# MGM Realty Group > Independent real-estate brokerage serving the North Country of New York. Elisabeth Rowe, Broker/Owner. Massena, NY. Current covered counties are listed at /north-country-real-estate. This file follows the llms.txt convention (https://llmstxt.org/) — a curated index of the canonical URLs on the MGM Realty Group LLC website with short summaries. Every URL listed below has a deterministic plain-text equivalent: append `.txt` to any city, county, guide or blog URL (e.g. `/homes-for-sale/malone-ny.txt`, `/blog/franklin-county-real-estate-market-q1-2025.txt`); the homepage lives at `/index.txt` and the other core pages use their slug + `.txt` (`/buyers.txt`, `/sellers.txt`, `/listings.txt`, `/market-insights.txt`, `/agent/elisabeth-rowe.txt`, `/usda-rural-loans.txt`, `/usda-rural-loans.txt`). A consolidated dump of every key page lives at `/llms-full.txt`. ## Core pages - [MGM Realty Group — North Country real estate brokerage](https://mgmrealtyny.com/): Independent real-estate brokerage in Massena NY serving the North Country region. Elisabeth Rowe, Broker/Owner. - [All active MLS listings](https://mgmrealtyny.com/listings): Live MLS feed of every active listing across the North Country, refreshed hourly. - [Buyer services](https://mgmrealtyny.com/buyers): How MGM Realty Group represents buyers — search, offer strategy and closing. - [Seller services](https://mgmrealtyny.com/sellers): Listing process, pricing strategy and free CMA / home-value report. - [North Country market insights](https://mgmrealtyny.com/market-insights): Quarterly market data, price trends and inventory by county. - [Elisabeth Rowe — Broker/Owner](https://mgmrealtyny.com/agent/elisabeth-rowe): Profile of Elisabeth Rowe, licensed real estate broker and owner of MGM Realty Group LLC. - [USDA rural-development loans](https://mgmrealtyny.com/usda-rural-loans): Zero-down USDA loan eligibility map and program guide for rural North Country buyers. ## Cities (homes for sale by community) - [Malone, NY](https://mgmrealtyny.com/homes-for-sale/malone-ny): Homes for sale in Malone, Franklin County. Median $226,000, 168 days average days on market. - [Massena, NY](https://mgmrealtyny.com/homes-for-sale/massena-ny): Homes for sale in Massena, St. Lawrence County. Median $142,000, 126 days average days on market. - [Potsdam, NY](https://mgmrealtyny.com/homes-for-sale/potsdam-ny): Homes for sale in Potsdam, St. Lawrence County. Median $219,500, 133 days average days on market. - [Canton, NY](https://mgmrealtyny.com/homes-for-sale/canton-ny): Homes for sale in Canton, St. Lawrence County. Median $192,900, 96 days average days on market. - [Ogdensburg, NY](https://mgmrealtyny.com/homes-for-sale/ogdensburg-ny): Homes for sale in Ogdensburg, St. Lawrence County. Median $122,500, 135 days average days on market. - [Gouverneur, NY](https://mgmrealtyny.com/homes-for-sale/gouverneur-ny): Homes for sale in Gouverneur, St. Lawrence County. Median $174,000, 116 days average days on market. - [Lisbon, NY](https://mgmrealtyny.com/homes-for-sale/lisbon-ny): Homes for sale in Lisbon, St. Lawrence County. Median $349,000, 103 days average days on market. - [Norfolk, NY](https://mgmrealtyny.com/homes-for-sale/norfolk-ny): Homes for sale in Norfolk, St. Lawrence County. Median $130,000, 135 days average days on market. - [Tupper Lake, NY](https://mgmrealtyny.com/homes-for-sale/tupper-lake-ny): Homes for sale in Tupper Lake, Franklin County. Median $369,000, 77 days average days on market. ## Counties (regional real-estate guides) - [St. Lawrence County](https://mgmrealtyny.com/st-lawrence-county-real-estate): St. Lawrence County real-estate overview — North Country's largest county — affordable, rural, university-anchored Median $174,500, 392 active listings. - [Franklin County](https://mgmrealtyny.com/franklin-county-real-estate): Franklin County real-estate overview — Adirondack gateway — seasonal charm meets year-round value Median $294,500, 15 active listings. - [Essex County](https://mgmrealtyny.com/essex-county-real-estate): Essex County real-estate overview — Adirondack vacation and second-home market — Lake Placid premium included Median $140,000, 1 active listings. ## Guides (long-form playbooks for buyers and sellers) - [Your Path to Owning a Home in the North Country](https://mgmrealtyny.com/guides/buying-a-home-north-country-ny): A step-by-step playbook for buyers in North Country, New York. - [How to Sell Your North Country Home for Top Dollar](https://mgmrealtyny.com/guides/selling-your-home-north-country-ny): An introduction to pricing, preparation, marketing, and closing. - [0% Down in the North Country](https://mgmrealtyny.com/guides/usda-rural-loan-guide-north-country-ny): How USDA Single Family Housing Guaranteed Loans actually work in our service area. ## Blog posts (market reports, buyer/seller tips, community) - [Planning Your Home Search with MGM Realty Group](https://mgmrealtyny.com/blog/buying-a-home-with-mgm): A practical starting point for discussing your budget, priorities, and next steps with our team. - [Preparing to Sell Your North Country Home](https://mgmrealtyny.com/blog/preparing-to-sell-with-mgm): Organize property information and discuss pricing and timing with MGM Realty Group. - [Meet MGM Realty Group LLC](https://mgmrealtyny.com/blog/meet-mgm-realty-group): Connect with Elisabeth Rowe and Marcie Provost in Massena, New York. ## Machine-readable variants - [Consolidated text dump](https://mgmrealtyny.com/llms-full.txt): every key page in a single plain-text document. - Per-page text: append `.txt` to any city, county or guide URL (e.g. `/homes-for-sale/malone-ny.txt`, `/franklin-county-real-estate.txt`, `/guides/buying-a-home-north-country-ny.txt`). --- # Full text of all key pages # MGM Realty Group — North Country real estate brokerage Source: https://mgmrealtyny.com/ Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick answer **Q:** What is MGM Realty Group? MGM Realty Group LLC is an independent real-estate brokerage based in Massena, New York, led by Broker/Owner Elisabeth Rowe. The firm represents buyers and sellers across the North Country region of New York — see /north-country-real-estate for the current list of covered counties — with a focus on village markets, USDA-eligible rural homes and Fort Drum military relocation. Reach the office at (315) 250-4735. ## Details MGM Realty Group LLC is an independent New York State licensed real-estate brokerage with an office at 4 Randall Drive, Massena, NY 13662. Service area: every village and town across the North Country region of New York — including Massena, Potsdam, Canton, Ogdensburg, Plattsburgh, Malone, Saranac Lake and Lake Placid. The current list of covered counties is published at /north-country-real-estate. Specialties: first-time buyers, USDA Rural Development loans, Fort Drum military PCS relocation, residential listings ($75K–$700K), and luxury Adirondack waterfront. --- # All active MLS listings Source: https://mgmrealtyny.com/listings Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick answer **Q:** Where can I see every active MLS listing in the North Country? our property search shows the full live MLS feed for the North Country region, refreshed hourly. Filter by city, price, beds/baths, square footage and property type. Each listing has a dedicated page with full photos, MLS remarks, and a Schedule a Showing button that routes directly to MGM Realty Group at (315) 250-4735. ## Details The /listings page is the canonical search surface for every active MLS property our brokerage can show across the North Country region of New York. Data is sourced live from the MLS via a SimplyRETS feed, refreshed hourly — there is no separate 'partner' or 'advertised' tier. What you see is what is actually for sale. Saved searches and price-drop alerts are available with a free account. --- # Buyer services Source: https://mgmrealtyny.com/buyers Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick answer **Q:** How does MGM Realty Group work with buyers? Buyer-agent compensation is negotiable and depends on the written agreement. Do not assume the seller will pay it; discuss payment terms with the broker before signing. The buyer process is: a needs-and-wants conversation, set up live MLS alerts, tour properties, write a competitive offer, negotiate, navigate inspection and appraisal, and close. Buyers arrange their own financing through an independent lender of their choice. Most North Country closings take 35–45 days from accepted offer. ## Details MGM Realty Group represents buyers across the entire North Country with no upfront fee. We are a buyer's agent — fiduciary duty is to the buyer, not the seller. Step 1: line up financing with an independent lender of your choice. Step 2: define your must-haves vs nice-to-haves. Step 3: tour 5–15 homes. Step 4: write an offer with full market context. Step 5: clear inspection, appraisal and lender conditions. Step 6: close. Programs we routinely use: USDA Rural Development (zero down), VA (zero down for veterans), FHA (3.5% down), SONYMA first-time buyer, and conventional 5%/10%/20% down. --- # Seller services Source: https://mgmrealtyny.com/sellers Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick answer **Q:** How does MGM Realty Group list a home for sale? Sellers get a free Comparative Market Analysis (CMA), pricing recommendation, professional photography, MLS syndication to Zillow/Realtor.com/Redfin/Trulia, weekly showing reports, and full negotiation through closing. Compensation is discussed at the listing appointment. Average days on market in our region range from 28 to 65 depending on price band and town. ## Details The seller process: free CMA, listing-prep walkthrough, professional photography, sign install, MLS go-live, marketing across syndicated portals + social, showings managed via ShowingTime, weekly seller updates, offer review, negotiation, inspection/appraisal management, closing. Pricing is the single biggest lever. We use closed comparable sales from the previous 90 days, adjusted for square footage, condition, lot size and finishes — never wishful thinking. Free CMA: request one at our seller page or call (315) 250-4735. --- # North Country market insights Source: https://mgmrealtyny.com/market-insights Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick answer **Q:** What are the latest North Country NY real-estate market trends? Across the North Country in 2025, median sale prices are up roughly 6–10% year-over-year, average days on market sit between 28 and 65 depending on town, and active inventory remains 10–15% below 2024. Sellers who price correctly are getting offers within 30 days; over-priced listings still sit. Plattsburgh and Saranac Lake are the hottest sub-markets; Malone and Ogdensburg remain the most affordable entry points. ## Details Quarterly market reports cover every county in the brokerage's North Country service area; the current list is published at /north-country-real-estate. Tracked metrics: median sale price, average days on market, sale-to-list ratio, months of supply, active listing count, closed transaction count, and year-over-year delta. Detailed long-form market reports are published in /blog under the 'Market Reports' category. --- # Elisabeth Rowe — Broker/Owner Source: https://mgmrealtyny.com/agent/elisabeth-rowe Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick answer **Q:** Who is Elisabeth Rowe of MGM Realty Group? Elisabeth Rowe is the Broker/Owner of MGM Realty Group LLC, a New York State licensed real-estate broker based in Massena. Contact Elisabeth for buying and selling guidance in the North Country. Direct: (315) 250-4735. ## Details Elisabeth Rowe — New York State Licensed Real Estate Broker, Owner of MGM Realty Group LLC. Based in Massena NY, serving counties across the North Country region of New York (current coverage list at /north-country-real-estate). Contact Elisabeth Rowe to discuss current services and representation options. --- # USDA rural-development loans Source: https://mgmrealtyny.com/usda-rural-loans Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick answer **Q:** How does the USDA Rural Development loan work in the North Country? USDA Rural Development (Section 502 Guaranteed) offers zero-down 30-year fixed mortgages in eligible rural areas, which covers the vast majority of North Country towns outside Plattsburgh and Watertown city limits. Income limits apply (roughly $112K for a 1–4 person household and $148K for 5+ in our counties as of 2025). The program has no PMI — instead a 1% upfront guarantee fee and a small annual fee. Most North Country starter homes ($100K–$250K) qualify. ## Details USDA Section 502 Guaranteed is the most under-used loan program in the North Country. Eligibility: property must be in a USDA-eligible area (check eligibility.sc.egov.usda.gov), buyer income must be under the county-specific limit, and the home must be the buyer's primary residence. Pros: zero down, competitive rates, no PMI. Cons: 1% upfront guarantee fee (financeable), 0.35% annual fee, slightly slower underwriting than conventional. --- # Homes for Sale in Malone, NY Source: https://mgmrealtyny.com/homes-for-sale/malone-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick facts - Community: Malone, Franklin County, New York - Median home price: $226,000 - Average days on market: 168 days - Active listings (county): 3 ## Quick answer **Q:** What is the Malone, NY real estate market like? Homes in Malone, Franklin County, New York have a median price of $226,000 and spend an average of 168 days on the market. Malone is the heart of Franklin County — a tight-knit community of roughly 5,500 residents nestled between the Adirondacks and the Canadian border. Home prices here typically run $100K–$280K, offering genuine value that's impossible to find downstate. ## About the market Malone is the heart of Franklin County — a tight-knit community of roughly 5,500 residents nestled between the Adirondacks and the Canadian border. Home prices here typically run $100K–$280K, offering genuine value that's impossible to find downstate. The village's walkable Main Street, Titus Mountain ski area, and proximity to Adirondack Park trails make it a natural draw for outdoor enthusiasts and remote workers seeking a better quality of life. Buyers in Malone benefit from one of the most affordable entry points in all of New York State. Single-family homes, colonial-style houses, and rural acreage are all attainable here on a realistic budget. Discuss current comparable properties and an appropriate timeline with your agent. Working with a local expert who knows the streets and neighborhoods gives buyers a real edge in this compact market. ## FAQ ### What is the average home price in Malone, NY? The median home sale price in Malone and Franklin County is approximately $142,000 — making it one of the most affordable markets in New York State. Homes range from $75,000 for fixer-uppers to $350,000+ for larger properties with acreage. ### How long do homes stay on the market in Malone, NY? On average, homes in Malone, NY stay on the market about 52 days. Well-priced, move-in-ready properties can go under contract in 2–3 weeks, especially in spring and early fall when buyer activity peaks. ### Is Malone, NY a good place to buy a home? Yes — Malone offers exceptional value, a strong sense of community, and access to Adirondack Park outdoor recreation. It's particularly attractive for first-time buyers, retirees, and remote workers. Elisabeth Rowe at MGM Realty Group can help you identify the right neighborhood and price range. Call us at (315) 250-4735. --- # Homes for Sale in Massena, NY Source: https://mgmrealtyny.com/homes-for-sale/massena-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick facts - Community: Massena, St. Lawrence County, New York - Median home price: $142,000 - Average days on market: 126 days - Active listings (county): 73 ## Quick answer **Q:** What is the Massena, NY real estate market like? Homes in Massena, St. Lawrence County, New York have a median price of $142,000 and spend an average of 126 days on the market. Massena is a river town on the St. ## About the market Massena is a river town on the St. Lawrence County shoreline, home to the Robert Moses State Park and the famous Massena Intake on the St. Lawrence Seaway. MGM Realty Group LLC is based at 4 Randall Drive in Massena — giving buyers unparalleled local knowledge when searching for property here. Massena offers affordable single-family homes, easy access to the water, and a welcoming small-town atmosphere. Home prices in Massena typically run $90K–$250K, making it one of the most accessible markets in the region for first-time buyers. The town's stable industrial history and proximity to the international bridge at the Seaway International Bridge ensure a steady base of buyers and renters. Recent remote-work trends have brought new interest from buyers leaving larger metro areas seeking space, affordability, and outdoor recreation along the St. Lawrence River. ## FAQ ### What is the average home price in Massena, NY? The median home price in Massena is approximately $155,000, in line with St. Lawrence County as a whole. Entry-level homes start around $80,000; larger homes near the water range from $200,000 to $350,000. ### Why choose MGM Realty Group for Massena real estate? MGM Realty Group LLC is based at 4 Randall Drive in Massena. Connect with broker/owner Elisabeth Rowe to discuss buying or selling in the North Country. ### What is Massena, NY known for? Massena is known for the St. Lawrence Seaway, Robert Moses State Park, and as a gateway to the Adirondacks and Thousand Islands region. It offers affordable waterfront and near-waterfront real estate at prices unmatched in most of New York State. --- # Homes for Sale in Potsdam, NY Source: https://mgmrealtyny.com/homes-for-sale/potsdam-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick facts - Community: Potsdam, St. Lawrence County, New York - Median home price: $219,500 - Average days on market: 133 days - Active listings (county): 47 ## Quick answer **Q:** What is the Potsdam, NY real estate market like? Homes in Potsdam, St. Lawrence County, New York have a median price of $219,500 and spend an average of 133 days on the market. Potsdam is a college town anchored by SUNY Potsdam and Clarkson University — two institutions that create a steady stream of faculty, staff, and graduate student buyers throughout the year. ## About the market Potsdam is a college town anchored by SUNY Potsdam and Clarkson University — two institutions that create a steady stream of faculty, staff, and graduate student buyers throughout the year. The village has a charming downtown, excellent schools, and a lively arts scene that makes it one of the most livable communities in St. Lawrence County. The presence of two universities drives demand for both owner-occupied and rental properties. Investors often target well-located multi-family properties near campus, while families settle in established neighborhoods with mature trees and walkable streets. Median prices run slightly above the county average, reflecting Potsdam's consistent demand. Contact MGM Realty Group to discuss your search in the Potsdam area. ## FAQ ### What is the average home price in Potsdam, NY? Home prices in Potsdam, NY average around $168,000, slightly above the St. Lawrence County median due to university-driven demand. Well-located properties near Clarkson University and SUNY Potsdam are especially sought after. ### Is Potsdam, NY a good place to invest in real estate? Yes — Potsdam's two universities (SUNY Potsdam and Clarkson University) create sustained rental demand year-round. Multi-family properties near campus have historically maintained strong occupancy rates and rental yields. ### How do I search homes for sale near Potsdam, NY? Browse active MLS listings at our property search or call the team at (315) 250-4735. As St. Lawrence County specialists, we can identify on-market and off-market opportunities in Potsdam before they appear publicly. --- # Homes for Sale in Canton, NY Source: https://mgmrealtyny.com/homes-for-sale/canton-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick facts - Community: Canton, St. Lawrence County, New York - Median home price: $192,900 - Average days on market: 96 days - Active listings (county): 31 ## Quick answer **Q:** What is the Canton, NY real estate market like? Homes in Canton, St. Lawrence County, New York have a median price of $192,900 and spend an average of 96 days on the market. Canton is the county seat of St. ## About the market Canton is the county seat of St. Lawrence County and home to SUNY Canton and St. Lawrence University — making it a natural hub for education, commerce, and real estate activity. The community's blend of institutional stability and rural charm appeals to a broad range of buyers, from young professionals to retirees downsizing from larger upstate cities. Canton's real estate market benefits from St. Lawrence University's draw of faculty, visiting scholars, and alumni buyers. Home styles range from classic Craftsman bungalows in established neighborhoods to newer construction on larger lots outside the village core. The Grasse River, which flows through town, adds scenic appeal and recreational opportunity — kayaking, fishing, and nature walks are minutes from most front doors. ## FAQ ### What is the housing market like in Canton, NY? Canton offers a stable market driven by St. Lawrence University and SUNY Canton. Median prices hover around $160,000 and homes typically sell within 6–8 weeks. The market is competitive for well-priced move-in-ready properties. ### What types of homes are available in Canton, NY? Canton offers a mix of historic village homes (Victorian, Craftsman, Colonial), newer construction outside the village, multi-family investment properties near campus, and rural acreage options within a short drive. ### Does MGM Realty Group serve Canton, NY? Absolutely — Canton is one of our core service areas in St. Lawrence County. Elisabeth Rowe and the MGM Realty Group team handle buying, selling, and investment property searches throughout the Canton and St. Lawrence County area. Call (315) 250-4735. --- # Homes for Sale in Ogdensburg, NY Source: https://mgmrealtyny.com/homes-for-sale/ogdensburg-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick facts - Community: Ogdensburg, St. Lawrence County, New York - Median home price: $122,500 - Average days on market: 135 days - Active listings (county): 62 ## Quick answer **Q:** What is the Ogdensburg, NY real estate market like? Homes in Ogdensburg, St. Lawrence County, New York have a median price of $122,500 and spend an average of 135 days on the market. Ogdensburg sits on the St. ## About the market Ogdensburg sits on the St. Lawrence River at the U.S.–Canada border, offering spectacular waterfront vistas and a storied history as one of North Country's oldest cities. The Frederic Remington Art Museum and an international bridge connecting to Prescott, Ontario make Ogdensburg a unique cross-border community with consistent real estate demand from both American and Canadian buyers. Home prices in Ogdensburg run among the most affordable in St. Lawrence County, with median values near $140K. The city's large stock of historic 19th-century homes provides renovation opportunities for buyers willing to put in work, while newer neighborhoods offer move-in-ready options. Waterfront properties along the St. Lawrence command a premium but remain a fraction of comparable lake-access properties elsewhere in New York. ## FAQ ### What is the average home price in Ogdensburg, NY? The median sale price in Ogdensburg is approximately $140,000 — among the most affordable waterfront-adjacent real estate in New York. Well-maintained St. Lawrence River waterfront properties range from $200,000 to $500,000+. ### Is Ogdensburg close to Canada? Yes — Ogdensburg directly borders Ontario, Canada, via the Ogdensburg–Prescott International Bridge. This location attracts Canadian buyers and dual-citizens seeking U.S. property at favorable exchange rates. ### What neighborhoods are popular in Ogdensburg, NY? Buyers in Ogdensburg often look at the Riverview neighborhood for waterfront access, the Historic District for character homes, and the northside neighborhoods for newer construction and larger lots. Call the team at (315) 250-4735 to explore current listings. --- # Homes for Sale in Gouverneur, NY Source: https://mgmrealtyny.com/homes-for-sale/gouverneur-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick facts - Community: Gouverneur, St. Lawrence County, New York - Median home price: $174,000 - Average days on market: 116 days - Active listings (county): 25 ## Quick answer **Q:** What is the Gouverneur, NY real estate market like? Homes in Gouverneur, St. Lawrence County, New York have a median price of $174,000 and spend an average of 116 days on the market. Gouverneur is a welcoming village in the southern tier of St. ## About the market Gouverneur is a welcoming village in the southern tier of St. Lawrence County, known for its marble quarrying heritage and the beautiful Gouverneur Marble and Granite Museum. The community has a stable local economy, a new regional hospital, and a strong agricultural base that supports consistent property values for both residential and farm buyers. Gouverneur's housing stock includes Victorian-era village homes, modern ranch-style properties, and working farms on the outskirts of town. Prices are highly competitive — typically in the $100K–$200K range — making it an excellent choice for buyers who want more home for their dollar. The town's annual Marble Festival draws visitors from across the region and reflects Gouverneur's pride in its unique geological and industrial heritage. ## FAQ ### What is the housing market like in Gouverneur, NY? Gouverneur offers stable, affordable housing with median prices around $145,000. The market is driven by local employment, agricultural buyers, and retirees. Properties in good condition typically sell within 8–10 weeks. ### Is there farmland for sale near Gouverneur, NY? Yes — Gouverneur is surrounded by productive St. Lawrence County farmland. MGM Realty Group regularly lists and sells farms, rural acreage, and agricultural properties in the Gouverneur area. Call (315) 250-4735 to discuss your farm search. ### What amenities does Gouverneur, NY offer? Gouverneur has a regional medical center, public schools (South Jefferson Central School District), local shops, parks, and easy access to the Adirondacks. It's a self-sufficient small city with everything needed for comfortable daily life. --- # Homes for Sale in Lisbon, NY Source: https://mgmrealtyny.com/homes-for-sale/lisbon-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick facts - Community: Lisbon, St. Lawrence County, New York - Median home price: $349,000 - Average days on market: 103 days - Active listings (county): 6 ## Quick answer **Q:** What is the Lisbon, NY real estate market like? Homes in Lisbon, St. Lawrence County, New York have a median price of $349,000 and spend an average of 103 days on the market. Lisbon is a rural town stretching along the St. ## About the market Lisbon is a rural town stretching along the St. Lawrence River between Ogdensburg and Massena. It offers some of the region's most desirable river-view and waterfront properties, along with a peaceful agricultural landscape that attracts buyers seeking space and seclusion within reasonable distance of Ogdensburg's amenities. Properties in Lisbon range from modest single-family homes to larger riverfront estates, with land parcels and hunting camps frequently appearing in the area's MLS listings. The town's strategic location between two larger communities gives buyers flexibility — shopping, healthcare, and schools in Ogdensburg to the south, and Massena's amenities to the east. River-access properties here carry a premium but still represent outstanding value compared to downstate waterfront. ## FAQ ### Are there waterfront homes for sale in Lisbon, NY? Yes — Lisbon sits along the St. Lawrence River and regularly has waterfront and river-view properties listed. These range from seasonal camps ($60,000–$150,000) to year-round riverfront homes ($200,000–$500,000+). Call MGM Realty Group at (315) 250-4735. ### What is Lisbon, NY like as a place to live? Lisbon is rural and agricultural with a strong sense of community. It's ideal for buyers seeking space, privacy, and outdoor recreation — particularly hunting, fishing, and boating on the St. Lawrence River. ### How close is Lisbon, NY to Ogdensburg and Massena? Lisbon is approximately 15 minutes from Ogdensburg and 25 minutes from Massena, giving residents easy access to regional shopping, healthcare, and employment centers while enjoying a rural lifestyle. --- # Homes for Sale in Norfolk, NY Source: https://mgmrealtyny.com/homes-for-sale/norfolk-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick facts - Community: Norfolk, St. Lawrence County, New York - Median home price: $130,000 - Average days on market: 135 days - Active listings (county): 15 ## Quick answer **Q:** What is the Norfolk, NY real estate market like? Homes in Norfolk, St. Lawrence County, New York have a median price of $130,000 and spend an average of 135 days on the market. Norfolk is a quiet, agricultural town in the central part of St. ## About the market Norfolk is a quiet, agricultural town in the central part of St. Lawrence County, known for its Raquette River recreation and the historic Hopkinton-Piercefield rail trail corridor. It's a favorite among buyers seeking rural character, affordable land, and access to hunting and fishing without the premium attached to more well-known resort areas. Home prices in Norfolk are among the lowest in the county, making it an entry point for first-time rural buyers and investors seeking long-term value. Most properties are single-family homes, camps, and agricultural parcels. The community is small but supported by the broader Massena–Potsdam–Canton triangle of services, all within a 30-minute drive. MGM Realty Group serves Norfolk buyers and sellers and can connect you with available inventory throughout this corner of St. Lawrence County. ## FAQ ### What types of properties are available in Norfolk, NY? Norfolk primarily offers single-family homes, hunting and fishing camps, agricultural land, and recreational parcels. Prices are very affordable — many properties are listed under $100,000. ### Is Norfolk, NY near good fishing and hunting? Yes — the Raquette River runs through the town and provides excellent bass, pike, and walleye fishing. Surrounding lands offer deer, turkey, and small game hunting. Norfolk is a prime destination for outdoor recreation buyers. ### How far is Norfolk, NY from Massena and Potsdam? Norfolk is approximately 20 minutes from Massena and 25 minutes from Potsdam, making it practical for buyers who want rural living while commuting to regional employment centers. --- # Homes for Sale in Tupper Lake, NY Source: https://mgmrealtyny.com/homes-for-sale/tupper-lake-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner Phone: (315) 250-4735 ## Quick facts - Community: Tupper Lake, Franklin County, New York - Median home price: $369,000 - Average days on market: 77 days - Active listings (county): 1 ## Quick answer **Q:** What is the Tupper Lake, NY real estate market like? Homes in Tupper Lake, Franklin County, New York have a median price of $369,000 and spend an average of 77 days on the market. Tupper Lake is an authentic Adirondack community in the heart of Franklin County, anchored by The Wild Center — a world-class natural history museum whose iconic Wild Walk treetop experience has put Tupper Lake on the national map. Raquette Pond, the Bog River Flow, and surrounding Adirondack Forest Preserve land give buyers immediate access to fishing, paddling, snowmobiling, and skiing at Big Tupper Ski Area. ## About the market Tupper Lake is an authentic Adirondack community in the heart of Franklin County, anchored by The Wild Center — a world-class natural history museum whose iconic Wild Walk treetop experience has put Tupper Lake on the national map. Raquette Pond, the Bog River Flow, and surrounding Adirondack Forest Preserve land give buyers immediate access to fishing, paddling, snowmobiling, and skiing at Big Tupper Ski Area. Real estate in Tupper Lake offers some of the best value in the entire Adirondack Park — median home prices around $175,000 put waterfront-adjacent Adirondack living within reach for buyers priced out of Lake Placid or Saranac Lake. Camp properties on Raquette Pond, village homes, and rural Adirondack parcels all appear regularly in the local MLS. The Wild Center's growing profile is translating into real estate interest from remote workers, outdoor enthusiasts, and second-home buyers who want the real Adirondacks at a fraction of resort-area prices. ## FAQ ### What is the average home price in Tupper Lake, NY? The median home price in Tupper Lake is approximately $175,000 — affordable by Adirondack standards. Raquette Pond waterfront camps range from $200,000 to $500,000+; village homes and rural parcels are often available under $150,000. ### Is Tupper Lake, NY in the Adirondack Park? Yes — Tupper Lake is within the Adirondack Park, with Forest Preserve land on three sides of town. This gives residents immediate access to hundreds of thousands of acres of protected wilderness for hiking, hunting, paddling, and snowmobiling. ### What is The Wild Center in Tupper Lake, NY? The Wild Center is a world-class natural history museum dedicated to the Adirondacks, located right in Tupper Lake. Its signature Wild Walk — an elevated treetop walkway — draws visitors from across the Northeast and has raised the community's profile significantly. Contact MGM Realty Group at (315) 250-4735 to explore available properties near The Wild Center. --- # St. Lawrence County Real Estate Source: https://mgmrealtyny.com/st-lawrence-county-real-estate Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner ## Quick facts - County: St. Lawrence County, New York - Tagline: North Country's largest county — affordable, rural, university-anchored - Median home price: $174,500 - Average days on market: 127 days - Active listings: 392 ## Quick answer **Q:** What should buyers know about St. Lawrence County, NY real estate? St. Lawrence County has a median home price of $174,500 with homes averaging 127 days on the market and roughly 392 active listings. St. ## Overview St. Lawrence County is the largest county in New York State by area — a vast, varied landscape of river towns, agricultural plains, university communities, and wild Adirondack foothills. With a median home price of just $155,000 (52% below the state median), it offers some of the most genuine real estate value in the Northeast. Five colleges within its borders ensure consistent demand for housing, making it equally appealing for owner-occupants and rental investors. MGM Realty Group specializes in St. Lawrence County real estate — our office is in Massena. Whether you're hunting for an affordable first home in Ogdensburg, a campus-adjacent investment property in Potsdam, or a river-view rural parcel in Lisbon, Elisabeth Rowe's team brings hyper-local knowledge that no out-of-county agent can match. ## Cities and towns - [Massena](https://mgmrealtyny.com/homes-for-sale/massena-ny) - [Potsdam](https://mgmrealtyny.com/homes-for-sale/potsdam-ny) - [Canton](https://mgmrealtyny.com/homes-for-sale/canton-ny) - [Ogdensburg](https://mgmrealtyny.com/homes-for-sale/ogdensburg-ny) - [Gouverneur](https://mgmrealtyny.com/homes-for-sale/gouverneur-ny) - [Lisbon](https://mgmrealtyny.com/homes-for-sale/lisbon-ny) - [Norfolk](https://mgmrealtyny.com/homes-for-sale/norfolk-ny) ## FAQ ### What is the median home price in St. Lawrence County, NY? The median sale price in St. Lawrence County is approximately $155,000 — one of the most affordable markets in New York State. Entry-level homes start around $70,000; larger rural properties with acreage range from $200,000 to $500,000. ### What cities are in St. Lawrence County, NY? Major communities include Massena, Potsdam, Canton, Ogdensburg, Gouverneur, and Lisbon. Each has its own character: Massena is a river city, Potsdam and Canton are college towns, and Ogdensburg is a historic border city. ### Who is the best real estate agent in St. Lawrence County? Elisabeth Rowe is the broker/owner of MGM Realty Group LLC in Massena. Call (315) 250-4735 to discuss your plans. --- # Franklin County Real Estate Source: https://mgmrealtyny.com/franklin-county-real-estate Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner ## Quick facts - County: Franklin County, New York - Tagline: Adirondack gateway — seasonal charm meets year-round value - Median home price: $294,500 - Average days on market: 153 days - Active listings: 15 ## Quick answer **Q:** What should buyers know about Franklin County, NY real estate? Franklin County has a median home price of $294,500 with homes averaging 153 days on the market and roughly 15 active listings. Franklin County sits at the crossroads of two powerful draws: the Canadian border to the north and the Adirondack Park to the south. This geographic sweet spot creates a uniquely affordable real estate market where buyers can own an Adirondack-adjacent home for a median price of just $142,000. ## Overview Franklin County sits at the crossroads of two powerful draws: the Canadian border to the north and the Adirondack Park to the south. This geographic sweet spot creates a uniquely affordable real estate market where buyers can own an Adirondack-adjacent home for a median price of just $142,000. Malone anchors the county as its commercial hub, while Fort Covington offers truly rural agricultural living and Saranac Lake provides resort-town character at below-Lake-Placid prices. MGM Realty Group is a primary service provider for Franklin County — Broker/Owner Elisabeth Rowe can help you discuss your goals and next steps. From navigating farm transactions to helping remote workers find their perfect rural retreat, the team brings unmatched local expertise. Franklin County's growing broadband infrastructure and its discovery by post-pandemic buyers make this an exciting time to buy or sell here. ## Cities and towns - [Malone](https://mgmrealtyny.com/homes-for-sale/malone-ny) - [Tupper Lake](https://mgmrealtyny.com/homes-for-sale/tupper-lake-ny) ## FAQ ### What is the average home price in Franklin County, NY? The median sale price in Franklin County is approximately $142,000 — the most affordable entry into Adirondack-adjacent living in New York State. Rural properties with acreage are commonly listed under $200,000. ### Is Franklin County, NY in the Adirondacks? Franklin County borders the Adirondack Park and includes the village of Saranac Lake within the park's boundaries. Malone and Fort Covington are just north of the park, providing easy access to Adirondack recreation. ### Is it a good time to buy in Franklin County, NY? Yes — Franklin County is seeing increased buyer interest from remote workers and downstate buyers, but prices remain very affordable. Buying before the broader market discovers this area offers excellent long-term value. Call the team at (315) 250-4735. --- # Essex County Real Estate Source: https://mgmrealtyny.com/essex-county-real-estate Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner ## Quick facts - County: Essex County, New York - Tagline: Adirondack vacation and second-home market — Lake Placid premium included - Median home price: $140,000 - Average days on market: 384 days - Active listings: 1 ## Quick answer **Q:** What should buyers know about Essex County, NY real estate? Essex County has a median home price of $140,000 with homes averaging 384 days on the market and roughly 1 active listings. Essex County is the crown jewel of North Country real estate for buyers seeking Adirondack prestige. Lake Placid — two-time Olympic host and renowned four-season resort — anchors the county's premium market. ## Overview Essex County is the crown jewel of North Country real estate for buyers seeking Adirondack prestige. Lake Placid — two-time Olympic host and renowned four-season resort — anchors the county's premium market. With a median price of $285K and 18% price appreciation between 2022 and 2024, Essex County outperforms every other North Country county as an appreciating asset. Buyers here are often second-home purchasers from NYC, Boston, and Montréal seeking mountain retreats with strong vacation rental income potential. While Essex County's Lake Placid properties command the highest prices, buyers can find relative value in nearby communities like Elizabethtown, Westport, and the Saranac Lake fringe. MGM Realty Group assists buyers across the Adirondack region and can help you identify the right balance of lifestyle and investment return. If you're considering an Adirondack vacation home or short-term rental property, our team can walk you through the nuances of the Essex County market. ## FAQ ### What is the average home price in Essex County, NY? The median sale price in Essex County is approximately $285,000 — the highest among North Country's primary real estate counties. Lake Placid properties command significantly higher prices, while outlying communities offer relative value. ### Is Lake Placid, NY real estate a good investment? Lake Placid has delivered ~18% price appreciation from 2022–2024 and generates strong short-term rental income ($30K–$80K+ annually for well-located properties). It's one of the stronger Adirondack real estate investments but requires careful property selection. ### Can MGM Realty Group help me buy in Essex County? Yes — while our headquarters are in Massena, MGM Realty Group serves buyers across the broader North Country and Adirondack region. Call the team at (315) 250-4735 to discuss Essex County and Lake Placid properties. --- # Your Path to Owning a Home in the North Country Source: https://mgmrealtyny.com/guides/buying-a-home-north-country-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner > A step-by-step playbook for buyers in North Country, New York. ## Quick answer **Q:** Your Path to Owning a Home in the North Country — what's the short answer? Welcome — and congratulations on starting toward homeownership. This guide introduces the home-buying process in St. Lawrence County, Franklin County. ## Introduction Welcome — and congratulations on starting toward homeownership. This guide introduces the home-buying process in St. Lawrence County, Franklin County. Contact MGM Realty Group LLC to discuss how these general steps apply to your plans. Buying a home is part financial decision, part life decision. The goal of this guide is to make sure neither side surprises you. Read it once before you start touring, and keep it nearby once you are under contract — every chapter maps to a real step in a real North Country closing. ## Chapter 1: Get Your Money Ready *Before you tour your first home, line up your numbers.* Your down payment, your closing costs, and your reserves are three different buckets — and lenders expect to see all three. Plan to have your down payment in cash (gifts allowed with a paper trail), 2%–4% of the purchase price for closing costs, and ideally 2–3 months of housing payments in reserve. Pull your credit reports for free at annualcreditreport.com. Anything below a 620 will narrow your loan options; 680+ unlocks better rates. Dispute errors before you talk to a lender — corrections take 30–60 days. - Pay stubs (most recent 30 days) - W-2s and federal tax returns (last 2 years) - Bank statements (last 2 months, every page) - Photo ID and Social Security card - Proof of any other income (child support, rental, military) > **Set a true budget:** Use 28% of your gross monthly income as the upper limit for principal-interest-tax-insurance (PITI). Lenders will approve you for more — but you will live in the house, not the lender. ## Chapter 2: Sign a Buyer-Broker Agreement *Required before you tour homes — and a chance to set expectations.* Effective August 17, 2024, the National Association of REALTORS® settlement requires that buyers sign a written buyer-broker agreement before touring a home with a REALTOR®. The agreement spells out the services your agent will provide and the compensation you agree to pay. Compensation is fully negotiable; it is not set by law and is not standardized between brokerages. You can negotiate a flat fee, an hourly rate, a percentage, or any combination. You can also limit the agreement to a single property, a date range, or a geographic area. > **Your right to negotiate:** MGM Realty Group LLC will walk you through every line of the agreement in plain English before you sign. If we are not the right fit, you keep your options. We earn the relationship. - What services the agent will provide - Compensation amount, source, and timing - Term length (we recommend starting short) - Whether the agreement is exclusive or non-exclusive - Geographic and property-type scope ## Chapter 3: Define What You Actually Need *Separate your must-haves from your nice-to-haves before you tour.* Before you fall in love with photos online, write down two short lists: hard requirements and wishes. Bedrooms, garage, school district, and commute usually belong on the first list. Granite counters and shiplap belong on the second. Think 3 to 5 years out. The best fit is the home you will still want when life shifts — a baby, a remote-work change, an aging parent moving in, a job promotion that doubles your commute. - Bedrooms / bathrooms — minimum non-negotiable count - Lot size and setback — privacy, garden, snow storage - Heating system — oil, propane, wood, pellet, or heat pump - Internet — verify provider and actual speed at the exact address - Commute and school district — drive both at your real hours - Well & septic vs. municipal water & sewer - Garage / outbuilding requirements ## Chapter 4: Tour Smart *Showings are your only chance to feel the house.* Your agent will pull every active listing matching your criteria and set up showings in efficient batches — usually three to five homes per outing. Plan 30–45 minutes per home; bring a notebook and a phone for photos. Look past the staging. Open every closet, run every faucet, flush every toilet, lift every rug corner. Note the age of the roof, furnace, and water heater on the property's seller disclosure. - Inspect basement floor and walls for water staining or efflorescence. - Look at neighboring properties — they affect your resale. - Step into the yard and listen for road noise, dogs, train lines. - Drive past the house at night and on a weekend morning. - Confirm cell service at the address — rural dead zones are real. > **Don't fall in love at the first showing:** Buyers who fall in love early overpay and overlook problems. Plan to tour your top contender twice before writing an offer. ## Chapter 5: Make a Strong Offer *Price is one term — terms matter as much as dollars.* Your agent will pull recent comparable sales (comps), explain the seller's likely motivation, and recommend a price and terms. A clean offer is not always the highest one — terms matter. Standard contingencies in New York: financing, inspection, appraisal, and (sometimes) sale of your current home. Each is a door you can walk back through if something unexpected appears. - Earnest money: typically $1,000–$5,000 in our market, held in attorney escrow. - Inspection window: usually 7–10 business days after binding contract. - Possession: "at closing" is standard; rent-back is negotiable. - Personal-property inclusions: spell out appliances, sheds, generators, fuel in tanks. > **New York note:** In New York, real estate transactions require an attorney for both sides. Your offer is a non-binding letter of intent until your attorney converts it to a binding contract — usually within 3–5 business days. ## Chapter 6: Inspections, Appraisal & Underwriting *The middle 30 days, where most deals live or die.* Once your attorney delivers a fully-executed contract, the clock starts. Schedule the inspection within 24 hours of binding so you have room to negotiate repairs if needed. Your lender orders the appraisal next. If the home appraises at or above the contract price, underwriting moves to final approval. If it appraises low, you and the seller renegotiate or you can walk under your appraisal contingency. | Inspection | Typical cost | | --- | --- | | Whole-house inspection | $400–$650 | | Septic inspection (rural) | $200–$400 | | Well water test | $150–$300 | | Radon test | $150–$200 | | Wood-destroying-insect (WDI) report | $75–$150 — required for VA / USDA | | Lead-paint inspection (pre-1978 homes) | $300–$500 | > **Lead-based paint:** Federal law requires sellers of homes built before 1978 to disclose any known lead-paint hazards and provide the EPA pamphlet "Protect Your Family From Lead in Your Home." You have a 10-day inspection window. Many North Country homes pre-date 1978. ## Chapter 7: Negotiating Repairs *Inspection findings are leverage — use them surgically.* Your inspector will produce a 30–60 page report. Sort the findings into three buckets: safety/structural (electrical hazards, foundation movement, active leaks, failing septic), major systems (furnace, water heater, roof at end of life), and cosmetic/maintenance (peeling paint, dated fixtures). Ask the seller to remediate or credit only the first two buckets. Cosmetic items are part of buying an older home — pad them into your move-in budget instead. Sellers in our market are usually pragmatic when requests are reasonable. > **TIP:** When you can choose between a repair and a credit, take the credit. You control the contractor, the timing, and the quality. ## Chapter 8: Insurance, Title & Final Walkthrough *The last two weeks before keys.* Lock your homeowner's insurance policy at least 14 days before closing — your lender needs the binder to fund the loan. Check the specific property against current FEMA flood maps and ask your insurance professional about coverage. Your attorney orders the title search and obtains owner's and lender's title insurance. The owner's policy is a one-time premium that protects you for as long as you own the home — buy it; it is small money for big peace of mind. The final walkthrough happens within 24 hours of closing. Confirm the home is in the agreed-on condition, all included personal property is present, and any negotiated repairs have been completed. ## Chapter 9: Closing Day *The 90 minutes that turn the house into your home.* Closing in New York happens at the buyer's attorney's office or via mail-away. You will sign the mortgage note, the deed transfer, and the closing disclosure. Bring photo ID and a wire-transfer or cashier's check for your balance of cash to close (your attorney will tell you the exact figure 24 hours ahead). Plan for 60–90 minutes at the table. You walk out with the keys. | Buyer closing cost | Typical amount | | --- | --- | | NY mortgage recording tax | ~0.5%–1% of loan amount | | Title insurance (one-time) | ~$4 per $1,000 of purchase price | | Lender fees & origination | 0.5%–1.5% of loan amount | | Attorney fee | $750–$1,500 | | Recording fees | $200–$300 | | Prepaid escrow (taxes, insurance) | 2–6 months | ## Chapter 10: After Closing *Five things to do in the first 30 days.* - File the STAR property-tax exemption (basic or enhanced) on your new home. - Update your address with USPS, DMV, employer, banks, and insurance carriers. - Change every exterior lock and rekey or replace garage codes. - Locate and label your main water shutoff, gas shutoff, and electrical panel. - Schedule your first furnace service (especially if previous service is undocumented). > **Save your closing packet forever:** You will need closing documents at tax time, when you refinance, when you sell, and if a title issue ever surfaces. Store the packet in a fireproof box and a cloud folder. ## Chapter 11: Common North Country Buyer Pitfalls *What our buyers tell us they wish they had known.* - Underestimating winter heating costs — ask for 12 months of utility bills, not the last bill. - Skipping the septic inspection on a rural property because the seller says "it works fine." - Forgetting the well-water test — bacteria and arsenic both occur in our region. - Ignoring the FEMA flood-zone status for waterfront and creek-side properties. - Buying a camp listed as a year-round home — verify the certificate of occupancy. - Assuming high-speed internet is available — verify the provider and the actual speed at the address. ## FAQ ### How long does it take to buy a home in North Country NY? Timing depends on financing, inspections, title work and the contract. Ask your lender, attorney and agent for a property-specific schedule. Search timing depends on the current SLCMLS inventory and your requirements. ### What loans work best for first-time buyers in our area? FHA (3.5% down, 580+ FICO) and USDA (0% down, income limits) are the two most-used programs in our service area. Conventional loans with 5%–10% down also work well. Your lender of choice will compare options for you — get quotes from 2–3 lenders within a 14-day window so credit-pull dings count as one inquiry. ### Do I need a buyer's agent — and what does it cost me? As of August 17, 2024, buyers must sign a written buyer-broker agreement before touring with a REALTOR®. Compensation is fully negotiable and is not set by law. Sellers may still offer to compensate the buyer's broker; the offer is determined property-by-property. We walk every buyer through the agreement in plain English before they sign. ### What inspections should I get? Always get a whole-house inspection ($400–$650). For rural properties, add septic ($200–$400), well water test ($150–$300), and radon ($150–$200). Pre-1978 homes warrant a lead-paint inspection. VA and USDA loans require a wood-destroying-insect (WDI) report. ### How much do I need for closing costs? Plan on 2%–4% of the purchase price for buyer closing costs in NY (lender fees, title, NY mortgage tax, prepaid escrows). Seller contributions may be allowed, but caps vary by loan program and current rules — ask your lender to confirm the limit that applies to your transaction. ## Glossary - **PITI**: Principal, Interest, Taxes, Insurance — the four components of a typical monthly mortgage payment used by lenders to qualify you. - **Closing costs**: Fees paid at closing — lender fees, title insurance, NY mortgage tax, recording fees, prepaid escrows. Typically 2%–4% of the purchase price for buyers in NY. - **Earnest money**: A good-faith deposit (usually 1%–2% of the offer) held in escrow at contract signing and credited toward your down payment / closing costs at the closing table. - **Contingency**: A condition in your contract that lets you walk away (and recover earnest money) if it isn't satisfied — common ones: financing, appraisal, inspection, sale-of-home. - **Title insurance**: An insurance policy protecting the lender (and optionally you) against defects in the property's title (liens, errors in the chain of ownership, undisclosed heirs). - **Escrow**: A neutral third party (often the title company) that holds funds and documents until all contract conditions are met. Also refers to the lender-held account that pays your taxes and insurance. - **Buyer-broker agreement**: A written agreement (required in NY since Aug 17, 2024) between a buyer and a real estate broker that defines services, term, and how the broker is paid. Compensation is fully negotiable. - **Loan estimate (LE)**: A standardized 3-page form lenders must give you within 3 business days of application showing rate, fees, and projected monthly payment. Shop apples-to-apples between lenders using the LE. - **Closing disclosure (CD)**: A standardized 5-page form you must receive at least 3 business days before closing showing the final terms and costs. Compare it to your loan estimate; ask about any line that changed. - **Discount points**: Optional upfront fee (1 point = 1% of loan amount) you pay the lender to permanently lower your rate. Worth it only if you'll keep the loan past the breakeven. --- # How to Sell Your North Country Home for Top Dollar Source: https://mgmrealtyny.com/guides/selling-your-home-north-country-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner > An introduction to pricing, preparation, marketing, and closing. ## Quick answer **Q:** How to Sell Your North Country Home for Top Dollar — what's the short answer? Selling a home is part marketing, part negotiation, part logistics. The pages that follow walk through every stage in plain language, with the numbers and timelines that apply to North Country, New York. ## Introduction Selling a home is part marketing, part negotiation, part logistics. The pages that follow walk through every stage in plain language, with the numbers and timelines that apply to North Country, New York. This guide introduces common steps in selling a home in St. Lawrence County, Franklin County. Ask MGM Realty Group LLC about current conditions and a plan for your property. ## Chapter 1: Decide Whether (and When) to Sell *Your timeline drives every other decision in this guide.* The strongest buyer activity in our service area runs from late April through September — when roads are clear, properties show at their best, and buyers who want to be settled before winter are actively searching. That said, well-priced homes sell in every season; inventory is tight. If your property has waterfront, a camp character, or strong seasonal appeal, listing in spring (April–June) captures buyers who want to enjoy the summer. If it is a four-season family home in a village, the season matters less than your price and presentation. - Check current SLCMLS days-on-market information for the property and relevant local listings. - Best showing-to-offer conversion: priced within 2% of the CMA midpoint. - Listings that take a price reduction take ~30 more days to close. ## Chapter 2: Price It Right the First Time *The single biggest predictor of net proceeds.* We build a Comparative Market Analysis (CMA) using the last 90 days of sold comparable homes within a one-mile radius of yours, then adjust for square footage, condition, lot size, acreage, and out-buildings. The CMA gives us a target list price and a defendable floor. Price too high and the home sits, accumulates days-on-market, and ultimately closes below what it would have if priced correctly from day one. The first 14 days are the most-active showing window of your entire listing — there is no second chance to make a first impression. > **Reality check:** The market sets the price. Your home will sell for what a ready, willing, and able buyer pays for it — not what you owe, not what you spent on it, not what your neighbor's house listed for. We will tell you the truth, even when it is not what you wanted to hear. ## Chapter 3: Prepare the Home *Buyers form an opinion in the first 8 seconds.* Curb appeal, smell, and clutter are the three levers that move that opinion the most. Your goal is a clean, neutral canvas where buyers can imagine their own life. Spending $500 on small fixes routinely returns $5,000 at the offer table. - Remove ~30% of the contents of every closet and the garage. - Take down personal photos and political / religious items. - Touch up paint at door frames, baseboards, and high-traffic walls. - Pressure-wash the driveway, walkways, and siding. - Mow, edge, and refresh mulch beds. - Open every window 10 minutes before a showing; bake nothing scented. - Replace burnt-out bulbs; switch to bright, warm white throughout. - Service the furnace and post the receipt on the equipment. ## Chapter 4: Required NY Seller Disclosures *What you legally have to tell buyers in New York.* New York Real Property Law §462 requires sellers of one-to-four family homes to deliver a completed Property Condition Disclosure Statement (PCDS) before the buyer signs a binding contract. The PCDS asks 56 questions about the home's condition. Sellers who do not deliver it must credit the buyer $500 at closing. Federal law adds a Lead-Based Paint Disclosure for any home built before 1978. You must disclose any known lead-paint hazards, provide any reports, supply the EPA pamphlet, and allow the buyer a 10-day inspection window. > **When in doubt, disclose:** Failure to disclose a known material defect is a leading source of post-closing lawsuits. If you know about it, write it down. We will help you complete the PCDS at the listing appointment. ## Chapter 5: Choose Your Listing Strategy *Listing term, agency type, and compensation — all tailored to your goals.* Every seller's situation is different — and your listing strategy should reflect that. At the listing appointment we will review your options in plain language, provide a written net-sheet so you can see exactly what you will walk away with, and help you choose the structure that makes the most sense for your timeline and priorities. The key decisions below affect your buyer pool, your marketing investment, and your net proceeds. There is no one-size-fits-all answer — we will advise you based on current market conditions in your specific area. | Listing decision | Why it matters | | --- | --- | | Buyer-broker compensation | What you offer to the buyer's agent, if anything — disclosed in your contract and affects buyer pool | | Listing term length | Longer terms = more marketing runway; shorter = lower commitment | | Exclusive vs. open listing | Exclusive lets your agent invest fully in marketing | ## Chapter 6: Professional Marketing *Every listing we represent gets the full package — at no extra cost.* - Professional HDR photography (35–50 images) - Drone aerials for properties with land or water frontage - Floor plan and room dimensions - Northern Adirondack MLS syndication to Zillow, Realtor.com, Redfin, Trulia, Homes.com - Dedicated single-property page on our website - Targeted social media campaign (Facebook + Instagram, geo-fenced) - Email blast to our buyer database and partner agent network - Open houses scheduled within the first 14 days - "Just listed" postcards to the surrounding neighborhood > **Photography is the listing:** 85% of buyers screen out homes from the photos before ever requesting a tour. We hire professional photographers — phone shots cost you offers. ## Chapter 7: Showings & Feedback *How we keep the buyer pipeline moving.* We coordinate every showing through the MLS showing service. You receive a text the moment a request comes in and can confirm with one tap. Within 24 hours of every showing we collect written feedback from the buyer's agent and forward it to you. Patterns in feedback are how we know whether to adjust price, staging, or marketing. After 7–10 showings without an offer, we sit down with you to discuss what the market is telling us. - Plan to be out of the house for every showing — buyers will not speak openly with the owner present. - Lights on, blinds open, soft music low. - Pets crated or off-site. - Counters cleared; bathrooms recently cleaned. - In winter, walkways and driveways shoveled and salted. ## Chapter 8: Receiving & Negotiating Offers *Price is one of seven negotiable terms.* When an offer comes in, we present it with a written recommendation: accept, counter, or reject. We review the buyer's financing letter, evaluate the contingencies, and confirm proof of earnest funds. In a multiple-offer situation we set a deadline for highest-and-best, then summarize every offer side-by-side in a single page so you can compare apples to apples. - Closing date and possession terms - Contingencies (financing, inspection, appraisal, sale-of-current-home) - Earnest money amount and timing - Personal-property inclusions and exclusions - Buyer concessions (closing-cost credits, repair credits) - Lender type (cash > conventional > FHA/VA/USDA in speed/certainty) > **Highest gross is not always highest net:** A $250,000 offer with $7,000 in seller concessions nets you $243,000. A $245,000 offer with no concessions nets you $245,000. We always present the net-sheet, not just the headline price. ## Chapter 9: Contract to Close *The 45–60 days from accepted offer to handing over keys.* In New York, the accepted offer is non-binding until both attorneys complete contract review. Your attorney converts the offer into a binding contract — typically within 3–5 business days. From binding contract to closing usually runs 45–60 days for a financed buyer and 14–30 days for a cash buyer. | Milestone | Typical timing | | --- | --- | | Attorney review & binding contract | Day 3–5 | | Inspection | Day 7–10 | | Repair negotiation | Day 12–17 | | Appraisal | Day 14–28 | | Loan commitment / clear-to-close | Day 35–50 | | Final walkthrough | Within 24 hours of closing | | Closing & deed transfer | Day 45–60 | ## Chapter 10: Estimated Seller Costs in NY *Plan for total seller costs of approximately 7%–9% of sale price.* | Line item | Typical amount | | --- | --- | | Brokerage commission | Negotiated at listing | | NY State transfer tax | $4 per $1,000 of sale price (0.4%) | | Seller attorney | $750–$1,500 | | Title clearance / payoff fees | $300–$500 | | Recording fees | ~$250 | | Optional buyer concessions | Negotiated case-by-case | > **Net-sheet at the kitchen table:** We will prepare a written net-sheet estimate before you sign the listing agreement so you know — to the dollar — what you walk away with at every realistic price point. ## Chapter 11: Closing Day *Sign, hand over the keys, and wire the proceeds.* Closing happens at the buyer's attorney's office or remotely. You sign the deed, the transfer documents, and the closing statement. Funds wire into your account within 24 hours. - Photo ID for every seller on title - Garage remotes, mailbox keys, alarm codes - Manuals and warranties for systems and appliances - Utility-account info for the buyer's transfer - Keys for every exterior door - Final water-meter reading scheduled with the municipality ## Chapter 12: After You Sell *What happens in the days and months after closing.* Cancel your homeowner's insurance the day after closing — your attorney will provide a copy of the recorded deed for proof. File for any prorated property-tax refunds with the municipality. If you are buying again, ask us about a leaseback or a same-day double closing. We coordinate dozens of these every year and can structure them so you never have to move twice. ## FAQ ### How long does it take to sell a home in North Country NY? Review current SLCMLS listing activity and verified comparable sales with your agent. Pricing, condition, financing and the specific property affect timing; a regional estimate is not a guarantee. ### What is my home worth? Home values depend on location, size, condition, and recent comparable sales. We provide free, no-obligation Comparative Market Analyses based on actual MLS data — not automated estimates. Call (315) 250-4735 or visit /equity-report. ### How is agent compensation handled? Compensation is fully negotiable and not set by law. At the listing appointment we will walk through your options in plain language, with a written net-sheet for each, so you can make an informed decision. Everything is itemized in the listing agreement before you sign. ### What disclosures do I have to make as a NY seller? New York requires a Property Condition Disclosure Statement (PCDS) — 56 questions about the home's condition — before the buyer signs a binding contract; failure to deliver costs you a $500 credit at closing. Federal law adds a Lead-Based Paint Disclosure for any home built before 1978. ### Should I do repairs and updates before listing? High-ROI prep: paint, deep clean, declutter, light landscaping, fix obvious safety items. Skip kitchen/bath remodels right before listing — they rarely pay back. We walk every listing and tell you exactly what to do (and what not to). ## Glossary - **PCDS**: New York's Property Condition Disclosure Statement — 56 yes/no questions about the home's condition that sellers must give buyers before contract; failure to deliver costs you a $500 credit at closing. - **Comparative Market Analysis (CMA)**: A pricing analysis that uses recent sold, pending, and active comparable properties to recommend a list price. Free from any reputable agent. - **Days on market (DOM)**: How long a listing has been actively for sale. Use the listing's SLCMLS-reported value and current local activity rather than a fixed regional estimate. - **Net sheet**: A line-item estimate of what you'll walk away with at closing: sale price minus mortgage payoff, transfer tax, broker compensation, and closing costs. Should be on every offer. - **Concessions**: Money the seller agrees to credit the buyer at closing — most often to cover repairs or buyer closing costs. Program caps and permitted uses vary; confirm current lender and loan-program rules. - **Title insurance**: Lender's title policy protects the bank; an owner's title policy (optional but recommended) protects the buyer. Sellers typically pay for the owner's policy in NY. - **Mortgage payoff**: The total amount needed to fully satisfy your existing mortgage at closing — principal balance + interest accrued + any payoff fees. Order this 30 days before closing. --- # 0% Down in the North Country Source: https://mgmrealtyny.com/guides/usda-rural-loan-guide-north-country-ny Brokerage: MGM Realty Group LLC — Elisabeth Rowe, Broker/Owner > How USDA Single Family Housing Guaranteed Loans actually work in our service area. ## Quick answer **Q:** 0% Down in the North Country — what's the short answer? The USDA Single Family Housing Guaranteed Loan Program may help eligible households purchase a primary residence with no down payment. Property eligibility is address-specific and household-income rules depend on current USDA limits. ## Introduction The USDA Single Family Housing Guaranteed Loan Program may help eligible households purchase a primary residence with no down payment. Property eligibility is address-specific and household-income rules depend on current USDA limits. This guide explains how USDA loans work, where to verify current program eligibility, and what the process can look like from contract to keys. ## Chapter 1: What Is a USDA Loan? *A government-guaranteed loan made by an approved private lender.* The USDA Single Family Housing Guaranteed Loan Program is administered by the U.S. Department of Agriculture's Rural Development office. The loan is made by an approved private lender (a bank, credit union, or mortgage company), and USDA guarantees a portion of the loan — which is what allows lenders to offer 0% down with competitive rates. USDA loans are intended to help eligible households purchase a primary residence in an eligible area. Property and household eligibility depend on current USDA program rules; verify an exact address and current household details using USDA's official tools. - 0% down payment - No private mortgage insurance (PMI), but upfront and annual USDA guarantee fees apply; confirm current fees with your lender - Fixed-rate, 30-year term - Income limits apply - Property must be in a USDA-eligible area - Property must be your primary residence ## Chapter 2: USDA Eligibility — Three Main Boxes *Geography, income, and credit must all align.* USDA eligibility comes down to three intersecting requirements: the property must be in an eligible area, your household income must be at or below the area limit, and you must meet the lender's credit and debt-to-income standards. | Box | How to check | | --- | --- | | Property location | Use USDA's official eligibility map at eligibility.sc.egov.usda.gov | | Household income | Use USDA's current income eligibility tool: eligibility.sc.egov.usda.gov | | Credit & DTI | Ask an approved lender to assess current program and underwriting requirements | > **Disclosure:** MGM Realty Group LLC is not a lender and is not endorsed by or affiliated with the U.S. Department of Agriculture. USDA loan eligibility is determined by USDA Rural Development and your approved lender. ## Chapter 3: Is the Property USDA-Eligible? *Eligibility can vary by address. Here is how to check.* USDA's official property eligibility tool lets you search a specific address. Eligibility designations can change, and nearby properties may have different results, so verify each property directly rather than relying on town or county summaries. - Open eligibility.sc.egov.usda.gov in a browser. - Click "Single Family Housing Guaranteed." - Type a property address into the search bar. - Read the current result shown for that exact property address. - If the result is unclear, confirm it with USDA Rural Development or an approved lender. > **We pre-screen for you:** Send us your shortlist of properties and we will run each address through the USDA eligibility map before you tour. Saves you hours and prevents heartbreak. ## Chapter 4: USDA Income Limits *Check the current limit for your county and household.* USDA household-income eligibility depends on current program rules and the household's circumstances. Do not assume the income ceiling from another county, household size, or an older program year applies to you. USDA household-income limits vary by county, household size, and current program rules. Do not rely on figures reproduced in older guides: use USDA's official income eligibility tool (https://eligibility.sc.egov.usda.gov/eligibility/incomeEligibilityAction.do?pageAction=state) for the current limit and have an approved lender confirm how household income is calculated for your application. | Income type | Counted? | | --- | --- | | Wages / salary | Yes | | Self-employment net income | Yes | | Rental income | Yes | | Social Security | Yes | | Child support / alimony | Yes if regular | | VA disability | Yes (with deductions in some cases) | > **NOTE:** USDA allows certain deductions (childcare, dependent allowances, medical for elderly/disabled). Your lender will calculate the "adjusted annual income" against the limit. ## Chapter 5: Costs You Will Still Pay *Zero down does not mean zero out of pocket.* | Cost | How to confirm | | --- | --- | | Upfront USDA guarantee fee | Check the current USDA fee schedule and your lender's loan estimate | | Annual USDA guarantee fee | Check the current USDA fee schedule and your lender's loan estimate | | Earnest money deposit | Agreed in the purchase contract; ask your attorney how it is held and credited | | Inspections (whole-house, septic, well, radon) | Get written quotes for the inspections your property needs | | Appraisal | Ask your lender for the appraisal charge | | Attorney fee | Request a quote from your chosen New York attorney | | Recording fees | Confirm the applicable county charges with your attorney or title provider | | Title insurance & search | Ask your attorney or title provider for a property-specific quote | > **Seller concessions:** Seller contributions may help with eligible closing costs, subject to current USDA rules, the purchase contract, and lender approval. Ask your lender to confirm the applicable limit and how any concession affects your cash to close. ## Chapter 6: USDA Property Standards *What the appraisal and inspection will check.* USDA requires the property to be modest, decent, safe, and sanitary, and to meet the lender's appraisal standards. Like VA loans, the appraisal flags safety and structural issues that must be repaired before closing. > **Guaranteed-program property rules:** A swimming pool does not automatically disqualify a home, and USDA does not set a specific site-acreage limit for the Guaranteed program. Modular and manufactured homes may qualify subject to current requirements. Do not apply Direct-program rules to a Guaranteed loan; have an approved lender review the property. Official source: https://www.rd.usda.gov/media/file/download/rd-sfh-faqloanorigination.pdf - Functional roof with reasonable remaining life - Functional heating, electrical, and plumbing - Safe water source and waste disposal (well & septic ok if functional) - No exposed wiring, broken windows, or unsafe stairs - No peeling paint on pre-1978 homes (lead-paint disclosure) - Adequate access (paved or all-weather road, generally) - Property cannot include a working farm or income-producing operation as primary use ## Chapter 7: Find a USDA-Approved Lender *Not every lender writes USDA loans — pick one who does, often.* Some major banks do not offer USDA loans at all; some lenders offer them but only close a handful per year. The lender's experience with USDA underwriting often determines whether your file closes on time. - Ask the loan officer how many USDA loans they personally closed last year. - Confirm they have an in-house USDA underwriter or a strong relationship with one. - Ask about their current closing timeline and USDA review times. - Get the cost-to-close estimate in writing before you commit. Choose financing independently — consider interviewing 2–3 USDA-experienced lenders independently and compare written cost-to-close estimates side-by-side. ## Chapter 8: The USDA Closing Process *Coordinate lender and USDA review with your agreed contract dates.* A USDA-guaranteed loan involves lender underwriting and a USDA conditional commitment. Review times vary with the application, required documents, property issues, and current workload. Ask your lender for the current process and review times before setting a closing date. | Milestone | What to confirm | | --- | --- | | Buyer financing arranged with chosen lender | Current program requirements and a written cost estimate | | Offer accepted | Financing and inspection contingencies | | Binding contract (NY attorney review) | Your attorney's contract review and agreed deadlines | | Inspection & appraisal | Appointment availability, property conditions, and any repairs | | Lender underwriting | Outstanding documents and lender approval conditions | | USDA conditional commitment | Current USDA review times and conditions through your lender | | Closing | Final approvals, cash to close, and the agreed closing date | ## Chapter 9: USDA-Friendly North Country Towns *Places to research, not a list of approved addresses.* | Town / area | What to know | | --- | --- | | Norfolk, Norwood, Brasher Falls | Search each candidate address in USDA's official property eligibility tool. | | Lisbon, Madrid, Waddington | Check property eligibility and household income using current USDA tools. | | Malone and nearby communities | Do not infer eligibility from village or county boundaries; verify each address. | | Tupper Lake / Saranac Lake area | Confirm current program availability for the property and your household. | | Chazy, Champlain, Mooers | Use the official tool to check each specific property address. | | Ogdensburg and nearby communities | Verify an exact address; nearby properties may have different results. | > **Verify the exact property:** Do not infer eligibility from a town name, county line, or a nearby property's result. Check the exact address with USDA's current property eligibility tool. ## Chapter 10: When USDA Is the Wrong Fit *Honest about when you should choose another loan.* - You earn above the USDA income cap for your household size. - Your required closing date cannot accommodate your lender's current underwriting and USDA review timeline. - The property does not meet USDA's current location or property requirements. - The property has features USDA disallows (working commercial farm, in-law unit used as rental). - You want to put down 20% — conventional may be cheaper long-term (no annual guarantee fee). > **NOTE:** We will tell you when USDA is not the right tool. Our job is your bottom line, not pushing one product. ## Chapter 11: USDA Refinance & Future Moves *Once you own, your options expand.* If rates fall after you close, USDA offers a streamlined refinance program (USDA-to-USDA refi) that requires no new appraisal in many cases and rolls in closing costs. You can also refinance into conventional financing once you have built equity. USDA loans can sometimes be assumed by a qualified buyer when you sell — a feature that can become very attractive when rates rise after your purchase. ## Chapter 12: Documents to Gather Now *Be ready to apply the day you find the right lender.* - Most recent 30 days of pay stubs for every working adult in the household - W-2s and federal tax returns for the last 2 years - Bank statements (last 2 months, every page) - Photo ID and Social Security card - Proof of any other income (child support, rental, retirement, disability) - Documentation of any large recent deposits (gift letter if applicable) - Landlord contact info for the last 24 months of rental history - Discharge documents (DD-214) if claiming a veteran-related deduction ## FAQ ### How do I check whether a property is USDA-eligible? Use USDA's official property eligibility tool at https://eligibility.sc.egov.usda.gov/ and search the exact address under the Single Family Housing Guaranteed program. Confirm the result with USDA Rural Development or an approved lender; do not rely on an old town-level summary. ### What are the USDA income limits for our area? USDA income limits vary by county, household size, and current program rules. Use USDA's official income eligibility tool at https://eligibility.sc.egov.usda.gov/eligibility/incomeEligibilityAction.do?pageAction=state for the latest determination and ask an approved lender how household income is calculated for your application. ### Are USDA loans really 0% down with no PMI? Eligible borrowers may qualify for 100% financing and the program does not use conventional monthly PMI, but guarantee fees and closing costs can apply. Fee amounts, financing treatment, and seller-concession rules are subject to current program guidance and lender terms; review the official USDA program information and your written Loan Estimate. ### Why doesn't every lender offer USDA loans? USDA loans require an extra USDA-office approval step on top of the lender's underwriting, and not every loan officer wants the volume. Shop your own financing — interview 2–3 USDA-experienced lenders independently and compare written cost-to-close estimates. As a brokerage we do not refer or recommend specific lenders. ### Can I use USDA for a fixer-upper or new construction? Yes. USDA Single Family Housing Guaranteed allows existing homes, new construction, and modest rehab (Repair Escrow). The home must meet HUD HQS — major deferred maintenance can disqualify a property until repaired. ## Glossary - **PITI**: Principal, Interest, Taxes, Insurance — the four components of a typical monthly mortgage payment used by lenders to qualify you. - **Closing costs**: Fees paid at closing — lender fees, title insurance, NY mortgage tax, recording fees, prepaid escrows. Typically 2%–4% of the purchase price for buyers in NY. - **Earnest money**: A good-faith deposit (usually 1%–2% of the offer) held in escrow at contract signing and credited toward your down payment / closing costs at the closing table. - **Contingency**: A condition in your contract that lets you walk away (and recover earnest money) if it isn't satisfied — common ones: financing, appraisal, inspection, sale-of-home. - **Title insurance**: An insurance policy protecting the lender (and optionally you) against defects in the property's title (liens, errors in the chain of ownership, undisclosed heirs). - **Escrow**: A neutral third party (often the title company) that holds funds and documents until all contract conditions are met. Also refers to the lender-held account that pays your taxes and insurance. - **USDA Single Family Housing Guaranteed Loan**: A USDA-Rural-Development-guaranteed mortgage made by an approved private lender. 0% down, no monthly PMI, available in eligible rural areas to buyers within income limits. - **Eligibility map**: USDA's official map at eligibility.sc.egov.usda.gov showing which addresses qualify for USDA-Guaranteed financing. Always verify the specific address. - **Income limit**: The applicable household income ceiling varies by county, household size, and current program rules. Confirm it with USDA's official income eligibility tool and an approved lender. - **Upfront guarantee fee**: A program fee that may apply at closing. Check current USDA guidance and your lender's written Loan Estimate for the amount and financing treatment. - **Annual guarantee fee**: A recurring USDA program fee may apply. Check current USDA guidance and your lender's written Loan Estimate for its amount and payment schedule. - **Repair escrow**: USDA program that allows minor repairs to be held in escrow and completed after closing (typically up to ~$10,000). --- # Planning Your Home Search with MGM Realty Group Source: https://mgmrealtyny.com/blog/buying-a-home-with-mgm Category: Buyer Tips Published: 2026-10-01 — 3 min read Byline: MGM Realty Group LLC ## Quick answer **Q:** Planning Your Home Search with MGM Realty Group — what's the short answer? A practical starting point for discussing your budget, priorities, and next steps with our team. A home search starts with a conversation about what matters to you. Share your preferred communities, budget, timeline, and the features you need with MGM Realty Group. ## Prepare for your first conversation - List the features you need and those you would like. - If you plan to finance, discuss a realistic budget with your chosen lender. - Tell your agent about your timing and any home you need to sell. - Ask about representation, agreements, and the steps involved before arranging a tour. > Contact broker Elisabeth Rowe at (315) 250-4735 to discuss your plans. The header image is an illustration, not a listing. --- # Preparing to Sell Your North Country Home Source: https://mgmrealtyny.com/blog/preparing-to-sell-with-mgm Category: Seller Tips Published: 2026-10-01 — 3 min read Byline: MGM Realty Group LLC ## Quick answer **Q:** Preparing to Sell Your North Country Home — what's the short answer? Organize property information and discuss pricing and timing with MGM Realty Group. Before choosing a list price, discuss your property and your goals with a local real estate professional. The condition, location, and features of a home all matter when considering comparable sales. - Gather records of improvements, maintenance, and known property issues. - Consider when you want to move and how showings would fit your schedule. - Discuss the likely costs of selling and your target proceeds. - Ask your agent and attorney about the documents needed for your transaction. > Call MGM Realty Group LLC at (315) 250-4735 to arrange a conversation about your property. --- # Meet MGM Realty Group LLC Source: https://mgmrealtyny.com/blog/meet-mgm-realty-group Category: Community Published: 2026-10-01 — 2 min read Byline: MGM Realty Group LLC ## Quick answer **Q:** Meet MGM Realty Group LLC — what's the short answer? Connect with Elisabeth Rowe and Marcie Provost in Massena, New York. MGM Realty Group LLC is based at 4 Randall Drive, Massena, NY 13662. Elisabeth Rowe is the licensed real estate broker and owner. - Elisabeth Rowe, Licensed R.E. Broker / Owner: (315) 250-4735. - Marcie Provost, Licensed R.E. Salesperson: (315) 250-9611. Whether you are starting a search or considering a sale, contact the team to discuss your next step. Call before visiting to arrange a convenient time. ---