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Everything we do for buyers and sellers, in one place. Homes, farms, vacant land, cabins, multi-family, and leases across Otsego, Delaware, Schoharie, and Chenango counties, with the search tools, financing resources, and local knowledge that go with them.
HomesFarmsAndLand is Kevin Lucero and the Charlotteville Realty team. We live here, we sell here, and we will tell you when a property is wrong for you. If you would rather talk than read, contact us or meet the team.
We represent buyers from the first conversation to the day you get the keys. That means honest guidance on what a property is actually worth, early alerts when something matching your criteria hits the market, and a negotiator on your side of the table instead of the seller's.
Most buyers start by browsing on their own. That part is easy. The harder part is knowing which listing is priced fairly, which one has a septic problem waiting behind the drywall, and which one is worth stretching for. That is the work we do.
New York is an attorney state, so closings run through a real estate attorney rather than a title company. We coordinate the attorney approval window, the inspection schedule, the appraisal, and the mortgage commitment so nothing slips past a deadline while you are busy packing.
Selling well comes down to three things. Price the property correctly, present it properly, and negotiate hard when the offers arrive. We handle all three, and we tell you the truth about your number even when it is not the number you were hoping for.
Every listing starts with a confidential Comparative Market Analysis prepared for you as our client, not shared with cooperating agents. From there we build a preparation plan that prioritizes the repairs and staging work with real return, and skips the work that will not move your price.
Marketing runs across professional photography, drone and aerial imagery where the land deserves it, 3D tours, floor plans, syndication to the major portals, social campaigns, and direct outreach to our buyer database. Rural listings need a wider net than a suburban split-level, and we cast it.
Land is its own discipline. Acreage does not appraise like a house, it does not finance like a house, and the things that make or break the deal are rarely visible from the road.
Before you buy a parcel we look at deeded access and right-of-way, road frontage, wetland and floodplain mapping, soil and perc potential, timber and tillable value, mineral and gas rights, agricultural district enrollment, and whether power runs close enough to matter. Any one of those can change the value of a parcel by six figures.
For farm sellers, the buyer pool is national and it is specific. Working dairy, equestrian, orchard, maple, and hobby farms each attract a different buyer, and the marketing has to speak to the operation, not just the square footage of the farmhouse.
We work both sides of the rental market and the small investment market. That includes residential and commercial leases, duplexes and multi-family buildings, and owners who want to know what a property will actually return before they buy it.
For investors, the questions are rent roll, vacancy history, condition of the mechanicals, and whether the tax bill is about to be reassessed. We pull the numbers before you get attached to the building.
New York gives tenants and landlords a specific set of rights and required disclosures. We keep those documents on the site so both sides can read them before signing anything.
Different searches want different tools. Some buyers know the exact county, acreage, and price band. Others just know the feeling of the place they want. Both work here.
Advanced Search is the filter-driven route: property type, price, acreage, beds, county, and status. Map Search is the geographic route, useful when the location matters more than the spec sheet. Dream Search takes a plain sentence, like a farmhouse with a wraparound porch and a creek, and finds real listings that match the description.
Anything you like can be saved, and saved properties stay with you across visits so you are not rebuilding the same search every week.
A lot of what we do never appears on a settlement statement. It is knowing which excavator returns calls in February, what the STAR exemption saves you, and how long a Cooperstown commute really takes in the snow.
The resource library is free and open. No form to fill in for most of it. If a guide helps you decide not to buy a particular property, that is a good outcome too.
Our core market is the four counties around Cooperstown and Oneonta, and we regularly work the surrounding counties as well. Each link below opens active listings for that county.
We represent buyers and sellers across Upstate New York for residential homes, farms, vacant land, cabins, multi-family buildings, and residential and commercial leases. That includes buyer consultation and tours, listing preparation and marketing, comparative market analysis, negotiation, and closing coordination, plus free tools like the mortgage calculator, map search, and our local vendor list.
Yes. Buyers get representation from pre-approval through closing, and sellers get pricing, preparation, marketing, and negotiation. New York requires a written agency disclosure that explains who each agent represents in a transaction, and we go through it with you before you sign anything.
Our core service area is Otsego, Delaware, Schoharie, and Chenango counties, including Cooperstown, Oneonta, Cobleskill, Delhi, and Norwich. We also work in Greene, Broome, Oneida, Montgomery, and Ulster counties.
Both, and land is a genuine specialty rather than a sideline. Buying acreage means checking deeded access, zoning, wetlands and floodplain, soil and perc potential, agricultural district enrollment, timber and tillable value, and utility feasibility. Financing for land also works differently from a standard mortgage, so we connect buyers with lenders who write those loans.
Nothing. The home evaluation is free and carries no obligation to list with us. You get an estimated value range, recent comparable sales, and an honest read on what the current market will support for your property.
New York is an attorney state, so closings are handled by real estate attorneys rather than title companies. After an accepted offer there is a standard attorney approval window of about three business days, followed by inspections, appraisal, and mortgage commitment. Attorney fees for a residential transaction commonly run between one and two thousand dollars. We can recommend local attorneys, and you should always confirm legal specifics with a licensed attorney.
Yes. Most properties outside village centers run on a private well and a septic system, and both should be inspected and tested before closing. Septic systems typically need pumping every three to five years. Well water in this region is generally good, but mineral content varies enough that testing is standard practice.
We list and place residential and commercial leases, and we work with landlords and small multi-family investors. New York landlord and tenant disclosures are published on this site so both sides can review them before signing.
Buyers can submit the buyer consultation form, sellers can request a free home evaluation, and anyone can just contact the team directly. There is no cost to the first conversation and no obligation attached to it.
Nothing on this page is legal, tax, or lending advice. Confirm the details of your own transaction with a licensed New York attorney, accountant, or loan officer. Review our disclosures and fair housing notice.
Start with a conversation. Tell us what you are trying to do and we will point you at the right part of the process, even if that turns out to be waiting six months.