Chester County Real Estate News: July 19, 2010 Comments Off
Marshallton streetscapes project criticized by local residents
West Bradford Township‘s Marshallton Streetscapes project has hit another major snag as a group of village residents are opposed to the current design saying that it will adversely impact the historic fabric and preservation of the village. The group says, in a flyer distributed to households in the village: ”If we can‘t work together with the supervisors, representatives and PennDOT to affect a plan that addresses at a minimum these issues, then it is better for the plan to be cancelled than to get implemented as it currently stands.” Some of the issues they are referring to are plans for a 26-foot wide road, five-foot wide sidewalks and handicapped ramps. The township, meanwhile, is fighting the clock to try and meet all the requirements to get $2 million in federal funds to pay for the Streetscapes project.
Source: Daily Local; 7/12/10
Spring City considers updating sewer plan
The Spring City Sewer Committee has recommended updating and revising the borough’s 537 sewer plan. The plan was last updated in 1969, and the borough currently cannot approve any new developments. The committee has also suggested entering into a joint municipal sewer authority with East Vincent Township. East Vincent currently has 300,000 gallons of unused capacity per day. The borough may apply for state and federal grants after the 537 plan has been developed.
Source: Pottstown Mercury; 7/12/10
Tax burden still highest in Oxford municipalities
A review of the cumulative millage rates in Southern Chester County shows that residents of Oxford area municipalities have the heaviest tax burden. However, because the Oxford Area School District Board of Directors managed to deliver a budget for the 2010-2011 school year that did not raise the millage rate from last year’s level of 29.5479 mills, the gap narrowed between Oxford municipalities and other townships in the last 12 months. Oxford Borough’s municipal tax rate of 10.50 mills is the highest of any municipality in the county, topping the City of Coatesville (8.915 mills) and Parkesburg (8 mills). Add in the still comparably lofty school taxes in the Oxford Area School District, and Oxford Borough residents actually have the second highest tax burden—44.0129 mills—of any municipality in the area. Parkesburg, with a cumulative 47.0850 mills leads the way, thanks to a high school tax rate required to support the Octorara School District. The common denominator for both school districts is a relatively weak commercial tax base to help support the burden of property taxes.
Source: Chester County Press; 7/7/10
Uwchlan reviews comprehensive land-use plan changes
Uwchlan Township supervisors next month will likely adopt revisions without major zoning ordinance changes to the comprehensive land-use plan that was last updated in 2000. Bob Smiley, an outside consultant hired by the township to update the plan, told the board on Monday night during a public hearing that it is not recommended that any parcels in the township be changed from one zoning district to another. The township has 1,800 acres of protected land, which is equivalent to 27 percent of its total land. The township has 3,100 acres, or 46 percent, of land, for residential uses. About 60 acres are left for low-density housing, which could add about 60 dwellings. Additionally, the township has about 181 acres available for medium-density housing developments, which could produce about 116 homes. More than 10 percent of the land in the township is occupied by commercial property. The township also has 32 acres of commercial property left that could yield about 100,000 square feet of space. Additionally, the township has 490 acres of industrial/commercial property available for development.
Source: Daily Local; 7/14/10
Oxford updates sidewalk upgrades
Traffic lanes are tightened, and finding a sidewalk in the business district can be a challenge as Oxford progresses with its major streetscape project on South Third Street. On July 12, Borough Council approved a fourth payment of $90,987 to Flyway Excavating for the project. Funding for the $1.5 million streetscape improvements includes $1.3 million from the Chester County Department of Community Development. The project replaces 17 old streetlights with 39 new ones in a Victorian style that matches the architecture of the downtown. In addition to new lighting, new sidewalks are being put in place with “bump outs” to help define pedestrian crossings. Foot traffic through the business district is a challenge, but that has not stopped a few new businesses from entering the borough.
Source: Daily Local; 7/14/10
Utility Room Appliances Safety and Facts Comments Off
Q: How do I check if my utility room appliances are working properly and are safe?
The washing machine and clothes dryer often leave the house with the seller. However, certain safety checks in the utility room can still be made regardless.
A qualified home inspector will first check if the clothes dryer’s appliance hose connection is secure. The inspector will then check if the vent piping, from the dryer to the vent exit, is in good condition. The inspector will verify that the vent terminates outside and that the outside exhaust port is functional and in good condition, to avoid lint buildup and reduced airflow.
On the washing machine, the inspector will check to make sure the outlet is grounded in order to operate the washer safely. The inspector will then check to make sure the water hose is approved for use as a water line, and that the washer drain standpipe is the correct size.
Clothes Dryer Safety
Fires can occur when lint builds up in the dryer or in the exhaust duct. Lint build-up can block the air-flow and cause heat to build-up, which could result in a fire.
Follow these tips to help prevent fires in your clothes dryer:
• Clean the lint screen/filter before and after each load
• Check the vent pipe outside while the dryer is running to make sure the exhaust air is escaping. If not, the exhaust pipe may be blocked.
• Keep the area around your dryer clear of clutter
• Clean behind the dryer where lint may build up
• Be especially cautious when drying clothes that have been soiled with cooking oils, gasoline or other chemicals. If possible, wash these clothing items more than once and use the lowest heat setting on the dryer.
Green Your Washing Machine. . .
According to National Geographic’s “The Green Guide,” energy-efficient washing machines can use up to 50 percent less energy and 60 percent less water than standard machines. If your washing machine is a water-guzzler or an older model, consider replacing it with an energy-efficient front loader.
Front-loading washing machines use about 40 to 60 percent less water and 30 to 50 percent less energy than top-loading machines, according to “The Green Guide.” Energy-Star rated models use about half the amount of water per load than traditional models.
Here are some usage tips for your washing machine:
• Wash only full loads
• Wash your clothes in cold water. If there is something you must wash in hot water, use cold water in the rinse cycle
• Adjust the washing machine so the water levels match the load of laundry
• Use less detergent to avoid having to run extra rinse cycles
Summer Home Maintenance Comments Off
With the arrival of warm weather, all eyes will be on the exterior of your home. Make sure your home’s exterior is in top shape by following these tips:
• Keep exterior improvements in proportion to your home and neighborhood. Avoid improvements that would make your exterior seem over-the-top compared to your neighbor’s home.
• If repainting your home, choose a color that won’t draw attention in the wrong way. Choose a contrasting accent color for your shutters and doors and a lighter color for the windows and trim.
• Choose a mix of plants that will create an attention-grabbing landscape year round.
• If there is a mature tree in your front yard that’s blocking the front of your home, hire a professional to trim it instead of cutting it down.
• Don’t overlook the small improvements. Updating light fixtures and adding potted plants can be inexpensive ways to improve the look of an entry.
Chester County Real Estate News: July 12th, 2010 Comments Off
West Pikeland to submit sewage plan for review
The West Pikeland Board of Supervisors voted unanimously to have its Act 537 plan for public sewage in the Pickering Estates development reviewed by various agencies and the public. The West Pikeland planning commission, the Chester County planning commission and the county health department must all review the plan and provide feedback. The Act 537 plan is now in working draft form and has outlined the construction of a new facility at the Windolph Knoll site, near the intersection of Route 401 and Upper Pine Creek Road. According to the plan, the soils on that site have been tested and are approved for a drip irrigation system. Beyond the Windolph Knoll site, the 537 plan outlines two other options that were analyzed by the township. Those sites could still be a possibility, but several factors would have to change to make them more attractive. The plan is for 64 homes located in Pickering Estates, which is east of Route 113. There are other affected homes, but they are located on lots that are larger than two acres and have ample space to relocate their on-lot septic systems, according to the plan. The plan states that the Windoplh Knoll project will cost each affected customer about $28,000. The 537 plan also stipulates that the township will pass a sewage management program that includes proper inspections for the upkeep of septic systems.
Source: Daily Local; 7/1/2010
From bare-bones to lavish, township buildings run the gamut in Chester County
In the world of municipal buildings, West Marlborough’s township building would take the prize for the most bare-bones municipal complex in the county. The township doesn’t own any land, doesn’t have a Web site, and holds its board of supervisors meetings in its maintenance building next to the dump truck. Over in Pocopson Township, the philosophy is to keep things small, said former Supervisor H. William Sellers. The township has about 3,300 residents but it is estimated that half of those are in institutions such as Pocopson Home and the Chester County Prison and juvenile facility. The township doesn’t have a township manager, just a township administrator and treasurer. Public meetings and administrative functions are conducted in an old public works garage off of Route 52. At the other end of the spectrum, West Whiteland recently opened a new $16.8 million township building. The 33,000-square-foot building sits on 8.9 acres that was given to the township by the developer of Main Street at Exton.
Source: Daily Local; 7/4/2010
East Caln Township approves plan for homes in park
East Caln Township supervisors Monday unanimously approved a proposed development for 70 multi-family homes on about seven acres in Kardon Park. Progressive Housing Ventures proposed to develop a portion of the park that is not currently part of litigation before the Orphan’s Court. The court is still deciding whether Downingtown can sell Kardon Park for private development. The matter was reviewed during nine hearings over the course of approximately eight months. One reason for the long process was the proposed development’s detractors, including Ann Feldman, president of the Friends of Kardon Park. Feldman was given party status in the hearings but her group was not. Afterward, she said the decision “was expected.”
Source: Daily Local; 7/3/2010
Oxford Borough to consider zoning change to regulate open space in HOAs
Oxford Borough Council will conduct a public hearing to consider the enactment of an ordinance amending the existing Borough Zoning ordinance regarding the permanent protection of open space. The proposed borough regulations provide for the maintenance and accessibility of open space within a condominium or homeowners association. The meeting will take place on July 19 at 7 p.m. in the Oxford Borough building (410 East Market Street).
Source: Daily Local; 7/1/2010
This month in real estate: july 2010 Comments Off
Ask The Inspector: Doors & Windows Comments Off
Q: How do I determine the condition of my windows and doors for maintenance purposes?
Windows and doors in a commercial or residential property are important for aesthetics, safety and energy efficiency. Understanding the type, function and condition of the windows and doors can help determine future maintenance projects.
A National Property Inspections professional will assess the condition and safety of doors and windows on the exterior and interior of the home. The inspector will determine the type of front door. The NPI professional will observe the door’s condition to see if it is warped, split or scratched. The inspector will also perform a visual inspection of the condition of the windows. The most common problems for windows are cracked, missing or broken panes.
Inside, the NPI professional will check the window and door operation. The inspector will also look for the presence of screens or storm windows and breaks or cracks in the window panes.
Home For Sale: 108 Beacon St., Coatesville, PA 19320 1
Found in the quaint community of Beacon Hill, within walking distance of the Coatesville CC and Reservoir, this single family home is ready for you to move right in!
- 3 bedrooms on 2nd level, 4th on the lower level
- 1.5 bathrooms
- More than 2100 sq. ft. of interior living space
- 2 car garage
- Perfect, private, LEVEL backyard
- Finished, walk out basement
- Relaxing front porch
- Backyard includes a patio, perfect for grilling and entertaining
- Minutes from 30 by-pass, 15 minutes from Exton/West Chester
- Nearby recreation includes Coatesville County Club & Golf Course, Reservoir, Hibernia Park, Wagontown Swim Club, Layton Park and more….
Get more details or take a video tour
Chester County Real Estate Statistics: June 2010 Comments Off
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The Chris & Caleb Team Assessment
Depending on whether your outlook is the “glass half full or empty”, the stats are either going to excite you or scare you. Let’s discuss what the stats are telling us…
PENDINGS: June was another “slow” month. Pendings were down at an extremely low point around the 300 mark. Typically pendings are between 450 and 550. Why the extreme drop? Simple – we said it last month and it’s the same again – the Tax Credit. The tax credit pulled many buyers from the future and enticed them to buy now instead of later. We expect activity to be lower than usual possibly through September when we see a bump in activity before the winter hibernation. The only way that these numbers can go is up. We expect them to climb slightly higher every month through the rest of the year, as there are no great incentives for people to run out and buy a home.
CLOSED SALES: Closed sales in June were right in line with the 5 year trend which was pushed higher by the tax credit. June was the last month that the tax credit will have an effect on closed sales, as there is typically at 45-60 day lag time between pending sales and closed sales. We predict we will see closed sales drop around 350 mark in July. This number again is unusually low, but with the last two months of pending sales being at record lows, there is little chance that closed sales will follow the 5 year trend or even last years numbers. It’s like we are in the slow months of December and January, where there pending sales are typically around the 300 mark and the subsequent months for closed sales are also around that level. The next two months will be a very telling as to how the fall market will shape up. If there is little showing activity, then we know that sales will continue to be low.
ACTIVE LISTINGS/SUPPLY: This number is one of those “scary” numbers. As you can see, inventory is at it’s highest level in the last 10 years. With demand being down and supply being up, prices have only one way to go and that is down. The gap between the supply and demand is pretty extreme which is concerning. However, the increase in the number of homes for sale could have been pushed by the tax credit. We’d really like to see the gap between supply and demand decrease of the next several months.
AVERAGE SOLD PRICE: The average sold price for a home sold in Chester County in June of 2010 was about $360,000. This number continues to follow a mix of the 5 year trend and 2009. This number is really more of an indication of what price range the activity is happening. For instance, in October of 2009, there as a heavy emphasis on the lower price ranges due to the looming end of the first tax credit. Of course, it was extended just before the expiration in November.
What Does This Mean?
For Seller’s: If you are considering or are selling a home in Chester County these numbers can be concerning. It means that the overall value has and will be declining. The Chris & Caleb team have been warning our clients of this for the last 6 months. It was very apparent that there would be a lull in activity following the end of the Tax Credit. But that was then, what do you do now? If you are considering selling your home but don’t think you can get enough for it, please contact us. We can get you the insight and advice you need to make the best decision possible. We expect the market to be “depressed” for another several years, possibly as many as 4 or 5. But that also means that what you are going to buy will be “on sale” as well. You may make out better now, than you would in several years. But to know that for sure, let us get you the facts and information you need to make that educated decision.
For Buyer’s: With interest rates being historically low at or around 4.7%, you continue to have a tremendous opportunity in front of you. Seller’s who need to sell are willing to give you a great deal, which will save you money. Combine that with the interest rates and you have a huge win. If you are a ready, willing and able buyer, you have tremendous power in the current market. BUT – you must make sure you align yourself with the right agent. We are confident that we are those agents. To know what your next steps are just get in contact with us!
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 Selling For? “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!
Supply of homes for sale in Chester County:
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Demand- Close home sales in Chester County:
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Pending home sales in Chester County:
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Average home sale price in Chester County:
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Chester County Real Estate News: July 5th, 2010 Comments Off
Developer, bank square off over stymied project in Chester County
Judge Albert W. Sheppard Jr. was unable to settle a dispute between Citizens Bank and J. Brian O’Neill. In January, O’Neill sued the bank for $8 billion, alleging broken financial promises by Citizens that he says have “destroyed” his much-anticipated – and largely incomplete – Uptown Worthington mixed-use development in Malvern. In documents filed last month, Citizens Bank contends that O’Neill’s suit is retaliation for the bank’s trying to collect more than $60 million O’Neill owes for loans connected to the Uptown Worthington project. As proposed in 2002, the 106-acre project at the former Worthington Steel plant along Routes 202 and 29 was to include 1.6 million square feet of housing, shops, entertainment venues, a hotel, and high-value office space. More than $100 million in federal, state, and local government funding was committed for phased-in distribution as the effort advanced from land acquisition and site development to construction, with $150 million more in the works. So far, less than 300,000 square feet has been built – the Wegmans and Target stores. On Wednesday, white PVC solid-panel fence was being installed just past the Target parking lot to block shoppers’ views of the acres of still-undeveloped ground.
Source: Philadelphia Inquirer; 6/22/10
Easttown hires assistant manager
Easttown Township’s Board of Supervisors hired Michael Brown, manager of Honey Brook Township, as its assistant manager. Brown will become manager upon the scheduled retirement of manager Gene Williams at the end of year. Easttown is governed by a five member board of supervisors and in 2000 had a reported population of 10,270 people.
Source: Main Line Suburban Life; 6/23/2010
Paoli rail yard to receive $1 million in state funding
The Paoli rail yard will get $1 million in state funding from the Redevelopment Assistance Capital Program for the construction of the Paoli Intermodel Transportation Facility. State Representative Paul Drucker noted, “The release of this funding facilitates the initial phase of the most significant public-private multi-modal transit project in the entire Delaware Valley region.” The funds will enable a solar-power generation project to be developed on the site to supply power to the Amtrak/SEPTA operations. The new Paoli Intermodal Transportation Facility is planned to include a new station, passenger amenities, office buildings, and an onsite parking garage.
Source: Main Line Suburban Life; 6/23/10
Unionville-Chadds Ford district adopts budget
The 2010-11 budget was adopted in the Unionville-Chadds Ford School District which includes a 2.88 percent increase in the property tax rate. The tax rate in Chester County will increase to 24.26 mills, which amounts to a school property tax bill of $7,278 for the average home assessed at $300,000. The Delaware County tax is set at 20.83 mills for a school property tax bill of $6,249. Budget reductions included the elimination of 11 teaching positions and several support positions. This is the first budget since Act 1 was enacted that the district did not raise taxes to the maximum allowed by law. Click here to visit the Unionville-Chadds Ford School District website.
Source: The Daily Local; 6/27/10
Spring-Ford Area school taxes up
Taxes in the Spring-Ford Area School District will increase by two percent for the 2010-11 school year. The school property tax rate will increase to 23.53 mills, up $46 per $100,000 in assessed property value. The school board also voted to furlough five district employees, a move meant to reduce budget expenditures. One board member stated that the district faced revenue losses due, in part, to property reassessments. Click here to review the final budget posted on the Spring-Ford Area School District website.
Source: Springford Reporter/Valley Item; 6/23/10
