Loving Your Home Is Good For You
Homeownership isn't just a financial milestone - it's a meaningful investment in your overall well-being. Where you live affects how you feel every day, and owning a home often brings a powerful sense of stability, pride, and comfort that supports both mental and emotional health.
Homeowners are more likely to create environments that encourage healthy habits. Whether it's designing a kitchen that inspires home cooked meals, carving out space for exercise or relaxation, or enjoying time outdoors, a personalized home supports a balanced lifestyle. Even small changes like refreshing a wall color or planting a garden can lift your mood and reduce stress.
When your home reflects your lifestyle, supports your goals, and offers peace of mind, it becomes a foundation for a healthier, happier life. Responsible homeownership empowers you to build not only equity, but also connection and well-being that lasts.
Deed FraudA Growing Threat
The Federal Bureau of Investigation (FBI) is warning property owners and real estate agents about a steady increase in reports of quit claim deed fraud it has received - scams that have resulted in devastating consequences for unsuspecting owners who had no idea their land was sold, or was in the process of being sold, right out from under them.
Known as quit claim deed fraud or home title theft, the schemes involve fraudsters who forge documents to record a phony transfer of property ownership. Criminals can then sell either the vacant land or home, take out a mortgage on it, or even rent it out to make a profit, forcing the real owners to head to court to reclaim their property.
Deed fraud often involves identity theft, where criminals will use personal information gleaned from the internet or elsewhere to assume your identity or claim to represent you to steal your property.
Law enforcement and the FBI have been alerted to the fraud at all points in the process and have received reports involving a variety of fraudulent scenarios, including:
Scammers who comb through public records to find vacant parcels of land and properties that don’t have a mortgage or other lien and then impersonate the landowner, asking a real estate agent to list the property. Homeowners whose properties have been listed for sale don’t know it until they’re alerted, sometimes after the sales have gone through.
Family members, often the elderly, targeted by their own relatives and close associates who convince them to transfer the property into their name for their own financial gain.
Fraudsters known as “title pirates” who use fraudulent or forged deeds and other documents to convey title to a property. Often these scams go undetected until after the money has been wired to the scammer in the fraudulent sale and the sale has been recorded.
Tips for Landowners:
• Continually monitor online property records and set up title alerts with the county clerk’s office (if possible).
• Set up online search alerts for your property.
• Drive by the property or have a management company periodically check it.
• Ask your neighbors to notify you if they see anything suspicious.
• Beware of anyone using encrypted applications to conduct real estate transactions.
• Take action if you stop receiving your water or property tax bills, or if utility bills on vacant properties suddenly increase.
Tips for Realtors:
• Avoid remote closings, if possible.
• Ask for in-person identity checks.
• Request copies of documents that only the property owner would have. This includes a copy of the most recent tax bill, utility bill, or survey from when the property was purchased, in addition to the individual’s ID.
• Send a certified letter to the address of record on the tax bill.
• Look up the phone number by reverse search or through the phone carrier.
• Call to verify the public notary and confirm he/ she attested to the documents.
The FBI can work with its partners to try to stop wire transfers and recover the funds within the first 72 hours. Report fraud and suspected fraud to the FBI’s Internet Crime Complaint Center at www.ic3.gov. (FBI.gov)
Senior DemandHousing: Rising, Supply Lagging
America’s aging population is rapidly transforming senior housing, with occupancy rates climbing quarter after quarter and new supply struggling to catch up.
With the first baby boomers turning 80 in 2026, demand for senior housing is approaching a historic inflection point. Fueled by strong consumer demand from the Baby Boomer generation, which experts say makes up 20% of the U.S. population, senior living communities are filling faster than they can be built— highlighting the growing gap between rising occupancy and limited new supply. As younger Boomers transition into senior housing, they seek communities that prioritize health, wellness, and lifestyle—and they’re moving in record numbers.
“The sustained strength across all community types reflects diverse needs. We anticipate strong consumer demand will drive average senior housing occupancy rates above 90% by the end of 2026,” says Lisa McCracken, NIC's head of research and analytics.
Experts say economic and market pressures such as the cost of capital, materials, and labor continue to limit supply-side growth.
“While we’re beginning to see some movement in the markets, ongoing construction headwinds could lead to a shortage of senior living options in certain areas over the medium term,” says Arick Morton, CEO of NIC MAP. “That’s why it’s important for older adults and their families to start planning now—having conversations early about how and where they want to age ensures they’re prepared when the time comes.” (nic.org)
Fred Macchia, CCIM
Commercial Consultant
hen seeking commercial-investment real estate counseling, the person to turn to is the Certified Commercial Investment Member. This professional will help you achieve your investment or commercial real estate goals. CCIMs bring a full-time commitment to the field of commercial-investment real estate.
They recognize the value of working closely with the client’s entire team of professional advisors. As a specialist, a Certified Commercial Investment Member is fully trained and properly qualified to work with attorneys, accountants, developers, bankers, appraisers, and architects. With the CCIM, these professionals will assist in meeting the client’s real estate investment goals.
Mapledale
Executive Ranch featuring 4 bedrooms, large eat-in kitchen, formal dining room, and family room with a fireplace. Located on a private cul-de-sac.
1005 Birchwood Circle, Rome
Three bedroom, formal dining room, living room, two-stall detached garage, workstop. $65,000
Nestled on the serene banks at the junction of Woodhull Creek and Bear Creek, this charming 3-bedroom, 1-bath double-wide manufactured home offers a peaceful retreat for nature lovers and outdoor enthusiasts. Imagine cozy evenings in the spacious living room warmed by the glow of the pellet fireplace. The eat-in kitchen, complete with a stainless steel refrigerator, makes meal prep a breeze, and the convenience of a first-floor washer and dryer simplifies daily living. Wake up to breathtaking water views from the master bedroom, and spend your afternoons relaxing on the deck overlooking the creek. Family gatherings are made memorable with a dedicated fire pit area. A shared driveway ensures easy access, and a 1-stall garage with a workshop provides ample storage for snowmobiles and other equipment. Purchasing this property grants you access to Bear Creek Golf Club, along with over 500 acres for various recreational activities. Enjoy year-round outdoor fun, including ATV riding, snowmobiling, and cross-country skiing. Embrace the tranquility of waterfront living and create lasting memories in this idyllic setting. This is more than a home; it’s a lifestyle. In both streams, there is trout fishing at its best and big game and small hunting close by. Give Nicholas Polce a call today to schedule your showing!
are Family Owned and Specialize in Listing and Selling Vacant
An 80’ x 40’ barndominium is ready for finishing and features heated floors and a gas fired boiler, great for storage, a rental unit, or completing as additional living space. It does need renovations.
An old farmhouse with 3 units is part of this listing and requires updating and renovation, though it was lived in just a few years ago. With 6 bedrooms and 2 baths, this property is ideal for someone seeking a project with income potential, a recreational getaway, or a multi-unit retreat in the heart of the Adirondack Park.
Deer Hollow Road, Forestport • $375,000
Located near Cold Brook, NY, and just minutes from Hinckley Reservoir, this 10 acre property is close to ATV and snowmobile trails and offers excellent hunting opportunities.
St Rt 8, Cold Brook • $379,900
Mayfield $165,000
107 Lakeside Drive - Build your dream home on this approved 1.5-acre lot in the quaint village of Mayfield, directly across from Great Sacandaga Lake! The property includes a 10’ lake access permit with dock, parking, and picnic area less than a mile away. The lot is cleared, has village water and sewer at the street, and is APA approved. Two sets of architectural plans are also available, making it even easier to bring your vision to life in this peaceful lakeside setting.
Gloversville $109,900
52 Oak Lane - Spacious 28x68 doublewide located in the desirable Paradise Pines Mobile Home Park, within the soughtafter Mayfield School District. This home offers a fantastic layout with 3 bedrooms, including a primary suite with an en suite bath. Enjoy cozy evenings in the family room featuring a charming wood-burning fireplace-a perfect spot for gatherings or quiet nights in. The home also boasts a formal living room and dining room, offering ample space for entertaining. The large kitchen is well-equipped with generous counter space and cabinetry. A second full bathroom serves the additional bedrooms.
Johnstown $259,900
28 E. Main Street - Historic charm with endless possibilities located in the heart of Johnstown! This recently renovated turnkey restaurant/diner comes fully equipped with a meticulous kitchen, outdoor dining space, full bar, space for live music, and a 2nd floor event area for up to 75 people. The main dining area is furnished with a mix of colorful seating & sleek tables, providing guests a place to relax and enjoy their meals. The exterior showcases a wonderfully restored facade keeping with the historic feel of the area. This is the perfect property for enjoying the hustle and bustle of the vibrant downtown atmosphere.
Johnstown $152,500
34 Leto Lane - Where can you buy a brand new home with 3 bedrooms, a full master bath and full guest bath, a large kitchen with appliances, dining area, utility room and porch for $152,500? At Red Carpet, a five star Manufactured Home Community in Johnstown, NY. The lot size is 100’ x 100’ blacktop driveway and a new lawn. All of this from the ground up for $152,500! There is city water/sewer and heat is propane. Perfect starter or retirement home!
Johnstown $310,000
291 N. Comrie Avenue - Invest in a prime commercial opportunity on Route 30A business district! This property boasts a prime location with high visibility and ample parking. Currently, it houses two successful businesses, a hair salon and a retail store, one of which is owner-occupied and the other a long-term tenant. Each unit has separate utilities, making this a great opportunity for investors looking for a commercial building.
Johnstown $143,400
12 Leto Lane -
Where Elegance Meets Tranquility
99 Boyack Road, Clifton Park NY 4 Bedrooms | 3 Baths | 2880 Sq. Ft. $725,000
Nestled on nearly an acre of serene, wooded landscape in the heart of Clifton Park, this exquisite residence o ers the perfect blend of luxury, privacy, and practical elegance. Step outside to your own private resort, complete with a newer Trex deck and a saltwater, heated swimming pool—professionally maintained and seasonally closed for your peace of mind.
The expansive patio and deck areas, enhanced by dusk-to-dawn automatic lighting, create a breathtaking setting for outdoor entertaining or quiet evenings under the stars. Surrounded by mature trees and professionally landscaped grounds, the home is a haven of natural beauty and calm.
Inside, the main living space is anchored by a real wood-burning replace, adding warmth and timeless character. The thoughtfully remodeled kitchen (updated approx. 15 years ago) features top-tier appliances, including a Sub-Zero
refrigerator, built-in wine fridge, and under-cabinet lighting for both functionality and ambiance. Soft ambient lighting above the cabinetry adds a re ned touch to the space.
The home’s layout has been designed with livability in mind—balancing ow, function, and coziness throughout. The laundry room includes a state-of-the-art washer/dryer combo unit, custom cabinetry, a built-in countertop, and additional pantry space for optimal organization. Retreat to the primary suite, where you’ll nd heated bathroom oors, a custom stained glass window, a walk-in shower, and a spacious walk-in closet. Additional premium features include: EV charging station, Murphy bed for added exibility. Meticulously maintained mechanicals and nishes.
Don’t miss the opportunity to own this rare gem—where every detail has been carefully curated for comfort, convenience, and understated elegance. Schedule your private showing today and discover the very best of Clifton Park living.
7513 Glass Factory Rd, Holland Patent
$679,900
5-bedrooms | 2-full baths | 4,155 square feet | 58+/- acres
Experience over 4,000 sq/ft of grand space with beautiful details throughout. Huge kitchen, oversized primary rooms, and a flexible floor plan that allows for gracious living. Great baths and cozy spaces add to the appeal and character of this meticulous, carefully maintained home. Excellent plus condition, with out buildings, garages, and prime acreage. All with added bonuses of 790 feet of road frontage on Whittaker Road.
Help for Homeowners Mortgage Escrow Account:
What You Need To Know
Generally, mortgage escrow accounts are used to collect and pay property taxes and insurance payments on a home. Lenders want to make sure that your property is insured and that the taxes are paid on time, reducing the risk to the bank that you will default on the loan or incur liens on the property. The amount needed to cover these payments is added to your mortgage payment each month.
While there is no law requiring lenders to impose an escrow account on borrowers, certain loan programs or lenders require escrow accounts as a condition of the loan. The Real Estate Settlement Procedure Act (RESPA) protects you by strictly controlling how a lender handles an escrow account for a mortgage.
How Much Escrow Can a Lender Require?
The lender is not allowed to charge an excessive amount for the escrow account during the course of the loan, and there are limits on the amount that a lender may require you to put into the account.
The lender may require that you pay into the escrow account each month no more than 1/12 of the total of all payments needed during the year, plus an amount necessary to pay for any shortage in the account. In addition, the lender may require a cushion, not to exceed an amount equal to 1/6 of the total amount needed for the year.
The lender must perform an escrow account analysis once a year and notify you of any shortage or surplus. The lender can require that you pay the amount needed to correct a shortage. If the escrow account has a surplus of more than $50, the lender must return that amount to the borrower.
What Happens to Your Current Escrow Account When You Refinance?
Once mortgage payoff funds are posted, money held in escrow with your current lender will be returned to you from that lender. The existing escrow account cannot be transferred unless your current lender is the same as your new lender, in which case your payoff will be reduced by your current escrow balance.
How Much Money Should You Expect to Place in Escrow When You Refinance?
You can expect to place an additional 1-2 months of taxes and insurance into a new escrow account in addition to your current escrow balance. For example: you owe $100,000, your current escrow balance is $1,500, and your current monthly escrow payment is $200. At settlement, your payoff will be $98,500. Your new lender may require you to place $1,800 into the new escrow account, $300 of which is new money, and $1,500 representing the balance in your existing escrow account.
If you are not refinancing with your current lender, you will have to fund the new escrow account at the time of settlement and then wait to receive a check back from your existing lender.
Loan Servicing Complaints
Borrowers who have a problem with the servicing of their loan (including escrow account questions), should first contact their loan servicer in writing, outlining the nature of their complaint. The servicer must acknowledge the complaint in writing within 20 business days of receipt of the complaint. Within 60 business days, the servicer must resolve the complaint by correcting the account or giving a statement of the reasons for its position. Until the complaint is resolved, borrowers should continue to make the servicer's required payment.
If your servicer is a New York state-registered mortgage loan servicer, you can file a complaint with the Department of Financial Services (DFS).
If your servicer is a national or out-of-state institution, or you are not sure, you may contact the DFS for assistance or contact the Consumer Financial Protection Bureau (CFPB) Consumer Response team by calling (855) 411-2372 (or (855) 729-2372 TTY/TDD), or visit them on the web at www.consumerfinance.gov. (dfs.ny.gov)
