7 Steps to Buying a Home in Ulster County, NY

Buying a Home in the Hudson Valley Region? It's most important to work with a local agent who is aware of the different communities and stays abreast of what's happening locally regarding the everchanging zoning laws for each town. Many investors are purchasing properties for Airbnb potential — and town laws are rapidly restricting that kind of usage. Your realtor needs to be aware of that and any other limitations for your property. That gorgeous farm next to the house you fell in love with is wonderful to have next door. Will it be a subdivision in five years, and drastically change the value of your home?

Work with me, a full-time, local agent, who stays aware of projects in front of the planning board and knows the local zoning laws. It's so important to make an informed decision and protect your investment.

Step 1 — Submit Your Purchase Offer

Once you’ve identified the property you would like to purchase you’ll be required to submit, in writing, your “purchase offer” with the purchase price and any contingencies such as financing provisions, house inspections, items to remain or to be removed from the house, etc. No accompanying deposit will be required when submitting your purchase offer. As your agent, I convey the offer to the listing agent. Then, the offer is accepted, rejected, or you and the seller negotiate until there is an agreed-upon purchase price.

Step 2 — Schedule Your Home Inspection

Paid for by the buyer and usually scheduled within 2 weeks of an accepted offer, home inspections typically include inspection of the structure, water supply, septic system, pests, and radon levels. NY State law requires that sellers provide a residential property condition disclosure or offer a $500 credit to the buyer at closing. Any repair issues as a result of the inspection are negotiated with the seller at this point.

Step 3 — Sign the Contract

Remember, the house is still being shown until there is a signed contract, so another buyer could emerge. Therefore, I always assist and urge my clients to perform their inspections and get signed contracts as quickly as possible. Some counties in NY use “fill-in-the-blank” standardized forms; sales contracts in our area are typically written by attorneys (here’s a list of attorneys) I’ve worked with over many years and highly recommend). If you’re applying for a mortgage, a contingency for a commitment letter will be made part of the contract.

Step 4 — Choose Your Lender

You choose a lender (here are a couple I recommend and trust). The lender will require current financial information and a credit report.

Step 5 — Wait for Your Appraisal

Once you have chosen a lender, they’ll order a certified appraisal from a licensed appraiser. A survey may also be required by the lender. The buyer pays for the appraisal and survey costs.

Step 6 — Get Ready for Closing

Along with your attorney, I’ll work closely with your lender to coordinate the closing and make sure everything that’s required is properly handled. Your attorney will order a title search, purchase title insurance on your behalf, and handle all aspects of the closing process. You’ll be responsible for obtaining a homeowners policy for the property prior to the closing. In addition to the down payment, mortgage, and attorney fees required by your lender, you’ll typically pay for the title search, a title insurance policy, your attorney fees, homeowner’s insurance policy, your prorated share of the annual property taxes, any property association dues, and any prorated heating fuel or utilities.

Step 7 — Get to Know the Community

Please know that the closing table is not the end of our relationship. Now comes the fun part. We touched on so little during the buying process about the lifestyle here. We were focused on offers, inspections, and attorneys. Now, let me take you to my favorite brunch spot, and share with you my love of gardening and the perfect local and native nursery. I'll tell you about all the local CSAs, swimming holes, hikes, the best trail in Minnewaska when the Mountain Laurel are in bloom, and when the blueberries are best for picking. Yes, this is just the beginning of an incredible adventure. Lucky you!

Here are some frequently asked questions about buying a home in New York’s Hudson Valley:

  • From the day of the accepted offer, I always let buyers know that closing will be 7 to 8 weeks. A cash offer might be quicker but this is what you should count on.

  • Once you have an accepted offer, which is a signed purchase offer from both you and the seller, you have 10 to 14 business days to have inspections done. When your offer is accepted it’s best to have your inspections done as soon as possible. It’s also best for the sellers so it’s a good negotiating tool.

  • Everything is a negotiation. We would hope the seller would be accommodating but legally if you ask for something to be taken care of due to issues that arise during an inspection, you no longer have an agreed-upon deal and the seller can move on to another offer. Generally, sellers will take care of issues that might be unsafe or prove to be a health hazard.

  • If you don’t buy a home in a village with municipal water and septic you will have a private well and septic tank. There’s no routine care but it’s important to have it cleaned out every 3 to 5 years. Your home inspector will advise.

  • As per the Department of State, real estate agents are not permitted to discuss the schools. I can advise you to check out this website though.

  • I advise buyers how to come in strong with an acceleration clause (if it applies) and make the terms as simple as possible with the seller’s wants and needs in mind. Often it’s not just about the money but the terms. For example, closing dates and an “as is” purchase are often helpful to the seller.

  • The Hudson Valley is just 90 miles from Manhattan and is a playground for anybody who loves nature, the outdoors, and really good food.

    One of my favorite quotes is from the writer, Edward Abby. "Wilderness is not a luxury, but a necessity of the human spirit, and as vital to our lives as water and good bread." I love that line.

    Every day is a new adventure, and I love sharing my favorite towns, country roads, swimming holes, and farm stands with my buyers.

    I don't just sell homes, I sell a lifestyle.

    Each little Hamlet and town has its own flavor, and I can help you decide which one you will love the best.

    Talk to me about the lifestyle you are trying to design, and I will hear you.

    Because I love what I do, I am constantly out and about previewing new homes that come to the market, so I can best send you the newest listings.

    I have been in the real estate business for 22 years.

    I know the homes, I know the locations, and I know the value.

    I have a team working in the background, but you and I will only work together. You and I will be the team. We will work together from the first day we meet to the closing table, and hopefully beyond.

    To my seller clients, I work with a professional stager, a professional photographer, to show your home from the best angle and in the best possible light.

    We will do video and drone photography, and get as many eyes on your home as possible.

    Pictures are so important, and professional photography makes all the difference in people viewing your home online.

    Digital marketing is key, and you will have a dedicated website page for your home and an Instagram promotion, as well as being featured on our multiple listing system, which feeds to Zillow, Trulia, Realtor.com, and a multitude of other websites.

    My communication skills are excellent, and you will never wonder what I am doing to try to market and sell your home.

    If you have any questions regarding real estate in the Hudson Valley, or just have a question about my favorite hike or restaurant, please feel free to reach out.

    - Anne Rajs, Hudson Valley Licensed Realtor

Client Praise

  • “Working with Anne on the purchase of our first home was an absolute pleasure! She went above and beyond in every aspect and I would work with her again in a heartbeat. She offered excellent advice during the home buying process, which is such a relief for first-time buyers. She always was accommodating to our schedule (since we were traveling to NY from out of state), and she always made herself available to us. Anne consistently followed up with us to make sure that we were on track to meet our closing date and would also check in regularly to see if we had questions. I always felt that I could reach out to her and would be met with a thoughtful response. She is a wonderful realtor and a kind and caring person. I am so grateful for her help and I would recommend her to anyone looking for a home in the Hudson Valley. She is incredibly knowledgeable about the area."

    - Annamarie Amato, Buyer, Lloyd, NY

  • “We were first-time home buyers and Anne was our broker for our weekend home away from home. Knowing close to nothing about buying a home, Anne was the perfect fit. She guided us from soup to nuts — providing us with referrals for local legal counsel, contractors for work on the house, and others who help us with regular home maintenance and the like. Her responsiveness was virtually immediate (and we pestered her with an endless list of questions — some having nothing to do with what you’d typically ask your broker). If you’re looking for someone to hold your hand through the process then Anne should be your first stop. Thank you, Anne! “

    - William Keh, Buyer, Accord, NY

  • “Anne Rajs is simply the best real estate agent I have had in 35 years of buying and selling houses. Anne saved me! I was not going to buy a property close to the river because of my flooding concerns. She gently suggested we see it again and investigate the flooding concerns. It turned out the property had survived two hurricanes (including Sandy) with no structural flooding. Because of Anne's guidance, I now have a beautiful property that I was going to otherwise reject. Anne has also worked with my daughter and son-in-law for buying and viewing properties for several years and they swear by her — as do I. Anne was always available, very hard-working, knowledgeable, and just fun. I highly recommend her because Anne is simply the best!”

    - Richard Ordway, Buyer, New Paltz, NY