Read about Family B’s Experience Moving to Montclair

When did you move to Montclair?

My family and I moved to Montclair in September 2012

Where did you move from?

We moved from Charles Street in NYC’s West Village.

When did you realize it was time to move to the suburbs?

We moved here much later than most – my children were in 8^th grade and 3^rd when we arrived. I originally am from Montclair and bought our house in the West Village in 1998. My husband and I bought our home because of the neighborhood. It was friendly and intimate. Like living in a small town in NYC. We liked the diversity of the people. There were some professionals but there were many artists and creative there as well. As the village grew in popularity, many of the aspects that we like about the village faded. The diversity was diminished by rising prices. We still had many friends but the vibrancy of the village and the community was no longer the same.

What other towns did you consider?

First we looked in Brooklyn. We looked in Brooklyn Heights and Cobble Hill, we had been living in a small townhouse in the Village. But the townhouses we saw were in sad condition. We felt there was less value – the homes we looked at were not as nice as the one we already had in the Village and Brooklyn seemed like a commute in itself. We already had a small front yard on Charles street and the trade off in Brooklyn for the price did not get us much more outdoor space and we were tired of vertical living. We also looked in my husband’s hometown of Westport CT. While the beach was attractive, we really felt removed from the City and while the town was beautiful, the community did not feel “warm” and the homogeneity did not appeal to us. We also looked in Glen Ridge but there was no heart or town center, which is what we like about living in the Village.

What made you finally decide on Montclair?

The small business districts, the incredible diversity of people and economies. Not to mention the gorgeous array of architecture.  The proximity to the City was a plus as I was still working in NY.

What is the best part of living here?

The sense of community that I missed in the village has been re-discovered here, the incredible homes and the amazing number of friends that I have made. I have made more friends here in the past 24 months than I had in NYC in a decade.

What is the worst part of living here?

I hate to admit it, but I left my NYC career. The daily commute was a grind and I never saw my kids. I suppose I stayed so long in the Village because it allowed me to work and get home at a reasonable hour. With my job (and this is not true for everyone) it demanded that I was there from 8 AM-7 PM , (sometimes later) and my firm did not permit working from home. Not everyone has that situation. I still believe that a balance can be struck. I also think the transition was harder for my son. The lack of non-programmed opened space in NYC is still really lacking so organized sports are not as prominent. The emphasis on sports here is much more pronounced and the kids have been playing together on their teams since they were very little so it was hard at first to find his place. He has since made many friends and taken up Lax and found a soccer team he likes but we have yet to find a serious chess team as he had in NYC.

What has surprised you the most about living here?

The number of friends I have made. The talent that Montclair attracts has also been so refreshing. Its also become a younger town than when I grew up. The number of single young professionals who live here surprised me, making be think that the cost of the city has caused people to look at other options and found them outside of the NY. Despite the number of well-to-do residents, there still remains diversity and I missed that in my neighborhood in NYC.

Would you recommend Montclair to others?

Without a doubt. Not even a question.

For more information go to http://www.urbansuburb.com

Read about Family R’s Experience Moving to Montclair

Want to hear about other people’s experiences moving to Montclair?  Read about family R’s experience.

When did you move to Montclair?

July 2011

Where did you move from?

We moved from Hoboken.

When did you realize it was time to move to the suburbs?

Like most, we outgrew our space. We were constantly moving things around our condo to squeeze out every inch of space. Our kids also needed a yard. I remember sitting out in the cold very pregnant one winter watching my son build a snow man in our building’s front lawn and thinking if I had a backyard, he could go out by himself and I could be warm and toasty inside.

What other towns did you consider?

Since I grew up in NYC, walkability was critical as was and having a downtown. That limited the choices. We looked at Montclair, Summit, and Ridgewood.

What made you finally decide on Montclair?

Montclair offered the most of what we were looking for: walkability, convenience to NYC, diversity of people, large homes and properties at an attractive price versus other similar areas in NJ and certainly CT.

What is the best part of living here?

The people!

What is the worst part of living here?

The taxes are definitely high but house prices I think are more reasonable so it is probably a wash.

What has surprised you the most about living here?

How little I feel the need to go back to NYC. When I was in Hoboken I went into the city at least twice a week. Now it is once a month max. I feel like I get everything I need here.

Would you recommend Montclair to others?

Yes, I recommend Montclair to everyone I meet.

For more information go to http://www.urbansuburb.com

Read about Family K’s Experience Moving to Montclair

Want to hear about other people’s experiences moving to Montclair?  Read about family K’s experience.

When did you move to Montclair?

We moved to Montclair in August 2012.

Where did you move from?

Hoboken!

When did you realize it was time to move to the suburbs?

As soon as I found out I was pregnant with my second child, I realized there was no way our two bedroom rental was going to work anymore with a young toddler and baby.

What other towns did you consider?

We looked in Summit and Montclair.

What made you finally decide on Montclair?

We loved the amazing architecture and all the different styles of houses. We also loved that the town was small enough that we could still walk to places (ie. Movie theater, coffee shop, restaurants). The most important deciding factor was that my husband was able to walk to the train which made his commute into the city even easier.

What is the best part of living here?

Space! Last winter was horrible but instead of going stir crazy and roaming the halls of our old apartment building we had so much more space in our home. My daughters could play in their bedrooms, playroom or our finished basement.  The summers are great here too! They can play in our fenced in backyard and there so many awesome parks here!

What is the worst part of living here?

We love Montclair so the transition has been pretty seamless. Maybe the only drawback to home ownership (which isn’t Montclair specific) is the unexpected home repairs. There is no management company to call in the middle of the night when something breaks.  I will say though that my husband has become much handier over the past two years!

What has surprised you the most about living here?

How easily we transitioned from urbanites to Montclair suburbanites! We don’t feel like we have sacrificed anything culturally or personally. Montclair has a wonderful museum, the restaurants are great and the people we have met have been a very interesting and are a diverse group of people.

Would you recommend Montclair to others?

Yes, I try to recruit my friends all the time! I say you get SO much more here for your money. What you pay for a three bedroom condo in Hoboken can get you a six bedroom house!  It is a wonderful place to raise a family!

For more information go to http://www.urbansuburb.com

How to Make Your House Stand Out When It’s for Sale

1. Start with the outside

Potential buyers will have an immediate impression of your house when they first drive up so make sure it is a good impression.

• Mow the lawn
• Re-sod or seed bare spots in the lawn
• Rake fallen leaves
• Trim the hedges and bushes
• Weed flower beds and put down fresh mulch
• Plant colorful flowers
• Paint the front door to make it pop
• Keep walks and steps clear
• Make sure house number is visible from the street

2. De-clutter

A de-cluttered house feels roomier, so take this opportunity to get rid of stuff you don’t use and get a jump start on packing.

• If you haven’t used it in over a year, consider donating, selling or throwing it away
• Pack up the knick-knacks
• Clear out shelves in bookcases and chose a few accent pieces to display
• Pair down stuff in closets.  Overstuffed closets could signal a lack of storage
• Make sure counters in kitchen and bathrooms are cleaned off
• Keep kitchen appliances that aren’t used frequently in a closet or cabinet or pack away
• If you have children, keep toys to a minimum
• Consider renting a storage space or put off season clothes, accessories and decorations away neatly in the garage or attic
• Remove excess furniture to make rooms look larger

3. De-personalize

You want potential buyers to visualize themselves living in the house so keep personal items to a minimum.

• Pack away family photos, the kids art work and sports trophies
• Put away religious items
• If you have art work or photographs that might raise an eyebrow, consider taking it down
• Now would also be a good time to re-evaluate very personal decorating choices.  If you just love that purple living room, use that color in your next house, but consider repainting your living room a more neutral color

4. Get organized

People will be coming through your house and opening closet doors and kitchen cabinets, make sure the contents are well organized.

• In your linen closet, nicely fold towels and sheets and shelve items by color
• In your closets, hang clothes together by category e.g., pants, shirts and dresses and make sure they are all facing the same way
• In the kitchen cabinets, neatly stack dishes by size and pattern
• In the pantry cabinets, organize contents by size and type of food
• In the kids’ rooms, put away toys in boxes or bins
• Clean out medicine cabinets
• Put away mail and file personal documents in locked drawers
• Weed out bulletin boards or wall organizers

5. Make minor repairs

If there are things you have been meaning to get to, now would be a great time to fix them so you can put your best foot forward.

• Fix leaky faucets
• Replace cracked or lose tiles
• Re-caulk tubs, shower and sinks
• Patch up holes in walls
• Replace burnt out light bulbs
• Fix doors and windows that don’t open or close properly
• Fix kitchen cabinet doors and drawers that jam or don’t hang right
• Replace broken panes of glass in windows

6. Make it shine

A clean house signals to potential buyers that the house is well cared for so make sure everything is spotless.

• Clean out cobwebs
• Clean light fixtures and ceiling fans
• Shampoo carpets
• Polish hardware in kitchen and bathrooms
• Bleach dingy grout and rust stains in tubs and sinks
• Put out fresh linens and towels
• Wash windows inside and out
• Power wash exterior
• Make sure the house smells fresh and clean
• Set out fresh flowers and/or potpourri

For more information go to www.urbansuburb.com

Should I stay or should I go?

As evidenced by the success of the show Love it or List it, many people face this question some time in their lives.  Maybe its the birth of a new baby or an aging parent that comes to live with you or you just want a little more elbow room.  While every circumstance is different, here are some things you should consider.

1. Can you do what you want to do?  There are financial as well as physical limitations.  If you are in an apartment, those physical boundaries are obvious, but houses also have limitations.  So check with your zoning board on lot coverage rules and set back requirements.

2. How much will it cost to renovate?  This will depend on what you are doing e.g., renovating existing space or doing an addition, what finishes you are using (make sure these fit the neighborhood and price range), and the scope of the project.

3. Don’t forget the added costs of maintaining a larger space, if adding on, and the additional taxes you will be assessed for improving your home.  At one point my husband and I toyed with the idea or combining our condo with the next door neighbor’s condo.  We excitedly marked up floor plans.  But then reality hit when we added up the combined maintenance and taxes and there went that idea!

4. Will you over improve for your neighborhood?  If you are already the largest and grandest house on the block, you might not get your money back out.

5. What is your timeframe?  If you think you will move in the next few years, consider your renovation carefully to maximize your return.  Check out http://www.remodeling.hw.net/cost-vs-value/2014/ which compares average costs versus value these projects retain at sale for 35 popular remodeling projects in 101 US cities.  Of course your renovation is not all about the financial return as you will be enjoying that new kitchen or master bath while you live in your house.

6. Can you handle the stress of a major renovation?  While moving is tough, a long renovation can unhinge the most even keeled person with endless decisions, costly overruns and the mess.

For more information go to www.urbansuburb.com

Top 10 Reasons to Move from Insert Feeder Town (Brooklyn, Hoboken, Jersey City, Queens, or Upper West Side) to Montclair

10. To avoid a visit from social services when your kids realize that what you have been calling a bedroom is actually a closet (even if it is a walk-in).

9. So your kids can get into a preschool without a large donation.

8. So you can have room for all those visitors who will watch your kids, cook you dinner, clean your house, do your laundry (well if there are any of those visitors anyway).

7. To get your kids into classes without waiting in line all night. That can be reserved for waiting in the Decamp bus line.

6. Because you can see deer on your front lawn and black bears down the street. For the record I have seen the following in my yard: turkeys, fox, deer, opossum, geese as well as your usual suburban critters – squirrels, ground hogs, chipmunks.

5. So you can have a king sized bed, two nightstands and a dresser and still be able to walk in the bedroom.

4. So your kids can play in the backyard instead of pushing those push-toys up and down the hallways of your apartment building.

3. So you can have a great dinner without the cab fare or booze bill. Most restaurants in Montclair are BYOB and the town is very walkable.

2. So you don’t have to swelter in the summer – you can join a town pool or one of the many country clubs.

1. So you can live with all your former neighbors from insert feeder town (Brooklyn, Hoboken, Jersey City, Queens or Upper West Side).

For more information go to www.urbansuburb.com

The Dangers of Overpricing Your Home

Sellers and their agents may determine the list price but a buyer will always determine the sale price. So what is the risk of listing too high? Plenty! Here are the 7 dangers of overpricing your home:

1. You will reduce the buyer pool

To maximize the sale potential of your house, you want to maximize the number of qualified buyers who visit your house.   As the pyramid shows, a higher price means fewer buyers will your see your house. For example, if you have a market value of $500k but choose instead to list at $550k, you might miss potential buyers who have a $500k budget. Better to price at $499k.

2. You will sell the lower priced homes in your area

People understand value and when buyers come through your home and don’t see the value, other lower prices houses will look better in comparison. Even if those houses would not be a deal by themselves, when compared to an overpriced home, many people would be willing to take a second look.

3. Buyers may avoid your house

Buyers are a lot savvier these days with all the real estate search options and know the market value of properties. With limited time and attention, buyers and their agents may steer clear of properties they know to be overpriced.

4. Your house will not appraise

If you are lucky enough to find a buyer naïve enough to pay your asking price or close to it, most likely he/she will need to get a mortgage. A mortgage company will require an appraisal. An appraiser will determine the true market value of your house. If your house fails to appraise for purchase price, the buyer can cancel the contract (unless they waved the mortgage contingency – which is unlikely!). A failed deal is worse than not having had an offer in the first place. The house will likely not be shown while under contract and buyers will wonder why the deal fell through when the house does go back to being active.

5. Your listing will get stale

There is often a flurry of interest when a property first comes on the market. But as time goes on and a listing sits on the market because it is overpriced, market momentum is lost. Buyers will also feel they are in a better negotiating position the longer a property sits. You can expect to get low balls offers even well below true market value.

6. Buyers will worry there is something wrong with your house

Time is not your friend when selling your home. As the days on the market increase, buyers will wonder what is wrong with your home. Even if you do reduce the price, you cannot turn back the clock.

7. Your carrying expenses will be higher

The longer your house sits on the market, the longer you will pay mortgage, taxes, insurance, utilities, landscaping, maintenance and repairs. Some of these expenses are avoidable if your house is priced properly and sells quickly.

Not convinced yet? Let’s look at a case study from my market. Both houses were listed in the very active spring market but look at the difference in outcomes.

 House A

• Initially has a list price of $989k.
• Later price is reduced to $949k.
• Then price is reduced to $899k.
• The house goes under contract 3 weeks later.
• The sale price is $870k.

House B

• Has a list price of $889k.
• It is under contract 2 weeks later after multiple offers.
• The sale price is $906k.

Now don’t you wonder, what would have happened if House A had been priced like House B in the first place?

By overpricing in the beginning, you could be setting yourself up for a lower price at the end.

For more information go to www.urbansuburb.com