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Searching for a home and looking for some information on lower westchester towns. We're priced out of some (scarsdale, bronxville etc), and avoiding some others (mt vernon, most of yonkers etc). There's a few we're interested in, just don't know much about. Was hoping you could share some light.
Elmsford- it's listed as being very diverse, which is great. But so is mt vernon. Does it have less than desirable parts like mt vernon?
Ossining- same as above
Dobbs ferry- seems nice yet affordable, any draw backs?
Tarrytown- same as above
Our budget is in the low 400k's, and don't want to go any further than white plains (we both work in the city).
Any information on one or more of the towns listed would be a HUGE help. Thanks all.
Low 400k's is really, really tough to get something half-way decent outside of Yonkers and Mount Vernon. If you can find something in Dobbs Ferry that you like the low 400k's, just go for it.
for that max price and staying in southern westchester, be realistic and look at co-ops and condos. If you can afford up to $400k, then you can easily find a nice 3 bedroom/2 bath in white plains, pelham, irvington, tarrytown, Bronxville PO (you didn't mention children, so I don't know if school districts are an issue), etc... For up to $400k in the same areas, you'll get a dump of a house that will require huge investment of money and time to make it liveable/keep it from falling apart around you - if you can find one at all.
Ossining is a nice town and you can do well here with your budget. It is past White Plains, even though you include it in your list. I'm happy to answer questions if you explain a bit more of what you are looking for. There are some extremely nice parts and some not as nice but none that are unsafe or need to be avoided. In any case, $400k will put you in a good neighborhood so you needn't worry.
Dobbs/Tarrytown/Ossining are all somewhat more affordable due to diversity (i.e. ESL students) that brings down test scores in the schools. All have a good reputation if you speak to parents in the districts. Of these, Dobbs is least diverse with highest scores (last I checked) and is most expensive.
One thing to consider about Dobbs/Tarrytown is that taxes are usually high relative to the price of the house, so while you might find something in your range, make sure you work out what the taxes will do to your budget as well. Ossining is easily the most affordable overall, but it is further North so you get what you pay for so to speak.
You never specified how important good school are in determining where you live. If you have a 400k budget and schools aren't a factor, you should not rule out the Fleetwood section of Mount Vernon.
Unfortunately 400k doesn't buy you much in the way of a single-family detached home in Westchester. You can consider condo/co-op options, which there will be many good choices of in that budget. If you do find a single-family detached home, it'll most likely need significant work.
Ossining is a nice town and you can do well here with your budget. It is past White Plains, even though you include it in your list. I'm happy to answer questions if you explain a bit more of what you are looking for. There are some extremely nice parts and some not as nice but none that are unsafe or need to be avoided. In any case, $400k will put you in a good neighborhood so you needn't worry.
Dobbs/Tarrytown/Ossining are all somewhat more affordable due to diversity (i.e. ESL students) that brings down test scores in the schools. All have a good reputation if you speak to parents in the districts. Of these, Dobbs is least diverse with highest scores (last I checked) and is most expensive.
One thing to consider about Dobbs/Tarrytown is that taxes are usually high relative to the price of the house, so while you might find something in your range, make sure you work out what the taxes will do to your budget as well. Ossining is easily the most affordable overall, but it is further North so you get what you pay for so to speak.
Quote:
Originally Posted by WardEq
Ossining is a nice town and you can do well here with your budget. It is past White Plains, even though you include it in your list. I'm happy to answer questions if you explain a bit more of what you are looking for. There are some extremely nice parts and some not as nice but none that are unsafe or need to be avoided. In any case, $400k will put you in a good neighborhood so you needn't worry.
Agreed. As long as you don't mind being that far north, Ossining should definitely be a contender.
Quote:
Originally Posted by WardEq
One thing to consider about Dobbs/Tarrytown is that taxes are usually high relative to the price of the house, so while you might find something in your range, make sure you work out what the taxes will do to your budget as well. Ossining is easily the most affordable overall, but it is further North so you get what you pay for so to speak.
Agreed here as well. I find that Dobbs Ferry, Ardsley and Tarrytown taxes seem a little high relative to the value of the homes.
Agreed. As long as you don't mind being that far north, Ossining should definitely be a contender.
Agreed here as well. I find that Dobbs Ferry, Ardsley and Tarrytown taxes seem a little high relative to the value of the homes.
I wouldn't worry about that. I would rather pay $400,000 for a house and pay $13,000 taxes, than $500,000 for the same house and pay $13,000 taxes. Typically you get the discount because of the reputation of the schools, which may or may not reflect reality. All other services are the same.
I don't have any kids yet... but am heading in that direction within the next couple of years. For that reason, schools do matter and co-ops/condos aren't ideal.
I haven't looked too seriously into ossining because I've heard the same (some nice, some not so nice). You're right that its past white plains, I guess that's as far as i'm willing to go. I just happened to mention it because someone I work with lives there and the commute isn't too bad.
I don't have any kids yet... but am heading in that direction within the next couple of years. For that reason, schools do matter and co-ops/condos aren't ideal.
I haven't looked too seriously into ossining because I've heard the same (some nice, some not so nice). You're right that its past white plains, I guess that's as far as i'm willing to go. I just happened to mention it because someone I work with lives there and the commute isn't too bad.
Unfortunately you're going to have to compromise/sacrifice a bit. You say you have a $400k budget to work with. If you want a single family home with that budget, be prepared to look in Mount Vernon, Port Chester, Yonkers, Ossining, New Rochelle and maybe parts of White Plains.
If you want to step into an area with better schools, then your options are going to be condo/co-ops.
With a budget of $400,000, as nearly everyone has pointed out, your options will be quite limited, even in the large cities like Yonkers, Mount Vernon and New Rochelle.
I would be shocked to see any one-family detached homes for that price even in White Plains nowadays, given how much that city has been built up in the past 10 years or so. I'm not too familiar with Ossining (it's the only one of the 45 municipalities in Westchester I have never visited!) so I really can't say with any certainty what it offers.
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