What areas do you serve?

We specialize in residential and commercial real estate throughout Upstate NY, with deep local knowledge in neighborhoods like Albany, Saratoga Springs, and Troy.

What makes your brokerage different from others?

We combine personalized service with cutting-edge technology, offering modern marketing strategies, expert negotiation, and full transparency throughout the buying or selling process.

Do I need to be pre-approved before working with your agents?

While it’s not required to start the conversation, we do recommend getting pre-approved for a mortgage early. It strengthens your offer and helps us match you with homes within your budget.

How much does it cost to work with a real estate agent?

For buyers, our services are typically free—commissions are paid by the seller. Sellers usually pay a commission fee at closing, which we’ll discuss clearly and upfront before listing your home.

Do you only work with residential properties?

No—our team has extensive experience in both residential and commercial real estate. Whether you’re buying a home, leasing office space, or investing in multi-units, we can help.

Can you help with new construction or custom-built homes?

Absolutely. We work closely with local builders and developers and can guide you through the new construction process, including selecting land, reviewing contracts, and understanding timelines.

How quickly can I expect to sell my home?

Timing depends on pricing, condition, and local market conditions, but our data-driven approach is designed to help you sell quickly and for top dollar. We’ll walk you through your specific timeline.

Do you work with first-time homebuyers?

Yes! We love helping first-time buyers navigate the market with confidence. From explaining the financing process to guiding you through inspections and closing, we’re with you at every step.

How much should I save for a down payment?

Most buyers aim for 5%–20% of the home’s price, but some loan programs allow as little as 3% down.

What’s the difference between pre-qualification and pre-approval?

Pre-qualification is an estimate of what you might afford, while pre-approval involves a lender verifying your finances for a more accurate loan amount.

Do I need a real estate agent to buy a home?

While it’s not required, working with a buyer’s agent can protect your interests, provide guidance, and help negotiate a better deal.

What are closing costs and how much are they?

Closing costs typically range from 2% to 5% of the purchase price and include fees like title insurance, lender fees, and inspections.

How long does it take to buy a home from start to finish?

From house hunting to closing, the process usually takes 30–60 days, depending on financing and contract terms.

What does a home inspection cover?

A licensed inspector checks structural elements, roof, HVAC, plumbing, electrical systems, and overall safety concerns.

How does my credit score affect my mortgage?

A higher credit score typically results in better loan terms and lower interest rates. Lenders may offer fewer options to buyers with low scores.

Can I back out after making an offer?

Yes—depending on the contingencies in your contract (like financing, inspection, or appraisal), you may be able to walk away without penalty.

How do I know what my home is worth?

Home value depends on recent comparable sales, location, condition, and market demand. A real estate agent can provide a free comparative market analysis (CMA) to give you an accurate estimate.

When is the best time to sell my house?

Spring and early summer typically see the most buyer activity, but the right timing depends on your local market, personal timeline, and interest rates.

How much does it cost to sell a home?

Common costs include agent commissions (usually 5–6%), closing costs, repairs or staging, and possibly a portion of the buyer’s fees. Your agent can help estimate your net proceeds.

Should I make repairs before listing?

Minor repairs and improvements—like fresh paint or fixing leaks—can boost value and appeal. A pre-listing inspection may help you prioritize what’s worth addressing.

How long will it take to sell my home?

Homes in hot markets may sell within days, while others take weeks or months. Factors include pricing strategy, location, condition, and current demand.

Do I need to stage my home?

Staging isn’t mandatory, but it often helps homes sell faster and for more money by making spaces feel larger, cleaner, and more inviting.

What happens after I accept an offer?

Once an offer is accepted, the buyer typically schedules inspections, the appraisal is ordered, financing is finalized, and both parties prepare for closing.

Can I sell and buy a home at the same time?

Yes, but it requires careful coordination. Many sellers work with agents to align closing dates, use contingencies, or consider temporary housing between moves.

3252a County HIghway 31, Cherry Valley, NY 13320, Cherry Valley

Overview

Updated On:
August 23, 2025

Single Family Residence
Category

10
Rooms

3
Bedrooms

1
Bathrooms

1,901 ft²
Property Size

Description

Two homes, two deeds, one incredible opportunity! This rare Cherry Valley offering includes 3252 County Highway 31 and 3258 County Highway 31, creating the perfect setting for a family compound, rental investment, or private retreat.
The main home at 3252 features 3 bedrooms, 1 bath, and a heated 6-bay garage—a dream for hobbyists, car enthusiasts, or anyone needing exceptional storage space. Enjoy the scenic stream that flows through the property, complete with a charming footbridge that connects to the park like grassy area perfect for reading a book. to a serene park-like setting, perfect for outdoor relaxation or entertaining.
The second home at 3258 is a cozy 1,154 Sqft ranch offering 2 bedrooms, 1 bath, and one-floor living with a single car garage on .22 acres.
Nestled in a quiet location just minutes to Otsego Lake and Cooperstown, this is a rare chance to own two homes for the price of one.

Address: 3252a County HIghway 31, Cherry Valley, NY 13320

City: Cherry Valley

State/County: Otsego

Zip: 13320

Country: United States

Open In Google Maps

Property Id: 195628

Price: $ 374,990

Property Size: 1,901 ft²

Property Lot Size: 1 ft²

Rooms: 10

Bedrooms: 3

Bathrooms: 1

Listing Agent Email: heatheretzel.realestate@gmail.com

Listing Agent: Heather Etzel

Listing Agent Phone: 518-693-2421

Listing Office: Four Seasons Sotheby's International Realty

Other Features

Has Cooling System

Has Heating System

Has Waterfront

Microwave

Other

Oven

Refrigerator

Wall Paneling

Washer/Dryer

$ 1,922.65

per month

Principal and Interest
Property Tax
HOA fee

Principal and Interest $ 1,453.91 Property Tax Homeowners Association Fee

Home Price Down Payment

Term(*in years) Interest

Tue 04 Nov

Wed 05 Nov

Thu 06 Nov

Fri 07 Nov

Sat 08 Nov

Sun 09 Nov

Mon 10 Nov

Tue 11 Nov

Wed 12 Nov

Thu 13 Nov

In Person

Video Chat

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