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Category Archives: Commercial / Residential Real Estate

Former Copperfield Inn In North Creek Purchased, Transformed Into Phoenix Inn

Posted onOctober 15, 2020October 16, 2020
The Phoenix Inn has 31 guest rooms and suites, complete with marble bathrooms. It offers ecologically friendly bath products and are heated and cooled geothermally.
Courtesy Phoenix Inn

By Jennifer farnsworth
At the heart of the new Phoenix Inn in North Creek is owner Diana Espalza, who not only bought the former Copperfield Inn, but transformed the space into a successful resort—all during a pandemic.
Espalza, originally from Colombia, South America, said she dreamed of owning her own hotel her entire life. When she came upon the Copperfield Inn property, she knew it was the space she wanted.
“I love construction and I fell in love with this building at first sight,” said Espalza.
It was last December when Espalza purchased the inn and COVID-19 happened in March. She took time to learn more about the business and come up with a vision for what she wanted. She said the name “Phoenix” came to her after she went through what described as a rough experience.
“Like the Phoenix is reborn from the ashes, that is what I hope to do in my personal life. I am trying to make this building as successful and prosperous as it once was,” said Espalza.
She renovated the heating and air conditioning system and made structural improvements to the roof and several rooms. She added patio space.

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Governmental Data Says Employment Is Slow In Nonresidential Construction Sector

Posted onOctober 15, 2020October 16, 2020

Construction employment increased nationally by 26,000 jobs in September to a total of 7,245,000, but the gains were concentrated in housing, while employment in the infrastructure and nonresidential building construction sector remained little changed, according to an analysis by the Associated General Contractors of America of government data released Oct. 2.
Association officials said the pandemic was prompting strong demand for new housing as more Americans work from home, while undermining private-sector development of office, retail and other types of projects and forcing many local and state governments to cut construction budgets.
“Construction is becoming steadily more split between a robust residential component and generally stagnant private nonresidential and public construction activity,” said Ken Simonson, the association’s chief economist, noting that in the three months since June, residential construction employment has increased nearly 3 percent while nonresidential employment has slipped 0.2 percent. “As project cancellations mount, so too will job losses on the nonresidential side unless the federal government provides funding for infrastructure and relief for contractors.”

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Real Estate Professionals Say Local Market Is Strong For Both Residential And Commercial

Posted onOctober 10, 2019October 11, 2019
Area real estate professionals say housing is not staying on the market long in Glens Falls.

By Jill Nagy
Area real estate brokers expressed glee recently as they described the current local market, using expressions like “great,” “excellent,” “very, very strong,” “unusually hot,” and “booming,.”
Inventory, especially of houses at the lower end of the price range, is low and a new listing rarely stays on the market for more than a week, they said.
Susan Kassal of All American Properties in Glens Falls, said she showed a townhouse on a Sunday and received three offers for it by the following Monday.
“Literally within minutes of being listed, they are sold,” said Daniel Davies of Davies-Davies & Associates in Queensbury—but admitted that he was exaggerating a bit.
People are attracted by relatively low prices, favorable financing, a stock of historic buildings, and the beauty of the area. Peter Hoffman of Glen Street Associates in Glens Falls, for example, recalled when he was practically laughed out of a local banker’s office when he asked for a $1 million loan. Today, loans of $7 million or more are not unusual. Bankers are more willing to lend because they have seen successful projects, he said.
On the commercial side, many buyers are looking for investment property. With a volatile stock market and low interest rates on savings and bonds, investors see real estate as a stable investment, said Davies.

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Exchange Street Property In Glens Falls Sells For Nearly $350,000; No Changes Planned

Posted onOctober 10, 2019October 11, 2019
This property at 16 Exchange St. in Glens Falls, home to Milk & Honey, Juicin’ Jar and Advokate LLC, was recently purchased by Nancy Scumaci. She plans no changes to the structure.

By Christine Graf
Buddha Ventures, an LLC owned by Nancy Scumaci of Bolton Landing, purchased property at 16 Exchange St. in Glens Falls for $348,250.
The 4,000-square-foot building is home to Milk & Honey, Juicin’ Jar and Advokate LLC. It also includes a private two-story apartment that is occupied by a tenant.
Ann Parrish, the owner of Milk and Honey, purchased the building in 2005. It was not on the market at the time Scumaci expressed interest in buying it.

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Business Report: Before Signing Commercial Lease, See This

Posted onOctober 10, 2019October 11, 2019
Jennifer Tsyn is a business law attorney with Bond Schoeneck & King.

By Jennifer Tsyn
Whether your business is just starting up, expanding, or relocating, you are likely to find yourself negotiating a lease. Of major concern to most commercial tenants are the maintenance, upkeep and repair of their space and the entire building. These issues should be carefully negotiated and then written into the lease.
1. Who is responsible for repairs and maintenance of the tenant’s space?
Commercial leases often require that tenants maintain, repair and replace those portions of the HVAC, electrical, plumbing, and water and sewer systems that are located inside or outside of the leased space, but which exclusively serve the leased space.
Tenants should always take steps to learn whether the heating, cooling and ventilation for their space will be provided by a shared HVAC unit or a designated HVAC unit, and whether that unit will be considered to be inside their space or outside of it (for example, if there is a rooftop unit).
In addition, tenants should be aware that maintenance, repair, and replacement are not the same thing, and each should be addressed. If the tenant is going to be required to “maintain” any of the HVAC or other systems, the tenant should make sure to know if they will need to enter into a contract for regular maintenance with an outside provider, and, if so, how much that is expected to cost.

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Commercial Real Estate Market In Region Is Strong; Area’s Growth Potential Is Attractive

Posted onOctober 11, 2018October 11, 2018
Glen Street Associates completed a $2 million renovation of the former Glens Falls post office.

By Maureen Werther

As Glens Falls and the surrounding region continues to experience growth in the business, educational, industrial and healthcare sectors, it is also balancing new growth with a commitment to rehabilitating and modernizing older existing structures to preserve the region’s history and aesthetic.

Peter Hoffman, his wife and business partner, Suzanne Hoffman, have taken on 17 projects in as many years. Their interest in expanding opportunities in the region and also preserving some of its architectural beauty keeps growing.

“We have been in the commercial market in Glens Falls since 2004, and every year we see more progress,” said Hoffman.

They just completed a $2 million renovation and modernization of the former Glens Falls Post Office on Warren Street, turning it into professional office space. The building was originally erected in 1915 and had been earmarked for demolition. Hoffman said it is an “absolutely amazing” building, adding that he has rehabbed more than a dozen older buildings and “this one is the most amazing building that we have done.”

Work began on the post office in May.Hoffman said it is ready for rental, with several interested potential tenants. He said that he expects there to be about 45 people working there within the next six months, which he calls a “big ripple in a little pond.” An additional influx of business and consumers will make a big difference in the local community.

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For Residential Real Estate Agents, Markets Remain Stable While New Challenges Arise

Posted onOctober 11, 2018October 11, 2018
Ted Wilson, owner, All -American Properties, with offices in Glens Falls and Chestertown.
Courtesy Ted Wilson

By Maureen Werther

For Warren and Washington counties, the real estate news is mostly good, according to Ted Wilson, owner of All -American Properties with offices in Glens Falls and Chestertown.

Wilson and his team of 22 agents have seen markets at their worst, their best and somewhere in between. He described the current residential market as “stable,” noting that the statistics from 2017 and 2018 are pretty similar. It could also be called a “flat” market, but Wilson is quick to point that he would rather have a stable market over one that is in decline.

For years, interest rates were a strong determinant for people contemplating entering the real estate market. Wilson said that rates have remained low for so long and they are no longer the determining factor they used to be.

“Nobody even seems to think of them anymore,” he said. Unless they rise, which some indicators are pointing to for the future. However, the bygone days of 8, 9 and even 10 percent interest rates are dim memories for most home buyers, with first-time buyers having no experience with higher rates.

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Business Report: Tips For Negotiating Commercial Leases

Posted onOctober 11, 2018October 11, 2018
Jennifer Tysn is a business law attorney with Bond Schoeneck & King.

BY JENNIFER TSYN

Whether your business is just starting up, expanding or relocating, a key concern for most businesses is finding the right space. That process can be fraught with difficulties, especially when it comes to negotiating the lease.

Most landlords will present prospective tenants with a draft lease that is very favorable to the landlord. This means that when negotiating with the landlord, it is easy for tenants to overlook issues that may cause problems in the future.

Here are some of the key issues a new tenant should consider when reviewing a draft lease for commercial space include:

What are the “premises” and how can you use the space?

The space that is being leased should be defined clearly. If the lease references square feet, make sure it is clear whether rentable square feet or usable square feet are being discussed. Additionally, you will want to be clear about when, and how, you and your employees or customers can use common areas of the building, such as hallways and common restrooms, as well as parking areas. The lease should also specify who is responsible for cleaning, maintaining and making repairs to these areas.

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Business Report: Insights For Commercial Properties

Posted onOctober 11, 2018October 11, 2018
Alfred Testa, vice president and senior commercial banking relationship manager, NBT Bank.

By Alfred Testa

Regardless of whether commercial property owners have one or multiple properties, are looking to acquire new property, or renovate or develop new space, financing is always an integral part of the process.

In Glens Falls, old spaces are becoming new again as a resurgence in millennials is driving new demand. In Saratoga Springs, continued growth downtown is bringing more residential development and mixed-use spaces.

Whether your focus is on multi-family housing, self-storage, mixed-used properties, office space or retail, the opportunities for commercial property acquisition remain strong. But without a good relationship with a commercial banker, getting through the process can be very challenging.

Taking time to ask questions up front could help you avoid three of the most common frustrations when it comes to commercial financing.

Local offices and local lenders

It’s important to have a banking partner that understands the market and can move through the process quickly, whether funding at closing or construction over time. Locally, NBT Bank believes a reasonable expectation is to be able to meet within a few days of the commercial property owner’s outreach to a loan officer. After that initial meeting, the application process begins, followed by bank underwriting, and ultimately a commitment letter once the bank approves the loan.

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Real Estate Professionals: Lowering Property Taxes Would Enhance Area’s Growth Potential

Posted onOctober 11, 2017October 11, 2017
Mark Levack of Levack Real Estate Inc. in Glens Falls says there is a lot of value available in the Glens Falls real estate marketplace.

By Susan E. Campbell

A healthy economy in Glens Falls and surrounding communities bodes well for all sectors of the real estate market now and into the near future, local experts say.

“This area is somewhat insulated by the downside of the economy,” said Bob Sears of Berkshire Hathaway HomeServices, Blake Realtors in Queensbury. “When the economy is booming, this area rises but it doesn’t have the pendulum swings.”

“The tourism industry is strong here, and much is going on to accommodate tourists,” Sears said.

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