Hamlet Estates at St. James

[jak0lantern01]

Originally Posted by OhBeeHave

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.

LOL! I know the "fucco monstrosity" you speak of. Didn't realize that was the farmhouse. What a raw deal for Smithtown.

[OhBeeHave]

Originally Posted by 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.

Same here. I came thisclose to buying a fixer-upper in HOH (on the Stony Brook side) but got cold feet when I thought about carrying my new mortgage, a bridge loan, and the mortgage on the house I would have to sell. The location was like heaven -- Avalon to the rear and side of the property. I still think, "What if I hadn't gotten cold feet?" but realize that it was better to stay put at that time, especially when it was at the beginning of the market's downturn.

[snad5393]

Yea, that place is pretty nasty looking, but on the other hand whoever did get it at least re-habbed it to the point of making it livable, which is something I guess!

[jasminescent]

I appreciate the comments and yes I do know the areas around the northshore. Grew up here and lived here for many years, and I know areas like Poquott, Old Field, Head of Harbor, and Nissequogue are very nice areas. My question was never the differences in locations; just opinions on HOA and the Hamlet estates. I agree the Head of Harbor and Nissequogue areas are more desirable but the house you showed me is listed at 200k more and is older and smaller. When all said and done, you're still paying more for the house because of the name/location.

[OhBeeHave]

Originally Posted by jasminescent

I appreciate the comments and yes I do know the areas around the northshore. Grew up here and lived here for many years, and I know areas like Poquott, Old Field, Head of Harbor, and Nissequogue are very nice areas. My question was never the differences in locations; just opinions on HOA and the Hamlet estates. I agree the Head of Harbor and Nissequogue areas are more desirable but the house you showed me is listed at 200k more and is older and smaller. When all said and done, you're still paying more for the house because of the name/location.

My mistake, I am sorry. I thought you were new to the area. When someone comes to the board asking about ground beef selling for filet mignon prices, I have to be honest.

HOAs can be very restrictive. You need to find out what the Hamlet rules and regs are. My friend is in 3V Club and they are in one another's business to no end. One neighbor had mulch delivered; it was left curbside to be spread that day. Nosy Nellie across the way was immediately on the phone complaining.

You have to be concerned that the rules as to what you can/can't do with your house won't hamper your personal decorative style...i.e. no choice but black for a roof, limited choices in siding, windows have to have divided lights, etc. They can be good in that there can be rules about lawn appearance, no boats or trailers in the driveway, etc.

Again, I will warn you about the shoddy construction...please bear that in mind. If it's new that you desire, please look elsewhere. $18K + $6K in HOA is an awful lot of money for that location.

By any chance have you seen this 'To be built' in St James? I've noticed a lot of bigger homes going up, knock downs and such. This one is on a cul-de-sac, and it appears to offer some decent options.
mls# 2248387

[jasminescent]

Thanks for everyone's advice and opinions. I really do appreciate them and I totally agree that Hamlet estates are a lot of money for all the minuses. Anyone have any thoughts on the Hamlet Windwatch houses/community? For example, MLS: 2175243. What I like about these houses are the modern style of the open floor plan, updated kitchens and bathrooms, vaulted ceilings, and Hauppauge taxes. What I dislike are the closeness of the houses to each other and again the HOA.

How about the Yellow top farm development? Example, MLS: 2169410. Any thoughts on this development?

By the way, OhBee, thanks for letting me know about 3V club because we looked at a pretty nice house there and it's always hard to get the truth from those that are selling their own house.

I did see a house in Nissequogue that I liked because of the great kitchen but the bedrooms, besides the master bedroom, are quite small. MLS: 2192609.

[OhBeeHave]

I can't speak for Hamlet/Windwatch - no knowledge whatsoever.

I entered the MLS for Yellow Top farm and clicked on the map it function, but address comes up off of Brooksite close to 25 and Blydenburgh -- is this correct? Yellow Top Farm was off of 347 & Mount Pleasant Rd. There is a cul-de-sac right behind the former farm stand and adjacent to the cemetery. The houses are rather large, and closely situated. If this is the Yellow Top development, the one downside I have noticed is that there is sometimes a sewage smell from the chain restaurant on the north side of 347, just east of the doctor's office. (I am in and out of that office several times a year and have smelled the smell about 50% of those visits.) Other than that, you have shopping close by and it is not as bad a traffic scene as the Hamlet St James experiences at the Holidays. I can't speak for the construction.

I was in St James today driving in the area between Woodside/Lake/Jericho/347. While there are no gated type communities, there are some new cul-de sacs and a number of good-sized homes going up. As long as you're not on one of the streets running directly between Woodside and Jericho, it's very nice. Even the houses lining those streets are getting bigger and some new.

[audreysarah35]

BTW - Love the Hamlets.....if u are still looking!!! I personally like new....and it is a great community for kids...lots to do and every house will eventually have something so please dont go bashing a builder u don't know.....would rather not live in the woods with nobody around....everyone is different...and there is a side entrance and exit to community so u can avoid 347 entirely!!! It is personal preference...some people like to be alone and some people prefer neighbors around it depends on what type of person u are....u can do almost anything to your home....really not many restrictions...quite nice to have everyone maintaining their homes at least u dont have to worry about your neighbors home looking like garbage!