Hudson Valley Happenings Blog

I have been writing about the Pine Bush Central School District budget planning process.  At tonight's Budget Forum there were many wonderful people who showed up to express their concerns about and offer suggestions to help with the school budget. I heard a lot of great ideas and I was encouraged to hear a lot of  "we are in this together".  There were energy saving suggestions, town supervisors who offered the schools use of facilities, parents who volunteered to help, students who spoke eloquently about their passion for various school programs, and so much more.  

It all comes down to finding new ways to do what we already are doing and it is going to take the cooperation.  One of the things that needs to be said is that everyone will have to give a little.  We are living in a different world then we were just a few short years ago.  I urge the administration, teachers, and support staff to consider making concessions to cut back on expenses.  As I said at the meeting most of us in business have had to economize and adjust our expenses while trying to deliver the same service.  Many of the small business owners who spoke at the forum said the same thing.  Business owners have adjusted and made the cuts.  In order to maintain the school programs and keep many of the staff from losing jobs all together concessions will be necessary.  Let's face it if the school quality and desirability goes down there is certainly the potential for more job loss.

Well tomorrow night is the School Board meeting and they will be discussing the administration and transportation parts of the 2010-2011 budget plan.  I urge you to get out and show your support for our district.  Wednesday is scheduled to be another School Budget Forum at Circleville Middle School, but with the snowstorm forecast, they may have to postpone the Forum.  Currently there are two more Forums planned in addition to several Regular Board of Education meetings prior to the budget presentation, hearings, and school board elections and budget vote.  

Upcoming Budget Forums

Wednesday, February 10, 2010 Circleville Middle School Auditorium
PTA Parent Forum - 5:30pm
Budget Forum - Approximately 6:00pm

Monday, March 1, 2010 Pine Bush Elementary School Cafeteria - 6:00pm

Wednesday, March 10, 2010 Crispell Middle School Cafeteria
Crispell PTA - General Meeting at 7:00pm
Budget Forum - Approximately 7:30pm

You might find buying a house in the Greater Hudson Valley of New York's Orange, Ulster, or Sullivan Counties is a little different than buying a home in other states and even in different areas of New York State.  This series will prepare you for searching for and buying real estate in my neck of the woods.

When you are looking for a house you should first speak with a mortgage representative.  You can speak with someone at your own bank, credit union, or a mortgage company.  It is my recommendation that you work with a lender who is at least familiar with the area you are planning to search in.  With the different practices in different states and even within areas of states the local representatives will know how best to help you.  

The mortgage representative will give you the amount you are qualified for but remember to ask how much your monthly payment will be including principle and interest and also remember that you will need to add 1/12 of the taxes plus insurance to each payment.  Make sure you feel comfortable with the amount of your monthly payment.  You still need to pay for the other things you need to buy like food and clothing.  Once you know your target amount you can start your search.

Most home-buyers start their search on the Internet.  They will go on a real estate search engine or to a broker's website and search through the available homes in the area they want to live in.  Once they find some homes that they like they will start calling the agent's that have those houses listed.  They will make appointments to see those houses with the listing agents and will go to see homes without representation. WHAT???? Yes, the agent who is showing them the house works for the seller.  A Listing Agent is looking out for the best interests of the people who hired them.  I can't understand why anyone would want to make one of the most expensive purchases they will ever make without representation.

If you choose to work with a Buyer's Agent you will have someone on your side.  A good buyer's representative will do the search for you, put together a tour so you can see a variety of houses in your price range, and provide you with all the information and resources you need to make the right decision. 

I wish you luck with your search and hope you will give me a call if you are looking to purchase a home in Orange, Sullivan, and Ulster counties of New York State or if you would like a referral to a good buyer's agent in your search area.

Our school district, the Pine Bush Central School District,  is in the process of formulating a budget for the next school year.  Like many school districts in New York state and I am sure across the country, Pine Bush Central School District is faced with severe cuts in income through lowered contributions by the state and lowered tax income.  There are several options being considered.  It seems that one of the options is to cut services to the bone. This would eliminate many programs that help to keep our children involved in school.  The quality of our schools affects our property values in the district.  It is important to keep our school's reputation intact.  Well I think it is time to rethink how we do things.

You see it is not about cutting this program and slashing that one it is about finding a way to deliver the same service for less.  In the real estate business most of the Brokers have made adjustments in their business plans or they have gone out of business.  In my brokerage we have cut down to two main offices from the five locations we had during the peek of the market.  We have cut down on administrative assistants and the broker has asked the agents and associates in the office to contribute towards a marketing budget.  We are still providing the same service for our clients but we have cut back on expenses and found more effective ways of doing things.  The schools need to do the same.

Can we rethink the status quo and come up with creative solutions that allow our kids to continue to get the quality educational opportunities and the rich extra curricular programs?  I believe it is possible.  It will take everyone working together, the school board, administrative staff, teachers, community, students, and parents.  It will take creative minds and a willingness to do things in a different way but it can work.  

I hope that you all will come out for some of the upcoming Budget Forums or Board of Ed Meetings. This week there is Two Budget Forums on Monday and Wednesday nights at 6:00 PM at Circleville Middle School  and a Board of Education Meeting on Tuesday night at 7:00 PM at Circleville Middle School. We can do this for the district and for the kids.  

These are but a few of the things to do on this Sunday in Orange County New York. For more events see the Orange County Tourism Site. The Greater Hudson Valley is a great place to live or to have a weekend place.  If you would like to start a search for a permanent residence or vacation home in the area I would love to help you.  Working with an experienced buyer's agent can help you to choose what is best for you.  I work in Orange, Ulster, or Sullivan County NY and I would love to be your Buyer's Agent. If you are looking elsewhere I would love to find someone in your chosen location to help you.  Give me a call  or send an email today.

The Greater Hudson Valley is a great place to live or to have a weekend place.  If you would like to start a search for a permanent residence or vacation home in the area I would love to help you.  Working with an experienced buyer's agent can help you to choose what is best for you.  I work in Orange, Ulster, or Sullivan County NY and I would love to be your Buyer's Agent. If you are looking elsewhere I would love to find someone in your chosen location to help you.  Give me a call  or send an email today.

I participate in several youth advocacy groups in my community. At present they are in the process of developing an on line presence.  It is my opinion that they need to create a vibrant interactive presence not a static web site.  In this world, be it business, community organizations, or even just plain you, you need to interact. And most people are exchanging greetings and getting involved on line.  You can have gadgets and gizmos aplenty and the most beautiful web page EVER but without exchange of information and the engagement of your target you are lost.

In our fast paced world, many people simply don't make time to get out and attend meetings.  It's not that they are apathetic for the most part. They are either unaware your efforts in the first place or they forgot you were there. I think they would be involved if they remembered.  You have to find a way to engage them and remind them.  They need to feel a part of your community.

I know that there are security concerns.  Some people are out there on the Internet that will prey on us.  Some people may use the Internet to play a huge joke that can cause harm.  But if you let fear keep you from interacting with your real life community you would be a housebound recluse.  Without allowing interaction you will lose more than you protect.  There are things you can do to keep yourself as safe as possible, just as you do when you walk out the door, but you can't let fear keep you out of social media or on line interaction.

I am no tech genius.  I learn enough about what I am doing to get by.  I don't have the time or the interest to delve deeply into the whys and hows and I know I probably could be more effective if I spent some time or money to expand what I do. But I do know that interaction on ActiveRain, my facebook "family", and other on line efforts has brought me more business recently.  It has also gotten me back in touch with many old friends and relatives, made new relationships with a whole slew of great people across the country and even connections with people here in my real life community.  Heck I am exchanging greetings with real world neighbors who I have spoken to maybe three times in the almost ten years I have lived here.  Connections are formed and strengthened because you get yourself in their view.

Moving out to the country from New York City or from any of the more populated suburbs to the Greater Hudson Valley can be a challenge. As with moves to the country anywhere there are a few things you need to think about before you buy.

In my previous post of this series  I discussed the various water supply options you might find when moving to The Greater Hudson Valley of NY.  Since what goes in must come out, You also need to have knowledge of the various methods of waste water disposal that you might encounter when looking for houses in a country location.   When looking at listings for houses you may see the type of system on the listing.  In our Greater Hudson Valley MLS, www.GHVMLS.com,  you can see the following sources under sewer type description-

CESSPL- Cesspool.  This is a older private household waste system.  A cesspool was dug and often lined with rocks or block and the household waste was piped in to the pit.  If the soils are favorable the liquids leach out of the pit and the solids break down in the cesspool.  The solids will eventually block the escape of liquid causing the system to overflow requiring pumping.  These systems often fail and will most likely need to be upgraded to a septic system.  These systems can collapse and be dangerous.  If you are considering buying a house with a cesspool, some types of financing may be difficult.

COMNTY- Community.  Some developments or vacation communities have a private community waste disposal system.  These systems handle the waste water for the community and are often maintained through the association dues or homeowners fees charged by the community.  If you are considering buying a house in a location served by a community system it is important to determine if the "community" is still functioning and maintaining the system. These systems require ongoing care and can occasionally require expensive repairs that will fall on the members of the development to repair through special assessments.    

MUNCIP- Municipal <village, town, city>.  This is the type of sewer system many newcomers to the country are used to.  The waste water is sent through piping to larger pipes under the roadway on to a distant location for treatment at a sewer plant.  The service is paid for by the homeowner either through the water bill or included in the taxes of the government body that maintains the system.  The homeowner is responsible to maintain the pipes that lead to the street and these may become clogged by flushing improper items or trees may grow roots into the area near the piping and cause breakages and clogs.    

NONE- Just like it reads. This is often used for vacant land or sometimes in new construction listings.  If you see an existing house with NONE under sewer type you should investigate further before considering the house.  Your Buyer's Agent will help you with that,  

SEPTIC-  Septic system.  This is the private household waste disposal system we most often encounter in areas outside of the city, village, and town center locations.  A septic system uses a manufactured tank and a series of engineered leaching fields to dispose of waste water.  Prior to design and installation of a system the soils are tested and must prove to have a minimum drainage rate in order to be cleared by a Department of Health review. The system must be located a minimum distance from the private well system if one is installed on the property.  The distance is determined through the zoning codes of the municipality.  These systems require periodic pumping and special care.  When you are looking at houses with septics you should ask the location of the septic system and the last time the system was pumped.  You should have an inspection and any recommended tests on the system prior to purchase.  

SEPCAG-  Septic System Above Ground.  These types of septic systems are similar to in ground septic systems but because the soils on the land did not have the minimum drainage required by the board of health the system is installed in a mound of dirt that has been brought into the site.  You will notice an un-natural rise to the land in the yard of a house with an above ground system.  They are sometimes called "turkey mounds" around here.  They function the same as in ground systems.

SRMK- SEE REMARKS- ASK YOUR BUYER"S AGENT - This is used when the listing agent is not certain of the sewage disposal system or in new construction when the house has not been built yet.  Further explanation is needed before you look at this house.

It is important for you to understand the type of waste water disposal system you are thinking about buying.  There are some newer systems that are coming into use in various locations but they are not prevalent in my area yet.  Your buyer's agent, home inspector, and other resources can help you to learn about the different systems and choose a home with a system that will provide you with years of service for this very necessary function.

There are options here in the Greater Hudson Valley of NY to meet everyone's needs.  We have urban, suburban, village and rural locations that can provide you with the perfect blend of country for you.  Working with an experienced buyer's agent can help you to choose what is best for you.  If you are looking for a home in Orange, Ulster, or Sullivan County NY I would love to be your Buyer's Agent.  If you are looking elsewhere I would love to find someone in your chosen location to help you.  Send me a text, give me a call or send an email today.

Click here to see the first post in this series about the size of rural lots.

Click here to see the second post in this series about life without streetlights.

Click here to see the third post in this series about moving next to farms.

Click here to see the forth post in this series about water sources.

Moving out to the country from New York City or from any of the more populated suburbs to the Greater Hudson Valley can be a challenge. As with moves to the country anywhere there are a few things you need to think about before you buy.

One of the things that you need to know is how water is supplied to the house you are looking at.  Many people moving to this area have come from locations that have a public water source.  They are surprised by the variety of ways water is supplied to houses in the area.  I often have to explain the different types of water supply systems to prospective home buyers.   When looking at listings for houses you may see the water source on a listing.  In our Greater Hudson Valley MLS, www.GHVMLS.com  you can see the following sources under water description-

COMNTY - Community water source.  These are quite common in small developments with their own wells.  In newer developments these systems are owned by the homeowners association or by a private company that will maintain the wells and charge you for the water.  In our area many of the 3 season communities of old had these sources and they have now shut down the wells and the homeowners have had to drill their own wells.  

DRILL - Drilled Well.  This is a private well that is fully contained on the property and maintained by the homeowner.  This type of well is drilled usually deep into the ground to access a safe water source.  The water is pumped up from below the ground using an electric pump.  It is important with this type of system that the water be tested prior to purchase to insure that it is safe to drink and has sufficient water pressure.  Your home inspector can assist you with this.  If a well has problems with quality it can often be treated and retested.  It is a good practice to test your well water every couple of years after the purchase of the home.  Low water pressure can be more difficult to remedy as it can be an issue with clogged piping, a bad well pump, or worse, low water table not producing enough water for the well to pump up.  

DUG-  Dug Well.  Another private well owned and maintained by the homeowner that has been dug rather than drilled.  It is a more shallow system and may be more easily contaminated by ground water run off, be more likely to have lower water pressure, and have more chance of running dry in drought conditions.  Again a home inspector will help you in testing the water quality and explain more fully the system's needs.  Many people have dug well systems that function well and provide good quality and quantity of water to the home. 

MUNICIPAL-  Municipal Water Source.  This is the type of system many newcomers to the country are used to.  This water is supplied through a water system piped into the house by a local government.  The homeowner will pay a water bill or it will be included in the taxes paid to the municipality.  The source for the water may be large wells drilled and maintained by the municipality or a reservoir either local or piped in from a remote location.  This system is tested and maintained by the municipality and will be treated by them for any impurities.  These systems often have fluoride added to them.     

NONE- Just like it reads.  This home has no water supplied to it.  Normally this will be on listings for land that has no house or on cabins or weekend places that have not been upgraded or are unable to locate a well on the property,  Be cautious of listings for houses that have no water source, sometimes you are able to drill a new well and sometimes you are not. This type of purchase may be more difficult to finance as there is no water available for the house. 

SHARED-  Shared Well. This is a private well system that is shared by one or more neighboring houses.  This system must be tested and maintained by the owners of the separate properties.  This type of property may be difficult to finance unless there is an agreement by the owner(s) to share expenses and that the well is designated as co owned in the property deed.  

SPRING-  Water Drawn From a Spring.  This is another private water source where water is drawn from a natural spring and piped into the house.  This type of system is more likely to be contaminated by pollutants than other private systems.  It should be thoroughly tested and maintained by the homeowner.  Financing on a house with a spring fed system may be difficult.

SEE REMARKS- ASK YOUR BUYER'S AGENT - This is used when the listing agent is not certain of the water source or in new construction when the house has not been built yet.  Further explanation is needed before you offer to buy this house.

It is important for you to understand the type of water system you are thinking about buying.  Your buyer's agent, home inspector, and other resources can help you to learn about the different systems and choose a home that will provide you with adequate, safe water for your needs.  

There are options here in the Greater Hudson Valley of NY to meet everyone's needs.  We have urban, suburban, village and rural locations that can provide you with the perfect blend of country for you.  Working with an experienced buyer's agent can help you to choose what is best for you.  If you are looking for a home in Orange, Ulster, or Sullivan County NY I would love to be your Buyer's Agent.  If you are looking elsewhere I would love to find someone in your chosen location to help you.  Send me a text, give me a call, or send an email today.

Click here to see the first post in this series about the size of rural lots.

Click here to see the second post in this series about life without streetlights.

Click here to see the third post in this series about moving next to farms.

Moving out to the country from New York City or from any of the more populated suburbs to the Greater Hudson Valley can be a challenge. As with moves to the country anywhere there are a few things you need to think about before you buy.

Do you dream of living on a farm?  I know that one of the most attractive sights of the Greater Hudson Valley are open fields and beautiful farms.  Nothing is prettier than coming over a rise to see a herd of cattle grazing or an orchard of fruit trees reaching as far as the eye can see. Dreams of the Simple Life draw many people to move near to our area farms but if you are planning to move to a location with working agricultural properties you need to be aware of the "facts of life" in a farming location. As a potential home buyer you need to be prepared for the common practices of our farmers and realize that they are not going to change their way of living for you just because you bought the property next door.

Farmers get up and start work early every day.  They don't often have the luxury of a day off and, especially during spring, summer, and fall months, you are likely to hear them at work very early in the morning. During certain times the fields may be barren and this can cause a dust bowl to rival some of those from the 1930's.  There are very intense smells and there may be chemicals in the air at times if the farmer uses them for crop management. Dairy cows will need to get to the barn to be milked twice a day and, if they are in a field across the road from the barn, the farmer may need to shut down the road while the cows cross for milking (please note that beeping your horn during these times will not help and may cause the process to last longer if you spook the animals.)

If you are ready to live side by side with the farmer he will welcome you to his community and be a great neighbor.  If, on the other hand, you think you can change the neighborhood once you move in you need to think again.  The farmer has the law on his side and will win any challenge to stop normal agricultural practices. You can still enjoy the area farms without living next door to them and that will allow both you and the farmer the peace to live life as you choose.

There are options here in the Greater Hudson Valley of NY to meet everyone's needs.  We have urban, suburban, village and rural locations that can provide you with the perfect blend of country for you.  Working with an experienced buyer's agent can help you to choose what is best for you.  If you are looking for a home in Orange, Ulster, or Sullivan County NY I would love to be your Buyer's Agent.  If you are looking elsewhere I would love to find someone in your chosen location to help you.  Send me a text, give me a call, or send an email today. 

Click here to see the first post in this series about the size of rural lots.

Click here to see the second post in this series about life without streetlights.

It is beautiful at night in more rural areas.  You will see more stars than you have ever seen before.  It is truly an amazing sight when I go outside and look up on a clear night.  There are more shooting stars to wish upon and a clearer view of the constellations.  The reason for this is that the further away from the lights of the city and more heavily populated suburbs the less artificial light is put out into the night. When you are closer to any highly populated area the lights from buildings, street lighting, and other man made structures masks the night sky and does not allow the much further light sources from the stars to shine through.   

One of the things that many potential home buyers in a rural area don't think about is the fact that there are not street lights on every block. When you are driving at night it can seem very dark and intimidating.  Many transfers to the area report that it is scary to them to be without the familiar street lighting of their city or suburban neighborhoods.  

If you are planning a move from the city or suburbs to the Greater Hudson Valley of NY, make sure you visit the area a night.  Find a place to park and spend some time there, don't just drive through.  Feel the night, listen to the sounds, and see how the dark affects you.  If all that dark bothers you it might be better for you to look in a village, neighborhood development, or one of our local small city locations.

Working with an experienced Buyer's Agent can help you to choose what is best for you.  If you are looking for a home in Orange, Ulster, or Sullivan County NY I would love to be your Home Buyer's Representative.  If you are looking elsewhere I would love to find someone in your chosen location to help you.  Send me a text, give me a call or send an email today.

See Part 1 of this series - "how much land do you want" by clicking here