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Westchester County, NY Real Estate News

By Thomas Santore Lic Associate Real Estate Broker, Realtor®-ABR-Land, Residential & Commercial Sa
(Coldwell Banker Realty/Coldwell Banker Commercial NRT)
My thoughts on why a seller should hire an Agent to sell their home!Why Sellers Should Hire a Real Estate Agent Pricing Expertise Agents understand the local market and have access to real-time data. They can price the home competitively to maximize interest and avoid pricing too high (which can stall the listing) or too low (which leaves money on the table). Marketing Power Professional photos, videos, virtual tours, and staging guidance. Access to MLS, online platforms, social media, email lists, and agent networks. Ability to create buzz and attract multiple qualified buyers. Negotiation Skills An experienced agent knows how to negotiate with buyers, agents, attorneys, inspectors, and appraisers. They protect the seller’s financial interests and work to secure the best possible terms...
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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 is it with these bogus people trying to sell someone else's property?"The Land Scams Continue: How to Protect Yourself as a Property OwnerIn my recent blog, I talked about the frustrating rise in bogus sellers attempting to sell land they don’t even own. Sadly, this isn’t a one-time problem — it's becoming more frequent, more sophisticated, and more dangerous.Here’s what’s happening behind the scenes:Scammers Target Vacant LandVacant land is one of the biggest targets for title fraud because: Many parcels sit for years without any activity. Owners may live out of state or have inherited the land. No structures mean no tenants, no mailboxes, no eyes on the property. How They Do It Scammers forge documents to impersonate the rightful owner. They list the property — often at a discou...
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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 is it with these bogus people trying to sell someone else's property?   It’s a frustrating and increasingly common issue—people attempting to sell or list property they don’t actually own. This kind of fraud has been escalating, especially with vacant land and absentee owners. Here’s what’s often behind it: Why it Happens: Vacant Land is Vulnerable: No structures, no tenants, and often no regular monitoring. Scammers target it because it’s less likely someone will notice something fishy right away. Public Records are Easy to Access: County websites make ownership and parcel info available to anyone. Scammers use this data to impersonate the rightful owner. Online Transactions Make It Easier: Many deals can be started via email, text, or even forged remote notarization—making it ea...
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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 Rare Opportunity to Build in One of Somers’ Most Sought-After NeighborhoodsIf you’ve been searching for the perfect parcel to build your dream home in Northern Westchester, your search may be over. Welcome to 54 Hallocks Run—a newly listed 1.84-acre lot in the highly desirable Somers Chase area, now available for $219,000.This property is tucked at the end of a peaceful cul-de-sac, surrounded by custom homes and natural beauty. Unlike many parcels in the area, this lot offers access to the Somers Chase water and sewer district—a game-changer for ease of development, design flexibility, and long-term value. Forget the hassle of drilling wells and planning septic systems. This lot gives you the freedom to focus on your vision.With nearly 2 acres of usable land, this site offers both pri...
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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)
Another Great Google Review R Cunha Thomas made the deal go perfectly and his knowledge took care of any issue that came up. Looking forward to doing business with again.Property: Shrub Oak, NY   Thank you very much. It was easy working with you!! R Garg Tom was instrumental in helping us make the right decision about buying a land in Putnam and also helped us sell it. He is very knowledgeable and undisputedly the best realtor if you are buying or selling land in Putnam. Will definitely be working with him in future   Thank you very much, it was a pleasure working with you and look forward TO OUR NEXT DEAL!    Did not realize posting these reviews could be so fun!                                                                          I can help all you need to do is call 845-590-5488 ...
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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)
The Land Illusion: Why “Vacant Land” Doesn’t Mean “Buildable”Real Estate: Unfiltered Truths – Chapter 4You found it: a vacant lot with a low price tag, nice trees, and what seems like plenty of space. The listing says “perfect for your dream home.” But let’s pause right there.Just because land is vacant does NOT mean you can build on it.That’s the land illusion—and it trips up buyers, agents, and even some sellers every single day.Here’s the reality:A lot can sit there for 50 years, untouched and beautiful—and still be completely unbuildable. Why? Because in land, it’s not about the view. It’s about the viability.Consider what needs to be true before a shovel even hits the ground: Access: Can you legally get to the property? A landlocked parcel with no deeded right-of-way is a dead end....
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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)
Westchester County Real Estate: Flood Zones—What You Need to Know (And How They've Changed Since 2008)When buyers dream about property in Westchester County, flood zones usually aren't top of mind—but they should be. Since 2008, flood zone maps and regulations have changed dramatically, and what once looked like a safe investment could now carry risks you didn’t see coming.1. Why Flood Zones Matter A flood zone designation affects much more than just your peace of mind. It impacts: Insurance requirements and costs Building and renovation approvals Resale value and buyer interest Financing options If your property is in a FEMA-designated Special Flood Hazard Area (SFHA), your lender may require flood insurance—no exceptions. And even if you don’t have to carry it, you may still want to. ...
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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)
The Land Illusion: Why “Vacant Land” Doesn’t Mean “BuildableIn real estate, few terms are more misleading than “vacant land.” It conjures up visions of possibility—dream homes, peaceful retreats, investment goldmines. But here’s the truth every buyer needs to hear: just because land is empty doesn’t mean it’s usable. And in markets like Westchester and Putnam, that illusion can cost you dearly.I’ve walked parcels that looked perfect—level, cleared, easy road access—only to find wetlands hidden beneath the surface, easements running through the center, or zoning that all but guarantees a denial from the planning board. Some have no legal access, others sit in flood zones, and many are shaped in ways that make traditional construction impossible without significant (and costly) engineerin...
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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)
Have We Had the Wool Pulled Over Our EyesThe Commission Confusion: What You Weren’t Told About Who Pays WhatReal Estate: Unfiltered Truths – Chapter 3Let’s get something straight: for years, buyers and sellers thought they understood how commissions worked. But recent lawsuits and settlement headlines have revealed just how murky the water really was—and still is.Here’s the truth: commissions were never “free.”They were built into the deal—most commonly paid by the seller and split between listing and buyer’s agents. But the illusion that buyers didn’t pay anything out-of-pocket created complacency, confusion, and in many cases, unfair expectations.Now, with rules changing and transparency increasing, the myth is unraveling. In some cases, buyers may need to explicitly agree to compensa...
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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)
My follow up to my blog "Changing with the times!!!"Staying Ahead of the Curve: Why Waiting Isn’t an Option in Today’s MarketIf “Changing with the Times!!!” was the wake-up call, this is your morning sprint.The real estate world isn’t just shifting—it’s accelerating. New commission rules, smarter buyers, evolving zoning, and tighter inventory mean those who hesitate… lose. The agents who succeed today aren’t just adjusting—they’re anticipating.For sellers, that means pricing with precision and staging with purpose. For buyers, it means having your financing tight, your criteria clear, and your team ready. For land investors? You’d better be walking every parcel, checking access, and understanding what’s coming before it's public knowledge.And for agents like us? It means more boots on 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)
Want to Pull Your Home Off the Market for the Holidays? Read This First.When a seller tells me, “We’re thinking of taking our home off the market for the holidays,” I don’t just give them the usual list of reasons to stay active. Instead, I ask: What’s your real goal here?If your goal is to sell—and not just to list—this season might hold more strategic value than you think. Let’s talk about the less obvious advantages to staying on the market.1. Your Home Becomes a 'Fresh' Listing Twice If your home stays listed over the holidays and into January, you can re-energize the listing in the New Year. Re-shoot photos in early January, tweak the headline and description, and relaunch with a “New Year, New Price” strategy (even if the price stays the same). It’s a second chance to make a first...
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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)
Should You Take Your Home Off the Market for the Holidays? Let's Rethink That.Every year, I hear it:"We want to take our home off the market for the holidays."And I get it. The holidays are a time for family, travel, and a break from the chaos. But here’s the truth most sellers don’t hear often enough: taking your home off the market in November or December could mean missing your perfect buyer—one who’s serious, motivated, and ready to make a deal.Here’s what I’ve learned:✅ Buyers shopping during the holidays aren’t just curious—they’re committed.They’re relocating for work. They’re driven by life changes. They’re watching inventory drop and jumping at the few good homes that stay listed.✅ There’s less competition.Many sellers do take their homes off the market. Fewer homes mean yours ...
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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)
My Buddy Sal the RealtorSalvatore "Sal" Santello is a seasoned real estate professional based in Yorktown Heights, New York, renowned for his dedication to helping clients achieve their real estate goals. With a career spanning over six years, Sal has cultivated a reputation for honesty, straightforwardness, and a client-first approach. OneKey® MLS+5Coldwell Banker+5ColdwellBankerHomes.com+5ColdwellBankerHomes.comA Diverse Background in Real EstateSal's journey in real estate is marked by a wealth of experience across various facets of the industry. He has successfully led a top-producing business in Westchester and managed a relocation team in Manhattan. His entrepreneurial spirit led him to found and operate a national corporate housing company, providing long-term and temporary housi...
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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)
I found the land I want to buy! How do I go about purchasing it?Congratulations on finding the land you want—this is where things get exciting and technical. Here’s a step-by-step guide to go from interest to ownership:✅ 1. Confirm Ownership & Parcel Details Before anything else: Verify ownership via county tax records or GIS. Confirm it’s not landlocked (you have legal access). Check zoning, acreage, and tax map lot number. Make sure it’s not under any legal encumbrances, liens, or back taxes (you’ll confirm more formally later in title review). If you’re working with a real estate agent or broker, they can help do this quickly.💬 2. Make Contact With the Seller If the land is listed: Have your agent contact the listing agent. Review listing documents like surveys, soil tests, or permit...
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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)
"While You Were Waiting, They Were Building: How Missed Land Buys Become Someone Else’s Dream"Body:Last month, we explored what happens when buyers hesitate on land—and how quickly a promising parcel can vanish from under you. But what happens after that land slips through your fingers?I’ll tell you.That same buyer who hesitated? They drove past the property they almost bought last week. Only this time, it had a foundation poured and framing halfway done. The lot they said was “a little too sloped” now has retaining walls, a walk-out basement, and an accepted offer—before the roof even goes on.Meanwhile, they're still refreshing search portals, waiting for something “perfect.”The truth is: land doesn’t wait. And neither do smart builders, developers, or families who know what they want ...
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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)
Memorial Day – OH YEAH! Freedom, Sacrifice, and Wide-Open LandMemorial Day — OH YEAH! It's not just the start of summer. It’s a day to remember the brave men and women who laid down everything so we could live, build, dream, and thrive. Their sacrifice is the foundation of the freedom we walk on — literally.Here in the land business, that freedom hits different. Every vacant parcel, every untouched acre, every ridge with a view or stream in the valley — it's all possible because someone stood up to protect what America is all about: liberty, ownership, opportunity.Think about it: buying land isn't just a transaction — it's one of the most American things you can do. It’s freedom in its rawest form. You can build, conserve, create, or just sit in the middle of your own slice of earth and...
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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)
Honoring Legacy and Land: A Memorial Day Reflection for Land StewardsAs Memorial Day arrives, many of us take time to honor the brave men and women who gave their lives in service to our country. It’s a solemn reminder of the sacrifices that allow us to live freely — and a moment to reflect on the land we walk, live, and dream on.In the world of real estate, especially when working with vacant land, the connection between land and legacy is always close at hand. Some parcels come from generational ownership — long-held properties passed down through families, sometimes tied to veterans who built homes, farms, or businesses on them after returning from war. Others lie untouched for decades, quietly holding the stories of the people who once knew them.This Memorial Day, I walked a quiet l...
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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 Happens When You Wait Too Long to Buy Land? A Cautionary Tale From the GroundIn our last post, we explored why now is the ideal moment to buy land—and why your guide in that journey should be someone who truly knows the terrain. But what happens when you don’t move quickly? Or worse—when you work with someone who doesn’t understand land?Let’s talk about what’s lost when you hesitate.The Market Moves While You WaitLand inventory in places like Westchester and Putnam Counties doesn’t sit around forever. In fact, it’s often here one day, gone the next—especially if the parcel is BOHA-approved, has town water/sewer access, or is in a developable zone close to transportation.I’ve personally watched buyers fall in love with a lot, wait a week to “sleep on it,” and come back ready—only to...
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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)
Who Should You Call to Buy Vacant Land in Westchester and Putnam Counties?You should call someone who knows the land—not just the listing.Buying vacant land isn’t like buying a house. It’s more complex, more nuanced, and far less forgiving of rookie mistakes. You need someone who’s walked the property, checked the soil, spoken to the town, and knows what you can actually build—not just what looks good on a map.You need someone who can tell you: If the land has town water or a well—and why that matters What a wetland flag means for your future foundation Whether the slope works for a walkout basement or will eat your budget in excavation Which parcels have hidden approvals, expiring permits, or overlooked subdivision potential In Westchester and Putnam Counties, that person is Thomas San...
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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 Now Is the Moment to Buy LandAnd Why You Should Buy It From Someone Who Knows It BestThere’s a quiet truth in real estate: land doesn’t scream for attention—but it speaks volumes to those who listen.Unlike homes that market themselves with granite countertops and glossy photos, land waits patiently for the right buyer to see what could be. And if you're reading this, you might already feel that pull. The desire to own a piece of earth, to build a future from the ground up. It's primal, it's personal—and it's powerful.But here's the catch: not all land is equal. And not all land sellers are either.I Don’t Just Sell Land. I Walk It.While others scroll MLS listings from behind a desk, I lace up boots and walk the property lines. I learn where the sun sets. I check the grade after a rai...
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