Ann Delaney Beach Blog

Category: Seashore Real Estate

  • For Sale- Avalon NJ

    Another opportunity to purchase an “almost beach block” condo in Avalon (a second floor unit in this building sold last week).

    1st floor unit at 55 32nd Street, Avalon features 3 bedrooms, 2 full baths, central air, attractive kitchen with granite counter tops, tile floors in main living area, and off street parking.  $545,000 furnished. Currently a summer rental property- $2000 week in prime time.

    For more details: http://tinyurl.com/427zbgk  or contact me ann@anndelaney.com

    Thank you for your interest!

  • Holiday Weekend

    BIG weekend in Avalon and Stone Harbor, NJ. 

    Great weather and Memorial Day events.

    Also part of the entertainment:  the beach fill project in Stone Harbor.  As of this morning, the 107th and 108th Street beaches are next in line for new sand.  Once the areas are filled and groomed, beaches are re-opened to the public (currently, 115th Street and south). 

    By the way- the water to the right of the tractor is actually pumped in sand (mixed with water to push it through the pipe).  The water drains and the sand remains.

    P.S. Interesting article posted by a fellow blogger about the connection with sports figures and the Jersey Shore (including my boss Tim Kerr): http://www.goingtotheshore.com/my-blog/2011/05/local-sports-figures-at-the-jersey-shore.html 

    Stay cool!

  • Selling in New Jersey?

    If you are an out of state resident selling a vacation home in New Jersey, you may owe state income tax on the profit.

    In order to ensure payment of these taxes, the state has implemented new regulations that must be followed prior to settlement.

    The buyer (or buyer’s agent) files a notice of the sale to the Division of Taxation.  Because the state does not know the specifics of the gain on the sale, it sends out a form letter stating a required escrow amount (6.97% of the selling price!).  The seller should then submit an Asset Transfer Tax Declaration (TTD form) which details the original price and improvements made over the years, along with settlement costs- all deductions off the selling price. 

    These facts are reviewed, and a revised figure is provided by the state. 

    Bottom line:  the State of New Jersey is collecting the income tax on the gain from the sale (current rate of 8.97%) at settlement.  The funds collected are “estimated payments” for that tax year.  The seller then files a New Jersey tax return to settle up.

    Any good news?  Your home state will recognize the payment made to New Jersey- the gain is not taxed twice.

    If you have any questions, I am happy to provide information from my experience.

  • Sale Activity- Avalon & Stone Harbor

    In the past 2 weeks, 17 properties on the island have been posted as “under contract”.

    The median list price- $925,000; and a good mix of condo/townhouse units and single family homes.

    Grateful for a busy spring market!

  • Price Reduced- Avalon NJ

    Charming “grandmother’s cottage” located east of Dune Drive for convenient beach access.  Close to downtown shops and restaurants, too.

    Full size 50′ X 110′ lot provides options for future construction of a new 3 level home.

    Cape style home features 3 bedrooms, plus a sleeping loft, 2 full baths, main living area and an extra TV room, beautiful knotty pine paneling and wood floors, gas heat/central air, patio, sundeck, and a detached garage to store the “beach stuff”.

    $824,500 furnished.  For additional information:  ann@powerplayrealty.com

    http://www.powerplayrealty.com/sales/detail/248/169-31st-street

    Thank you for your interest 🙂

  • Bay Front Neighborhoods

    Looking to buy on the bay? 

    The bay front neighborhoods of Avalon and Stone Harbor, NJ offer unique features depending on your needs.

    The options range from a basic “fisherman’s cottage” to a massive, 3 story home with a pool.   There are bulkhead lots, and natural sandy beach lots (usually more phragmites than sand).   As expected, the dock area is often the featured amenity with expensive boat lifts and fish cleaning stations.

    There are bay front condos starting at $279,000 (1 bed/1 bath 9511 Sunset Drive, Stone Harbor), and three level side by side townhouse style units for $1,395,000 (new construction 613 Sunrise Drive, Avalon).

    A cottage on a small lot, $1,299,000 (charming renovated home at 320 86th Street); to an amazing custom home at the end of Pelican Drive in Avalon for $9,999,000!   On average,  bay properties are priced between $1,500,000 to $3,00,000; depending on lot size and age of the structure.

    For a list of specific homes/condos on the bay (or anywhere on the island!), send me a request:  ann@anndelaney.com

    I appreciate the opportunity to help…and will wave to you as I kayak by your dock   🙂

  • Avalon- Price Reduced

    Almost beach block…like new condition…and a glimpse of the ocean!

    Second floor condo with 3 bedrooms and 2 full baths.  Completely renovated- interior and exterior.

    $539,000 attractively furnished.

    55 32nd Street, Unit 4, Avalon NJ

    For more information ann@anndelaney.com   Thank you for your interest!

  • Open Crawl Space Vents

    I posted this last fall, and decided to re-post after working through yet another sale with mold in the crawl space.  Tips to avoid an expensive remediation:

    Our beautiful “Seven Mile” island…surrounded by the Atlantic Ocean, tidal creeks, and back bay.  There are many days when we can actually SEE the moisture in the air.

    This unique environment requires homes to be properly vented to prevent damage from moisture and mold. 

    1) Crawl Space: Open the foundation vents in the spring and replace the crawl space door with a screened door (Richardson’s Screen on 39th and Ocean Drive will make one to fit).  Or, replace the old aluminum vents with Smart Vents for even better air flow (and often lower flood insurance cost).

    Remove any debris in the crawl- especially wood products.  Left over decking is “lunch” for termites.  Unless your ground regularly floods, a vapor barrier is recommended (basically, a thick plastic cover for the dirt).  Close the vents/ crawl door in the fall to protect exposed water pipes during the cold months.

    2) Attic: The soffit vents (around the perimeter of the house) need to be clear of insulation.  Newer homes have ridge vents to help with air flow.

    3) Drainage:  Most newer homes do not have gutters.  This drives the home inspectors crazy!  Make sure water does not flow toward the house (and into the crawl space) after a heavy rain.  Also check the water flow from the outside shower- proper grading will help.  Trim landscaping away from foundation vents.  And, remember the old landscaping design with raised beds and railroad ties?  This is a termite and moisture combination that will ultimately cause major problems.

  • Market Stats- Avalon & Stone Harbor, NJ

    During the last 30 days, 23 properties sold (settlement) in Avalon and Stone Harbor, NJ.  The median selling price for all sales: $980,000.

    15 single family sales: ranging from a low of $624,000 for a newer cottage on Bower Court in Stone Harbor, to $3,035,000 for a custom 3 level home on a large lot in the south end of Avalon.  The median selling price for single family homes: $1,450,000.  There were 11 sales in Avalon, and 4 in Stone Harbor.

    7 condo/townhouse sales: ranging from $290,000 for a basic 3 bedroom condo in Stone Harbor, to $1,350,000 for a new 3 level, side by side townhouse style on the bay in Avalon.  The median selling price: $535,000.  5 sales in Avalon, and 2 in Stone Harbor.

    1 vacant lot in the west block of 14th Street in Avalon sold for $980,000.

    There are an additional 48 properties sale pending- with settlement scheduled within the next few months.  The median asking price for all properties sale pending: $972,500.

    If you would like additional information regarding buying, selling, or renting in the Avalon/ Stone Harbor area, please let me know:  ann@anndelaney.com   I appreciate your interest!

  • Price Reduced!

    South-end Avalon for $799,999!

    Totally renovated interior.  5 bedrooms, 3.5 elegant baths, plus a bonus 3rd floor loft.  Gas heat and central air.  Sundeck with southern exposure.  2 blocks to a wide beach.

    On the market for summer rentals @ $3300 per week in prime time. Purchase before the season and collect the rental income!

    Nearby: family owned deli on 68th Street, playground and bird sanctuary on 74th Street; Bay Park boat launch on 55th Street. 

    For more details and interior photos of 295 65th Street, Avalon NJ:

    http://www.powerplayrealty.com/sales/detail/245  

    and interior videos: http://www.youtube.com/anndelaneybeach#p/u/7/1z2OQdNFcGA

    http://www.youtube.com/anndelaneybeach#p/u/11/4WerHGppzBk

    Or contact me: ann@anndelaney.com

    Thank you for your interest!