Property Angels

Million Dollar Club

Sold & Rented Properties

2017 –

Under Contract: 4.3 acre Traditional Post and Beam in Private Southold Beach Community. Last Listed: $1,299,000, Representing the Buyers.

2016 –

1705 Custer Ave, Southold, NY

403 Lilac Lane, Cutchogue, NY

870 Bay Home Road, Southold, NY

1450 West Lane, Southold, NY

2015 –

1852 North Bayview, Southold, NY

435 Main Street, Greenport, NY

5th Street Multi-occupancy Apartment Building, Greenport (2 units)

A203 Cliffside Resort Condominiums

B203 Cliffside Resort Condominiums

A201 Cliffside Resort Condominiums

2nd home on McCann Lane, Greenport, NY –

Primary Residence: Sebastian’s Cove, Mattituck – walls of glass, architectural gem, built from the ground up in exclusive residential community

Southold, NY – year round rental in Founder’s Village with beach rights in private community, walk to Town

Real Estate Guide: How do I make sure my Broker represents me?

What Are the Different Types of Real Estate Representation, and What Do They Mean?

 

When you work with an agent in a real estate transaction, you’re either a client or a customer of that agent. There is a difference, and it’s important.

A client has a brokerage relationship with a Realtor®: The client has signed a contract and is legally represented by that Realtor® and the Realtor®’s brokerage. Every other person who’s party to that transaction is considered a customer of that Realtor®. The Realtor®’s primary fiduciary responsibility is to the client.

In real estate transactions, there are two main types of representation:

  • Seller representation: If you are selling a property and enter a brokerage agreement with a Realtor®, that Realtor® and their firm become your representative during that specific transaction. They are legally obligated to represent you and your financial interests as a seller.
  • Buyer representation: If you are buying a property and enter a brokerage agreement with a Realtor®, that Realtor® and their firm become your representative during that specific transaction. They are legally obligated to represent you and your financial interests as a buyer.

Representation is straightforward if the buyer and seller agents are affiliated with different companies. However, when the agents on opposite sides of the transaction work for the same brokerage, representation and agency become more nuanced and complex.

These are the four most common types of agency and what they mean:

  • Seller agency: A Realtor® from Brokerage A represents the seller in a transaction. This Realtor® looks out for the best interest of the seller in the transaction, and owes the buyer honesty and any material facts about the listed property that are needed to make an educated decision.
  • Buyer agency: A Realtor® from Brokerage B represents the buyer in a transaction. This Realtor® looks out for the best interest of the buyer in the transaction, and owes the seller honesty and any material facts that are needed to make an educated decision.
  • Dual agency: One Realtor® from Brokerage A represents both the buyer and the seller in a transaction. This Realtor® represents the buyer and seller equally and owes confidentiality to both parties. Realtors® in a dual-agency relationship facilitate the entire transaction and may not provide full advice to either party due to confidentiality.
  • Designated agency: Real estate Brokerage A represents both the buyer and seller, with one Realtor® from Brokerage A representing the seller and a separate Realtor® from Brokerage A representing the buyer. The brokerage represents the buyer and seller equally, owes confidentiality to all parties and may do nothing to the detriment of either the buyer or the seller.

That’s a high-level overview of representation and agency. But it’s important to note that agency law varies from state to state, and this article is intended to apply to our New York location.

Reblogged from original article here.

SOLD in 42 days

North Fork New York Real Estate - Sold Property 2016

  • Sold June 2016 by Joanna Lane for $354,000
  • Clean, light, bright and airy describe this recently retouched 3 bedroom, 1 1/2 bath home with a flexible floor plan located in a desirable location close to Southold Town and Goose Creek Beach.

CLIENTS & PARTNERS

Representing Private Individuals in their Real Estate transactions, and serving the needs of Corporate clients in London, U.K. and New York, U.S.A., since 2001. Our partners and affiliates include:

Property Management: KeyTurners

Intellectual Property: Alan Sack, IP Attorney

Selected Corporate and Private Clients: William Hurt, Merril Lynch, GE Capital, Booz Allen Hamilton, Metrolife Inspections, Groundwork Inspections, Dominican Sisters.

Sold & Rented Properties

2017 –

Under Contract: 4.3 acre Traditional Post and Beam in Private Southold Beach Community. Last Listed: $1,299,000, Representing the Buyers.

2016 –

1705 Custer Ave, Southold, NY

403 Lilac Lane, Cutchogue, NY

870 Bay Home Road, Southold, NY

1450 West Lane, Southold, NY

2015 –

1852 North Bayview, Southold, NY

435 Main Street, Greenport, NY

5th Street Multi-occupancy Apartment Building, Greenport (2 units)

A203 Cliffside Resort Condominiums

B203 Cliffside Resort Condominiums

A201 Cliffside Resort Condominiums

2nd home on McCann Lane, Greenport, NY –

Primary Residence: Sebastian’s Cove, Mattituck – walls of glass, architectural gem, built from the ground up in exclusive residential community

Southold, NY – year round rental in Founder’s Village with beach rights in private community, walk to Town

 

 

Property Management

Leak
Our property management division, Key Turners, handles staffing and caretaker services for the full spectrum of needs from white glove vacation rentals to emergency call out. For clients who can’t be there to take care of their home or business premises, we provide strategic contingency planning that investors can depend on for assistance with hazards including:

  • Storm Damage
  • Force Entry
  • Vandalism
  • Leaks and Flooding
  • Excessive Moisture
  • Plumbing Failures
  • Frozen / Broken Pipes
  • Tripped Breakers
  • Function of the furnace/heater or air conditioner
  • Door and window locks
  • Function of the refrigerator
  • Removal of mail and newspapers

Strategic and customized solutions with subscription plans can be customized for busy and absentee clients with both residential and business continuity needs. We help mitigate possible losses by performing:

  • regular home maintenance
  • storm checks
  • supervision of tradesmen and cleaning staff


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The North Fork

North Fork of Long Island, New York - © PropertyAngels.com 2015About the Area

The North Fork of Long Island, NY boasts some excellent wines now and fabulous farmer markets for fine dining in or out, with easily the best east end restaurants close by. For the foodies, there’s a wide range of local growers, including organic, as well as the most amazing local seafood.

Known as Long Island Wine Country, there’s also so much more to suit all tastes. Other area activities including kayaking, paddle boarding, fishing, yoga, hiking and trails, antiquing, outlet shopping, art galleries. There’s a world class aquarium, a water park, an outlet shopping center for discounted designer labels, local Craft Beer, seasonal festivals, historic sights, museums, petting zoos, a Victorian carousel and last but not least, there’s always plenty of live music to be found year round – indie rock done right, folks, blues, jazz and more. Something for everyone makes this the go to destination within 2 hours of Manhattan and New England, a bucolic setting that’s both laid back and full of fun.

Inspection Management

fraud_bwLeveraging deep technology and built in cloud-oriented services for the benefit of our clients.

We provide services to reinforce fraud detection and loss prevention efforts by providing on-site inspections. As a first line of defense against unscrupulous or unqualified customers and applicants, we work as part of a team to provide the Mortgage Lending industry, Banks and Businesses with:

• Exterior Property Inspections
• Verified written reports
• Photographic validation
• On-demand custom reports

Basic inspections generally consist of an on-site inspection of the premises and an interview with the designated contact. We complete a customized inspection form, and take photographs of the interior and exterior of the business premises, with meticulous attention to detail, customized to suit. 

Quick turnaround:

  • Standard Inspection: 3-5 business days
  • Rush Inspection: 1-2 business days

Inspection Reports:

  • Merchant Site Inspections
  • Drive-by Inspections
  • Business Inspections

Buyer Representation

It’s easy to find out what is on the market, visit open houses and even research sales data to come up with a reasonable price to offer for a home. So why would a buyer want to hire their own agent?

In a nutshell: to protect your interests as the prospective buyer in an expensive, often complex purchase that can become even more complicated by the labyrinthine of local zoning and custom. The major difference between a buyer’s agent and a seller’s agent is that we work exclusively on behalf of the buyer. A seller’s agent is constrained by their fiduciary duty to the seller – in general terms, this means they can’t or won’t disclose things about the property that might hurt the seller in negotiations, which if you’re buyer, means they are holding things back from you that could help inform your decision to buy or not and at what price. Working with your own agent representing you in the transaction, not the seller, the buyer broker’s fiduciary is only to you as the buyer. Most commonly, a buyer’s agent might help negotiate with the seller for a smaller purchase price for the house. Or help negotiate for closing costs or other concessions, find a real-estate lawyer to examine the sales contracts and an appraiser to examine the property being purchased, and many other experts to form a whole team with knowledge and experience to help you navigate challenges at every step of the transaction.

If this isn’t your first purchase, likely you feel confident in the process. In this do-it-yourself era of online real estate listings, it’s tempting to go it alone, but a buyer who relies on the seller’s agent to handle both sides of the deal may not hear about problems with a building, understand the zoning limitations, covenants and restrictions on the land, or have a real advocate during contract negotiations to leverage aspects of the property the selling agent may not even be obligated to disclose.

As a member of the National Association of REALTORS®, NYSAR and the local Hamptons and North Fork REALTORS® Association (HANFRA), with access to the Multiple Listing System of Long Island, Property Angels works with the seller’s agent to show you suitable properties from multiple agencies. The seller always agrees the commission to be paid to their own Broker and to the Buyer’s Broker before the home is listed for sale, so it doesn’t save the buyer anything to go direct to the selling agent and the service they receive is not 100%.

The fiduciary responsibility of a Buyer’s Agent is to you as the buyer, not the seller. In New York, real estate agents must have their clients and customers sign a disclosure form that explains the difference between a seller’s agent, who provides undivided loyalty to the seller, and a buyer’s agent, who represents the buyer’s interests.

Once most buyers find a property they like, that’s when having your own Agent can help most. In almost all cases, the Seller’s Broker is already offering to split their commission with a Buyer’s Agent, and if not offered, we can make it a condition of any offer to purchase that the Seller pays our commission, even though we represent you, not the Seller. Who pays the Broker does not indicate who that Broker represents in the transaction. The only time we can’t give you 100% loyalty as a Buyer’s Agent is if the property you want to buy is our own Listing, meaning we have already contracted with the Seller to represent them. In that case, we can act as Dual Agent if both sides agree, but we cannot provide you as the buyer 100% fiduciary as explained above.

Whether you’re a first time buyer, moving up or moving down, looking for a second home, retirement home, land to build or farm, relocating your business or whatever the reason — there’s paperwork, process and often an emotional roller coaster to navigate as well. Choosing an exclusive buyer’s agent gives you the best representation possible in your purchase. Hopefully, that will be Property Angels.

Here are some articles about Buyer Representation that may also help with your decision:

Call us today to discuss hiring us to help you purchase your home, or go here and submit an inquiry.

FAQ Southold Beach House 2

Frequently Asked Questions About Vacation Rentals

  1. What is The North Fork like?
  2. What’s the best way to transfer from Manhattan or the airport?
  3. Do we need a car?
  4. How close is the Southold Beach House to the beach?
  5. Are the beaches private, clean and suitable for swimming?
  6. Can we bring our own boat or rent one?
  7. What phone and internet service do you provide?
  8. Why is the occupancy limited to a maximum of guests?
  9. How is the house laid out for sleeping arrangements?
  10. Is the water safe to drink?
  11. Do you allow pets?
  12. Is this a non-smoking house?
  13. What are the rates and are they negotiable?
  14. Is there any Sales tax?
  15. Are there any charges on top of the rent?
  16. What are the payment options?
  17. What is your cancellation policy?
  18. How do we proceed and when will our reservation be confirmed?
  19. What happens if there is a problem in the house that needs attention during our stay?
  20. How can I get answers to additional questions?

1. What is The North Fork like?

Southold Township, including the towns and areas of Laurel, Cutchogue, Mattituck, New Suffolk, Nassau Point, Peconic, Southold, Greenport, East Marion, Orient and Orient Point, is on East End of the North Fork of Long Island, New York, approximately a 55 minute drive from MacArthur Islip Airport (ISP), 1-1/2 hours from JFK International Airport and 2 to 2-1/2hours from Manhattan, depending on traffic and time of day you choose to travel.

Long Island is shaped like a fish, with JFK airport near the eye of the fish and the North and South Forks making up the forked tail. Locally, the North Fork is known as the “Un-Hamptons”, being less developed than the better known Hamptons on the South Fork. We do not have the same crowds, traffic and price tags of the Hamptons, yet we can boast an increasing number of amenities whilst retaining the natural beauty that make it all the more attractive as a holiday venue.

At the heart of Long Island’s Wine Country, the Township of Southold has many of the 40 or so boutique vineyards and wineries offering wine tasting, cultural and social events throughout most of the year. The area also retains many family owned and run fruit and vegetable farms offering fresh produce – the best white peaches, apples, beans, peppers, squash, zucchini, tomatoes, potatoes, broccoli and cauliflower you will ever taste.

The North Fork is known locally as the NOFO, and comprises many small villages, each with its own unique character, and charm, also beautiful beaches and parks, historic buildings, antique shops, arts and crafts galleries, designer stores, a few fun and lively bars and wonderful restaurants for both casual, family style and fine dining. With it’s two coastlines, one on the Sound, the other on the Bay, there is a variety of beaches to chose from, some facing Shelter Island and the Hamptons, with white sandy beaches, others with high bluffs and dramatic sunsets over the rocks that face the Connecticut shoreline.

The Old Bay Home is on the open bay facing Shelter Island, with white sandy beach and shallow water suitable for swimming, located in the desirable residential area about a mile outside the town of Southold, only a few minutes drive to Greenport Maritime Village.

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2. What’s the best way to transfer from Manhattan or the airport?

Many of our visitors arrive by air, from destinations including Europe and the US West Coast, and want to combine a relaxing week at the beach with time in the bright city lights of Manhattan. While we sometimes hear from departing guests that they would rather have skipped the city and spent more time with us, a combined holiday can work very well. One option is to base yourself on the North Fork and take day trips to NYC, 2 hours each way, but if you plan to do this more than once or twice during a week’s stay, you might want to split your holiday and spend a week with us followed by a week in the city, or visa versa. We appreciate that you have many choices, so the following information is simply intended as an introduction to some of the options available to you, and is not meant to steer you in any particular direction.

Transferring to and from Manhattan. An easy way to transfer between The North Fork and Manhattan is by luxury coach, picking up a hire car locally. The trains are good, but run infrequently and involve one or two changes. With luggage, this is not a good option. Everyone, including locals, uses Hampton Jitney , which has a convenient schedule, movies and a lavatory on board, and takes 2 to 2 1/2 hours, depending on where you are staying. Click “North Fork/NYC” line for schedules and to book in advance online or by phone.

For local car hire, Enterprise Cars has an office only a few 100 yards from the Hampton Jitney stop in Riverhead, where they will pick you up with your luggage and take you back to their office to complete the paperwork for your car. To pre-book online, enter Zip Code 11901. It’s important to note that on a Saturday, Enterprise closes at 12noon for the whole weekend, so you MUST take one of the earlier coaches to arrive around 11am if you are checking in on a Saturday. If your check-in is between Saturday noon and Monday morning, this is not an option.

We also have Hertz Car Rentals in Cutchogue.

From Riverhead to Cutchogue, Southold or Greenport, it’s then a simple, but very scenic drive through all the villages of about 25 minutes, and there are many interesting places to stop along the way.

Transferring to and from the airport. The nearest international airport is JFK (John F Kennedy) in Queens. To transfer directly to Southold, we recommend that either you hire a car at the airport, or arrange to be picked up (see below), then hire a car locally in Riverhead (see above). Allow an hour and a half. The first hour is mainly LIE (Long Island Expressway), which is motorway, followed by a half hour drive through all the small villages on the North Fork. If you are not experienced with freeway driving in the US, or just want to kick back after your flight, then we recommend you take advantage of car service and being picked up at the airport.

Travel Tip: Whoever you use for car service, you may need a Minivan to accommodate a family of 4 with luggage rather than a normal saloon car. If a saloon car is adequate, make sure you order a “Town Car”, which is a good quality, private saloon car, the equivalent of a high end minicab service in the UK. Do not confuse this with a cab, taxi or stretch limo. It’s not the same thing. Taxis are shared by working people who do not own a car and need to go food shopping, commute to work and take their sick pets to the vet etc.. If you order a “taxi”, expect it to go on a circuitous route, picking up and dropping off others along the way, everyone squashed together with their shopping, pets etc. Do not expect it to arrive on time, or to head off in the direction you want to go. It’s not uncommon for it to break down either, so whilst this makes for an interesting experience, as a general rule, do NOT order a “taxi”!!! A “cab” is the yellow cab you hail to get around Manhattan. Yellow cabs do not serve Long Island. Although yellow cabs are available at the airport to take you to the city, if you attempt to get into one and ask them to bring you to Southold, they will tell you to get out. If not, get out anyway. You do not want to pay the fare they will charge. Just to add to the confusion, a town car is sometimes also called a “limo”, so make sure any “limo” you are offered is not a “stretch limo”, or you can expect one of those very long white cars with smoked windows that take up to 24 people, with a uniformed chauffeur, TV and cocktail bar. This will cost about $100 an hour, so unless you want to be Prom King and Queen for the day, stick with a Minivan or Town Car from Long Island Limos, and you won’t go far wrong.

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3. Do we need a car?

Yes, or a bicycle at least, available to rent locally. Few rentals offer stores within walking distance, so you will need a car or bicycle for a short ride into the village center and to access the food stores, restaurants, tasting rooms etc. There are many things to do, whatever the season, and in the summer, two visitor information booths offer maps and guides to suit all tastes. The nearest large town is Riverhead, where you will find a tax free designer outlet center, world class aquarium, a nearby Water park, dinosaur museum and restored Vaudeville theater, amongst other attractions. Moving east, Love Lane in Mattituck has a wonderful Cheese shop, Bakery and Candy and Chocolate Shop, a must for romantics on Valentines Weekend, or any time of year. And beyond Southold, Greenport is a bustling seaport with a historic village center, fine restaurants, sidewalk cafes, fishing charters, arts and craft galleries, antique stores, a movie theater, many historic buildings, a working Victorian Carousel and when the temperature drops below 50 degrees Fahrenheit, an outdoor ice rink. From there, you can take a 10 minute ferry ride over to exclusive Shelter Island, or continue on to magnificent Orient State Park, at the very tip of the North Fork. Whether your thing is ice sailing in the winter or taking a trip round a lighthouse in the summer, there’s always something to do on the water. For local car hire, we recommend Enterprise in Riverhead or Hertz in Cutchogue. Please scroll up for information about transferring to and from the airport and Manhattan.

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4. How close is the house to the beach?

That depends on the vacation rental home you pick, but the beach is never far away on the North Fork. At the Southold Beach House 2, it’s direct waterfront property and includes your own private beach right steps from the house. Additionally, there are a number of local area beaches you may enjoy – Cedar Beach as a County Park has no parking restrictions, but most do, so if you don’t have Town beach permit or relevant parking permit, then park on the side streets, or take your lease to the Town Hall with your car registration and they will issue you with a temporary resident permit for the duration of your stay. Orient State Park has a modest per car entrance fee during the season (Memorial Day to Labor Day). This includes access to walking trails, rental kayaks, rest rooms, small concession stand and a park with picnic tables and BBQ Grills right on the beach.

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5. Is it a swimming beach?

Yes, you will see many people swimming on the North Fork from around the beginning of June through October. In the USA, a private beach means that you own the land to the point where it is covered by water at high tide. Other people may walk the beach at low tide so far as the mean high water mark, but not beyond that point. In reality, there are many very beautiful public beaches on the North Fork, few will ever set foot on private beaches. The waterfront at the Southold Beach House 2 is on the open bay, which has good tidal flow, and is protected from strong tidal currents by South Fork land. All guests swim at their own risk and are responsible for supervising their children as necessary.

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6. Can we bring our own boat or rent one?

The Southold Beach House 2 does not have any overnight mooring, but it’s perfect for a kayak or canoe, which you are welcome to bring or rent locally. Same for paddle boards. There may be short term moorings available at some of the local marinas, which also rent boats.

Kayaks are available to rent locally, and they will deliver to the house and pick up, also Private Charters are available in Greenport .

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7. What phone and internet service do you provide?

The Southold Beach House 2 includes FREE WIFI – our Internet provider is Optimum Online. We do not provide a computer, but feel free to bring your own devices and connect anywhere in the house, it even works on the decks outside. Also, if you have “Skype” on your computer, you can make and receive international calls that way for free, and there are many other apps as well.

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8. Why is the occupancy limited to a maximum number guests?

Some vacation rentals will happily accommodate more than 8 occupants in a house of this size. We set a lower limit for various reasons. We want our guests to have the best experience, which includes enough space for everyone to be comfortable. Also, if you are familiar with Southold and the North Fork, then you know that most homes do not have municipal sewerage and that each house has its own septic system. For this reason and others, none of the houses can accommodate large groups of functions. We want you to have a problem free vacation. 🙂

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9. How is the house laid-out for sleeping arrangements?

All bedrooms are upstairs. There are 4 double bedrooms comprising the master bedroom suite with King bed, full bath and outdoor deck, guest room with queen bed and outdoor deck, and two twin bedrooms with 2 single beds in each. The family bathroom upstairs also has a tub with shower, and there’s another full bathroom with cubicle shower downstairs. There is also an outdoor shower cubicle to rinse off after time on the beach..

It is our desire to provide guests with a comfortable living environment, and we will not accept requests to reserve for more than the maximum number of guests stated in total, which is 8 people, including children.

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10. Is the water safe to drink?

Yes, the house is supplied with town/ municipal water.

 

11. Do you allow pets?

Unfortunately not. The Southold Beach House 2 does not accept pets.

 

12. Is this a non-smoking house?

Yes. Smoking inside any of our rentals will result in the forfeit of your deposit and immediate termination of your lease. You may smoke outside provided you dispose of butts properly in the trash. If you smoke anywhere where there is no ashtray provided, including on the beach, please take one with you.

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13. What are the rates and are they negotiable?

As a guideline, you should allow $2,100 to $5,000 per week, depending on the season and number of occupants. We can rarely offer a discount unless we receive a last minute cancellation. We keep the rates extremely competitive for a vacation home with all the amenities included. In order to maintain high standards, certain “per use” costs are incurred for every rental, regardless of the time of year, the number of people, or duration of stay, but we will give you the owner’s best rate at the time of your inquiry. Rates published on this website and any listing sites on which we advertise are changeable without notice.

 

14. Is there any Sales Tax?

There is a 3% Suffolk County Short-Term Rental tax payable by the tenant on rentals of less than 30 days.

15. Are there any extra charges on top of the rent?

Not if you comply with the terms of the lease and leave the house as you find it. All utilities are included in your rent for weekly rentals (chargeable for monthly rentals), also BBQ gas, phone service, TV, wifi, and trash removal. We include the cost of cleaning the house before your arrival and a normal house clean after you leave, and we provide all the bed linens, household towels and beach towels. If you clean up the kitchen and leave the house tidy, there should be nothing else for you to pay. Extra cleaning is very rarely charged, but we reserve the right to do so if anyone leaves the house in a very messy state.

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16. What are the payment options?

We ask for 50% advance rent to confirm the booking, with the balance of rent and security deposit payable 8 weeks in advance of arrival. If you book 9-12 months in advance, you may spread the payments across three installments rather than two. If you book less than 8 weeks prior to your arrival, we will ask for payment in full at the time booking.

Our preferred method of payment is by personal cheque in US$ as that does not incur bank fees, but depending on how close to the arrival date you may be, we can handle a super-fast turnaround with payment by credit card. Credit Card fees (typically 4%) are passed on to you.

For weekly rentals only, Security Deposits (10%) can be taken as an authorization on a Credit Card (not a payment), then voided on departure, all being well.

 

17. What is your cancellation policy?

Should you wish to cancel at any time, advance rent paid is fully refundable, less a 10% broker fee, if the premises are re-rented for the same period at the same rate or higher rate, otherwise the difference is forfeit. We recommend all guests take out travel insurance and suggest sites like http://www.insuremytrip.com and www.squaremouth.com (no affiliation) which offer cancellation for any reason if purchased within a short time of your reservation being made.

 

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18. How do I proceed and when will my reservation be confirmed?

Once the details have been agreed between us informally, we will forward a Lease to you by email, asking you to print this out, sign, scan and return to us, then mail together with your first payment by check. Your reservation is confirmed when you have received your copy of the rental agreement, signed and dated by the Landlord. We reserve on a first come, first served basis and allow a few days for you to return the paperwork to us, and in the meantime, we wait list any other inquiries. The whole process can be expedited for last minute bookings payable in full by Credit Card.

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19. What happens if there is a problem in the house that needs attention during our stay?

The house is professionally cleaned and thoroughly checked prior to your arrival. The property owners are diligent to ensure regular maintenance is done on all appliances and systems as a matter of routine. However, with only a few hours to turn a whole house around between guests, it is possible that something could be missed that a departing guest may not have reported to us. If so, rest assured it will be fixed in a professional and timely manner. We live in the area and normally available at short notice, 24/7 if necessary.

20. How can I get answers to additional questions I have?

We are happy to answer additional questions. Please click here and send us an email,

or phone us on +1 631 252-5653 any day up to about 6pm Eastern Standard time.

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FAQ The Old Bay Home

Frequently Asked Questions About Vacation Rentals

  1. What is The North Fork like?
  2. What’s the best way to transfer from Manhattan or the airport?
  3. Do we need a car?
  4. How close is the Old Bay Home to the beach?
  5. Are the beaches private, clean and suitable for swimming?
  6. Can we bring our own boat or rent one?
  7. What phone and internet service do you provide?
  8. Why is the occupancy limited to a maximum of guests?
  9. How is the house laid out for sleeping arrangements?
  10. Is the water safe to drink?
  11. Do you allow pets?
  12. Is this a non-smoking house?
  13. What are the rates and are they negotiable?
  14. Is there any Sales tax?
  15. Are there any charges on top of the rent?
  16. What are the payment options?
  17. What is your cancellation policy?
  18. How do we proceed and when will our reservation be confirmed?
  19. What happens if there is a problem in the house that needs attention during our stay?
  20. How can I get answers to additional questions?

1. What is The North Fork like?

Southold Township, including the towns and areas of Laurel, Cutchogue, Mattituck, New Suffolk, Nassau Point, Peconic, Southold, Greenport, East Marion, Orient and Orient Point, is on East End of the North Fork of Long Island, New York, approximately a 55 minute drive from MacArthur Islip Airport (ISP), 1-1/2 hours from JFK International Airport and 2 to 2-1/2hours from Manhattan, depending on traffic and time of day you choose to travel.

Long Island is shaped like a fish, with JFK airport near the eye of the fish and the North and South Forks making up the forked tail. Locally, the North Fork is known as the “Un-Hamptons”, being less developed than the better known Hamptons on the South Fork. We do not have the same crowds, traffic and price tags of the Hamptons, yet we can boast an increasing number of amenities whilst retaining the natural beauty that make it all the more attractive as a holiday venue.

At the heart of Long Island’s Wine Country, the Township of Southold has many of the 40 or so boutique vineyards and wineries offering wine tasting, cultural and social events throughout most of the year. The area also retains many family owned and run fruit and vegetable farms offering fresh produce – the best white peaches, apples, beans, peppers, squash, zucchini, tomatoes, potatoes, broccoli and cauliflower you will ever taste.

The North Fork is known locally as the NOFO, and comprises many small villages, each with its own unique character, and charm, also beautiful beaches and parks, historic buildings, antique shops, arts and crafts galleries, designer stores, a few fun and lively bars and wonderful restaurants for both casual, family style and fine dining. With it’s two coastlines, one on the Sound, the other on the Bay, there is a variety of beaches to chose from, some facing Shelter Island and the Hamptons, with white sandy beaches, others with high bluffs and dramatic sunsets over the rocks that face the Connecticut shoreline.

The Old Bay Home is on the open bay facing Shelter Island, with white sandy beach and shallow water suitable for swimming, located in the desirable residential area about a mile outside the town of Southold, only a few minutes drive to Greenport Maritime Village.

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2. What’s the best way to transfer from Manhattan or the airport?

Many of our visitors arrive by air, from destinations including Europe and the US West Coast, and want to combine a relaxing week at the beach with time in the bright city lights of Manhattan. While we sometimes hear from departing guests that they would rather have skipped the city and spent more time with us, a combined holiday can work very well. One option is to base yourself on the North Fork and take day trips to NYC, 2 hours each way, but if you plan to do this more than once or twice during a week’s stay, you might want to split your holiday and spend a week with us followed by a week in the city, or visa versa. We appreciate that you have many choices, so the following information is simply intended as an introduction to some of the options available to you, and is not meant to steer you in any particular direction.

Transferring to and from Manhattan. An easy way to transfer between The North Fork and Manhattan is by luxury coach, picking up a hire car locally. The trains are good, but run infrequently and involve one or two changes. With luggage, this is not a good option. Everyone, including locals, uses Hampton Jitney , which has a convenient schedule, movies and a lavatory on board, and takes 2 to 2 1/2 hours, depending on where you are staying. Click “North Fork/NYC” line for schedules and to book in advance online or by phone.

For local car hire, Enterprise Cars has an office only a few 100 yards from the Hampton Jitney stop in Riverhead, where they will pick you up with your luggage and take you back to their office to complete the paperwork for your car. To pre-book online, enter Zip Code 11901. It’s important to note that on a Saturday, Enterprise closes at 12noon for the whole weekend, so you MUST take one of the earlier coaches to arrive around 11am if you are checking in on a Saturday. If your check-in is between Saturday noon and Monday morning, this is not an option.

We also have Hertz Car Rentals in Cutchogue.

From Riverhead to Cutchogue, Southold or Greenport, it’s then a simple, but very scenic drive through all the villages of about 25 minutes, and there are many interesting places to stop along the way.

Transferring to and from the airport. The nearest international airport is JFK (John F Kennedy) in Queens. To transfer directly to Southold, we recommend that either you hire a car at the airport, or arrange to be picked up (see below), then hire a car locally in Riverhead (see above). Allow an hour and a half. The first hour is mainly LIE (Long Island Expressway), which is motorway, followed by a half hour drive through all the small villages on the North Fork. If you are not experienced with freeway driving in the US, or just want to kick back after your flight, then we recommend you take advantage of being picked up at the airport.

Travel Tip: Whoever you use for car service, you may need a Minivan to accommodate a family of 4 with luggage rather than a normal saloon car. If a saloon car is adequate, make sure you order a “Town Car”, which is a good quality, private saloon car, the equivalent of a high end minicab service in the UK. Do not confuse this with a cab, taxi or stretch limo. It’s not the same thing. Taxis are shared by working people who do not own a car and need to go food shopping, commute to work and take their sick pets to the vet etc.. If you order a “taxi”, expect it to go on a circuitous route, picking up and dropping off others along the way, everyone squashed together with their shopping, pets etc. Do not expect it to arrive on time, or to head off in the direction you want to go. It’s not uncommon for it to break down either, so whilst this makes for an interesting experience, as a general rule, do NOT order a “taxi”!!! A “cab” is the yellow cab you hail to get around Manhattan. Yellow cabs do not serve Long Island. Although yellow cabs are available at the airport to take you to the city, if you attempt to get into one and ask them to bring you to Southold, they will tell you to get out. If not, get out anyway. You do not want to pay the fare they will charge. Just to add to the confusion, a town car is sometimes also called a “limo”, so make sure any “limo” you are offered is not a “stretch limo”, or you can expect one of those very long white cars with smoked windows that take up to 24 people, with a uniformed chauffeur, TV and cocktail bar. This will cost about $100 an hour, so unless you want to be Prom King and Queen for the day, stick with a Minivan or Town Car from Long Island Limos, and you won’t go far wrong.

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3. Do we need a car?

Yes, or a bicycle at least, available to rent locally. Few rentals offer stores within walking distance, so you will need a car or bicycle for a short ride into the village center and to access the food stores, restaurants, tasting rooms etc. There are many things to do, whatever the season, and in the summer, two visitor information booths offer maps and guides to suit all tastes. The nearest large town is Riverhead, where you will find a tax free designer outlet center, world class aquarium, a nearby Water park, dinosaur museum and restored Vaudeville theater, amongst other attractions. Moving east, Love Lane in Mattituck has a wonderful Cheese shop, Bakery and Candy and Chocolate Shop, a must for romantics on Valentines Weekend, or any time of year. And beyond Southold, Greenport is a bustling seaport with a historic village center, fine restaurants, sidewalk cafes, fishing charters, arts and craft galleries, antique stores, a movie theater, many historic buildings, a working Victorian Carousel and when the temperature drops below 50 degrees Fahrenheit, an outdoor ice rink. From there, you can take a 10 minute ferry ride over to exclusive Shelter Island, or continue on to magnificent Orient State Park, at the very tip of the North Fork. Whether your thing is ice sailing in the winter or taking a trip round a lighthouse in the summer, there’s always something to do on the water. For local car hire, we recommend Enterprise in Riverhead or Hertz in Cutchogue. Please scroll up for information about transferring to and from the airport and Manhattan.

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4. How close is the house to the beach?

That depends on the vacation rental home you pick, but the beach is never far away on the North Fork. At the Old Bay Home, it’s a short 400ft stroll through the vines to your private beach.

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5. Is it a swimming beach?

Yes, you will see many people swimming on the North Fork from around the beginning of June through October. In the USA, a private beach means that you own the land to the point where it is covered by water at high tide. Other people may walk the beach at low tide so far as the high water mark, but not beyond that point. In reality, few take advantage of the beach as there are many very beautiful public beaches on the North Fork. The beach is on the open bay, which has good tidal flow, but is protected from strong tidal currents by Shelter Island and the land of the twin forks. All guests swim at their own risk and are responsible for supervising their children properly.

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6. Can we bring our own boat or rent one?

The Old Bay Home does not have any overnight mooring, but it’s perfect for a kayak or canoe, which you are welcome to bring or rent locally. Same for paddle boards. It does not however have any amenities for overnight mooring. There is a public launch for small boats in Founders a short distance away, and may be short term moorings available at some of the local marinas, which also rent boats.

Kayaks are available to rent locally, and they will deliver to the house and pick up, also Private Charters are available in Greenport .

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7. What phone and internet service do you provide?

The Old Bay Home includes Wifi and FREE local, long-distance and US calls. You may also receive incoming international calls, but the line is blocked for all outgoing international calls. WIFI Internet provider is Optimum Online. We do not provide a computer, but feel free to bring your own devices and connect anywhere in the house, it even works on the decks outside. Also, if you have “Skype” on your computer, you can make and receive international calls that way for free, and there are many other phone apps as well.

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8. Why is the occupancy limited to a maximum number guests?

Some vacation rentals will happily accommodate more occupants in a house of equivalent size than 8 people. We set a lower limit for good reasons. We want our guests to have the best experience, which includes enough space to be comfortableIe. Also, if you are familiar with Southold and the North Fork, then you know that we do not have municipal sewerage and that each house has its own septic system. For this reason, typically, the houses cannot cope accommodate larger groups of functions. We want you to have a problem free vacation.

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9. How is the house laid-out for sleeping arrangements?

All bedrooms are upstairs. There are 4 double bedrooms comprising the master bedroom suite with queen bed and half bath, guest room with queen bed and two twin bedrooms with 2 single beds in each. Add 2 full bathrooms with tub and separate cubicle shower, and there’s plenty of room for up to 8 people. We can squeeze in anadditional infant cot in any of the rooms if needed.

It is our desire to provide guests with a comfortable living environment, and we will not accept requests to reserve for more than the maximum number of guests stated in total.

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10. Is the water safe to drink?

Yes, the house is supplied with town/ municipal water.

 

11. Do you allow pets?

Occasionally, subject to approval on a case by case basis and subject to separate Pet Contract.

 

12. Is this a non-smoking house?

Yes. Smoking inside any of our rentals will result in the forfeit of your deposit and immediate termination of your lease. You may smoke outside provided you dispose of butts properly in the ashtrays provided. If you smoke anywhere where there is no ashtray provided, including on the beach, please take one with you.

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13. What are the rates and are they negotiable?

As a guideline, you should allow $1,800 to $4,500 per week, depending on the season and number of occupants. We can rarely offer a discount unless we receive a last minute cancellation. We keep the rates extremely competitive for a vacation home with all the amenities that ours offer. In order to maintain high standards, certain “per use” costs are incurred for every rental, regardless of the time of year, the number of people, or duration of stay, but we will give you the owner’s best rate at the time of your inquiry. Rates published on this website and any listing sites on which we advertise are changeable without notice.

14. Is there any Tax?

If your rental is under 30 days, there is a 3% Suffolk County Short-term Rental tax payable by the Tenant.

15. Are there any extra charges on top of the rent?

Not if you comply with the terms of the lease and leave the house as you find it. All utilities are included in your weekly rent, also BBQ gas where applicable, phone service, TV, wifi, and trash removal. We include the cost of cleaning the house before your arrival and a normal house clean after you leave, and we provide all the linens and household towels. If you clean up the kitchen and leave the house tidy, there should be nothing else for you to pay. Extra cleaning is very rarely charged, but we reserve the right to do so if anyone leaves the house in a very messy state. The above applies to weekly rentals.

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16. What are the payment options?

We ask for 50% advance rent to confirm the booking, with the balance of rent and security deposit payable 8 weeks in advance of arrival. If you book 9-12 months in advance, you may spread the payments across three installments rather than two. If you book less than 8 weeks prior to your arrival, we will ask for payment in full at the time booking.

Our preferred method of payment is by personal cheque in US$ as that does not incurr bank fees, but depending on how close to the arrival date you may be, we can handle a super-fast turnaround with payment by credit card. Credit Card fees are passed on to you.

 

17. What is your cancellation policy?

Should you wish to cancel at any time, advance rent paid is fully refundable, less a $200.00 processing charge, if the premises are re-rented for the same period at the same rate or higher rate, otherwise the difference is forfeit. We recommend all guests take out travel insurance and suggest sites like http://www.insuremytrip.com (no affiliation) which offer cancellation for any reason.

 

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18. How do I proceed and when will my reservation be confirmed?

Once the details have been agreed between us informally, we will forward a Booking Form to you by email, asking you to print this out, sign, scan and return to us, then mail together with your first payment. Your reservation is confirmed when you have received your copy of the rental agreement, signed and dated by the Landlord. We reserve on a first come, first served basis and allow a few days for you to return the paperwork to us, and in the meantime, we wait list any other inquiries. The whole process can be expedited for last minute bookings.

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19. What happens if there is a problem in the house that needs attention during our stay?

As property managers, we are on call for you throughout your stay. We check the house thoroughly prior to your arrival and ensure that regular maintenance is done on all appliances and systems as a matter of routine. However, with only a few hours to turn a whole house around between guests, it is possible that we could miss something that a departing guest may not have reported to us. If so, rest assured it will be fixed in a professional and timely manner. We live in the area and normally available at short notice, 24/7 if necessary.

 

20. How can I get answers to additional questions I have?

We are happy to answer additional questions. Please click here and send us an email,

or phone us on +1 631 252-5653 any day up to 6pm Eastern Standard time.

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Property Angels
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140 Wagon Wheel Lane
Cutchogue, NY 11935

m: 631 252-5653
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