Chester County Real Estate Statistics: April 2012 Comments Off
Dare I Even Say The Words?!?!
For the last couple of months, the Chester County real estate market has been insane. So insane that… dare I even say it? It’s actually a “Seller’s” market right now! There… I got the words out. I know it’s hard to believe but, being a “man on the ground” in the thick of the action, I can attest that it is true. When 80%+ of the offers you are either writing for Buyer Clients or receiving for Seller Clients are multiple offer situations, it makes you start to question what’s going one. After that, all you have to do is look at the stats from the last few months and the articles that have been popping up. Let’s look at the facts:
Demand: Closed sales in April are up a whopping 35% over April of 2011. That’s a big number. Overall, sales in 2012 are outpacing 2011 sales by about 18%. This means that we are on track to have the best year in real estate sales in the last 5 years, since 2007 to be exact. That is also the last time we had a “Seller’s Market”.
Supply: Supply of homes for sale is down about 8% from 3900 homes to 3600 homes available this year. So not only are their more buyers in the hunt for a new home but there are less homes to choose from. When demand is up and supply is down, that is generally a good sign.
List to Sale Price Ratio: This number compares what a home owner was asking to get for the house, compared to what they actually sold it for. Last month, April 2012, the ratio was 92.9% of asking. The last time we saw that stat was when the tax incentive was in place, but THIS TIME it is not an artificial number, the market is producing it all on it’s own, which is great. Another great sign that things are turning around, or a least, found the bottom.
Pending Sales: The Pending sales we track run about month behind, so we have the numbers for March. Pending Sales in March were up 41% year over year. Those numbers will effect the May sold/Demand numbers. So we are betting on May being a truly amazing month for sold homes
All of these numbers, plus our experience in the field clearly point to a “seller’s market” experience. This is what we are telling our clients right now. If they are buyers, prepare for multiple offers and prepare to move FAST. The advice to seller’s is still the same – Price it right and you will sell.
In addition, there are many articles that are giving facts and figures for the housing market finding it’s “bottom”. Such as these two:
- Calculated Risk, Summary for week of April 27th
- Calculated Risk: The long Bottom
In the end, it is still a great time to do a real estate transactions. Prices are not going up yet and interest rates are still historically low. But a shift is happening and if you are going to enter the waters, it’s best to have an expert by your side.
DEMAND |
SUPPLY |
PENDING |
|
AVG SOLD PRICE |
LIST TO SALE PRICE RATIO |
National Home Prices |
|
Affordability Index |
1989 vs 2011 |
Four Steps to Recovery |
Chester County Real Estate News: April 13th, 2012 Comments Off
Sadsbury investigating how sewer billing went wrong
The Sadsbury Board of Supervisors is conducting its own internal investigation into why sewer bills were improperly calculated for the past 10 years. The township has a flat fee and usage fee for its public sewer customers, but the flat fee should have been billed per equivalent dwelling unit, as opposed to per customer. Businesses and multiple dwellings received a lump sum bill for fees dating back to 2007 due to a billing error. Chairwoman Stephanie Silvernail said the board, township auditors and the township’s accountant are conducting an investigation to discover how the problem occurred. Township engineer Jamie MacCombie discovered that the error existed after reading a copy of the township ordinance.
Source: Daily Local; 4/11/2012
Chester County’s growth continues, but slower
Newly released figures from the U.S. Census show the rate of population growth in Chester County has leveled off since the development boom of the past two decades. Economic and demographic factors have combined to slow considerably the rate of growth in suburban and ex-urban areas – those ring suburbs outside the traditional metropolitan areas in Pennsylvania. Chester County is still growing at a fast pace compared with other counties across the commonwealth. Ronald Baily, executive director of the county planning commission, noted that “ changes in the economy, the recession, and changes in the character of households over the decade have created more demand for people to live in urban centers of the county like Phoenixville, Downingtown, and Malvern. That’s a good thing. That’s what (the county’s planning model) urges.” Over the past year, the county’s growth was one percent, tying it with Lehigh and Tioga counties for the second-fastest growing county during that period.
Source: Daily Local; 4/8/2012
Concerns raised over DASD Sixth Grade Center
Parents and residents of Uwchlan Township had the opportunity to voice their concerns about the Sixth Grade Center at a conditional use hearing. Downingtown Area School District’s Sixth Grade Center and its affiliated traffic impact studies were presented to township supervisors, continuing from a hearing held Feb. 2. The Downingtown Area School Board hopes the project, which will include a facility large enough to educate the entire sixth grade population in the district, will be constructed next to Shamona Creek Elementary School. According to Guy Donatelli, solicitor for the school district, the land at that site was purchased with the intention of building more than one school. Residents are concerned about increased traffic from buses. Plans for the site will be made available for public input on May 1.
Source: Daily Local; 4/12/2012
Trail access point draws opposition
A proposed access path across the Chester Valley Trail is generating diverging views from neighbors near its entrance. Signatures from 48 residents opposing the access were collected from the Chester Valley Knoll development, along with 24 residents from along Deer Run Lane. Approximately 80 residents attended the East Whiteland Township Supervisors’ meeting to express support or opposition to the access path. The Chester Valley Trail is one of a series of nature trails being developed in the county and throughout the region. The Chester Valley Trail will eventually connect to the Downingtown area. To the east, it will connect with trails to Philadelphia.
Source: Daily Local; 4/8/2012
Chester County Real Estate Statistics: March 2012 Comments Off
Have You Heard the News?
If you haven’t heard, the local, Chester County real estate market is truely amazing. Beginning in January, the numbers have been above the numbers from 2011. It’s been so active that many listings are getting multiples offers. The market hasn’t really seen this type of market since 2005 give or take. On one hand it’s great, on the other, it’s frustrating for buyers because properties are being sold very quick.
While this is great news, we don’t believe that this will be sustained for a long time, our guess is July, maybe August. This stems from the fact that we believe there has been a large amount of pent up market movement since 2008/2009. It’s like a dam holding back the flood waters and in this case, so many people have been waiting to make a move that the feel it’s the best/right time to do so. And most of the time, we agree.
As we explained last month, one major key to recovery will be unemployment. The good news is that since the “end of the recession” in 2009, job openings have increased 46%, and they show a solid upward trend since then. However, 2008 dug a pretty deep hole that we are far from out of, as this graph shows.
FORECLOSURES are also another, related factor. The good news is that the “Shadow Inventory” or the number of homes that banks own as a result of foreclosure has declined to about 3.9 million homes from it’s height of 5.1 million a few years ago. The bad news is that there is a very good chance that starting July 1st, the banks will begin to release those homes for sale at a much faster rate. This will be bad news for anyone looking to sell. Our advice to our clients is that they price their homes appropriately now, get it sold now, because the release will cause their value to most certainly decline.
Overall the numbers look really good right now – DEMAND is way up, Supply is down and confidence is up. We fully believe that we’ve reached the bottom, that prices are not going to make any further significant declines, barring any serious economic issues. However, we also don’t expect to see any serious appreciation for a handful of years, 4 or 5 maybe, with some saying as long as 8 years. Bottom line is that it is an amazing opportunity to buy and sell right now and we can give you the information you need to make that important decision.
Quick reminder that Tax appeal season is just about on us (Starting May 1st). If you are considering appealing or haven’t done so in the last 3 years, it’s worth looking into, we can help. Just contact us.
Monthly Numbers
DEMAND |
SUPPLY |
PENDING |
|
AVERAGE SOLD PRICE |
LIST TO SALE PRICE RATIO |
National Home Prices |
|
|
Affordability Index |
1989 vs 2011 |
Four Steps to Recovery |
What Does This Mean For ME?
IF YOU ARE SELLING OR THINKING OF SELLING:
Yes – it is still a difficult time to sell a home. However, our team continues to have great success getting homes sold. We’ve consistently sold 12x’s more homes than the average agent, over the last 2.5 years. In the end, you must have an exceptional agent by your side to help you get the information and perspective you need to make this critical decision. We’ve helped many clients do just that over the last year and a half. Call us today to let us know you need help.
IF YOU ARE BUYING A HOME OR THINKING ABOUT IT:
There continues to be amazing opportunities there for those who have all their “ducks in a row”. If you do not have a home to sell, that means knowing the process, having your financial options figured out and knowing, clearly, what you are looking for. If you have a home to sell, that adds that you have met with Caleb to know what the SELL side looks like and then meeting with Chris to clearly nail down the buy side. Interest rates are amazing, hovering around 4.25%. So if you are thinking about buying, call us today to get that ball rolling.
NEXT STEPS:
- What Is My Home Worth? Want to get a good idea of what your home is worth? Complete my Home Value Survey and find out what your Chester County Home is worth. . .
- What Is That Home Worth? “Stop the car, honey … look at that house. I wonder what it’s selling for” Does this ever happen to you? Ever wonder what that house is selling for? Search and view all homes for sale in the Chester County area
- What do I need to know before I sell? Typically when a home does not sell, there is one reason…and it isn’t price. Please contact me to discuss what you need to know before you sell!
BTW, We do have very specific data for every price range and area of town. Want specific data pertaining to your neighborhood or your own home? We have it! Please let me know if you would like a neighborhood-specific analysis by contacting me!
Chester County Real Estate News: April 9th, 2012 Comments Off
East Goshen set to advertise parks and rec ordinance
East Goshen Township’s Board of Supervisors is considering an ordinance that would create a new parks and recreation commission. The ordinance re-establishes the commission which was dissolved in January because of the excessive pressure the board saw the previous ordinance put on volunteers. The new ordinance reflects a mission statement which is more in line with the township’s intent. In it, the board sets broad guidelines for the commission, such as encouraging the use of the township park and developing programs and partnerships to enhance the experience for its guests. The entire ordinance can be reviewed on the township’s website at www.eastgoshen.org. The ordinance will be advertised and voted upon at the next supervisors’ meeting at 7 p.m. April 17.
Source: Daily Local; 4/3/2012
Chester County’s economic outlook brightening
While there are still concerns, the outlook for the local economy in Chester County is turning positive, according to an analyst for the Federal Reserve Bank of Philadelphia. The analyst, Elif Sen, shared that GDP (gross domestic product) growth has picked up nationally and regionally. He added that foreclosure activity in Pennsylvania is “tacking with the nation.”
Source: Daily Local; 4/2/2012
East Whiteland to host energy forum on April 18
East Whiteland Township and State Rep. Duane Milne will host a green energy forum for homeowners and small businesses on April 18. The forum will feature speakers and panel discussions on how residential consumers and small business owners can leverage geothermal, wind and solar energy strategies to reduce the environmental impact of traditional fuel sources. The event will be held at the East Whiteland Township Building from 6:30 p.m. – 9 p.m. Because seating is limited, anyone who wishes to attend is asked to inform Helen Hammerschmidt by calling 610-251-1070 or through email at hhammers@pahousegop.com.
Source: Daily Local; 4/5/2012
Study addresses ways to enhance business in West Chester
A recent study conducted by the Urban Land Institute has identified several existing challenges West Chester should address in order to enhance the downtown area. Key challenges the study identified are gaps and vacancies in the downtown retail mix, lack of high-quality residential property downtown, and inefficient use and perception of parking. The study concluded the borough should focus on variety in order to enhance the downtown experience. The full report can be viewed on the Business Improvement District’s website at www.westchesterbid.com.
Source: Daily Local; 4/5/2012
Chester County Real Estate News: April 2nd, 2012 Comments Off
Coatesville officials laud accurate financial reports
For the first time in months, Coatesville City Council received a monthly finance report that shows the city budget alongside the city’s actual expenses. Interim Finance Director John Marcarelli presented the January financial report to council and reported that expenditures and revenues are about as expected. He said he would like to deliver the reports to council members earlier so they see the finances for the previous month instead of the current two month delay. The departmental breakdown of the financial report may make it easier to determine what kind of shortfall the city will face and how much it may need to borrow from its trust fund. City Manager Gary Rawlings said at the last council meeting that the city would need to borrow once again from the fund. He did not indicate an amount.
Source: Daily Local; 3/27/2012
Budget proposal reflects 1.7% tax hike in West Chester Area
West Chester Area school officials passed a preliminary budget Monday evening for the 2012-13 school year that reflects a 1.7 percent tax increase. The board chose not to raise taxes for the current year but decided to move forward with the balanced preliminary budget at this time because of increasing costs that are out of its control. The biggest challenges for the district include a decrease in funding from the state and dramatically rising costs for teacher pension contributions. The situation is further complicated by flat real estate revenue and an increase in the cost of health care. According to district administrators, the current tax rate for the district is 18.36 mills, which was the same rate as the 2010-11 school year. A mill is $1 in tax for every $1,000 in assessed property value. The tax rate needed to balance the budget is 18.67 mills. This would equal a school property tax rising from $3,486 to $3,544 for the average resident with an assessed property value of $190,000. Further discussion on the budget will be included in the April meeting of the board’s property and finance committee, with the final adoption set for a school board meeting on April 30.
Source: Daily Local; 3/27/2012
West Chester planners urge council to accept garage plans
After years of legal delays, the West Chester Borough Planning Commission has urged Borough Council to accept final plans for the New Street Parking Garage project. Council plans to vote on the recommendation at its meeting in April. Plans for the project began again in fall 2011 after a three year legal battle delayed the project. According to Borough Manager Ernie Mcneely, the university will have to pay an additional $317,700 to developers, the Harman Group, for revised and updated fees because of the project’s three-year delay. Mcneely said construction on the project will not begin for some time, and that final architectural and land-development plans still must be completed. The New Street Garage was proposed to be a 452-space, three-story garage built on an existing university parking lot.
Source: Daily Local; 3/28/2012
Updates on East King Street development in Malvern
Demolition work has already begun on the east side of Malvern. Developer Eli Kahn said he wants to redevelop the borough’s post-industrial east side into a vibrant residential and retail swath that he calls “a walkable environment … a better environment to work in.” The venture will produce 25,000 square feet of office space with “quality residential” space above it and expanded parking below and outside in the next 18 months. The residential space will be initially introduced as rental units, but in the future they may be converted and sold as condominiums.
Source: Daily Local; 3/22/2012
Chester County Real Estate Statistics: February 2012 Comments Off
We didn’t start the fire. . .
But we are certainly going to ride the wave! Since teh beginning of January the market has been more active than we’ve seen in the last 3-4 years. February did not disappoint! The number of homes sold are up 8% over Febrary 2011, and up 31% from the low of 2010! Pending sales in January (It’s too early to tell for February just yet) were up 16%. All very good signs.
In addition, the average sold price was up 8% from the same month last year. What this tells us, and we can confirm by experience is that the “Move up” buyer is a very hot segmant right now. A “move up” buyer is someone who is selling a smaller home to move to a bigger home, and there couldn’t be a better time to do it. Those are all local numbers.
We are also seeing the First Time Home Buyer come back into the market. Back in 2010 when the last incentive expired, it pretty much stole about a year and a half worth of buyers from the future. Those who were thinking of buying in 2011 were coaxed to buy in 2010, taking advantage of the tax credit.
Nationally there are some very good signs too. Housing affordability is the most favorable that it’s been on record. Affordability is defined as the percent of mean family’s income required to make mortgage payments on a median-priced home. In 2011 it dropped to 13.6%.
To put this inperspective, this means that your mortgage payment was the same as it would have been back in 1989!! Simply put, there has never been a better time, nor will there be, in our lifetime to buy a home.
Another impressive, telling national number is the home prices trend. Historically, Home prices have appreciated an average of 4% a year. If that trend were to be followed right now, the average price that a home would sell for would be $219k. Due to the current down turn, the average price in 2011 was $166 or 24% below the 4% appreciation trend. This tells you that more people should be buying homes right now. It’s time to get off the fence.
The key to getting the housing market to turn to the upside is employment or rather, unemployment. That is the number that drives all other numbers. Gary Keller in his Vision Speech to more than 7,000 Real Estate agents last month laid out the vision of how he see’s the housing market recovering. STEP 1 is to stabilize home prices. I believe we are seing that as I type this. STEP 2 is to stabilize the Banking system. Once home prices are stabilized , the banking system can be stabilized. STEP 3 is to create jobs. And STEP 4 is to stimulate the economy. The bottleneck in this process is going to be in creating jobs.
Gary Keller believes that job creation will come from one of two places: Either a new industry being created or it will come from demographics. Here’s what that means – the number of jobs that need to be created over the next 3 years, every month is just staggering. The only industry that feasibly could lead us out of this fast of jobs is the energy sector. Unfortunately there isn’t enough investment and growth in that sector to place hope there. The other option is going to be demographics. What that means is the “Baby boomer” generation is done making their contribution. The next group of spenders, those who are about 45- 50 years old are about 8 – 9 years away from replacing the Baby boomers in spending.
In the end, what this means that with out the creation of a new industry creating massive amounts of jobs, the only place we have to look to help boost “the system” is about 8-9 years away. This leads us to believe that we are going to see a very flat real estate market for the next 8-9 years. Sure, there will be some micro appreciation, some local markets doing well, others not so well, but nationally speaking, it will not appreciate as we might expect.
We know it seems like we just made two contradicting statements. One one hand we said it’s an amazing time to buy and on the other we are saying that things aren’t going to get a whole lot better for a while. That’s true. However, most people stay in their homes for about 7 – 9 years. Chester County is a VERY stable place to own a home, which will really help the market and it’s pretty much 100% certain that interest rates WILL NOT stay a the historical low they are at now. Inflation may take care of that later this year.
So for those who plan on staying in their home and not “flipping” it, it is still an amazing time to buy and take advantage of the tax advantages that owning real estate provides, plus building equity. Don’t forget, we believe we have seen the bottom or are pretty close to it.
All in all – it really is an amazing time to be involved in real estate, either as an agent or as a buyer or seller. If you have been thinking of making a move, we would love to speak with you and help you get a clear picture of reality – of the market, of opportunties exist for you and your situation, what threats there may be. So don’t hesitate to call us now. We love helping those we call friends!!
Monthly Numbers:
DEMAND |
SUPPLY |
PENDING |
|
AVERAGE SOLD PRICE |
LIST TO SALE PRICE RATIO |
National Home Prices |
|
|
Affordability Index |
1989 vs 2011 |
Four Steps to Recovery |
What Does This Mean For ME?
IF YOU ARE SELLING OR THINKING OF SELLING:
Yes – it is still a difficult time to sell a home. However, our team continues to have great success getting homes sold. At the end of October , we’ve sold 41 homes. In the end, you must have an exceptional agent by your side to help you get the information and perspective you need to make this critical decision. We’ve helped many clients do just that over the last year and a half. Call us today to let us know you need help.
IF YOU ARE BUYING A HOME OR THINKING ABOUT IT:
There continues to be amazing opportunities there for those who have all their “ducks in a row”. If you do not have a home to sell, that means knowing the process, having your financial options figured out and knowing, clearly, what you are looking for. If you have a home to sell, that adds that you have met with Caleb to know what the SELL side looks like and then meeting with Chris to clearly nail down the buy side. Interest rates are amazing, hovering around 4.25%. So if you are thinking about buying, call us today to get that ball rolling.
NEXT STEPS:
- What Is My Home Worth? Want to get a good idea of what your home is worth? Complete my Home Value Survey and find out what your Chester County Home is worth. . .
- What Is That Home Worth? “Stop the car, honey … look at that house. I wonder what it’s selling for” Does this ever happen to you? Ever wonder what that house is selling for? Search and view all homes for sale in the Chester County area
- What do I need to know before I sell? Typically when a home does not sell, there is one reason…and it isn’t price. Please contact me to discuss what you need to know before you sell!
BTW, We do have very specific data for every price range and area of town. Want specific data pertaining to your neighborhood or your own home? We have it! Please let me know if you would like a neighborhood-specific analysis by contacting me!
Chester County Real Estate News: February 24th, 2012 Comments Off
Alliance disagrees with West Brandywine interpretation of International Building Code
West Brandywine Township supervisors recently voted to end a “moratorium” on conducting point-of-sale use and occupancy inspections of residential real estate. After a long and heated debate over whether the township should move forward with an inspection program, the board voted 2-1 in favor of inspections. Supervisor Thomas McCaffrey voted against the measure. Supervisor William Webb, who began serving on the board in January and is the building codes officer in Valley, supports the inspections and asserted that the township could be liable for negligence if it does not require inspections. During the debate Township Manager Ronald Rambo claimed that the inspection program is required because the township has adopted the PA Uniform Construction Code (UCC), which includes the International Building Code (IBC). Both the Suburban REALTORS Alliance and PA Department of Labor and Industry – which regulates the UCC – disagree with Rambo’s interpretation of the IBC and its impact on the sale of existing homes. Alliance staff is currently in discussions with the township, but encourages REALTORS® to follow the new requirements until further notice. The township is currently compiling a list of potential inspection items.
Source: Daily Local; 2/21/2012
Coatesville officials bargain for parking lots
The Coatesville Redevelopment Authority authorized a lease agreement that allows the city to use some of its properties for fee-operated parking lots. According to the agreement, the authority will lease 300 E. Lincoln Highway, 7070 E. Lincoln Highway and 706 Diamond St. to the city for either permit or paid parking. The authority wants to retain ownership of the property in case of any future developments. Authority The authority still owes the city $7 million from a loan a few years ago, and the rental payment from the city could be used as debt relief.
Source: Daily Local; 2/22/2012
Great Valley school officials discuss budget gap
Great Valley School District has begun mapping out a strategy for closing the budget gap for the 2012-13 school year and beyond. The preliminary budget for the school district, which was approved Jan. 17, is $79.1 million — a 2.4 percent increase over the 2011-12 school year. Even with a $3.8 million supplement from reserve funds, a $1.47 million budget gap remains. According to Superintendent Alan Lonoconus, revenue shortfalls, due to charter or vocational technical schools and a decrease in real estate values, will result in tax increases and making up the difference with the reserve balance. The reserve fund is expected to be completely depleted by the 2016-17 school year if the current pattern of revenue shortfalls continues. Lonoconus also said that the district can expect to see about $2.5 million in reduction to the school budget every year for the next three years. The administration also plans to host community outreach meetings to discuss the budget, the first one taking place in East Whiteland on a to-be-determined date. The school board plans to approve a final budget by June 4.
Source: Daily Local; 2/19/2012
Coventry Mall not closing, but will challenge its assessment
Contrary to rumors, Coventry Mall will not close or be put up for sale anytime soon, but mall officials do plan to once again challenge the property’s current tax assessment. An appeal filed last summer that would have reduced the mall’s assessment from $54.9 million to $51 million was denied by the Chester County assessment board in September, according to North Coventry Township Manager Kevin Hennessey. The mall currently pays $1.5 million in property taxes to the Owen J. Roberts School District, $217,728 in property taxes to Chester County, and $87,860 in annual property taxes to North Coventry Township. All three taxing entities are sharing the cost of having a new appraisal of the property conducted for use in the court case.
Source: Daily Local; 2/23/2012
Chester County Real Estate news: February 20, 2012 Comments Off
Survey: Coatesville residents want grocery store
The results of a survey given to Coatesville residents and nearby communities are clear: There is a need for more restaurants and a grocery store downtown. City Council was recently presented with the results the survey, completed by approximately 325 residents, and will use the input to create a vision for the future of the city. The survey is part of an early intervention program, which is in its third and final phase. Beyond restaurants and grocery stores, other developments that a majority of responders wanted to see in the city included office space, a performance space, hotels and residential homes. While residents may not be happy with the current state of the downtown, they were very clear about what they envision for the city. Nearly 80 percent of responders said they would like to see Coatesville resemble West Chester after it’s developed. Responders said the top priority for the city should be to repair existing sidewalks.
Source: Daily Local; 2/14/2012
Exton mall appeals property tax assessment
A Common Pleas Court judge is weighing two competing property value estimates for the Exton Square Mall for a decision that could have a significant negative impact on the West Chester Area School District’s annual budget for the foreseeable future. The mall owners have argued in court that the downturn in the economy has reduced the mall’s overall rental income, and that the property is now worth about $95 million, not the $112 million-plus that the school district contends is its fair-market value. Should Senior Judge Thomas Gavin side with the figures presented by attorneys for the Pennsylvania Real Estate Investment Trust (PREIT), owners of the 1 million-square-foot-plus shopping mall, the school district could lose as much as $180,000 a year in property tax revenues. That loss would not be for just 2010, the year in which the mall appealed its real estate tax assessment to the Chester County Board of Assessment. Because of state law, the lowered assessment would remain in place for as long as the county maintains its current assessment rate, no mater what the economy holds in the future for the mall. Only a countywide reassessment of all properties would return the property value to a higher amount, should the economy boom and Exton Square fill its currently vacant storefronts. The last full county reassessment took effect in 1998, and before that in 1975. Talk of a countywide examination and adjustment of property values is not currently on the county’s political agenda. The mall is one of a few large property owners appealing their property tax assessments in 2010.
Source: Daily Local; 2/13/2012
East Brandywine seeks input on Guthriesville Village
East Brandywine Township adopted a Guthriesville Village Vision Plan and Development Strategy as part of the 2009 update to the township’s Comprehensive Plan. The township is now looking for public feedback on the current conditions and potential future of the Village. A visioning meeting will be open to the public on February 22 at 7:30 p.m. at the Township Meeting Hall. If you are unable to attend the meeting, but would like to provide an opinion regarding Guthriesville’s future, please contact Township Manager Scott Piersol at scottpiersol@ebrandyine.org.
Funds approved for Paoli SEPTA station design
A SEPTA spokesperson confirmed last week that SEPTA’s board has approved nearly $7.5 million to design the Paoli Transportation Center. This funding is only for designing the station, but it will not go towards building the station. Specifically, the board resolution passed in late January calls for the provision of architectural, engineering and construction-related services [to be provided] over 2,110 calendar days [for payment] not to exceed $7,499,225. SEPTA’s 2012-13 budget lists the Paoli Transportation Center construction project as a proposed capital project for 2016-23. The finished station is proposed to be 80 feet west of the old one, better connecting with SEPTA and private buses. According to the published SEPTA budget, the Paoli Transportation Center will cost $35,615,000 and will provide an “intermodal station complete with high-level platforms, waiting area, ticket office and passenger amenities.”
Source: Main Line Suburban Life; 2/8/2012
For Sadsbury property owners, a different kind of sewer backup
Sadsbury Township is billing some landlords and business owners for five years’ worth of back charges after realizing in December that public sewer customers were not being properly billed. The township ordinance concerning public-sewer billing states that customers pay a flat rate plus a fee for usage. In December, supervisors realized that the flat fee should not be charged per customer, but per equivalent dwelling unit, or EDU. Since the public sewer system was installed more than 10 years ago, the township has been charging each customer a single flat rate. However, customers with multiple EDUs should be charged the flat rate times the number of hookups they have. Multiple-dwelling units, such as apartments, have one EDU for each residence, while businesses have a varying number of EDUs based on the business and how much sewer service it uses. Once township officials realized they had been under-charging some customers, they sent out bills for the uncharged fees dating back to Jan. 1, 2007. The board also voted to lower the flat rate to $360 per EDU.
Source: Daily Local; 2/10/2012
Chester County Real Estate News: February 10th, 2012 Comments Off
Downingtown agrees to suspend enforcement of U&O inspection
After discussions with Suburban REALTORS Alliance staff, Downingtown Borough has agreed to suspend enforcement of a recent requirement for point of sale use and occupancy inspections. The Borough Council will consider the passage of an ordinance in the future. Alliance staff will continue to work with the borough to ensure both residents and our members who conduct business in the Borough will be able to understand how any such adopted ordinance will impact them and their clients. Please contact the Alliance with any questions or concerns at sra@suburbanrealtorsalliance.com.
Coatesville planning to cut size of planning commission
The City Council of Coatesville will consider for adoption an Ordinance reducing the number of planning commission members from seven to five members. The meeting will take place on Monday, February 13, 2012 at 7:30 p.m. at Coatesville City Hall, One City Hall Place, Coatesville, Pennsylvania,
Source: Daily; 02/05/2012
West Bradford to consider changes to official map
The West Bradford Township Board of Supervisors will conduct a hearing to consider an ordinance amending the Official Map, to add certain public parklands and improvements. The hearing will take place on Tues., Feb. 14, 2012 at 8 p.m. at the Township Building, 1385 Campus Dr., Downingtown.
Source: Daily Local; 02/06/2012
Thornbury inspector quits
Thornbury Supervisors accepted the resignation of Ted McCandless as township code inspector. Chilli’s Inspection Service was appointed to replace McCandless. In other matters, it was announced that during re-organization of the township sewer committee, Ted Jacquet and George Morley were reappointed chairman and vice chairman, respectively. Supervisors approved the appointment of Michael Serth as a member of the sewer committee.
Source: Daily Times; 2/6/2012
Upper Uwchlan to hold hearing on Capital Improvements Plan
Upper Uwchlan Township Board of Supervisors shall hold a public hearing to gather public comment concerning the amendment and reauthorization of the Capital Improvements Plan – funded by previously approved transportation impact fees – as recommended by the Township’s Transportation Impact Fee Advisory Committee. The proposed Capital Improvements Plan is available for public inspection at the Township Office, 8:30 a.m. – 4:30 p.m. Monday-Friday. The hearing will be held Tuesday, February 21, 2012 at 7:00 p.m. at the Township Building, 140 Pottstown Pike, Chester Springs (Eagle) 19425.
Source: Daily Local; 02/06/2012
Chester County Real Estate News: February 3rd, 2012 Comments Off
Downingtown requires resale inspection
Downingtown Borough Council passed a resolution requiring the inspection of properties at point of sale. The inspection fee has been set at $100. A list of the residential inspection criteria has been posted on the Alliance’s municipal database. The Alliance has questioned the validity of passing such a requirement through resolution – with no prior public notice – but encourages REALTORS to follow the requirements until further notice.
Downingtown Borough tables well ordinance
Borough Council will wait until March to make a decision on a proposed well ordinance from the Downingtown Municipal Water Authority. The ordinance is expected to be discussed again on March 7. The ordinance would prohibit the drilling, installation or use of any new wells, or the expansion of existing wells, for water service. Residents may seek written approval from the authority to construct new wells or expand existing ones. Council President Anthony “Chip” Gazzerro said the proposed ordinance would not become a “major problem” in Downingtown but rather it is a way to keeping someone from accidentally connecting a well to the water authority’s system and possibly causing contamination. The ordinance would also enforce having users connect to the water authority on a “going-forward basis,” which would apply to members of the borough, East Brandywine and East Caln. According to Borough Solicitor Andrew Rau, municipalities can provide water service in one of two ways: from a body of water or a company, or from a municipal water authority. “The borough code says if you create a system, you can make people use it” to ensure that a public system is financially able to continue to operate, said Rau. To date, neither East Brandywine nor East Caln has approved the ordinances submitted to them by the water authority. The revised ordinance is expected to be presented to East Brandywine supervisors again at a March 21 meeting.
Source: Daily Local; 1/31/2012
West Whiteland Township to consider trash fee increase
Discussions on proposed fee increases have been postponed by West Whiteland Township officials until Feb. 22. Residents were invited to the initial proposal made by the township manager last week, but township supervisors decided on an additional meeting because of the late notice residents received. Township Manager Michael Cotter proposed doubling the fee per trash bag from $2 to $4. The increase would alleviate some of the burden on the township, which has seen reduced funding for the waste removal system in recent years. The state reworked the formula it uses for calculating the amount of performance grant money townships receive, Cotter explained. The change will leave a significant gap between the cost of waste removal and the funding the township sets aside for it. In 2008, West Whiteland received $542,811 in grants compared to 2009’s $171,472. Supervisors said township residents on average pay $104 annually for waste removal. That fee would jump to $208 at $4 a bag. For 2013 and after, there was also a recommendation to create a potential series of small scale fee increases to recapture the cost of operations, stabilize reserves and address longer term capital requirements. The full presentation made by the township manager can be found at the township’s website, www.wwhiteland.org. The next meeting is set for 6:30 p.m. Feb. 22, at the township building, 101 Commerce Drive, Exton.
Source: Daily Local; 2/1/2012
West Chester Borough Council to draft changes to building height regulations
West Chester Borough Council directed its solicitor to draft changes to the borough’s building height regulations. Proposed by Council President Holly Brown, the changes would restrict a height option overlay district west of Adams Street to 45 feet by right and 60 feet with conditions. The current ordinance allows for 45 feet by right and 75 with conditional use, with an additional option to go to 90 feet only if a building has 25 percent or more residential use. As a frame of reference, the parking garage on Chestnut Street across from the YMCA is 75 feet tall. Though arguments were made for and against the proposal, most residents expressed a desire to change the ordinance to reflect the proposed heights, saying that it would preserve the appeal and charm that makes West Chester attractive for most visitors and residents. Residents and borough officials agreed the aesthetics of the building were much more important than the actual height itself. This was reflected in the vote Wednesday that gave permission for the proposed ordinance with the condition that it would not be advertised until after June 3.
Source: Daily Times; 1/31/2012
Phoenixville School District preliminary budget increases
The preliminary budget for next year’s Phoenixville Area School District increases spending about 3.89 percent over the current year. If adopted as is, property taxes would increase about $162 on a house valued at $150,000, according to district figures.
Source: Daily Local; 1/30/2012
