Cultivating Continued Care options

AMANDA MORRISON / NNY BUSINESS
Nurse Michelle Wood adjusts the hat on a patient at the center.

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Finding Your Food: Regional food hubs connect consumer with food

CHRISTOPHER LENNEY / NNY BUSINESS
Peter Martins displays a handful of strawberries at Martin farm on Needam Road in Potsdam.

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Serving the North Country: CCE of Jefferson County isn’t just about agriculture; programs serve thousands of residents.

DAYTONA NILES / NNY BUSINESS
Kevin Jordan, executive director of Cornell Cooperative Extension of Jefferson County

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July Small Business Startup: Stitches & Pics

DAYTONA NILES / NNY BUSINESS
Stephanie Shively is the owner of Stitches & Pics in Sackets Harbor.

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National Grid has Programs to Assist Agriculture

Jay Matteson

Farms and agribusinesses considering improving their energy efficiency or an expansion project should look closely at the program National Grid offers. They have been a good partner to many farms across Northern New York offering financial assistance for energy projects. As an example, National Grid assisted a 430-cow dairy just north of Albany in 2015. The farm wanted to improve their energy efficiency and increase their productivity.  National Grid was able to help the farm achieve both objectives through $18,000 in energy efficiency incentives and a $50,000 grant from National Grid’s Economic Development Agribusiness program.

    National Grid offers a variety of energy saving farm incentives. Improved lighting systems can increase milk production per cow and provide a better work environment for farm staff. National Grid provides significant incentives for converting old light systems to newer higher efficiency systems. There is a range of incentives offered depending upon the type of fixture.

    Fans can be a huge electricity demand during the warm summer months. Without fans, herd health and production can drop significantly. It is important to provide well-circulated air flow and cool temperature to keep your cows happy and minimize fly problems.  Through National Grid’s help, farms may be able to obtain more efficient fans that improve air quality and cooler temperatures.  In addition, variable frequency drives and controls can be put in place to allow fans to run only when needed adding additional savings onto a farm electricity bill.

    Assistance on upgrading milking equipment may also be possible from National Grid. Variable frequency driven vacuum pumps, air compressors, pumps, air dryers, milk precoolers, heat exchangers and chillers are eligible for National Grid incentive payments. Many farms have already taken advantage of incentives from National Grid to upgrade this equipment.

    Some of our farms located in the rural areas of Northern New York face limitations because of the power supply to the farm.  In order to upgrade or expand facilities, farms sometimes face needing a three-phase power supply to farm instead of single-phase. This can be a very expensive proposition as the farm will incur the costs of running three-phase power to the farm, if the supply is not present in front of the farm already. National Grid does have a grant program to decrease the cost of obtaining three-phase power. Potentially, depending upon the specific situation the farm faces, it may receive up to $200,000 for running three-phase power.

    The National Grid Agri-Business Productivity Program is available to assist dairy farms, commercial farms, food processing businesses and controlled environment agricultural facilities with energy efficiency improvements, renewable energy projects and delivery or productivity improvements. To be eligible a business or farm must receive electric or natural gas from National Grid and be undertaking an energy efficiency project through any public agency or utility program or be purchasing /installing equipment for a renewable energy project to service the facility. A project that is constructing or upgrading a new controlled environment agriculture facility may also be eligible.  Awards up to $50,000 are possible.

    Our office has a great working relationship with the Economic Development and Corporate Citizenship office of National Grid in Syracuse. Mr. Joe Russo is great to work with and has worked hard to help farms and agribusinesses with their projects.  If you are interested in learning more about these programs, please give our office, Jefferson County Economic Development, a call at 315-782-5865 or by email to coordinator@comefarmwithus.com or contact Mr. Russo directly at 315-428-6798.  You’ll find a good partner through National Grid with your energy efficiency or expansion projects.

Jay M. Matteson is agricultural coordinator for the Jefferson County Local Development Corp. Contact him at coordinator@comefarmwithus.com. His column appears monthly in NNY Business.

Realtors Advocate For Property Owners and Buyers

Lance Evans

The month of May saw Realtors from our area join their counterparts across the state and nation to advocate for consumer friendly real estate issues and oppose measures that would hurt property owners and buyers.

    During the week of May 15 to May 20, the National Association of Realtors (NAR) held its annual Legislative Meetings & Trade Expo in Washington, D.C. Attended by approximately 8,500 attendees from across the country and around the world, the week included about 200 meetings and events that covered many real estate topics and allowed Realtors to take an active role in advancing the real estate industry, public policy, and the Association. 

    The tri-county area attendees included Jennifer Dindl (Humes Realty and Appraisal), Carolyn Gaebel (Bridgeview Real Estate and Gaebel Real Estate Services), Lisa L’Huillier (Hefferon Real Estate), Brittany Matott (County Seat Realty), Al Netto (Weichert Realtors, Thousand Islands Realty), and Jennifer Stevenson (Blue Heron Realty), along with myself. During the week there were NAR and Women’s Council of Realtors committee meetings, idea exchanges with other Realtors and staff, and information and updates that will assist all of us in better serving the area’s real estate consumers.

    On May 18, we met with Congresswoman Elise Stefanik and joined colleagues from around the state while meeting with Senator Kirsten Gillibrand and Senator Charles Schumer. We focused on three main issues.

    The National Flood Insurance Program (NFIP), of particular interest to our area, is slated to expire on September 30. Without reauthorization, NFIP cannot issue or renew policies in 22,000 communities where flood insurance is required for a mortgage. The NFIP was created to provide incentives for communities to rebuild to higher standards and steer development away from flood zones. In exchange, communities gain access to flood maps, mitigation assistance and subsidized insurance to prepay for future damage and recover more quickly from flooding. The NFIP was last up for reauthorization in 2008. There were 18 short-term extensions and a two-month shutdown before Congress reauthorized the program in 2012.

    We asked our representatives to pass the “Flood Insurance Market Parity and Modernization Act,” which passed the House unanimously last year, and to enable consumers to meet federal requirements with private plans that often offer better coverage at a lower cost than the NFIP.

    Tax reform was also on our list of issues. While no tax reform legislation had been introduced as of our meetings, there were several plans that had been discussed. Some of these would lower tax rates and raise the standard deduction, but would pay for these changes by scaling back existing real estate tax provisions. Proposals that limit itemized deductions, even if not directly changing rules applicable to mortgage interest, could have serious negative consequences for homeowners. 

    PricewaterhouseCoopers (PwC) analyzed a blueprint-like tax reform plan and noted that home-owning families with incomes between $50,000 and $200,000 would face average tax hikes of $815 in the first year after enactment, while non-homeowners in the same income range would see an average cut of $516. Currently, homeowners pay 83 percent of all federal income taxes, and this share would go even higher under similar reform proposals. Homeowners should not have to pay a higher share of taxes because of tax reform.

    Further, proposals limiting tax incentives for homeownership would cause home values everywhere to plunge. Estimates provided by PwC show that values could fall in the short run by more than 10 percent, with a larger drop in high-cost areas. It might take years for home values to rebound from such a significant decrease.

    The final issue we spoke about was protecting sustainable homeownership.   We asked our representatives to responsibly reform the secondary mortgage market. Failure to do so, while limiting costs imposed on homeowners, ensure proper loan disclosures, and fund necessary system upgrades for federal housing programs hurts the very fabric and underpinnings of our society.

    Fannie Mae and Freddie Mac act as a backstop for mortgages and help to safeguard 30-year, fixed rate mortgages ensuring families are not shut out of homeownership. We asked that these entities not be dismantled without identifying a viable replacement.

    The week was productive and informative. It is important that our representatives hear from Realtors advocating for property owners. The information we received at the meetings will assist us as we work for housing opportunities in the area.

LANCE M. EVANS is the executive officer of the Jefferson-Lewis Board of Realtors and the St. Lawrence County Board of Realtors. Contact him at levans@nnymls.com. His column appears monthly in NNY Business.

The Trails to Economic Upswing

AMANDA MORRISON / NNY BUSINESS
Lynette Lundy-Beck stands near the Seaway Trail in Chaumont where a new informational kiosk about the trail and the village of Chaumont was placed recently.

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The Taste of Tourism

PHOTO PROVIDED BY TASTE 1000 ISLANDS

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To Buy or Rent, That is the Question!

Lance Evans

A recent Watertown Daily Times article cited a study by SmartAsset comparing average rent to home prices by county nationwide.
    In New York state, Jefferson County ranked 8th in terms of being more viable to buy than rent. According to the study, the break-even point, the point when the amount paid in rent exceeds the cost of purchasing a home, is 1.4 years. For the comparison, SmartAsset used an average price of $222,146 for a Jefferson County home with an average monthly mortgage of $558 versus an average monthly rent of $1,492.

    A little lower on the list was Lewis County at 22nd with a break-even point of two years. The average home price used was $178,887 with a monthly mortgage payment of $464 and $1,066 monthly rent.

    Coming in at 33rd in the state was St. Lawrence County. Using an average home price of $138,283, a monthly mortgage payment of $346 and monthly rent of $1,105, SmartAsset estimated that the break-even point was a little over two years.

    For the analysis, SmartAsset assumed a mortgage rate of 4.5 percent, closing costs of $2,000, and a 20 percent down payment when it created the above comparisons. A higher rate, a lower down payment, etc. would change these calculations.

    A similar study, done by ATTOM Data solutions came out in January 2017 and noted that in about two-thirds of the nation’s counties, it is more affordable to buy a home than rent. ATTOM compared rents of fair market three-bedroom properties to the monthly payments on median priced homes in 540 counties. The calculations included the cost of mortgages, property taxes, and insurance. The report also noted that in about a quarter of the markets surveyed, rents are surging faster than home prices.  In fact it noted that, on average, rents for a three-bedroom property rose 4.2 percent nationwide.   

    While ATTOM did not look at St. Lawrence or Lewis counties, Jefferson County was included.   Like SmartAsset, ATTOM found that it was more affordable to buy than rent in the county. They estimate that a buyer will spend about 26.8 percent of the average wage when buying a median priced home ($129,000) in Jefferson County while it takes 44.8 percent of wages to rent a three-bedroom dwelling at a median rent of $1,492. ATTOM’s study showed that in other areas of the state, for instance many of the Hudson River Valley markets, it is less expensive to rent.

    The analysis incorporated recently released fair market rent data for 2017 from the U.S. Department of Housing and Urban Development, wage data from the Bureau of Labor Statistics, and public record sales deed data from RealtyTrac in counties with at least 900 home sales in 2016.

    A third analysis by realtor.com showed that in all three counties, it is less expensive to buy than rent. In fact, Jefferson and St. Lawrence counties are numbers three and four in the state with Jefferson County buyers using twenty-two percent of income while renters used thirty percent. St. Lawrence County had a narrower gap of 6 percent with a buyer needing to spend 16 percent of income to buy and 20 percent to rent. Lewis County was also less expensive to buy with a 2 percent gap.

    Clearly, it is currently less expensive to buy than to rent in our area. So what should you do? Look at your circumstances including income and debt, consider the alternatives, and if you think you might be interested in buying a property, check with a mortgage professional and an area Realtor.

    Jennifer Stevenson, licensed real estate broker and owner of Blue Heron Realty in Ogdensburg, has been nominated as 2018 secretary-treasurer of the New York State Association of Realtors (NYSAR) a not-for-profit trade organization representing more than 53,000 of New York State’s real estate professionals.

    Ms. Stevenson, a member of the St. Lawrence County Board of Realtors since 1989, has served in many capacities at the local, state, and national levels of the Realtor Association. She is a past president of the St. Lawrence County Board of Realtors and served on the Association’s board of directors for over 25 years. In addition, she has chaired several NYSAR committees, and participates in the National Association of Realtors meetings. Locally she serves on the Ogdensburg City Council, is active in Rotary, and participates on St. Lawrence County’s Fair Housing Task Force among other activities. The elections will take place on September 27 at the NYSAR Board of Directors meeting.

Youth Philanthropy Council Program Successful

Rande Richardson

By: Rande Richardson

“Educating the mind without educating the heart is no education at all.” –Aristotle

Now in its eighth year, the Northern New York Community Foundation’s Youth Philanthropy Council program continues to thrive as more and more high school students learn about the north country’s nonprofit organizations and the way they impact the lives of us all. In addition to the way it helps engage the next generation within their communities, it also helps provide valuable insight into what way they want to make their mark and change the world. This is on top of the $20,000 in grants they will award this June.

    We also get a glimpse into the way they prioritize and make decisions. We see what resonates with them and what types of organizations they feel provide the most value, and those they don’t. Nonprofit organizations should take note as they will eventually need to effectively engage future generations to remain relevant and supported.  

    For some time, we have sought a way to begin engaging even younger students. As the end of the school year approaches, an initiative is being prepared to be launched when school resumes in September. Targeted at middle school students, this new giving challenge program will be a precursor to the current Youth Philanthropy Program and will help spark an increased awareness of, and interest in, the work of area organizations.

    The Community Foundation and Stage Notes Performance with a Purpose, who share similar objectives, will join forces for good, empowering area middle school students to identify the way they would like to see their communities enhanced. Stage Notes will dedicate $5,000 of their show proceeds this summer, combined with $5,000 from the Community Foundation. By the time we enter the season of gratitude and giving in November and December, a total of $10,000 will be awarded to area nonprofit organizations.

    Students will compete for multiple, various grant awards.  Although specific details will be forthcoming, the challenge will involve two major components. Seventh- and eighth-graders will be asked to write about what “community” means to them— their definition of community and what elements help make the place they live strong and vibrant. The students must then explain which nonprofit organizations they believe can best support their vision for their community in areas of both basic human needs and overall enhancement of quality of life. The winning students will visit the organizations, personally present their gifts and see with their own eyes how their sharing and caring makes a difference, recognizing that the generosity of others has made it possible.

    We hope this program encourages families to think about what others do to make the place they live better and the role they can play in encouraging it, today. As a society, we believe in the importance of educating the mind, and both the Community Foundation and Stage Notes want to continue to encourage fostering educating the heart.

    There is no better way to involve youth in making a difference than allowing them to be a part of the decision making process. We also reinforce that we are a community together and we need good citizens to perpetuate making that community the best it can be.

    Sure, the grants themselves will have a direct positive effect on nonprofit organizations and the work they do, but it is even more exciting to think about the long-term multiplier effect of encouraging this type of thought at a young age. We look forward to sharing the results with you.

    One way or another, our children’s vision for our community will become our vision for the community. These types of meaningful experiences will help provide inspiration throughout life and refine a more deliberate approach. We all have a responsibility to help ensure the community they inherit is one we all would wish for them so the phrase “good enough”  is never used for the place they spend their lives. We know summer vacation is just around the corner, but you can understand why we’re already excited to get back to school!