About Bob Miller

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So far Bob Miller has created 11 blog entries.

Bob Miller Opens New Office

Dear Friends,

What a beautiful Adirondack summer we’re having!

With glorious weather nearly every day since May, I trust that you and your family have been enjoying your favorite summertime activities. I try to get outdoors every morning to fish, hike, or paddle before a full day with clients.

As some of you know, I went into real estate as a “retirement job” twelve years ago. It has become a rewarding second career, and, after ten years as a broker at Merrill Thomas, I have decided to open my own brokerage, Bob Miller Real Estate, on Main Street in Lake Placid.

It is both humbling and gratifying to have assisted buyers and sellers in $150M+ in sales, garnering 150 five star reviews on Zillow and becoming a top-producing agent in the Adirondacks. I leave Merrill Thomas with the utmost gratitude and respect for Roby, Nick, and my fellow Realtors there.

I look forward to welcoming you to Bob Miller Real Estate at 2505 Main Street. Keep an eye on your inbox, as I have several great properties coming to the market in August. As always, I am available 7 days a week to discuss your real estate needs and offer any advice.

Cheers, Bob

By |2022-08-05T20:57:53+00:00August 5th, 2022|Uncategorized|Comments Off on Bob Miller Opens New Office

New Lake Placid Listing

Dear Friends,

Among several fine properties new to the market this month is a luxury Harbor Condominium with stunning views of Lake Placid and Whiteface Mountain. Spacious and recently renovated, this 1 bedroom, 1.5 bath condo is a main level, walk-in end unit, perfect for vacations or year round living. A short walk to town, this home comes tastefully furnished with a beautiful kitchen, granite countertops, large balcony, hardwood floors, custom granite fireplace, and an abundance of light.

I invite you to see it during Presidents’ Day Weekend Open Houses, Saturday the 18th and Sunday the 19th, from 2:00 – 5:00 p.m.

If I can answer any questions about this property or others on the market, please give me a call at 518-524-0383.

Cheers!

Bob

By |2022-02-16T17:42:41+00:00February 16th, 2022|Uncategorized|Comments Off on New Lake Placid Listing

January News

Dear Friends,

This month has been filled with sunny days and subzero nights – perfect for outdoor activities and cozy evenings at home. In some ways, this is the slow season for real estate, yet I have showings and closings every week, as well as numerous buyers seeking homes for sale.

I’ll have several new listings in February. Many of my clients – buyers, sellers, and those who just enjoy following local real estate – have asked to receive all area listings in a single email each week. I am happy to provide that service, and you are welcome to subscribe.

In any real estate transaction you do in 2022, high demand and multiple offers could result in hasty decision-making and anxiety. Please refrain from making costly mistakes. Yes, home values have increased. No, you should not over-spend, nor should you waive important contingencies like a home inspection. When you waive an inspection, you risk significant, unforeseen expenses. I could tell you a dozen stories to make a point, but a recent one comes to mind.

After having their offer accepted on a property within their budget, my clients discovered – during the home inspection – that the home’s Kitec piping, which looked just fine, was prone to spontaneous bursting. Only a licensed home inspector would have known that Kitec polymer pipe installed between 1995-2007 is problematic. We requested that the sellers replace all piping; they did, and the closing took place on schedule.

As always, I am available seven days a week to discuss your real estate needs and offer any advice.

Cheers!

Bob

By |2022-02-01T19:08:29+00:00January 25th, 2022|Uncategorized|Comments Off on January News

December News

Dear Friends,

Season’s Greetings from snow-covered Lake Placid! 

There’s no better place to celebrate the holidays than the Adirondacks, and I hope many, if not most, of you will spend part of the holidays here with friends and family.
 
As you know, area home sales were swift in 2021. Not only were there fewer homes for sale, but also home values increased. Yes, selling prices climbed due to higher demand, yet I also believe that the pandemic spurred an overdue correction. Lake Placid, Saranac Lake, Wilmington, Keene, Keene Valley, and Jay are idyllic places to live and spend precious vacations. Given that 45% of our area is forest preserve, both limited inventory and steadily increasing values are, and always will be, the reality.
 
If you, family members, or friends seek to buy a home in 2022, I urge you to prepare. Listings no longer linger.  Keep a close eye on Zillow, have a pre-approval at the ready, and know that if you are ready to move quickly, there are many property options. The Merrill L. Thomas team, including Whit Bissell, Kelly Locke, and Kelsey Stanton, present the listings below.
 
If you or someone you know is considering selling a property, my advice is straightforward. Choose a seasoned Realtor with deep experience representing sellers. This is a complex market, and superior marketing and skillful representation are crucial.
 
As always, I am available seven days a week to discuss your real estate needs and offer any advice.
 
Happy Holidays!
Bob

By |2022-02-01T18:37:43+00:00December 14th, 2021|Uncategorized|Comments Off on December News

Camp Lynnwood

Dear Friends,

Among several fine properties new to the market this month is Camp Lynnewood, the only year-round residence for sale on Lake Placid’s east shore. This one and half acre property on Mount Whitney Way has four bedrooms, four baths, and lake views from nearly every room in the house.  Set along its 150 feet of pristine shoreline is a two-slip boathouse and entertaining space.

I welcome your inquiries about this or any of our other featured properties in the Adirondacks.

Cheers.

Bob

By |2022-02-01T19:00:01+00:00September 15th, 2021|Uncategorized|Comments Off on Camp Lynnwood

Happy Last Days of Summer

Dear Friends,

Happy last days of summer! Now is the time to enjoy fall-like weather for hikes, warm water swims, and the occasional evening fire. With the changing of the season, I thought now would be a good time to share an update on the Adirondack real estate market.

In 2020, the market came to a near standstill after Covid-19 lockdowns and restrictions in the spring, which typically is the busiest home buying season. Yet the market was buoyed by summer, when people from metropolitan areas flocked to the Adirondacks. Multiple factors then contributed to a fierce, three-season seller’s market. Inventory dropped, and prices to rose, peaking this past spring.

Since then, the breakneck pace of the market has slowed, and we’ve begun to see a settling of buyer and seller markets. The demand has stabilized, and inventory rising. In July 2021 – for the first time in well over a year – we saw a slight dip in average sale price from 2020 month-to-month figures. For sellers, this means now, before the snow flies, is an optimal time to list your property.

For buyers, now may be the best time in recent months to consider your best property options. According to local lenders Al Fry at NBT and Alex Nenno at Community Bank, home buyers are still able to get a 30-year mortgage at 3.00%, with as little as 5% down. Interest rates may not stay this low for long; some expect the Fed to increase rates in 2022.

As always, I am available to discuss your real estate needs, offer advice, and answer any questions you have about buying or selling a property this fall.

Cheers.
Bob

By |2022-02-01T18:19:10+00:00September 6th, 2021|Uncategorized|Comments Off on Happy Last Days of Summer

Happy Fourth of July!

Dear Friends,

Summer is here, and the Adirondacks are the place to be! It’s great to see so many people enjoying their favorite summertime activities. I, myself, am biking and boating nearly every day and am looking forward to hosting friends and family on Upper Saranac Lake.

Summer is always a busy time in real estate. Lake Placid and its surrounding towns continue to experience high demand due to a dip in available properties. Yet the market is beginning to ease now that prices are stabilizing and inventory is increasing. This welcome uptick in activity means year round residents and second homeowners have much to consider in terms of buying options 

New buying approaches have become the norm: we’ve had buyers make offers with persuasive “love letters” to owners. We’ve had buyers wave all contingencies. We’ve had buyers make offers on multiple properties simultaneously. My hope is that this sense of urgency and heightened anxiety will start to fade as market conditions become more favorable. Certainly, the historically low mortgage rates are good news for everyone.

I am pleased to share a few new listings and selling opportunities with you; two multi-family homes in Lake Placid, a commercial property in Lake Placid, a business in Keene Valley, land in Wilmington, and a luxury home on Lake Champlain. There is something for everyone!

I wish you a wonderful Fourth of July! As always, I am available to discuss your real estate needs, offer advice, and answer any questions you have about buying or selling a property this summer.

Cheers.  Bob

By |2021-07-01T03:20:57+00:00July 1st, 2021|Uncategorized|Comments Off on Happy Fourth of July!

We’re Past The Grey Days

We know we’re past the grey days and sandy roads of early spring when the grass turns green, and the crocuses, daffodils, and hyacinths start to bloom. Soon the maples and birches will explode with leaves, and we will again enjoy the lush landscape of summer.

After a long winter – and long year – part- and full-time residents will soon trade their boots and pants for sandals and shorts and begin to look forward to all that makes summer in the Adirondacks magical. I, for one, look forward to town bustling with people who come to hike, camp, boat, and bike. I also look forward to the busiest time of year in real estate.

Through the fall and winter, prospective buyers look at homes for coziness, efficiency, and warmth, whereas in the spring and summer, buyers experience properties as home bases for outdoor adventure and entertaining, fully appreciating gardens, decks, and views.

I love showing properties in the warmer months. It isn’t uncommon for me bring buyers to even road-access properties by motorboat or to hike with them in the woods and check out the lakes and ponds surrounding their future homes. Not long ago, I took a family – and a fleet of kayaks filled with refreshments – to see a property on an island. And yes, I have more than one story getting caught with clients in thunderstorms and losing my direction in the woods, yet all of them have happy endings of drinks at The Cottage or dinner at Lisa G’s.

As many people have heard me say, if you are not having fun looking at homes, then you are doing it wrong. Clients – those who have become friends and those new to the area – are welcome to give me a call. These days I am doing lots of home valuations for people considering listing their homes, and I am setting up alert systems for all my buyers. Here’s to the start of an adventure-filled summer and finding one’s perfect spot in the Adirondacks.

Cheers.

By |2021-06-23T17:16:09+00:00May 8th, 2021|Uncategorized|Comments Off on We’re Past The Grey Days

Now Is The Right Time To Sell Your House

Now is the right time to sell your house.

The housing market took off at record speed in 2020 and is positioned for an even stronger 2021. Record-low mortgage interest rates are a driving factor, with average mortgage rates hovering at historic all-time lows.  According to Residential Real Estate Sales Manager Tim Taylor of Community Bank in Lake Placid, the 30-year rate can be as low as 2.875%.

Buyer demand in our area is incredibly strong. With so few homes for sale right now, we are experiencing an unbalanced supply and demand. Record-low inventory means sales will decrease. Nationally, the number of homes currently for sale is at an all time low of 1.28 million, down 22% from one year ago. Locally, there are only 26 homes for sale in Lake Placid, and only 4 of them are listed between $200,000.00 and $350,000.00.
What does this mean for buyers and sellers?
Buyers need to be patient in the search process. You may have to wait for the right property at the right price.  It will happen, but it could take time. Buyers must also be ready to act quickly when they find a home that fits their needs. Bidding wars are more common when so few houses are for sale.  Recently I put Wilmington’s 17 Thrapp Way under contract with nine offers and Lake Placid’s Lakeside 19 at the Whiteface Club and Resort under contract with five offers.
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I am encouraging sellers not to wait until spring to put their houses on the market. We have never seen a real estate market like the one we have now.  This low supply and high demand market provides an ideal opportunity for those considering selling their homes. My sellers are getting the highest prices and the most favorable terms for their properties.

As always, please don’t hesitate to call me if you are interested in buying or selling property or to learn what your property could sell for in the current market.

​Cheers.

By |2021-06-23T17:16:38+00:00February 3rd, 2021|Uncategorized|Comments Off on Now Is The Right Time To Sell Your House

The Value of “Screen Appeal” When Selling A Home

The Value Of “Screen Appeal” When Selling A Home

Most prospective buyers spend lots of time online looking at photos and videos of houses. It is my job to help sellers show off their homes in exciting new ways.  More than 80% of homebuyers last year found their new homes online.  I work with my clients to ensure that their homes have great “screen appeal,” which starts with two pieces of advice: walk through your home as if you’re seeing it for the first time and decide what you can do to neutralize the color palette and maximize space.
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To optimize your home’s screen appeal, and increase the number of inquiries and showings, I advise my clients to do the following:
Here are a few ideas:
1. Let’s use the most up-to-date technology, including 360 degree professional photography, video, Zillow 3D tours, social media advertising, and put comprehensive listings on multiple platforms and websites. 
Here is an example of the use of Matterport at one of my listings, 34 Acorn Street in Lake Placid:
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2.  Let’s clean that house. Nothing is more important. Have the bathrooms spotless (and toilet seats down!). Wash the windows, make the beds, dust, vacuum, and get those fingerprints off your windows and stainless steel appliances.

3.  Let’s de-clutter.  Clear the kitchen counters of small appliances, have the kitchen sink empty, and cabinet doors closed.  Remove any eyesore cords or wires, and put away leftover catalogs and magazines.

4.  Let’s do a bit of depersonalizing. You’ll want to ensure buyers can picture themselves living in the home, so put away what you can.  I’m not a big believer that you shouldn’t have family photos out, but maybe consider taking the magnets off the refrigerator.

5.  Let’s stage every room. Go throughout your home with a critical eye, making small tweaks that can make a big difference: Open the blinds, turn on the lights, and add small touches that make the space feel welcoming.

6.  Let’s remove a few of those window screens. Natural light is a big seller, and window screens dim natural light.  If you have lake of mountain views, consider removing your window screens before photos are taken, so that you can best show off that million-dollar view!

7.  Let’s add some color. Make your photos stand out with splashes of color, like fresh flowers, a few throw pillows, and a cozy blanket.

​8. Let’s give every room a purpose. That spare room you’ve been using as an office/den/spare bedroom/dumping ground?  Pick a use and clearly stage the space to showcase that purpose.
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Remember, we only get to make the right first impression one time.  I believe it’s critically important to invest in my properties and represent my clients in a manner that will make them proud.  

As always, please don’t hesitate to reach out to me about valuing, listing, and boosting the screen appeal of your home!

Cheers.

By |2021-06-23T17:17:53+00:00January 17th, 2021|Uncategorized|Comments Off on The Value of “Screen Appeal” When Selling A Home
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