Archive for April, 2009

Those of us who live in New England and specifically here in southwestern Vermont are very fortunate to have the opportunity to be stewards of historic properties, some that date back to the very birth of our nation.  These properties include grand manses that were once homes to prominent families as well as more modest farm houses and even former school houses.  The school houses have a special charm of their own, each with its own story.  Hoisington Realty currently has the privilege of listing four such former school houses from Bennington to Arlington.

The original Arlington Schoolhouse, built in 1798 and listed on the National Register of Historic Places is now a sweet, 2 bedroom home on a half acre lot on School Street close by the Battenkill River and a short walk into the village.  First used as a chapel next to St. James Church on Main Street while the stone church was being constructed it was then moved to the corner of Main and Water Street where it served as the village school until 1875 when it was once again moved and used as a Grange Hall.  During the first quarter of the 20th century it was moved to its current site on School Street where it was used as a blacksmith’s shop then a paint shop before finally becoming a residence in 1940.

Stay tuned for more information regarding the historic school house listings we have here in southwestern Vermont!

Over the years, I have been privileged to have ben the listing agent for several of Old Bennington’s historic homes including the Jedediah Dewey home (the first minister at Old Bennington’s First Congregational Church), the Governor Robinson manse the Govenor Tichenor residence.  I have also been involved in the sale and listing of both Robert Frost properties in Shaftsbury and many, many other prominent and non-prominent historic properties, all of which have been amazingly sound and historically preserved.  It is a joy to work on these properties from the 18th and early 19th century and to share our knowledge of them with new buyers.

Bennington’s Victorian homes are truly splendid, although many of them were built not far from the industry of their original owneres and as time has progressed, have become a part of our business district.  You will see some of these fine homes now converted to law offices, professional buildings, convalescent centers and Bed & Breakfast use. If built a little later in the 20th century, they may still be in use as residences although they may be situated on a surprisingly small lot for the size of the home.  They remain very popular.  The Arts & Crafts cottages are easily spotted in our fist settled village residential areas and they offer tremendous character and solidly built frames.  They add grace and history to our oldest residential streets.

I could go on and on about the summer homes in Old Bennington built at the turn of the century, including “The Priory” that belonged to Mary Sanford on Monument Circle.  I sold this property in 2001 and the new owners have lovingly restored the entire 3-story home along with returning the gardens to their original splendour – they are spectacular!

Every single historic home has a story; why wouldn’t I love to represent these properties and their very special buyers and sellers?

There are many such fine homes listed in the Bennington area. For more information click here.

Part of our mission at Hoisington Realty is to give back to the Bennington community through volunteerism.  One of our agents, Dorothy Halvorsen, has quietly done a remarkable job in this area since before she joined our company in 1999. 

Let me tell you a little bit about Dorothy.  She raised four children as a single mother and at the same time returned to college after a successful when she owned her own Bennington real estate company, Town and Country Real Estate.  She earned both her B.A. in English and a Master’s Degree in Education and Counseling.  She put her degrees to use first as an English teacher then as a Guidance Counselor at Mount Anthony Union High School before retiring in 1998. 

After retiring from education and before joining us at Hoisington Realty, Dorothy became a guardian ad litem representing the best interests of Bennington area children in the southwestern Vermont judicial system.  She has been doing this for over fifteen years and fits this into a very busy real estate career.  She also volunteers at the Bennington Museum where she assists with the Senior Tea at Christmas and other social functions.

She is an inspiration to all of us with her quiet, steadfast devotion to the Town of Bennington and its children.  Thank you,  Dorothy, for your work and example to all of us.

One of the great things about living here in Southern Vermont and specifically in the Bennington area is the number of opportunities we have to stay active and healthy, just by getting up and going outside!  The Green Mountains offer us the opportunity for some challenging mountain biking as well as its portion of the Long Trail for some great hiking.  For those who prefer a “kinder, gentler” type of walk there is the walk at the Mile Around Woods at the Park McCullough Mansion in North Bennington as well as Hadwen’s Walk at the Bennington Museum.  There are walking tours of both Old Bennington and Downtown Bennington and there is the lovely Bennington Pathway which winds along the Walloomsac River from School Street over to the Bennington Station on Depot Street.  Of course, all throughout Bennington County there are scenic country roads that provide a wonderful place for walking and jogging. 

We are so health conscious here in our little corner of Vermont that our local hospital, Southwestern Vermont Medical Center, sponsors the Trek for Health each year.  Thousands of participants from Bennington and its surrounding communities take part in an eight week event tracking their steps and activities in an attempt to get folks up and moving!  I’m proud to say that Hoisington Realty has had a team participate in the Trek for Health every year!

So get up, get outside and go stretch your legs – you’ll be glad you did!

They say change is hard.  There is no greater change in real estate than the relocation process of uprooting someone from family, friends, school mates and connections in their current church, community and way of life.

When I started working with transferees back in the late 1960’s, it was quite different from how it is now.  The process was alot more complicated without virtual tours, http://www.realtor.com/, and the speed of email communication and faxes.  Ninety-nine percent of the time it was the husband that was transferring and the family followed.  I met my first “house husband” in the 1980’s when he transferred with his engineer wife and it was he that did the housework and took care of the children.  When they sold, I remember feeling odd when I would tell him how nice the house looked after a showing.  But he was proud!!  Soon after trends changed and the multitude of transferees were both working parents and the new challenge was finding a position for the other spouse in their field.

Today, transferees begin the process from across the country through www.realtor.com and individual Realtor websites.  They use the power of the internet to investigate local schools, churches and community amenities.  By the time we meet these buyers in person they are already quite knowledgeable about the Bennington area and southern Vermont.

What hasn’t changed is our understanding of how difficult it is to be uprooted.  We take great care to understand the needs of the whole family (including pets) when we start our relationship.  The house they choose is actually the last part of the process.  First we want to say “Welcome to Bennington! What is it that we need to help you find here – is it a sports or academic program that your child excels in, or is it a doctor with a specialty in a particular field? What kind of shopping needs do you have – do you need a list of attorneys, physicians, builders?”, and so on.  It takes a while to settle in, but nothing gives me more joy than meeting a member of this family a year later and to hear them say “I LOVE IT HERE!”

Like any purchaser interested in Bennington real estate, you want to be able to shop and compare before you make an offer.  I tell buyers that by the time they are ready to make an offer they will know the Bennington area real estate market as well as I do and that is my first goal for them. I want to be part of the process that makes them informed purchasers that will help them get the home they choose.

There is nothing worse than an “uninformed” buyer making a ridiculously low offer that will only cause the seller to become non-negotiable. On the other hand, a buyer who emotionally reacts too quickly will most likely suffer buyer remorse during the contract period. A seasoned professional, your Realtor, can aid you tremendously in avoiding these pitfalls and assist you in finding your home in southern Vermont.

Now, back to the question – how long should you look? If you are serious about buying this year give yourself a month but certainly not more than 3 months to educate yourself before settling on a property.  There are high inventories in many price ranges and this can be confusing.  You don’t have to look at all of them, personally.  Use virtual tours on http://www.realtor.com/ and individual Realtor websites to get an excellent idea of what meets your needs and desires. However, it is very important to broaden your search in three ways:

 1)  Look at properties listed for 10% above and below your exact price range as this is a moving target.

2)  Do not insist that all homes have to be Colonials or ranches or any one particular style. While you are looking, remember that you are becoming an informed buyer and it is wise to check a variety of properties to get a sense of value.  

3)   Last but not least, keep a list of interesting properties and what you personally think they are worth and check the  properties that sell and see how close you came to judging the selling price.

If you look too long, you may lose your first choice to another buyer and too much time searching for the “perfect home” can confuse you rather than help. NOW IS THE TIME TO START YOUR SEARCH….GREAT RATES, GREAT INVENTORY AND A FIRST TIME HOME BUYER’S CREDIT OF UP TO $8,000. Good luck and enjoy the process!!  

I have learned over the years that people who buy historic homes, especially in Bennington and Southern Vermont, are a special breed of people. They are undaunted by sanding, painting and restoring to original luster all of the special appointments of their historic home and they see in their mind’s eye the restored and lasting results.  Even those buyers fortunate enough to purchase a fully restored (not renovated-restored) property have a noble gleam in their eyes that says “Yes, we will be responsible for this historic Vermont treasure as it is irreplaceable and we will care for it and honor it as part of our heritage.”

I have come to see that the Bennington area with its rich history has produced an amazing array of period homes from Center Hall Colonials with original fireplaces and wide board floors to magnificent Victorian homes for the Barons of local industry, to the era of Arts and Craft Bungalows in the 1920’s. I love them all and it is exciting to list historic Vermont homes, market them and help in the transfer of ownership.

I treat all of these properties with special care and attention. They are irreplaceable and I am careful to research the history of the ownership as well as the authentic details of the property.  Most of our historic properties come with freshly prepared floor plans, a history of the original ownership and the description of authentic historic details. It’s part of my education but also an attempt to spread the knowledge of what makes these types of properties so interesting. I employ professional help for my research.

For me it is on Carpenter Hill Road at the crest of the hill, in the middle of Southern Vermont Orchard. Take a ride up there during apple blossom time in May and you will have the added beauty and scent of thousands of apple trees in full bloom.

From this vantage point, you get the dramatic sense of the valley that our Town of Bennington, including North Bennington, Old Bennington and Shaftsbury enjoy. From here you can see the roadways, waterways and the Green Mountains to the East, The Taconic Range to the West and straight north to Mount Equinox in Manchester.

What are your favorite views in the area?  Let us know so that we can share them with everyone. Southwestern Vermont is a naturally beautiful place and we should pause and take the time to appreciate it.  How lucky we are to live and work in such an environment!

YES! The stimulus package has confirmed that there will be a tax credit (not a loan, a credit) of up to $8,000 that should boost every first home buyer’s motivation to get into the Bennington real estate market now…….It won’t help everyone because credit scores of 700+ are the ideal and job loss, job furloughs or even a reduced salary as a result of the current economy may impact your credit score. However, for those with jobs and close to or above 700 credit scores THIS IS YOUR LUCKY DAY!…..I defy you to reason out why paying rent, which is a total loss at the end of the year, is better than buying a home and receiving deductions on your taxable income for mortgage interest, real estate taxes and even some of your closing costs. Don’t forget the prices in Southern Vermont are at all time affordability and interest rates remain at all time lows. Low down payment loans through FHA and other Vermont State programs make this all doable.

That’s just the beginning of the story because if we can get first time home buyers in Bennington and Southern Vermont moving, there will be a subtle wave of building home sales….for instance the purchase of a small house by the first time home buyer allows that seller who has owned for five years to upgrade into the next price range and that seller also gets to upgrade to his new level of dream home and onward and upward it goes! Those folks living in metropolitan areas will experience the same phenomena and once the banks are in recovery, Wall Street will be relieved and begin showing confidence and once again people start investing in second homes…..

So……..those of you who are first time home purchasers, this is why you have been singled out for such a great bonus – it’s up to you to get the market moving and we are counting on you! You have the opportunity of a lifetime – don’t miss it!

In a stunning location in one of the most beautiful parts of Vermont nestles a property that literally takes your breath away.  On 59.6 acres with beautiful views, this home retains many of its original historic features while offering the convenience of new custom kitchen and baths.  The living room retains its original Dutch oven fireplace with marble hearth, soapstone firebox and original mantle.  The garden room perfect for entertaining, includes a stone fireplace with copper chimney hood and indoor grill, butler’s sink with cherry cabinetry, a wall of windows looking onto westerly views and radiant heat under a slate floor.  The garden room opens onto the magnificent indoor pool room with exposed beamed, cathedral ceiling and fireplace is heated for year round enjoyment. 

In addition to the main house, there is the original 2-story barn with children’s bathroom and exposed beams, ready to be converted to a guest house.  Additional outbuildings include a pole barn used as a 3-bay garage that is connected to the original 2-bay garage which is now used as a workshop. 

View further information and take advantage of the dramatic Virtual Tour:

Click here for more details.

And don’t leave without looking at other available properties in the area!