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Lake Placid Real Estate Updates Tips For Buying in the Adirondacks

Margie Philo, Real Estate Broker & Owner

Margie Philo, Real Estate Broker & Owner

Berkshire Hathaway HomeServices Adirondack Premier Properties

Welcome to “The Brokers Suite,” our blog with updates about new listings, real estate buying and selling tips, and more real estate topics updated regularly. Stay up to date with the latest Adirondack and Lake Placid real estate market information. Find insider advice and tips to assist you in selling or buying a residential or commercial property in the Adirondacks.

"Where Experience Isn't Expensive, it’s Priceless."

Lake Placid Real Estate Market Expert

See below for our latest blog posts. Some posts are republished as part of the Berkshire Hathaway Home Services collection of real estate education content.

How to Negotiate with Difficult Sellers


Before you submit an offer to buy a home, you don’t know how the seller is going to respond. Some sellers are challenging – they don’t want complications or compromises. They can demand all-cash offers, no inspections and for you to pay over list price. The only thing you can do is make it hard for the seller to be difficult. Ask your Berkshire Hathaway HomeServices network professional to contact the seller’s agent to find out what the seller wants as far as terms, if they’re open to doing any repairs and if other offers are on the table. The Read More

January 21st, 2022

The Real Mortgage Rate – Or Is It?


Advertised rates look tempting, but don’t be fooled into thinking that’s the rate you’ll pay. You have to qualify to receive the best rates with excellent credit and work histories. According to  BankofAmerica.com, interest rates are the annual cost of a loan to the borrower expressed as a percentage. The annual percentage rate or APR, is the annual percentage plus other fees, including mortgage insurance, many closing costs, discount points and loan origination fees. The Federal Truth in Lending Act requires lenders to disclose the APR in advertising and in loan agreements. When you apply for a mortgage loan, the Read More

January 14th, 2022

January 2022 Newest Properties

RESIDENTIAL   LAKE CLEAR CHALET 2 BED  |  1 BATH  |  $329,000 A nice property outside the village with great outdoor yard space and close proximity to all outdoor activities.     UPPER JAY LOG HOME 4 BED  |  1 BATH  |  $425,000 Upper Jay 4 bedroom 1.5 bath Adirondack log home with detached 2 car garage and 1 bedroom 1 bath apartment being sold fully furnished.   BACK ON THE MARKET!  HISTORIC LAKE PLACID COTTAGE 7 BED  |  4 BATH  |  $1,300,000 A historic Lake Placid home in the prestigious Signal Hill area now licensed as a legal B&BS Read More

January 13th, 2022

Add Pizazz to Your Bland Kitchen


Neutral kitchens are supposed to complement any décor, but they can become bland over time. What can you do to make your kitchen more exciting? Make it artsy Art galleries have neutral walls because they don’t compete with the art, so hang a colorful abstract painting in a key location. Have fun with artistic-themed dishtowels, placemats, and dishes, instead of classic motifs like roosters and other farm animals or Italian chefs with curling mustaches. Try a washable rug or runner with a colorful modern pattern. Fold in some color Neutral décor is decorating for the next occupant of your home, Read More

January 7th, 2022

How Much Paint Should You Buy?

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Conventional wisdom says that it takes approximately one gallon of paint to cover a room up to 400 square feet, but this is a single-coat estimate is for a small room like a bathroom, according to Glidden.com. But other variables impact how much paint you should buy, such as the size and number of doors to the room, the height of the ceiling, the size and number of windows and whether you have crown molding, wainscotting and other decorative elements. Your favorite brand of paint most likely has a rough online calculation tool, such as BenjaminMoore.com, as well as a Read More

December 17th, 2021

Ways Your Monthly Payments Can Change


This is one of the best times to get a fixed-rate mortgage. Since interest rates have hovered near record lows for years, they’re bound to go up rather than further down. You could get lower mortgage payments temporarily with an adjustable rate mortgage or hybrid loan that employs a fixed rate for five years or so and adjusts to market rates when the fixed term expires. Your payment could reset to a much a higher and less affordable interest rate in the future. A far safer option is the fixed rate mortgage with a rate that never changes over the Read More

December 10th, 2021

December 2021 Newest Properties

RESIDENTIAL THE CASTLE HOUSE IN KEENE 3 BED  |  2 BATH  |  $575,000   The Castle House, built in 1890 is a Keene village landmark. This prominent 3 story Victorian has been meticulously restored in conjunction with the Historic Society. The woodworking, detail & craftsmanship is truly a work of art.     COTTAGE IN RAINBOW LAKE 3 BED  |  2 BATH  |  $159,900 A well priced home being sold below the newly appraised price of $185,000. Being sold as is with no deductions on the selling price.     HISTORIC PEACOCK FARM ON BEAR CUB 4 BED  |  2 Read More

December 3rd, 2021

Slowing Sales Create Opportunity


After an astonishing 114 consecutive months of year-over-year home price gains, existing home sales eased two percent on a seasonally adjusted annual rate between July and August 2021.  Have rising home prices finally become too much for homebuyers? Not yet. The median existing-home sales price rose 15% year-over-year, according to The National Association of REALTORS (NAR), largely due to a continuing dearth of available homes for sale. Existing supplies nationwide are at a meager 2.6 months on hand, which means that at the current sales pace, supplies would end quickly. Most impacted by slim inventories and rising prices are first-time Read More

November 26th, 2021

Should You Refinance To 15 Years?

Appraisals establish the value of a given home, making them extremely important to lenders, tax authorities, the housing industry, the economy, builders, buyers, and sellers. They’re integral to building home equity and wealth, giving advantages to some homeowners and disadvantages to others. Many lenders use automated valuation models to save time and money more so than to limit human bias, but historical data submitted by appraisers with conscious or unconscious bias, particularly in majority black and ethnic areas, may be subject to decades of undervaluation. Appraisers limit competition by requiring candidates to undergo apprenticeships to become licensed, yet  Octoberresearch.com found Read More

November 19th, 2021

Compare Interest Rates And APRs


When you apply for a mortgage, you may not pay the advertised rate. The best rates are for those homebuyers with the best credit scores. However, lenders are competitive, so you’d be wise to apply to several lenders at once. You’ll receive a loan estimate that you can compare side-by-side. First, compare the interest rates. According to Nerdwallet.com, there are many factors that affect interest rates, from the economy to inflation, to the Federal Reserve’s overnight borrowing rates to banks. You can’t do much about that, but you can influence the factors that lenders look for. If you have a Read More

November 12th, 2021

November 2021 Newest Listings

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RESIDENTIAL   NEWLY BUILT AT THE WHITEFACE CLUB 3 BED   |   3 BATH  |   $1,395,000   A newly built home on the 16th golf fairway with affiliation to the Whiteface Club Resort amenities. Conveniently located just steps to the Golf Clubhouse with restaurant, Lake Placid lakefront sandy beach, tennis courts and 2 additional restaurants.     SEASONAL CAMP ON BARTLETT CARRY 1 BED   |  5.5 ACRES  |   $159,000 Enjoy a peaceful, wooded setting with plenty of wildlife in this private seasonal camp.   PRIVATE CHALET IN SARANAC 2 BED   |  2 BATH   |  51.49 ACRES  |   $395,000 his property Read More

November 5th, 2021

Planting Winter Garden Vegetables


According to some experts, the term winter garden is a misnomer. Winter garden plants mature and are ready to eat when the winter months come around. They’re able to tolerate chilly rains and big drops in temperature. With the right timing and care, you can cultivate your own winter vegetable garden that will provide delicious produce. Planting should begin mid to late summer or early fall. You can build a cold frame that covers your crops, protecting them against seasonal winds and frost damage while they utilize the sun to grow, and reuse the frames for seed propagation in spring Read More

October 29th, 2021

Shopping for Antique and Vintage Furnishings


Mixing antique and vintage items with your contemporary furnishings can add elegance, character and personality to your decor. They can enhance a modern interior with an interesting eclectic vibe. An antique must be 100 years old or older, while vintage is any item over 20 years old that’s iconic of an identifiable style like Mid-century or Craftsman. Take some time to train your eye to quality by visiting numerous outlets for specific furniture or accessories. Plumdeluxe.com advises that any piece with provenance in good condition can be valuable. You can get good deals on pieces that need work, but keep Read More

October 22nd, 2021

Buying Land to Build a Luxury Home


A primary or second home by the ocean, lake, mountains, or desert could be heavenly, but hard to obtain in today’s warp-speed real estate climate. So why not build the home of your dreams on your own land? You may already have a favorite vacation spot or a location in mind. Your Berkshire Hathaway HomeServices network professional can help you acquire the lot or acreage you want or refer you to a qualified rural specialist. This is important because experts know what you can and can’t do on your land. They research easements, deed restrictions, zoning laws, pre-construction permits, floodplains Read More

October 15th, 2021

Tree Trimming Basics

If you’ve got dead limbs, branches growing into power lines, branches overhanging your house, or tree growth that obstruct visibility for vehicles and pedestrians, it’s time to do some tree trimming. Home insurer Allstate.com says there are three basic reasons for trimming your trees. In order of importance, they are: Falling tree branches are dangerous for anyone on your property and can cause damage to your home. Tree health. Dead or diseased branches harm the tree. Pruning helps the tree develop core strength. Trimmed trees are more attractive and grow healthier fruit, flowers and leaves. You can trim trees yourself Read More

October 8th, 2021

All About Energy Star®


Energystar.gov offers a treasure chest of goodies and information for homeowners. From tax credits and rebates to referrals to qualified contractors, you’ll learn about Energy Star®-certified products you can purchase and install in your home that save energy, money and the environment. The energy star program was established by the Environmental Protection Agency (EPA) to benefit consumers by encouraging manufacturers to create the most energy-efficient and cost-effective products in about 75 categories. Since 1992, Energy Star and its partners have saved U.S. families and businesses trillions in kilowatt-hours of electricity and helped them avoid more than $450 billion in energy Read More

October 1st, 2021

October 2021 Newest Properties

RESIDENTIAL ADIRONDACK HOME ON DANIELLE 3 BED  |  2 BATH  |  $649,000   An exceptional quality “Cedar Knolls” constructed home conveniently located with approximately 460 ft of waterfront on the Potash Brook. Whiteface Mountain is a short ride away for skiing. CLICK HERE to view more.     SPLIT LEVEL HOME ON CHERRY 4 BED  |  2 BATH  |  $549,000 A wonderful and peaceful Lake Placid neighborhood with no village taxes, this renovated home has just added a new main level master bedroom and a full bathroom. CLICK HERE to view more.       WATERFRONT PORK BAY CAMP 3 Read More

October 1st, 2021

The Work Shed Trend


Working from home during the pandemic allowed jobs to be saved, but posed challenges in terms of productivity, and performance. Now, homeowners are building or buying work sheds to get the privacy they need to work, create, and produce. A work shed can offer physical as well as psychological distance. If you’re at home, you’re accessible, but less so if you’re not in the house. A work shed says “Don’t bother me when I’m in the shed unless it’s really important.” A shed can be outfitted with enough electricity, storage and furnishings for homeowners to work in comfort. They can Read More

September 24th, 2021

Is It Time to Build Your Luxury Home?

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The April 2021 market report from the National Association of REALTORS had a seeming contradiction. It was the third month in a row that existing home sales declined, yet home prices hit an all-time high of $329,100. Typically, when home sales fall, prices dip as well, signaling a developing softness in the market. But thanks to a perfect storm of circumstances, buyer demand is stronger than ever, despite rising mortgage rates and less affordability. Housing supply is down over 28% with the unsold inventory at a two-month supply, down from a 3.3-month supply from the previous year. Properties lasted 18 Read More

September 17th, 2021

Vacation Home Sales Skyrocket

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The pandemic caused many people to try to grab more enjoyment from life, as evidenced by the latest vacation home counties report from the National Association of REALTORS® (NAR). In 2020, vacation home sales rose by 16.4%, outpacing the overall growth in existing-home sales of 5.6%, and in 2021, vacation home sales increased 57.2% year-over-year compared to the 20% year-over-year growth in total existing-home sales. Median existing-home sale prices in vacation counties, those areas where at least 20% of homes are purchased for seasonal, occasional or recreational use, increased 14.2% compared to 10.1% in non-vacation home counties. What’s driving the Read More

September 10th, 2021

September 2021 Newest Properties

Adirondack Retreat In Jay - Aerial Exterior & Mountains

RESIDENTIAL ADIRONDACK RETREAT IN JAY 2 BED  |  2 BATH  |  $595,000 Meticulously maintained and beautifully crafted Adirondack retreat with nearly 46 acres, this 2 bedroom and 2 full bath is a year-round home. Ideal getaway for your next vacation home with fabulous views of the mountains.     SUNSHINE LOJ AT THE LAKE PLACID CLUB 5 BED  |  3 BATH  |  $1,195,000 Custom home built by the prominent and renowned architects Skidmore, Owings & Merrill in the mid century style reminiscent of Frank Lloyd Wright that overlooks the 14th hole of the Lake Placid Club Mountain Course.   GRAY Read More

September 7th, 2021

August 2021 Newest Properties

RESIDENTIAL CHARMING COTTAGE ON VICTOR HERBERT 2 BED  |  2 BATH |  $695,000 Location Location Location. Charming one level Adirondack cottage is walking distance to everything in the village and the lakes.   MANUFACTURED HOME IN VERMONTVILLE 4 BED  |  2 BATH |  $235,000 A very attractive property not far from the center of Vermontville that offers privacy and enjoyable space. Exterior of the property has a small barn area, kids play train, pool and perennial gardens which are abundant with both pear and apple trees.     AFFORDABLE HOME IN VERMONTVILLE 2 BED  |  1 BATH |  $79,900 Affordable Read More

July 30th, 2021

July 2021 Newest Properties

WATERFRONT LONG POND CAMP 7 BED  |  6 BATH  |  $4,495,000 A private classic Adirondack Retreat, “Long Pond Camp” located on 781 acres with two privately owned lakes and a pond. Long Pond Lake is a mile long, 45 ft deep and Lake Francis with hiking trails. Ski Titus or Whiteface Mountain, and golf at the Malone Golf Club a 36 hole Championship course.   COZY SARANAC LAKE CABIN 1 BED  |  1 BATH  |  $245,000   Upper Saranac Lake deeded common beach frontage comes with this cozy, rustic cabin in the woods! Large deck for relaxing day or night. Read More

July 9th, 2021

June 2021 Newest Listings

RESIDENTIAL ADIRONDACK CONTEMPORARY ON COBBLE HILL 5 BED  |  2 BATH  |  $785,000   Adirondack contemporary situated on a lovely 1 acre lot with mature trees, privacy, and a fenced backyard. With character reminiscent of the Frank Lloyd Wright era, this home has a spacious open concept living with a massive stone fireplace in the living/great room, updated kitchen, five bedrooms, and a three car attached garage. CLICK HERE to view more.     ADIRONDACK FARMHOUSE IN JAY 5 BED  |  4 BATH  |  $399,000   This home is a gem in the sought after hamlet of Upper Jay. The Read More

June 11th, 2021