FBI CHARGES 48 WITH MASSIVE MEDICAID PRESCRIPTION DRUG FRAUD IN THE MILLIONS

WPCNR FBI WIRE. SPECIAL TO WPCNR FROM THE FEDERAL BUREAU OF INVESTIGATION. JULY 17, 2012:


Preet Bharara, the United States Attorney for the Southern District of New York; Janice K. Fedarcyk, the Assistant Director in Charge of the New York Field Office of the Federal Bureau of Investigation (FBI); Raymond W. Kelly, the Police Commissioner of the City of New York (NYPD); and Robert Doar, the Commissioner of the New York City Human Resources Administration (HRA), announced today the unsealing of charges against 48 defendants.


They will be charged for their participation in a massive fraud scheme involving the unlawful diversion and trafficking of hundreds of millions of dollars’ worth of prescription drugs that had previously been dispensed to Medicaid recipients in the New York City area (“second-hand” drugs), in a national underground market.


As a result of the fraud, Medicaid lost more than an estimated $500 million in reimbursements for pills that were diverted into this second-hand black market. Forty-two of the defendants were charged in a superseding indictment, and six more were charged in a complaint.


Thirty-four of the defendants were arrested this morning in connection with today’s charges. Fifteen defendants were taken into custody in New York and New Jersey, and an additional defendant from the area was expected to surrender today. These 16 defendants were to  be presented and arraigned in Manhattan federal court before U.S. Magistrate Judge Frank Maas later this afternoon.


Nineteen other defendants were arrested in Pennsylvania, Massachusetts, Florida, and Texas and are expected to appear today and tomorrow in federal courts in those states. The remaining defendants charged are at large.


Manhattan U.S. Attorney Preet Bharara said,


“As alleged, these defendants ran a black market in prescription pills involving a double-dip fraud of gigantic proportions. It worked a fraud on Medicaid—in some cases, two times over—a fraud on pharmaceutical companies, a fraud on legitimate pharmacies, a fraud on patients who unwittingly bought second-hand drugs, and ultimately, a fraud on the entire health care system. With the dozens of arrests we made today, we have taken a significant step toward exposing and shutting down the black market for second-hand drugs, and our investigation is very much ongoing.”


FBI Assistant Director in Charge Janice K. Fedarcyk said,


“The scheme to collect, aggregate, and resell costly prescription drugs was bad medicine in three ways: profiting so obscenely by breaking the law is the very definition of unjust enrichment. The scheme was theft, plain and simple, from a program funded by taxpayers. And the scheme posed serious health risks at both the collection and distribution ends. People with real ailments were induced to sell their medications on the cheap rather than take them as prescribed, while end-users of the diverted drugs were getting second-hand medicine that may have been mishandled, adulterated, improperly stored, repackaged, and expired.”


NYPD Commissioner Raymond W. Kelly said,


“It’s one thing when people sell their blood for money; it’s another when they sell their drugs, especially when the diversion compromises the pharmaceutical supply with tainted and outdated drugs.”


HRA Commissioner Robert Doar said,


“This case is an egregious example of individuals preying on our most vulnerable population. The diversion, repackaging, and reselling of HIV/AIDS medications, in some cases expired, is a danger to our public health. The integrity of the Medicaid Program has been threatened by these criminals who have used taxpayer dollars for the opposite reasons for which they are intended. But make no mistake, together with our law enforcement partners, we will continue to pursue these types of criminals and prosecute them to the fullest extent of the law.”


The following allegations are based on the superseding indictment, the complaint, and other documents unsealed today in Manhattan federal court:


The prescription drugs involved in this scheme were drugs designed to treat various illnesses, including HIV, schizophrenia, and asthma, and were non-controlled substances that did not lend themselves to abuse. These second-hand drugs were originally dispensed to Medicaid recipients in the New York City area who then sold them into collection and distribution channels that ultimately ended at pharmacies for resale to unsuspecting consumers.


The defendants and their co-conspirators profited by exploiting the difference between the cost to the patient of obtaining the prescription drugs through Medicaid, which was usually nothing, and the hundreds of dollars per bottle that pharmacies paid to purchase those drugs to sell to their customers. In order to maximize their profits, the defendants and their co-conspirators targeted the most expensive drugs, which often cost more than $1,000 per bottle.


The Fraudulent Distribution and Trafficking Scheme


The lowest level participants in the scheme (the “Medicaid beneficiaries”) were typically AIDS patients or individuals who suffered from other illnesses that required expensive drug therapies. Using their Medicaid benefits to cover the costs, the Medicaid beneficiaries filled prescriptions for month-long supplies of drugs at pharmacies throughout the New York City area and then sold them to “collectors” for cash instead of using them for treatment.


These transactions occurred at street corners and bodegas in and around New York City, including in the Washington Heights neighborhood of Manhattan and in the Bronx. Collectors then sold the second-hand bottles to higher level participants in the scheme (“aggregators”), who typically bought large quantities of second-hand drugs from multiple collectors.


These transactions repeated themselves at increasingly higher levels of aggregators who purchased the drugs from multiple, lower level aggregators. The pills were ultimately sold to wholesale prescription drug distribution companies (“corrupt distribution companies”), which then sold them to pharmacies and to other wholesale prescription distribution drug companies across the United States.


Ultimately, these pharmacies then dispensed the second-hand drugs to unsuspecting customers, some of whom likely were Medicaid beneficiaries. Therefore, in some cases, Medicaid would have reimbursed patients for the same drugs twice—the second time for drugs that were misbranded, adulterated, and possibly expired—and would thereby have been defrauded twice.


The defendants charged in the superseding indictment and the complaint include collectors, aggregators, and owners and operators of the corrupt distribution companies who were carrying out this scheme in states including New York, New Jersey, Pennsylvania, Florida, Texas, Massachusetts, Utah, Nevada, Louisiana, and Alabama.


In addition, several defendants were also charged with narcotics trafficking offenses for buying and reselling drugs including Oxycodone and Oxymorphone.


The Fraudulent Labeling Scheme


Because the prescription drugs involved in the scheme were not drugs of abuse and were ultimately going to be resold in the legal drug distribution chain, it was essential that they be packaged in bottles that appeared to contain new drugs that came directly from the manufacturer via authorized and licensed wholesale distributors. Therefore, the defendants and their co-conspirators had to restore the previously dispensed bottles to their original appearance, with the manufacturer’s label still intact but without the patient labels that pharmacies affix when dispensing drugs to a patient.


After purchasing the second-hand bottles originally dispensed to Medicaid beneficiaries, the defendants and their co-conspirators used lighter fluid and other means to dissolve the adhesive on the patient labels so that they could be removed. During the process, the manufacturers’ labels sometimes became damaged, and/or the second-hand drugs were close to their expiration dates or had already expired.


When the bottles were not resaleable because of damaged manufacturers’ labels or expiration date problems, some of the defendants replaced the original manufacturers’ labels with counterfeit labels and/or altered the labels to backdate their expiration dates. Some of these counterfeit prescription drug manufacturers’ labels were obtained by two of the defendants from the Dominican Republic. In other instances, the defendants and their co-conspirators removed the drugs from the bottles and trafficked in loose pills, which were then completely untraceable.


E-mails obtained by search warrant revealed that a certain subset of the defendants bought and sold more than $62 million worth of second-hand prescription drugs during an approximately 12-month time period during the conspiracy, which they meticulously documented in a business-like manner through purchase orders and receipts scanned onto their computers and uploaded into e-mail accounts.


The Second-Hand Pills


The second-hand pills that found their way back into the legal drug distribution stream were potentially dangerous to the unwitting consumers who purchased them for several reasons. For example, the defendants and their co-conspirators stored the drugs in uncontrolled conditions, such as car trunks, residences, and rented storage facilities, which would have compromised the medical efficacy of the drugs over time.


During the investigation, the FBI seized more than $16 million worth of second-hand prescription drugs, comprised of more than 33,000 bottles and more than 250,000 loose pills, kept in uncontrolled and sometimes egregious conditions by various defendants and their co-conspirators.


* * *


Charts identifying each defendant, the charges, and the maximum penalties are below. The indicted case is assigned to U.S. District Judge Denise L. Cote.


Mr. Bharara praised the efforts of the FBI’s Health Care Fraud Task Force and thanked FBI, NYPD, and HRA for their work on the case. The New York FBI Health Care Fraud Task Force was formed in 2007 in an effort to combat health care fraud in the greater New York City area. The task force is comprised of agents, officers, and investigators from the FBI, NYPD, the New York State Insurance Fraud Bureau, U.S. Department of Labor, U.S. Office of Personnel Management Inspector General, U.S. Food and Drug Administration, New York State Attorney General’s Office, New York State Office of Medicaid Inspector General, New York State Health and Hospitals Inspector General, and the National Insurance Crime Bureau.


Mr. Bharara thanked the Drug Enforcement Administration, Immigration and Customs Enforcement’s Homeland Security Investigations, and the New York State Office of the Medicaid Inspector General for their assistance. He also thanked the FBI’s Boston, Houston, Miami, Newark, Philadelphia, and Salt Lake City Field Offices, as well as the U.S. Attorney’s offices in New Jersey, Massachusetts, Texas (Southern), Florida (Southern), Pennsylvania (Eastern), and Utah for their assistance in the investigation.


If you think you may have purchased second-hand prescription drugs or were otherwise victimized by this scheme, you can call the FBI Hotline at 212-384-3555.


The case is being prosecuted by the Office’s Organized Crime Unit. Assistant U.S. Attorneys Jason A. Masimore and Russell Capone are in charge of the prosecution. Assistant U.S. Attorney Alexander Wilson of the Office’s Asset Forfeiture Unit is responsible for the forfeiture of assets.


The charges contained in the indictment and the complaint are merely accusations, and the defendants are presumed innocent unless and until proven guilty.


* * *


U.S. v. Viera, et al.

































Count Charge Defendants Maximum Penalties
1 Conspiracy to commit wire fraud, mail fraud, and healthcare fraud

Juan Carlos Viera
Jose Manuel Dominguez
Julio Dominguez
Carlos Alberto Padron
Juan Manuel Tavarez Padilla
Juan Tavarez
Aura Catalina Tavarez
Edwin M. Tavarez
Israel Tacher
Roberto Tacher
Vanessa Rosario
Eligio Armas
Eduardo Diaz
Carlos Peralta
Joselito Peralta
Juan Carlos Peralta
Hanser Olivo Liranzo
Kelvin Manuel Martinez Taveras
Glenn Luis Cabrera
Fary R. Caba Padilla Miguel Padilla
Americo Luis Garcia Dominguez
Wilfred Rodriguez
Jose Ramon Gonzalez Alex Justo
Yoel Fernandez Rivero
Amauris A. Rosario
Jacqueline Jimenez
Luis Santana
Bayohan Diaz
Paulino Cayetano
Armando Garcia
Sergio Novo
Lazaro Ospina

0 years in prison
2 Conspiracy to commit adulteration and misbranding offenses and the unlawful wholesale distribution of prescription drugs Juan Carlos Viera
Jose Manuel Dominguez
Julio Dominguez
Carlos Alberto Padron
Juan Manuel Tavarez Padilla
Juan Tavarez
Aura Catalina Tavarez
Edwin M. Tavarez
Israel Tacher
Roberto Tacher
Vanessa Rosario
Eligio Armas
Eduardo Diaz
Carlos Pera
Joselito Peralta
Juan Carlos Peralta
Hanser Olivo Liranzo
Kelvin Manuel Martinez Taveras
Glenn Luis Cabrera
Fary R. Caba Padilla
Miguel Padilla
Americo Luis Garcia Dominguez
Wilfred Rodriguez
Jose Ramon Gonzalez
Alex Justo
Yoel Fernandez Rivero
Amauris A. Rosario
Jacqueline Jimenez
Luis Santana
Bayohan Diaz
Paulino Cayetano
Armando Garcia
Sergio Novo
Lazaro Ospina
Five years in prison
3 Conspiracy to commit trafficking in counterfeit goods Vanessa Rosario
Joselito Peralta
10 years in prison
4 Narcotics conspiracy Juan Manuel Tavarez Padilla
Juan Tavarez
Aura Catalina Tavarez
Vanessa Rosario
Joselito Peralta
Hanser Olivo Liranzo
Amauris A. Rosario
Brenda Santos
Ira Karp
Joel Gabriel Casado
20 years in prison
5 Narcotics conspiracy Luis Santana
Bayohan Diaz
Luis Abreu
Paulino Cayetano
Jose Felipe
Benito Duran
Arelis Lee
Milagros Acevedo
20 years in prison


U.S. v. Oria, et al.


















Count Charge Defendants Maximum Penalties
1 Conspiracy to commit mail fraud and healthcare fraud Alex Oria
Joe H. Nelson
Kenneth Nelson
Conrado Vazquez
Efren Ruiz
Abel Gonzalez
20 years in prison
2 Conspiracy to commit money laundering Alex Oria
Joe H. Nelson
Kenneth Nelson
20 years in prison


Defendants’ Ages and Residencies































































































































































































Defendant Residence Age
Juan Carlos Vier Hialeah, Florida 49
Jose Manuel Dominguez Miami, Florida 62
Julio Dominguez Miami, Florida 60
Carlos Alberto Padron
Miami, Florida 54
Juan Manuel Tavarez Padilla Cliffside Park, New Jersey 30
Juan Tavarez New York, New York 58
Aura Catalina Tavarez New York, New York 36
Edwin M. Tavarez Cliffside Park, New Jersey 26
Israel Tacher Miami, Florida 62
Robert Tacher Miami, Florida 37
Vanessa Rosario Cutler Bay, Florida 28
Eligio Armas North Bergen, New Jersey 54
Eduardo Diaz Cliffside Park, New Jersey 58
Carlos Peralta West New York, New Jersey 49
Joselito Peralta Ridgefield Park, New Jersey 37
Juan Carlos Peralta Ridgefield Park, New Jersey 24
Hanser Olivo LIRANZO Fairview, New Jersey 32
Kelvin Manuel Martinez Taveras Bronx, New York 33
Glenn Luis Cabrera Ridgefield Park, New Jersey 22
Fary R. Caba Padilla Bronx, New York 21
Miguel Padilla Bronx, New York 62
Americo Luis Garcia Dominguez Miami, Florida 29
Wilfred Rodriguez Brooklyn, New York 49
Jose Ramon Gonzalez New York, New York 48
Alex Justo New York, New York 37
Yoel Fernandez Rivero Miami, Florida 32
Amauris A. Rosario Bronx, New York 31
Jacqueline Jimenez New York, New York 37
Luis Santana Richmond Hill, New York 39
Bayohan Diaz Richmond Hill, New York 27
Paulino Cayetano Bronx, New York 36
Armando Garcia Guttenberg, New Jersey 40
Sergio Novo North Arlington, New Jersey 74
Lazaro Ospina Bloomfield, New Jersey 71
Brenda Santos Philadelphia, Pennsylvania 34
Ira Karp New York, New York 77
Luis Abreu Worcester, Massachusetts 32
Joel Gabril Casado Gabriel
Bronx, New York 27
Jose Felipe
Brooklyn, New York 47
Benito Duran
Philadelphia, Pennsylvania 38
Arelis Lee Brooklyn, New York 56
Milagros Acevedo Brooklyn, New York 48
Alex Oria Missouri City, Texas 55
Joseph Nelson Sugar Land, Texas 75
Kenneth Nelson Sugar Land, Texas 52
Conrado Vazquez Miami, Florida 40

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County Mortgage Tax $$ Down 6% in first 6 months of 2012

WPCNR COUNTY CLARION-LEDGER. Special to WPCNR from the Westchester County Clerk Office. July 17, 2012:


Revenue figures released today by Westchester County Clerk Timothy C. Idoni indicate that county mortgage tax receipts have fallen below first half collections in 2010 and 2011. 


 


The mortgage tax, considered a major county revenue source, continues to struggle as the national economy and our local real estate market recover.  The county received $6,170,454 this year so far, down 6.38% from the same point in both 2010 and 2011. 


 


“We are hopeful that record low interest rates combined with the slow improvement we are seeing in our local real estate market will result in a steady increase in this important revenue source in the second half of the year,” stated Idoni whose office collects mortgage tax for Westchester County.


 


Mortgage Tax Collected (County Portion Only)


2008-2012


 


       2008                       2009                       2010                     2011                 2012 (through 6/30/2012)


 


$19,279,690 $12,425,216 $12,969,204 $13,079,307   $6,170,454


 


The total 2012 mortgage tax for the county is projected to be only about a third of the $39,836,895 collected in 2005 when the real estate market was at its recent peak.  A comparison of the first half revenues from 2008 through 2012 follows:


                


    2008 (% chg from prior yr)     2009                         2010                               2011                   2012


 $10,793,553 (-)   $5,273,233 (-51.14%)    $6,478,880 (+22.86%)   $6,590,654 (+1.73%)   $6,170,454 (-6.38%)


 


Idoni has collected fifty nine percent (59%) of his land records departmental revenue budgeted for 2012 at the halfway point in the year.  As was the case in 2011, the source appears to be an increase in the number of consolidations, extensions and modifications of mortgages on properties throughout the county. 


 


While the filing of consolidations and modifications does generate some limited revenue for the county in the form of recording fees, there is often no mortgage tax due as no additional amounts have been borrowed.


 


For more information about the Office of the County Clerk, please call (914)995-3080 or visits www.WestchesterClerk.com.


 

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FASNY HIRES TEATOWN TO STUDY OPEN SPACE PRESERVATION ON DEFUNCT GOLF CLUB

WPCNR SOUTH END TIMES. From  The French American School of  New York. July 9, 2012:


The French-American School of New York (FASNY) said today that it has contracted with one of the region’s leading environmental education organizations to conduct an in-depth baseline biodiversity study of the 84 acres of the former Ridgeway County Club that it is dedicating for its Greens to Green Conservancy, permanent publicly accessible open space. 


 


The school, which purchased the 130-acre former private golf club in January 2011, said the study would be conducted by Teatown Lake Reservation Inc., headquartered in Yorktown in northern Westchester, a respected regional environmental research and education center with expertise in assessing natural conditions and species.  Teatown’s assessment will serve as the foundation for all future management and research decisions relating to the Greens to Green Conservancy at the French-American School of New York in White Plains.  The study will commence this month and will assess the site during all four seasons.


 


The school’s concept for the conservancy is to restore the natural character of what for a century had been an intensively managed, artificial golf course environment to a more natural state, which the school refers to as ‘undevelopment.’ Key aspects of the study will include analysis of habitat and meadow restoration. Teatown will evaluate various strategies applicable to the site including meadow, wetland, pond and forest restoration. Potential short- and long-term agricultural uses for the site will also be evaluated and a protocol for on-site evaluation of meadow restoration practices will be developed.


 



“We are fortunate that Teatown agreed to serve as the primary consultant on the Greens to Green Conservancy, a significant component of the plan for our school campus and conservancy on the former golf course property,” said Mischa Zabotin, Chairman of the School’s Board of Trustees.


 


 “The members of our Conservancy Task Force spent many months visiting and meeting with the leaders of virtually every environmental education organization, land conservancy, nature center and land trust in the region, including Westchester, adjacent Connecticut and the Lower Hudson Valley. From this very impressive array, Teatown stood out as offering a science-based program that could provide the kind of in-depth analytic knowledge we need to create this unique conservation opportunity.”


 



Dianne Barron, Teatown’s Interim Executive Director, said the chance to work with the French-American School of New York at the early stages of the Greens to Green Conservancy was welcomed by the organization and its staff.


 


“To be able to work on a creative plan for the restoration of a golf course back to a natural state comes along very rarely. We applaud the French-American School of New York for its willingness not only to set aside nearly two thirds of the property it acquired as permanent publicly accessible open space, but for its commitment to exploring the unique educational opportunities that it affords. We look forward to a successful collaborative relationship as Greens to Green evolves.”


 



The site studies will be led by Michael Rubbo, Ph.D., Teatown’s Director of Conservation Science. Rubbo directs Teatown’s scientific research program and has extensive experience as an environmental consultant specializing in biodiversity assessments and conservation planning. He received his Ph.D. in Biology from The Pennsylvania State University and his B.S. from the SUNY College of Environmental Science and Forestry. He held a post-doctoral appointment at Virginia Polytechnic Institute. He has authored numerous articles on ecology and conservation in international scientific journals as well as in the mainstream media.


 



Through the Greens to Green project, Teatown extends its involvement in White Plains. In partnership with the White Plains Youth Bureau and Kids Excel program, Teatown has worked with 450 White Plains students a year for the past three years, a demonstration of the city’s belief in the impact of environmental education.


 



John Botti, parent of a student at the school, Trustee, and member of the Conservancy Task Force, said the biodiversity study and restoration analysis are evidence of the school’s commitment to the project and is the next step in developing a management plan for the Conservancy.


 


“A great deal of preliminary study has gone into the Greens to Green concept planning, but at this stage we need to turn to experts to conduct the in-depth evaluation that will provide the baseline upon which a management and stewardship program will be based. The Conservancy will play an integral role in the future educational program of our school as well as providing a significant addition to the open space inventory of White Plains. We have a chance to make this a unique teaching and learning opportunity while at the same time providing a beautiful natural setting for the enjoyment of the public. We want to get it right, and Teatown has the expertise to help assure that we do.”


 



The school recently launched the www.GreenstoGreen.org website that provides a comprehensive overview of the concept including maps and renderings. There is also an on-line petition for those who wish to express their support for the project. The City of White Plains is currently reviewing the Draft Environmental Impact Study for the proposed plan to create the French-American School of New York’s campus in White Plains, including the Greens to Green Conservancy.

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2nd Quarter County Home Sales Surge. Prices May be Leveling Out Realtors Hope

WPCNR REAL ESTATE NEWS. Special to WPCNR from the Westchester-Putname Hudson Gateway Multiple Listing Service  July 9, 2012 (EDITED)


The Westchester-Putnam real estate market posted an improved performance in April May June.  Realtors participating in the Westchester-Putnam division of the Hudson Gateway Multiple Listing Service reported 1,788 closed residential sales in Westchester County, and 177 sales in Putnam County, during the second quarter of 2012.  These were increases of 13.0% and 23.8%, respectively, from the totals posted during the second quarter of 2011.


 


In Westchester, single family house sales led the improvement with a 16.7% increase. Condo sales were up by 12.8% and co-op sales by 7.0%.  In Putnam County, single family house sales increased by 31.1%, albeit in comparison to very poor sales results last year.


 


 


 

The second quarter median sale price2 of a Westchester single family house was $619,000 – a slight decrease of 0.6% from last year. The $156,250 cooperative median was also down by 0.6% and the condominium median of $338,000 was down by 3.0% from a year ago. Mean2 (average) sales prices were down by roughly the same percentages; for example, the mean sale price of a Westchester house was $852,636, a decrease of 0.5% from last year.


 


 When all the averages track in the same direction together, it often signifies that all price ranges and property types are being affected the same way.


 


In this case, gradual price reductions that appear close to bottoming out.


 


High-end properties, defined as those selling for $1 million or more, amounted to 22.7% of all single family house sales in Westchester, nearly the same ratio as was posted during the second quarters of 2011 and 2010.



On a seasonally adjusted1 basis, the second quarter sales in Westchester were equivalent to an annual sales rate of some 6,810 units, an increase of about 2% from the prior quarter. Taking the first quarter of 2012 into consideration as well, the likely year-end total if this pace of sales persists will be in the range of 6,700 – 6,900 units in Westchester and 650-700 units in Putnam, making 2012 the strongest year since the real estate recession gripped our region in 2008.



 


Prices start to level out?



The second quarter median sale price2 of a Westchester single family house was $619,000 – a slight decrease of 0.6% from last year. The $156,250 cooperative median was also down by 0.6% and the condominium median of $338,000 was down by 3.0% from a year ago. Mean2 (average) sales prices were down by roughly the same percentages; for example, the mean sale price of a Westchester house was $852,636, a decrease of 0.5% from last year.


 


 When all the averages track in the same direction together, it often signifies that all price ranges and property types are being affected  the same way, in this case, by ever more gradual price reductions that appear close to bottoming out.


 


High-end properties, defined as those selling for $1 million or more, amounted to 22.7% of all single family house sales in Westchester, nearly the same ratio as was posted during the second quarters of 2011 and 2010


.



In Putnam County, the median sale price of a single family house was $299,500, a $20,500 or 6.4% drop from last year. Putnam often lags Westchester on key volume and price indicators.



 


Inventory tightened. Market drivers give mixed signals.



 


There were 7,081 residential units listed for sale in the Multiple Listing Service in Westchester at the close of the quarter, 11.5% fewer than last year. In Putnam County the decrease was 11.7%. The recent spurt in sales volume accounted for some of the constriction of inventory, but most of it remained due to the reticence of property owners to enter the housing market while economic conditions remained shaky.


 



The closings that are the subject of this report were largely listed and negotiated during the 2011-2012 winter months and early spring. At that time, mortgage interest rates were quite low – in the range of 4.2-4.3% for 30-year conventional loans. They have since dropped below 4.0%. However, the current inherent affordability of mortgage financing is offset to some extent by much tighter lending criteria.


 


Uncertainty in Employment


 



Uncertain Job growth and job security continue to worry consumer confidence in homebuying. Although unemployment in Westchester and Putnam is well below that of the nation or of New York State as a whole, it is still high here by historical standards.


 


Further, in the opening months of 2012 when some of these closed listings were headed to contract, Westchester’s unemployment rates began to exceed 2011’s levels – not by much, but enough to give pause to some prospective purchasers. And there still is not enough job growth to stimulate buying activity. The only truly positive indicator during that period was the improvement in the equities markets, especially the Dow Jones average, which we know subsequently lost all of its gains, plus more, by the beginning of June.



 


Still, these are conditions that existed some 3-4 months ago. There is much commentary by member Realtors in the field that there is very strong market activity right now which they are characterizing as release of pent-up demand. It will take another several months to know if all that showing and marketing activity results in a true, lasting market rebound.



1 The seasonally adjusted rate is an annualized rate for a given quarter. It represents what the total sales volume would be for the whole year based on prior quarters’ customary shares of total annual sales.


2 The median sale price is the mid-point of all reported sales, i.e., half of the properties sold for more than the median price and half for less. The median is not affected by unusually low or high sale prices. The mean sale price is the arithmetic average, i.e., the sum of all sales prices divided by the number of sales. The mean does reflect the influence of sales at unusually low or high prices.



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