Orange County (New York, Monroe, Newburgh: homeowners insurance, crime rates, mortgage broker)

[maryCh]

Looking for info on Orange County... the usual... homes, schools, property taxes, etc. Hubby works the NYC, and won't necessarily be commuting daily. Doesn't make a fortune, so we are looking for affordable on $60-70K.

As far as schools, we have a 12 yr old with autism, so need to know about special education. Also have a 10 yr old, so the regular schools are important too. We don't mind being in the country, but kids and I are coming from rural NC, so please, don't culture shock us!

[joeymarine]

There are a lot of areas up here that may be very good for you. It depends on what price you consider affordable (ie how much you plan to put down) which is what really makes a home affordable. I would recommend going on schoolmatters.com or greatschools.net in order to get good information regarding the school districts and their programs, that way you get more accurate information. Give me a price range and I can give you some areas to look in that would suit your situation.

Best of Luck!

~Joey

[maryCh]

We're looking for 3 BR, 2 BA, garage, and hope to stay under $200K. Would like a yard, but 1 acre is plenty. What we really need to know is what a monthly payment and closing costs might run on that loan amount. Don't have a lot for down payment.

[loveydovey1]

I live in NYC area and at one point was considering relocating to Orange County...but under 200K in NY??? I have never heard of it...maybe 300K in Orange county is more like it..but again not to well experienced with Orange county..only judging based on what I have viewed on line

[maryCh]

There are some current listings in the realtor.com site under 200; may be very run down properties or in a bad area, I don't know. That is some of what we are trying to find out.

[Jason_Els]

You've guessed correctly. Orange has three cities, Port Jervis, Middletown, and Newburgh. All three have poor school systems and rising crime rates.

Here's the 2007 School Report Card as published in the local Orange county paper. Property taxes are high and remember that New York is the highest taxed state in the country. I don't know that you will find what you're looking for. The properties in Monroe and Greenwood Lake are fixer-upper summer bungalows so they likely aren't even insulated. If you're both handy and into rennovating, you will have some excellent opportunities to get properties at relative bargains.

The general rule of thumb is you want to avoid anything in the city of Middletown or Port Jervis or Newburgh. The Town of Newburgh is OK. Realtors will note on the listings when a house is in the Town of Newburgh. You also want to be sure which school district your house is in. Realtor.com listings usually indicate that information.

Yes, you will have culture shock. We're not nearly as laid-back or as friendly. I think, however, you might enjoy the cultural opportunities and access to NYC. You will also like the school systems which, outside of the ones I've mentioned, are very good compared to what is usually found in the south.

[joeymarine]

Originally Posted by maryCh

We're looking for 3 BR, 2 BA, garage, and hope to stay under $200K. Would like a yard, but 1 acre is plenty. What we really need to know is what a monthly payment and closing costs might run on that loan amount. Don't have a lot for down payment.

You will be very hardpressed to find something under 200K with that criteria...the median priced home in Orange right now is 311K. Decent mortgage brokers I work with tell people to figure 6% for closing costs, but that is normally a high figure (you're always better off figuring a little high) but it normally depends on when you close because of taxes.

Port Jervis School district I've been told from someone with an autistic child says is pretty good for them, I however have no personal experience with that.

You can actually find homes now near that 200K mark throughout all of Orange County, but in most cases they will need renovations and many updates. But as long as the hoome is liveable as is, you can make those renovations and upgrades as you live there which can prove to be a good investment and enable you to make the home just how you like it vice the way someone else wanted it.

~Joey

[mom2gurls]

under 200k..not going to happen...at least not in a good school district..and remember you have to commute to NYC...factor in gas, rail commutes and such...you are looking at gas prices for 3.20 per gallon...and you dont want to live past monroe...and even from there are talking about 1.5 hour commute (with traffic and such)...maybe an hour...but then remember one more thing..you have bridge traffic and the tolls..I think Tappan Zee is 3.50 and the George is 7 bucks now? And that is everyday...Honestly..people dont even move to NYC on salary of 60k....because after taxes you are talking about 48k per year..4k per month..taxes on a home is 8-9k per year...and that is LUCKY....Most and I mean most homes run an average of 10-12k..and as far as 15k and up in the good schools...I would say plan on 1k per month going for mortgage tax too.


You are looking at more like 400k for an "okay" home..and that is being truthfully honest....I am sure that you can get something for less... a fixer upper..but rennovations here are so expensive..with permits and all.

Why the move to the big apple...people who are life longers are looking to get out...even if they have the income to make it.

[hjlacey]

We have a very nice home on 1/4 acre, 3 bed 1 bath for $314,900.00 We are lucky our taxes are just under $5000.00. looking at the package my realtor put together, with good credit your monthly payments (including taxes and homeowners insurance) will run about $1713.91 That is actually pretty good for Monroe! Look around though, you may find something!

[joeymarine]

Originally Posted by hjlacey

We have a very nice home on 1/4 acre, 3 bed 1 bath for $314,900.00 We are lucky our taxes are just under $5000.00. looking at the package my realtor put together, with good credit your monthly payments (including taxes and homeowners insurance) will run about $1713.91 That is actually pretty good for Monroe! Look around though, you may find something!

You also have to take account into that figure what the downpayment would be...most agents when putting those packages together figure on a 20% downpayment.