Adirondack Real Escapes

7947 Brantingham Road
Greig, NY 13345
(315) 348-8428
Send email to A.R.E.

—> 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 properties on the market.

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.}

You should also note that the number of lakefront properties currently For Sale in the Brantingham community (all sources) is relatively high. That means there are several quality choices...

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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 are:

1 - A year round home on Pleasant Lake (adjacent to Brantingham) with garage. Large size lot and waterfrontage. Several improvements have been recently made. Valuation is $225k. Can be shown to qualified buyers.

2 - 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). The latest we have been told is that it is likely to 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 more Brantingham community waterfront properties for sale than in any time in my recollection (and I have been here over 65 years). For Buyers this is good news, as there are more choices than usually available. Several properties are good bargains. 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.]

$110,000 (Sale Pending): 750ą sq ft cottage - 3 BR, 1 B, FP; boathouse, 63ą feet of waterfrontage, .55ą acre [Lily Pond].

$180,000: 1100ą sq ft 2 story home - 4BR, 1.5 B; FP; appliances; 55ą feet of waterfrontage, .15ą acre [Foreclosure: Brantingham].

$180,000: 1850ą sq ft one story year round modular home with cellar - 3 BR, 2 B, fireplace, furnishings, 160ą feet of waterfrontage, .6ą acre [on Channel].

$189,900 (reduced): 950ą sq ft 1 story cottage - 3 BR, 1.25 B; two stall garage, boat stall, 110ą feet of waterfrontage, .2ą acre [Lily Pond].

$195,000: 2000ą sq ft two story year round home - 3 BR, 1 B; plus 1 BR apartment; two stall garage, 50ą feet of waterfrontage, .5ą acre [Lily Pond].

$195,000: 700ą sq ft 2 story cottage - 3 BR, 1 B, FP; 66ą feet of waterfrontage, .2ą acre [Brantingham].

$200,000: 750ą sq ft 1 story home - 2 BR, 1 B, FP; one stall garage; 80ą feet of waterfrontage, .33ą acre [Short Sale: Brantingham].

$225,000 (New Listing): 1150ą sq ft 1 story cottage - 3 BR, 1 B, FP, 54ą feet of waterfrontage, .13ą acre [Brantingham].

$225,000: 1000ą & 700ą sq ft 1 story cottages - 4&3BR, .75&.75 B; furnished; 100ą feet of waterfrontage, .3ą acre [Brantingham].

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

$245,000: 1600ą sq ft 2 story cottage w basement - 3 BR, 2.5 B, FP, two stall garage, one stall boathouse with room, 115ą feet of waterfrontage, 1.05ą acre [Brantingham].

$249,000: 1400ą sq ft 2 story traditional Adirondack seasonal cottage with attached large storage building (garage or additional bedroom) - 3 Bedrooms, 1 Bath; Stone Fireplace; fully furnished, good condition 1.5 stall boathouse, 117ą feet of waterfrontage, private and large well-treed .6ą acre lot.

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

$299,000: 2600ą sq ft 2 story year round home - 5 BR, 2 B, fireplace, wood stove, hot tub, appliances, large pavilion, one stall plus attached garage, 90ą feet of waterfrontage, .45ą acre [Brantingham].

$339,000: 1150ą sq ft 2 story year round home with small cellar - 3 BR, 1 B; furnished, old style garage, small two stall boathouse with sleeping room, 160ą feet of waterfrontage, .5ą acre [Brantingham] {FSBO}.

$339,000: 1900ą sq ft 2 story year round home with part cellar - 4 BR, 1.5 B; furnished, two stall attached garage, 66ą feet of waterfrontage, 1.5ą acre [Brantingham].

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

$375,000: 2200ą sq ft 1 story year round home with cellar - 3 BR, 3 B; furnished, 30ą feet of waterfrontage, .16ą acre [Brantingham].

$399,000 (reduced): 11950ą sq ft 2 story year round home with finished basement - 2 BR, 2.5 B; FP, furnished; detached 2 stall garage; separate furnished 1 BR, 1 B cottage with boathouse; 200ą feet of waterfrontage, .6ą acre [Brantingham].

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

$250,000 (reduced): 2300ą sq ft two story home - 4 BR, 2 B, appliances, FP, electric heat; one stall plus garage, 175ą feet of waterfrontage, 1ą acre [Lake of the Pines].

$375,000: 4800ą sq ft two story home - 5 BR, 2.5 B, appliances, FP, 3-zone oil heat; two stall plus garage, gazebo, 115ą feet of waterfrontage, .8ą 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:
1) The Brantingham waterfront community has NOT been affected by the "sub-prime" lending scandal, as no such loans were made here, and
2) There have been no foreclosures of waterfront properties in the Brantingham community, and none are likely.

Please do not make the error of assuming 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...