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Old 01-31-2010, 10:02 AM
 
275 posts, read 279,150 times
Reputation: 110
Default Hamlet Estates at St. James

We're looking for a house on long island and came across the Hamlet Estates at St. James. The models looked really nice and price seemed reasonable for what they offer. I really liked one of the models they had and haven't seen other houses that I like equally. A couple of things we noticed though... the models were full of upgrades so the prices they were quoting are base prices and could easily go up quite a lot depending on what you select. It's a home owner association community. Anyone have any experiences with home owner associations? Seems like it could get quite restrictive? Their fees are close to $500/month which adds another $6000 yearly on top of the ~18,000 property tax. Do you or anyone you know live in this community? How have they liked it?
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Old 02-01-2010, 04:41 AM
 
Location: Kings Park & Jamesport
2,432 posts, read 5,390,764 times
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I know that the prices of those home dropped big time just bad timing. That are also talking about building townhouses in that development and many owners are not happy about that. The houses are very nice. Good luck.
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Old 02-01-2010, 08:32 AM
 
7,259 posts, read 7,392,119 times
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Quote:
Originally Posted by jasminescent View Post
We're looking for a house on long island and came across the Hamlet Estates at St. James. The models looked really nice and price seemed reasonable for what they offer. I really liked one of the models they had and haven't seen other houses that I like equally. A couple of things we noticed though... the models were full of upgrades so the prices they were quoting are base prices and could easily go up quite a lot depending on what you select. It's a home owner association community. Anyone have any experiences with home owner associations? Seems like it could get quite restrictive? Their fees are close to $500/month which adds another $6000 yearly on top of the ~18,000 property tax. Do you or anyone you know live in this community? How have they liked it?

$2,000 a month before you even put a penny towards the mortgage. Ya gotta love Long Island.
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Old 02-01-2010, 04:28 PM
 
127 posts, read 365,511 times
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I took a look at these houses when they were going up just to look. Yes they are big and yes they are nice...but.....

I grew up/work in the St. James community. Most people feel that these homes are perhaps the biggest example of bubble-driven hyperconsumption ever created. Now I don't care when anyone chooses to live...but I have to tend to agree. For the cost of the home, HOA fees, taxes.....we are talking 5k/month with a standard 20% down. That's just massive.

If you really wanted to live in St. James/Smithtown Schools (which are very good) and had that kind of money to spend, why not find an old beauty in Head of the Harbor or Nissequogue Villages by the water with much lower taxes, 2 acres of property etc?

Just me feelings/thoughts.
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Old 02-01-2010, 05:19 PM
 
275 posts, read 279,150 times
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I appreciate your opinions. I like the houses but I'm having a hard time justifying the HOA fees, especially when I don't care so much about the amenities they provide. On top of that, I'm iffy about having a group overseeing the community. I've never had experiences with HOA. The property taxes seem in line with the other properties not in the Hamlets. The recent prices have also come down from when they first built them. The houses have similar styles as the previous ones, but are smaller and all are in the range of 700k-800k.
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Old 02-01-2010, 08:36 PM
 
Location: Inis Fada
13,689 posts, read 15,342,853 times
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From a construction standpoint: corners were cut as the houses were slammed together to make the most money for the developer. Give them a few years before cracks, sags and leaks start.

You'll be spending a lot of money for a mediocre-built house in a lousy location.

Who really wants to spend that much money to be in a neighborhood overlooking the mall, the back of Sports Authority and the delightful Nesconset Hwy? Forget about traffic in the area when the holiday shopping starts. EEK!
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Old 02-02-2010, 02:26 AM
 
347 posts, read 788,456 times
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Quote:
Originally Posted by OhBeeHave View Post
From a construction standpoint: corners were cut as the houses were slammed together to make the most money for the developer. Give them a few years before cracks, sags and leaks start.

You'll be spending a lot of money for a mediocre-built house in a lousy location.

Who really wants to spend that much money to be in a neighborhood overlooking the mall, the back of Sports Authority and the delightful Nesconset Hwy? Forget about traffic in the area when the holiday shopping starts. EEK!
I agree - the houses are way too close to 347 to pay that sort of money, in my opinion. I'd rather have an older house (60s-70s-80s) for the same money a bit further up north for a more rural feel.
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Old 02-02-2010, 07:19 AM
 
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Oh, this is the subdivision where they built the 10 foot high "berm" to block out the highway? They want 800K with 18K taxes for a house in there that you have to deal with 347 on weekends to go anywhere? Unbelievable.
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Old 02-02-2010, 11:57 AM
 
Location: Huntington
875 posts, read 1,750,358 times
Reputation: 452
Quote:
Originally Posted by OhBeeHave View Post
From a construction standpoint: corners were cut as the houses were slammed together to make the most money for the developer. Give them a few years before cracks, sags and leaks start.

You'll be spending a lot of money for a mediocre-built house in a lousy location.

Who really wants to spend that much money to be in a neighborhood overlooking the mall, the back of Sports Authority and the delightful Nesconset Hwy? Forget about traffic in the area when the holiday shopping starts. EEK!
Have to agree with the above poster. If you want a McMansion you can do a lot better than that.

And if you have that kind of money to spend, just playing devil's advocate here regarding house style, age of house (which will be ancient compared to a new one), and area, I recently found a house that I would definitely take a look at if I were moving back east. It's a one story house built around 1950 and the location is quite good. MLS #2206048 located on Rhododendron Drive. I can pretty much guarantee the house is built much better than what the rip-off builder is trying to palm off on unsuspecting buyers to turn a profit over by Rte. 347. The only thing I would add is another garage.

This one is listed at $945K (you can probably get it down to about $875K), taxes are $11,763, no HOA's, and is on roughly 2 acres with lots of woods so you don't have to mow much grass. And the area is beautiful (very close to Avalon Park). If you have the time take a look - it may give you another perspective and open up new ideas regarding locations.

And btw, it's in TVCSD.
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Old 02-02-2010, 12:07 PM
 
1,303 posts, read 2,072,695 times
Reputation: 329
Quote:
Originally Posted by snad5393 View Post
I took a look at these houses when they were going up just to look. Yes they are big and yes they are nice...but.....

I grew up/work in the St. James community. Most people feel that these homes are perhaps the biggest example of bubble-driven hyperconsumption ever created. Now I don't care when anyone chooses to live...but I have to tend to agree. For the cost of the home, HOA fees, taxes.....we are talking 5k/month with a standard 20% down. That's just massive.

If you really wanted to live in St. James/Smithtown Schools (which are very good) and had that kind of money to spend, why not find an old beauty in Head of the Harbor or Nissequogue Villages by the water with much lower taxes, 2 acres of property etc?

Just me feelings/thoughts.
(nodding my head) I agree that for that scratch I would find a nice quiet place in Head of the Harbor or Nissequogue. Beautiful.
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