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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)
the New York appellate court decision in Delea Sod Farms v. Town of Brookhaven, and unpack how it could impact your local land deals in Westchester and Putnam Counties, especially given your expertise in selling and subdividing vacant land.🧠 The Legal Ruling, in Brief On June 17, 2025, a New York appellate court upheld the authority of the Commissioner of Agriculture to override local zoning laws when those laws unreasonably restrict farm operations, particularly in areas designated for agricultural protection like the Central Pine Barrens. In this case, Brookhaven Town tried to enforce zoning against Delea Sod Farms, but the court found that the town’s actions violated the state's agricultural protections.🔍 What This Means for Local Landowners & Buyers Like Yours 1. State vs. Local Zon...
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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 Untouched Opportunity: Land in Westchester County, NYWhen people think of Westchester County real estate, their minds often go straight to beautiful homes, tight inventory, and bidding wars. But beneath the surface of this highly desirable suburban market lies a vastly under-discussed opportunity: land. Whether for building a dream home, holding for investment, or developing multiple lots, vacant land in Westchester County is one of the region’s most undervalued real estate segments.Why Land Matters in WestchesterWestchester is just north of New York City, with a mix of walkable towns, rolling hills, and preserved natural areas. Over time, most of the easy-to-develop parcels have been built out—but not all. Scattered throughout towns like Yorktown, Somers, Cortlandt, North Salem, an...
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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 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)
Do you have a different strategy now that half the year is gone for your RE business? 1️⃣ Mid-Year Reality Check (Market Pulse) Inventory remains tight in most categories, especially for vacant land. Buyer fatigue is creeping in, but serious buyers remain hungry for the right parcels. Interest rates may soften slightly in Q3/Q4 — which could bring another small wave of buyers. Many sellers are still in "wait and see" mode. New Strategy Shift👉 Aggressive seller prospecting — it's time to start shaking more land loose.👉 More off-market work — contact past owners, developers who paused projects, estate attorneys, surveyors, etc.👉 Position yourself as "The land agent who creates inventory." 2️⃣ Build Your Fall Pipeline Now Deals you're sourcing now are closing late summer or fall. Start ag...
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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)
Marketing Tips Westchester County Real Estate  Are you getting all you can out ofyour Outgoing Referrals?You should be telling anyone you knowthat you are in Real Estate.Never assume they know what you do.You will be surprised who ismoving to a different area.  How do you treat incoming Referrals?A lot of agents do not give it their allwhen they know they have togive up some commission.What they don't realize is thatit is business that they wouldnot have had at all, and it is extra moneyin their pocket if they make it work.  Make your referral fees worththe other agent participating.If not then they will not won't tosend you the extra business. Marketing Tips Westchester County Real Estate 
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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 does a market look like when it transitions from a sellers market to a buyers market?When a real estate market shifts, it doesn’t usually happen overnight — but the signs start stacking up. Here’s what typically happens during that transition:1️⃣ Inventory Starts to Build In a seller’s market, inventory is extremely tight — multiple buyers compete for each listing. As the shift begins, more homes (or land parcels) hit the market. New listings start to outpace buyer demand. Days on market creep upward. Watch for: More "price improvement" signs, more expired listings, and more sellers willing to negotiate.2️⃣ Buyer Activity Slows Interest rates, affordability, or buyer fatigue may pull some buyers out of the market. Showings decrease. Fewer multiple-offer situations occur. Buyers reg...
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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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