Connecticut Magazine Ranks Easton the Best Small Town in CT for 2012

... and we definitely agree.  Every year, Connecticut Magazine ranks the state's 169 towns and cities, places each town in its appropriate population category, and then ranks them on the quality of schools, the local economy,  cost of living, crime rate, and local leisure.

Easton comes in at Number 1 in  the 6,500 -10,000 population category.

Connecticut Magazine said it best- "The small Connecticut town is a cherished American icon", and anyone who lives anywhere near Easton  would definitely agree that this town is the epitome of that icon.

Here is some more information about this lovely town,  and if you are looking to buy or sell a home in Easton,  we are here to help.

Easton, Connecticut Quick Facts: Land area is approximately 27 Square miles and the elevation is 393 feet. Incorporated in  1847, Easton currently  has about  7,600 residents in 2,550 households, 93% of which are owner occupied.  Approximately  25.4%  of the housing stock was built prior to 1950. The 2011-12 Property tax rate for Easton is 22.95 mills.

Check out our 12 page detailed demographic report HERE.  

OUR INTERVIEW WITH THE DAILY EASTON PUBLISHED ON JANUARY 12, 2012

The town of Easton, Connecticut is one of the most beautiful and quaint towns in Fairfield County. There is no real commercial development, except for a village store, one gas station, and a number of older working farms. The well-known Aspetuck and Hemlock Reservoirs are just two of three, formerly owned by The Bridgeport Hydraulic Company, which is  now known as the Aquarion Company that service many of the surrounding towns. This watershed area comprises almost 40% of the entire town of Easton. The area surrounding these reservoirs is as picturesque as a postcard. On your scenic drive in Easton, expect to see an old barn, many historic homes, and plenty of stately manors. 

The town of Easton  boasts over 7500 acres of preserved land, and you will encounter old-style colonial stone walls everywhere you go. It would not be uncommon to see someone riding a horse here, either privately owned, or from one of the local stables like the Lion Hill Riding Academy. The eighteenth century charm and seclusion is evident throughout the town, which has masterfully planned a mix of vintage homes with newer regal homes, while maintaining its rural beauty.

Founded in 1757, but not incorporated until the 1847, Easton's beginnings were brought upon by men from the Parish of Fairfield. Easton was favored by Redcoat and Colonial troops during the revolutionary war. In 1797, Samuel Staples founded the first 'free' school in Easton, so that rich and poor could both receive an adequate education. The fund for the poor exists today, and is known as the Easton Town Deposit Fund.  

This town's current ambience is that of a quiet residential community. The rural character of Easton has been steadfastly maintained over the years, while still allowing minimal residential growth. Zoning still requires 3 acres lot size in over 90% of the town. Housing is strictly single family residences, with no apartments, condominiums, or industry.

The Connecticut Golf Club and the Aspetuck Valley Country Club offer a low key social setting in town, while bordering towns offer varied social happenings.

If you have a question about buying or selling Real Estate in Easton, and are in need of representation, I invite you to contact me. I know the market like the back of my hand, know marketing inside and out, am a skilled negotiator- and I'd love to be on your side :) - Judy

The Difference Between a Basement and a Cellar

You have heard some people refer to the area of a home that is below grade as a cellar, and yet others call it a basement. Is there a proper term for this area of your house?

Your parents or grandparents may refer to the area of their home that is below grade differently than you do.  The way that your family has referred to the lower level of their home may also have a big influence as to how you refer to it as well.

Sometimes different areas of the United States have different regional terms that describe houses- for example you might find many ramblers for sale in California, and in Connecticut you might only think of a Rambler as an old model AMC automobile. A rambler, for those of you in Connecticut and on the East Coast  is what we call a ranch.

What about condos and townhouses? Around here, they are not really interchangeable terms, although a condo is referred to as a townhouse in many parts of the U.S.  In Fairfield County, a townhouse IS A CONDOMINIUM, however, specifically it is only a two-story condominium, and that would be the only way that description that would be accurate in this neck of the woods.

... and in Manhattan, as another example, you OWN your apartment, and that would generally be a co-op. In  Connecticut, we refer to apartments as homes, condos or multi-family dwellings that we reside in, but pay rent to a landlord, and do not own.

Back to the cellar vs. basement-

A cellar is generally referred to  as a below grade area of the home that is NOT finished. It may or may not have a dirt floor, stone foundation,  or an 8' ceiling height.

The term basement is used more frequently and refers to the below grade, or partially below grade area of the home which may or may not be finished, may or may not have an 8' ceiling height- the difference being that it is "finishable".

All that being said, I wouldn't change your personal  terminology if you prefer one descriptive term  or the other - everyone will know what you are talking about.

And if you are ready for your next home, whether you require a cellar or a basement, please don't hesitate to contact me. I'd love to be of assistance :)

And a note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of an Realtor to represent you, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

Why Your Purchase or Sale May Not be Considered an Arms Length Transaction.

You may have heard the term before and thought that it probably did not apply to you, or that it didn't really matter one way or the other. But it can, and it does- and it also applies to your home purchase or sale with non-arms length transaction(s) that were recently consummated in your immediate neighborhood.

An Arm's Length Transaction  has no direct or indirect relationship with any party involved in that transaction, with the few exceptions being Spousal buyouts, an interest buyout of inherited property, or a gift of equity.

A NON-Arms Length transaction (NAL) will have a Conflict of  Interest (COI)  A Conflict of Interest may arise when any party to the transaction has a direct or indirect personal, professional, or financial relationship with any other non-borrowing party.

Some examples of Conflict of Interest include:

The Realtor or Lender is selling  the property you  are buying. Recent developments in lender requirements  may necessitate the need for the buyer  to obtain TWO bank appraisals rather than just one. (Just a note- you may want to negotiate that additional cost  if you are buying a property that is owned by a Realtor)
The Builder of the home is also a Real estate Broker.
The broker or Realtor is representing either him/herself AND the buyer in a purchase or sale.
The buyer works for the lender.
The seller is the Lender's employee, or is related to, or associated with the seller of the property

Here are some examples of  potential NON-Arm's Length Transactions.

Purchasing with intent to "flip" the property.
Properties purchased at auction.
Short Sale Transactions with a recent Notice of Default and a purchase price  that is less than what is owing on the property.
Contractors or sub-contractors as purchaser.
Purchasers  who are in the real estate, financing, or construction trades.
Employee purchasing from an employer, or any parties related by a business relationship.
Parties related by blood, marriage or domestic union or partnership.

Non -Arm's length transactions will have a negative effect on property values, and appraisers can identify them quite easily when appraising a home.  The presence of any conflict of interest  in your transaction should always be disclosed to the other party, and in some instances, it's the law.

If you have any questions about these types of transactions and how they can or may affect you, contact your attorney for clarifications.

 And a note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of an Realtor to represent you, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

Why is it That the DAY You Decide You Want That House, Everybody Else Does, Too?

The home could have been on the market for a year, and the day you decide to put an offer in on it, all of a sudden there's one or more bids on it.

If you just put in an offer a week earlier, and you would not have not had any competition, but instead  now you have to compete with other buyers for that house.

As an agent who gets into these situations with my buyer clients, even I get frustrated. Some agents don't always tell the truth (see this prior post as an example)  and I  get skeptical too. When I  submit an offer on behalf of a buyer-client only to hear from the listing agent that there is one or more offers on the table I have to question it, too.

As a buyer's agent, it is my duty and my job to check out this type of claim as thoroughly as I possibly can, however most of the time, I must take the word of  the listing agent.

For the record, I don't like this scenario any more than you would,- it just seems to be Murphy's Law. The best way to avert this is when you find a property that you like, to place an offer on it as soon as you are ready, and not give other buyers the opportunity.

And a note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of an Realtor to represent you, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

What Should You Include with your Offer to Purchase?

When you decide to make an offer on a home that you intend to purchase, think about what accompanying information or documentation that might be a good idea to include. It might make the difference between you getting the home of your dreams and having the sellers overlook your bid, whether it's for an offer on the table  that seems "better on paper", or  the anticpation of a better offer to come.

Of course, there is certain information that is standard on any Offer to Purchase Agreement, but that shouldn't mean that you stop there.

Standard Information to be  included in your offer besides the property address and the buyer(s) and seller(s) name:

What personal property is to be included in the sale, and excluded for that matter-if anything.
One percent earnest deposit, and details on when  the remainder of the deposit  is to be paid.
Mortgage amount and contingency date.
Closing date.

Most agents, including myself will insist on a mortgage pre-approval letter that either has a dollar amount noted that is sufficient for the property, or tailored to the property address itself.

There are times when an introductory letter to the seller (that is prepared by either the buyer or buyer's agent) can be KEY to getting an offer accepted.

For example- If you are in a multiple bidding war (and it does happen , even in a buyers market)  then a short introductory letter to the seller that is included with your offer can set you apart from the competition- just because you or your agent took a few minutes to write it. What you would put in that letter is entirely up to and certainly ust be geared to that particular home and specific to the seller. Trust me, they all appreciate the thought.

Another example is when there is an absent seller who is unaware of the condition of the property. A few pictures say a thousand words, and so does your willingness to work with homeowners who have a property that is in need of repair. The same works with a price adjustment. That is something that I have done, and will continue to do for my buyer clients.

It can really boil down to the little things which can make all the world of difference when it comes to buying or selling a home successfully.

Leave no stone unturned, and no opportunity wasted.

And a note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of an Realtor to represent you, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.