Unlike some Sussex County NJ houses for sale that are priced under $200000, this beauty is in tip-top condition. A two bedroom ranch with a Branchville NJ mailing address, this Wantage Township gem at 41 Beemer Church Road sits on .84 acres yet is in a great location for commuters.

Renovated Ranch - $195000 - 41 Beemer Church, Branchville NJ

41 Beemer Church Road, Wantage, NJ 07826 View Map

Whether purchasing your first home or downsizing from a big one, this ranch rocks!

Immaculate inside and out, the renovations have been done already. This is the place for bargain hunters who do NOT want to rehab a house.

Mailing address is Branchville NJ but taxes and schools are Wantage. Age and square feet directly from tax assessor.

We decided against showing interior photos because you really WANT to come take a look.

Details

Asking Price:

$195000

MLS:

2711045

Sq. Feet:

768

Lot Size:

.84 acres

Bedrooms:

2

Bathrooms:

1

# of Floors:

1

Subdivision:

Branchville

Year Built:

1963

Property Amenities

- Range/Oven
- Full Refrigerator

- Washer/Dryer
- Basement

- Deck
- Secluded Setting

Contact Info

Irene Kennedy
Real Estate Agent in Sussex County, NJ

Main 973-827-8899
Cell 973-493-8216
Email | Website

All information is deemed reliable but is not guaranteed.

 Explore more Sussex County real estate:

Wantage NJ Homes for Sale

Branchville NJ Houses for Sale

Copyright © 2009, Irene Kennedy, all rights reserved. This blog post from RealtorIrene.com represents Irene's personal musings.

Considering selling a home or looking to buy one around Sussex County NJ? Benefit from creative marketing, top negotiating skills and vast real estate knowledge by contacting Irene via the data.

Irene Kennedy, who is a NJ real estate agent with Weichert, Realtors, lives in Sussex County & works from the Hamburg office. Her market includes: Augusta, Branchville, Crystal Springs, Frankford, Franklin, Hamburg, Hampton, Hardyston, Highland Lakes, Lake Mohawk, Newton, Ogdensburg, Scenic Lakes, Sparta, Stockholm, Sussex, Vernon, Wantage.

Many of you potential first-time homeowners racing to buy homes for sale in Sussex County NJ may need some better glasses.

Yes, the $8000 tax credit might be an important factor. Please don't overlook, however, that value does not just equal the lowest list price. Particularly with homes for sale Sussex County NJ, you'll be wise to look carefully at the age of a roof, septic system, furnace, etc. If you only see the list price, your great deal might not be such a bargain when you add in expensive work in the not-too-distant future.

I have two Sussex County homes for sale listed where major systems have been recently overhauled. This should offer peace of mind that you won't been spending a small fortune in the near future on, say, a septic system. Although one has sold, 41 Beemer Church Road in Wantage (Branchville NJ zip) is available.

Are the list prices higher than that foreclosure you are considering? Absolutely. Speaking frankly, you may be very shortsighted if you buy a bargain today without factoring the major expenses you will be facing in the next few years. A roof ain't cheap! Septic work carries sticker shock!

  Here is a gem of a ranch home for sale in Wantage Township NJ; it has a Branchville NJ mailing address. 41 Beemer Church Road is a meticulously maintained two-bedroom home, the owners have already made huge investments in a roof, front and back decks, flooring, etc. The septic is only 10 years old. Entirely move-in ready.

Sure, 41 Beemer Church Road has a somewhat higher list price than some of the Sussex County fixer-uppers you're considering buying. But when that bargain home for sale needs a new roof in 2 years, will you be prepared to pay the cost?  Don't count on increasing home values resulting in your ability to get a home-equity loan to pay for the roof.

Update Fall 2009 - The following ranch home for sale in Scenic Lakes - Vernon - Sussex County NJ has been sold. 

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This three bedroom ranch home for sale in Scenic Lakes - Vernon NJ - is another great value! Newer furnace, septic and some appliances. Yes, you'll want to do some painting and perhaps refinish the hardwood floors under the living room carpet. As your fortunes increase, you have the OPTION of updating a bathroom. (Replacing a septic is NEVER an option, trust me!) Buying 12 High Crest Drive in Scenic Lakes might just be a better value than a bank-owned foreclosure on which you'll have some capital expenses in the next couple years! 

 So, if you're looking to buy a home for sale in Sussex County NJ - or elsewhere - clean your glasses! Stop and consider the longer-term costs of that underpriced foreclosure.

Copyright © 2009, Irene Kennedy, all rights reserved. This blog post from RealtorIrene represents Irene's personal musings.

Considering selling a home or looking to buy one around Sussex County, NJ? Benefit from creative marketing, top negotiating skills and vast real estate knowledge by contacting Irene via the data to the right.

Irene Kennedy, who is a NJ real estate agent with Weichert, Realtors, lives in Sussex County & works from the Hamburg office. Her primary market includes: Augusta, Branchville, Crystal Springs, Frankford, Franklin, Hamburg, Hampton, Hardyston, Highland Lakes, Lake Mohawk, Newton, Ogdensburg, Scenic Lakes, Sparta, Stockholm, Sussex, Vernon, Wantage. With her vast network, however, Irene Kennedy also can help you find an equally talented real estate agent elsewhere.

GREAT price reduction on a Queen Anne Victorian home for sale in Hamburg NJ. This renovated 4 -5 bedroom is in a great location for commuters.

One of the most beautiful older homes for sale in Sussex County!

A gem of a Hamburg home for sale in Sussex County, this jaw-dropping Queen Anne Victorian reflects professional decorator artistry & skilled renovations. Wait until you see the high-tech media room!

In this lovely piece of Hamburg NJ real estate, a totally remodeled kitchen meets the demands of the modern gourmet. Two internal staircases. High ceilings, original plank floors, pocket doors and detailed woodwork retain old-world charm while a new furnace and oil tank plus replacement windows satisfy today's practical concerns.

Fabulous location for commuters - right off Routes 23 and 94. Public water and sewer. A Victorian Colonial home for sale in Sussex County NJ that must be seen!

Copyright © 2009, Irene Kennedy, all rights reserved. This blog post represents Irene's personal musings.

Considering selling a home or looking to buy one around Sussex County, NJ? Benefit from creative marketing, top negotiating skills and vast real estate knowledge by contacting Irene via the data to the right.

Irene Kennedy, who is a NJ real estate agent with Weichert, Realtors, lives in Sussex County & works from the Hamburg office. Her primary market includes: Augusta, Branchville, Crystal Springs, Frankford, Franklin, Hamburg, Hampton, Hardyston, Highland Lakes, Lake Mohawk, Newton, Ogdensburg, Scenic Lakes, Sparta, Stockholm, Sussex, Vernon, Wantage.

Another update - September 19. For my seller's sake, I'm happy to report that an offer has been accepted on this Scenic Lakes - Vernon NJ home for sale! The modestly priced (well-priced!) homes for sale in Sussex County NJ that I have listed are now going quickly.

* * * * * * * *

Update September 7 - Tomorrow the price on this 3 bedroom Sussex County lake home for sale is dropping to just:

$185000 - In the nick of time for the $8000 first-time tax credit!

With this dramatic price reduction of $30000, I expect this Scenic Lakes NJ home for sale to fly off the market.  End update

* * * * * * * *

Value priced home for sale in Scenic Lakes - Vernon NJ section in Sussex County

12 High Crest Drive is listed for just $215000! Original owner of this 3-bedroom ranch in Scenic Lakes is reluctantly leaving Sussex County NJ. Cosmetic updates would be great but you can have confidence with newer systems: 2008 - septic replaced, new furnace, radon remediation. Stove & fridge - 2007.

This Sussex County NJ lake community Scenic Lakes has homes both in Vernon and Hardyston. The zip code for all of Scenic Lakes is 07419 - which the post office classifies as Hamburg. Just part of the charm of rural life...

• Very secluded property on quiet street with lots of trees and well-developed landscaping.
• Walk to lake via short cut!
• Hardwood floors in all bedrooms; owner says wood under living & hall carpet.
• Finished, WALKOUT basement.
• Oil tank in basement; owner states none was ever in-ground.
• Schools - Grades K-1 to Walnut Ridge, 2-4 to Cedar Mountain, 5-6 to Lounsberry Hollow, 7-8 to Glen Meadow, 9-12 to Vernon HS.

VERNON NJ Homes for Sale

Copyright © 2009, Irene Kennedy, all rights reserved. Irene Kennedy, who is a NJ real estate agent with Weichert, Realtors, lives in Sussex County & works from the Hamburg office.

This Sussex County, NJ, real estate agent has the great fortune to represent a couple considering a vacation/retirement purchase - completely discretionary. They were not tied just to one county but are mostly focused on New Jersey. Of greatest interest is farm-type real estate. Plenty of options here in the Garden State and I've recently toured many of them!

To match my clients' dream, I'll call them Mr. and Mrs. Farmer. They decided to make an offer on a property listed for 5 months. Naturally, I did extensive work on comps so that the Farmers had solid data on value. From the listing agent, I learned that there had been no offers. We had some excellent terms - all cash deal, hefty deposits, closing date to suit Seller's needs. Naturally, price was the stumbling block.

The listing agent kept stating that the price was based on an appraisal, so the price was really fair.  My response, "I understand, but my buyers can only consider data to which they have access." I did agree that we'd be delighted to consider the appraisal - but only if we could actually see it! List agent got permission but forwarded just the cover page, which had the value and the date. Called the other real estate agent and explained that if she wanted us to review that appraisal, we'd need the entire document. She promised to forward the full report later in the day.

Meanwhile, I looked at the summary - dated mid-October 2008. Value was exactly the Seller's counteroffer, lower than the list price. Using MLS statistics from homes that had closed since then, I worked up an Excel spreadsheet. Values had dropped since October and using that documented metric with the appraisal figure, one arrived right to the number in our initial offer. (And less than our counter, which was called a "deal breaker.")

I shared this data with Mr. & Mrs. Farmer and faxed the listing agent both my spreadsheet and supporting GSMLS documentation.

All of a sudden, the appraisal was no good. The appraiser had not selected the right comps. The listing agent not only decided to withhold the details that had been promised, she negated what she stated was the fair basis for the Seller's price point. We were to ignore the appraisal summary because it wasn't any good. Furthermore, the documented declining values over 7 months from the MLS have no bearing; it wasn't what the agent "was seeing." 

The listing agent would be sending me the comps she wants used instead of the appraisal she provided.

I don't think so... Nor did the Farmers...

• Did the listing agent shoot herself in the foot? You betcha.
• Do the Farmers think my initial comps were right on the money and their offer fair? That I did a fabulous job on their behalf? You betcha.
• Am I still weeping about returning the Farmer's deposit to them? You betcha!

Copyright © 2009, Irene Kennedy, all rights reserved. This blog post from www.RealtorIrene.com represents Irene's personal musings.

Considering selling a home or looking to buy one around Sussex County, NJ? Benefit from creative marketing, top negotiating skills and vast real estate knowledge by contacting Irene via the data to the right or www.HomesIrene.com.

Irene Kennedy, who is a NJ real estate agent with Weichert, Realtors, lives in Sussex County & works from the Hamburg office. Her primary market includes: Augusta, Branchville, Crystal Springs, Frankford, Franklin, Hamburg, Hampton, Hardyston, Highland Lakes, Lake Mohawk, Newton, Ogdensburg, Scenic Lakes, Sparta, Sussex, Vernon, Wantage. With her vast network, however, Irene Kennedy also can help you find an equally talented real estate agent elsewhere.

In the GSMLS serving Sussex County, NJ, and surrounding areas, most listings have an outdoor picture as the primary for a home for sale. Search for homes anywhere and this is the most common practice.

We have many condos and townhouses in Sparta, Vernon, Hardyston, Hamburg, Crystal Springs, Great Gorge Village, etc. Frankly, from the outside they all look alike - and there are a lot for sale. Some real estate is not particularly attractive from the exterior but one can have a wonderful surprise inside. (All MY listings, of course are just like me - beautiful inside and out!)

Of course, I think about more than just the primary photo when I list a home for sale. The basic Realtor.com now shows 4 photos, so I order accordingly.

• If the primary photo is not the exterior, do you assume the house is ugly?
• Does a picture of a wonderful gourmet kitchen make you want to see more?
• When all the exteriors of townhomes in a section of a development such as Crystal Springs are identical, what appeal does an outside picture hold for you - if any?

Which of each side-by-side photo from homes I'm listing for sale in Sussex County, NJ, would be more likely to have you take a closer look!

 Search Sussex County NJ Homes for Sale - ask me about any!

At least in my area of Sussex County, NJ, the real estate market is less robust than it was in years past - and I know this is true in most regions of our county.

Those who want to buy a home are not lining up at my door, taking numbers like we do at the deli counter of our local supermarket. Few home sellers are getting multiple offers the first week their home is listed in the MLS - even in one of our most popular towns, Sparta - Sparta NJ Real Estate Snapshot - Homes for Sale Market data.

My stance is that we real estate agents need to respond by doing more, not less, to help our clients fulfill their real estate goals.

Sounds pretty basic, right? Most of us are going that extra mile and trying everything to get win-win deals for our home buyers and sellers.

Here is an example of something new I tried to increase showings of a home I have listed for sale in Hamburg, NJ: Innovative Marketing - Free Lunch. Wish I could tell you that I had 50 agents bring buyers to see the home that day, that we got 10 offers, and that it is selling well over list price. Alas, we did have a slight increase in appointments during my 3-week publicity blitz, but no offers yet.

1. The Hamburg home sellers are thrilled to have been the "first" in this program.
2. They and I do believe that my flyer distribution, email notifications, online postings, etc., generated more activity.
3. I diligently contact every agent after he or she has shown my listing and get as much feedback as I can.
4. I share that feedback with my sellers just as soon as possible.

Was I a Good Example or Bad Example?

When my husband, Chip, and his dear friend, who I'll call Max, were having lunch, Max mentioned his interest in owning a farm outside Sussex County that met very special requirements. Now, Chip is a real estate agent who specializes in land in the New York, New Jersey region. Chip, who just happens to have an excellent working relationship with a great residential Realtor, proposed we team up to see if there was anything out there for Max.

Good Example or Bad Example?

We located one possibility and Max wanted a peek. The home for sale was vacant and had been on the market over 3 months. The guest house was rented. Chip does not have a lockbox key because parcels of land don't have lockboxes. The day most suited for Max to see the farm I had a closing. Chip phoned both listing agents (who also have an assistant) about arranging access. Close to Easter, both listing agents were going to be away and didn't want to "pay" another agent in their office to meet Chip and Max at the farm. They suggested he make his own arrangements - particularly as his wife's keybox worked in this area outside Sussex County.

Good or Bad?

Chip and Max did tour the property, although access to the guest house wasn't possible. Max had some continued interest but needed to explore different and complicated deal structures. More importantly, Mrs. Max would need to see the farm and weigh in. The listing agents did not contact Chip to find out what his buyer thought. Late last week, they processed an 11% price reduction but did not call Chip to tell him. (I got an alert via the MLS the MOMENT the price dropped!)

Good or Bad?

On Saturday, I spoke with one of the listing agents to make sure I could bring my interested folks the following day. Max, his wife, daughter and friendly dog met Chip and me at the farm on Mother's Day. I waited until the next day (yesterday) to call the listing agents to try to get answers to the questions the Max family had and to explain that nothing more will happen until we can see inside the guest house, which has just been vacated. I do believe the listing agents are now hustling...

Good Example or Bad Example?

Your desire to buy a home or to sell a home in Sussex County (anywhere!) is serious business. We're talking about a HUGE financial investment. I'd be delighted to work with you, hopefully show you the extras that the right real estate agent can offer and be

A Very Good Example!

Sussex County NJ home buyers who do NOT want to do renovations - this is the Wantage-Branchville real estate value for you! Still time to benefit from the $8000 tax credit.

* Value priced at just $205000 *

Of all the homes for sale in Wantage NJ, this just has to be one of the best values for 2 bedroom, single-family homes - plus it is a ranch.  The major renovations have all been done - move right in!! Huge investments in heating, hot water, 2 decks, front steps, paving of driveway, plus cosmetics.

On large, private wooded lot convenient to both Routes 23 & 15 for EASY COMMUTE. Updated eat-in kitchen offers double stainless sinks with a view. Pergo-type floors enhance living room, hallway and both bedrooms. Entry and bathroom have quality ceramic tiling. All windows, except front living room, have been replaced with energy-efficient double panes. Very private property surrounded by greenery has been well landscaped. Gas stove & gas dryer - propane. This home for sale in Sussex County has a BRANCHVILLE mailing address (per deed).

Fabulous lot - .84 acres

See more photos and details on this home for sale in Wantage-Sussex County NJ