Bucks County Real Estate

Average Sold Price for Homes in Bucks County, PA and Council Rock School District - June 2010

2010-07-22T13:47:00.006-04:00

We continue to see stable pricing for homes in Bucks County, PA, as indicated by both the Median and Average sold home prices year - over -year for June.

Below are the home price statistics for Bucks County:

Median Price is UP 3.4% to $299,900

Average Price is UP 1% to $339,820.

Council Rock School District home prices also remained stable:

Median Price is UP 1.4% to $388,000

Average Price is UP 0.5% to $433,595

Would you like to know your numbers for your school district, township or neighborhood? Give me a call or shoot me an email, and I'll be happy to send over your numbers!

Tax Appeal Process - Bucks County, PA

2010-07-21T13:13:00.000-04:00

As home prices have declined, many homeowners in Bucks County, PA are appealing their tax assessment with the Bucks County Board of Assessment. The deadline to appeal your Bucks County Tax Assessment is August 2, 2010.

How do you determine if your home is over-assessed?

The STEB ratio handed down by the state for 2011 fair market calculations is .109. To determine the fair market value of your home, take your tax assessment and divide it by .109. For example, let's say your tax assessment is 64,000, to determine your fair market value, you would perform the calculation below:

64,000 / .109 = 587,155

Therefore, the fair market value indicated by your tax assessment is $587,155.

What if you think your home is work only $450,000?

You would submit a Residential Appeal to the Bucks County Board of Assessment, no later than August 2, 2010. Submit a Bucks County Residential Appeal Form with a check for the $25 filing fee. With this form, you will need to include some sort of documentation to support your opinion of fair market value of the home. It could be an appraisal, a HUD-1 from a recent sale in the last 18 months, or simply a list of similar homes that have sold in the past year.

Once the county receives your appeal, they will schedule a hearing in which you appear before the board with your evidence. Once you have your hearing, they will notify you by mail of any changes made to your 2011 tax assessment.

Need some help finding out just what your tax assessment is? Give me a call or shoot me an email! I'll be happy to provide you with your tax assessment, as well as give you a list of recently sold homes in your neighborhood.

How I Won a $50,000 Jackpot by Re-Financing My Home (And how you can too if you have a 5-7 year old mortgage)

2010-07-06T22:00:00.001-04:00

I just won $50,000 today! (‘Kay, not really, but I did SAVE myself $50,000 over the next 15 years)

15 year mortgage rates are at 4% today.

I was shocked at how low they were and decided to do a little investigating “just to see” if I could manage converting my 30 year loan to a 15 year one. If you’ve been in your loan for 5-7 years, and are at an interest rate of 6-7% you should run your numbers and see if a 15 year mortgage can save you a boatload of interest and knock significant years off your loan. Bet you it can!

Check out the tables below:

For a loan amount of $250,000

Years	Rate	Monthly Payment	Interest over Life of Loan
30 Fixed	6%	$1498	$290,000
15 Fixed	4%	$1849	$83,000

Now, lets take a look at these numbers if you’ve had your mortgage for 5 years…

By remortgaging the remaining balance, you’ll have a monthly payment of $1720, save $134,000 in interest, and pay off the original loan in 20 years as opposed to 30 years.

HUH?

I seriously expected you to follow all that?

Let’s do it again for a loan amount of $150,000:

Years	Rate	Monthly Payment	Interest over Life of Loan
30 Fixed	6%	$900	$173,000
15 Fixed	4%	$1109	$49,000

If you’ve had your mortgage for 5 years…

By remortgaging the remaining balance, you’ll have a monthly payment of $1035, saving $73,000 in interest, and pay off the original loan in 20 years as opposed to 30 years.

If you really study these numbers, the difference in the monthly payment really isn’t too enormous when compared to the amount of interest you’ll be saving, as well as the years you’ll knock off your loan.

If you’d like me to run some numbers for you, feel free to shoot me an email, call me out on Facebook, or hit the mortgage calculator yourself!

Our in-house Mortgage Rep, Tom Fullen, hooked me up today, and always does a great job. I used Tom even before I started to work for Prudential and he always gets me a great rate, and gets the loans done.

"Send me the Good Deals" Why Foreclosures and Short Sales in Bucks County Aren't Always Good Deals

2010-06-15T09:14:00.006-04:00

Although I haven't been as active on Trulia, Zillow, or even ActiveRain as I have been in the past (Baseball season is a killer when you have two boys!) I do keep an eye on them every day. I may not be participating, but I'm watching. Something I see pop up all the time is "How do I buy a foreclosure in Bucks County?" or "How do I buy a short sale in Bucks County?"

I also regularly have clients email me, "Where are the really good deals? The short sales and foreclosures?"

I think it's important to point out that these two phrases "good deal" and "short sale" or "foreclosure" are not synonymous in Bucks County.

The first hurdle is that short sales and foreclosures may have some lending issues. Many of the foreclosures that we are seeing, unless they are in the higher price point, are wrecked. As in, someone has ripped all the copper out of the house and you have no heat. We are also seeing the investors come back into the market at the lower price points. It's extremely difficult for an owner/occupant to compete with an all cash/no inspection offer, which is typically what investors throw out there.

At the higher price points, typically the homes are in fine shape, and investors aren't the problem. However, the scarcity of foreclosures above the $350,000 price range will make it a waiting game for you.

Short sales in Bucks County? Ugh. Another post for another time. Are they "good deals?" Sometimes. Not all the time. And you never really know if that short sale is going to pan out. If a short sale doesn't happen, it's not a "good deal."

So, I would encourage this:

Look for a good deal. Period.

They're there. There are plenty of people who are sitting on an vacant home as part of an estate, or have already re-located, or are sick of showing their house, or (gasp!) are just reasonable about their sale price. Don't limit yourself to a foreclosure or short sale. Bucks County has plenty of deals to go around, don't get hung up on a specific type of sale.

Some ideas for finding "deals:"

Run a search of homes that have been on the market 120 days or longer
Look at homes that may be estate properties (typically outdated, but not trashed)
Look at homes that have relocation addendums posted to the MLS
Look at homes that have "motivated seller" in the comments

Or, give me a call or shoot me an email and I'll let you know when I see a really good deal come on the market.

Bucks County Open House in Warrington, Central Bucks School District 6/13!

2010-06-12T13:18:00.005-04:00

Ahhhhhhh....Such a joy to relax at this prime location/yard this summer! This 4 bedroom, 3 full bath home in Warrington, in the Central Bucks School District will be held open this Sunday June 13th from 1-3. Here's the open house deets....

512 C Taylor Avenue

Warrington, PA

$399,900

Open House Sunday 6/13

1-3 p.m.

www.taylorave.com

Need more info? Ok, here goes...

Nestled at the end of a dead end street
Close to shopping and major roadways
Almost completely remodeled
Lighted horseshoe pits (whoot! whoot!)
Large family room
Beautifully remodeled eat-in kitchen
Full finished basement

You really need to visit to truly appreciate this home. Come visit us on Sunday at the open house and take a look!

Bucks County and Council Rock School District Real Estate Market Update May 2010

2010-06-07T13:12:00.004-04:00

Ok, ok...I missed two months. Mea culpa. Forgive me. I have, however, been posting to my facebook fan page, which can be found here. Hit the "like" button and get more frequent updates on happenings in Bucks County.

Here are our median and average price ranges in Bucks County and Council Rock School District as of May, and it's still good news overall:

Bucks County real estate has an increase in both the median price range, and average price range. Because the chart is a bit difficult to read, here is the year to year average and median pricing:

Average +5% (from $311,000 in 5/09 to $327,000 in 5/10)

Median +6% (from $260,000 in 5/09 to $275,000 in 5/10)

Council Rock School District, specifically, did not enjoy as much of a recovery. My thoughts on this is that we do not enjoy a large percentage of first time homebuyer properties as compared to other school districts. Let's see if that first time homebuyer credit really does trickle up to the more expensive price points over the next few months.

That being said, Council Rock remains a very stable market without significant fluctuation in the average or median price as of May 2010.

Here is the breakdown of the Council Rock School District median and average pricing:

Average +1% (from $433,000 in 5/09 to $438,000 in 5/10)

Median -1% (from $355,000 in 5/09 to $353,000 in 5/10)

As always, if you would like to see what your own little corner of Bucks County is doing in terms of average pricing, median pricing, months supply of inventory, etc, please don't hesitate to contact me via email or cell. I'll be happy to run your numbers and email you your report!

Open House in Warrington, Bucks County, Central Bucks Schools – 4/11 from 1-3

2010-04-08T11:06:00.001-04:00

Join me for a fabulous open house in Bucks County, Warrington Township, Central Bucks School District on this Sunday from 1-3 pm. Actually, this Sunday is National Open House Weekend, so there are going to be a lot of open houses in Bucks County on April 11th. However, the most rocking open house is definitely going to be at my 4 bedroom/3 FULL bath listing in Warrington:

512C Taylor Ave.

Warrington, PA

www.TaylorAve.com

$399,900

What’s so rocking about this home?

The yard, definitely.

The location, certainly.

The spaciousness and condition of the home itself, ABSOLUTELY.

The weather is supposed to be gorgeous, and maybe I can convince my Seller to crank up his outdoor speakers and let you enjoy a few games of horseshoes while you visit!

For more information about National Open House Weekend, Warrington, or Bucks County, shoot me an email. I hope to see you at the open house!

In the meantime, check out the virtual tour by clicking here.

Bucks County Open House - 3/14 in Warrington PA - www.TaylorAve.com

2010-03-09T09:21:00.008-05:00

Please join me at my open house and tour this gorgeous 4 bedroom, 3 bath home in Warrington Township / Central Bucks School District:

Sunday March 14th from 1-3.

512-C Taylor Ave

Warrington, PA

www.TaylorAve.com

$405,000

So, what's special about this home? A lot. Maybe we'll start there...this home is located at the end of a small dead-end street. Private without being secluded, and no traffic, although you're close to shopping. Come Spring and Summer, you're going to be outside enjoying the newer, expansive deck, the pool, the lighted HORSESHOE PITS! A recent second story addition, and updated throughout, this home offers the feel of newer construction, with the charm of an older home. All 3 full baths have been renovated, the mechanicals have all been updated, the kitchen has been updated...there is literally nothing to do to this home. Truly move-in ready.

Located in desirable Central Bucks School District, and in close proximity to Street Road and 611 (and the new Valley Square Shopping Center - with Wegman's!) this home offers a great home, and a fabulous school district, in a convenient location.

Can't wait for the weekend to come to the open house? Take a virtual tour of this property by clicking here.

Bucks County and Council Rock School District Real Estate Market Update - Feb. 2010

2010-03-01T21:30:00.001-05:00

I'm going to try to do some monthly updates for all of you analytical types out there who need DATA and CHARTS to understand the real estate market in Bucks County and Council Rock School District. Here's a little secret - I can give you these stats for ANY area, school district, township, even zip code. Want to know about the real estate market in Pennsbury School District? Email me and I'll send it right out. Want to know about the real estate market in Doylestown? Email me and I'll send it right out. I've got your numbers, baby, you just need to let me know what numbers you want!

As a Realtor, I know all anyone really cares about is price, and Bucks County Median and Average prices are up from last year. YAY! Good news regarding Bucks County real estate prices! Looking at the chart below (click for a larger view), Bucks County median price is up 4% and the average home price in Bucks County is up 3% from last year.

Council Rock School District also saw an increase in the median home sale price... a considerable increase of 10%. The average sold home price in Council Rock decreased by 1%. I think this is due to a softening in the high end price point, which more greatly affects the the averages.

So, heartening news for home prices in Bucks County and Council Rock School District. I'm anxious to see how the early Spring selling season we've been enjoying will impact these numbers.

Remember, if you want to see how your little corner of the world is doing, just ask!

Isaac Newton's - Newtown PA's Favorite Place to Eat, Drink, and talk Beer

2010-02-23T11:15:00.001-05:00

The other day, I met a few friends from grade school for lunch in Newtown. (By the way, how magical is Facebook for re-connecting? You can find me on there right here). We went back and forth about where to meet, but when one mentioned that she may want to have an...ahem..."adult" beverage, there was only one place to go.

Isaac Newton's

18 South State Street

Newtown, PA

215-860-5100

I got there a little early and sat at the bar to hang out until my girls came. Everyone is super-friendly and I got to talking with the bartender, Tim Gannon. We figured out that we used to work together in high school, so if you're local, you might know him. Tim is wicked-smart about beer, and was able to figure out what I would like, even though I have no idea of what kind of beer I drink (blinks vacantly). I heard Tim have a whole discussion with another customer about hops, wheat, something-else-that-I-have-no-idea-about. Smart dude. He works M-F starting at 11:30.

Check out their on-tap beer list (which is constantly changing):

(You can't see it, but the top right hand beer is Heavy Sea's Holy Sheet Belgian Ale. Hysterical.)

On top of the beer and mixed drinks, Isaac Newton's has amazing food, and their french fries with what I call "that delicious dipping sauce" are a must. My husband and I come here with the kids sometimes for dinner, and they do a really nice job with families - huge booths upstairs, fast service so the kids don't lose it, and great kid's meals.

So, with good food, a great beer selection, and knowledgeable staff, you can imagine Isaac Newton's is a pretty popular place. If you're in Newtown for the day, or looking for a place to meet up after work or for a casual date, it's a definite "must-try." I'm not the only one who thinks so...Isaac Newton's was just named the 9th best beer bar nationwide by www.ratebeer.com.

If Tim's there when you go, tell him I said "Hi," and make sure you get the fries!

Technorati Tags: newtown borough,newtown,pa,beer bars,isaac newtons,food

Open House 1/31 from 1-3 in Warrington, Bucks County

2010-01-28T21:21:00.006-05:00

I've got a s-weet new listing that hit the market today, and you can be one of the first to view this gorgeous 4 bedroom, 3 bath home for sale in Warrington at the open house on Sunday.

512-C Taylor Ave.

Warrington, PA

Open House Sunday 1/31 from 1-3 pm

http://www.taylorave.com/

$405,000

This home is so special...at least I think so because its location very similar to my own home. It's tucked at the end of a small dead-end street and the location.....sigh. I live at the end of a dead-end street, and there is really nothing like it. Traffic? Uh, not unless you've invited them! The home has a yard made for enjoyment, with a 30' x 14' deck, above ground pool, and lighted horseshoe pits.

What is really wonderful is that all this privacy, and you are only minutes away from some seriously good shopping and restaurants. It's the perfect spot: privacy without isolation. You're going to love it...

And then you'll get to tour this great home and enjoy the equally show-stopping interior. This home underwent a major renovation around 4 years ago, so it feels very much like newer construction. Roof, siding, heater, Pella windows and doors...everything's been updated. Large rooms, and an open floorplan really fit today's Buyers. All this, and Central Bucks Schools.

I hope you'll visit me at the open house this weekend...I'll be holding one of the best in Bucks County :) You can find a listing of other open houses in Bucks County by going to Prudential Fox & Roach and clicking on the red "Open House" flag.

Take a look at the photos for 512-C Taylor Ave, and I'm sure you'll be impressed. See you at the open house!

How Do I Find a Good Agent In Bucks County, PA?

2010-01-06T19:17:00.005-05:00

I've been answering questions on Trulia for a while now, and I find the same questions come up repeatedly. One of the most frequently asked (and furiously answered) is:

"How can I find a good Agent?"

Agents, I guess, have a bit of a reputation for being dirtbags...who knew?

I've answered the "How do I find a good agent?" question several times on Trulia: most recently here, got into it a bit with another REALTOR here, and answered it circuitously here.

To break it down to the one critical question you should ask yourself about a real estate agent:

"Do you trust him/her?"

There are a lot of ways for people to be "good agents" and I believe there are many "good agents" here in Bucks County. Some agents think it's being a bulldog during negotiations. Some agents think it's knowing all the numbers. Some agents think it's having good professional practices. While I agree that most of these are necessary (except for the bulldog one - I think that's the absolutely WRONG way to do right by your client...but that's a different post) the bottom line for me is that I want my clients to trust me.

I want them to trust that I'm taking care of them.

I want them to trust that I have their best interests at heart.

I want them to trust that I'll always tell them the truth.

I want them to trust that I know what I'm doing.

If I don't have that level of trust, then I'm not the right woman for the job. Now, trust is earned, and I earn that trust by doing things like: knowing what I'm talking about, actually putting my clients' best interest at heart, telling them the truth, etc.

So, when you're looking for an real estate agent in Bucks County, ask yourself the very fundamental question:

Did this person earn my trust?

Five Reasons why 507 River Road is the Ultimate Weekend Home in Bucks County

2010-01-06T13:13:00.016-05:00

Springtime in Bucks County usually brings forth the New York and Philadelphia Buyers who are looking to purchase a weekend or vacation home in one of our scenic River Towns in Upper Bucks. Lucky for me, I have one of the most adorable homes for sale at 507 River Road. This quintessential Bucks County Bungalow would make a wonderful vacation/weekend home for many reasons, but here are my top five reasons this is the ultimate vacation home:

1. Proximity! Located just an hour away from Center City Philadelphia, or an hour and a half from New York, you won't waste your time travelling to your weekend home, you'll spend it enjoying it.

2. Scenic Location! This home is located on one of the most famous, scenic roads in Bucks County, but more than that, it's unique hilltop location is the perfect setting in which to spend your downtime in your weekend getaway. Far from the McMansions the pervade our suburbs, this historic cottage offers you something different.

3. Things to Do! In a short drive, you can enjoy shopping, dining and nightclubs in New Hope, taste local wines, tube on the Delaware, or explore Ringing Rocks Park. Head into Lumberville, and eat at the fabulous Black Bass Hotel, or explore Frenchtown, NJ. While there is much to do just a short distance away, this home is located outside the hustle and bustle of town; a perfect combination of solitude without isolation.

4. Low-Maintenance and Low-Carrying Costs! The gorgeous, naturalistic property offers plenty of outdoor living and entertaining space with absolutely no lawn to maintain. Inside, the kitchen and bath have both recently been renovated with energy efficient fixtures and appliances. The home is being sold fully furnished with wonderful, heirloom, eclectic pieces. In the winter there is a fireplace for warmth, and in the summer there is a wooded lot for cooling, making energy bills extremely reasonable. Taxes are only around $185/month!

5. Because of the charm! Honestly, it's the intangible that is the biggest draw to this home. It is so utterly charming and unique: the home, the location, the area itself...I recently took a walk along the canal, and there is just a different feeling to River Living in Bucks County. It truly is a local "vacation." You must visit it to truly appreciate how special this home is.

Oh, and the Seller is offering two new Simmons Natural Care by Danny Seo mattresses, so you'll never have to worry about "Who's been sleeping in my bed?" JACKPOT!

'Tis the Season to Buy a Home

2009-11-07T15:52:00.005-05:00

And no, it's not because of the extended and expanded tax credit for making a home purchase. I mean, sure, the $8,000 (or $6,500) is cool and all, but in a broader sense

The winter holidays are a great time to purchase a home.

There are several reasons why:

There are very few Buyers looking at this time, which cuts down on the competition. Competition? In a Buyer's Market? Good deals are good deals and there is competition for highly desireable properties.

Psychologically and emotionally, it's difficult for a Seller when no one comes to look at their home (and showings go WAY down during this time period) so they are more receptive to offers and tend to counter rather than reject.

Especially for estates and vacant properties, the prospect of carrying an empty home over the winter months is daunting. There are a lot of challenges to doing so: the expense of heating it, frozen pipes if the electric goes out, shoveling the walkways. It's kinda a major PITA.

(By the way, if you're looking to purchase a fix and flip investment, it's the most wonderful time of the year!)

Shoot me an email if you'd like to see homes for sale in your area!

Historic Home Tour on Bristol Day - 907 Radcliffe St. Open House from 1-3

2009-09-30T11:05:00.001-04:00

The Bristol Cultural and Historic Foundation is hosting the

33rd Annual Historic Bristol Day

October 17, 2009

10 am - 5 pm

They have a wonderful program planned for the day including crafters, musical programs by the 85 year old Bracken "Cavaliers" Drum and Bugle Corps (the corps is 85 years old - not the individual drummers or buglers :), historic home tours, children's entertainment, tours of historic properties in town...

You can read the full itinerary here, and find a map of the events here.

Additionally, I'll be holding my own little historic home tour that day.

I'll be holding an open house at

907 Radcliffe Street

1-3 pm.

Here's a sneak peek at this really gorgeous home listed at $425,000. Make sure you stop in and say hello!

Technorati Tags: bristol boro,open house,historic,bristol,home tour,10/17

Open House in Bristol Boro 9/13 from 1-3 - Coinciding with Bristol's Italian Festival!

2009-09-13T08:38:00.001-04:00

907 Radcliffe Street

Bristol, PA 19007

For Sale $425,000

Open House September 13th from 1-3 p.m.

Bedrooms:	4
Bathrooms:	2½
Area:	Historic Bristol Borough
Style:	House
Square Footage:	3,068
Lot Size:	0.47 acre
Year Built:	1901

Rich in history and located on one of the most prestigious streets in Bristol Borough with views of the river, this turn of the century home melds the charm the historic-home-lover demands with the updates a modern homeowner expects. View our photo and virtual tour to truly appreciate this property.

	Home
	Full Details
	Photo Tour
	Virtual Tour
	Print Brochure
	Property Map
	More About Bristol Boro
	Bristol Borough Schools
	Schedule a Showing
	Email Property Info
	Mortgage Calculator
	Read my blog!
	Contact Me
	Census Information
	Area Amenities

Heather Oberhau e-PRO, ASP, e-Certified

Office:	215-860-4778
Mobile:	215-584-2700
Fax:	215-579-2508
Email:	Heather@SoldbyHeatherO.com
Website:	soldbyheather.blogspot.com

Bucks County Open House 8/9 from 1-3 - Fabulous Historic Home at 907 Radcliffe Street, Bristol Borough

2009-07-31T11:22:00.003-04:00

907 Radcliffe Street

Bristol Boro, PA

$435,000

Please join me for the open house this Sunday,

August 9th from 1-3 p.m.

This is an amazing opportunity to own a very special property on Radcliffe Street. Situated on almost a 1/2 acre lot (with possible subdivision). Four Bedrooms, 2.5 baths, and tons of gorgeous vintage features, this home has been beautifully updated.

Please visit our website at http://www.907radcliffe.com/ for additional photos, information, and a virtual tour.

Technorati Tags: home for sale,bristol boro,open house,radcliffe st,bucks county

Open House in Warminster, Bucks County on July 26th

2009-07-24T11:54:00.001-04:00

449 Valley Road

Warminster, PA

$279,900

Be the first to tour this drop-dead gorgeous, HUGE home by visiting our open house this Sunday:

July 26th

1-3 p.m.

If you're looking at homes for sale in Bucks County, especially in the Warminster area, this is truly a must see home to put on your list! Totally renovated, thoughtfully updated, and with a phenomenal amount of living space, you'll be happy your visited the open house.

Want to see more photos? (You really should take a look). Visit our website at:

www.449Valley.com

Hope to see you there!

Technorati Tags: open house,july 26,warminster,bucks county,valley road,homes for sale

6 Things I Promise to Do for Sellers and Buyers in Bucks County

2009-07-20T20:05:00.001-04:00

I'm being bombarded by a general lack of professionalism, not just in Real Estate, but in life in general. So, in a bit of a rant, here are

Six Things I Promise to Do for Sellers and Buyers in Bucks County!

1. I'll call you back. I'll email you back. Promptly.

2. When I tell you I'm going to do something, I'm going to do it. If, for some reason, it doesn't get done, I'll let you know beforehand why it wasn't and when it will be.

3. I'm going to keep you updated on your status. If you've listed your home with me, I'm going to automate reports that give you feedback and website stats. I'm going to call you and let you know how your open house went. If you're buying a home with me, I'm going to call and let you know where we are in the offer process, the negotiation process, and the settlement process.

4. I'm going to take good pictures of your home. Not only am I going to take good pictures of your home, but I'm going to hire a professional photographer / virtual tour provider to take good pictures of your home. No pictures with me in the mirror, or trashcans at the driveway, or dishes in the sink. I promise your home will NEVER appear on www.lovelylisting.com

5. I'm going to conduct myself as an adult at all times. Even when I'm mad. I'm going to remain courteous. I'm not going to curse, yell, or employ excessive snottiness with you, a cooperating agent, a mortgage lender, or a repairman. No matter how irritated, angry, or even enraged I am.

6. I'm computer literate. That means that not only will I employ the latest online tools to promote your home, but I also know how to do things like: scan and email documents and put the right people on copy of emails. I also know how and when to use "reply" vs. "reply all."

There it is. My promise of Professionalism.

Give me a call if these sound like qualities you expect from a REALTOR while you search for homes in Bucks County!

Technorati Tags: bucks county,real estate,sellers,buyers,professionalism,realtor

Bucks County Sellers - Yes You Can Sell Your Home in 30 Days!

2009-07-06T19:18:00.001-04:00

In fact, you can sell your home in Bucks County in THREE DAYS. I just did.

420 Brandywine Court

Warminster, PA

$165,000

Sold in 3 Days

48 Brecknock Court

Newtown, PA

$470,000

Sold in 12 Days

What's the secret?

Staging the home before you list it. One home was professionally staged, the other I did myself (it was my personal fix & flip investment). Staging works!
Pricing the home with good, solid comparables, and pricing it where it's supposed to be priced.
Pictures and internet presence.
Easy access to the property, and property show ready when it's shown.

Honestly, it's a lot of front end work - getting a house ready to sell isn't easy. Nor is marketing the home. I probably spend a good 40 hours marketing a home before it ever hits the MLS.

If you do the right things before the house goes on the market, however, you'll realize a quick sale, at the right price, and it will position your home to be in demand during those first crucial weeks on the market.

New Real Estate Tools for Selling and Buying a Home

2009-06-25T11:28:00.004-04:00

I just signed up for Realbird as a listing website provider, and I'm having a lot of fun playing with the tools they provide.

So, here's a little test run of a property search tool. Try it and let me know what you think!

Ew! Dahling, you don't want to live THERE!

2009-05-31T21:21:00.001-04:00

Recently, there was a question posted on Trulia.com where the poster asked about the safety of a certain neighborhood. Typically a post will generate several replies by REALTORS. This one?

<<crickets chirping>>

One brave soul, named Joe the Builder ventured a reply as to his opinion on the safety of the neighborhood, and then questioned why REALTORS didn't rush to answer. It engendered a great discussion (and slight thread hi-jack) between us, and you can read about it here.

Here's the thing...REALTORS are bound to uphold the Fair Housing Laws, and one of those has to do with something called steering. Steering is when a REALTOR will try to guide someone to a neighborhood, school district, area, price range, etc, based on their own personal opinions. It can range to overt discrimination (only showing a Russian Buyer homes in an area with a large Russian population) to more subtle "opinion" based steering (encouraging a Buyer to buy in one school district over another).

Because of Fair Housing Laws, REALTORS are not supposed to give an opinion on the quality of neighborhoods, school districts, or areas. Now, I've got an opinion, all right. Trust me - I always have an opinion! But, I'm not allowed to spout those opinions off to you as they relate to "better" neighborhoods, school districts, etc. The best I can do is point you in the direction to find the information you need: police stations, websites, data sources, etc.

It's important for you to realize that no matter how much you trust your REALTOR, and how much we WANT to tell you what we think, we just CAN'T, and that's a limitation that may be frustrating for all involved, but ultimately serves the higher good.

For more information on Fair Housing Laws, click here.

Technorati Tags: fair housing laws,steering,real estate,real estate agents,bucks county,discrimination

Sneek Peek of New Warminster Listing

2009-05-26T21:18:00.001-04:00

Coming next week...if you love it, let me know and I'll run you through before it hits the market!

Where do Adults Go to Run Away From Home? This Bucks County Retreat

2009-05-21T14:34:00.003-04:00

Remember when you wanted to run away from home? Go to a place far away from nagging parents (bosses), chores (housework), or school (work).

Now you can.

This amazing Bucks County Retreat allows you to run away from it all and enjoy your weekends in peace and tranquility. Listen to nature, not traffic. Sip coffee leisurely, not on the go. Explore the river towns of Bucks County, rather than navigating the concrete jungle.

www.RiverRoadHouse.com

$350,000

Situated high up on a hillside in bucolic Bucks County, this 2 BR/1 BA 1920'S restored bungalow has been featured in Country Home magazine, on the cover of Life magazine and in the pages of Philadelphia magazine as one of America's ultimate country retreats. Just 90 min away from NYC it's the ideal weekend home or perfect for full-time living. Surrounded by old-growth Japanese maples, ferns and evergreens, the bungalow manages to meld vintage features with modern amenities, including C/A & high speed internet. A new kitchen features stainless steel appliances w/convection oven, DW, washer & dryer, GE Profile refrigerator, custom Italian cherry cabinets, terrazzo-inspired countertops and handmade glass tile backsplash. Upstairs, a large loft-like BR features exposed beams and views of the Delaware River. Downstairs, a blue and white ticking fabric padded guest room has built-in cabinets for extra storage. A screened-in porch and separate outbuilding for office, workshop or artist studio round out the property.

Ideally located amidst the PA River towns of New Hope, Lumberville, and Point Pleasant, and only 5 miles from their NJ counterpart, Frenchtown, this weekend retreat is only 90 minutes from New York, and an hour from Philadelphia.

Visit our website for additional information and photos.

Technorati Tags: bucks county,vacation homes,weekend homes,new hope,lumberville,frenchtown,pa,nj,real estate inventory,for sale,heather,oberhau

Bucks County Open House - May 17th from 1-3 in Newtown

2009-05-15T17:38:00.002-04:00

48 Brecknock Court

Wiltshire Walk

Council Rock School District

$470,000

Find more information at: www.48Brecknock.com

I wrote about this stunner of a home in Wiltshire Walk, just outside of Newtown Borough, late last week, and I promise it delivers. Every single piece of feedback we've gotten from agents says that the home shows beautifully.

So, what is there to love?

Upgraded Gourmet Kitchen with Premium Appliance Package
Granite counters and a custom tile backsplash
Hardwood Floors throughout the 1st Floor
Upgraded molding package with shadow box molding in formal living and dining rooms.
An amazing 2 story family room with a wall of windows and built-in TV niche above the fireplace.
An ENORMOUS media room in the finished basement that is wired for home theater surround sound.
Finished basement also includes a playroom/office and exercise room - oh and you still have storage.

All this within 1.5 miles of Historic Newtown Borough and 1-95, this premier Bucks County location offers small town living with an easy commute to NY, Philadelphia, and Trenton.

Please join me for my

Technorati Tags: open house,bucks county open house,may 17th,5/17,wiltshire walk,newtown,newtown borough,council rock school district,brecknock

Open House Sunday May 17th from 1-3 p.m. and take your own tour of this beautiful home. Hope to see you there!

Want to see all the open houses in Bucks County this Sunday?

Go to http://www.prufoxroach.com/ and look for this button:

Moi? You Want Advice from ME?

2009-05-08T20:48:00.008-04:00

I've been working with Jennifer Allan for about a year now. She's a wonderfully cool Real Estate Agent/Trainer/Speaker who speaks out about all those icky sales tactics REALTORS are encouraged to use. I like to call it the "Hungry Realtor" syndrome - you know that "I've got you now, and I'm going to call, email, and drive by your house until I get my commission! I'm the best! Hire meeeeeee!"

I've participated in a few of her training programs, and have met some wonderful REALTORS who have similar business philosophies.

I presented at my first webinar last year, which was tremendously nerve wracking, but fed that little ego that I have :) For some reason, Jennifer thinks I've got my stuff together, and I'll be part of a panel discussion "Realtor Moms - How DO you do it?" I know the other women participating, and it should be a really great discussion with some really smart ladies.

So, if you're a REALTOR Mom, I really encourage you to sign up and listen, and check out Jennifer's site and forum for fantastic advice on how to run your business without losing your self-respect.

See you there!

Home for Sale in Wiltshire Walk, Newtown Township , Council Rock Schools

2009-05-08T14:05:00.017-04:00

How great is this home???

48 Brecknock Court

Newtown Township / Council Rock Schools

$470,000

www.48Brecknock.com

This 3 bedroom, 2.5 bath townhome in Wiltshire Walk has all the goodies: hardwood floors throughout the main floor, gourmet kitchen with premium appliance package and custom tile backsplash, upgraded trim package with shadowbox molding in the formal living and dining room...

Not to mention, the drop-dead gorgeous finished basement with huge media room wired for home theater, private office/playroom with french doors, exercise room, and you still have plenty of storage.

Heather's Helpful Hints for Sellers in Bucks County, PA - Links to Love

2009-05-03T21:47:00.003-04:00

My husband and I just spent the day getting our fix and flip investment property in Warminster, PA ready to be put on the market. There is the inevitable list of piddly little "to-do" items that take forever to complete: cabinet hardware on the kitchen cabinets, grills on the A/C vents, toilet paper holders and towel racks in the bathroom. We spent about 5 hours today doing a multitude of tiny things that add up to mean big money in the end. Of course, I played washer woman - nothing like cleaning toilets in a house that was inhabited solely by workmen. G-ross!

I was going to write a blog about how to prepare your home for market, but quickly realized I've talked about this ad nauseum on this blog (you might have noticed my obsession with cleaning kitchens and baths). So, rather than reiterate, I've decided to just link those babies up!

Heather's Links to Love for Sellers in Bucks County, PA

The 10 Minute Staging will tell you how to quickly get your home show ready (and you'll see my messy kitchen).

5 Things That are Sure to Run Off Buyers will tell you the five quickest ways to get a Buyer out of your house (which should NOT be the goal here :)

Find out How a Plate of Cookies can beat out hardwood floors.

The Quickest Fixes for Your Kitchen and Baths illustrates my obsessive nature regarding these rooms.

When Does it Make Sense to Rehab an Estate? Find out my criteria...

Look for more hints here in the very near future. Every time I put a flip house on the market, I remember how difficult it is to get a property ready to market. These investment properties keep me in tune with my Sellers frustrations :)

3 Reasons Why it's a Great Time to be a First Time Homebuyer in Bucks County

2009-04-24T14:51:00.004-04:00

Oh, I know Realtors get a bad rap for the constant refrain, "Now's the time to buy!" but in all honesty, conditions are coming together to create a perfect opportunity for first time homebuyers to buy a home in Bucks County.

1. Inventory is HIGH, Prices are DOWN, Sellers are REASONABLE

As of today, there are 1,440 residential homes for sale in Bucks County priced under $300,000. Within that inventory, there are singles, townhomes, condos, historic farmhouses, etc. Year-to-date median price for Bucks County homes has gone from $292,000 in March of 2008 to $260,000 in March of 2009. Sellers know what the market is like, and we're seeing fewer and fewer homeowners pricing their homes at peak pricing. Reality has set in, and Sellers have made adjustments to their expectations.

2. $8,000 of Free Money from the Government

I'm sure you've heard of the First Time Homebuyer credit that was included in the stimulus bill signed in February. As of right now, you must settle on your new home before December 1, 2009 in order to qualify. For more information on the tax credit click here.

3. Interest Rates are Low...like REALLY Low

As of Tuesday of this week, FHA mortgage rates were at 5% with 0 points and a FICO of 620 or higher. Because you only need to put 3.5% down on an FHA loan, we are seeing a re-birth of this product...and the rates were at FIVE PERCENT. Just to give you a point of reference, when I purchased my home in 1998, we paid 7% and that rate was considered "good." We re-financed in 2003 and paid two points to get 5% and I distinctly remember saying to my husband, "Oh my God! We'll never be able to touch this interest rate again in our lifetime!" Here we are 6 years later, and we're at 5% with 0 points for FHA. Unbelievable.

If you think you might be interested in starting a home search, please don't hesitate to contact me. I also have a snazzy new website where you can search listings, and also sign up for "Daily Listing Alerts" where you'll get an email every day of the properties just hitting the market.

Interested? Just click the button and register!

Bucks County Open House in Eagle Ridge / Newtown - April 19th from 1-3

2009-04-17T12:21:00.004-04:00

You get another chance to view this beautiful home located in Eagle Ridge in Newtown Township. I'll be hosting an open house at this great house on Sunday 4/19 from 1-3.

112 Fair Oaks Court
Newtown Township / Council Rock School District

$240,000

It's huge for a townhome at 1,468 square feet, 2 bedrooms and 1.5 baths, and I continue to get extremely positive feedback on our pricing and condition.

Take advantage of the first time homebuyer credit of $8,000 and live right outside Historic Newtown Borough with his charm, restaurants, and killer ice cream shop.

Want more information or additional pictures and a virtual tour? Visit our website:

http://www.112fairoaks.com/

See you there!

Why Appraisers May Be Doing Buyers (and Agents) Dirty Work in the Future

2009-04-09T14:20:00.004-04:00

For the first time, ever, in my real estate career, I'm seeing homes not appraise for the contract price.

Now, some may think this is long overdue, and that appraisers are finally doing their job the RIGHT way. I'm of the opinion that appraisers were doing their job the right way all along - houses were worth those inflated prices because people were willing to pay those inflated prices. If houses are worth what a Buyer is willing to pay....well, I'm getting off track here.

Anyhow, the fact of the matter is that appraisers are now under direct scrutiny, and they're being a lot more stringent about how they perform their appraisals. I'm hearing (and our office reporting) of a lot more deals falling through because the home did not appraise at the contract price.

What does this mean for Buyers and Agents?

Well, it lets us off the hook just a bit, doesn't it? No longer can Sellers overprice their home against their Realtor's advice and hope that someone, somewhere will pay their inflated pricing. I mean, sure they can still do it, but that appraisal is going to kill any deal they get at their inflated pricing, unless they are willing to lower their price to the appraisal price.

For Buyers, a appraisal can be your very best friend. It can shave a few thousand dollars off your contract price. Of course, it can kill the deal, as well, but in most cases, the Seller is more than willing to compromise with you to get the deal done.

What does this mean for Sellers?

Comps, comps, and more comps! Make sure that your asking price is backed up by good, solid, CURRENT comps. You can't overprice by $5,000 and hope you can squeeze a little bit out of your home. There's no squeezing anything at this point (except your proceeds). Don't look at it as a loss - you probably wouldn't get that extra $5,000 anyway. Look at as you are priced right.

Secondly, keep an eye on your Seller's Assist numbers. Previously, no one had a second thought about jacking the contract price up to accommodate a Seller's Assist. Those days are gone. Your house needs to appraise at the contract price, not at your net price. If you're offering a Seller's Assist, figure on taking it off of your current price.

There are new procedures going into place in May that will affect how lenders order appraisals, and I expect some fall out in pricing to result. It's more important than ever that you keep appraisals in mind when pricing, or purchasing a home.

Bucks County Open House 4/5 from 1-3

2009-04-01T14:14:00.005-04:00

I'm holding an open house at a really great new lisiting in Wrightstown, PA on April 5th from 1-3 p.m. Stop in and visit with me!

114 Midland Road

Wrightstown

$310,000

This renovated home has 4 bedrooms, 2 full baths, and an amazing 25 x 16 family room. It's in the Anchor Estates development, and in the Council Rock School District (Wrightstown Elementary School).

As always, you can visit the Prudential Fox & Roach website and search for the open houses for the week.

The Single Girl's Guide to Real Estate in Bucks County ... Any takers?

2009-03-30T19:48:00.002-04:00

Bucks County Open House Extravaganza - Sunday March 22nd from 1-3

2009-03-16T21:38:00.005-04:00

Prudential Fox & Roach is having an Open House Extravaganza this Sunday 3/22/09 from 1-3 p.m.

So far, we have over 1500 houses signed up and will be held open. Go to the Prudential Fox & Roach website and click on the red box to the left to see how to search open houses. We also have a super-cool tool directly underneath (Home Tour Planner). You enter in the MLS numbers of the open houses you want to visit, and this tool will come up with a customized map for your tour.

But the most happening, wildly popular, open house will be held here:

www.112FairOaks.com

112 Fair Oaks Court

Newtown, PA

$240,000

Come visit me (and maybe a few of the other 1,500 open houses) this Sunday!

3 Ways to Find Your Zen When Negotiating Real Estate Transactions

2009-03-06T21:38:00.004-05:00

1. Keep it civil.

I wrote a post What NOT to do in a Real Estate Transaction waaaay back in January of 2008. I think my favorite line of that post was "never start negotiations with an opening salvo to the other party." Look, you don't have to be friends with the other party, but keeping the dialog civil, on-task, and moving forward is going to accomplish your goals. Once the other party hates you, it's difficult for them to remove the emotion to work through the deal. Antagonistic negotiations often de-volve into fighting over trashcans and a $30 bathroom mirror (I've seen it happen).

2. Learn the Serenity Prayer. Repeat as necessary.

You can't control the other party, you can only control your end of the deal. People have complex lives going on, with motivations, finances, and weird dynamics that you never will, nor would want to, understand. Trying to figure out the other person, while good for hours of discussion, usually isn't very productive. Take a look at the offer, figure out how to make it acceptable to you, turn it back over to them and let them do the same.

3. Take the time to remove the emotion.

It's VERY typical to get emotional during negotiations. Heck, even I get irritated when I sell my fix & flip properties. It's ok. It's human. You're on opposite teams in this game. So, while you can rant and rave about how CHEAP the Buyers are being, or how NITPICKY the home inspector was, take the time you need to remove that from your response. Usually, by the next morning, you can look at the situation with a clear mind. Take the time you need to think things over, because you might regret losing a workable deal by telling someone to go pound sand.

Bucks County Real Estate Inventory - February 2009

2009-03-01T20:52:00.003-05:00

Bucks County has seen some positive movement on the Months Supply of Inventory (the number of months it would take to sell all the homes on the market at the current sales rate). Our December numbers were 16.2 months, which was the highest MSI (Months Supply of Inventory) we had seen in over two years. Our January 2009 number dropped to 13 MSI, and February ended at 11.2 MSI. Although it's an increase of 42% from Febrauary 2008, and 110% from February 2007, I'm pleased to see a consistent trending downward of the MSI since our high in December.

***Hint - click on the picture to enlarge***

5 Things to do this Spring in Wrightstown, PA

2009-02-22T20:00:00.001-05:00

Do you feel it? Spring is coming. Oh, sure, it's pretty far off, but we've been spoiled by some pretty warm days lately, and I'm getting antsy for Spring.

Here are 5 things to do this Spring in Wrightstown, PA. Mark your calendars!

1. Tour the Hortulus Farm and Nursery.

Looks like Renny Reynolds and Jack Staub have taken back over the operation of the farm and nursery for the 2009 Season. You can book a tour of 8, or they are now offering open tours every Wednesday morning at 10:00 a.m. during the gardening season. Starts April 15, 2009!

2. Sign the kids up for Tri-Township Baseball League.

Last day to sign up is March 13th, and the season starts on April 18th. Games are held at the Grange Fair Grounds on Penns Park Road. Baseball isn't my sport (I'm more of a soccer kind of girl), but this is a great league to be a part of.

3. Take the kids to Wrightstown Elementary School's Spring Fair.

I don't know how these Parents and Teachers organize something so...well...involved and wonderful for the kids, but this thing kicks some serious butt. If you have a child starting Kindergarten at Wrightstown Elementary School next year (and if so, sign-ups are now), definitely try to make it. It will give your son/daughter a look at the school, and you'll get a feel for the wonderful community fostered at the school. It's scheduled for March 28th from 10-2.

4. Sign up to be a member of Anchor Run CSA (Community Supported Agriculture).

Fresh, organic vegetables for six months out of the year. You pay for a farm-share and then commit to either 4 hours (half share) or 8 hours (full share) over the course of the growing season. I hear wonderful, wonderful things about not only the delicious produce, but the community feel of the co-op. ***Ooops, looks like you missed this one. They are no longer accepting applications for 2009 Membership. I'm leaving it in, because you should put it on your list for next year! Get there early.***

5. Used Book Sale at Wrightstown Village Library.

This is probably THE most adorable library you'll ever go to. This little library packs a big punch with the number of programs it offers. While you're helping fund the library and scoring some cheap books, get a summer schedule and gear up for "Movies by Moonlight" - movies shown outside on the side of the library, while you relax on the lawn. AWESOME! The used book sale is scheduled for May 2nd (9-5) and 3rd (1-5).

Help! My Listing Expired and I'm Never Gonna Sell This Place!

2009-02-12T19:59:00.002-05:00

Cute clip-art aside, I know that having your home listing expire without a sale isn't funny or cute: it's scary and disheartening.

I ran a list of expired listings in Bucks County, and boy...there are quite a few. I'm certainly seeing an increase in expired listings, so you are not alone.

You may be panicked at the thought that you will never sell your home. You may feel as if it's a lost cause, or that it'll "never happen."

So, what do you do if your listing has expired?

Decide whether you want to re-list with your current REALTOR (R). Were you happy with his/her service, marketing, communication, etc? Do you think he's done all he can to sell your home? Contrary to the knee-jerk reaction to find a fall-guy for the lack of a sale, your REALTOR might not be to blame. However, if you think that it's time for a change of REALTOR, you'll have plenty to choose from when they inundate you with mailings :) (Disclaimer: you might see some mail from me. Check it out and give me a call!)

Start from scratch with a new CMA. Often, when a house is on the market, you live in a fishbowl of your direct price range. Pricing may have changed while you've been on the market, and you'll want to take another look at what's actually SOLD while you've been on the market, and the NET sold price.

Take all the negative feedback that you've received and handle anything that reared it's ugly head. If someone mentioned the Spongebob mural in the kid's room, paint it. If someone mentioned the carpets were stained, clean them. This is your chance to address all the issues that cropped up and start fresh. View those past Buyer's as your own personal "Problem Finders." If one person mentioned it, you can be sure that others noticed, just didn't remark on it.

Stage it. This is especially important if you've moved on and your home is now vacant. It's important. It works. You don't even have to go full-bore, but you need to put some furniture in the house.

Take a step back and a deep breath; then evaluate your situation with a clear mind. Then, take the next steps forward to move on...interview another REALTOR (Me! Pick Me!) do another CMA and make a pricing adjustment - fix the problem and get your home back on the market.

Above all, remember that homes are selling every day in Bucks County. Your home WILL sell.

Bucks County Real Estate Inventory - December 2008

2009-01-30T20:03:00.002-05:00

We saw an increase in the Months Supply of Inventory from our November numbers of 14.7 months supply of inventory. As of December, we currently have 16.2 months supply of inventory of single family homes, an increase of 76% over two years.

What does this mean to Sellers in Bucks County?

Well, what it doesn't mean is that you'll never be able to sell your home in this market. Homes sell every day, and not all of them are distressed, well-under-market, deal-of-the-century sales. There are plenty of people selling their homes at market value, and moving forward with their lives in a reasonable amount of time.

It does mean that you need to know what you're doing in this market. I'll repeat some advice I gave in November when I presented the October 2008 Months Supply of Inventory:

In order: get it staged, price it right, market the hell out of it.

Want to talk some more, or see the statistics for your local municipality? Shoot me an email, and I'll send it right out to you.

2008 Profile of a Pennsylvanian Home Buyer

2009-01-27T20:49:00.007-05:00

The National Association of Realtors have released their 2008 Profile of Home Buyers and Sellers.

So, what did Buyers in Pennsylvania look like last year?

The median age was 38 years old. For first-time Buyers, the median age was 29 (Go you under-30somethings).
66% of home buyers had no children under the age of 18 in the home.
59% were married couples, 18% single females, 11% single males, and 9% unmarried couples.
First time home Buyers accounted for 46% of purchases.

And I thought this was especially relevant:

43% of Buyers used social networking websites such as Facebook, MySpace, etc. (Pssst...look to your Right ->)

So what does this mean for Bucks County Sellers?

Well, for one thing, when staging your home, make sure you're appealing to the right age group. If you're selling an entry level townhome, keep those 20-somethings in mind and make sure that it's not their "parents" house. I'll give you a hint - look to Target for some great decorating ideas.

Another thing to keep in mind is the growth of the single Buyer and the fact that a large percentage of Buyers did not have small children in the home. I've been routinely staging my extra bedrooms as a nursery and a child's room, but perhaps a better option would be as an office/guest room - maybe a daybed and a desk?

Lastly, make sure that you're utilizing social networking sites to sell your home. If you're not participating in any of the sites, ask your Realtor if they are, and if / how they plan to market your home on these sites.

112 Fair Oaks Court, Eagle Ridge, Newtown Township / Council Rock School District

2009-01-20T13:33:00.012-05:00

As promised, here's the first look at my FABULOUS new listing in the Eagle Ridge development in Newtown Township / Council Rock School District!

Pretty great looking, isn't it?

Price / Condition / Location - this home is a triple threat!

We're going to start off the showings at my

Open house on January 25th from 1-3 p.m.

I've got professional pictures and a 360 degree virtual tour coming in the next day or so, and I'll be continually updating our website. I've even figured out how to post a photo tour on youtube, so watch for that, as well.

Want more information, like floorplans, Seller's Disclosure, Home Owners' Association rules, taxes, or room sizes? Go visit our website!

http://www.112fairoaks.com/

In the meantime, here are some sneak peeks at this great 2 bedroom, 1.5 bath home. I've also included the google map of the home so that you can see just how close you'd be to Historic Newtown Borough and major roadways for an easy commute.

View Larger Map

Psst...I'll Let You in on a Secret!

2009-01-16T20:35:00.001-05:00

I've got a great new listing coming on the market!

It's a really fabulous townhome located in Eagle Ridge in Newtown Township. Spacious, well-maintained, private back deck, and priced RIGHT.

No "Let's price it at 2005 pricing and see what happens." going on here - I've got super-smart, reasonable Sellers.

They Rock! (And so does their townhome)

Check back on Tuesday for the first peek at this great home. I promise you won't be disappointed in it's condition, location, or price. Top notch all around!

AGAIN with the no electricity...

2009-01-10T08:00:00.003-05:00

See this? This is a picture of Brian, Dana, and I trying to look at a house in the absolute PITCH DARK.

Apparently, light itself has become a novelty for not only bank owned properties, but also for pre-foreclosure properties.

I understand that people are losing their homes and all kinds of horrible things are happening to Sellers. I'm sure our ability to see their home, that they are losing, isn't really high up on their list of priorities. I also understand that they honestly may not be able to afford to keep electricity on at the property.

All I ask if for the common courtesy of a heads up when I make the appointment. A simple, "Daylight showings only" in the agent comments will suffice. There's no reason for me to show up at a house where we have to use the lights from our cell phones to navigate the stairs, lockbox, and house itself. It's a complete and utter waste of everyone's time, and quite honestly, pretty ridiculous.

Sure, it's good for a laugh, since hilarity always ensues, but it's not so great for selling a home.

If you're a listing agent with a home like this, please have some common courtesy for your fellow agents, and for our clients. It's a silly situation all around. It's dangerous for people who are looking, and makes our industry as a whole look bad.

Bucks County Real Estate Market Heats Up

2009-01-09T20:06:00.005-05:00

Bucks County Buyers are coming out of hibernation, and they're motivated and looking for the deals.

Ok, this is purely a non-scientific observation. In the past week, my personal client base has blossomed. I'm now working with three serious Buyers who weren't looking last week. I feel energized, and excited, and I'm thrilled to be on the hunt again.

The New Year brings about more than resolutions, starvation diets, and gym memberships. The holidays are over, people are doing their taxes, examining what they want for the coming year, and are motivated to make changes in their lives. On top of this, the lure of low interest rates, tax refunds, lower prices, and more inventory only sweetens the deal for Buyers in this marketplace.

I've always used Superbowl Sunday (Go Iggles! :) as my personal benchmark for when our selling season starts to heat up. It's when I feel the energy of the market pick up, and usually see an increase in my business. I was concerned that this year might be different.

It doesn't look like it. Although 2008 was a difficult year for many, it was my second best year in the business. Early indicators look like 2009 may follow suit.

There is value in this marketplace, and Buyers are looking to take advantage of that.

Never Buy a Car in the Rain - or a House in the Dark

2008-12-29T15:53:00.002-05:00

My Dad always counseled us against buying a car in the rain. Seems he did it once, and although he's a meticulous man, the next day, dings and dents became apparent. We recently bought a car on a rainy day, and you know what? The next day, we found some dings that we had missed.

As winter approaches Bucks County, and our days get significantly shorter, please be cautious about looking at homes at night after work.

From a practical standpoint, it makes it almost impossible to actually see the lot. Since location is the hallmark of real estate, the lot the home is on is almost as important as the home itself. Additionally, it's sometimes difficult to access the property (see my icy driveway post).

As for the interior of the home...

If the Sellers were smart and left the home well lit:

You know how everyone looks hotter by candlelight? It softens the wrinkles and adds a glow to the skin and a sparkle to the eyes. That's what your getting with a warmly lit home. Cracks in the drywall, funky floors, dinged appliances - they'll all be softened by the glow of lamps. What is obvious under the glare of natural light can be missed at night. Also, you need to make sure the the home DOES get lots of natural light during the day.

If the Sellers (I'm looking at YOU Mr. Banker) have left the home dark:

Well, I probably don't have to go any further with this. If you can see it, you can't buy it. Duh.

My recommendation is this: you should always do a second showing on a property you're thinking of purchasing. If the first was done in the dark, make sure the second is in full daylight.

Oh, and never buy a car in the rain.

Hey, Mr. Banker! Shovel your Walkway, Dude!

2008-12-27T19:33:00.002-05:00

With the increase of Bank Owned Properties on the market right now, I send a plea to Mr. Banker...

Please, for the LOVE OF GOD, shovel your walkways and driveways.

And it wouldn't hurt 'ya any to buck up for some, let's say heat and electricity.

I set up showings for two bank owned properties that have been on the market for 90 and 185 days. The first property had no heat, and while my clients and I walked through with our breath puffing in the air, let's just say this: my clients weren't inclined to linger. We walked back to the gorgeous in-law suite only to find that the electric to that part of the house had been turned off. We think there was a jacuzzi in the completely dark bath. We're not sure.

As we entered the driveway to the second home, my truck slid sideways on the iceslick of a driveway midway up the hill to get to the home. My clients had made it to the top of the hill, but couldn't come down because I had closed off the driveway. I abandoned my truck and soldiered on up the hill, only to have my client wipe out getting out of his car and yelling down to me to forget it. There was no electricilty on - at all - at this house, so we couldn't see anything anyway.

It took me around 10 minutes to get my truck out of the driveway without sliding into a busy road, and I only did so by driving in a ditch and having pine trees rake the side of my car. I then had to park on the shoulder of the road with my hazards on and tell my clients when the road was clear, since they anticipated sliding down the drive into the road without being able to stop the car.

Since we haven't had any snow or ice since last week, I guess it's been that long since anyone, including the agent, had checked on the condition of the property.

Look, I get it. You're trying to minimize your loss. However, you're still allowing the house to be shown. In theory, you're still trying to attract a Buyer. All the basic tenets of showing a property still apply - even to bank owned properties. Lights are necessary. Access to the home is necessary. If you want people to actually take the time to look at the home, HEAT is necessary in the middle of winter.

Give me something to work with, and maybe I can actually sell your home. Whatever your pay for the minimal expense of basic courtesies for the Buyer will surely be outweighed by a shorter marketing period.

Interview with a Bucks County Mortgage Consultant - Carmella McGonegal

2008-12-18T13:37:00.004-05:00

Through the magic of Facebook I've been reconnecting with a lot of girls from high school (I went to an all-girls high).

Carmella is a high school friend who now works with Mortgage Mobility. I asked her a few questions I thought were on everyone's mind:

Hey, when can I score that 4.5% interest rate I keep hearing about?

Looks like the end of January beginning of February. Right now it looks like its just going to be on purchases. They are working on it for refinances too.

Is there going to be any restrictions on income - either too much or too little? How about my credit score?

You will need at least a 660 credit score if you are not putting down at least 20%. There are no restrictions on income, you just simply need to qualify.

What can I do right now to lower my existing payment?

The only thing really to do to lower your payment is to refinance to a lower rate than what you currently have.

Can you show me what the difference might be in my mortgage payment?

Well today's 30 yr. fixed rate is 5.375%. On a purchase price of $200,000 with only putting down 5% your principle and interest payment would be $1082.56. On a $200,000 going FHA your payment would be $1151.94. That figure is principle and interest only. With 3% down. FHA rates today are 5.75%.

****Special footnote - Carmella wrote these answers on 12/12, and when I checked in with her yesterday the rates had DROPPED and the 30 yr fixed rate is 5% today and FHA is 5.5%.

I'm in danger of going into foreclosure. Help! What should I do?

Call your current mortgage company to renegotiate. They will help you. They do not want your house. They will help you by either lowering your interest rate or give you deferred payments for a couple months until you get on your feet.

There's so much happening on the mortgage front that I would really encourage you to call Carmella and talk about your options. Purchase or re-finance, you may be able to score a GREAT mortgage rate.

Here's Carmella's contact information:

Carmella McGonegal
Mortgage Consultant
Mortgage Mobility
Office#267-544-4000 x133
Cell# 215-901-8083

Santa Visits Wrightstown, PA - Courtesy of Lingohocken Fire Company

2008-12-17T14:13:00.001-05:00

Once again, Santa (and perhaps Mrs. Claus if we're lucky), will be touring Wrightstown, Pennsylvania on December 20th, courtesy of the fabulous members of the Lingohocken Fire Company.

You can find his tour schedule here.

Seeing Santa come by on the fire truck is one of my favorite memories of Christmas as a child (ok, honestly, probably second to the PRESENTS). There is something just so exciting about the lights and sirens and the neighbors all clustered outside cheering.

Last year, Santa's ride came to us as a surprise. We gave Santa, Mrs. Claus, and their helpers warm water and frozen Christmas cookies.

This year, we'll be sure to de-frost the cookies and chill the water.

Look for us, Santa! We'll have snacks.

Using Google Maps to Preview Homes

2008-12-16T18:57:00.002-05:00

Remember when we talked about Acreage vs. Privacy?

You have a powerful tool in Google Maps that allows you to preview properties before you ever make an appointment to view them. Using Google Maps, or even Google Earth if you're feeling adventuresome, allows you to preview the area, assess the property, and locate any positive or negative features of the property.

Using my previous post as an example, I put both the addresses into Google Maps and selected the satellite image.

Here are the maps of the properties:

View Larger Map

You can see where I'm going with this, right? It's a quick way to check out the area and lot, and in many cases you will be able to eliminate homes or consider others simply by doing this step. You can also be aware of some hidden surprises - quarries, air fields, community parks, etc. There may be things that will impact your decision (good and bad) that are not within eyesight of the home, but are readily apparent on the map.

Pretty helpful, isn't it?

Hey, Baby, What's Your Number(s)?

2008-12-13T12:37:00.002-05:00

'Tis the season to be wrapping up - not only my gifts but my year end stats. I've been going through my business this year, figuring out where my business has come from, what it looks like, and where it's going.

First, I want to thank all my family, friends, and past clients for all their referrals over the past year. I'm so proud and grateful that you've entrusted me with your own friends and family. Almost 70% of my business this year came from you, and it's a rockin' way to run a business. I work with nice people, do a great job for them, and they send nice people my way. Perfect!

Thank you.

Down to the nitty-gritty of my sales numbers. I think they show that you CAN sell a house in this market, and I know how to do it. The table below shows my average days on market and sale to list price vs. the averages for Bucks County through December 9th.

	Days on Market	Sale to List Price
Heather	43	98.62%
Bucks County	72	93.13%

These are a few of my favorite things...

2008-12-11T14:02:00.002-05:00

No real estate today, just fun, random Christmas stuff.

Inspired by my friend Dana, here are 5 things that put me in the Holiday spirit:

1. Andes Mint Cookies. I make Christmas Cookies for gifts and this year I'm making around 20 dozen. I usually follow a theme of make a cookie, stick a candy bar in/on it, and voila! This is by far the quickest, easiest, and yummiest of them all.

2. Bad Santa photos. I must be the meanest Mom in town, because when my kids cry on Santa's lap, I laugh and say, "Quick take the picture!" This is my favorite from the Ellen Show's gallery for the sheer, glorious chaos of it; the little girl hoping her brother doesn't ruin it for her, the throwdown tantrum, the clearly overwhelmed Santa. Fabulous!

3. Bath & Body Works Evergreen Wallflowers. We put our tree up on Christmas Eve, so these let me have a "Christmas-y" feel in the house, and keep our Christmas Eve tradition.

4. Having shopping marathons with my husband. We take off two or three days right before the holiday and have shopping marathons and get all our shopping done in a few days. We get the kids to school, go out to breakfast (a must!), and then hit the stores hard. I'm cranky after 3 stores, my husband has unlimited stamina. I complain, he pushes me on. We have a lot of fun.

5. Hallmark Ornaments. Read it and weep, suckers! I've got the ENTIRE Holiday Barbie series from Hallmark, starting in 1993. I don't know why I like these so much. The tradition of them? The feeling of remembering those Christmases as I put the ornaments on the tree? The thought that I'm investing in something unique that I can hand down to my kids? Not sure what it is - I just love them.

So, share with me...what are the things that get you in the holiday spirit?

Bucks County Real Estate Inventory - November 2008

2008-12-09T14:05:00.002-05:00

Thanks to one of my favorite clients Fabio for asking the question that spawned a blog. I've been having a bit of writer's block recently.

Anyway, Fabio asked how November turned out after reading my post showing the months supply of inventory on the market in October 2008.

The answer? Better.

We finished November of 2008 with 14.7 months supply of inventory of single family homes in Bucks County. Sure, it's up 53% from November 2006, and 34% from November 2007. However, it's down from our October number of 15.7. (Go us!)

Looking at the two year cycle, we're currently right where we had previous peaked in December of 2008. Since November and December usually carrying the most inventory due to seasonal buying patterns, I'm anxious to see how our December turns out. Stay tuned!

Regardless, I want to reiterate that we can still sell your home in this market. Even in this "down market" the average days on market for my listings this year was 43 days. The average for Bucks County was 72 days. We can get it sold!

You Can't Win if You Don't Play

2008-12-04T15:22:00.002-05:00

If you're a Buyer who is out there in the market, but not making offers, you're missing out.

You need to play to win.

I'm not one to advise people to make rash decisions, or to be risky with their money. Especially not with real estate transactions that can total in the hundreds of thousands (or millions) of dollars. I believe in taking the time to find the house that you are totally, unequivocally in love with. I believe in feeling comfortable with your price range. I believe in doing your research on an area, school district, and property before moving forward.

However, if you're ready to buy, you really need to jump in the pool and get swimming. Rates are down, inventory is high, Sellers are motivated, and the time is right.

I've been scoring some serious, serious deals for my Buyers (and myself) over the past few months.

Here's the thing...take a shot. Write the offer and see what happens. I'm not encouraging you to get crazy - offering pennies on the dollar only works on late night infomercials. Review my post last year on low-ball offers done right. However, this is definitely the market to start putting some offers on paper, and see what happens.

If you never put in the offer, then they won't be able to accept it.

You have to play to win.

Bucks County Real Estate Inventory

2008-11-12T15:21:00.002-05:00

In September, I told you about some seriously cool software that I learned that gives my clients and me some great tools to determine pricing, competition, and timing.

Below is the "Months Supply of Inventory" of single family residential homes currently on the market, as of the last day of October 2008. I warn you, it's grim news. We currently have 15.7 months of inventory on the market, up from 11.6 months in September. Over a two year period, the "Month Supply of Inventory" has increased 108%.

You can click on the image to enlarge it, or shoot me an email and I'll be happy to send it over as a .pdf file. I can also run this report for your municipality to give you even more specific numbers for your home.

So, what's a girl (or boy) to do?

What's I've been preaching so much, even I'm sick of hearing it.

Your home has to be either a spectacular value or in spectacular condition. It has to blow the rest of that overwhelming inventory out of the water. In order: get it staged, price it right, market the hell out of it.

Here are some links to additional information on staging, pricing, and marketing:

The Quickest Fixes to Get Your Home Show Ready

Five Things Buyers DO Give a Crap About

We Don't Need No Stinkin' Internets

Technorati Tags: bucks county,sellers,selling a home in bucks county,bucks county market inventory,real estate inventory

Live Election Day Results

2008-11-04T08:36:00.001-05:00

Pennsylvania looks to be a key state in each campaign. Get out and vote!

The Bank Owned Property Conundrum

2008-10-22T10:32:00.002-04:00

To put it delicately, many of the bank owned properties need...

a little work.

However, there are wonderful deals to be found for the courageous Buyer. I currently have a home under contract around $130,000 UNDER comparable properties. Now, the home needs work, and some (but not all) of that built in equity will be eaten up by rehab costs. At the end of the day, my handy Buyer got a great deal on a home.

But, here is the conundrum...

It's very difficult to get financing for a property that is in bad condition. A tarped roof, broken windows, missing appliances, etc. will make getting a mortgage difficult. Your agent should be able to give you an idea if the property is "Mortgage-able" or not.

If the property is in such disrepair that you cannot get a traditional mortgage, you can pursue what's called a rehab mortgage. In this scenario, the mortgage company will loan you the purchase price + rehab costs, up to 80% of the estimated, post-rehab appraised value. These loans are pretty involved. You'll need a signed contract with a licensed contractor who can provide a resume and references to the bank. The bank will be involved in your rehab process, and may need to inspect the work prior to releasing the contractor's payment, etc. They may require permits be secured for the work, even prior to closing on the property.

You need to assess the viability of a regular mortgage vs. a rehab mortgage BEFORE placing an offer on the property. Due to the more complicated process in securing a rehab mortgage, you'll need to build in additional time to obtain the mortgage commitment and settlement.

Are you a courageous Buyer? If so, I'm your girl. I'll find you the deals AND the financing for them.

When Does it Make Sense to Fix a Home in an Estate Sale?

2008-10-07T19:52:00.002-04:00

Selling a beloved family home after the death of a parent may be one of the most emotional real estate transactions you will go through. On top of the obvious difficulty in dealing with the death of a parent, the family home is often in some disrepair and dated.

When working with estates, I counsel the family to take an honest look at the home. If the home has generally been maintained, and has been updated throughout the years with new mechanicals (heater, roof, etc) as needed, then it may make sense to do a light rehab. What's a light rehab? Paint and carpet. Perhaps a kitchen. Now you have an updated, well maintained home that should be a very sellable product (as long as you price it right).

If however, the home has been neglected, and many of the major components need repair or replacement, then it doesn't make sense to rehab the home. You would have to do a full-scale rehab at that point. It rarely makes sense for an estate to invest that significant amount of time, energy, and money. At that point, I suggest that it's better to sell the house "as-is" and let someone else invest the money, time, and energy to bring the home up to speed. It doesn't make sense to paint and carpet a home that is only going to undergo a major rehab, and you'll be throwing good money away.

How about if the home is marginal? Paint and carpet, neaten up the kitchen if possible, maybe with new flooring and countertop, and price it to sell.

Although difficult to do, you need to take an emotional step back from the home in order to see its true condition, then move forward from there in a way that makes sense: financially and emotionally.

Which Group Shall I Put You In? Are you an A or a B Client?

2008-09-29T09:47:00.002-04:00

The ultimate goal of most REALTORS is to have a referral based business; one where clients come to you by word of mouth, and you are able to run a successful business just by answering the phone and getting fabulous clients. I'm on my way there, as 78% of my business this year came from past clients or referrals. It's a fabulous way to work, and I thank each and every one of my past clients who were so kind as to entrust me with their family and friends.

There are many training programs for REALTORS that focus on getting referrals from past clients.

Wanna know how?

By begging for them. By calling people up with thinly veiled "Oh by the way, do you know anyone who might be buying or selling real estate?"

There was a rather extensive article in a trade magazine, which actually encouraged agents to group their friends, family, and past clients into Groups A and B. They go on to tell you to treat everyone you know as a Group A for one year. No referrals from you in that time? Well, then, you get demoted to Group B. I guess then you only get four "Oh by the way" calls each year, rather than the thrill of getting one each month.

Let me tell you why I think MY business is mainly referral based:

I do a good job. I work hard (and smart). I care about my clients. I care about you when you hire me, I care about you as we go through the process, and I care about you after the deal closes. (And I care even if you don't send any referrals my way).

I would never disrespect a client so much as to group them by their worthiness of my attention, based on how much business they feed me.

Yet, amazingly, I'm still running a referral based business.

No grouping necessary.

'Tis the Season - to buy a fix and flip investment!

2008-09-23T10:33:00.002-04:00

As our market dies down for the winter, now is the best time to start thinking about picking up a fix and flip investment property.

The general inactivity of the market creates a situation for very motivated sellers, particularly for vacant properties. Few people want to pay to heat a home all winter with today's oil prices. Additionally, the general fall-off of Buyers means a greater negotiating power for those who are ready, willing, and able to purchase.

The timeline for a winter purchase works out especially well for a fix and flip. Motivated Sellers are looking to unload their property before the holidays to free up some cash, and to dodge the oil heat bullet. If you settle in mid - December, and figure an eight week turnaround on the repairs, your rehab will be hitting the market mid-February. Our selling season ramps up in March/April.

Also, contractors are generally slow during the holidays, and you may be able to negotiate better pricing on the work you have done to the home.

This time of the year is a great meeting of motivated sellers, timing the market, and economic factors that make it a good time to purchase a fix and flip. Want to see some "possibilities?" Shoot me an email. I've got my eye on a few!

Don't Confuse Acreage with Privacy

2008-09-13T12:11:00.002-04:00

I was out the other day with my super-fabulous clients, Jim and Kelly. We were checking out houses and started to talk about how acreage does not equal privacy.

When my husband and I were looking for our first home, I had strict guidelines about what I would look at. Nothing less than an acre. Period. In my mind, an acre = privacy. It was an acre, how could anyone see you in all that land? (I grew up in Levittown, so an acre sounded like a ranch to me). What I really wanted, though, was a private lot. I didn't want anyone living behind me. I wanted a treed property line. I wanted secluded privacy. Because I was focused on the wrong thing, my agent fruitlessly showed us home after home, with no chance of making us (ok..me) happy. I finally "got it" and loosened my standards a bit, and was better able to articulate what I wanted.

On my home shopping trip with Jim and Kelly the other night, we saw 5 houses. One had a huge lot. The bulk of the property was located to the side of the home, which was a corner lot. Here's a picture of the yard. Note that the corner of the front of the home is in the right corner of the picture, and if you look closely, you'll see the street outlining the yard:

Although this home had a smaller property, you'll see the difference in the yards immediately:

If you're really looking for a private back yard, make sure you don't lose focus by concentrating on acreage.

Hey Ma! Look what I can do!

2008-09-11T15:32:00.002-04:00

I took a webinar today on some seriously cool real estate data software. Exclusive to Prudential Fox & Roach for Bucks County, this software can do all sorts of neat tricks that will help my clients and me navigate the market. I'm really excited to start giving you, my blog readers, some information that will help you understand the real estate market today, and identify trends for moving forward.

As a special little treat, I'm giving you this...

Our median price of sold homes (meaning 1/2 of the homes sold for higher, and 1/2 of the homes sold for lower) in Bucks County has RISEN 2% over the past two years.

Don't get too excited, since some of the other news isn't so rosy. Months supply of inventory has risen 75% in the past two years. However, in general, I'm finding that the information supports what I've been telling my clients. Most of Bucks County isn't seeing precipitous price fallouts, but rather we're seeing lots of inventory, resulting in longer days on market.

Much more to come as I continue to play with my new toy. Want to see what your local area is doing? Shoot me an email! I'd love to send you some spreadsheets reflecting YOUR real estate reality.

Bucks County Buying Season? You bet. Get Serious Now!

2008-09-08T13:16:00.001-04:00

Here in Bucks County, we do have a Selling "Season." Take a look at the table below, and you'll find that May, June, July, and August are our strongest months, while November, December, January, and February are our slowest months. Remember that these are sold properties, and that the properties actually went under agreement prior to the sale date (most likely 30-60 days prior). So, following this, our heavy selling season ramps up in March/April and peters out again in September/October.

What does this mean if you have your house on the market right now? It means get real, get aggressive, and get sold! Now is not the time to be testing the market or clinging to a certain price point. It's the time to attack the market aggressively before we lose more Buyers to holidays, bad weather, and the general "settling in" of winter time.

What if you don't have to sell your home right now? You might want to think about taking it off the market for the winter months, making any repairs that came up as concerns to Buyers who looked at your home, and re-list in the Spring with a fresh perspective.

Numbers don't lie, and there are fewer properties sold in the winter months. Good pricing, marketing, and easy showings can give you a fighting chance at grabbing those Buyers who are still looking during this time.

Residential Sales per Month in Bucks County*

	2008	2007	2006
January	325	405	463
February	349	442	396
March	422	573	543
April	469	530	557
May	500	659	753
June	608	820	880
July	580	736	704
August	584	756	752
September		525	558
October		507	554
November		514	542
December		404	512

*Information from TREND, our local Multiple Listing Service. Information is deemed reliable, but not guaranteed.

First Day of School!

2008-09-02T10:40:00.001-04:00

Ahhh, Summer.

Swimming in the pool, day trips to the shore, and lazy afternoons suddenly turn to bored whining, sweaty kids, and fighting siblings mid- August.

After a rushed two weeks of buying school supplies, getting haircuts, and yelling ... a lot ...we started school today. My younger son starts Kindergarten, and he finally admitted today, over his bowl of strawberries, "I'm a little nervous, but really excited."

When I met them getting off the bus today at school, I could tell he was still a little nervous, but SO EXCITED. All the kids were so excited. Excited by their new backpacks and notebooks, excited to see their friends, excited to see the teachers out front. It's a beautiful this to watch.

I'm excited too. I'm excited that our routine will be back in place. I'm excited for the kids to be with their friends, and to learn from the wonderful teachers at Wrightstown Elementary. If I can't honestly say I'm excited about sports starting up (they aren't my deal), I can say I'm glad to see the kids involved in them again.

I'm also excited to re-focus on my work. I've been busy getting the kids ready for school, and haven't been able to blog as frequently as I would like. I have a lot of ideas for posts running around in my mind, and I'm excited to get them out there for you to take a look at. I have some great clients who are really jumping in there. I'm throwing the idea around of doing another flip project.

So, it's back to work, kids!

And back to work for this Mom.

I'm excited!

The Quickest Fixes to Get Your Home Show Ready

2008-08-18T15:56:00.001-04:00

Everyone is sick to death of my preaching about how important kitchens and bathrooms are to Homebuyers. I know, I know, I know.

I harp on it, don't I?

I thought I would share some ideas on some quick fixes to remodel your kitchen and bath if they need a little spruce up before hitting the market. A little money now will save you a lot of money in carrying costs and pricing.

Bathrooms

If your tile is horrific, re-glazing is probably the cheapest option. I only recommend white. With re-glazing, they spray one color, so if you choose blue, the grout lines will also be blue and it screams "This has been re-glazed."
If you're up for a little bit of a challenge, tile is cheap. You can buy some 12 x 12 for $.60 and re-tile your floor and tub surround. You have to be handy (or have some money to pay for the labor), but it's a showstopper to have a "new" bathroom. Keep the tub to avoid a lot of plumbing costs.
Putting in a new toilet and sink, and repainting can often be enough to give the illusion of a new bathroom.
Don't try to hide bad tile, work with it. As I've said before Brown/Pink and Brown/Blue are the new hot colors, so you may be able to salvage those 50's bathrooms.

Kitchens

Paint your cabinets a crisp white and change the hardware.
A piece of granite thrown on top of any cabinet is going to "wow" a consumer. Call granite suppliers and try to find a leftover slab that they can give you cheap.
Peel and stick tiles are your friend. Upgrade to the dollar ones that have "grout lines" in them. They look a million times better than the others.
Your appliances should match. If you have a stainless refrigerator and dishwasher, you need to buy a stainless stove. The reason is that the "odd man out" might as well get up and scream "I'm old!" DON'T OFFER A CREDIT!

Want some more tips? Or recommendations for tile guys, plumbers, etc. Shoot me an email and I'll be happy to help.

Real Estate Market Statistics for Bucks County 1/2008 through 7/2008

2008-08-11T13:41:00.002-04:00

Below are the Residential Real Estate market statistics for Bucks County, through July of this year. This information was pulled from Trend, our local Multiple Listing Service and is deemed reliable, but not guaranteed.

Date	Units Listed	Units Pending	Units Sold
July 2008	1022	434	565
June 2008	1136	564	607
May 2008	1252	558	499
April 2008	1303	583	469
March 2008	1190	484	422
Feb 2008	1012	471	349
Jan 2008	1176	425	325

You'll notice the increase in listings and sold units in April, May, and June. Some of this may be attributed to our seasonal market trends, but overall the statistics indicate a healthy, stable market.

For Sellers, the statistics show a growth in sold inventory, as a percentage of the available inventory. For example, in January the sold units only represented 30% of the inventory on the market. In July, they represented 55% of the inventory on the market.

Want more information on how the market statistics for your area? I can break these down for any township/municipality in Bucks, so shoot me an email and I'll be happy to send them along to you!

Why Short Sales Aren't a Good Deal for Everyone

2008-08-01T11:31:00.002-04:00

Here's the short answer:

Because NOTHING moves quickly with a short sale.

Some banks will take up to 60 days to get back to you regarding whether your offer has been accepted or not. So, picture this: you fall in love with the house, you submit an offer (perhaps even a full price offer), and the homeowner submits it to the bank for approval.

Then you wait. Months go by and you're still waiting for an answer from the bank. Life is going forward while you're in a holding pattern. Sixty days later, the bank responds to the offer, and instead of accepting it, they reject it or counter at a price that either a) you can't afford or b) doesn't make sense to pay.

So, when is a short sale NOT a good deal?

When you have children whom you want settled before the school year starts, and time is running out.
When you have a settlement date on your current home and have no where to go - except temporary housing.
If you're the type of person who is going to stay up late at night agonizing over this deal.

When does a short sale make sense?

You're a first time homebuyer and have a flexible lease.
Your home isn't on the market, and you can afford to move forward without selling your current home.

Also, a little head's up - most times the price listed for a short sale listing has not been approved by the bank. What many REALTORS are doing is pricing the home so that it's a fabulous, once-in-a-lifetime, unbelievable deal. The hope is to get several offers on the table so that they can generate multiple offers and submit the highest to the bank. Because the homeowner isn't getting any money back from the home sale, they don't care how low the home is priced. However, the super low price hasn't been approved by the bank. In reality, you've never been able to purchase the house at that unbelievably low price.

Yeah! My house is sold! (Not so fast...)

2008-07-23T12:09:00.001-04:00

It's one of the best phone calls I get to make as a REALTOR: the call that we've got a deal. It's especially nice to give that news to Sellers, since they're getting beat up just a bit in the current market. Be it a full price offer (yeah, they're still around) or a negotiation marathon, it's a huge relief to get that baby under contract. We all do a happy dance, the Sellers disconnect emotionally from the house, and we all look to move forward.

...Screetch...

That's the sound of your home sale careening out of control and crashing. Home sales do crash, and it's heartbreaking for all involved when they do. I wrote a post back in January on how to avoid some of the most common pitfalls.

Prudential Fox & Roach did a study of the fall-throughs (home sales that never made it to the settlement table) in their Bucks County offices. I expected inspection issues to dominate the results, and they did account for nearly 40% of the fall-throughs. What were some of the other reasons home sales fell through?

7.5% Were Short Sales that never got bank approval.

8.7% were Home Sale Contingencies where the Buyers' home never sold.

12.5% were Mortgages that never came through for one reason or another. (Incidentally, none were from our in-house mortgage broker)

16.2% were Buyers or Sellers who simply changed their mind and backed out of the deal.

15% were "Other." Nebulous reasons lingering out there that can compromise your home sale.

So, what can you do to avoid the frustration and heartbreak of a becoming a fall through statistic?

Honestly, some of these things you can't control.

Can you control a Buyer losing their job, and subsequently their mortgage? No.

How about them getting cold feet? No.

How about them losing a spouse, child, mother or father and deciding they just can't deal with buying a home? Nope.

What you need to do is control the things you can. Get your U&O early. Jump on any title issues that crop up. Make sure you want to move before you list your house. Be emotionally ready to let your home go. Make sure you take care of your own side of the deal, and reduce your chances of a failed settlement by 50%.

Have your Realtor touch base with everyone involved in the transaction...frequently. A little email nagging never hurt anyone, and often will catch little problems before they careen out of control. Get involved in solutions. There is no "not my job" in getting a deal to the settlement table. The Buyer needs some documentation for their mortgage company? I'm getting it, if their agent isn't. I'm making sure it gets done so that it doesn't impact MY Seller's chances of closing the deal.

Sometimes, through sheer force of will (and creative team playing) you can get control of the car and get it back on the road to settlement.

"It's Tricky, Tricky, Tricky, Tricky" ~ Beastie Boys

2008-07-18T09:33:00.001-04:00

My dear Sellers in Bucks County, while educating yourself on how to get a quick sale, you're going to find a lot of articles that tout "creative" ideas for getting your home sold.

Offer the Buyers a Car! A boat! A vacation!

Getting tricky isn't the answer. There are only three things a Buyer really cares about: price, location, and condition. That's it. Every other scenario is encompassed by those three concerns. A car isn't going to address any of those concerns, is it? So it's not going to impact your home sale.

Now, there are several things that you can offer that do address some of those concerns (namely price, since money is always going to be the primary concern for a Buyer). I wrote of some strategies back in February entitled "7 Creative Ways to Appeal to Buyers." Check out the first word in each sentence - it's PAY. The way to a Buyer's heart is through their pocketbook and their emotions.

Getting tricky with Buyers is inviting a big, fat, tricky mess. Let's take the vacation example. The Buyers decide that they don't want the vacation - they want the money deducted from the home sale. Their opinion of what the trip costs doesn't match your own. Now what? Or, they want the trip, but they want you to upgrade their airfare and rooms. Now what? You're not only negotiating your home sale, you're negotiating hotel rooms and airfare. Seriously, who wants to do that?

I believe in keeping it simple. Price your home right, do the right marketing, make it clean and easy to show, keep a level head and the end result in sight.

The process is complicated and emotional enough without adding trips and cars into the equation.

Free Summer Fun - Kid's Castle in Doylestown

2008-07-11T13:56:00.002-04:00

For another of the "Gotta Get Out of the House" days that seem to proliferate my writing, take a trip to Kid's Castle in Doylestown. Located in Central Park on Wells Road, this wonderful park offers all sort of activities: tennis, soccer, picnic pavilions, and walking trails.

The crown jewel of this park, however, is the 8 story wooden castle located in the biggest, baddest, most age-range-pleasing playground I've ever been to. My 7 and 5 year old scrambled through the castle, went down the enormous twirly slide, and completed the scavenger hunt, while my one year old ran around the farm themed toddler playground. There is also a HUGE toddler playground, but, well....it's got sand as the base and it didn't feel like dealing with sand that day, so we stuck to the farmyard.

There's also a cute little stream, with big fat toads, where the children can wade and splash. Boys....can't resist....dirt and mud...

Honestly, though, a hot day with sweaty kids, and this looks like nirvana - toads and all. We packed a lunch and there were plenty of picnic tables available (even with two school groups).

Bring the kids' bikes because they have 1.5 miles of walking and bike trails. The one walking trail is a real challenge - it's a huge hill and would make a great once a week "tough test" for someone looking to kick up their walking or running.

Take a look at this gorgeous trail that loops around a pond. There are various stations that tell you about plant species, native birds, invasive plants, etc. You can see in the background that there are townhomes (Doylestown Station - Cornerstone Court)that back to the park. Now, I like my privacy, but how wonderful would it be to have this park, with all these amenities, right out your door? There are a few on the market right now, priced below $400,000. Feel free to shoot me an email if you have any questions or want more information on them.

Totally free, and impressive to even the most hardened playground connoisseur, keep this in your arsenal for a way to burn off all that extra energy.

Hermit Crabs, Houses, and Happiness - A Parable

2008-07-08T15:46:00.002-04:00

Once upon a time, there were two relentless children who nagged their mother and father for a pet. They wanted a dog, but since the mother and father had cleaned up as much poop as they intended to clean up in their lifetime, Mother and Father said "No." During a camping trip, the children, desperate for any pet, convinced their Mother and Father to let them buy hermit crabs, "With our own money." Sure, the children didn't really like the hermit crabs, in fact were a actually a little afraid of them, but a pet's a pet, right? So they settled. But the children weren't really happy.
When they got home from their trip, Mother had the bright idea to read about hermit crabs. Mother quickly realized the folly of an over-educated child. The list of necessary hermit crab paraphernalia was overwhelming, and hermit crabs lived in groups, so more hermit crabs were necessary. A $60 trip to PetSmart ensued. At PetSmart, the children saw some cats for adoption, and quickly started a new campaign for a cat, before the "crabitat" had even been set up. Sure, it was fun setting up the "crabitat," but the children really weren't happy.
So, here they sit, with animals that, while growing on the children, really aren't what they wanted. They're certainly not what Mother wanted - the things are pretty gross. Everyone should have waited until they were old enough to get a dog or cat. Everyone likes dogs and cats. But, no. Here they sit with hermit crabs, and nobody is happy.

Get what you really want. Don't get something sorta/kinda/almost what you want, invest a bunch of time and money into it, only to end up with something that still doesn't really make you happy.

If you've read my blog before, you know I love me a junker house, but that's not what I'm talking about. I'm talking about getting frustrated, getting impulsive, getting rushed. Really think about what you want and wait for it. Don't buy something that's almost what you want. Short of cosmetic fixes, the yard/location/size/function of the house isn't going to change. If you buy a house that backs to a busy road, you can invest $35,000 on landscaping, but you'll stick be backing up to a busy road.

Average Days on Market for Bucks County from Jan. through June 2008

2008-07-06T23:11:00.003-04:00

"How long will it take my house to sell?"

This is probably the most difficult question for a REALTOR to answer. So many factors play into days on market: pricing, how much competing inventory you have on the market, even seasonal buying trends. However, I've compiled the following data from our MLS system to show you the AVERAGE days on market by township in Bucks County through the first half of the year.

Here were my parameters:

Residential listings
Priced $1,000 through $9,999,000
Sold January through June 2008

We're not looking too bad, Bucks County.

The average for Bucks County is 74 Days on Market.

Township	Average Days on Market
Bedminster	103
Bensalem	63
Bridgeton	104
Bristol Borough	93
Bristol Township	67
Buckingham	75
Chalfont Borough	55
Doylestown Borough	65
Doylestown Township	88
Dublin Borough	72
Durham Township	132
East Rockhill Township	74
Falls Township	58
Haycock Township	89
Hilltown Township	98
Hulmeville Borough	60
Ivyland Borough	92
Langhorne Borough	72
Langhorne Manor Borough	111
Lower Makefield Township	78
Lower Southampton Township	60
Middletown Township	67
Milford Township	81
Morrisville Borough	69
New Britain Borough	87
New Britain Township	75
New Hope Borough	116
Newtown Borough	144
Newtown Township	53
Nockamixon Township	74
Northampton Township	60
Penndel Borough	32
Perkasie Borough	65
Plumstead Township	75
Quakertown Borough	78
Richland Township	93
Richlandtown Borough	53
Riegelsville Borough	86
Sellersville Borough	69
Silverdale Borough	60
Solebury Township	108
Springfield Township	110
Telford Borough	100
Tinicum Township	83
Trumbauersville Borough	95
Tullytown Borough	44
Upper Makefield Township	111
Upper Southampton Township	68
Warminster Township	63
Warrington Township	78
Warwick Township	85
West Rockhill Township	113
Wrightstown Township	124
Yardley Borough	69

**Information from TrEND MLS and is deemed reliable, but not guaranteed.

One caveat, there is a way to "reset" days on market, so if a home has been relisted, the days on market start over. We are working on a way to calculate the total marketing days on our reporting for the MLS.

Free (or Nearly Free) Summer Family Movies

2008-07-01T12:29:00.004-04:00

I have the best save for all the Moms out there who need a little break this summer. Many area movie theaters are running free or $1.00 movies, which will come in really handy during those "Gotta get out of the house" days where the neverending pleas for "something to do" turn into neverending bickering to pass the time. Enjoy a cheap two hours of peace and quiet at the following...

AMC Theaters are running $1.00 movies. Go to AMC Summer Movie Camp to find the theater nearest you...

Families, schools and organizations alike are invited to see great kids' movies during AMC Summer MovieCamp. Available at select AMC theatres, this fun-filled program brings you:
$1 movies from June 25 - August 6
Shows starting at 10:00 a.m. every Wednesday
Great field trip opportunities - groups can purchase tickets one week in advance starting June 18 at the box office or online at participating theatres

Regal Entertainment Group is running a FREE FAMILY FILM FESTIVAL. There is a G and PG rated movies showing every Tuesday and Wednesday at 10:00 a.m, and admission is free on a first come, first serve basis.

For another "The kids are driving me nuts and I gotta get out of here" idea, the Wrightstown Village Library is running Movies by Moonlight. Held on Fridays at 8:30 p.m., bring your own blanket or lawn chair and enjoy the following movies under the stars:

July 3rd (THURSDAY) Spiderwick Chronicles

August 8th Nim's Island

September 5th Speed Racer

October 3rd Iron Man

These are a great way to break up the boredom, get everyone out of the house, and can come in especially handy on a rainy morning.

Things Buyers Will Just Have to Overlook...

2008-06-27T09:22:00.003-04:00

My good friend Kim Brown suggested that I title this post "Crap Buyers Will Just Have to Learn to Overlook," but I'm trying to clean up my image (well, maybe just my language), here...

So, my previous two posts were some tough love posts for Sellers, outlining some of the things Buyers don't give a crap about, and several things they DO give a crap about.

It's your turn for a little tough love, Buyers. Don't worry, though, I'll be gentle...

In light of the touted "Buyer's Market", some Buyers are going a little crazy. They feel that they should get any house they want, for any price they want, and the Sellers should make any repairs they want done. I've seen offers come in on properties, asking for the property to be painted colors of the Buyer's choice, and appliances to be replaced. Drunk with power, some Buyers are asking for the moon, and fully expecting the stars to be thrown in for free.

Understand that, with a typical resale purchase, you are purchasing a home as you see it, not as how you want it to be. If you want to put on a larger deck, or want the bedroom painted red to match your linens, or hate the new pink carpeting, well, those are things that you are going to have to take care of on your own. You may make adjustments to your offer price for them to see if the Seller will make concessions that way. However, submitting a list of requested "upgrades" with your offer is the wrong tactic to take.

No house is going to be everything you've ever wanted. You need to have a little vision. Don't even look at paint and carpeting, because it's the cheapest fix around, and you're going to have to replace it at some point anyway. Look beyond their brass faucets, ugly chandelier, and gaudy mural. You can update the home however you like after the purchase. Asking the Seller to update the home to your liking isn't feasible. They're not going to do it.

Ringing Rocks - Really!

2008-06-18T14:01:00.009-04:00

Today, the kids and I visited Ringing Rocks, located on Ringing Rocks Road in Upper Black Eddy, Bucks County. What a neat trip to take! We walked a wooded trail that opened up into a field of boulders. It looks like a hidden lake - of rocks.

Armed with small hammers, the kids started scuttling across the rocks like monkeys, banging to find the ones that sounded like bells.

They really do! They sound like a bell being rung when you strike them with a hammer or small rock. My oldest quickly racked up 160 "ringers." Not all the stones ring, but here's a hint - look for the one with obvious gray areas from hammers being struck against them. They usually are good "ringers."

While scientists don't know exactly how this works, we had fun making up excuses: aliens being number one. If you go, wear sneakers. My kids had no problem scurrying over the rocks, but I seem to have lost my agility in my old age. We did take a baby stroller for my toddler, but it was rough going, and we had to carry the stroller at certain points. It was definitely workable, though.

Need more information? Shoot me an email, and I'll be happy to tell you more about it. You can find directions here, and on my GPS, I just used the street name and it took me right there.

Why Wrightstown? Hortulus Farm

2008-06-15T09:39:00.006-04:00

Stunningly Beautiful.

Those are the only words I have to describe the Hortulus Farm located on Thompson Mill Road in Wrightstown. I wrote about it previously in this blog, but finally got a chance to take the tour yesterday with a few girlfriends.

Our fabulous guide Mary, a landscaping architecture student at Del-Val College, was extremely knowledgeable, personable, and a lot of fun. She graciously tolerated our chatter and answered all our questions. She trecked us through the fern and hosta lined woodland walks, the yellow garden, the herb garden, the pool (This is actually the pool! You can just make out some white lounge chairs towards the left of the pool.) and other beautiful gardens. It is a treck, so be forewarned that you'll be hiking. It's totally worth the huffing and puffing though.

Part of an original land grant from William Penn, this gorgeous farmhouse and gardens have been lovingly restored and built over the past 30 years by Renny Reynolds and Jack Staub. I can't imagine possessing a) the knowledge or b) the artistry to build these gardens, let alone the stamina to maintain them.

If you have the opportunity, please find some time to take this tour. Tours are offered May through October for groups of 8 or more. If you can't organize a group of 8 or more, LUCKY YOU, they are having two public open houses in the coming months, when you can take self-guided tours of the gardens.

July 19th - Summer Open House

October 4th - Fall Open House

5 Things Buyers DO Give a Crap About...

2008-06-12T21:50:00.002-04:00

As promised, here are a few things that Buyers really do care about:

Curb Appeal

The first impression when a Buyer pulls up in front of your home gives them an initial "Ahhh" or "Ewww" to start off the showing. Even if the house is beautiful inside, it's hard to combat the initial "Ew" factor. The good news is that an initial "Ah" lends itself to Buyers looking a little more kindly on any interior fix ups. Set the tone. Your house should look happy and cared for. Grass should be cut, trash cans hidden, landscaping trimmed and mulched.

Maintenance

A house that has good maintenance records is golden. It screams to a Buyer "There are no hidden surprises here - I've taken care of everything." If you don't have good maintenance records, a flurry of upkeep can also communicate the same to the Buyer. Have the heater, chimney, and A/C units serviced prior to listing. Have your septic system pumped. Have a contractor come and make the multitude of minor repairs that you've learned to live with: leaky faucets, bad hinges on kitchen cabinets, ripped screens. Attach all your receipts to the Sellers Disclosure. Give the Buyer a sense of security that things in your home have been maintained.

Kitchens and Baths

Yeah, I know that you've heard this a million times, but I cannot stress it enough. Kitchens and Baths sell homes. The difficult part of this is that kitchens and baths get the most use (and dirt) and they need to show the cleanest. They have to be clean. Ruthlessly clean. They also need to appear spacious, even though they collect the most clutter. Here's the minimum of what you should do: clear off counters and sinks, invest in new towels for the bathroom, CLEAN.

Did I mention they should be clean?

(As an aside, I've got a great tip for an outdated bathroom: chocolate brown is the new hot neutral and chocolate / pink and chocolate / blue are hot combos. This covers a variety of outdated tile: brown, pink, and blue. Shoot me an email if you need help trying to figure out how to make your 50s tile look a little more contemporary)

The Schools

Maybe I just work with a lot of families with children, but almost all my Buyer clients search by school district rather than town. There's not much you can do about this. I'm just telling you it matters.

An Emotional Connection

Buyers are looking for "the one." They have to fall a little in love with your home. How can you help that emotional connection? The house should feel happy and well maintained - no kicked in doors from angry teenagers, no divorce papers lying around, no trashcans filled with beer bottles. Even if some not so happy things are happening in your home, the Buyers shouldn't be able to tell that.

Make your home inviting. Remember the things you fell in love with and highlight them. A great backyard? Stage a seating area under a tree with a fire/conversation pit. Was it the bright kitchen? Set the table with some cookies and a note for Buyers to sit down and help themselves.

I've got some recommendations for Buyers as well. As my friend Kim Brown put it "Crap Buyers will Just Have to Deal With." Look for that coming next...

5 Things Buyers Don't Give a Crap About

2008-06-08T09:01:00.003-04:00

How much you paid for your house

It has absolutely no impact on the Buyers at all. How much you are making or losing on your house is your problem. Just as a Buyer can't limit your profit, neither is he/she responsible for covering your losses.

How much money you need to move into your next home

Again, see above. YOUR finances are never the problem of the Buyer. A lot of Sellers will say, "What's another $5,000 over 30 years?" It's $5,000 more than the Buyer wants to spend on your house. That $5,000 is just as important to the Buyer as it is to you.

The special tile imported from France in your powder room

Unless you are rehabbing for resale, there are things that you have done to your house that are specialized. Things that you are absolutely in love with and for which you waaaay overspent (C'mon, admit it. We've all done it.) The Buyers? The probably aren't going to love it as much as you do, so they aren't willing to buck up for how fabulous it is.

The sentimentality attached to certain things in the house

I'm a sentimental gal. I have trees planted in my yard in honor of my first Mother's Day with each of my babies. I found an engraved Christmas tree ornament from the previous owners that I hang on the tree each year in their honor for building this great house. If I ever sell? I know that new Buyers will take down my first born's tree (it's, quite frankly, ugly). I doubt they'll care about the ornament. Buyers don't care that you spent 3 weeks restoring a mantle - they'll paint over it if they want. Your sentimentality is your own, don't expect the Buyers to share in it.

The "Possibilities" in the Home

You have to price your home as it is, not how it could be. Yeah, maybe you can finish your basement, but you can't expect a Buyer to pay you for a finished basement just because it could be one day. Same goes for unfinished construction projects, scarred wooden floors, closets with rough-in for plumbing, etc.

What DO Buyers give a crap about? Stay tuned for my next post...

The Inspection Series - #5 The Septic Inspection

2008-06-05T18:33:00.008-04:00

It's the discussion you've all been waiting for! Hope back your excitement, people, today we're talking about

Septic Systems

Fun! A septic system is an on-lot waste water disposal system, meaning everything that goes down a drain: kitchen sink, washer, showers, toilets, goes into the septic system in your back yard. A typical septic system is made up of a tank, distribution box, and drainage field. Waste water goes into the septic tank. Solids fall to the bottom, while any grease or oil floats to the top. The remaining liquid is sent into the distribution box, which then disperses it into the drainage fields or a sand mound. The water then seeps out into the soil surrounding the drainage fields or sand mound (all underground)and clarifies as it trickles through the soil to the underground water table.

Sounds gross, right?

Well, it is kinda gross if you're used to flushing and forgetting with public sewer, but you get used to the idea. As long as the system is working properly, you won't really need to think about it except to have the solids and oils pumped out regularly (Wrightstown Township requires every two years). When a septic system fails, THAT'S gross. You may see effluent on top of the ground, smell the system (gag), or have a backup in your toilets and sinks.

A good septic inspector is critical, since a new system can cost $25-30,000 (you read that right). I have two great inspectors that I can recommend, just shoot me an email.

Here is the EPA's Homeowner's Guide to Septic Systems. It's a great resource, and the diagram will explain the system much better than I ever could.

Have any questions? Shoot me an email. I know enough to be dangerous about different problems with the systems, alternate systems, etc.

The Inspection Series - #4 The Water Inspection

2008-06-03T07:15:00.000-04:00

This inspection is usually done when there is a well located on the property. You will have a water testing company come out, take a sample of your water, and test that water for potability. They'll test your water for all the nasties that may be there - choloform, bacteria, and other gross stuff. The water testing will indicate if these factors fall within safe drinking guidelines.

If the water tests come back with high levels of one or the other (or all), there are many different treatment systems available. UV light, shocking the well, filtration - there are many different ways to treat the water, and there are specialist who can devise the best route of attack for you.

Ok, so I feel like the inspection series is getting a bit dry (and boring), but stay tuned folks...

Next, we're talking about

duh, duh, duh....

Septic Systems!

You certainly don't want to miss THAT discussion! I have the unenviable title of "Septic Queen" since I've had many of my personal purchases fall through during the septic inspection. I know more about poo than any suburban girl should know, and I'm going to share the wealth of knowledge with you next time.

Stay tuned for the poo talk - it's an important one.

The Inspection Series - #3 Radon Inspection

2008-06-01T07:30:00.003-04:00

Radon gas is a scary thing. It's a naturally occurring, cancer causing gas that is odorless and colorless. However, it is an easily remedied problem, with radon remediation typically costing between $1,000-2,000. So, what does a radon inspection entail?

A house will be under closed house conditions during the test - no open windows or doors. (Sellers may have to kick on their A/C during this time - no fresh air for you!) An inspector will place radon detectors on the lowest floor of living space. Living space includes any area that can be finished in the future into living space. Full Basement? Living Space. Crawl Space? Not living space. The testing equipment will be in the home for 48 hours and the tests will be averaged to come up with the average radon reading in the home.

If the radon reading comes in at 4.0 pCi/L or higher, you should install a radon remediation system. If the test comes back at 3.9 pCi/L or lower, no remediation is necessary.

The EPA has some really good information on radon on their website. Here is the link to their Home Seller/Home Buyer guide to radon:

Home Buyer's and Seller's Guide to Radon

Want a referral to a reputable radon testing company? Shoot me an email or give me a call. I'll be happy to share my top 3 with you.

The Inspection Series - #2 Wood Destroying Insects

2008-05-27T07:30:00.001-04:00

We're going bug hunting today, people! Most people associate this inspection with termites, although it does look for any evidence of wood destroying insects - there are other insects that attack the wood structures of your home.

An inspector will look for evidence of insect activity. For termites, she'll look for mud tubes on the surface of the walls, which indicate activity within the wall. Now, here's where some of this gets tricky:

An inspector cannot see into the wall, so she won't be able to see activity within the wall, or any damage done by the insects.

If you have evidence of activity, you will typically ask the Seller to treat the home. Certain mortgages require a clean termite cert (namely VA and FHA) so the Seller will need to treat the home.

Once a termite treatment is done, you will typically get a one year guarantee on the treatment, and a reduced rate if you decide to do a yearly treatment of the home.

Need a recommendation for a great bug guy? I've got one! Shoot me an email and I'll be happy to pass on his contact information!

The Inspection Series - #1 The Home Inspection

2008-05-25T21:47:00.002-04:00

When you write an agreement of sale on a property, there are several inspections that you can elect to have. They are:

1. Home Inspection
2. Wood Destroying Insect Inspection
3. Radon Inspection
4. Water Inspection (typically when you have a well on the property)
5. Septic Inspection (for an on-lot septic tank)

I'll be writing a bit about these in the following series, and I'll start with the home inspection.

A good home inspector is worth his weight in gold, and is one of the most important members of your home buying team (the others being ME - or your own agent, and your mortgage company). Not only is he going to do a visual inspection of the property and point out anything thing that needs to be addressed (safety hazards, leaky faucets, faulty wiring), he will also educate you on the mechanicals and maintenance of the home.

What are some of the things the home inspector will evaluate?

The roof, gutters, flashings, chimneys
The heater, air conditioners, hot water heaters
The electric panel and outlets
The plumbing system
The stair railings
Any obvious structural components

Once the home inspector writes his report, you can then negotiate the home repairs you would like the Seller to make. Typically, if you cannot come to terms on the home inspection issues, you will be released from the contract and get your deposit money back.

The home inspection is your chance to educate yourself on the home, learn of any repairs that need to be made at the present time, and negotiate with the Seller to make sure you are getting a home in good condition, with working mechanicals.

Need a good home inspector? In the course of doing business, I've run into some really fabulous ones. Shoot me an email, and I'll be happy to send you their contact information!

Meet Bucks County's own Green Guru.. Danny Seo

2008-05-11T07:30:00.000-04:00

Do you know that we have our very own "Green Guy" living right here in Bucks County? Not only does Danny Seo live in Bucks, but he owns an adorable bungalow on the Delaware River, and a mid-century modern home that he's currently rehabbing with gorgeous eco-friendly products. His tile is to die for - check it out here and here.

Danny also has some fabulous ideas for decorating, entertaining, and new products that are stylish AND eco-friendly.

Make sure you visit his blog daily for great tips on how we can all do small, simple things to reduce our impact on the environment.

What to Expect When You're Expecting (A Showing)

2008-05-09T07:30:00.001-04:00

Because you may only sell one house in your entire life, or at least do it so infrequently that everything changes in the years between sales, I thought it would be helpful to tell you what to expect when your house is being shown by a Buyer's Agent.

Your REALTOR will install a lockbox on your front door, either electronic or combination. A Buyer's Agent will bring the Buyers to your home and access the property via the lockbox. They will leave a business card to indicate that they have been in the property. In most cases your REALTOR will not be at the showing, only the Buyer and Buyer's Agent.

Buyer's Agents try to give a one hour window of when they will be at your property. However, sometimes they are running early or late. It's important to be as gracious as possible and allow the access to the home if at all feasible.

You should skeddadle on out of the house while Buyers are there. If you're home when they get there, let them in and then take a walk while they're in the house. I would suggest you leave the property, don't sit in the backyard while they're in the house. It makes them feel rushed.

You can expect the Buyer's Agent to leave the house as they find it. It the lights were on when they came (and they should be) they'll probably be on when you return. If the back door was unlocked, it will still be unlocked. Buyer's Agents don't know if you have additional showings necessitating the lights staying on, or if you leave your back door unlocked for family members.

I've written previously about staging and preparing your home for sale, but I wanted to give you a brief run down of the logistics of a showing while your house is on the market.

Do you know exactly what you want? Bet you don't...

2008-05-07T15:20:00.000-04:00

Did you ever have a mental picture of exactly what you wanted? Maybe it was an outfit, or a piece of furniture, or a computer. The subsequent shopping trip is always a lesson in futility, since you can hardly ever find what you've envisioned in your mind. Shopping for homes is a little like that.

Oh, we've all read about making your lists of "necessary," "nice to have," and "dream" attributes. So we make our lists, and we start our journey armed with a mental picture of our dream house, and our various lists of home features. We blaze through REALTOR.com, ignoring the 3 bedroom homes, or those without a fireplace, or without a 2 car garage.

One you start looking at homes, however, you'll find that those lists are pretty worthless. We buy a home, and a home encompasses much more than a fireplace, bathroom, or .25 acre lot. When you walk into a home that works for you, you fall in love, and I can guarantee that it won't matter how it ranks on your lists, or how closely it resembles your mental pictures. It's an emotional connection; a feeling of the stars aligning and shouting to you "This house is GREAT!"

When my husband and I started out looking for our first home, we were adamant about NOT wanting a ranch home. We were adamant about wanting a basement. We were adamant about wanting a family room. I still remember the day that we turned onto our little street - I was in love before we even saw the house. (That's a picture of our street above - how could you not fall in love?) At the end of the road stood a crappy little (really little) rancher, with a crawlspace. It was nothing of what I'd hoped to have, yet everything I ever wanted. It was love at first sight.

So, while I think making your lists sounds good in theory, in actuality, I think it's a bunch of baloney. Make your lists if you're a type A (as I am) and it makes you feel better, but look at everything in your price range/area.

Time and time again, I see clients fall in love with things that don't meet their criteria, but fulfill all their dreams.

Why You Owe it to Yourself to Get Pre-Approved...Before you Start Looking

2008-04-29T20:12:00.004-04:00

Just about the most fun you can have is to dive into house shopping on the internet. I'm not going anywhere anytime soon, and every once in a while, I do a quick search and get dreamy eyed and excited about houses that are on the market. It's wonderful - all those possibilities waiting out there...

Some women window shop for clothes. I window shop for houses.

If you're moving beyond the "window shopping" phase, however, you owe it to yourself to call a reliable mortgage broker or bank and get pre-approved so that you know how much you can afford. Now, sometimes it will be a welcome surprise, and others a reality check. At the end of the day, though, real estate is best faced with a dose of reality.

There is nothing more heartbreaking than falling in love with a house and then finding out you cannot afford it. Really. It's devastating, and it instantly takes all the fun out of what should be a very joyful process. Instead, you find something you love, only to have it ripped away from you. You start to think, "I'll never find another house as great as that one." It's the "one that got away" syndrome, and you'll build that house up to the epitome of every dream you've ever had, whether it actually is or not.

Secondly, it makes all the houses in your price range look bad. And they aren't. No matter what the price range: a great $200,000 house cannot compete with a $250,000 house. A fabulous $1,000,000 house cannot compete with a $1,250,000 house. It doesn't mean the house is less than, or a junker. But you've spoiled your perception of a good house by unfairly comparing it to houses to which it has no business being compared. Apples to Apples, folks. It's the only way to find the best of the bushel.

I know many people say REALTORS push Buyers to get pre-approved because they don't want to "waste their time" with unqualified Buyers. The truth is that I want you to enjoy your experience, to appreciate what you can afford, and to be happy (and on good financial footing) at the end of the process. Let's have fun, not heartache!

Relishing the Spring Weather

2008-04-17T15:09:00.003-04:00

It's gorgeous out today. I'm blogging from a back patio that I haven't seen since about September, and listening to the happy sounds of mowers and weed wackers. Spring yard cleanup may be the only time I look forward to manual labor. (I don't shirk it, but let's just say it ain't exactly my deal either!) I wanted to share with my readers this great find:

Hortulus Farm Nursery & Gardens

I am deeply ashamed to admit that, while I can walk to this hidden treasure, I've never taken a tour of the gardens. I need to. I have no idea how to garden in my soil.

I've moved one tree to three different locations in my yard because it always "looks stupid" a year or two after the move.

I once planted 200 tulip bulbs (while 7 months pregnant!) only to have them be clear cut by a herd of deer.

I had large flower gardens that required the equivalent of one year's college tuition spent in annuals.

We've gone with the dirt and weed landscaping since our rehab ripped up the front of our yard. Although I'm leaning towards hiring a company to landscape, there's that inner artist (ego-ist) in me that thinks I can do it on my own. I want a naturalistic look, with ferns and perennials that look more beautiful as they age.

Maybe I can actually swing it with a tour of the Hortulus Farm under my belt.

Where are all these smart people coming from?

2008-04-08T22:00:00.004-04:00

I just had the absolute pleasure of meeting with my friend Lindsay about selling her home. Again, I'm so pleased with how darn SMART she is! How am I meeting all these smart Buyers and Sellers? I love it!

Here are some of the things she's doing that are going to pay off for her:

She spent 13 hours painting her pretty crimson red room a soft neutral color. Backbreaking, thankless work that will pay off (Promise Lindsay!)

She's replacing some windows that won't stay open (they'll only come up on the home inspection anyway, and it's a good pre-emptive strike against inspection issues).

She's repainting her ceilings and has banished all smokers outside.

She's cleaning out and cleaning up, and when her house goes on the market, it's going to be ready to go!

I can't wait to show her house - it's going to knock Buyer's socks off.

Want some more tips on how to prepare your house for sale? Shoot me an email, and I'll be happy to give you all my secrets!

We Don't Need No Stinkin' Internets...

2008-04-08T21:42:00.003-04:00

So, how important IS you web-based marketing strategy? The following statistics are taken from the 2007 National Association of REALTORS® Profile of Home Buyers and Sellers:

84% of buyers used the Internet to search for homes in 2007 compared to 80% in 2006.

73% of Internet home buyers drove by or viewed a home they found on the Internet.

57% of Internet home buyers walked through a home viewed online.

You absolutely NEED the following:

Great photos and a virtual tour
Enhanced realtor.com listing with custom verbiage
RSS feeds to other real estate websites: trulia.com, oodle.com, google.com, etc.

I always provide a custom website for my sellers to fully utilize and enhance the online presence of my listings. Want some examples? Check out the following:

www.958Decker.com

www.1618Rockcress.com

Want more information? Shoot me an email and I'll be happy to talk online marketing strategy with you!

"How's the Market?" - What's it Matter?

2008-04-02T15:09:00.000-04:00

I've gotten a few emails from potential Buyers and Sellers, and they all want to know, "What do you think of the market?"

I think they should forget about the market, and live their life.

Do you want to sell your house? Price it appropriately, get it sold, and move on with your life. For whatever reason - you've outgrown it, it's too much for you, you don't like your neighbor next door - all those things aren't going to be put on hold until the market "recovers." Do your research, figure out your next steps, and then take them.

Do you want to buy a house? Figure out your price range, what you want, and then go buy one. Don't pay rent for the next two years so that you can time the "absolute BOTTOM" of the market. Sit on your own back deck this summer and pay off your own mortgage, rather than someone else's.

Deal with the reality in front of you. Live your life. Move forward. Make yourself happy.

Don't put your life on hold trying to "outsmart" the market. Be happy, rather than "clever."

Bugs, Rot, and Redemption - A Conversation with my Tree Guy

2008-03-29T18:17:00.006-04:00

I had a few trees removed the other day, and got to talking with the very knowledgeable Paul Anthony of Advanced Tree Care in Newtown (215) 968-9161. We were talking bugs, rot, and redemption of local trees. I asked Paul about some of the more prevalent diseases he's been seeing in the area. Here are a few of the ones he called out. I've included links to more information, so that you read up on the symptoms and treatment:

Maple trees can be afflicted with verticillium wilt, which is a soil born vascular disease. There is no cure for this disease, so it may result in losing the tree if it is afflicted.

Birch trees are susceptible to the bronze birch borer which can kill the tree within 2 to 3 years if left untreated. Keep an eye out for Birch Leafminer attacks, since they can weaken the trees and leave them open to borer attacks.

Ash trees have their own borer, who traveled overseas from Asia in packing crates. These exotic bugs have been causing damage in Pennsylvania ash trees, and have even resulted in quarantines in an attempt to stop their infiltration into the US.

Oak trees can be afflicted by bacterial leaf scorch, and since there's no known cure, and stopping infestation is difficult, this could be a "hope and pray" that you don't lose a tree to this infection.

Anyway, the parting advice I got from Paul, is that if you see a tree that looks in distress, call an arborist to evaluate the tree. They can take a specimen of the tree to the lab, correctly identify the problem, and make recommendations for a course of action.

If all else fails, and you lose the tree, perhaps you'll meet Paul during the removal. He's a wealth of information. It's also a lot of fun to see him and his crew climb the trees. My kids thought it was really cool - you will too. Check out the the hair raising picture below:

Joyful Buying and Selling...It's still out there

2008-03-26T09:56:00.002-04:00

I've begun working with new clients, and they are a complete joy to work with. Why? 'Cause they're so darn SMART!

Here's a few things that they're doing that are going to pay off for them...big time:

They've decided to sell their home first, then buy. They'll know exactly how much money they have to work with. More than that, they won't have that excruciating stress of selling their home under the gun because they are making two mortgage payments. They can get the right price for their home, rather than having a fire sale to stop the bleeding.

They're educating themselves on the market before they begin the process. When they sell their home, they'll know exactly where they want to look, and exactly what price range. They'll be serious, committed, EDUCATED buyers who know the price/condition/market and are ready to see a home and make an offer.

They're just so rational, realistic, and excited about the process.

On top of this, they're a blast to shop with and talk to. They also have a cute baby, and she smiles at me a lot because I'm her favorite ;)

The market is filled with these people. We're so used to hearing about desperation and foreclosures and "Seller says make an offer!" that we forget that there are people out there who are joyfully selling and buying. And when we work with them, well, it's a joyful relationship all around.

Thanks for reminding me of that Brian and Dana!

Keep Your Money in Your Pocket (Until the Tax Man Comes A'Knockin')

2008-03-14T14:59:00.005-04:00

Geez, I promised a post on impound free mortgages and never delivered! An impound free mortgage is where you DO NOT escrow your taxes every month with your mortgage company. With the crackdown on lending practices, these may be more difficult to get, but here's how it works:

Instead of adding 1/12th of your yearly taxes to your monthly payment to your mortgage company, and having them pay the tax bills out of the money they've collected, YOU will be responsible for paying the tax bills as they come due.

What are some advantages?

Your money earns interest for you. It does not earn interest when you pay it to the mortgage company every month.
You have some flexibility with your monthly payment. This can benefit you if you have a commission based business, or get yearly bonuses. Put away a chunk of it at a time, let the money earn interest all year until the tax bill is due, and reduce your monthly payment.

You absolutely MUST be vigilant in saving your money to pay your taxes. There is no forced savings plan (a benefit of paying it with your mortgage). So, if you have even the slightest doubt about your ability to save the money in order to have it on hand at tax time, I would advise against this.

Nothing like a $6,000 tax bill, and no money to pay for it, to ruin your day.

Want more information? Shoot me an email and I'll be happy to better explain tax escrows as they relate to your mortgage payment!

But...But...But...or "How a Deal is Made"

2008-03-09T22:57:00.002-04:00

I put an offer in on a property in a downward trending market today. I included my comps showing that the price that we offered is fair. It wasn't a crazy offer, it does have a basis in reality. The reality is that prices are eroding in that area, and there are a ton (a TON) of short sales and bank owned properties lingering on the market. Prices are going to continue to erode until we get rid of this inventory. The Seller was only willing to come down a bit off the asking price. My Buyer wasn't willing to go up more than a smidge because our guts are telling us we can pick something up in the next couple months at his target price.

The other agent was great. He told me what the Seller's current bottom line was without arguing the comps with a "We have vinyl siding - this comp has asbestos! yadda, yadda, yadda..." I told him my Buyer wasn't going to move up in price without the "That house is a piece of crap! Look at the foreclosures on the market...they're going to regret it...yadda, yadda, yadda..."

And so, the deal has died. Not in a clash of ego and tears. Not in a desperate back and forth of negotiating increments of $1,000. It simply died because the Seller was willing to take X, and my Buyer was willing to pay Y, and those two lines didn't intersect at any point.

So, how is a deal made? A deal is made when a Seller is willing to take what a Buyer is willing to pay. Sometimes, this puts everyone in a "Happy Place." Sometimes the deal dies only to be resurrected another day. But, at the end of the day, it comes down to this:

A deal is made when a Seller is willing to accept what a Buyer is willing to pay.

That's it. It's really pretty simple.

St. Patty's Parade in Levittown - March 15th at 10:30 a.m.

2008-03-07T13:50:00.005-05:00

St. Patty's Day Parade
March 15th, Starting at 10:30 a.m.
New Falls Road in Levittown
Parade will start at St. Joseph the Worker School and go to Wistar Road

Don't miss this annual parade held in Levittown. Bring a chair, a bag for the candy that's thrown to the kids, and some shamrock headbands (optional, but suggested). A fabulous mix of floats, charities, Irish dancers, and my favorite - Irish marching bands, this parade is always a blast.

Some suggestions for parking/viewing:

Park in Pennsbury High School and walk to New Falls Road. You're in close proximity to 7-11 and Dunkin Donuts to bolster yourself with some coffee and have a snack while watching the parade.

Park at Conwell Egan Catholic or the Tech School. You'll be at the parade end, so you'll have great seats for the festivities, and there is a WaWa there for your coffee and snack fix.

Hope to see you there!

You Love Me! You Really Love Me!

2008-03-04T21:00:00.004-05:00

I met Buyers and their Agent at one of my listings today. They were doing their home inspection. After the typical meet and greet, I asked them, "Are you excited?"

"YES!" the woman said enthusiastically, and she and her boyfriend looked at each other and giggled a little bit. Oh, they were excited, all right. They were ecstatic. They were giddy. They were in love. Unequivocally in love....with my listing.

I had 60 people go through this listing. You read it right - 60. Everyone had very positive things to say about it, but I only got one crazy offer in writing, and a couple no-show buyers. Lots of Buyers who "had interest" and who "put it on the short list." But nobody fell in love with it until these two walked in the door. And now my pretty rehab is getting the attention and love that it deserves.

My listing found its true love, its soulmates, its Mr. and Mr.s Right, and I'm happy for all parties involved.

I love this business.

Home Shopping with Children , or "Ode to the Warriors"

2008-03-02T13:55:00.002-05:00

Aw, yeah! Time for some fun now! Who here has attempted to house shop with kids along for the ride? (Heather raises hand) It's crazy, and chaotic, and quite frankly - kinda sucks. My husband and I shopped with a wild (like REALLY wild) 2 year old and a newborn and I still want to drink when I think about it.

So, here are some tips from a pro:

We found 3 to be the magic number. That's how many houses OUR patience and energy lasted and our son remained somewhat controllable. Every time we shot for the fourth house, it was a disaster.
Food and drinks often calm the wild beast. We saved the coveted fruit snacks for times of dire need. For older kids - videos, handheld games, paper and pen to make up games.
If that baby falls asleep in the car, don't you dare wake him/her up! Let 'em sleep and take turns going through the house. No, REALTORS don't think it's weird, and we don't mind.
Keep a hold on the kids. I still remember the look on my 2 year old's face the first time he saw an un-babyproofed home with more glass to touch than he knew what to do with. Heaven!

Some other tips, not necessarily related to house hunting;

Bring a change of clothes for the kids. Our older son gets carsick, which we didn't find out until he threw up all over himself and the carseat about an hour away from home. Same goes for diaper blowouts, random nosebleeds, etc.
Always keep snacks and water in the car. I grew up in Levittown, with a Burger King on every corner. Many areas of Bucks County aren't like that, and you don't want to get caught. (Please note the french fries floating around on your backseat floor don't count. I mean sure, the kids'll eat them in a pinch..... ;)

If you find something you're interested in, my recommendation would be to do a second showing sans kids. Find a babysitter who you'll feel comfortable leaving for a long time so that you can concentrate on the house without feeling rushed, and maybe even go out to dinner afterward to have some uninterrupted conversation about the property.

Want some more tips? I've got a few more tricks up my sleeve, so shoot me an email and I'll share them with you. Or, if you'd like to go shopping with a REALTOR who's "been there and done that" give me a call. I might even have a spare french fry in my own backseat, and I'll buy you a drink afterwards.

For the Love of a Fixer Upper

2008-02-27T13:03:00.004-05:00

Oh Fixer Upper House, how you make my heart go pitter pat!

The possibilities are endless, the equity abundant. You've been waiting for me your whole life, and Here I AM!

I'll give you a good scrubbing, painting, carpeting, termite treatment, roof and siding and you'll be good as new. I'll gussy you up with granite and tile. I'll get to pick all the colors! I'll never sit on a toilet seat used by anyone else!

The love of a good woman (and a stint in rehab) will turn you around, straighten you out, put you on the right track. I'll love you, and you'll love me and we'll live our lives in blissful harmony, flush with sweat equity and abundance...

Except that bigger fixer upper that won't stop winking at me, and he's SUCH a hottie....

Tax Liens - Is your Mortgage Company Bad Pay?

2008-02-25T20:12:00.003-05:00

An avalanche of tax liens to hit Bucks this week

The Bucks County Tax Claim Bureau is expecting to notify over 10,000 homeowners of liens placed on their homes as a result of back property taxes owed. The bureau estimates that 80 percent are a result of mortgage companies rather than delinquent taxpayers. The 10,157 homeowners in 2007 is a 9.5% increase from 2006 when 9,278 homeowners received the same notification.
Source: The Intelligencer; 2/17/08

How can you avoid this?

Promptly forward any tax bill you receive to your mortgage company.
Follow up with the tax office to confirm that your taxes have been paid on time.
Contact your mortgage company immediately if the taxes have not been paid.

Take responsibility for insuring that your mortgage company pays your taxes. If they don't, the lien will be placed against your property, even though it is your mortgage company's responsibility to pay the tax bill out of the tax escrows.

Stay tuned for my next post, where I'll take a look at non-escrow (sometimes called impound free) mortgages, and examine the benefits/risks to that option.

Want to know your local tax collector's number to confirm your taxes are paid up to date? Shoot me an email with your township, and I'll be happy to forward their information...

What's a U&O and why do I need to pay for it?

2008-02-20T11:10:00.000-05:00

When selling your home in Bucks County, it's a good idea for you or your REALTOR to call your local township and ask if there is a U&O (Use and Occupancy) permit required for residential resales. Many townships have these permits, and the requirements differ from township to township. The permit is required when you sell a home in the township, and in the Agreement of Sale, the Seller is required to provide one, unless specifically noted that the Buyer will be responsible for the inspections and any necessary repairs.

Sometimes, a township will require a U&O inspection where the inspector looks for obvious hazards - GFCI outlets in the kitchen and baths, broken windows, anti-tip device on stove, etc. They may also require: heater certifications, chimney certifications, electrical certifications, sprinkler system certifications, etc.

Because many times the U&O permit can be a very involved process, the best idea is to contact your township when you list the home. Although many townships won't inspect until 30 days prior to settlement, knowing the requirements, and what they are going to inspect prior to selling your home gives you the opportunity to plan and prepare.

Want to know your township U&O requirements? Shoot me an email, and I'll be happy to forward them to you!