How the Countryside Team Helped Turn a Homesteading Dream into Reality

At Countryside Homes NJ and RE/MAX Town & Valley, we pride ourselves on going the extra mile to make our clients’ dreams come true. Recently, Keith and Heather had the privilege of helping Mike and his family purchase a remarkable 26-acre former dairy farm—a property that will soon become a multigenerational homestead for four generations of their family to live, work, and thrive together. This unique sale came with its fair share of challenges, but through persistence, creativity, and teamwork, we were able to get it across the finish line. Here’s the story of how it all came together.

A Property with Character—and Complications

Mike and his family had a clear vision: to restore this sprawling 26-acre property, complete with two residences, two detached garages, and an old dairy barn, into a self-sustaining homestead where their extended family could live together. The property’s history as a dairy farm and its generous acreage made it a rare gem, but its uniqueness also presented some hurdles when it came time to secure financing.

One of the first issues arose during the appraisal. Because the property featured two residences—a main house and an Accessory Dwelling Unit (ADU)—it had to meet strict Fannie Mae guidelines. Specifically, the main house needed to have more Gross Living Area (GLA) than the ADU. The main house, a charming structure built in 1840, had a rustic appeal but came with a catch: its first floor had ceiling heights below the minimum required 7 feet. As a result, the entire first floor couldn’t be included in the GLA calculation. When the numbers were tallied, the ADU ended up with approximately 100 square feet more GLA than the main house—a problem that halted the loan underwriting process in its tracks.

Going the Distance—Literally and Figuratively

Keith and Heather weren’t about to let this setback derail Mike’s dream. They hopped in their car and drove an hour to the property to verify measurements themselves and brainstorm a solution. After a thorough walkthrough, they identified a potential fix: the main house had a 125-square-foot three-season enclosed porch that wasn’t currently counted in the GLA because it lacked heat. If they could get heat installed, the porch could be included in the main house’s GLA, tipping the scales back in favor of the primary residence.

With this idea in hand, Keith and Heather worked with the listing agent, Sally Vandergroef from Weichert Realtors, to help Mike and the seller negotiate an agreement. The buyer would cover the cost of installing a hardwired electric baseboard heater in the porch, and once the appraiser verified the installation, the additional square footage would be added to the main house’s GLA. It was a creative workaround that required collaboration and flexibility from everyone involved, but it was a critical step toward getting the loan approved.

Another Hurdle: Finding Comparable Properties

Just when it seemed like the GLA issue was resolved, another challenge emerged. Fannie Mae guidelines require appraisals for properties with an ADU to include two comparable sales—properties with similar features, including an ADU, sold within the last 12 months. Given the age and uniqueness of this 1840s dairy farm, finding even one comparable property in the area was difficult. The appraiser managed to locate one, but a second proved elusive.

Keith and Heather, along with their trusted lender Mark Scocco from Crown Home Mortgage, dug deep. After an exhaustive search, they found a second comparable property with an ADU—but its sale date was 18 months prior, outside the typical 12-month window. Undeterred, they presented the case to the underwriter, advocating for an exception due to the property’s rare characteristics. Thankfully, the underwriter agreed to accept the older sale, clearing yet another obstacle.

A Team Effort Pays Off

After more than five months of navigating appraisals, underwriting challenges, and creative problem-solving, the sale finally reached the closing table. It was a true team effort, made possible by the dedication of Keith and Heather, the expertise of Mark Scocco, and the cooperation of Sally Vandergroef. Together, they turned what could have been a deal-breaking situation into a triumphant success.

For Mike and his family, this purchase marks the beginning of an exciting new chapter. Four generations will soon come together to restore the 26-acre property, breathing new life into the old dairy farm and creating a homestead where they can live, grow, and make memories. At Countryside Homes NJ and RE/MAX Town & Valley, we couldn’t be prouder to have played a part in making that dream a reality.

If you’re looking for a real estate team that’s willing to go above and beyond to help you find—or finance—your perfect property, give Keith and Heather a call. From historic farms to modern homes, we’re here to help you every step of the way!

Client Testimonials for Countryside Homes NJ

At Countryside Homes NJ and RE/MAX Town & Valley, we pride ourselves on delivering exceptional service to our clients. But don’t just take our word for it—read what our satisfied customers have to say. From first-time homebuyers to seasoned real estate investors and new home builders, our clients appreciate our dedication, expertise, and commitment to their success. Here are some of their stories.

David R. New Homeowner

Collaborating with Keith LaBrunda and Heather Montalbano from Countryside Homes NJ and RE/MAX Town & Valley streamlined the home-buying process for me. They were attentive to my needs and preferences, ensuring they understood exactly what I was seeking in a home and what was within my financial comfort zone. Keith and Heather provided invaluable assistance during the offer stage, sharing insightful details that enabled me to place a successful bid on my desired property. They recommended associates to assist me with securing a mortgage, conducting home inspections, and acquiring homeowner's insurance. Post-purchase, they continued to be a resource, suggesting local companies to contact for internet, water, waste management, oil, and other essential services. The experience of purchasing a home with Keith LaBrunda and Heather Montalbano was seamless and enjoyable.

Rachel and Andre First Time Homebuyer

As first-time homebuyers, the process of finding and purchasing a home felt daunting. But from the moment we reached out to Heather and Keith at Countryside Homes NJ and RE/MAX Town & Valley, our worries were put to rest. Their team was incredibly patient, answering all our questions and guiding us through every step. They took the time to understand our needs and preferences, ensuring that we found the perfect home in a neighborhood we love. We were especially impressed by their vast knowledge of the local market and their commitment to ensuring we got the best deal possible. We can't thank them enough for making our dream of homeownership a reality. If you're in the market for a new home, we highly recommend Heather and Keith at Countryside Homes NJ and RE/MAX Town & Valley. They truly go above and beyond for their clients!

Prestia Family New Homeowners

From the moment we began our home search, Heather at Countryside Homes NJ and RE/MAX Town & Valley stood out as the epitome of professionalism and dedication. Her team's in-depth knowledge of the Rockaway Borough area and their unwavering commitment to our needs made our home buying journey not only smooth but truly enjoyable. As new homeowners in Rockaway Borough, NJ, we can confidently say that choosing Heather at Countryside Homes NJ and RE/MAX Town & Valley was the best decision we made. Her expertise, patience, and genuine care for our family's needs transformed what could have been a stressful process into a memorable and joyous occasion. We are beyond grateful for her support and would highly recommend her and her team to anyone looking to find their dream home. Thank you for turning our dreams into reality!

Donna Buyer

Keith takes you through every step of buying a home with ease. It helps tremendously that he has extensive knowledge about the inner workings of a home so he can tell you how it should be. From his top notch contacts to his tireless energy, Keith does his best to keep the transaction on track. Keith is genuinely happy to introduce you to your new home and neighborhood ensuring you'll fit right in. I have worked with many realtors along the way and none are as diligent, generous, and trustworthy as Keith. I am very grateful to have had Keith as my buyer's agent...every exchange should be as good.

Mike Buyer

Truly was a pleasure working with Keith and Heather, I could call them any time with any question or problem and they would respond immediately, if they didn't have an the answer or solution at hand, they would find a way to get it ASAP. Truly appreciate their efforts and attention. They truly understood what we were looking for. In many cases they were willing to go investigate the property on our behalf and we truly trusted their analysis and ability to understand exactly what we wanted and/or needed.