Adirondack Real Escapes

7947 Brantingham Road
Greig, NY 13345
(315) 348-8428

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Adirondack Real Escapes’ Listing Summary

(Plus ALL Other Local Lakefront Properties For Sale)

This is a brief summary about ALL lakefront properties for sale in the Brantingham community (that we are aware of) including For Sale By Owner properties!

We have more detailed feature sheets on all of our listings, plus brief summaries about all other local waterfront properties on the market.

The state has required that we say: "This information does not suggest that the broker has a listing in these properties, or that any property is currently available."

You can buy any Brantingham community non-A.R.E. listed property through us and SAVE. See this for more information about how it works.

{In the same vein I often get asked: how can a newly listed property get to be Sale Pending so quickly? The answer is: when I get a lead on a new listing the first people I contact are those who have signed a Buyer Broker Agreement with us. Since these are usually the more serious people, the new listing often gets sold before I have time to post it here.}

Note that the number of lakefront properties currently For Sale in the Brantingham community (all sources) is relatively low. That means you should act promptly when a reasonable choice is available...

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In this section I will alert you to any possible Brantingham area lakefront listings that we are aware are being considered. Here is what there currently is:

1 - A modern year round home on Brantingham Lake with double garage and boathouse. Attractive lot and waterfrontage. Many improvements have been recently made. No CMA has been done yet (estimate $400k). We have been told that it may be on the market in the near future.

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Below are the lakefront properties currently for sale in the Brantingham community (i.e. this includes all other brokers’ listings, and all For Sale by Owner {FSBO} properties that are now on the market):

BTW, we have a hard-earned reputation for telling it like it is, which sometimes is not what people want to hear. The current local real estate market status is that there are now fewer Brantingham community waterfront properties for sale than in any time in my recollection (and I have been here over 65 years). For perspective Sellers this is good news. Properties that are priced accurately will sell quickly. Avoid those that are not based on traditional, time-tested valuation methods.

All A.R.E. listing prices are fully supportable by a detailed market valuation, which is based on three comparable recent local sales — which we will gladly show you.

If you hire us as your agent (Buyer Broker), we will provide this same detailed market valuation information for ANY of the properties on this page, including those from our competitors and FSBOs. This service is free!]


[Note: none of the listings below are Adirondack Real Escapes’, as all of ours have been sold. That means we can act as your agent for any of the non-listed properties.]

$125,000: 750 sq ft gutted mobile home - 155 feet of waterfrontage, .35 acre [n Channel].

$130,000: 500 sq ft cottage - 2 BR, 1 B, FP; 33 feet of waterfrontage, .35 acre [Lily Pond].

$150,000: 820 sq ft 2 story cottage - 3 BRs, 1 B, 90 feet of waterfrontage, .3 acre [Brantingham].

$199,000: 2000 sq ft two story year round home - 3 BR, 1 B; plus 1 BR apartment; two stall garage, 50 feet of waterfrontage, .5 acre [Lily Pond].

$210,000: 900 sq ft 1.5 story cottage - 2+ BRs, .75 B, FP, two stall garage, one stall boathouse, 80 feet of waterfrontage, .4 acre [Brantingham].

$230,000 (Sale Pending): 1600 sq ft 2 story cottage w basement - 3 BR, 2.5 B, FP, two stall garage, one stall boathouse with room, 115 feet of waterfrontage, 1.05 acre [Brantingham].

$230,000: 950 sq ft 2 story cottage - 3 BRs, 1 B, FP, 1.5 stall garage, 75 feet of waterfrontage, .4 acre [Brantingham]. FSBO

$239,000: 1200 sq ft 2 story cottage - 3 BR, 2 B; unfinished cellar; two stall garage, 65 feet of waterfrontage, .3 acre [Lily Pond].

$250,000 (Sale Pending): 1300 sq ft 2 story cottage - 3 BR, 1 B, FP, one stall garage, 130 feet of waterfrontage, .5 acre [Brantingham].

$259,000 (Sale Pending): 1900 sq ft 2 story home - 3 BR, 2 B; two stall garage, one stall boathouse with room, 68 feet of waterfrontage, .2 acre [Lily Pond].

$299,000 (reduced): 1150 sq ft 2 story year round home with small cellar - 3 BR, 1 B; furnished, fireplace w insert, propane furnace; new septic; good rental history, old style garage (needs repair), small two stall boathouse with sleeping room, 180 feet of waterfrontage, .5 acre [Brantingham] {FSBO}.

$330,000: 1250 sq ft 1.5 story cottage - 3 BR, 1 B; furnished, double garage, one stall boathouse, 75 feet of waterfrontage, .8 acre [Brantingham] {FSBO}.

$350,000: 1800 sq ft two story year round newer home with basement - 4 BR, 1.75 B, wood stove, hot tub, mostly furnished, one stall boathouse, 105 feet of waterfrontage, .7 acre [Lily Pond].


Other local Lakefront Properties, but not on Brantingham Lake itself —>
[Note: these lakes are not connected to Brantingham, and motor boats are not allowed.]

$85,000 (Sale Pending): wooded building lot 200 feet of waterfrontage, .75 acre [Lake of the Pines].

$179,000 (Sale Pending): A year-round home, very good condition, three bedrooms, full bath, thermal windows. 200 feet of waterfrontage on .5 acre [Lake of the Pines].

$199,000: A year-round home on Pleasant Lake (adjacent to Brantingham). Very good condition, furnished, two bedrooms, office, full modern bath, glassed in porch, gas fireplace, air conditioner, thermal windows, steel roof, with a large detached garage. 130 feet of waterfrontage on .5 acre [Pleasant Lake].

$325,000: 4800 sq ft two story home - 5 BR, 2.5 B, appliances, FP, 3-zone oil heat; two stall plus garage, gazebo, 115 feet of waterfrontage, .8 acre [Lake of the Pines].

Note: All building square footage, waterfront footages, as well as acreage sizes, are approximate.
All information is believed to be accurate, but is not guaranteed.

We cobroke with all other local brokers,
and we can act as YOUR agent for any of these non-ARE listed properties.



What is the Status of the Real Estate Market in the Brantingham Community?


We have all heard a lot of negative reports about the current situation of real estate in the US. Two important things you should know are:

1) Real estate is a VERY localized matter, and it is totally inaccurate to make broad assumptions and conclusions about particular areas based on general conditions. The fact is that right now there are many areas in the US where real estate is doing very well.

2) The real estate problems that do exist in the US are NOT related to any deficiency with real estate as an investment, but rather are almost entirely due to greed and lack of standards on the part of many lenders.

The facts (to the best of our knowledge) related to property in this specific area are:
    a) The Brantingham waterfront community has NOT been affected by the "sub-prime" lending scandal, as no such loans were made here, and
    b) There have been very few foreclosures of waterfront properties in the Brantingham community, and those are due to other matters (e.g. divorces).

Please do not make the mistaken assumption that when a property is listed for $375,000 and sells for $325,000, that this is an indication of a drop in value. To our knowledge, all such cases were due to the fact that the $375,000 was an inaccurate valuation to begin with. In other words, it was not based on traditional, time-tested valuation methods, but more likely on what the owner said they wanted.

To give you more information on what is transpiring here, we will provide detailed market valuation information (three comparable recent local sales) for ANY of the properties on this page. This service is free for any of our Buyer Broker clients.



As we mentioned in our Welcome Letter, before we can show you any property, New York State law requires that:
    1) we discuss the matter of Agency with you, and
    2) that you make a written choice that you want us to represent you, or the property seller.
Here are some thoughts about this critically important decision.



If there are any questions about these properties, please contact the broker, John Droz, jr.
We are also working on some new listings, so let us know if you have other requirements
.
(Note: we cobroke our listings with other NYS licensed RE firms.)

Check out sample property ownership cost...

Return to the Welcome Letter...