Buying or selling in a golf-course community can feel tricky when it comes to value. If you own or are eyeing a townhome in St. Andrews, you want a clear picture of how appraisers weigh views, amenities, and HOA costs so you can price and negotiate with confidence. In this guide, you’ll learn how appraisers approach these homes, what moves values up or down, and how to prepare for a smooth appraisal. Let’s dive in.
St. Andrews at a glance
St. Andrews is a gated townhome condominium community on the grounds of Saint Andrew’s Golf Club in Hastings-on-Hudson. Most homes were built in the 1980s, with multi-level layouts that often range from roughly 2,500 to over 4,000 square feet, plus garages and patios. Community amenities include a pool, clubhouse, tennis and pickleball, and a fitness center, with optional access to the private club’s dining and potential membership privileges. Typical monthly common charges fall in the mid four figures, and recent listings show annual property taxes often in the mid- to upper-teens. You are a short drive to the village and Metro-North’s Hudson Line, with common Grand Central travel times around 30 to 50 minutes depending on the train. Learn more about the neighborhood and lifestyle on the St. Andrews page for St. Andrews Townhomes.
Part of the community’s appeal comes from the club’s pedigree. Saint Andrew’s, founded in 1888, is among the nation’s oldest private clubs, with the course redesigned and refined beginning in the 1980s. That history and exclusivity influence how buyers perceive a potential “golf-course premium.” You can explore the club’s background in the club’s official history.
How appraisers value golf-course townhomes
For condos and townhomes, appraisers follow lender and professional standards to analyze both the unit and the project. Fannie Mae’s condo guidance asks appraisers to consider the project’s amenities, HOA fees and purpose, unit location within the project, and overall marketability when forming an opinion of value. You can review the core framework in Fannie Mae’s condo appraisal requirements.
Appraisers rely primarily on the sales comparison approach. They select the best comparable sales, prefer recent closings within St. Andrews, and expand outward only if needed, explaining why those external comps truly compete. See the expectations on comparable selection. When they adjust for time, size, view, or amenities, they must support those adjustments with market evidence. Fannie Mae’s latest update underscores the need for well-supported time and market adjustments in reports; see the Appraiser Update for context.
What they analyze most often:
- Unit facts: gross living area, bedroom/bath count, renovation level, garage, outdoor space.
- Location within the project: fairway frontage or panoramic views versus interior positions.
- Project health: reserves, owner-occupancy mix, any litigation, and special assessments.
- Carrying costs: taxes and HOA common charges relative to competing options.
What drives value at St. Andrews
Upward drivers to watch
- Golf-course exposure and views. Studies often find a positive premium for homes on or overlooking quality courses. Results vary by market, but research commonly shows single- to mid-teens percentage premiums tied to proximity or frontage when supported by local sales. See one representative analysis in the academic literature on the golf-course premium.
- Open space and privacy. Many St. Andrews homes enjoy fairway and rolling-hill views that feel serene and private, a feature buyers value and appraisers quantify when local sales support it. You can preview lifestyle context on the St. Andrews Townhomes overview.
- Amenities and optional club privileges. Resort-style amenities and documented dining or membership access can expand buyer demand for downsizers, commuters, and golfers, which supports stronger pricing when local sales confirm it.
Downward pressures to consider
- Course-closure risk. Research shows that when a course closes or is converted, nearby home values can drop significantly. While this is project-specific, appraisers assess stability signals and disclose perceived risks. Review a summary of impacts in this closure-effects study.
- Limited inside-the-project comps. St. Andrews is relatively small, so appraisers may need to use external comps and make larger adjustments, which can add appraisal risk. See Fannie Mae’s rules for using competing neighborhood comps.
- High HOA fees or special assessments. Monthly common charges in the mid four figures affect affordability. Appraisers evaluate whether amenities and market demand support those costs and review HOA budgets, reserves, and any upcoming projects under condo appraisal requirements.
- Flood and climate exposure. Portions of Hastings have documented flood risk, and appraisers will note flood-zone status and insurability. You can check the village’s flood map resources and the county’s flood zone maps for parcel-level guidance.
- Golf-community externalities. Noise from maintenance or events and occasional errant balls can deter some buyers; if local data shows sensitivity, appraisers may reflect that in adjustments.
How to prepare for your appraisal
A little preparation can reduce surprises and help support full value. Share a concise, evidence-based package with your appraiser and buyer’s lender.
- Provide three best comps. Start with recent St. Andrews sales; if not available, include the most comparable nearby sales and explain the match. Fannie Mae expects a clear rationale when using external comps. See comparable selection guidance.
- Assemble the HOA package. Include the current budget, insurance certificate, reserve information, minutes on planned capital projects, and any special assessment details. These documents are routine under condo appraisal requirements.
- Document upgrades and condition. Provide a simple list of renovations with dates and invoices, plus before-and-after photos for material improvements.
- Clarify club privileges. Outline what owners receive automatically versus what is optional, including any fees or waitlists. Clear, consistent access terms help appraisers assess market impact. Explore context on the St. Andrews Townhomes overview.
- Confirm flood-zone status. Attach a FEMA map printout or local map reference and any flood insurance details if applicable. The village’s flood page and county flood resources are good starting points.
Buyer tips for financing in St. Andrews
If you are purchasing with a mortgage, ask your lender early about project review needs, owner-occupancy requirements, and reserve expectations. Some loans require additional documentation for smaller or gated condo projects. Fannie Mae’s condo rules outline how appraisers analyze projects in the condo appraisal requirements.
Final take
Appraisals in St. Andrews turn on local proof: recent sales inside the community, documented amenities and club access, clear HOA financials, and balanced analysis of view and course proximity. When you present strong evidence, you give the appraiser and lender the support they need to meet the contract price with confidence. If you would like a tailored pricing and appraisal strategy for your St. Andrews townhome, connect with Sheila Stoltz.
FAQs
How do appraisers treat golf-course views in Hastings-on-Hudson?
- Appraisers use local paired sales to support any view premium and only adjust when there is market evidence that buyers pay more for course exposure.
Do optional club dining or golf privileges raise appraised value at St. Andrews?
- They can improve marketability and support value when access is clear and sales show buyers pay more for it; appraisers will look for consistent, documented evidence.
Can higher HOA fees at St. Andrews reduce appraised value?
- Yes. Appraisers consider total housing cost and whether amenities and demand justify the fee level, and they review budgets and reserves under condo appraisal guidance.
What happens if there are few recent sales inside St. Andrews?
- Appraisers may use the best nearby competing sales and must explain why those are comparable, then support any adjustments for view, amenities, or location.
Should I worry about flood risk when selling or buying in St. Andrews?
- Check the property’s FEMA flood zone and local mapping; appraisers and lenders consider insurability and flood exposure because it can affect marketability and cost.
