Hamlet Estates at St. James (Smithtown, Mount Pleasant: cul-de-sac, HOA, mortgage)

[dman72]

Originally Posted by Jrprofess

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

Same here, no comparison in the areas. There are gorgeous places in Nissequoge for that money, and you feel like you're in upstate NY or something north of 25A. Live on 347 for 800K? That's a joke.

[OhBeeHave]

Originally Posted by AndreaII

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.

I love that house and have been watching it. High eights should take it.
Rhododendron and Saddle are a great spot -- far superior to The Mall McMansions.

[OhBeeHave]

*thunks head*

I knew I forgot something!

mls 2252068

Off Woodbine by Christian Ave in Stony Brook -- a new house is going to be built. According to the realtor's website, they're asking $679K for a 4BR 2.5Ba colonial with a FDR and full basement, 2 car garage.

[jasminescent]

The head of harbor house seems really quaint and located in a nice area, but it seems like you're paying mostly for the 2 acre land and the location, and less towards the house. Price seems steep for a 3 bedroom house that's built in the 1950's.

I've noticed a lot of those to be built houses listed at a price that seems really reasonable but I suspect once you actually start building, those prices are actually much higher. How are those builders different from the one in Hamlets? Aren't they going to want to make as much profit as possible as well?

All great advices/opinions by the way!

[Kbinspections]

Originally Posted by dman72

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.

Yeah, mow down 50 feet of mature woods that buffered the property so you can built a berm with a wall on top.....it part of the devlopment drives me crazy.

[dman72]

Originally Posted by Kbinspections

Yeah, mow down 50 feet of mature woods that buffered the property so you can built a berm with a wall on top.....it part of the devlopment drives me crazy.

I didn't even think about that. You're right, there were woods there before. That's just pathetic and sad.

[jak0lantern01]

There weren't just woods there, it was a mini-forest. Damn shame that they 'had to' tear it up. 95% of free space in Smithtown is developed, but we needed over-priced homes with shoddy construction to chew up any remaining scenery. You can thank Smithtown's 'leadership' for this. And just wait, once they completely finish off south of 347, they'll start going to work on north of 347. It's pretty well known that there were some issues with the construction of those homes, along with the arsenic in the soil that delayed construction. The arsenic is a by-product of the farming that used to go on in the area. Do you really think they got all of the arsenic out?

[OhBeeHave]

Originally Posted by jasminescent

The head of harbor house seems really quaint and located in a nice area, but it seems like you're paying mostly for the 2 acre land and the location, and less towards the house. Price seems steep for a 3 bedroom house that's built in the 1950's.

I've noticed a lot of those to be built houses listed at a price that seems really reasonable but I suspect once you actually start building, those prices are actually much higher. How are those builders different from the one in Hamlets? Aren't they going to want to make as much profit as possible as well?

All great advices/opinions by the way!

You're not from the area, and I guess you're not aware that Head of the Harbor is considered more desirable than the Hamlet houses overlooking the mall.

Head of the Harbor is situated near Stony Brook Harbor, Avalon Park, and historic Stony Brook. The properties are zoned 2 acres; you will not be sitting atop your neighbors. It is heavily treed, the streets are winding and gives you the sense that you aren't on LI, but somewhere in New England.
Head of the Harbor is an incorporated village which keeps tight control over what can/can't be built, paint colors, property maintenance, etc., which adds to the aesthetic value of the area. Older homes sit near newer ones, none encroach upon the other.

Head of the Harbor (most of it) lies within St James zip 11780; a small portion of it is in Stony Brook zip 11790. To say you're from Head of the Harbor is more impressive than to say you're from St James or Stony Brook.

The Hamlet is a mass-produced development built with one thing in mind: PROFIT. I am involved (locally) in home improvements and have heard 1st hand from framers and local suppliers that the Hamlet developers cut corners wherever possible to keep costs down. Your money, do as you see fit, but just be careful -- there will be problems in those structures in a few years. (Not that older homes are problem free, but if you're buying new you don't want structural problems on a 5 year-old house.)

As for anyone building (or selling their home for that matter) people want to make money. The builder in the example I gave you, has calculated his costs based upon the blue print (and architects schedules) in order to sell the home and make a profit. Yes, it is possible for costs to go up on a house 'to be built' usually that is because the homeowner makes changes or upgrades materials.

If you look into a 'to be built' house, ask what the builder includes -- what type of sheathing, roofing brand/type/years, HVAC, brand/type of windows, floors (hardwood, carpets) grade of flooring tile, cabinetry, appliances, counter materials (granite, formica, tile), etc. Get a list so you can compare to others. If the builder's materials are acceptable, and the layout of the house acceptable, you won't veer much off the established price. If you decide to upgrade any of the above, or rearrange the layout of the rooms, you will pay more.

If it's new you want, that's understandable. I believe most of us don't want to see you buy new in an area you might not be happy in due to noise, traffic, substandard building practices, etc.. I understand not everyone is into buying older housing stock and possibly having to upgrade the kitchen and/or baths. When all is said and done, you have to be happy with whatever you decide upon.

Best wishes!

[OhBeeHave]

Originally Posted by dman72

I didn't even think about that. You're right, there were woods there before. That's just pathetic and sad.

The woods grew where the farm was abandoned. The farmhouse is still there -- it's the fucco monstrosity that sits across from the traffic light next to the north side of Sports Authority.

[dman72]

Just take a drive around Head of the Harbor and Nissequogue, then come back to us and tell us how much more excited you are to live in the mcmansion on 347.

I can tell you right now, I can't afford to live in either, but if I came into 1 Million and decided to stay on LI, no way on earth I'd choose the Hamlet over an older house up North of 25A.