Harleysville-Lansdale Real Estate and More: March 2010

Updated 7/19/11 - Beautiful townhouse for sale in Perkasie, Bucks County PA

176 Strawberry Lane, Perkasie, PA  18944

MLS #: 5660723

Asking Price:  $190,000

***THIS HOUSE IS SOLD BUT IF YOU WOULD LIKE TO SEE SIMILAR PROPERTIES, PLEASE CALL OR EMAIL SCOTT LOPER AT 215-513-1333 OR SCOTT@SCOTTLOPERTEAM.COM***

This Perkasie Townhouse offers 3 bedrooms, 1-1/2 baths, and 1,308 sq ft of living space.  It is located in the beautful townhouse community of Walkers Acres in Perkasie Borough, Bucks County PA.

At just 12 years old, this townhouse is in move-in condition and has new carpets and fresh painting throughout and a gleaming Pergo floor in the entry foyer.

A bright and cheery kitchen features abundant oak cabinetry and newer appliances. The kitchen opens to the dining area and adjoining living room with a gas log fireplace.

From the living room, sliding glass doors lead to a large rear yard with a nice buffer of evergreens at the back of the property.

Upstairs, the master bedroom features two walk-in closets (one has good potential to be a master bath) and a desk or vanity area. There are two other nicely sized bedrooms on the second floor along with a well appointed hall bath and laundry room.

A rarity at this price, this Perkasie townhouse offers a full basement and attached garage for terrific storage and utility.  Gas heat and central air make this comfortable and affordable townhouse living.  With all of these great features, low association fees ($15 per month), low taxes ($3,169 per year), and the home buyer tax credit, this townhouse is smart buy in a great Perkasie location.

See all property photos by clicking the button below.

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery and Bucks Counties of Pennsylvania. To Search for Homes For Sale in Bucks County Click Here.

Townhouse for Sale in Perkasie, Bucks County, PA, Copyright © 2010, The Scott Loper Team, All rights reserved.

Looking for Homes for Sale in Stonegate?  Stonegate is a beautiful townhome community located in Lansdale, PA (Upper Gwynedd Township, 25 miles north of Philadelphia).  Located off of Allentown Road next to the Lehigh Valley Dairy, this community of 225 homes offers easy living and a great property investment.  Built by Hassen in the 1990's, Homes for Sale in Stonegate have outpaced all of Montgomery County in terms of price appreciation during the housing boom of the 2000's. 

Even during the recent decline, Homes for Sale in Stonegate have held up extremely well:

Year     Aver Sales Price   Appreciation

1998        135,695

1999        147,412           8.6%

2000        164,633           11.7%

2001        176,181           7.0%

2002        197,550           12.1%

2003        221,403           12.1%

2004        245,688           11.0%

2005        272,250           10.8%

2006        289,526           6.3%

2007        275,687           -4.8%

2008        271,467           -1.5%

2009        259,286           -4.5%

2010YTD  262,333           1.2%

Homes for Sale in Stonegate are great for families, couples, single people and investors.  There are only three types of units available but all have three bedrooms, 2.5 baths, a full basement, a 1-car garage, and a deck or patio.  The end units are all Woodbridge models with about 1673 sq ft and have separate living, dining, and family rooms.  The Springhouse unit is the smallest at about 1528 sq ft.  It does not have a family room, but has a beautiful 2-story foyer.  The other interior unit is the Sheffield model and has a living/dining room combo with a separate family room.  Fireplaces, breakfast bars and luxurious master baths were builder options and many Homes for Sale in Stonegate offer these amenities.  A very desirable community, units for sale or rent don't typically stay on the market for long.

Other amenities of Homes for Sale in Stonegate include: tennis courts, a large playground, open common areas, and wooded space.  Stonegate does have a homeowner's association to keep a consistent, well-maintained look throughout the development.  The monthly fees are very low at about $60 and cover trash removal and common area maintenance.  The association does require approval for landscaping changes but they seem flexible and allow homeowners the freedom to create their own personalized gardens.

Just a two minute drive to Merck's West Point campus, Homes for Sale in Stonegate are very conveniently located.  Employment is strong in the area with many pharmaceutical, manufacturing, meat processing, and medical jobs available.  Homes for Sale in Stonegate are close to the Lansdale station of the Septa R-5 regional rail which runs from Doylestown to Center City.  There is also easy access to the Lansdale exit of the PA Turnpike.  Children living in Stonegate attend the award winning North Penn School District (Inglewood Elementary, Penndale Middle School and North Penn High School).  There are private and parochial schools nearby if public school is not for you.  Homes for Sale in Stonegate offer easy access to terrific shopping, parks, recreational facilities, and churches.  Excellent medical care is available through Abington and Grand View Hospitals and CHOP outpatient centers (Children's Hospital of Philadelphia).

If you would like to a full list of the Homes for Sale in Stonegate, please contact us at 215-513-1333.

~Lisa

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Homes for Sale in Stonegate, Lansdale, PA, Copyright © 2010, The Scott Loper Team, All rights reserved.

Are you the type of person who cuts their own hair?  If so, then going FSBO (for sale by owner) may be for you.  However, if you give yourself a bad haircut, you can always go to a salon or barber to fix the mess and in the long run, your hair will grow back.  But what happens if you mess up the sale of your house?  Will the money you lost grow back?

National statistics indicate that a FSBO's average selling price is 16% less than transactions using a professional real estate agent and take twice as long to sell.¹  So even if a seller pays a 5-6%² commission, they still may net 10-11% more at the settlement table by using an agent.  Face it, to sell for top dollar requires professional preparation, marketing strategies, experience, and skillful negotiations. 

Plus by using professionals, sellers avoid:

• Buyers who are looking to take advantage of unrepresented sellers, (i.e. It's a big game in the FSBO market.  Buyers want FSBO's to knock some percent off the sales price because they know the seller doesn't have to pay a real estate commission.)
• The self-inflicted pressure sellers feel to lower the asking price by a corresponding percentage, (Why would you ever sell FSBO and knock the commission off the price?  It is crazy but FBSO's do it ALL THE TIME, they take on all the risk and work involved in selling their house but don't end up saving the commission anyway.)
• Entering into agreements where they end up paying a buyer's agent anyway and have no representation, (Most buyers want and need professional Realtors when purchasing a home, especially first time buyers.  So many FSBO's agree to pay a certain percentage to a buyer's agent anyway.  The FSBO ends up unrepresented with an agent who is strictly loyal to the buyer and negotiates the best terms and conditions for the buyer.  All to save a few percent?)
• Making an error in the pricing of the home, (too high and the property won't sell and suffer from market stagnation in the long run - too low and the buyer wins and the seller loses).
• Other pitfalls and unknowns, (i.e. settlement delays, disputes, unqualified buyers, mortgage contingencies, home sale contingencies, resolution of home inspection issues, contract language and timelines, certifications, Use & Occupancy permits.  Realtors don't get paid until a property goes to settlement and FSBO's don't sell their home until they successfully make it to the settlement table.  Is it really worth the risk to go it alone?)

Bottom line:  Good Realtors are worth their commissions.  They can achieve better results than the average seller trying to go it alone.  Plus a good Realtor can make the process as headache-free as possible when sellers have enough stress and other things to worry about.  Sure not all sales with Realtors are perfect or bump-free, but the likelihood of a positive outcome for the seller is far better.  If you really want to go FSBO or cut your own hair, go ahead.  We just don't recommend it.

¹ Data from the National Association of Realtors (Yes, they are on the "side" favoring Realtors but the numbers don't lie and there is no national organization of FSBO's tracking this type of information.  All you hear are the cocktail party stories of the guy with the bad haircut who sold his house himself, saved big (or so he says or actually believes) but might have forgetten to mention a few key details.)

² Real estate commissions are a negotiated item.  The commissions indicated are for example only.  Neither we or any association has set or recommended a specific commission.

~Lisa

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Selling Without a Realtor is Like Cutting Your Own Hair, Copyright © 2010, The Scott Loper Team, All rights reserved.

Here are 5 ideas for sellers who want to improve the showing quality of their home but don't want to spend a fortune or invest in a major remodel.  These are relatively inexpensive ideas that will make a big impact.

Replace builder-grade or outdated light fixtures.  There are so many beautiful options in lighting at very affordable prices.  A single fixture can be a dramatic finishing touch in how a home shows.  Consider pendant lighting over a breakfast bar, a small chandelier in a stairwell, or stained-glass light bulb shades in the bathroom. 

Spruce up an unfinished basement.  The condition of the basement can make it or break it for some homebuyers.  Repair any cracks in the cement block or poured concrete walls, wash down any stains or dirt, use a waterproofing paint and then add a last coat of paint to the walls and floors to add a touch of color.  Lastly consider replacing the ancient windows with new ones that can open.

Makeover the kitchen cabinets.  If the kitchen (or bathroom) cabinets and drawers are looking worn but are otherwise in good condition, consider sanding and staining or painting ($), replacing the doors and drawer fronts ($$) or re-facing the entire cabinet ($$$) as opposed to replacing the cabinets altogether ($$$$).   Lastly, tighten and oil the hinges, straighten any doors that are askew, consider new hardware and make sure the contents are neat and tidy, not overflowing and no junk drawers please.

Replace the kitchen counter.  This is a terrific way to overhaul a kitchen and there are beautiful options in every price range.  Can't afford granite?  One idea is to tile the countertop with 12" granite tiles at a fraction of the cost of a whole slab.  Another idea is to make the counter larger (if space provides) and make a breakfast bar.  Add a few bar stools and the kitchen's appeal notches right up in a buyer's eye.

Add or remove a wall.  If you have a huge room somewhere in your home, you might be able to add a wall and a door to make another bedroom or home office.  Likewise, you might be able to remove a wall separating the kitchen from the living room or dining room to open up the home.  If you can't remove the entire wall, another idea is to cut out an opening and add a pass-through or even a breakfast bar.

~Lisa

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Showing Your Home - Big Bang for the $$ Copyright © 2010, The Scott Loper Team, All rights reserved.

Home for sale with in-ground pool in Hilltown Township, Bucks County, PA.

Address: 133 Brinkley Drive, Sellersville, PA 18960 (Hilltown Township)

MLS: 5660149

Asking Price: $449,900

Beautiful 4 bedroom/ 2.5 bath colonial home for sale with an inground pool in the rolling countryside of Hilltown Township. 

Developed by one of the area's premier builders, Parec Properties, the community of Hilltown Woods is known for its distinctive, quality homes built on spacious lots and a scenic combination of wooded and open spaces.

This 13 year old, 2900 sq. ft. colonial is situated on a large 1.15 acre lot easily accomodating a gorgeous in-ground pool yet still affording tons of open back yard.

Dramatic 2-story foyer with hardwood floors that extend into & throughout a spacious eat-in kitchen boasting abundant upgraded cabinetry, granite countertops, hardwood floors, and separate pantries.

The kitchen opens to the family room with a vaulted ceiling & beautiful stone fireplace.  The breakfast area has sliders that give access to a large deck and in-ground pool area overlooking a peaceful and expansive back yard. 

Back inside, the living and dining rooms feature a warm décor & crown moulding accents.  There is also a nicely sized study and mud room on the main floor.

Upstairs, the master bedroom offers two walk-in closets and a master bath with a large soaking tub, double vanity, and separate stall shower.  Three other bedrooms are serviced by a well appointed hall bath completing the 2nd floor. 

A side-entry garage and huge basement provide abundant storage and utility.  Great location as this home is removed & insulated from Hilltown Township's Rt 113 by the large yards and other homes to the rear.

Be sure to take the virtual tour (below).

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Bucks County or Montgomery County, PA. To Search for Homes For Sale in Bucks County Click Here.

Copyright © 2010, The Scott Loper Team, Home For Sale with In-Ground Pool in Hilltown Township, Bucks County PA, All rights reserved.

A lot can change in a year!  The current economic recession has dramatically impacted people's perceptions of money and how it should be spent.  This has trickled down to the housing market and what buyers now want and don't want in a home.  We still find that sellers who go above and beyond in preparing their home for sale are faring the best in the current market.  But here is a sampling of what we believe buyers are looking for in 2010:

What Buyers Want:

Smaller Homes-Smaller homes generally mean smaller mortgages, and they are easier/cheaper to heat, clean and maintain.  However, design and layout are key; homes that wisely utilize every inch of space will appeal the most to buyers.

"Green Homes"-Alternative energy sources and energy efficiency are the wave of the future.  Buyers want eco-friendly as long as it doesn't drive up the selling price too much.  So before you install solar panels on the roof, smaller details such as tankless water heaters, built-in recycle bins, outside composting areas, energy efficient appliances, windows, doors and insulation are all winners in a buyer's eye.

Great Kitchens-With families eating more meals at home, the kitchen is still the heart of the home and a beautiful one will always win a buyer's heart.  Plus, with cash and credit tight, buyers don't want to have to do renovations after moving in.

Open Floor Plans-Along with eating at home, more people are entertaining at home to save money.  Open floor plans have not lost their appeal.

Outdoor Enjoyment-Buyers want amenities such as large decks/patios, private, level and usable yards, vegetable gardens, fire pits, and outdoor kitchens. 

For some, existing in-ground pools and hot tubs are bonus luxuries that the buyer would not have to install after settlement and add to the staycation/entertain at home appeal.  However, others may not want the added time and expense involved with the maintenance of a pool or hot tub.                            

Space to Work at Home-With more two income families working from home, the need for two home offices or at least one large office that can accommodate two workstations is a must for some homebuyers.  Privacy and quiet are key, so the kitchen desk space and the dining room table won't cut it for many homebuyers.

In Law Capable Homes-For better or worse, the economy is bringing families together.  Kids and grandkids are moving back to the parents' home and many older parents are opting to move in with their children.  Shared expenses and live-in child/elderly care make this a practical solution for many families.  Homes with features that can accommodate this trend (such as 1st floor master bedrooms or in-law suites), are popular with the buyers that fit this trend.

Practicality-There is a return to the practicality of our forefathers.  Families have lost touch of each other and what is important when driven solely by the big house/big car/newest gadget mentality. 

What Buyers Don't Want:

McMansions-Many buyers don't want their homes to boast lavish material consumption with amenities such as elaborate wine cellars, his and her master bedroom suites, 3+ car garages, and $50K home theater systems.  Even worse, buyers don't want 3500+ sq foot homes with nothing but cheap builder-grade counters, carpet, linoleum, and matching bathrooms (identical tiles, vanities, and fixtures).  Home buyers today want good value and quality drizzled with a dose of modesty. 

In addition, the McMansions have taken the biggest hit in today's down market.  Buyers don't want to risk their finances and neither do mortgage companies who, for all practical purposes, have done away with "jumbo" mortgages (mortgage amounts in excess of $417,000).

High HOA Fees-Home buyers are looking to conserve cash and watch their monthly payments.  More than ever, buyers won't even looking at condo and town home developments with excessive monthly fees.

Two-Story Ceilings-While 9' and cathedral ceilings remain architecturally appealing, homes designed without energy efficiency in mind are not as popular today.  Big, cold, drafty rooms leave the buyers cold as well.

Fixer Uppers-While buyers are avoiding the McMansions, they also don't have the cash/credit available to make major renovations to a home.  Homes that need a lot of renovations are selling at a far greater discount than ever before compared to their neighbors who have maintained their condition.  Sellers who go "above and beyond" getting a home ready for sale are always the happiest with the final outcome, i.e. price and time on the market.

Compromised Locations-Similar to fixer uppers, buyers don't want high voltage lines, storm water detention basins, or busy streets/highways nearby.  Buyers are more picky now and as they should have been all along.

Risky Mortgages-Most risky mortgages have gone away completely, but buyers don't want them anyway.  The foreclosure rate has restored the use of prudence and common sense in home purchasing.  Buyers want a mortgage that they can afford in the long run.  They're thinking about family planning or the possibility of a lost job.

Overextending-Buyers are looking to keep some cash in reserve after settlement.  They are working to keep their personal debt down and trying to be smart about their financial future.  More than ever, buyers don't want to put themselves in the position of being "house poor".

~Lisa

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Copyright © 2010, The Scott Loper Team, What Sellers Need to Understand about Buyers in 2010, All rights reserved.

Here are a few facts about Ireland and St. Patrick's Day to entertain you today!

• The shamrock is a sacred plant from Celtic tradition that symbolizes the rebirth of spring.
• Around 1900, to save money, Irish Americans used corned beef to replace Irish bacon in their "traditional" meal of corned beef and cabbage.
• In Celtic folklore, a leprechaun was a cranky little man who that had to mend the shoes of fairies.
• St. Patrick is the patron saint of Ireland.  It is believed he died on March 17, 460 A.D.
• St. Patrick never actually banished snakes from Ireland.  The snakes represent Pagan ideology that was replaced by Christianity which St. Patrick promoted.
• 40 million Americans can trace their ancestry to Ireland.
• "Erin Go Bragh" means Ireland Forever.
• In 1995, Ireland legalized divorce.
• Ireland is nicknamed the "Emerald Isle" because it has over 90 inches of rain per year making it very "green."
• One kisses the Blarney Stone to be blessed with the "gift of gab" (eloquence, persuasion, flattery).
• Famous Irish writers include: James Joyce, George Bernard Shaw, and Oscar Wilde.
• The first St. Patrick's Day parade took place in New York City on March 17, 1762.
• In 1845, the Great Potato Famine hit Ireland and drove over 1 million immigrants to America.
• St. Patrick's Day is celebrated throughout the world in countries such as Canada, Australia, Russia, Japan and Singapore.

"May you be in heaven one half hour before the devil knows you're dead."  ~An Irish Blessing

Happy St. Patrick's Day!  ~Lisa

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Copyright © 2010, The Scott Loper Team, All rights reserved. All Things Irish.

I've heard that I can appeal my property taxes.  Is that true and how do I go about it?

With the decline in real estate values, many homeowners have opted to appeal their property taxes.  This is especially the case for new construction homes that often have substantially higher property taxes than their established neighbors.  Also, some homeowners have had their property taxes rise due to home improvements or additions; but now they may not realize the full resale value the tax assessor placed on the improvement at the time of assessment.

To appeal your property taxes, you must first determine if you are in fact paying a higher property tax than other homeowners whose homes have a value equal to yours.  If after an apples to apples comparison, you are paying the same or less than other homeowners in your area, you will probably not be eligible to receive any property tax relief. 

To find this out, you will need to determine your home's "market value' according to the taxing authority.  The key is to find the "sales ratio" for your municipality.  Divide (or multiply if appropriate) the assessed value by the sales ratio to give you the "market value" on which you are being taxed.  You should be able to get the sales ratio from your tax authority (it may be called something else such as assessment ratio, common level ratio, residential assessment level, equalization rate, etc). 

For example, the common level ratio in Montgomery County, PA through June 30, 2010 is 1.85.  So, if your home in Montgomery County has a County Assessment of $200,000 (the assessment is on your property tax bill), then the current perceived market value is $370,000 ($200,000 x 1.85).

The ratios change each year, but other current common level ratios for the communities in and around Montgomery County, Pennsylvania are:

Bucks County-10.31                 

Chester County-1.89

Delaware County-1.63               

Berks County-1.48

Philadelphia County-3.06

After you find the "market value," compare it to the sales price of comparable homes that have recently sold in your area to see if the values match.  Adjustments may need to be made for features of the sold listings that differ from yours.  But in the end, if you find that the true market value of your home is significantly lower than the property tax assessor's perceived market value, then you should proceed with a property tax appeal.

You should also check your local township or borough to see if their sales ratio is the same or different from the county's.  Property tax appeal forms are available on the county websites.  There is a fee to have your appeal reviewed, so make sure you have done your homework and can substantiate your appeal.  Good Luck!

~Lisa

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Copyright © 2010, The Scott Loper Team, All rights reserved. Should You Appeal Your Property Taxes?