in 1981 2434 sq. feet 3 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: B344786  (IDX)
	185 York # 1 Buffalo, 14213 NY $ 219,000 Built in 1880 1500 sq. feet 2 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: B346638 (IDX)
	33 GATES CIRCLE # 2G Buffalo, 14222 NY $ 199,000 Built in 1978 1800 sq. feet 2 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: B327029 (IDX)
	800 West Ferry # 7DD Buffalo, 14222 NY $ 149,900 Built in 1929 514 sq. feet 1 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: B348225(IDX)
	65 WHITNEY PLACE Buffalo, 14201 NY $ 119,900 Built in 1898 1093 sq. feet 2 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: B344926 (IDX)

Review Past Buffalo Condo Market Reports »

Buffalo Waterfront Village Living at Portside

Posted by Colleen Kulikowski in Buffalo Luxury Home Sales, Buffalo Waterfront, Condominium Living, WNY Market Report

Portside Community Market Report

October 13, 2009

• There are currently 2 active single  with an average list price of $419,900 ranging from $299,900 to $539,900
• There is one pending and no closed sales year to date in Portside.

Select Portside Condos For Sale

	203 PORTSIDE Buffalo, 14202 NY $ 299,900 Built in 1989 2121 sq. feet 2 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: B330050 (IDX)
	308 Portside Buffalo, 14202 NY $ 539,900 Built in 1996 3121 sq. feet 2 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: B322984 (IDX)

Review Historic Portside »

A new era of luxury living in Downtown Buffalo NY…

	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 had the opportunity to visit this most impressive luxury building today for the third time.       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.

Read the rest of this entry »

How to Select a Mortgage Professional in Western New York

Mortgage Professionals are not all the same! Do your homework before you commit to one!

Before you commit to a Western New York lender, here are a series of questions you should ask them.  Next to selecting your Real Estate Professional, the most important thing you need to select is your Mortgage Professional.

There are the obvious questions:

• Do You Offer Loan Rate Locks?
• Is There a Prepayment Penalty?
• Are You Equipped to Approve Loans In-House and will you guarantee the Good Faith Estimate?
• How Much Time Do You Need to Fund?

But let’s talk about some questions you should ask potential Western New York lenders before you commit to working with them.

Read the questions to ask at: How to Select a Mortgage Professional in Western New York

Ready to speak with a lender before you start your home search in Western New York? Call me for my list of Mortgage Professionals (716) 743-5297.

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Western New York Favorite Buyer Articles

Help for WNY Buyers

There are many reasons people purchase homes in Western New York.  The first decision after deciding to purchase a Buffalo area home is to select a Realtor®.

I want to be that Buffalo Niagara Realtor® that you select.  That is why I have created this resource for Real Estate buyers in Western New York.  I have a wonderful group of Associates that are ready to assist with every aspect of the home purchase process.

You may be relocating to the area from another part of the country to Buffalo, others may be investors looking for just the right investment property and there are buyers just entering the Real Estate market by purchasing their first home or those buyers moving up.  If any of this describes you, there is information here for you.  You have questions regarding what is happening in the Buffalo Real Estate Market and may need guidance.

Relocation to Buffalo NY

Perhaps you are looking for a Buffalo Relocation Guide giving you information regarding moving to the greater Buffalo region of Western New York.   You will find useful information on moving across town or from anywhere else about Buffalo and Niagara Falls communities including:

• Buy now in Western New York?
• WNY Market Reports

Financial Advice for Buffalo Buyers

There are times that you need to financial advice regarding buying a home, you will find it here:

• There is hope! A Short Sale Seller can purchase a home
• Do You have the Credit Score Blues?
• Is this a good time to purchase a home in WNY
• Mortgage Fraud 101 for Niagara Falls Residents
• Documents to gather before meeting with your Niagara Falls Mortgage Professional.
• Can I get a home with poor credit in Niagara Falls?

Read the rest of this entry »

Excellent reasons to not purchase a Home We always talk about about what a great time it is to purchase a home in WNY, but there are some very sound reasons why you might not want to purchase a WNY home at this time. Even though you may have the financial resources and the desire to own your own home, it might not be the right time for YOU.

Yes you read that correctly. We have a reason to suggest that. There are so many times that we see where good people make poor decisions and then they find that they have to sell it too soon. Too often we find that we have to sell a home for a client that is in a tough spot, having to sell right after purchasing a home.

[ Continue reading... ]

Excellent reasons to not purchase a Home
We always talk about about what a great time it is to purchase a home in WNY, but there are some very sound reasons why you might not want to purchase a Western New York …

What the appliances are not included?
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Buffalo Niagara Real Estate Home Sales site has hundreds of articles for Western New York Buyers, Sellers and Investors. With that kind of dedication to providing information, imagine what we can do for you in …

Fair Housing Rules Affect WNY Buyers
Fair Housing Rules Stop Us From Answering Some of Your Questions! What a New York Realtor® cannot tell you about a neighborhood …

Deciding on what to offer on the home you want to purchase…
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How to reduce the stress during house hunting for your WNY home.
They say that searching for a dream home can be one of the most stressful times in a person’s life. Searching with your spouse, it can be compounded by different expectations.  When you start your …

First Time Home Buyers

5 Reasons You Should Own Your Own Home
Freedom The home is yours. You can decorate any way you want and you will benefit from your investment for as long as you own the home. Equity Money paid for rent is money that you’ll never see …

WNY Real Estate Terminology – FHA
WNY Real Estate Terminology – FHA Let’s talk about FHA – Federal Housing Administration a little bit today. An agency of the U.S. Department of Housing and Urban Development (HUD). Its main activity is the insuring …

How Home Buyer’s can use $8,000 tax credit as a down payment
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Answering Questions that Buffalonians may have about the American Recovery and Reinvestment Act of 2009
There are lots of questions regarding the American Recovery and Reinvestment Act of 2009.   There are lots of questions how this Act will affect Buffalo …

Featured Homes For Sale

Buffalo Area Open Houses

Interested in purchasing a Buffalo area home?   Not sure where to start the process?   Check out our Buyers Resources right here.   Or feel free to contact us directly at ( 716) 310-4754.
WNY Foreclosure Properties List
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 …

A new era of luxury living in Downtown Buffalo NY…
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 …

This site provided to you by:

Colleen Kulikowski
Licensed Real Estate Salesperson
(716) 743-5297 Voicemail
(716) 634-4200 x498 Office
(716) 310-4754
Email Colleen Kulikowski

Area Information

Boundary Waters Treaty Celebration
The Boundary Waters Treaty 100th Anniversary Celebration – FREE! Celebrate the 100-year anniversary of The Boundary Waters Treaty, including children’s activites by Explore & More, a Boat Dance, and Music by Doug Yeomans and the Stringmen. When: Friday, June …

Pizza and Wings: Where to get them in WNY
Pizza & Wings! The favorite food here in Western New York has to be Pizza and Wings! Having a home in Western New York you are in the center of some of the best food around. …

Foreclosure Center

WNY Foreclosure Properties  List
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 …

Real Estate Explained | Deed In Lieu of foreclosure
Deed in lieu of Foreclosure is defined by Wikipedia as:  “A Deed in lieu of foreclosure is a deed instrument in which a mortgagor (i.e., the borrower) conveys all interest in a real property to …

Buffalo Luxury Home Sales

A new era of luxury living in Downtown Buffalo NY…
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Luxury Living in Orchard Park | 6 Edward Orchard Park NY 14217
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Commercial Real Estate

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WNY Market Report

Lancaster New York Real Estate Market Report
Current Real Estate Market Report for Lancaster NY June 7, 2009 There are currently 133 active single family homes for sale in Lancaster (Town and Village combined) with an average list price of $218,839 ranging from $48,960 …

Tonawanda New York Real Estate Market Report
Current Market Conditions June 7, 2009 There are currently 237 active single family homes for sale in Tonawanda NY with an average list price of $122,503 ranging from $24,999 to $950,000 There are 38 pending/under contract sales and …

How to prevent Buyer’s Remorse from getting the best of you.

It is 2am after you made an offer on the absolutely perfect WNY home for you!  Your offer had been accepted by the Sellers immediately.  You have just woken in a cold sweat wondering

Did you just make a huge mistake?

You see buying a home is not entirely an emotional process; some times you need to look at it logically.  Everything went so fast since you started your search on the Internet, called the agent of the first listing that you really liked, and then you pre-qualified for the mortgage and saw a bunch of homes.

Read Also:  Documents to gather before meeting with your Mortgage Professional.

You probably have a ton of questions buzzing in your head.  Questions like:

• Did you make the right decision?
• Did we look at enough homes?
• Can you afford it?
• Is the neighborhood the right on for me?
• Is it the right time?
• Should you have waited?
• What if you lose your job?
• What if this happens? What if that happens?

Read Also:  Zestimates are they Good or Bad?

Read the rest of this entry »

• According to a June 2008 Reader’s Digest poll, Buffalo is the 3rd cleanest city in the United States.
• City Honors High School was named by Newsweek in May 2008 as the nation’s 11th best public high school.
• According to Best Life May 2008 article Buffalo rated the 29th best city to raise a family.

Buffalo even has an event welcoming those that have left back in Buffalo Homecoming.   Buffalo NY is a city under an amazing amount of change.
Visitors regularly say, “I had no idea.” This expression of surprise has happened so often weve given it a name: the “Who Knew?” effect. As in, “Who knew Buffalo was such a beautiful city?” or “Who knew there was so much to do here?”
So you have made the decision to relocate to the Greater Buffalo area. Find here a series of links that will help you examine the many wonderful historic, cultural and economic reasons to call Western New York home.

Black Rock Real Estate Market Report

Current Market Conditions

August 24, 2009

• There are 19 active single-family homes for sale in Black Rock with an average list price of $50,252 ranging from $19,000 to $129,900
• There are 4 pending/under contract sales and in the past 30 days there has been a total of 6 closed with an average closed price of $50,666 spending an average of 44 days ont the market
• Year to date there has been a total of 22 closed sales with an average closed price of $37,508 spending an average of 54 days on the market
  • Highest sold – $80,250 – 163 days on the market
  • Lowest sold – $6,700 – 2 days on the market

Select Black Rock Homes for Sale

	663 Amherst Buffalo, 14207 NY $ 59,500 Built in 1920 2023 sq. feet 5 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 338445   (IDX)
	414 Amherst Buffalo, 14207 NY $ 129,900 Built in 1900 5800 sq. feet 5 Bedrooms, 2 Full Bath(s) , 2 Half Bath(s) MLS Number: 340726  (IDX)
	93 Military Buffalo, 14207 NY $ 64,900 Built in 1890 1596 sq. feet 4 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 342239 (IDX)
	91 Military Rd Buffalo, 14207 NY $ 69,900 Built in 1900 2028 sq. feet 6 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: 342241 (IDX)
	232 Dearborn Buffalo, 14207 NY $ 56,900 Built in 1877 1854 sq. feet 4 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: 338674  (IDX)

Read the rest of this entry »

There are so many details about purchasing a new home. At times it can be overwhelming. In fact, in all the excitement of searching for a home, getting the sale approved, your home inspected, and all the associated excitement of getting ready to move into your new Buffalo area home, some things might fall through the cracks. One thing you should keep on the top of the list is changing your locks.

Read Also: How to Change a Lock

The first thing you should do in your new WNY home is Change the Locks! The house you just purchased and now call home was for sale. What that means to you that the keys to that home were in many hands. Just think of all the potential people that have had access to the home from the previous owners:

• The helpful neighbor

• Inspectors

• Cleaning people

• Repairmen

• Friends and family of the previous owners

• The Listing Realtor

• The previous owners

Since you dont know who might have keys we strongly encourage you to change the locks immediately! It just makes good sense to change the locks. But many times, in all excitement, it gets put off or worse never happens. So you see, after you get the keys to your Buffalo home, the first thing you must do before you move in — Change those locks!

Read Also: Why Change Your Locks When You Move In?

Change is good right?

Posted by Colleen Kulikowski in Real Estate News, WNY Real Estate, WNY Realtor

Many Western New York Realtors are facing a huge change in how we search on the MLS come September 8th.   It is important to those of you that read Best Buffalo Homes regularly,  know that the stats you see are about to change a bit.    Using my property search you may find that there are data errors as the IDX provider works through these conversion issues.

I am not saying it is better or worse, just very different.

With change comes confusion and let me tell you that there is a lot of it going on with this conversion.   Realtors throughout WNY are working to find all the bugs and errors, but that does not mean that we will not be encountering many when we are forced onto the new system September 8th.   And as of this writing, there are no plans to delay this conversion.

The good news for you is that we are combining data with Syracuse and Rochester MLS’s so we can search there.   But don’t get too excited yet; Buffalo is the first to go onto this new system.

With the good news comes some bad.  Decisions were made that will affect both Realtors and Consumers in an effort to meld the three disparate systems into one and with that many of the built in community searches are going to disapear. 

Read the rest of this entry »

Lockport Foreclosure Properties
Are you looking for a Foreclosure property in Lockport?   Here is what is currently available in the Lockport area according to the MLS as Forecloures:161 East Lockport, 14094 NY$ 84,200 3 Unit(s) Built in 1870 4196 …

WNY Foreclosure Properties August 2009 List
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 …

Niagara County REO/Foreclosures Market Report – August 2009
There is much interest in purchasing homes that are Bank Owned, are short sales or are foreclosures.   Many times consumers think that they get the best deals purchasing homes in this status.   There are no …

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In a 2004 survey of Realtors®, almost two-thirds estimated that a staged home kept in show-to-sell condition sells for a price that is between 10% and 20% higher.   You can hire a professional to stage your home, or you can do many things to improve the presentation of your home by yourself.

Why stage your home for sale

When you decide to sell you Buffalo home you need to stop thinking of it as your home.   All the details that made it special for you, may not appeal to the Western New York buyers that can afford your home. You have a beautiful home that you decorated for your need and reflect your personal tastes. And in that lies the problem. It is deeply personal and it is your home.
Buyers may have difficulty making that transition to seeing it as their home.   The more a buyer is able to focus on the possibilities of the home for them and less on your decorating the more likely you will get positive reaction to your home.

Things you can do yourself

1. Clear the clutter — Less is more! 
2. Get rid of personal photographs
3. Make sure the beds are made and rooms are tidy
4. Run the vaccume cleaner
5. Is your fridge an art gallery?   Remove it.
6. Think it should be moved?  Move it out of the house.

Read Also:  Don’t let last minute showings get you caught unprepared

Should you use a Professional Stager?

It is all in the presentation to the potential buyers. If you present a vacant house, buyers are often unable to visualize the empty space as a home. Even if the empty house sells, it is often for a price far below the list price. Many times buyers think they want to take advantage of desperate sellers.

Home Staging is Decorating for Others
That is where home staging of your Western New York home comes in. Home Staging is a set of specific and very efficient techniques that enable Western New York buyers to envision your home as their home.
So instead of personalizing, we actually depersonalize the home for sale!
And, another important point: its very difficult to be objective about your own home. As long as you look at it as a “home” and not as a real estate investment, you wont be able to present it at its best FOR SALE.

A professional WNY Home Stager will evaluate your home and will provide you with recommendations to make the property irresistible to Buffalo buyers. The assessment may show more or less changes to be made to the property but, is there really a perfect home?

Many times a staged home assists WNY Buyers to make that personal connection and help them purchase a home rather than a house.
 Ready to sell your home? Call me today at (716) 743-5297!

Erie County Foreclosure/Bank Owned/REO Market Report – August 2009

There is much interest in purchasing homes that are Bank Owned, are short sales or are foreclosures.   Many times consumers think that they get the best deals purchasing homes in this status.   There are no guarantees and yes some people get some great deals, while others have many unexpected expenses.

Read Also: WNY Foreclosure Properties List

Erie County Foreclosure Market Report

August 2, 2009

• There are currently on the MLS 24 active listings that are considered Foreclosure/REO in Erie county with an average list price of $81,729 ranging from $8,000 to $349,500
• There are 6 pending sales and in the past 30 days there has been 12 closed sales with an average closed price of $$52,564 spending an average of 45 days ont he market
  • Highest closed – $197,200 – 284 days on the market
  • Lowest closed – $3,000 – zero days on the market

Select Erie County Foreclosure homes for sale

• 18 Hillsboro Orchard Park, 14127 NY
• $ 349,500
• Built in 1986 3628 sq. feet
• 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s)
• MLS Number: 337963 (IDX)

• 235 Viscount Amherst, 14221 NY
• $ 254,900
• Built in 1988 3305 sq. feet
• 3 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s)
• MLS Number: 343003 (IDX)

• 235 Viscount Amherst, 14221 NY
• $ 254,900
• Built in 1988 3305 sq. feet
• 3 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s)
• MLS Number: 343003 (IDX)

• 16 Banko Depew, 14043 NY
• $ 99,000
• Built in 1965 1890 sq. feet
• 4 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s)
• MLS Number: 340025 (IDX)

• 14 Claremont Tonawanda, 14223 NY
• $ 59,900
• Built in 1920  1440 sq. feet
• 4 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s)
• MLS Number: 338802 (IDX)

Thinking of investing in a foreclosure home? Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 650-0051 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.

How can I get my home SOLD faster?

Suggestions To Help Your Home Sell Faster….

Get Ready …Start Outside! Tips for selling your WNY home.

• Too many cars parked in front?
• Is the driveway and walkways clear of snow and ice?
• During the summer – is the lawn trimmed and are spots in need of re-seeding.
• Get landscaping in top shape. Remove all refuse, leaves or clutter from yards, sidewalks, porches and decks. Plant and have flowers.
• Fencing straight? Need stain or paint. Does any part of the house, trim, decks, gates, and front door need painted?
• Remember, when a buyer comes to look at your house, the first thing he sees is your front door.
• Wash screens and windows outside and buy things that will enhance the house for showing that you can take with you…
• A new welcome mat, big potted plants for inside, pots of geraniums for the patio or deck.

Read Also: Are you using the right words to attract Real Estate Buyers?

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Showing a home isn’t always as easy as it sounds…

Buyers can make showing homes difficult for Realtors…

Let’s talk about showings for your home for sale.  I am frustrated with the lack of professionalism by some Realtors.  Not all, just a few.  I am sure that it is the behavior of these agents that give those of us that work hard to facilitate every showing and keep home owners informed a bad name.

Are you considering selling your WNY home? Here are a few things you need to understand.  Those Realtors that are working with buyers have a lot to do.  First off they have to qualify their clients, then select properties that:

1. Their clients can afford
2. That has the features they desire
3. Deal with people that may not be completely honest
4. Difficulty in scheduling appointments

There are times that these agents are faced with trying to schedule last minute apointments and are meet with resistance.  But as a homeseller you need to be aware that it is not always the agent’s fault.  I have a system in place to make sure that if someone wants to show a property last minute they can.

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Current Real Estate Market Conditions in Cambria New York
Town of Niagara Real Estate Market Report
Clarence Real Estate Market Conditions
Erie County Million Dollar Homes For Sale

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.

Why is it that some Buffalo homes sit on the market for sale for weeks and months.  Yet others sell quickly with multiple offers in a Buyer’s Market?  It has everything to do with pricing your Buffalo home correctly.

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How to improve the chances of your home selling!

Fresh flowers add a nice touch to your home when it is being shown.

With all the negative news that the media is presenting it is hard for potential WNY home sellers to think that it will be anything but an uphill battle.   But there are things that a seller can do to improve the chances of a sale by preparing their home.

Ways to make sure your home is not on the market long after correctly pricing your home for sale include:

• Get rid of the clutter! The more open space you have, the easier it will be for potential buyers to envision their belongings in your space. Have a garage sale, box up everything that you don’t need and put it in storage, etc.
• Keep everything organized. Growing up, you could shove things in the closets and under the bed to make your room look clean.  Potential buyers will open door and look in cupboards. Make sure everything is organized and clean!  Read Also: Western New York Showing Advice for Sellers
• Your home should always smell as clean as it looks. More buyers are turned off by household odors more than they are by a little clutter. Especially smoke and pet odors.   With spring here, open the windows often, keep a sented candle burning and take the smking outside and ensure that the litter box is kept fresh!

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What is a SONYMA Mortgage?

First time home buyers have many options.

Mortgage Option for First Time Homebuyers

If you are a first time home buyer currently living in a 2 family home, wouldn’t you love to own it and have your tenants pay part or most of your mortgage?  As a first time homeowner, you may be qualified for New York State’s SONYMA mortgage.

Here is how it works.  All you need is a down payment of 3%, of which only 1/3 of it has to be your own money.  The remaining 2/3 can come from a gift from family.  On top of it, SONYMA will also give you a grant of $5000 or 5% of the loan amount, which ever is greater, to use for closing costs.  It gets better, your interest rate, depending on income can range from 5.75 to 6.25%.

Read Also: Documents to gather before meeting with your Niagara Falls Mortgage Professional.

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Ways to Sabotage Your Home Sale

I understand that you really don’t want to sell your Western New York home.  You have wonderful memories and you love your absolutely perfect WNY home.

To ensure that you don’t get solid offers from qualified buyers and more importantly no showings then you need to do the following:

• Get your Real Estate advice from your cousin, neighbor, coworkers at the office who saw a program on TV or read something in the media.
• Don’t use the many resources available via the Internet to post your listing to potential buyers.
• Cut the commission we offer Buyer’s Agents
• Ignore what is going on in the Western New York market and list the house for more than what your agent suggests

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WNY Foreclosure Properties June 2009 List

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.

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.