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CLASSIFIEDS Homes A distressed home stigma?

E1 Times Herald-Record SUNDAY, JUlY 21, 2013

Because your business


When ‘not a short sale’ is beneficial for sellers By MICHAEL ESTRIN


n areas hit hard by the housing bubble, short-sale signs are common.

But if you live in one of those areas and you’re selling a home that is not in distress, it may be to your advantage to specifically state in your listing that it’s not a short sale, according to a recent study that looked at 5,000 home sales in Boca Raton, Fla.

“Our findings speak to that particular local market, but I think you can extrapolate to other areas where we’ve seen a lot of distressed properties and foreclosures in the last few years,” says the study’s co-author, Ken H. Johnson, an associate professor at the Tibor and Sheila Hollo School of Real Estate at Florida International University in Miami. “What we found is that, in those affected areas, there is a short-sale stigma.”

Why the stigma? The idea of a short-sale stigma, says Johnson, is a little counterintuitive. After all, buyers should be on the hunt for deals, so theoretically, a short-sale sign should help drive demand. But in areas with an abundance of distressed properties, Johnson’s numbers show that the opposite is true. Properties listed as “not short sales” sold for 2 percent to 5 percent more than nondistressed properties without the designation, Johnson’s data show. The “not short sale” properties also spent less time on the market, selling about 10 percent to 15 percent faster than similarly situated properties. But what’s driving the stigma? Johnson says he believes the problem stems from


That makes sense, according to Chantay Bridges, a senior real estate specialist with Clear Choice Realty & Associates in Los Angeles, a city that was hit hard by the housing bubble. “Short sales have myriad variables, unknowns and maybes, leaving the buyer clueless at any given stage whether they are even still in the running,” says Bridges, who agrees that buyers in areas with high foreclosure rates do stigmatize short-sale properties. In any given short sale, a buyer may be waiting for the seller to resolve a bankruptcy or sort out lender delays. The seller might even be trying to postpone a notice of default.


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the fact that the glut of short sales and foreclosures has created a logjam over the past few years, making it more difficult for buyers to purchase a short sale than it would have been in a more normal market. “In some areas, buyers are probably starting to believe that short sales mean a big hassle because they’ve heard horror stories about waiting months for one or more banks to sign off on the deal,” Johnson says.

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Sunday, July 21, 2013 ∂ TIMES HERALD-RECORD

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Lender won’t recognize borrower’s loan modification BY GARY M. SINGER

ing. What can I do? – Anjie A. The first thing to do is to ask your ex-husband to refinance the mortgage in his name alone. Normally, a married couple will borrow for their home together and have to put both names on the mortgage to qualify. When the marriage turns sour, one spouse will get the house and make the mortgage payments going forward. The divorce, however, is from each other. The loan from the bank is not affected. The other spouse rarely realizes this until he or she gets turned down for a new mortgage because the debt load is too high. Or he or she gets served in a foreclosure lawsuit when the ex-spouse stops making the payments. This sort of problem is best dealt with before the divorce is final. Have the property sold or refinanced into one name while all of the other details of the divorce are being negotiated. Trying to get a former spouse to cooperate several years after the divorce can be an exercise in futility. By shopping around to several lenders, you may find one that will look at the situation and the divorce paperwork and make an exception for the debt on the old house – especially if your ex-husband makes his payments on time.

Sun Sentinel

Q. Nine months ago we received a loan modification, but our bank later sold the loan to another lender. We have continued making timely payments, but the new lender won’t recognize the modification and has been sending us threatening letters. We have called and explained, to no avail. What can we do to fix this? – Sally A. Banks often sell loans to one another, and each sale can be an adventure for the borrower. The most important thing that you can do is send in your payments on time and document all communication that you have with your new lender. You should send the bank a copy of your loan modification paperwork by fax or certified mail – and be willing to send it again and again, if necessary. Call often, getting the names of the representatives you speak with and writing down what they tell you. Always stay calm and polite, no matter how frustrating this experience can be. At the same time, don’t be afraid to be persistent. Also, keep in mind that the problem could be different than what you originally thought. For example, you may think the lender is just ignoring the modification, but instead the issue may be that the bank doesn’t have your insurance information and bought you a new policy, which caused your monthly payments to rise. You should be able to get this resolved on your own. But as long as you document everything, your lawyer will have the tools he needs in case it comes to a lawsuit.


When your mortgage has been sold to a different lender who doesn’t recognize the modifications to the original loan, the best course of action is to continue making timely payments and document all communication with the new bank. This paper trail will help your lawyer work out a solution to the problem.

Q. I got divorced in 2010 and deeded the house to my exhusband. Little did I know that mortgage would still be haunt-

Not a short sale Continued from page E1 Bridges says she thinks nondistressed sellers in those areas should make it clear to the market that they aren’t doing a short sale, given the current stigma. “Buyers want to know that

they can possess their dream home as soon as possible,” she says. “Many times when people hear the word ‘short sale’ it has become synonymous with ‘long wait time.’”

ing me today. I’m trying to get a loan for a new house, but the lender sees that other mortgage and won’t approve my financ-

Different markets Not all markets are the same. In the Phoenix area, buyers looking below the $250,000 price point may not be able to avoid short sales because the total housing inventory is about half of what it would be in a normal market, says Nicole Hamming, an associate broker with United Brokers Group, in Chandler,

Q. My partner and I are looking to buy our first house together, but Florida doesn’t recognize our marriage. Does the recent Supreme Court decision help us in terms of owning real estate? – Steve A. Not yet. It’s likely to be a while before the high court’s marriage ruling trickles down to real estate law. Typically, when a married couple buys a home, they do so as “Tenants by the Entireties,” Ariz. On the other hand, buyers looking at houses above that $250,000 threshold “will often choose not to look at short sales as they have more options and less competition,” Hamming says. Not all short sales are the same these days, Hamming says. “Who the servicer (lender) is,

which is a legal status of ownership that gives the spouses certain privileges. For example, when one spouse dies, the other automatically owns the property alone without any further action. While same-sex couples aren’t allowed to own property this way in most jurisdictions, including Florida, a similar bundle of rights can be created. I have long advised that unmarried couples buying property together enter into an agreement regarding the management of the house. That pact also should specify what happens to the home if the relationship sours. Same-sex couples should follow this advice as well. They can set up a trust agreement for the ownership of the house, and the details of the agreement can help decide what happens in the event of a split or death of a partner. Certain types of trusts can even provide for protection from creditors, if that’s an issue for you. So while the simplicity of Tenants by the Entireties ownership structure is not yet available to most same-sex couples, proper planning can give them the same legal protections. Gary M. Singer is a Florida attorney and board-certified as an expert in real estate law by the Florida Bar. The information and materials in this column are provided for general informational purposes only and are not intended to be legal advice. No attorney-client relationship is formed. Nothing in this column is intended to substitute for the advice of an attorney, especially an attorney licensed in your jurisdiction. Distributed by MCT Information Services and who the underlying investor is will dictate the flow and the timeline to bring it from contract to close,” says Hamming. She adds that the scenarios can range from “easy” to “painfully difficult,” adding another caution to the short sale designation. Distributed by Scripps Howard News Service,

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Apartments NEWBURGH

(845) 863-0319 TTY # 1-800-421-1200 M-F 8am-5pm Check us out! We’ve Changed

FREE HEAT and HOT WATER ∂Rents starting at $595 ∂Security dep as low as $250 ∂Brand new laundry facilities ∂Brand New resident lounge ∂Close to Waterfront, Airport Train, pubilc Transportation and major highways ∂Picturesque river views ∂Controlled access building ∂Enclosed playground ∂Professional on-site management staff ∂24 hr emergency on-site maintenance ∂Studios, 1, 2, 3 and 4 bedroom units An Equal Housing Opportunity


Jefferson Gardens

3200 SF 4BD, 2.5BA


EVERGREEN MANOR APTS Immediately available Spacious 1 BR

Mins. from shopping & major hwy Call for details: 845-344-0202

MIDDLETOWN FREE WI-FI Immediate Availability 1 BEDROOM $939 - $999 Heat/HW & Cooking Gas Incld Fully equipped kitchen with DW Wall to Wall carpeting Patio / Balcony with unit EZ access to Rt. 17 & 84 845-343-0300 92 Fitzgerald Dr, Middletown

Excellent Condition. Ceramic tiles, hardwood flrs, $2200/mo + utils, MONTICELLO first & last month and security. Welcome to the best kept secret Colonial Hill Apartments 845-343-4662 1 & 2 Bdrm units Free H/HW & Cooking Gas MIDDLETOWN/SCOTCHTOWN Call now for move in specials

1 bdrm apt

All utilities included

Very peaceful area Non-smoker. No pets. $760. Call 845-692-4054 MIDDLETOWN/Scotchtown Cambridge Manor Super Special Lg, Beautiful 1 BR, 2 Lg Walk In Closets, Private entry, newly renov with new kit, Exc cond Heat/HW, incl. Call 845-590-4141, 692-2121 MIDDLETOWN

MIDDLETOWN 3 Bedroom, 1 Bath, 2nd Floor of 2 Family House, Yard, Private Parking, Extra Storage, Section 8 OK $1150 + Utilities Call: 201-264-3027 MIDDLETOWN Apartments

SMALL 2 BR APT 2nd flr $950/mo.



Heat & Hot Water Incl. Pool, on-site laundry, Easy Commute, Close to Shopping.

1st flr $1,100/mo. Both include Heat/Hot water, offstreet parking, sec & ref’s, no pets. Call 845-386-4699 MINISINK SCHOOLS

Beautiful 3 bdrm house

Large EIK, large den w/French doors leading to patio on 2 ac of land. $1275/mo. No pets/smoking. NO FEES. Additional furnished bsmt w/full bath, $400/mo. Middletown lg. 2 Br, $975/mo. 845-294-4223, 845-545-0212

Middletown, New York Spacious,newly remodeled apartment MONROE in the quite condo complex with pool. Apartment has 2bedrooms,2 baths,full 1&2 BR Apts From $1149 LAMPLIGHT VILLAGE kitchen,ceramic tile floors,washer and drier. $1200 per month. Call 646- Rent includes heat, hot water, w/w, appliances, C/A, cooking gas. Play831-7307 ground and pool. No pets. Beautiful landscaped grounds and quiet setting. MW Schools. 845-783-4026

Rent your home or apartment.

Call 845-341-1100 ext. 3600

Rent your home. Call 845-341-1100 ext. 3600


(845) 863-0319 TTY # 1-800-421-1200 M-F 8am-5pm Check us out! We’ve changed



Winwood Condos for Rent

Quiet Comfortable Living LUXURY 1 & 2 Large Bedrooms. Balcony, Laundry facilities 2nd floor. H/HW included. Security system, intercom & elevator. Close to shopping Raceway & Golf courses. No pets. Owner/Management on premises. Call 845-791-8420 or cell 845-807-7193

If you need to advertise...

nothing works like

∂Rents starting at $595 ∂Security dep as low as $595 ∂Beautiful landscaped, townhome style units ∂Off-street parking ∂Brand new laundry facilities ∂Professional management staff ∂24 hr emergency maintenance ∂Close to Waterfront, Airport Train, Pubilc Transportation and major highways ∂Studios, 1, 2, 3 and 4 bedroom units An Equal Housing Opportunity

Times Herald-Record


343-7000 Ask for an Ad-Visor

New bath/kitchen. $950/mo. plus renter pays own utilities.

Classified Ads


3 bdrm apt

845-548-9421 Sell your home.


Retail/Mixed-Use Property KINGSTON, NY | 572 Broadway

AP13056-1 | 11,046± sf Bldg | Retail Unit & Apts | 0.09± Acre

Auction: August 7 | 12pm | On-Site

Retail/Ind/Whse Property

POUGHKEEPSIE, NY | 125-135 N. Hamilton Street

AP13056-2 | 2 Bldgs | 22,320± sf | Loading Dock | 1.2± Acres

Auction: August 7 | 10am | On-Site

Tranzon Auction Properties | Michael Foster, Broker NY #49F00966562 Sales Subject to Terms & Conditions | Brokers Welcome



TO PLACE YOUR AD CALL 845-341-1100, option 5

Sunday, July 21, 2013 ∂ TIMES HERALD-RECORD


Recent sales

ATTENTION REALTORS: Submit listings at Deadline is Thursday at noon. Listings will appear two Sundays following date of submission. Questions? Call 346-3253.

BETHEL $390,000; Route 55, 3 BR/2.1 BA contemporary, 3000 sf, 3.06 ac, blt 1989, LA: McKean Real Estate Inc., White Lake/ SA: The Sunshine Group, Monticello

GOSHEN $360,000; Maple Avenue, 4 BR/2.1 BA colonial, 2441 sf, 3.67 ac, blt 2012, LA: RE/MAX Benchmark Realty Group, Middletown/SA: RE/MAX Benchmark Realty Group, Central Valley

HURLEYVILLE $135,000; Brophy Road, 4 BR/2.1 BA colonial, 2496 sf, blt 2004, LA: Keller Williams Hudson Valley Realty, Middletown/SA: Non-MLS Broker, Further info n/a

MIDDLETOWN $237,000; Greenville Turnpike, 4 BR/2.1 BA colonial, 2272 sf, 5.5 ac, blt 2003, LA: John J. Lease Realtors, Middletown/SA: John J. Lease Realtors, Middletown

MONTGOMERY $312,500; Chestnut Lane, 4 BR/2.1 BA colonial, 2676 sf, 3 ac, blt 2003, LA: ERA Curasi Realty, Montgomery/SA: NonMLS Broker, Further info n/a

NEWBURGH $245,000; Quaker Street, 5 BR/3 BA bi-level/high ranch, 2515 sf, 1.5 ac, LA: ERA Curasi Realty, Montgomery/SA: Rita Levine Real Estate, Wallkill

CAMPBELL HALL $320,000; Egbertson Road, 4 BR/2.1 BA colonial, 2320 sf, blt 2002, LA: Griffith Realtors, Goshen/SA: Your Move Matters LLC, Newburgh

GREENWOOD LAKE $229,900; Fourth Road, 3 BR/2.1 BA two-story, blt 1933, LA: Weichert, Realtors, Monroe/ SA: Better Homes and Gardens Rand Realty, Warwick

KERHONKSON $64,000; Route 209, 3 BR/1 BA Cape Cod, 1680 sf, 1.6 ac, blt 1927, LA: Lad Realty, Circleville/ SA: Westwood Metes & Bounds Realty, Woodstock

MIDDLETOWN $273,500; Kelly Street, 5 BR/3 BA bi-level/high ranch, 2392 sf, blt 1987, LA: Griffith Realtors, Goshen/SA: Better Homes and Gardens Rand Realty, Monroe/Woodbury

MONTICELLO $78,000; Hammond Street, 3 BR/1 BA twostory, 1465 sf, .16 ac, blt 1921, LA: Hudson Valley Realty, Rock Hill/SA: Prudential Peters Realty, Monticello

NEWBURGH $265,000; Ramona Road, 4 BR/2.1 BA colonial, 2301 sf, blt 2001, LA: Keller Williams Realty, Highland Mills/SA: Better Homes and Gardens Rand Realty, New Windsor

FALLSBURG $26,500; Old Falls Road, 4 BR/2 BA cottage, 1140 sf, 4.01 ac, blt 1940, LA: Keller Williams Hudson Valley Realty, Middletown/SA: Keller Williams Hudson Valley Realty, Rock Hill

HIGHLAND MILLS $335,000; Bakertown Road, 6 BR/3.1 BA colonial, 2808 sf, blt 1920, LA: RE/MAX Benchmark Realty Group, Central Valley/SA: RE/ MAX Benchmark Realty Group, Central Valley

MIDDLETOWN $121,000; Cedar Court, 3 BR/1.1 BA town house, 1765 sf, blt 1990, LA: Keller Williams Realty, Highland Mills/SA: RE/ MAX Benchmark Realty Group, New Windsor

MIDDLETOWN $70,000; Shelley Court, 3 BR/1.1 BA town house, 1428 sf, blt 1972, LA: John J. Lease Realtors, Middletown/SA: John J. Lease Realtors, Middletown

MOUNT HOPE $37,779; Route 211, 4 BR/1 BA two-story, 1680 sf, 3.6 ac, blt 1952, LA: ARC Realty #1 in Sales, Monroe/SA: Century 21 Maxum Realty, Monroe

NEWBURGH $277,720; South Dix Avenue, 4 BR/2.1 BA colonial, 2352 sf, blt 2010, LA: Better Homes and Gardens Rand Realty, New Windsor/SA: Better Homes and Gardens Rand Realty, New Windsor

ATTENTION REALTORS: FERNDALE $115,500; State Route 55, 3 BR/1.1 BA Cape Cod, 1772 sf, 1.5 ac, blt 1950, LA: Prudential Peters Realty, Monticello/ SA: Prudential Peters Realty, Monticello

HIGHLAND MILLS $524,900; Caledonia Circle, 4 BR/2.1 BA colonial, 3300 sf, blt 2003, LA: Keller Williams Realty, Highland Mills/ SA: Better Homes and Gardens Rand Realty, Warwick

MIDDLETOWN $115,000; Deer Court, 3 BR/2 BA condo, 1508 sf, blt 2002, LA: ARC Realty #1 in Sales, Monroe/SA: John J. Lease Realtors, Middletown

MONTGOMERY $161,500; Bailey Road, 3 BR/1 BA ranch, 1248 sf, blt 1967, LA: Rita Levine Real Estate, Wallkill/ SA: Century21 E&M Williams Realty, Walden/ Montgomery

NEWBURGH $250,000; Wisner Avenue, multifamily, 6600 sf, blt 1987, LA: John J. Lease Realtors, Newburgh/SA: ARC #1 in Sales, Monroe

See Page 12D of today’s Classified Section for more Recent Sales & Local Loan Rates

Submit listings at homes. Deadline is Thursday at noon. Listings will appear two Sundays following date of submission. Questions? Call 346-3253.

New Hampton, NY Mininsink School Diningroom, & Kitchen û 2 BEDROOMS APT û Livingroom, 3 Bedrooms, 2 baths. Woodburning All Util’s Included!!! Stove. $1300/mo. Tentant pays Oil Hudson River View! Near waterfront & & Electric. 1 Month Security, 1 Month restaurants. New kitchen, marble Rent. No Pets. Call 201-573-0990 or flooring & balcony. 201-666-0055 - Call 845-554-9448 NEW WINDSOR NEWBURGH/MIDDLETOWN Barclay Manor-Newburgh (Two) 1Bdrm- prices starting at $800 - $950 Northwood Village- Newburgh Beautifully upgraded with new: Kitchen 1 Bdrm 1 Bth Condo $1200 Baths Carpeting, Pool & play area. LR, DR, Updated Kitchen Heat & hw incl. 1 Month Free Rent Ferry Crossing- Newburgh 2Bd, 2BA, newly renovated. Views of the Hudson River $1400 + utils Highland Village- Newburgh Spacious 2 Bdrm, 2 Bth Condo with finished basement NEW WINDSOR 1800 sq. ft. $1560 Plus Utilities Buttonwood- Middletown 2 Bdrm, 2 Bth, LR, DR, Laundry in Condo $1200 ½ Month Free Rent A caring community with 24 hour Call Sean 845-642-3284 emergency maintenance. Largest 1&2 (845) 564-2831 ext. 108 br with beautiful wood decks & play area. Heat and h/w included. No pets. Newburgh, Town 845.561.1180 Please visit us on the 1 Bedroom, Quiet location convenient web : to Rt. 9W 650 Month + utilities 845795-2257 NEWBURGH, CITY OF GRAND STREET

1, 2, & 3 BRS, Rt. 94 SPACIOUS

Make Your Home at




1, 2 & 3 Bdrms Avail

3 miles to STEWART Airport Apartment Community on well maintained grounds, with large new decks Beautiful country setting Very private Convenient to all shopping NYS Thruway & Route I 84&train On-site laundry facility On site maintenance Heat & hot water included ***********************


MOVE IN SPECIALS For Qualified Applicants

Starting at $895

Heat & Hot Water Included Spacious 1 BD & 1Bd Dens Air Conditioning, Pool Close to shopping. Close to transportation Call Today for more info.

(877) 871-7323 Mon- Fri 9-5

Call today for move-in specials!



$700 Month Including Heat. 1 month Rent + Sec Required. No Pets... Call 845-565-8355 NEWBURGH, Town of O 1 BEDROOM O Large rooms, A/C, freshly painted, new appliances & w-w-carpeting, separate entrance, large deck, w/d on premises, heat/hot water included, centrally located, non-smoker, no pets. Available Immediately $1,100/mo + 1 month’s sec. Call for appt. 845-564-3681 NEWBURGH TOWN OF 2 bdrms, open concept fl plan


in country setting, new wood flrs & carpet, new energy star appls, private patio, no pets/smoking. $1250 plus security. 845-566-7808



1 BDRM $925-$950 2 BEDROOM $1,170 1 Month Security Heat and Hotwater Included On-Site Parking Laundry Facilities On-Site Close to Shopping & Transportation 336 Old Forge Hill New Windsor New: Saturday Hrs 10am-4pm

845-561-1034 for further information PINE BUSH


4 BR & 2 BA Liv rm, computer room, kit, large pantry, dining area, offstreet parking, caNEWBURGH, TOWN ble ready, lovely grounds. 1st month’s rent plus sec. $1,400/mo plus utils. & garbage pickup. Avail 8/1. No pets. 2BD, 1BA EIK, LR, in duplex. Private Call 845-313-4539 with nice yard. No pets. $1,200/mo No utilities included. Security required. PINE BUSH Spacious 1 Bedroom in 2 family Country Estate. Very Private Nature Paradise With Scenic Views. $1100mo Utilities Included Security and Ref Required Please Call: 845-361-1388 Sell your home.


Call 845-565-0818 for more information

Advertise in the Times Herald-Record.



Beautiful Apartment All updated, w/w carpet, freshly painted. Private driveway, back deck & yard. $900/mo plus utils. Call 917-709-4612 PORT JERVIS


Sell your home.

Advertise in the Times Herald-Record

Apartments WOODRIDGE

Great Place to call home Belle Harbour Apartments 1 & 2 Bdrm units Free Heat & Hot Water


1 BR

Sunny living rm and dining rm. W/D 4 rooms with a fire place, all utilities hook-up, garage, near transportation, are included except cable. Maston park, and shopping. $1000/mo Lake Frontage. $1,000/per month , 1 Leave message 845-551-1184 month security + references. No Dogs. Please Call 888-2272 PORT JERVIS Must ask for Frank D !

Large 3 Bdrm Apt.

Newly Renovated, with private driveway & yard. $1000/mo. 1 ½ month’s sec. Must have references. Call 201-965-8851 PORT JERVIS NICE 1ST FLOOR 2 BEDROOM APT In Duplex Home $825 month Sec & ref’s required. Call 845-856-0525 PORT JERVIS Summer Specials for Qualified Tenants. Very Nice 1 Bedroom Apartments in Quit Setting, Laundry on Site, Mins From Hospital and RT 84, RENT + UTILITIES Call 845-778-4036 RedWood Apartments Van Burenville Road 2 Studio Apartments available $750 all included I month security 1 month rent Call 845-656-2399 ROCK HILL

3 Bedroom $1150 Includes all Utilities

Washer/dryer hook-up. New paint. Section 8 ok. Security & References. LOCATED IN TOWN. 845-794-0700

1 BEDROOM APARTMENT $850 Per Month Utilities Included

2BR/2.5BA Avail starting at $1250




Milton Townhouses

TO PLACE YOUR AD CALL 845-341-1100, option 5


1 and half Month Security Required No Pets - Off Street Parking Please Call: 778-1783

WALDEN BEAUTIFUL 1BR APT Heat, H/W & Garbage Incld W/large 2 room finished attic. Off st parking, A/C. 1½ mo sec plus ref’s req’d. $1,000 per month. Call 845-778-2633 lv msg WALDEN, Village of Large 2 Bdrm Apt. Overlooking Wallkill River UTILITIES INCLUDED air, pets extra. $1,250/mo.,1 month security.

Available Immediately. Call 845-222-0676

WALLKILL, HAMLET OF Charming Quiet Garden Apts EIK, Washer/dryer on site, lease & security. Sorry no pets. STUDIO AND 1BEDROOM $750 PER MONTH 201-953-5684 or 845-895-2791


Heritage Green Apts. Super Special

1Br, heat & hot water included. Excellent Condition, No Pets. 1 1/2 mo security required. Senior discount offered

845-987-2306 Selling Your Home?



Like NEW, w/large closets + LR, kit, + full bath, easy commute to Ellenville, Middletown + Monticello. Good ref’s, lease & sec req’d. Small pets allowed. $900/mo. Include heat/elec. 845-791-8808 or 516-984-8852

Homes for Rent

NEW WINDSOR Beautiful Well Maintained 1BR Condo In Continental Manor. Available September 1st. This unit has C/A, W/D, Water new carpets, pool, balcony, tennis courts. $925/mo. + Security Close to Stewart Airport, shopping & restaurants. IF INTERESTED CALL Mike Holland 772-538-0113

HIGHLAND MILLS TIMBER RIDGE COMMUNITY (New Development) 2 Bedroom Townhouse (could be 3) 2 Bath, 2 Car Garage, New Appliances, Brand New W/D, Monroe Woodbury Schools & Recreation Area. No Mowing & No Snow Removal $1800mo + Utilities 1 Month Rent, Ref’s and Sec Required Contact : 845-325-7511

WASHINGTONVILLE BROOKSHIRE CONDO 2 Bedrooms, 2Baths on 2nd floor. Avail 9/1. $1,450/mo plus utilities. Pets ok. Call or text 917-279-4372 WASHINGTONVILLE WEATHERVANE


1 BDRM APT 1st month rent $400

LIVINGSTON MANOR Small 3 Bedroom Avail Aug 1st, New Kitchen, 1 Bath, W/D Hookup, detached garage. Patio in back, Ref Required $800 + Security Please Call: 914-523-9466 MARLBORO

2 BEDROOM Country Cottage

2nd floor, hardwood floors, new appls, basement, new deck, washer/dryer. Pool/tennis. $1000/mo plus Private setting, Private fenced yard, utilities, security, references. nice view. All updates. Washer/Dryer. AVAILABLE IMMEDIATELY. 41200.month Security and refrences. 845-496-7302


Homes for Rent

Furnished Apartments Goshen/Washingtonville

Condos & Townhouses for Rent

ALL AREAS Realtor Fee only $795



Greenwood Lake WESTBROOKVILLE HOUSE FOR RENT COZY! 3 Bdrm., 1 CHARMING HISTORIC Bath, full Kitch., Fire Place, Large Yard COTTAGE & Deck, in cul-du-sac, WATER included. 2 BR & 2 BA Inquire about pets, $1075/mo + se- 2 acres Bucolic setting w/stream, percurity CALL: 845-216-9051 fect for 1/2, d/w & w/d. $1,185 month HIGHLAND FALLS, Village of Call 201-755-4574 3 BEDROOM MIDDLETOWN & 1.5 BATH WOODBOURNE NEWLY RENOVATED HOUSE 2 BDRM HOME w-w-carpet, hardwood floors, paint, plumbling, electric, full basement, front Private setting, fenced yard, all upporch, rear porch, nice size yard, quiet dates, w/d hook-up, fireplace nghbrhd. $1500/mo plus util, sec, w/insert, TVSD, no smoking, no pets, personal & employment ref’s. ref’s. Near West Point entrance. $950/mo + sec + utils. Call 845-541-0294 Pole Barn 40’ x 75’, tractor trailer Call 845-434-0441 accesable, door opening 14’ high & 15’ wide. Surveillance camera our classifieds help bring $1800/month. Close to Rt 17. our classifieds help bring readers to your door 845-342-5017 readers to your door MIDDLETOWN Available Space for Office & Retail At Campbell Plaza, Dolson Ave. Any Size Up To 15K SF. Great Anchors. Please Call: 845-425-9130 for more information

Selling Your Home? Selling Your Home?

Times Herald-Record Times Herald-Record Sell your home. Classifieds Get Results! Classifieds Get Results! Advertise in the Times Herald-Record Classifieds Get Results! Times Herald-Record. our classifieds help bring readers to your door




Homes for Rent WURTSBORO




Furnished Motel rooms w/micro, 1½ BR, great private quiet location, refrig, HBO & WiFi, all utilities trails/canal park, large front & back $135 to $175 Weekly yard, lots of space, w/d hook-up, $500 to $660 Monthly close to major roadways. $1,200/mo with kitchenettes $185 - $200 + plus utils. Ref’s a must. weekly $700 -$760 monthly + UC Call 845-807-7851 Taxes & Security, no pets 845.883.7395 June Special Only! Wurtsboro Village Duplexes CLEAN RANCH STYLE Sign a 6 month lease anytime-no tax. 1 & 2 BDRM UNITS with laundry hookup. QUIET . FROM $775/MO. NO FEE MONROE AREA MUST SEE!!! 845-653-1255 or 845-858-9979 Carpeted rooms w/priv. bath/, fplcs, ext. porches, patios, kitchen, W/D, free cable TV. All utils incl $775 & up Mobile Homes for Rent on Country Estate. N/S or pets. 845-238-2150 CIRCLEVILLE Beautiful home/trailer located on nice piece of prop. New kitchen, carpeting though out, 2 BR. $990/mo + gas & elec. Excellent refs req. Call 590-4141 or 692-2121


Selling Your Home?

MONROE, Mt. Lodge

2 Small Bedroom Home

1½ BAs, recreation room, xlarge laun- Large Deck, private yard, dog maybe. dry & storage, garage, large yard. Val- $875/mo plus 2 months security. HOMES/DUPLEX 856 - 4400 Washer/dryer avail. New carpet. Heat $750-MV Schools-2 BR Home-Private ley Central School. Quiet area. Plus utilities & credit check $1,200/mo + sec & utils. $925-Port Jervis- 2 BR-Hse- Form DR Please Call: 845-496-5007 & electric included. References reAvail. August 1st $975-Yankee Lake-2BR-3Br-Lake rghts quired. No pets. $735/mo. plus Call 845-457-3232 $995-Pond Eddy-2BR - Duplex w/ Dks security Sell your home. $975-Warwick-2BR-House-Deck-Yard Please Call 845-497-7665 $1100-MV Schls-3BR-2ndFl Hge Duplx MOUNT HOPE/HOWELLS E-mail $1100-Schola PA-3BR-1.5Ba-on 6 ac Beautiful 3BR home. New kitchen Commercial & Industrial $1195-Wstbrkvle-2 BR-w/Fam Rm. and applis. Located on a quiet piece Property for Rent $1200-Huguenot-3BR Ranch on ¼ Ac of property. $1500/mo+ utils CORNWALL $1200-Wrtsboro-3BR-1.5Ba-nr PK (approx $300/mo) Excellent refs $1200-Godefroy-3BR-1BARanch w/Yd required. Please call 845-590-4141 MAIN STREET!! $1275-M-Town- 3BR 2 Stry on Irwin STORE FRONT!! $1300-Scotchtwn-3BR-1.5BA TwnHse- PINE BUSH/ROCK HILL/WALDEN Approx 900SF, large storefront win- $1300-Goshen TN-2BR-Tri Plex All Utils 1BD house/renov/yrd/PB $695 dows. $800/mo + utils. 1 year lease. $1350-Blmbrg-3BR-1BA-Dplx-Pvt-Mint! 1BD nr conv/Walden $875 Available Immediately. No fee! $1400-M-Tn-Nice 3BR-1.5BA-C/A Nice 2BD apt nr conv/Walden $1000 $1500-Nw Wndsr-Sqr Vlg-3br-2ba-pool 778-2263 Wolfe Realty 219-5674 Smitchger Realty $1600-Scotchtown-3BR-Ranch-Huge 845-534-7874 $1750-MVSchls-4BR-2BARanch-2Ac ROCKHILL/EMERALD GREEN $2100-New Wndsr-4BR-2BA-Nice Hse û NEWER 4 Bdrms, 3 BAs û GOSHEN $2100-New Wndsor-4BR-Bi-Lvl-Yd Pool Finished Basement 3,000 Sq. Ft. Fully Equipped Go to Very nice area! Ideal Space for Physical Therapy Orange-West Realty 856-4400 973-652-1293 Spa or Exercise Facility 845-283-3623 BALMVILLE Spacious 3BR, 2.5BTH Private home. , 2-car garage, lg FR, GOSHEN CORP HAS OFFICE SUITES AVAILABLE gas FPL. Tenant pay utilities. $1650/mo From 600 to 2,100 SF spaces Town of Newburgh Diane Shumway Close to Courts, Banks, Post Office & 2BR/1BATH COUNTRY COTTAGE SUPrudential Serls Dining. PER CLEAN, lots of 845.244.2121/914.475.1300 Call 914-443-1113 storage,Washer/Dryer Hookup,Wood Flrs.rooms painted white, country CALLICOON GOSHEN kitchen w. walk-in pantry. sunlight fills Ideal location for your office rooms. front n back porch, fenced in 5 BEDROOMS or business needs. Office suites catered yard. near Rt. 9, Twn of Newburgh.By ON 100 ACRES to your needs. Close to all major Owner Harriet 718-909-7066 AVAIL on Delaware River. W/W carpet. highways. 7.10.13, Pet ok, $1250.00/mo. oil heat. 50 Miles From Middletown . Call 845-283-3623 $1000 Per Month plus utilites. TUXEDO MAYBROOK 570-937-4055 Sterling Forest State Park RETAIL SPACE FOR RENT Very Nice 2 Bedroom 2 Bath Cottage, Excellent space for a deli or conven2 Decks & AC. Easy Commute to NYC ience store. 1400 square feet, good & NJ. $1340mo / + Per Month location in strip mall. (No equipment) Please Call: 845-351-5907 Call 845-249-5290



our classifieds help bring readers to your door

Times Herald-Record Classifieds Get Results!



Sunday, July 21, 2013 ∂ TIMES HERALD-RECORD



TO PLACE YOUR AD CALL 845-341-1100, option 5

Sunday, July 21, 2013 ∂ TIMES HERALD-RECORD


open house step into your future


$895,000 OPEN HOUSE SUN 7/21 1-4 PM


$432,500 OPEN HOUSE July 21st 12-3pm


For more information call Diane Shumway 845.244.2121/914.475.1300



The Milich Team, Associate Brokers 845.565.0004 x337




Keller Williams Realty Hudson Valley United Hosted by Dulce Ferrera



$ 309,900


Dir: NYSThruway to Exit 6, to Route 17W. Proceed 14 miles to Exit 120 (Middletown). R on Rt 211 E approx 2 miles to GoshenTpk. At light turn L, continue to Pinto Road.



OPEN HOUSE SAT & SUN 1:00-3:00PM 555 South Plank Rd, Westtown, NY

Warm and inviting split level with lots of amenities. Ideal Mother/Daughter set up. Home offers 4 bedrooms, 3 full bathrooms and hardwood floors throughout. Family room has a beautiful fireplace. A section of the 3 car garage is finished and being used as an art studio, ideal space for home office or home based business. Deck in rear of house overlooks a beautiful in ground octagon pool. House is very well maintained and truly shows pride of ownership. Located in the Minisink School District. Beautiful country setting minutes from major shops, restaurants and highways. This is one not to miss!

Dir: 17M to Rt 6 left on South Plank Rd #555

Keller Williams Realty Hudson Valley United Hosted by Raymond Ali



$340,000 and Up!

Luxury Townhomes. Includes Oak Cabinets, GE appl & Kohler fixtures. This model is located on Pinto Rd #35. Come visit Ellen at the Open House!

GEOTHERMAL package for heat/AC/HW. No oil or gas bills. Save thousands. This Lexington Model is located in Beaver Dam Estates w/ 30 new homes. Open flr plan fully loaded w/ extras and upgrades. Come see for yourself!


Ellen Barrett 845-742-1131


Dir: Rt 17W to Exit 120, R-Rte. 211E, R-Chandler, R-Beaver Dam Rd, 2nd R-Tweddle Farm

Wallkill Schools New Construction 2297 SqFt. Bi-level. Still time for buyers to pick colors. Open floor plan. 4 bedrooms, 3 full baths, Hardwood floors, Granite Kitchen with island , Whirlpool tub, Gas fireplace, Deck off Dining Room. Patio off family room. Model Home 760 Orchard Dr MLS# 547303. ready for Fall Occupancy. Call Tracy direct 845-235-6333 Tracy Lockhart, Lic. RE Salesperson 845.565.0004 x312


Visit Marion Bruhns 845-744-8100




OPEN HOUSE SAT. 7/20 & SUN. 7/21, 12- 4PM

756 Orchard Drive

Dir: Rte 300 to Orchard Dr. approx 1 Mile on left. See signs

Ellen Barrett 845-742-1131


OPEN HOUSE July 21st 1-3 PM

24 Danielle Court

Dir: Rte 211 turn onto Chandler. Danielle Ct. ½ mile on left.

Dir: Rt 17W to Exit 124, N on 207, L on Scotchtown Ave, 3rd R on Murray Ave.



Ready for Occupancy. Move into this cul de sac neighborhood. This oversized bi-level has a lot to offer. Featuring 4 bedrooms and 3 Full Baths. Granite kitchen with island open to Living Room and Dining Room. Stainless Steel Appliances. Gas fireplace. Wood floors, whirlpool tub in master bath. Tray ceiling in Master Bedroom and Family Room. Valley Central Schools. A MUST SEE. MLS# 543298 Call Tracy direct 845-235-6333 Tracy Lockhart, Lic. RE Salesperson 845.565.0004 x312

Phase II has begun. Includes hardwood floors, granite counters, GE SS appl & Kohler fixtures. This Cambridge Model is located on Murray Ave #201. There are several models to choose. Come visit Ellen at the Open House!


If attention to detail is what you are looking for... you just found it! True pride of ownership. This unit was completely renovated in 2006. Updates include all new windows. Beautiful new kitchen cabinets, stone counter tops, ceramic floor and back splash, large pantry closet. Crown molding throughout entire unit. Both bathrooms have been completely renovated, new tubs, custom mirrors, custom cabinets, ceramic walls, ceramic floors and custom accessories. To make unit more energy efficient seller had additional insulation added under the floors in front section of unit. A must see...

Dir: Rt 17M to Cty Rt 78 to Wawayanda Ave. to Deer Run second entrance, first right Building 3 unit #154

$249,000 & UP!

$369,900 and Up! OPEN HOUSE SAT 7/20 & SUN 7/21, 12PM - 3PM HARNESS ESTATES

Center Hall Colonial 4BR Formal LR and DR, EIK, 2 car garage . All town services. Walk to town from this lovingly maintained Quaker Mill one owner home. ML# 543685 Call Kathy Milich direct 845.527.0830 & Lauren Cito 845.542.3062 for more info on this property!

Prime Properties

Serls Prime Properties


141 Harold Avenue

THE PINNACLE. Luxurious & NEW with fabulous North & South Hudson River views. Classic 2-story home w/grand entry, oversized deck, gourmet granite kitchen, 3-car garage. Elegant details throughout. Loaded w/extras & situated in prime location. MLS#532655 Prudential Serls Dir: Rt 9W to rgt on Balmville to lft on River to The Pinnacle on rgt.



18 Beautiful New 3 BdRm Town Homes with stunning views. 8 ready for delivery. 30 financing @ 5% down, no PMI to qualified.

Agent: MIKE

DIR: Follow signs from Rt 52.

Key Properties of the Hudson Valley 845-565-6100





99. 00 Print & Web packages

Call Jennifer Olsen for details. 845-343-7000 ext. 3600

Sell Stuff @ 845-343-7000


Sunday, July 21, 2013 ∂ TIMES HERALD-RECORD


Rate Pts. dn


15-yr Fixed 3.500 20-yr fixed 4.125 30-yr Fixed 4.375 15 Yr Fixed Jumbo 4.500 30-yr Fixed Jumbo 4.750

0.00 0.00 0.00 .500 .500

varies varies varies varies varies

TO PLACE YOUR AD CALL 845-341-1100, option 5

Fees APR Comments $545 $545 $545 $570 $570

3.591 4.200 4.431 4.613 4.816


Rate Pts. dn

Fees APR Comments



Please Call Muriel Boykin 845-346-3115 or Angel Barnard 845-346-3066








4.30 NYS Banking Dept.

HUDSON HERITAGE FCU 30-yr Fixed 4.250 15-yr. Fixed 3.250 3/1 ARM 3.000 7/1 ARM 4.250 Home Equity Loan 1.990 Home Equity Line 1.990

0.00 0.00 0.00 0.00 — —

— — — — — —

— — — — — —

4.346 3.784 3.081 3.208 1.990 1.990

0 0 0 0 0

5% 5% 5% 5% 5%

$0 $0 $0 $0 $0

4.50 3.63 4.88 3.30 6.10






30-yr Fixed Conf. 4.500 15-yr Fixed Conf. 3.625 30-yr Jumbo 4.875 5/1 30-yr 4.000 Construction Loan 6.000 Home Equity Loan (Fixed) 4.750

MID HUDSON VALLEY FEDERAL CREDIT UNION 30-yr. Fixed Conf. 4.500 15-yr Fixed Conf. 3.625 5/1 ARM 3.750 SONYMA Low Interest 4.625 SONYMA Achieving the Dream4.125

0 0 0 0 0

5% 5% 5% 3% 3%

Call Call Call Call Call




845-561-5607 Call Hudson Heritage at 845-561-5607 for more rates and mortgage options. Special rates, contact credit union for details.

30 Yr Fixed 15 Yr Fixed Fixed Construction 5/1Arm/Conf/Jumbo SONYMA

Rate Pts. dn



4.50 3.50 4.50 3.00 3.00

$145 $145 $145 $145 $145

4.521 3.529 7.367 2.930 3.498

0 0 1 0 0

20%* 20%* 10% 20%* 3%

800-451-8373 EXT. 5002 Now is a great time to purchase or refinance with rates at historic lows. Contact Denise Quinn at 845-522-3844 email address DQUINN@ MHVFCU.COM or Tim Zwart at 845-594-9056 or TZWART@ MHVFCU.COM.


APPLICATION FEE WAIVED ** Purchase or refinance. • Fixed and variable rates with choice of terms • SONYMA mortgages with down payment assistance

Apply online, or call to schedule your appointment with one of our mortgage consultants, any day of the week!

800-249-3832 **Limited time offer


Download Today!

This is space available for your company to display its lending rates!


Fast, Local Decisions -

Close your First Mortgage in 30 days!* EQUAL HOUSING


Member FDIC


Member FDIC

Trustco Mortgages Schedule Closing Date at Application 85% of our Loans close as scheduled!*



845-452-7323 $0


20-yr Fixed






15-yr Fixed






APR quoted assumes 25% down payment with no mortgage insurance requirement. Call us at 845-452-7323 to discuss your options!

This is space available for your company to display its lending rates!

Low Closing Costs -

No Points and No Tax Escrow required

Please Call Muriel Boykin 845-346-3115 or Angel Barnard 845-346-3066


15-yr Fixed 3.250 30-yr Fixed 4.500 FHA 30-yr Fixed 4.250

0 0 0

5% 5% —

Please Call 3.350 Please Call 4.559 Please Call 4.581


*Points include discount and/or origination fees. Interest only programs available. ‘=Fees(Application+Appraisal+ Credit+ Processing) 2nd Home, PRIMARY, 2nd Home, Investment, Land & Construction Loans Available. Primary, Investment, Land & Construction Loans Available


• Fast and convenient local closings

TRUSTCO BANK Your Home Town Bank

Rates change frequently - call for current quote today! Rates and terms quoted are for qualified applicants only. *e.g. 360 monthly payments of $5.52 per $1,000 borrowed **e.g. 180 monthly payments of $7.91 per $1,000 borrowed

• FREE preapprovals

For more info on our residential loan products call Deanna 341-5036

Please Call Muriel Boykin 845-346-3115 or Angel Barnard 845-346-3066


4.28 Competitive Closing Costs and Approval Within 24 hours. 3.30 4.66 Licensed Mortgage Banker, NYS Banking Department 4.17

NEW YORK 845-928-2845 — 3.980 NO INCOME LOANS AVAILABLE 0 3.416 0 3.336 "Best practices 0 3.510 lending" 100% Financing, Lower Fico Score, Better than Goverment Loans, Commercial Properties, your bank SBA, No Income. All With UNBEATABLE Rates and Service.

(Valued at $145)

845-341-5000 3.51 3.76 4.51

— — — —

Lic. Mortgage Banker NYS Dept. of Financial Services NMLS 1408

— — —

Member FDIC

5% 5% 20% 5%

SUPERIOR MORTGAGE CO., INC. OF 30-year Fixed 3.875 0.00 5% 20 YR Fixed 3.375 0.00 5% 15- year Fixed 3.250 0.00 5% FHA 30YR 3.375 0.00 3.5%


20% 20% 20%

• Fast and convenient local closings

0 0 — —

Rochester Home Equity, Inc. NMLS#20517 Licensed Mortgage Banker – NYS Banking Department 180 Office Park Way, Suite 2000 • Pittsford, New York 14534 (585) 263-4353 or (800) 797-6669 *30/**15 yr Rate - 30/15 yr APR

30-yr Fixed

Tax Free Cash - No Mortgage Payments Call Today for Free Information to See if a Reverse Mortgage Works for You Call Len Oslar (NMLS 65781) at 201-529-1401 M/F 8:30-5:00

0.00 0.00 0.00

• FREE preapprovals

30-yr Fixed 4.250 15-yr Fixed 3.250 30- yr Jumbo Non-Conf. 4.625 20-yr Fixed 4.125



3.50 3.75 4.50

• SONYMA mortgages with down payment assistance

APR quoted assumes 20% down payment w/ no mortgage insurance requirement. Call us to discuss your options.


10-yr 15-yr 20-yr

• Fixed and variable rates with choice of terms


4.523 3.665 3.365 4.648 4.148

Financing via 3rd party providers.

Hometown Bank

Registered Mortgage Broker

15 yr fixed 3.375 30 yr fixed 4.250


This is space available for your company to display its lending rates!


We Close Loans! 800-670-3110

*Information based on current closings. Circumstances beyond Trustco Banks control may delay closing. Please note: We reserve the right to alter or withdraw these products or certain features thereof without prior notification.

30yr Fixed 15yr Fixed 10/1 ARM 5/1 ARM 3/1 ARM

4.625 3.625 3.875 3.000 2.750

0 0 0 0 0

845-457-7700 20% 20% 15% 15% 15%

$450 $450 $450 $450 $450

4.657 3.668 3.683 3.183 3.158

Construction, Land and First Time Homebuyers. Rates and fees subject to change without notice. Your rate and term may vary and cannot be determined until you apply and are approved for a loan

This is space available for your company to display its lending rates! Please Call Muriel Boykin 845-346-3115 or Angel Barnard 845-346-3066

WALLKILL VALLEY S&L ASSOC. 15 Year Fixed Rate 30 Year Fixed Rate 3/1 ARM 5/1 ARM 10/1 ARM

3.750 4.500 3.125 3.375 4.125

0 0 0 0 0

varies varies varies varies varies

845-895-2051 — — — — —

3.810 4.571 3.175 3.395 4.195

Commercial & Residential Loans available. For more information contact: Commercial - Barry Sutton 895-2051 ext. 231 Residential - Melissa Flickenschild 895-2051 ext. 226

The Times Herald-Record assumes no liability for typographical errors or omissions. To display information, lenders only should contact Muriel Boykin 845-346-3115 or Angel Barnard 845-346-3066


Sunday, July 21st, 2013  

Sunday Real Estate Classifieds section from the Times Herald-Record and