If you own a business or work for a non-profit or are a professional in the Berwyn Devon area you should know that the Berwyn Devon Business & Professional Association just laucned a new web site. Designed to keep members informed and to give the public information about the association, its members and its meetings it is still being developed. But this is a great step forward for the business community providing them another way to be in front of consumers.

Any ideas for the site can be directed to Info@BerwynDevonBusiness.com.

 

For the second year running John McClintick a local painter in the Berwyn Area organized a builders competition giving several local builders a chance to contribute to the Hurricane Relief in Louisiana. Last year three teams particiapated and this year that increased allowing more homes to be framed and sent down to Habitat for Humanity to use in building homes for those in need. What is great about the whole process is that it raises funds for the local Habitat for Humanity chapter as well.

The competition has gathered great support from local builders and trades suppliers as well. Times vary for the 12 man teams to frame a house from about 5 hours to just over 2 hours. But here is John Mclintick himself to tell you a little about the competiton: -

Old Forge Crossing market statistics for 2007

Compared to 2006 when there were over 50 units sold at Old Forge Crossing in Devon, PA, 2007 was a quiet year with just 24 homes sold resulting in raising demand for homes at Old Forge Crossing. The average days on market was 52, this was skewed a little by three homes that were on the market for over 100 days, one of which was on the market for 179 days. Without these three homes included the average days on market were 39. Two bedroom units were on the market slightly shorter at 50 days or longer if you take the lower number. On average prices at which homes settled was 98% of asking price; what I noticed is that the higher the asking price the lower the settled price, those units which had the highest asking prices settled at 96% of asking price. As Realtors we often advise clients to price correctly and prepare their homes for sale. This was reflected looking through the sales as those homes that sold quickly were priced sharply or also had been well maintained and prepared for sale. Using a stager also helps sell a home quickly.

From the 24 homes sold 18 were one bedroom homes; 2 of these had dens, and there were 6 two bedroom homes, two of which had two full baths and a powder room, these incidentally were the two highest priced units in the development and both settled for $220,000. Two bedroom units ranged in price at settlement between $196,500 and $221,000, although this highest priced unit also gave a $6,000 seller assist, so in reality it sold for $195,000. In the one bedroom homes the lowest priced unit was $163,900 and the highest asking price was $179,000 which settled at $169,000 and the highest settled price was $174,900, but again this is misleading because the seller also gave a $5,000 assist so the real price was $169,900. The highest settled price without any assist or concession was $172,500, 99% of the asking price of $174,900.

So what does all this mean for 2008? Well, we did not see any rise in prices within the development for 2007; whilst the interest rates are low there are plenty of buyers looking for homes. We have seen the year start with a bang, especially in the last two weeks. Will prices rise? This price range is the lowest in the township and the area, Old Forge Crossing homes in my opinion give some of the best value, the closest competition is Drummers lane, but those units do not have private entrances and you have to use a shared laundry room, as well as having a lot of road noise from the 422 and 202 intersection. At the moment the media has led buyers to believe that homes are not selling and therefore whilst prices may increase slightly, buyers will resist this by making lower offers.

To get the best price, sellers need to make sure their home is well presented, bathrooms, kitchens both need upgrading, consider updating the A/C and heater units and freshly paint the walls in neutral colors. As I mentioned above get help staging your home and realize that when you sell your home, it is not the same as when you live in it.

If you want help selling or if you are looking for a home in Old Forge Crossing contact me at 610-203-4543 or email me at Nick@VandekarTeam.com. I will be happy to help you buy or sell. We have a special offer for sellers of homes in Old Forge Crossing, please go to our website and click on Old Forge Crossing from the menu on the left for details.

 

 

We have a new listing coming this week which will be Open Sunday 1-3 PM. More details will follow soon. Keep an eye on our web site for photos and information www.VandekarTeam.com this week.

This month Realtor Magazine releases its report on Cost vs Value for the nation and identifies what remodelling projects are worth doing. It covers upscale and mid range projects and discusses the actual cost and the return on the investment when selling. What comes out at the top of the list are exterior projects that add to curb value. But what about our local area compared to a national report. However, I always advise customers do not wait till you are selling to do upgrades as you never get everything back. Plan those upgrades early and get some personal benefit from them yourself as well as adding to the value of your home. Like anything when you move in, look at what you want to do, what your home inspector said needed to be done for improvements and maintenance and make a plan. When you have a plan you will often prioritize and get the projects completed. And as we all know plans are flexible as other ideas always come to mind as you live in a home.

The local area report gives a link to Remodeling and gives figures for the Mid Atlantic region. If you want a more specific report you can click through and give your personal details for reports on Philadelphia, Pittsburgh etc.

If you want to know what you should be doing here in Devon, Berwyn or on the Main Line to get your home ready for sale now, give me a call and we will be delighted to stop by and give you our advice.

After last year when we saw almost 50 homes in Old Forge sell this year has seen a marked reduction in sales. This year to date there are 3 homes for sale, two 1 bedroom units and a single 2 bedroom townhome. One home is pending and there have been 16 homes that have settled. Prices seem to have stabilised as well. Probably these two things are related, with less competition prices are not under so much pressure. On the other hand they also have not risen with less on the market. For more market information please go to Old Forge Crossing

                     

Again, price depends so much on condition and what each owner has done with their home. If the bathrooms and kitchen have been updated with newer appliances, you have newer windows and maybe even have replaced your heater and a/c unit you will get more money. If however, you have the same carpeting from fifteen years ago and the original bathroom and kitchen you will find the price at the lower end of what units are bringing.

Old Forge is a well liked development. It is well looked after, has lots of amenities, swimming pool, tennis, walking trails and the monthly fee is fair for what is included, such as gas for cooking, and drying, water etc. Prices are stable and storage in these homes is good. I find taking buyers who live in Old Forge out looking at homes a challenge as they always complain about the lack of storage and closet space in homes that we look at. What many owners like here is that the units are completely self contained, washers and dryers are within the units, no coins needed here to do your washing. Each home has it's own front door without being on a central corridor. And most of all the landscaping and grounds are delightful.

                      

                        

So how about prices in the current market, 1 bedroom units are selling between $165,000 and $175,000, a recent 1 bedroom actually settled last week for $163,900 and another for $172,500. If they have a den these prices will be a little higher. 2 bedroom units are being priced anywhere from the $190,000's to well above $200,000 depending on their layout, location and if they are one fo the townhome units with two floors. For more complete details of recent sales please go to Old Forge Crossing

So here we are in the depths of July, many people away on vacation and we are still getting good traffic at Open Houses.  I was again sitting a home we have for sale in Devon and Trudy sat a wonderful farmhouse we have for sale in Glenmoore set on 5 acres. Both have great views for different reasons, the Devon home is nestled between trees close to Jenkins Arboretum and has beautiful views from the deck and the home come the fall the colors are going to be magnificient. The farmhouse just bring to mind how Chester County used to be with rolling farmland and slower pace of life.

Now I admit the Devon home has been drawing more people than the home in Glenmoore consistently, but still we have been surprised by how many buyers are out in the middle of July looking at homes.

What are you finding, how have your Open Houses been going? If you are a buyer are you really finding a surplus of homes on the market?

                                       

We had two homes open to the public yesterday. Both were open from 2-4 PM. I was sitting  a home in Devon, PA that we have have had listed for about 90 days, originally priced at $455,000 it is now priced at $415,000. I had four groups of people through in the first hour with several people taking some time to wander round the house and the almost 1 acre of land. Situated close to Jenkins Arboretum it sits up on a hillside with plenty of trees and shrubs providing shade and privacy with steps down to a flat grassy area for kids to play ball of some sort.The second hour brought just one group through. Overall a good open house with excellent feedback and some good interest in the property.To see photos and a virtual tour go to http://235foresthillscircle.vandekarteam.com.

                          

My wife Trudy sat a lovely property we have listed out in Glenmoore, PA. Five acres of land with a farmhouse dating from the 1880's and a barn and several other related buildings including a spring house and lambing pen, $460,000. Lots of opportunity here for you to make a wonderful retreat in the heart of Chester County yet close to major routes. Although she had only two groups through both showed serious interest in the property and the possibilities for working from home and restoring the barn for use. To see photos and a virtual tour go to http://1460pottstownpike.vandekarteam.com.

We will be having both these properties open again next week end July 22nd from 2-4 PM so if you are interested in seeing either of these porperties for your self we look forward to meeting you then. Agents, we will honor your clients, so give us a call and send them along.

We have several new listings at the moment in the Tredyffrin Easttown school district. Please click on the link below for full details and a link to virtual tours of the homes.

235 Forest Hills Circle, Devon PA 19333 a wonderful wooded hillside home with a contemporary flair.

320 Old Lancaster Road, Devon PA 19333, a 3 bed 1 1/2 bath charmer with PA fieldstone around the whole house, needs some updating, large flat back yard.

For the condo lovers among you we have two listings, 319 Old Forge Crossing, Devon, PA 19333, a wonderful 2 bedroom 2 bath condominium with a great location close to everything, community has a pool, tennis courts and walking trails.

We also have a large end unit townhome condominium in Chesterbrook with a ground floor master that is not in the MLS yet as the owner finishes getting it ready, but is available to view by appointment, 43 Constitution Ct, Wayne, PA 19087 backs to open space and has a fenced yard area which is rare in Chesterbrook.

Well as the weather warms up in these northern climes business is also beginning to pick up. This weekend we listed two homes for sale.

The first priced at $411,000 is in Devon and is a delightful Pennsylvania field stone charmer. 3 beds and 1 1/2 baths it has a great flat lot. You can see more details at 320 Old Lancaster Road. This home has a great location which is perfect for access to all major routes and close to great shopping.

The other home we listed is in Paoli, in Valley Green also a very nice home with a fantastic swimming pool and great landscaping around the home. The inside is not too shabby either with tiled entry way a nice bright kitchen and good size for all the bedrooms. Priced at $609,000 this is great value. Check out the link and come see us at an Open house soon.

We have another listing coming soon in Chesterbrook, a 4 bed 2 full bath and 2 half bath condominium end unit backing up to open space. So if you have a buyer, or if you want a home with a ground floor master keep checking our website for information.