Chester County Real Estate News: April 25, 2011 Comments Off
Chester County Landlord Forum
The 2nd Annual Chester County Landlord Forum will take place on Thursday, May 12 from 8-11:30 a.m. at the Government Services Center (Rooms 170 and 171, 601 Westtown Road, West Chester Pa 19380). Network and learn about community resources that are available for elderly, low-income, and disadvantaged persons in Chester County as well as landlords. Space is limited for this breakfast event; please R.S.V.P. to Emma Ward at cclandlordforum@gmail.com or 610-344-5365.
Coatesville considers banning single-family home conversions
The City of Coatesville is considering an ordinance that would ban the conversion of single-family residences into multiple dwellings in certain zoning districts. Currently, the conversion of single-family homes into multiple apartments is allowed in both the RN-3 and RN-4 zoning districts, and existing multi-unit dwellings would be grandfathered in with the passing of the ordinance. The two zoning districts that are affected have a slightly higher density than other residential districts and consist of detached, twin, and row homes. The neighborhoods that will be affected by the new ordinance stretch along Lincoln Highway from 13th Avenue to 11th Avenue, and include homes along Coates Street and the neighborhood from Harmony Street between Pennsylvania and Fourth Avenues. Additionally, on the western side of the city, the neighborhood from Church Street to West Fifth Avenue between Valley Road and Charles Street will be impacted. Please contact the Suburban REALTORS Alliance with any comments regarding this proposed ordinance.
Source: Daily Local; 4/14/2011
Oxford schools face budget cuts
The Oxford Area School District is proposing another year without a tax increase, but budget cuts will be necessary in light of the deep state funding cuts proposed in Gov. Corbett’s budget. The budget trimming proposal that is drawing the most attention would expand the school walking zone to a mile and a half, including all of Oxford Borough. The total proposed budget of $55,348,204 is a decrease of $554,816 over the present year to keep the millage rate steady at 29.5479. Cutting busing in the borough is expected to save $135,000.
Source: Daily Local; 4/21/2011
Historic preservation plan approved in West Chester
Borough Council has unanimously approved the adoption of the West Chester Comprehensive Historic Preservation Plan. The 88 page plan includes a detailed architectural history of West Chester as well as recommendations for improving historic preservation practices within the borough. Among the more important recommendations are the expansion of the Historical and Architectural Review Board (HARB) District along High Street, and the inclusion of 20 to 30 properties in the borough’s National Register District. Another major component of the plan is the proposed creation of a HARB advisory board. The board would be responsible for issuing “Certificates of Appropriateness” for proposed demolitions and major renovations to properties within the district. The recommended expansion of the HARB and National Register districts is significant because income-producing properties within the National Register District, in which most of the borough is contained, can make use of a 20 percent tax credit for renovations. All properties within the HARB District are also part of the National Register District, making them eligible for the credit through the Rehabilitation Investment Tax Credit Program. The plan proposed that the HARB District be expanded along High Street, north to Ashbridge Street and south to Rosedale Avenue.
Source: Daily Local; 4/20/2011
Coatesville velodrome plan awaits research on property’s title
A pending sales agreement for the property known as The Flats between Coatesville’s redevelopment authority (RDA) and the National Velodrome Group must wait at least another month to be finalized. The authority granted an extension of the pending agreement until May 23 in order to respond to comments made by the developer, Crosby Woods. The extension is also needed to determine exactly who owns one of the parcels identified as part of the sale. Vincent Mancini, the authority’s solicitor, said it is unclear if the authority holds the title to the small parcel tentatively included in the agreement. Two separate title abstract companies involved with the property have opposing views about whether the authority or the railroad company holds the title. Mancini said he is attempting to determine exactly who holds the title before the agreement proceeds. The sale would allow the developer to move forward with a proposed 100,000-square-foot arena for cycling races and other events off Lincoln Highway and Route 82.
Source: Daily Local; 4/20/2011
Chester County Real Estate News: March 28, 2012 Comments Off
West Vincent Township to consider abandoned house ordinance
West Vincent Township Supervisors will consider an ordinance regulating the maintenance of abandoned and vacant properties during their March 28 meeting at 7:30 pm in the Township Building (729 Saint Matthews Road, Chester Springs, Pennsylvania 19425). The Suburban REALTORS Alliance staff has reviewed a copy of the draft ordinance and submitted commentary to the township.
Chester County tops state in growth
Chester County gained more residents over the past decade than any other Pennsylvania county, according to U.S. Census Bureau figures released last week. The county’s population now stands officially at 498,886, up 15.1 percent from 433,501 in 2000. Only Forest, Franklin, Monroe, and Pike counties had higher overall growth rates, and none of those counties has more than 170,000 residents. All but five of Chester County’s 73 municipalities grew in population, with Penn experiencing the highest rate of growth, 90.8 percent, from 2,812 residents in 2000 to 5,364 in 2010, and Upper Uwchlan having the largest number of new residents, up from 6,850 in 2000 to 11,227 in 2010. Tredyffrin, in the county’s eastern-most corner, remains the most populated municipality with 29,332 residents, while Modena, with only 535 residents, its smallest. West Chester, the county seat, remains the largest borough, with 18,461 residents (an increase of 600 from 2000); Coatesville, the county’s only city, grew from 10,838 residents in 2000 to 13,100 in 2010.
Source: Daily Times; 3/15/2011
Phoenixville School board eyes hiking per capita tax
The Phoenixville Area School Board recently discussed ways to offset a potential loss in 2011-12 revenue that may occur if Phoenixville Borough begins taking a share of the per-capita tax. The school district stands to lose approximately $43,000 if Borough Council implements a proposed $5 per capita tax during its April meeting. The entire $10 per capita tax is currently being collected by the school district, but municipalities can decide whether or not to take a share of the tax revenue under state law. School board member Joshua Gould said the loss of revenue could potentially be offset by an increase in the occupational assessment tax, making everyone who is employed pay the tax. The occupational assessment tax is based on a resident’s job classification, not on the amount of income, but it presumes to tax an occupation according to what a person in that job would earn. A more detailed discussion on the occupational tax will take place during the March 31 budget hearing.
Source: Daily Local; 3/24/2011
Downingtown School District faces ‘severe’ budget blow
If Gov. Corbett’s proposed budget is approved, the Downingtown Area School District will receive $3.6 million less in state aid than last year. The potential loss, coupled with the $4.6 million deficit the district is already facing due to the struggling economy, would be a severe blow to the district according to Superintendent Larry Mussoline. To view Mussoline’s recent budget statement click here.
West Chester School District announces budget shortfall
West Chester School District is facing the loss of nearly $3.4 million in state funding if Gov. Corbett’s budget is approved. Click here to see the impact of the proposed reductions. A special community meeting will be held on Monday, April 4, 2011, 7 p.m. at Henderson High School, 400 Montgomery Ave, West Chester, PA, to discuss the potential reductions and their impact on programs for next year. The meeting will include a review of the findings from the Community Budget Task Force, as well as other ideas to reduce the budget discussed at the meeting.
Meet the Chris & Caleb Team – Chester County Real Estate Experts Comments Off
Chris and Caleb Team are a top real estate team in Chester County focusing on the western suburbs of Philadelphia. They sell 7x’s more homes than the average agent, which means they have 7x’s more experience in this difficult market. They also get their seller client’s an average of almost 4% more for their homes and sold in less than half the time of average agents.
Call them today – 484-696-4833
Chester County Real Estate News: October 11, 2010 Comments Off
East Coventry voters to decide on tax hike for saving open space
Voters in East Coventry Township will have something extra to decide when they go to the polls Nov. 2. Township voters will also decide if they want to pay an additional 0.25 percent earned-income tax to raise money to preserve open space. An ordinance to put the matter on the ballot was approved unanimously by township supervisors at a July 12 meeting. The ballot question will ask voters: “Do you favor the imposition of an additional Earned Income Tax at the rate of one quarter of 1 percent (0.25 percent) by East Coventry Township to be used for the purpose of: financing the acquisition of open space; acquiring agricultural conservation easements; and/or, acquiring recreation or historic lands?” East Coventry residents currently pay a 0.5 percent earned income tax to the township and another 0.5 percent earned income tax to the school district, both of which are collected by Berkheimer Associates. The average median income for East Coventry is $62,937, and a 0.25 percent earned income tax on that income would cost that household an additional $157.34 per year, or 43 cents per day. With a household earning $62,937 already paying $629.27 in combined township and school district earned income taxes, the additional 0.25 percent for land conservation would bring that household’s total annual earned income tax bill to $786.71, according to these calculations. An open public meeting to explain the proposal, its impacts, potential benefits and pitfalls will be held at 7:30 p.m. on Thursday, Oct. 14, at Parker Ford Church, located at the intersection of Rhinehart Road and Old Schuylkill Road.
Source: Daily Local; 10/2/2010
Owners of West Chester property penalized for failing to do repairs
The owner of the E. Gay St. building that partially collapsed during last week’s heavy rains had been fined more than $10,000 by the borough for not making repairs. The owner is also facing legal action as a result of a complaint brought by the borough in the Chester County Court of Common Pleas. Borough officials said the complaint, filed almost two months before the building collapsed, was brought against the owner to compel him to resolve what the borough believed was an unsafe condition at 16 E. Gay St. According to borough records, a hole in the roof of the structure had been observed in the fall of 2009. In April of 2010, the borough’s Department of Building, Housing and Code Enforcement received a complaint from the owners of 10 E. Gay St., the next door property. The owners of 10 E. Gay St. said there was a large gaping hole in the roof of 16 E. Gay St. which was allowing water to penetrate the building and potentially compromise the structural integrity of the party wall. The borough issued 11 citations through June and July citing that the roof of the building was collapsing and allowing water into the building. “The building is filled with mold and mildew and causing a negative effect on an adjoining building,” each citation reads. Magisterial District Judge Gwen Knapp heard the case and fined Hall $10,504 on August 16. The borough also filed a complaint against Hall in the Chester County Court of Common Pleas August 5 asking the judge to agree with the borough and declare the property unsafe and condemned.
Source: Daily Local; 10/5/2010
Chesco unemployment down slightly in August
Chester County’s unemployment rate ticked down in August, a reason for limited optimism by economists but certainly not celebration. Unemployment in the county was 7.1 percent in August, down from 7.3 percent in July but up from 7.0 percent in June (all numbers are seasonally adjusted). Also, the size of the labor force in the county grew to 268,300 in August, up 300 from the month before. The figures were released Sept. 28 by the Pennsylvania Department of Labor & Industry. A year ago August, unemployment in Chester County was 6.5 percent and the labor force 271,300. In the five-county Philadelphia region, Chester County continues to have the lowest unemployment rate in August, followed by Montgomery at 7.6 percent, Bucks at 8.0 percent, Delaware at 8.8 percent and the city at 11.7 percent. The five-county region as a whole had a rate of 9.1 percent, down two-tenths of a percent. The state’s unemployment rate in July was 9.2 percent, down one-tenth, while the national rate in August reached 9.6 percent, a gain of one-tenth.
Source: MainLine Suburban Life; 10/5/2010
Chester County Real Estate Statistics: September 2010 Comments Off
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The Chris & Caleb Team Assessment: More of the same…
Yup, more of the same. Supply of homes for sale continues to climb, pending sales and closed sales continue to drop. The only thing going up is the average sales price and that doesn’t say what most might think it does. Let’s take a closer look.
PENDINGS:
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While it is expected that Pending sales typically drop slightly in Chester County in September, it is not what we wanted to see this year. Pending sales are off by about 38% from the 5 year trend. That trend is showing that we might expect an increase next month, but we predict that they will remain flat at best. The general consensus among real estate agents in this area is that they are not getting many showings on their listings and buyers are difficult to find. To us, that says that an increase in pendings in October is unlikely.
CLOSED SALES (DEMAND):
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While the gap between closed sales this year and the 5 year trend closed slightly in September, they were still off the mark by 21%. July was off by a whopping 37%. Seasonally we expect sales to drop from August to September, but with the market being off already, it’s not a positive sign that activity is still low. The trend for the next 3 is for the numbers to remain level and then drop for December and January. We predict that closed sales will drop a little more over the next several months and that December and January will be very slow. This is based mostly on the pending numbers and what we feel the general consensus is among the buyers and sellers that we talk to.
ACTIVE LISTINGS (SUPPLY):
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This is one number that we actually want to drop, yet it isn’t. The statistics tracking that we have access to only goes back about 10 years and in the last 10 years, we have never seen inventory levels this high in Chester County. In September, the inventory was up 11% over the 5 year trend. This is even more than last month. When demand is down and supply is up, prices MUST come down. This is a double edged sword. While it means that home prices will be even further on sale, it will probably increase the amount of distressed sales, which are already 11% of the market. Supply will come down over the next 3-5 months, but not because homes are actually selling. For those in tough positions already, this will not be good news.
AVERAGE SOLD PRICE:
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Surprisingly, despite the slow down in activity, the average sale price is up, by 5% over the 5 year trend. This is purely an indicator that homes at the higher end of the spectrum are selling. This is most likely due to incredible interest rates. Not to mention, the fact that higher end homes have taken more of a price hit than the lower ranges ($400,000 and above). The market has obviously shifted from the first time home buyer to the move up and luxury buyer, which is what we predicted would happen back in April and May.
What Does This Mean??
Overall: Last month we said what we felt was the cause for this prolonged recession in real estate, which is mainly the overall economy, unemployment and the distressed property inventory, simply put. With inventory continuing to go up and demand slowing down, it simply means that prices are going to have to come down, even further than they already have. If rates stay low through next year, which appears to be necessary, then this coming Spring could be a really great time to buy, if you can afford to do so. Of course that all depends on the overall economy.
For Sellers: It’s time to tighten the belt. If you are considering selling, then talk to the BEST, most honest agent you can find… Us, of course. You need to get a highly accurate assessment of what’s going on and if you can afford to do what you need to do. If you are currently trying to sell your house, then you will most likely need to readjust your numbers if you want to sell your home before next March. And a small price adjustment, most likely, will not do it. It’s a very precarious time to be selling a home and you must have an agent or agents on your side that study this market and know it well or you could put yourself in a very difficult spot.
For Buyers: It is just as important that you hire the best agent that you can find as it is for those selling. The best agent is going to help you understand the entire picture of what you are trying to do and help you interpret the market and how best to take advantage of the opportunities available to you. It’s not the type of market or time to buy something that you are only going to own for a year or two. We are telling our clients that you will need to be in the home at least 5 years in order to see some amount of appreciation. And if you are only putting 3.5% down, then you will most likely need to be there longer if you want to sell the home in the future for any amount of profit. Contact us today to talk to some of the very best agents in the Chester County area.
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!
Chester County Real Estate Statistics: August 2010 Comments Off
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The Chris & Caleb Team Assessment: “Rollercoaster!! Oooh, ooh, ooh!”
In July we saw the closed sales catch up with the sorrowful stats for pending sales. It is very safe to say that we are going through a “Cleansing” of sorts. So while the supply is not dropping, the number of ready, willing and able buyers certainly were “flushed out” by the tax credit. Let’s take a closer look…
PENDINGS:
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Pendings indicate future closed sales and as such, we can expect the number of future closed sales to take, yet another, hit in the next coming months as a result of August’s pending numbers. While it looks bad, you must keep in mind that pending sales traditionally take a dip in August. It is the height of vacation season and everyone is getting ready for school, so buying a home is not the first thing on everyone’s mind. Next month, if we follow trends, we will see the pending number inch back up. Conclusion – looks like the market is still in a stall.
CLOSED SALES (DEMAND):
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The closed sales (AKA Demand) is mirroring, very closely, the line for Pending Sales. If this continues, we can very safely say that closed sales, beyond October will be very dismal, as the current trend for this year is off by more than 30%. If you are thinking of selling your home, do it now, before the end of October.
ACTIVE LISTINGS (SUPPLY):
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It looks like the Supply of homes for sale in Chester county is at about the same level as last month. As you can see, this follows the 5 year trend, which is indicated by the Red line. We believe, based on 30% less sales, that inventory will certainly stay at unusually elevated ranges through the remainder of the year, into next year.
AVERAGE SOLD PRICE:
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Due to VERY, VERY low mortgage rates, higher priced homes are now selling. Earlier in the year, many of the homes sold were most likely sold to “First time home buyers”, (Tax credit). Now it appears that those looking at higher priced homes ($350k +) are jumping on their chance to purchase a home at a great price and get the low interest rates. That is really what this chart indicates.
What Does This Mean??
OVERALL: The big problem in the market right now is two fold – First, confidence of the consumer and unemployment. Many people are very unsure about their employment and income situation or are out of a job all together. That doesn’t usually get people excited to buy a home when they are worried about whether they will get their next paycheck or not. Second is what is the distressed property inventory. When someone buys a home that is a foreclosure or short sale, there is no resulting sale from a home owner moving. That is a big issue, as that helps the chain to continue. That will be a major factor moving forward for the next three, maybe even five years, as foreclosures and short sales are not decreasing in their supply.
For Sellers: More of the same – If you don’t have to sell, you probably shouldn’t, UNLESS you are thinking of buying a bigger home and have lived in your current home for three years or more. In that case, there may be a very good chance that you could come out on the positive side for making that move. If you are thinking of doing that, please let us know and we can help you determine if it is worth it. If you must sell, choose your agent wisely. No matter your situation, there are only a few (really one team, us. . . ) agents out there that are doing a lot of business and that know this market well. Of course we want the chance to show you why more than 35 clients choose us since March of this year and why you should choose us. But it could mean the difference of attaining your dream or making a drastic mistake.
For Buyers: Interest rates continue to stay historically low. They can’t stay here forever. If inflation starts to happen, then rates will rise. So if you are ready, willing and able, there has never been a better time to purchase in the last 50+ years!! You have more choice than ever, prices are fantastic and you will save a TON of money with the interest rates. Call us to get your road map and get started!
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!
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: June 14th, 2010 Comments Off
Pennsbury Township to consider U&O ordinance
Pennsbury Township Board of Supervisors will consider requiring Use and Occupancy inspections at point of sale. The proposed ordinance contains several points which are of concern to the Suburban REALTORS® Alliance, including a $200 fee for inspections. Click here for the full text of the proposed ordinance. The Pennsbury Board of Supervisors Meeting will take place on Wednesday, June 16 at 7 pm in the Pennsbury Township Building, 702 Baltimore Pike, Chadds Ford. Please email esmist@suburbanrealtorsalliance.com if you have any questions or plan to attend the meeting.
Coatesville Council considering revisions to budget
Coatesville City administrators have asked council to revise the city’s 2010 budget due to additional, unforeseen expenditures apparently omitted in the original spending plan. Administrators proposed a revised budget of about $10.7 million at a special meeting last week. The 2010 budget was originally approved at $9.9 million. Council Vice President Karl Marking said council previously thought any revisions would reduce the budget. Council expects to address the proposed budget revision at its June 14 meeting.
Source: Daily Local; 6/10/10
Great Valley passes budget with 1.5% tax increase
In a close vote Monday, the Great Valley School Board approved a $76.1 million budget for the 2010-2011 school year with a 1.5 percent millage increase. The increase will raise school taxes about $62 a year for the average household. Four board members voted against the measure and were in favor of raising taxes 2.9 percent, the maximum allowed under Act 1 without using exceptions.
Source: Daily Local; 6/9/10
Chester County working on stormwater ordinances
The Chester County Water Resources Authority is working with the county‘s 73 municipalities to brainstorm possible changes to stormwater management ordinances as part of an effort to develop a county-wide plan. Many of the surrounding counties either already have a county-wide Act 167 plan or are in the process of developing one. Act 167 requires counties to prepare and adopt stormwater managment plans for each watershed located in a county.
Source: Daily Local; 6/7/10
