Harleysville-Lansdale Real Estate and More: February 2012

2076 Hawthorne Lane, Hatfield, PA 19440

 MLS #: 6009799

 Asking Price: $349,900

 For a virtual tour: Hatfield home for sale with an in-law suite

 Stunning professionally decorated 4 BR/ 2.5 BA colonial is a quiet neighborhood in Hatfield Township with a the perfect space for an in-law suite.

Not your average 4BR/2.5BA colonial. This stunning home has been exquisitely redesigned and upgraded and includes a true professional office or in-law suite. Custom two-tone kitchen remodeled in 2007 with granite countertops, 14” ceramic tile, Elmwood and Cherry cabinets, desk area, dining area, breakfast bar, and top of the line appliances. Kitchen opens to large family room addition walled with windows. A pocket French door separates the family room from the dining and living rooms. Off of the kitchen, there is a well-designed laundry room, pantry and powder room. From there, enter an oversized bright and cheerful in-law/office area with a separate entrance - double glass doors to the driveway. Large rear deck backs to a lovely yard and open fields. Upstairs, the master suite includes a sitting area, dream walk-in closet with custom racks, shelving and drawers, and updated bath. Two other nicely sized bedrooms are on the 2^nd floor.  The in-law suite is the 4^th bedroom - could be used as a home office instead. Newer hot water heater, water softener, closet doors, shutters.

GREEN features include: complete home energy audit in 2009, new insulation, whole house air sealing, zoned heating/cooling, programmable thermostat, and replacement windows.

Large well-designed in-law (currently used as a home office) area with separate entrance.  Bright and cheerful.  Perfect for an in-law suite as it is only a few steps off the kitchen but is separate and spacious and offers ultra quiet privacy from the rest of the home.  The separate entrance from the front of the home to the allows in-laws and their visitors easy access and privacy.  And no steps!

Other features include:

>>> Gorgeous kitchen completely remodeled with extensive upgrades. 

>>> Large rear deck backing to open fields.

>>> Originally a four bedroom home, this home was converted to a three bedroom with a large master suite including a sitting room, large walk-in closet and a spacious master bathroom.  Could convert back to four upstairs bedrooms or use in-law area as a 4th bedroom.

>>> Over 2,800 square feet of space professionally decorated from throughout.

>>> Award winning North Penn School District.

>>> Easy access to schools, shopping, parks, recreation, and commuter routes such as Route 309, the PA Turnpike and Septa's R-5 commuter rail line connecting to Doylestown and Center City Philadelphia.

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 of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Hatfield Home for Sale with In-Law Suite - Copyright © 2012, The Scott Loper Team, All rights reserved.

A very sad unexpected victim of the recent housing and economic downturn are pets.  According to a report by MSNBC, the number of dogs left at shelters by loving owners has risen 25 fold in the last few years. 

“Their pet is the last thing someone wants to give up,” says a spokesman for the Humane Society.  But difficult financial times and people losing their homes has forced many pet owners to give up their animals as the owners move into apartments or with family.  And as financial aid and donations to animal shelters has dropped, the shelters are feeling the pinch.

What can you do?  If you are considering getting a dog or a cat, consider visiting a local shelter.  Mixed breeds do make wonderful pets, but for anyone seeking a pure bred, you chances of finding one at a local shelter are better than ever.  According to PetFinder.com, 25% of the adoptable animals these days from shelters and rescues are pure bred animals.  You can get a pure bred at a fraction of the cost.

Worried about the health or temperament of a shelter pet?  Reputable shelters do a great job of caring for the animals left with them.  Dogs and cats usually have been checked out by a veterinarian and are up to date on immunizations.  Temperaments don’t change too easily, so when you visit a shelter, interact with the dog or cat that interests you.  If they behave well at the shelter, there is no reason to think that will change when you get home.  If anything, rescued pets usually behave better after adjusting to a loving, nurturing home.  They quickly learn to love and protect the owners that take them in.

What are the benefits of taking in a shelter pet?  You feel a sense of fulfillment knowing you saved a life and an improved quality of life from the unconditional love and companionship that a pet can bring.

According to PetFinder.com, these are the top names for pets: 

2011's Most Popular Adoptable-Dog Names: 1. Buddy, 2. Max, 3. Daisy, 4. Bella, 5. Lucy, 6. Molly, 7. Charlie, 8. Jack, 9. Sadie, 10. Rocky

2011's Most Popular Adoptable-Cat Names: 1. Lucy, 2. Smokey, 3. Bella, 4. Charlie, 5. Tiger, 6. Oreo, 7. Daisy, 8. Molly, 9. Max, 10. Midnight

What would you name your new dog or cat?

To adopt a pet in our community, contact the Montgomery County SPCA.  Someone special is waiting.

~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 of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Foreclosure Dogs & Cats - Copyright © 2012, The Scott Loper Team, All rights reserved.

The real estate market is showing signs of heating up, slowly.  The number of showings on properties actively listed for sale is increasing, as well as phone and internet requests for more information on homes in the area.  Also, a greater number of people are preparing for to buy (meeting with mortgage professional).  In talking with other local agents and mortgage brokers, the pulse of the market was unanimously, “getting warmer” and “picking up”.  Offers are being generated, and on occasion, competing offers are being presented. 

Can spring be in the air early this year? 

The housing climate is surely ready.  There are fewer homes for sale now than this time last year, so the supply and demand see-saw looks a little different.  Buyers still have a healthy supply of homes to browse, but there is about an eight month supply of homes versus a nine month supply in the last year in Montgomery County. 

Looking at January of 2011 compared to January of 2012, more homes sold this year:  356 vs. 383.  That’s not a drastic difference, but a step in the right direction.  That’s the good news.  I’d like to think things are finally moving in a positive direction.  The not as good news is that the median home price fell when comparing the same period of time for single family homes in our county:  $245,000 vs. $239,000.  Unless of course you are a buyer, who views this information as a positive and time to make a move.

The mortgage interest rates are also attracting new home buyers and those looking to refinance.  Rates are near historic lows, around 4% on a 30 year loan, and in some cases lower.  If you are looking in more rural areas, there is a mortgage type called a USDA loan.  Yes, that means the department of agriculture.  And no, you don’t have to buy a farm to get one.  Homes in areas as close by as Souderton (and many points north and west) qualify for USDA loans in Pennsylvania.  Buyers can benefit from this type of loan if they have very little money to put down and will not have more than $5000 in their bank account after settlement.  There are income limits with a USDA loan as well.  Its best to ask a mortgage professional about all loan options to see what is the best fit. 

My husband brought home a bouquet of flowers yesterday for me and our daughter.  They were a lovely mix of colors including tulips.  Seeing those tulips and feeling the current pulse of the day to day business as a Realtor, I couldn’t help but feel like it was already that second season of the year, Spring.

~Gina

The Pulse of the Home Market originally appeared in the Montgomeryville-Lansdale Patch.

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 of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

It's Alive! It's Alive! The Pulse of the Real Estate Market in Montgomery County PA - Copyright © 2012, The Scott Loper Team, All rights reserved.

Every year we witness a similar phenomenon.  Showings on listings quiet down at Thanksgiving and then increase after the Super Bowl.  So while football season may be over, the spring real estate market is just getting started.  And it can be just as competitive....

Buyers often put their searches on hold for the holidays saying they will start up again after New Year’s.  But in real estate, New Year’s equates to the Super Bowl. 

Maybe it is the cold, the short days, the resolutions, recovering financially from the holidays, but I think the “real” reason some buyers seem to take January off is that during the football playoff season, many wives find it impossible to lure their husbands out to look at homes or stop by open houses on a Sunday afternoon. 

Last month we saw more activity than usual.  Of course it is a great time to buy with prices and interest rates being so low, but surely the Eagles being out of the playoffs have helped the spring market start a bit earlier this year.

So as the spring market gears up, we are seeing competing offers on some especially well-priced listings.  In any market, the competition for some homes does get fierce.  If you are a buyer, you really need a real estate agent that knows how to beat the competition when there are multiple offers, especially when you have found THE HOUSE!

A seller is looking for the best PRICE and TERMS.  So you will want to offer a fair price but pay attention to the structuring of the TERMS to help you win the house without overpaying.  Competing offers require a different approach to negotiations than when there is simply one buyer and one seller trying to come to an agreement.

Some important tips when a house for sale has competing offers:

Have all paperwork completely in order.  Granted, real estate agents kill a lot of trees in the process of helping people buy or sell houses.  But a very clean, neat, well-organized offer that answers any questions before a seller (or their agent) can ask them is crucial to edging ahead.  Don’t have the list agent have to ask for missing paperwork.

Keep your offer straight forward and minimize the contingencies in the contract.  Some contingencies are critical (such as a mortgage contingency or inspection contingencies), but avoid anything redundant, unnecessary or that poses a low risk to you as a buyer.

Don’t get into negotiating personal property (such as the lawn tractor or the window treatments) with your offer.  This can confuse a seller and might turn one off who simply doesn’t want to part with her window treatments.  Get the house first and ask for the other stuff later.

Do your best to accommodate the seller’s desired settlement date.  The sellers of a vacant house usually want to settle ASAP; whereas, if the seller isn’t sure where they are moving yet, they may want a settlement date further out.  After price, settlement date is usually the most negotiated term in an agreement of sale.

Try to address concerns a seller may have.  For example, if the sellers prefer an “as is” sale with no inspections, offer a deductible on the home inspection (You still get your inspections, but it tells a seller you want to ensure there are no major problems with the house but at the same time, you won’t nickel and dime them on inspection issues.)  Or include in the agreement that you will purchase a home warranty (it can offer you AND the seller peace of mind).

Include a personal note to the seller as to why you want to buy the house.  Houses are homes.  Some sellers can get very emotional about their homes and want to know the new owners think the property is pretty special and will care for the house as much as they have during their ownership.  And what seller wouldn’t love to hear how their home is the perfect place to raise a family?  Sellers hear all the negatives about their home; be the positive.  But only be sincere with what you write; insincerity will show and hurt your position. 

If you have the opportunity to meet the seller, be sure to have your agent introduce you.  This opportunity for this to happen is rare (but perhaps they are just leaving when you arrive for a 2^nd showing).  And this should only be done through your agent.  Never seek out a seller or try to engage them in conversation without your agent present.  You really don’t want to reveal the wrong information, but it is better for a seller to have a face to associate with the name on the offer when you are competing against other buyers.  And of course, be pleasant, polite and most of all, enthusiastic about the home.

Does this work?  Absolutely!  We have had buyers with the lowest price win in situations where there were multiple offers.  The “magic” for a seller can often be found in the terms of the sale.

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 of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

The Super Bowl of Real Estate: Fighting for THE HOUSE When There are Competing Offers - Copyright © 2012, The Scott Loper Team, All rights reserved.

 Where does Scott Loper sell houses?

 From 2007 - 2011, Scott Loper has sold 135 homes primarily throughout Montgomery County and western Bucks County of Pennsylvania.

Scott and his family have lived in Lansdale for 15 years; Scott has been selling real estate for the last 13 years.

Scott and Lisa have raised their children in Lansdale; their children currently attend North Penn High School.

Prior to joining RE/MAX Realty Group in Harleysville in 2004, Scott was an agent at RE/MAX Action Realty in Horsham.

Scott Loper knows Montgomery County and the surrounding areas inside and out.

With the opening of RE/MAX Realty Group's Conshohocken office in May 2010 and the addition of Gina Wherry to our sales team at the end of 2010, we have an even greater geographic reach as Gina specializes in the Conshohocken area and within the Philadelphia city limits.

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 of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

The Scott Loper Team's Geographic Area - Copyright © 2012, The Scott Loper Team, All rights reserved.

You’ve heard good real estate agents talk about how to prep your home to get it sold.  

> How the first physical visit by a prospective buyer is actually the “second” showing, if it was marketed correctly on the internet with high quality photos, photos and more photos. 

> How condition of the home is as important as location in today’s market. 

So if you’re a seller and you’ve completed this checklist, what is the next key element?  That would be:  making your home as available as possible for showings to buyers.  If the house can’t be shown, it won’t be sold and will linger, adding to days on market.  

And, statistics show that the longer it is on the market the less the seller receives in proceeds.  It is not uncommon for buyers to have a bulk list of homes to visit in one day.  You’ll want your “for sale” home on their “must see” list.

Here are a few things to apply to the overall plan for selling a home:

Allow buyer’s agents as much access as possible.  Just because you are having an open house on Sunday doesn’t mean they should come see your home on that day if the buyers can only see it on Saturday. 

It’s best that sellers are not present when the home is being shown to buyers.  This allows the buyers to take their time in viewing your property. Often times, buyers feel rushed if the seller is home.  

If security is an issue, take some preventive steps to put things of value elsewhere if you are concerned.  You can require that buyer’s agents showing your home are members of the Montgomery County Association of Realtors (or other association of realtors).  Member Realtors live and work by a code of ethics.  If the agent is not a member, you should still allow the showing, but perhaps you stick around to meet the agent, ask for their business card, then leave. 

There are a couple of different types of lockboxes that usually meet the needs of every seller, some being electronic that only Realtors can access.  Also, when making an extra key for the lockbox, ensure that it works properly.  There is nothing worse than arranging an appointment for a showing than getting there and not being able to get in because the key is not cut right for the lock.  (Your agent should do this too.)

There are very understandable circumstances where you may want select hours for home showings, like sellers who work 2^nd or 3^rd shift and need to sleep in the daytime.  In this case, a detailed timeframe of available hours for showings should be mapped out and adhered to.  Again, this should be as open as possible.

Pets should be no problem.  Houses are sold everyday where cats, dogs, iguanas and other types of animals live.  What’s important is having a plan.  There can be a room specifically for the pets during showings or the use of crates.  Most buyers understand this and many are pet owners themselves or want to be pet owners, hence the desire to buy a home to have the freedom to do so. 

When sellers provide full access to their home, they get more showings, which translate to offers.  And once you’ve accepted an offer and your home is pending sale, you can breathe easy and get back to a more normal schedule with fewer demands. 

~Gina

Key Element to Selling a Home by our Team Member Gina Wherry originally appeared in the Montgomeryville-Lansdale Patch.

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 of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Key Element to Selling a Home - Copyright © 2012, The Scott Loper Team, All rights reserved.

Our team member Gina's "Other" Team: 2011 Fairmount Park, Philadelphia, Ultimate Frisbee Summer League Champs. 

What will summer of 2012 bring?

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 of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Wordless Wednesday - Go Gina! - Copyright © 2012, The Scott Loper Team, All rights reserved.