Deciding between The Daymark and Toll Brothers at Edge on Hudson can feel exciting and a little overwhelming. You are choosing not just a home, but a lifestyle on the Hudson River in Sleepy Hollow. With multiple builders, a master-planned setting, and different ownership types, the details matter. This guide gives you a clear, practical way to compare both options so you can move forward with confidence. Let’s dive in.
The big picture: Edge on Hudson
Edge on Hudson is a multi-phase waterfront redevelopment in Sleepy Hollow within zip code 10591. Large, multi-builder communities like this often have a master association plus separate sub-associations for each building or street. That structure can affect your monthly costs, amenity access, and rules. Before you compare buildings, confirm how the master association and the sub-associations work together, and which amenities each one maintains.
You are also near major Westchester job centers and the Hudson Line rail service, with convenient access to US-9 and I-287. The setting is walkable to riverfront paths and planned public spaces. As with any large development, future phases may still be under construction near certain homes. Ask about the build-out timeline and what to expect after you move in.
How to compare Daymark and Toll Brothers
The most important differences usually come down to five areas: ownership type, amenities and access, HOA fees and financials, pricing and taxes, and timelines. Use the sections below as your side-by-side checklist so you can ask the right questions at each sales office.
Ownership and unit types
Ownership affects financing, monthly costs, and maintenance responsibilities. Start here.
- Ownership type: Confirm whether each home is a condominium, a fee simple townhouse, or a condominium townhome. The legal structure sets rules for what you own, how you finance, and what the HOA maintains.
- Floorplans and sizes: Request sample floorplans with exact square footage, bedroom and bathroom counts, and ceiling heights. Clarify layouts, whether units are elevator-served or walk-up, and if private outdoor space comes with the home.
- Parking and storage: Ask about garage spaces, assigned surface parking, guest parking policies, and storage or bike rooms. Confirm any costs for additional spaces.
- Accessibility: If elevator access or mobility-friendly features are important, ask which buildings or unit lines provide them.
Tip: Waterfront views can carry premiums. Ask for site plans that show unit orientation and view lines before you compare pricing.
Amenities and lifestyle
Edge on Hudson will have both building-level amenities and master-planned features. Understanding access and fees helps you avoid surprises.
- Building-level amenities: Lobby and concierge, package rooms, fitness centers, resident lounges, event spaces, pools or rooftop decks may vary by building. Confirm which amenities are exclusive to residents of the specific building.
- Master-level amenities: Look for waterfront promenades, parks and trails, community programming, and potential retail or dining on site. Ask which of these are managed by the master association and whether there are usage rules or fees.
- Access rules: Clarify reservation policies for popular spaces, guest access permissions, and any fees for membership or special events.
- Maintenance responsibilities: Ask who pays for upkeep and replacement of major features such as pools, gyms, roofs, and elevators. This will be split between master and sub-associations.
HOA fees, governance, and reserves
Your monthly HOA or common charges cover shared services and long-term upkeep. Healthy building finances protect your investment.
- What fees cover: Confirm whether fees include building insurance, exterior maintenance, landscaping, snow removal, trash, security, water, heat or hot water, and amenity operations. Clarify utility metering.
- Reserves and assessments: Request the current budget, the most recent reserve study, and a history of any special assessments. Strong reserve funding reduces the risk of large one-time charges.
- Governance and rules: Review bylaws, meeting minutes, and house rules. Look for rental restrictions, short-term rental policies, pet policies, and transfer or move-in fees.
- Property management: Ask who manages the building and the term of their contract. Confirm service hours and maintenance response procedures.
Pricing, taxes, incentives, and financing
Price is more than a sticker number. Focus on the full cost picture.
- Price lists: Request the current base price list and typical price per square foot for comparable units in each building. Ask how premiums are applied for views, floors, or upgrades.
- Incentives: Builders may offer closing cost help, mortgage rate buydowns, or promotional pricing. Get all incentives in writing.
- Property taxes: Ask for an estimated annual tax based on the assessed value and any development-specific assessments or incentives. Large master-planned communities sometimes have different assessment timelines.
- Financing approvals: If you plan to use conventional, FHA, VA, or other loan types, confirm whether the project has approvals with major investors. If not, ask which lenders have pre-approved the development and what financing paths are typical.
- Closing costs: Clarify developer fees, transfer fees, and master HOA transfer requirements.
Construction, warranties, and timing
Your move-in plan depends on construction phase and builder policies.
- Status and timeline: Confirm which phases are delivered, which are in presale, and estimated close dates. Ask about any history of delays.
- Selections and walkthroughs: Find out whether you can choose finishes, do a pre-drywall walkthrough, and complete a final punch list before closing.
- Warranties: Request warranty terms in writing, including coverage for workmanship and structural items. Ask how warranty claims and disputes are handled.
Floodplain, insurance, and waterfront living
Parts of the Hudson River waterfront fall within FEMA flood zones. Protect your risk profile by confirming the site-specific details.
- Flood zone status: Ask for the building’s flood zone designation and any elevation certificates. Clarify whether flood insurance is required by lenders or recommended by the HOA.
- Insurance responsibilities: Confirm what the building policy covers and what your unit policy must cover. Ask about deductibles and how claims are handled between associations.
- Resiliency: Request information on stormwater systems and site resiliency improvements, and how they affect the specific building.
Commuting and transit
Sleepy Hollow has access to Metro-North’s Hudson Line for service to Grand Central Terminal. Travel times vary by schedule and time of day, so check the current timetable.
- Station access: Compare walking or driving time from each building to nearby stations. Ask if a shuttle is provided and its hours.
- Road access: You are close to US-9 and I-287 for drives to White Plains and other employment hubs. Drive times vary, especially at peak hours.
- Local mobility: Ask about Bee-Line bus routes, bike paths, and walkways connecting Edge on Hudson to Tarrytown and Sleepy Hollow downtowns.
- Parking: Confirm assigned parking, guest parking policies, and any residential restrictions in adjacent neighborhoods.
Schools and municipal services
Edge on Hudson addresses are served by local school districts and Westchester County services. School assignments follow district boundaries that can change over time. Verify current school assignments for the exact address you are considering. Use neutral, factual sources and confirm details with the district.
Which option fits your needs
Different buyers value different features. Here is how to think about the fit.
- Young professionals and single commuters: Look for one to two bedrooms, low maintenance, in-building amenities, strong internet, and secure access. Proximity to rail or a shuttle can be a deciding factor.
- Dual-income families and move-up buyers: Larger townhomes or condos with private outdoor space, good storage, and garage parking tend to work well. Confirm school assignments, amenity access, and noise buffers.
- Empty-nesters and downsizers: Elevator access, concierge or maintenance services, fitness and social rooms, and guest suite options for visiting family are common priorities.
- Investors: Ask about rental restrictions, HOA financials, and project approval status for financing. Predictable fees and strong rental demand help with returns.
Your side-by-side comparison checklist
Use this list to collect the same information from both the Daymark team and the Toll Brothers team. Keep all answers in writing.
- Ownership type: condominium, fee simple townhouse, or condo townhome
- Floorplan details: exact square footage, bed-bath count, ceiling heights, and outdoor space
- Parking and storage: number of spaces, guest parking, storage, and fees
- Amenities: building-only vs master-level access, reservation rules, and usage fees
- HOA and fees: what is covered, current monthly amount, and utility metering
- Financials: current budget, latest reserve study, and any special assessments
- Rules: rental caps, short-term rental policies, pet policies, and transfer fees
- Project approvals: Fannie Mae, Freddie Mac, FHA, or VA status and preferred lenders
- Taxes and costs: estimated annual taxes, developer fees, and closing costs
- Construction: current phase, estimated delivery, and any history of delays
- Warranties: term, coverage details, and claims process
- Flood and insurance: FEMA flood zone, elevation certificates, and insurance duties
- Commute: distance to station, shuttle availability, and typical peak-hour drive times
- Future phases: expected construction near your home and timeline for public improvements
How we help you compare with confidence
You deserve a clear, side-by-side view before you commit. Our team helps you request and review offering plans, bylaws, budgets, reserve studies, price lists, and warranty terms from each builder. We walk through the commute, parking, and amenity differences so you can see how each option fits your daily life.
When you are ready to take the next step, we will coordinate tours, confirm address-specific school information, and advise on financing paths and timing. If you plan to sell a current home, we can help you align closing dates and marketing so your move is smooth.
Ready to compare The Daymark and Toll Brothers with a local, trusted perspective in 10591? Connect with the Karen Stroub & Elvira Aloia team to get started.
FAQs
What is Edge on Hudson’s HOA structure?
- It typically includes a master association plus sub-associations for each building or street, so confirm which amenities and services each one manages.
Which documents should I review before choosing between Daymark and Toll Brothers?
- Request the offering plan or master deed, HOA bylaws, current budget, latest reserve study, meeting minutes, price lists, and written warranty terms.
How do flood zones affect buying at Edge on Hudson?
- Ask for the building’s FEMA flood zone designation and elevation certificate, then confirm insurance requirements and who pays what under the HOA policies.
What should commuters compare between the two options?
- Compare distance to Hudson Line service, any shuttle schedules, parking availability, and typical peak-hour drive times to major routes like US-9 and I-287.
Are rentals allowed in these buildings?
- Policies vary by association, so review rental caps, short-term rental rules, and any application or approval procedures in the governing documents.
How do property taxes work in a master-planned community like Edge on Hudson?
- Get an address-specific tax estimate, confirm the assessment timeline, and ask about any development-related assessments or incentives that could affect your bill.
