Glens Falls is a city in Warren County, New York, United States and is the central city of the Glens Falls Metropolitan Statistical Area. The population was 14,700 at the 2010 census. The name was given by Colonel Johannes Glen, the falls referring to a large waterfall in the Hudson River at the southern end of the city.
Glens Falls is a city located in the southeast corner of Warren County, surrounded by the town of Queensbury to the north, east, and west, and by the Hudson River and Saratoga County to the south. Glens Falls is known as "Hometown U.S.A.", a title given to it by Look Magazine in 1944. The city has also referred to itself in the past as the "Empire City."
A total commission of 6.0% is typically asked for by “full service” Agents working for the big national real estate firms in Glenn Falls, New York. 70% of Sellers list with the first Agent they speak to, and we find that most Sellers who agree to pay a full 6.0% commission do not realize that real estate commissions are NEGOTIABLE!
The national average total real estate commission in 2015 was 5.26% *
In Glens Falls, New York, you will find the following real estate commissions charged*:
Typical Asking Commission: 6.0%
Competitive Commission: 5.0%-5.5%%
Very Competitive Commission: 4.5%-4.99%
The median existing single-family home price in the Northeast rose 3.2%, to $282,300, in the second quarter of 2017 compared to the the second quarter of 2016. Median sales prices for existing homes in the state's Major Metropolitan Areas are as follows:
In the State of New York, median home prices are as follows*:
|Metro Area||Median Sales Price||% of Annual Change|
|Dutchess County-Putnam County||$274,700||3.80%|
|Nassau County-Suffolk County||$466,700||5.40%|
|New York-Jersey City-White Plains, NY-NJ||$384,500||4.90%|
|New York-Newark-Jersey City, NY-NJ-PA||$414,000||4.70%|
Real Estate Commissions are split between the listing Agent (who works for you to sell your home) and what will be offered on the MLS to any Agent that brings a Buyer to buy your home. In a typical 6% total commission, the listing Broker is paid 3% and 3% is offered on the MLS to all Agents working with Buyers (so they can see what they will earn if they bring their Buyer to your home and complete the sale).
In a competitive commission structure, ranging from 5% to 5.5%, the listing Agent agrees to a listing commission of 2% to 2.5%, and they will recommend that they offer, on the MLS, a commission of 2.5% to 3.0% to the Buyer’s Agent. Your Agent will usually tell you that if they offer less than 2.5% on the MLS that your home “won’t be shown”. This makes sense, in that, all things being equal, the Buyer’s Agent will want as big a payday as possible when they find the right home for their client. This is also especially true if market conditions favor Buyers in a so-called “Buyer’s Market” (high inventory levels in a period of unstable prices).
When you meet with your listing Agent, also remember that, unless they are a “Broker/Owner”, they will have to split their commission with their employing Broker. High producing Agents can work up to getting 90% of the listing commission from their Broker, but typically less experienced Agents may only receive 50% of the listing commission.
At ListingBidder.com, we first negotiate on your behalf a competitive real estate commission structure with HIGHLY EXPERIENCED, HIGHLY RECOMMENDED Agents who know your LOCAL market (even YOUR NEIGHBORHOOD); each ready to bid for your business. These Agents are not just ordinary Agents as many of them are broker/owners and they have the best ability to negotiate their commissions and be competitive, in part because they do not have to share their listing commission with the brokerage firm. This is a direct benefit to you and will save you thousands of dollars in real estate commission fees over the typical fees in New York.
Sellers who are also buying a home in the same local market have a volume discount advantage. ListingBidder can use this opportunity to negotiate an even better real estate commission rate fee on the sale of your home because the Agent will be more willing to give a deeper discount (a very competitive rate) knowing there is additional commission being earned on the purchase of another home. Be sure to check the box that you are also buying a home locally to receive these better rates.
Click here to see your savings in just 24 hours…
As of the census of 2000, there were 14,354 people, 6,267 households, and 3,415 families residing in the city. The population density was 3,752.2 inhabitants per square mile (1,447.0/km²). There were 6,811 housing units at an average density of 1,780.4 per square mile (686.6/km²). The racial makeup of the city was 96.54% White, 1.30% African American, 0.15% Native American, 0.42% Asian, 0.01% Pacific Islander, 0.33% from other races, and 1.24% from two or more races. Hispanic or Latino of any race were 1.39% of the population.
There were 6,267 households out of which 29.0% had children under the age of 18 living with them, 36.3% were married couples living together, 13.7% had a female householder with no husband present, and 45.5% were non-families. 36.7% of all households were made up of individuals and 12.0% had someone living alone who was 65 years of age or older. The average household size was 2.25 and the average family size was 2.98.
In the city, the population was spread out with 24.4% under the age of 18, 9.0% from 18 to 24, 31.9% from 25 to 44, 21.0% from 45 to 64, and 13.7% who were 65 years of age or older. The median age was 36 years. For every 100 females there were 92.4 males. For every 100 females age 18 and over, there were 87.4 males.
The median income for a household in the city was $30,222, and the median income for a family was $42,266. Males had a median income of $29,283 versus $21,606 for females. The per capita income for the city was $18,137. About 12.0% of families and 14.8% of the population were below the poverty line, including 21.7% of those under age 18 and 9.4% of those age 65 or over.
The Glens Falls region is a major producer of medical devices. Glens Falls is home to Navilyst Medical, a medical device maker, previously a regional office of Pfizer and Boston Scientific Corporation. Glens Falls is also a principal provider of medical services for a vast 2,600-square-mile (6,700 km2) region from Saratoga County to the south, extending northward to the central Adirondacks. These services are centered around the Glens Falls Hospital, a 410-bed facility located downtown. Founded in the summer of 1897 by a group of twelve local physicians, the Glens Falls Hospital was meant to serve the entire Upper Hudson River Valley. Solomon A. Parks donated his home in Glens Falls for the original hospital. The present structure has been extensively modified, enlarged, and modernized several times to better serve the needs of the community, and currently serves as the fast-response trauma center for the region. The hospital is now the area's biggest employer. Veterans' medical needs are served by a VA outpatient facility.
Danfloss Flomatic Corporation is headquartered on Pruyn's Island in Glens Falls. The company is a leading manufacturer of industrial and municipal valves. Also located on Pruyn's Island is Umicore, a Belgium-based company manufacturing silver-based contact materials.
Finch Paper LLC, headquartered at the base of Glen Street hill, is a major regional employer and a manufacturer of specialty paper and forest products. It by far the largest taxpayer in the City of Glens Falls, owning property assessed at $60-million in 2006, according to city records. In mid-June 2007, Finch Pruyn & Company announced it had sold all of its assets, including 161,000 acres (652 km2) of forestland in the Adirondacks, to Atlas Holdings of Greenwich, Conn. The Company name was changed at that time to Finch Paper LLC. Atlas then turned around and sold all of the forestland to The Nature Conservancy.
The Glens Falls Cement company, established 1893, is now a part of Lehigh Northeast, itself a division of HeidelbergCement, one of the world's largest cement producers.
Glens Falls has an old and prevalent history in the finance sector of the region. Arrow Financial Corporation, headquartered downtown is a publicly traded multi-bank holding company for Glens Falls National Bank & Trust Company (1851) and Saratoga National Bank and Trust Company. Evergreen Bank, N.A., formerly the First National Bank of Glens Falls, originated in 1853, and is now owned by banking conglomerate TD Banknorth. Advantage Capital Partners, a venture capital firm, has its New York offices downtown.