July 4, 2013 - watch the video of the 3br ranch for sale
in a gated community called the Villages at Huntington
in the Half Hollow Hills School District
FOR SALE - Posted July 4, 2013
2 Wendell CtMelville, NY 11747
(Half Hollow Hills School District)
July 4, 2013 - 3 Bedroom Ranch In A Private, Gated Community In The Half Hollow Hills SD#5, Large Granite Eat-In Kitchen, Stainless Steel Appliances, Cathedral Ceilings, Wood Floors, Large Property On Cul-De-Sac, Stone Patio, Swimming Pools, Tennis Courts, Basketball Courts, Playground, Beautifully Landscaped Parks, 24-Hour Manned Guardhouse, Unlimited Parking For Guests, Snow Removal.
Contact Agent:Hector GavillaLicensed Real Estate BrokerLIP REALTY516-526-8557 (cell)
More examples of Long Island Ranches in Gated Communities below:
Below is another video of a Previously SOLD RANCH in the Villages at Huntington that is NO LONGER AVAILABLE.
The above video was a ranch in a gated community in Long Island that was already sold. Long Island Ranches in a gated community provide a home with no steps and a sense of security. There is a 24 hour manned guardhouse at the entrance of the Villages at Huntington. If a potential homeowner desires a beautiful home where everything is on one floor, but does not want a condo, then a ranch in a gated community in Melville of anywhere in a Long Island Gated Community could be a great option.
Contact Agent:Hector GavillaLicensed Real Estate BrokerLIP REALTY516-526-8557 (cell)
Gated Communities are becoming more popular on Long Island for many reasons, but it does come with a price. Just like any organization there must be an entity who manages the day to day responsibilities of these types of communities.
What is a gated community? This is typically a private community that restricts access to invited guests and its residents only. A security guard and/or an automated gate will stop cars before allowing them to enter the community. The streets and common property are usually owned by the community and they are solely responsible for maintaining everything. Besides security, many communities offer additional amenities such as pools, clubhouses, gyms, restaurants, and golf courses.
It is the Homeowners Association's (HOA) responsibility to manage the community. A typical HOA Board consists of about seven members elected by the residents each year. The actual number of board members is mandated in the by-laws and offering plans of the communities. Each of these board members must own a property in the HOA and they each have equal voting power regardless of the number of properties each may own. Each member has one vote on major decisions. Once they sell their properties they immediately must resign their board positions.
One of the HOA responsibilities is to collect the dues from residents on a regular basis to maintain all the amenities they have to offer. Because the HOA Board members are also residents they must also pay the same dues as everyone else. Typically, the HOA will hire a property management company to take care of collecting the fees for the HOA.
The HOA is also responsible for hiring all vendors to help them maintain the property and other amenities. Vendors include property management company, security guards, lifeguards, landscapers, restaurant employees, gym employees, golf employees and so on. The more amenities a community offers, the more employees it will need to hire.
Managing an HOA is a full-time job. Many HOAs will allow the property management company to do the managing of the day to day affairs. The HOA usually approves all third party companies are hired. Depending on the HOA Board, they could relinquish this responsibility to the property manager. Some HOAs might prefer to pay the property management company one flat monthly fee to take care of everything for them. Other HOAs might prefer to pay each vendor directly in order to have more control of the costs. It all depends on who is on the HOA Board.
Occasionally vendors may increase the prices they charge the HOA for their services. Each time this happens, the HOA must decide to accept the increases, negotiate with vendor, or a hire a new vendor. To avoid surprises, most HOAs will enter into a contract for a period of time that protects both parties. If the HOAs always agree to pay the higher prices, this will have an adverse effect on the monthly dues paid by every resident.
A Homeowner Association (HOA) is not the same thing as a co-op community. Each resident owns the property and the HOA cannot violate any Federal or New York State Real Estate laws. Unlike a co-op board, the HOA Boards and Condo Boards cannot stop homeowners from selling their properties to whomever they want. The HOA board cannot interview potential buyers to approve or disapprove of them. They also have no authority to approve a sale unless the HOA has placed a lien on the property for unpaid dues. Some HOAs and Condo boards might have a right of first refusal which means that they want the right to make a better offer than the currently accepted offer.
The HOA has the right to be paid for any unpaid dues. The HOA has the legal right to place liens on properties that owe substantial money to the HOA and any expenses incurred to the HOA to maintain the property. Before conveyance of property can take place, the HOA has the right to demand that part of the proceeds of the sale be used to take care of the past due amounts. A property lien will usually prevent the sale from taking place until that lien is satisfied.
http://www.liprealty.com/ LIP Realty, based in Melville, just sold a house in Melville, NY. A 3 bedroom townhouse in the HHH School District in Melville, NY just went into contract and we expect to close on it in January 2012.
Hector Gavilla, a Realtor in Melville, believes homes priced right will always sell despite the economy. This townhouse in Melville sold in about a month. It was listed for about $549k. The seller did get the price he was looking for.
103 Forster Place is in a gated community in Melville called the Villages at Huntington. http://www.villagesathuntington.com/. Long island Gated communities have many amenities including pools, tennis courts, parks, clubhouses, and golf courses. The Villages at Huntington has a lot to offer. Besides the location, the Half Hollow Hills School District is among the best. Many families move to the Villages at Huntington because of the Half Hollow Hills Schools. Even in this bad economy, Melville homes are selling at decent prices.
There are many new gated communities on Long Island. Below is a list of some gated communities in Melville in the Half Hollow Hills School District.
The Villages at Huntington http://www.villagesathuntington.com - There are about 248 homes and townhouses. 24 hour guardhouse, pool, tennis, basketball, recreation area.
The Villages West - http://www.villageswestathuntington.com - There are over 250 units consisting of condos, townhouses, and single family homes in this Melville gated community. 24 hour guardhouse, pool, jogging path, and more.
The Coves (55+) - Just South of the Long Island Expressway on Old Walt Whitman Rd you will find several gated communities in Melville. The Coves is a 55 and older community with all condo units and pool.
The Villas - Also on Old Walt Whitman Rd in Melville. 24 hour guard. Consists of townhouses, pool, clubhouse with gym, and so much more. This was among the first gated communities built in Melville
Northgate - situated next to the Villas is also among the first gated communities built in Melville. Only townhouses like the Villas. There is also a 24 hour guard, clubhouse, pool, and more.
Greens (55+) - the largest gated community in Melville and perhaps on Long Island. Thousands of units consisting of two level Villas, condos, and townhouses. There is a very large clubhouse with restaurant, ballrooms, card game rooms, gym, indoor and outdoor pools. there are tennis courts, and an 18 hole golf course.
Sweet Hollow Farms (Old Bridge Court) - very large single family colonial style homes on 1 acre lots located off of Old Country Rd, just east of Round Swamp Rd. It is only one road with homes on both sides. Only amenity is an electronic gate. Homeowners maintain their own properties.
Country Pointe in Melville - consist of both townhouses and single family colonial homes. There is a clubhouse with pool, tennis courts and more. This neighborhood is located off of Ruland Drive and just east of Route 110 in Melville.
The Legends - Similar to Sweet Hollow Farms where the homes are on 1 acre lots. However, this community has a 24 hour guard. It is situated on Old East Neck Rd (South of the LIE) and next to West Hollow Middle School.
