GETTING BETTER!
There are many deep and profound thoughts about how and why the real estate market may recover, but, essentially, this is a simple business: we need to sell more houses, and we need to generate more dollar volume. From 2005-10, the only real estate statistic that grew each year in the Philadelphia area* was the number of expired properties. One good sign, finally, was that there were fewer expired properties in 2011 than there were in 2010. To continue to move forward, the most obvious signs of a recovery in the market in 2012 will be an increase in unit sales and/or dollar volume.
The end of 2011 and the beginning of 2012 portend that the slide down may be over and the market is stabilizing and seeking the elusive “new normal.” This is true for unit sales and dollar volume: in Q3-2011, Q4-2011 and Q1-2012, there were more unit sales and greater closed dollar volume than in the same quarters of the previous years. During the tax credit delirium (from Sept-2009 to June-2010), there were 10 consecutive months of increased unit sales – barring an unforeseen catastrophe, we will equal that streak in April-2012 and surpass it in May-2012.
STATISTICS
This newsletter will compare Q1-2012 to Q1-2011 for the Philadelphia area*. The information was gathered from the “Market Statistics” section in the TREND MLS:
Closed (Residential) Units were up 7.5% compared to Q1-11: up 9% in PA, and up 4% in NJ
Closed Dollar Volume ($2.1+ billion) was up 8% compared to Q1-11: up 7% in PA, and up 13% in NJ
Pending Properties were up 28% compared to Q1-11: up 29% in PA, and up 26% in NJ (this bodes well for Q2-12)
Distressed Properties: 19% of closed sales in Q1-12 were distressed properties – 8% short sales and 11% REOs, this is a slight reduction from Q1-11
Days on Market for closed units increased 3.5% (to 112 DOM) compared to Q1-11 – up 3% in PA (107 DOM), and up 5% in NJ (127 DOM)
New Listings - there were approximately 26K+ new listings in Q1-12 in the area* – the lowest number of new listings in Q1 since 2004: the fewer new listings there are, the greater the odds that old inventory start to get cleared out.
TAILWINDS
Pending Properties point to an active spring: though their growth tempered somewhat in March, after the good weather in January and February, they remained strong (20% above MAR-2011 pendings).
Interest rates remain low.
Weekend weather remains good!
HEADWINDS
Average Price for closed properties in Q1-12 was down 4% from Q1-11 to $232K for the Philadelphia area*: down 3% in PA to $237K, and down 6% in NJ to $215K
Per above, average prices remain under pressure, even with extra buyers, because . . .
Inventory remains high!
The chart below identifies inventory levels by price ranges in the Philadelphia area in early April 2012:
INVENTORY CHECK
The numbers below represent “annualized” inventory** (see explanation below). The suburban counties of Bucks, Montgomery and Chester are doing better than other counties in the area* as inventory levels struggle to stay below last year’s levels:
Berks County has 9.3 months of inventory, about ½ month below APR-11
Bucks County rose to 7.9 months, almost a full month below APR-11 – Bucks has less than 7 months of inventory in the under $300K price range (!)
Chester County rose slightly to 8.3 months, slightly below APR-11 level
Delaware County continues to be bothersome with 10 months of inventory – slightly below the APR-11 level
Montgomery County rose to 8 months of inventory – almost a full month below APR-11
Philadelphia County rose to 9.5 months, finally creating “separation” from last year at about ½ month below APR-11
Burlington (NJ) County remains above 1 year at 12.6 months, about ½ month below APR-11
Camden (NJ) County remains troublesome – still above APR-11 with 14.6 months of inventory
Gloucester (NJ) County continues to improve and is at 12.4 months of inventory – almost 2 months below APR-11 inventory
Mercer (NJ) County is slightly below APR-11 with 10.8 months – the crowded segment of this county remains the under $300K range (almost 11 months) while the $700K-$1 million range has slightly above 8 months of inventory, and $300-$700K has 9 months of inventory
**”Annualized” Inventory - to get a similar number for the area where you have listings: find out how many properties sold in the last 12 months and divide that by 12 (to get an average of how many properties sell per month), then unclick “Settled” and click “Active”; then, divide the number of “Active” properties by the average number of sales per month (the previous number) to get “annualized inventory.”
*Statistics described in the above information as “the Philadelphia area” are downloaded from the TREND Multiple Listing Service, and they are based on information from Berks, Bucks, Chester, Delaware, Montgomery and Philadelphia counties in PA; and Burlington, Camden, Gloucester and Mercer counties in NJ
Reprinted with permission of:
Charles V.Cosgrove, Jr.
Owner/Director, Mr. Chips School of Real Estate (RE-001036)
www.MrChipsSchool.com
Chuck@MrChipsSchool.com
Bailiwick Office Condominiums, Unit 48-A
252 W. Swamp Rd.
Doylestown PA 18901
267-251-9133 (Personal)
888-467-1845 (Fax)
215-345-7250 (Mr. Chips Office)
PA Broker - RM420874
NJ Broker - 0447708
NC Broker - 144656
Monday, April 23, 2012
Thursday, December 29, 2011
Monday, March 07, 2011
Thursday, January 20, 2011
Thursday, September 16, 2010
CAN’T WAIT ‘TIL NEXT YEAR!!!
In the next few months, we’ll know whether the rise in prices and activity this spring was “for real,” or if it was another “bubble” created by tax credits. Activity in July and August slowed considerably, not only in comparison to last year but in comparison to any year in the past decade. Though unit sales and dollar volume were up through the first six months of the year, they declined 20%-30% in July and August. To date, average price has continued to climb in 2010 (in comparison to 2009) but this increase looks tenuous given increasing inventory and decreasing numbers of first time buyers.
STATISTICS
For the Philadelphia area*, when comparing August 2009 to August 2010:
Closed dollar volume was down 26% in August 2010: down 24% in PA, down 31% in NJ
Closed units decreased 29% in August 2010: down 28% in PA, down 33% in NJ
Average price was up in August 2010: up 4.6% overall, up 5% in PA, up 3% in NJ
Pending properties decreased 24% in August 2010: down 23% in PA, down 25% in NJ
Average days on market for closed properties climbed 2% in PA (79 days) and 7% in NJ (102 days)
REALITY CHECK
On the good news side, there was some “settling” in the decrease of the number of “pending” properties. As the chart shows, from January-April, there was steady growth in the percentage increase of pending properties (comparing the months in 2009 to the same months in 2010). When the time to be under contract to qualify for the tax credit ended on April 30, there was a 38% decline in pending properties in May 2010 compared to May 2009. The good news is that drop has subsided every month, leading to a 24% drop in pending properties comparing August 2009 to August 2010.
That said, this year-over-year decline in pendings will probably be more noticeable in the next few months as the comparisons are made with the Fall market from 2009 (before the first tax credit expired). It may take until mid-2011 for this trend in pending properties to change. Hopefully, the market next year will undergo a lasting (un-stimulated!) change, and we may see signs of enduring growth over the summer of 2011.
There was a post in the “ActiveRain” blog that demonstrated the loss in the market in the Westchester County (NY) area that has some application to the Philadelphia area*:
Over the past decade, an average of more than 7,200 properties closed every year in August in the Philadelphia area*.
In August 2010, approximately 3,700 properties sold in Philadelphia area*.
Translated into “real money” for “real sellers” – in August 2010, almost 50% fewer sellers got nothing, although there were nearly twice as many properties active in the market!
OUCH!!!
Inventory continues to be dangerously high given the decline in closings and pendings: there are a record number of properties on the market now, while there were fewer closings and pendings in August 2010 than there had been in any August since 2000. These developments will probably continue through the rest of the year, as the market works its way through a 12-18 month period of adjustment to the end of the tax credit.
*Statistics described in the above information as “the Philadelphia area” are downloaded from the TREND Multiple Listing Service, and they are based on information from Berks, Bucks, Chester, Delaware, Montgomery and Philadelphia counties in PA; and Burlington, Camden, Gloucester and Mercer counties in NJ.
In the next few months, we’ll know whether the rise in prices and activity this spring was “for real,” or if it was another “bubble” created by tax credits. Activity in July and August slowed considerably, not only in comparison to last year but in comparison to any year in the past decade. Though unit sales and dollar volume were up through the first six months of the year, they declined 20%-30% in July and August. To date, average price has continued to climb in 2010 (in comparison to 2009) but this increase looks tenuous given increasing inventory and decreasing numbers of first time buyers.
STATISTICS
For the Philadelphia area*, when comparing August 2009 to August 2010:
Closed dollar volume was down 26% in August 2010: down 24% in PA, down 31% in NJ
Closed units decreased 29% in August 2010: down 28% in PA, down 33% in NJ
Average price was up in August 2010: up 4.6% overall, up 5% in PA, up 3% in NJ
Pending properties decreased 24% in August 2010: down 23% in PA, down 25% in NJ
Average days on market for closed properties climbed 2% in PA (79 days) and 7% in NJ (102 days)
REALITY CHECK
On the good news side, there was some “settling” in the decrease of the number of “pending” properties. As the chart shows, from January-April, there was steady growth in the percentage increase of pending properties (comparing the months in 2009 to the same months in 2010). When the time to be under contract to qualify for the tax credit ended on April 30, there was a 38% decline in pending properties in May 2010 compared to May 2009. The good news is that drop has subsided every month, leading to a 24% drop in pending properties comparing August 2009 to August 2010.
That said, this year-over-year decline in pendings will probably be more noticeable in the next few months as the comparisons are made with the Fall market from 2009 (before the first tax credit expired). It may take until mid-2011 for this trend in pending properties to change. Hopefully, the market next year will undergo a lasting (un-stimulated!) change, and we may see signs of enduring growth over the summer of 2011.
There was a post in the “ActiveRain” blog that demonstrated the loss in the market in the Westchester County (NY) area that has some application to the Philadelphia area*:
Over the past decade, an average of more than 7,200 properties closed every year in August in the Philadelphia area*.
In August 2010, approximately 3,700 properties sold in Philadelphia area*.
Translated into “real money” for “real sellers” – in August 2010, almost 50% fewer sellers got nothing, although there were nearly twice as many properties active in the market!
OUCH!!!
Inventory continues to be dangerously high given the decline in closings and pendings: there are a record number of properties on the market now, while there were fewer closings and pendings in August 2010 than there had been in any August since 2000. These developments will probably continue through the rest of the year, as the market works its way through a 12-18 month period of adjustment to the end of the tax credit.
*Statistics described in the above information as “the Philadelphia area” are downloaded from the TREND Multiple Listing Service, and they are based on information from Berks, Bucks, Chester, Delaware, Montgomery and Philadelphia counties in PA; and Burlington, Camden, Gloucester and Mercer counties in NJ.
With permission Chuck Cosgrove
Thursday, September 09, 2010
Wednesday, August 18, 2010
Tuesday, June 01, 2010
Monday, May 10, 2010
Wednesday, April 28, 2010
Thursday, March 25, 2010
Saturday, February 13, 2010
Wednesday, November 18, 2009
As of November 18 ,2009 these homes are for sale in COLD SPRING HUNT
1) 4225 Leslie Drive $519,900
2) 4211 Aly Drive $ 539,900
3) 4903 Mead Drive $ 509,900
If you would like to see any of these homes, please contact us at
Monday, November 16, 2009
Monday, November 02, 2009
Tax Appeals : Bucks County - Buckingham- Plumstead
For all of you who appealed your taxes through us, we had our court hearing and provided the Board of Assessment with all necessary information. You should receive their final decision by mid-November, they will be in touch with you directly. Good Luck!
In this kind of Sellers Market, lots of us are staying put and doing some remodeling/additions.
The following are key elements that every remodeling contract should have:
1. The contractor’s name, address, phone number AND license number.
2. Details on what the contractor will and WON’T do.
3. A list of materials for the project in your contract. This includes information about the size, color, model, brand name and product.
4. The approximate start date and completion date.
5. All required plans. Study them carefully for accuracy. Insist that you approve them and that they are identified in your written contract before any work begins.
6. Written notice of your right to, without penalty, cancel a contract within three business days of signing it.
7. Financial terms, spelled out in a way that you have negotiated and understand them to be. This includes total price, payment schedule, and any cancellation policy.
8. A binding arbitration clause, which you’ll need in the event a disagreement occurs. Arbitration may enable you to resolve disputes without costly litigation.
9. Everything you requested. Consider the scope of the project and make sure all items you’ve requested are included. If you do not see a specific item, consider it not included. Never sign an incomplete contract.
10. A warranty covering materials and workmanship for a minimum of one year. The warranty must be identified as either “full” or “limited”. The name and address of the party who will honor the warranty (contractor, distributor or manufacturer) must be identified. Make sure the time period for the warranty is specified.
AND P.S.—Don’t wait until you sell to get your granite and that fresh coat of paint. Do it and enjoy it!!!
Here’s your To-Do List:
Go down to the basement and change your filters right now. Look at your hot water heater and see how much insulation it will need and then put it on your Lowe’s list along with batteries for your smoke detectors (even if they’re hard-wired!). If you don’t have a carbon monoxide detector, put that on your list too. HAVE your chimney cleaned (yes, it does need it) before you start burning this year! Be sure your gutters are clean before the ice comes and UNDO your hoses! Then take a nice warm bath and enjoy the day!
Pennsylvania Seller’s Disclosure
The PA Seller’s Disclosure is 6 pages of information about your house. The next buyers are going to want to know everything you know about your house. Have you ever had an insurance claim? Have you had a leak? How was it repaired? Do you have all necessary permits? Is there Radon or Radon Remediation? If you would like a copy of the PA Seller’s Disclosure just to see what kind of info you are going to need, let us know and we’ll send you a copy. Send us an email at jeri@gutner.com
For all of you who appealed your taxes through us, we had our court hearing and provided the Board of Assessment with all necessary information. You should receive their final decision by mid-November, they will be in touch with you directly. Good Luck!
In this kind of Sellers Market, lots of us are staying put and doing some remodeling/additions.
The following are key elements that every remodeling contract should have:
1. The contractor’s name, address, phone number AND license number.
2. Details on what the contractor will and WON’T do.
3. A list of materials for the project in your contract. This includes information about the size, color, model, brand name and product.
4. The approximate start date and completion date.
5. All required plans. Study them carefully for accuracy. Insist that you approve them and that they are identified in your written contract before any work begins.
6. Written notice of your right to, without penalty, cancel a contract within three business days of signing it.
7. Financial terms, spelled out in a way that you have negotiated and understand them to be. This includes total price, payment schedule, and any cancellation policy.
8. A binding arbitration clause, which you’ll need in the event a disagreement occurs. Arbitration may enable you to resolve disputes without costly litigation.
9. Everything you requested. Consider the scope of the project and make sure all items you’ve requested are included. If you do not see a specific item, consider it not included. Never sign an incomplete contract.
10. A warranty covering materials and workmanship for a minimum of one year. The warranty must be identified as either “full” or “limited”. The name and address of the party who will honor the warranty (contractor, distributor or manufacturer) must be identified. Make sure the time period for the warranty is specified.
AND P.S.—Don’t wait until you sell to get your granite and that fresh coat of paint. Do it and enjoy it!!!
Here’s your To-Do List:
Go down to the basement and change your filters right now. Look at your hot water heater and see how much insulation it will need and then put it on your Lowe’s list along with batteries for your smoke detectors (even if they’re hard-wired!). If you don’t have a carbon monoxide detector, put that on your list too. HAVE your chimney cleaned (yes, it does need it) before you start burning this year! Be sure your gutters are clean before the ice comes and UNDO your hoses! Then take a nice warm bath and enjoy the day!
Pennsylvania Seller’s Disclosure
The PA Seller’s Disclosure is 6 pages of information about your house. The next buyers are going to want to know everything you know about your house. Have you ever had an insurance claim? Have you had a leak? How was it repaired? Do you have all necessary permits? Is there Radon or Radon Remediation? If you would like a copy of the PA Seller’s Disclosure just to see what kind of info you are going to need, let us know and we’ll send you a copy. Send us an email at jeri@gutner.com
November 2009 Newsletter Here’s What’s Happening in the Ridings
ACTIVE: 3997 Stirrup, A Chesterfield, 4 bdrm, 2 1/2 bath, hrdwds, granite, stainless appliances, mstr sitting rm. Asking $549,900.
3942 Charter Club, 5 bedrooms, 3 1/2 bath, hardwoods, FR w/wet bar and granite, kitchen w/granite counters and floors, master sitting rm, deck, finished walk-out basement with granite floors, 5th bedroom, full bath. Was $599,900 Reduced to $584,900 for 38 days.
3891 Charter Club, 4 bdrm, 2 1/2 bath, cherry cabinets, stainless appliances, mstr sitting rm, 3 car garage. Asking $599,500 for 47 days
3896 Stable, A Chadbourne, 5 bdrm, 3 1/2 bath, In-Law Suite, hrdwds. Was $674,900 Reduced to $589,900 for 547 days.
PENDING: 3921 Colts, A Chesterfield, 4 bedroom, 2 full and 2 1/2 baths, hardwoods, granite, family rm w/wet bar, finished basement, patio. Was $650,000 Reduced to $599,900 for 54 days.
3873 Charter Club, A Devon, 4 bdrm, 2 1/2 bath, granite, hrdwds, finished basement, patio. Was $589,900 Now $575,000 for 79 days.
SOLD: 3944 Stirrup, A Chadbourne, 4 bedroom, 2 1/2 bath, granite, hardwoods, deck. Was $574,900 Reduced to $554,900 Sold for $535,000 in 114 days.
November 2009 Newsletter Here’s What’s Happening in Oakleigh Farms
ACTIVE: 3795 S. Mallard, 4 bdrm, 2 1/2 bath, hrdwds, trex deck. Was $695,000 Reduced to $669,000 for 252 days.
WITHDRAWN: 3880 S. Mallard, 4 bedroom, 3 1/2 bath, granite, hardwoods, trex deck, finished walk-out basement. Was $737,559 Reduced to $717,000 for 184 days.
PENDING: 3920 S. Mallard, 4 bedroom, 2 1/2 bath, granite, hardwoods, screened porch, patio. Was $679,000
Reduced to $649,000 for 100 days.
And in your back yard, here’s what’s happening in the Oaks and Buckingham Woods:
ACTIVE: 3465 Byron Drive, 1.18 acres, 4 bdrms, 4 1/2 baths, finished walk-out basement. Started at $879,000 now at $799,000 180 days on the market.
3420 Byron, 1.12 acres, 4 bdrms, 3 full, 2 powder rooms, garden room, finished bsmt with wine cellar. Was $899,000 now, $879,000 for 280 days.
4686 Frost Lane, 1.09 acres, 4 bdrms, 3 1/2 baths, Finished walk-out basement, 3 car garage. $929,000 for 40 days.
Pending: 4529 Longfellow—SHORT SALE. 4 bdrms, 3 1/2 baths, 1.31 acres, 3 car garage. Last listed for $649,925.
Sold: 3670 Hancock, .83 acres, 4 bedrm, 3 1/2 bath, fin. Walk-out basement, sold for $772,500 in July.
November 2009 Newsletter Here’s What’s Happening In Landisville Hunt
WITHDRAWN: 4267 Arbor Lane, 4 bedroom, 4 1/2 bath, finished walkup basement, in-ground pool, patio. Asking $949,500 for 75 days.
What’s happening in Upper Mountain Estates—
Toll is now offering a smaller home, priced at $685,000, new construction,
in addition to the following resales:
ACTIVE: 2170 Bell Flower, A Carmel, 4 bdrm, 3 1/2 bath, hardwoods, granite, princess suite, jack & jill bath, 3 car garage. Asking $898,800 for 46 days.
4336 Greenspire, Expanded Elkins, 4 bedroom, 2 1/2 bath, hardwoods, 3 car garage, in-ground pool w/waterfall and spa, EP Henry patios. Asking $895,500 for 74 days.
4243 Cottonwood, A Columbia, 4 bedroom, 4 1/2 bath, hardwoods, granite, finished basement w/wet bar, patio. Was $987,854 Reduced to $875,000 for 139 days.
In Holicong Reserve:
ACTIVE: 5114 Harmony W, A Madison, 4 bdrm, 3 1/2 bath, hardwoods, patio. Was $760,000, now $725,000 for 210 days
November 2009 Newsletter What’s Happening in Upper Mountain Estates
ACTIVE: 4336 Greenspire, Expanded Elkins, 4 bedroom, 2 1/2 bath, hardwoods, 3 car garage, in-ground pool w/waterfall and spa, EP Henry patios. Asking $895,500 for 74 days.
4243 Cottonwood, A Columbia, 4 bedroom, 4 1/2 bath, hardwoods, granite, finished basement w/wet bar, patio. Was $987,854 Reduced to $875,000 for 139 days.
WITHDRAWN: 2170 Bell Flower, A Carmel, 4 bedroom, 3 1/2 bath, hardwoods, granite, princess suite, jack & jill bath, 3 car garage. Asking $898,800 for 43 days.
Here’s what’s happening in the Oaks and Buckingham Woods: (off of Hansel Road and Mechanicsville)
A Toll neighborhood, older homes, more acreage.
ACTIVE: 3465 Byron Drive, 1.18 acres, 4 bdrms, 4 1/2 baths, finished walk-out basement. Started at $879, now at $799,000. 180 days on the market.
3420 Byron, 1.12 acres, 4 bdrms, 3 full, 2 powder rooms, garden room, finished bsmt with wine cellar. Was $899,000 now, $879,000 for 280 days.
4686 Frost Lane, 1.09 acres, 4 bdrms, 3 1/2 baths, Finished walk-out basement, 3 car garage. $929,000 for 40 days.
Pending: 4529 Longfellow—SHORT SALE. 4 bdrms, 3 1/2 baths, 1.31 acres, 3 car garage. Last listed for $649,925.
Sold: 3670 Hancock, .83 acres, 4 bedrm, 3 1/2 bath, fin. Walk-out basement, sold for $772,500 in July.
November 2009 Newsletter Here’s What’s Happening in Patriots Ridge
ACTIVE: 5040 Rebecca Fell, End Unit, 2 bedroom, 1 1/2 bath, new carpet. Just Listed at $219,900.
5518 Rinker, A Mifflin End Unit, 2 bedroom, 1 1/2 bath, finished basement. Asking $217,000 for 34 days.
4125 Captain Molly, End Unit, 2 bedroom, 1 1/2 bath, loft, patio. Was Asking $225,900 Reduced to $212,000 for 63 days.
3718 Swetland, 3 bedroom, 2 1/2 bath. Asking $274,900 for 71 days.
3708 Swetland, End Unit, 3 bedroom, 2 1/2 bath. Was $267,500 Reduced to $257,500 for 50 days.
3927 Captain Molly, 2 bedroom, 1 1/2 bath, finished basement. Was $218,500 Reduced to $213,500 for 49 days.
3631 Nancy Ward, A Reed, 2 bdrm, 1 1/2 bath, loft, hrdwds, fin basement. Was $237,500 Now $229,900 for 144 days.
5492 Rinker, 2 bedroom, 1 1/2 bath, loft. Was $234,000 Reduced to $225,000 for 192 days.
3726 Swetland, End Unit, 3 bedroom, 2 1/2 bath, 1 car garage. Was $294,900 Reduced to $289,800 for 194 days.
EXPIRED: 5079 Rebecca Fell, 3 bedroom, 1 1/2 bath, loft. Was $236,900 Reduced to $226,900 for 105 days.
3758 Swetland, End Unit, 3 bdrm, 2 1/2 bath, 1 car garage. Was $295,900 Reduced to $284,900 for 194 days
PENDING: 3629 Nancy Ward, End Unit, 2 bedroom, 1 1/2 bath, finished basement. Asking $207,000 for 14 days.
3632 Nancy Ward, 2 bedroom, 1 1/2 bath, loft, finished basement. Asking $230,900 for 33 days.
5477 Rinker, End Unit, 2 bedroom 1 1/2 bath, loft, hardwoods. Asking $227,900 for 87 days.
5537 Rinker, End Unit, 2 bedroom, 1 1/2 bath, loft. Was Asking $231,900 Reduced to $219,900 for 111 days.
5401 Rinker, End Unit, 2 bedroom, 1 1/2 bath, hardwoods, partially finished basement. Asking 219,900 for 48 days.
5473 Rinker, A Mifflin, End Unit, 2 bdrm, 1 1/2 bath, mstr w/sitting area. Was $222,500 Reduced to $214,000 for 83 days
3670 Nancy Ward, 2 bedroom, 1 1/2 bath, granite, new carpet. Asking $210,000 for 11 days.
5406 Simpson, 2 bedroom, 1 1/2 bath, hardwoods, new carpet, loft, finished basement. Asking $222,900 for 14 days.
5052 Rebecca Fell, 2 bdrm, 1 1/2 bath, hardwoods, finished basement. Was $233,000 Reduced to $229,900 for 240 days.
3904 Captain Molly, A Davis, End Unit, 2 bedroom, 1 1/2 bath, hardwoods, granite, finished basement. Was $226,000
Reduced to $214,900 for 54 days.
SOLD: 3666 Nancy Ward, End Unit, 2 bedroom, 1 1/2 bath, finished basement. Was $229,531 Reduced to $204,990 and Sold for $194,900 in 97 days.
5000 Esther Reed, End Unit, 3 bdrm, 2 1/2 bath, finished basement, deck. Asking $260,000 Sold for $253,000 in 4 days.
3616 Nancy Ward, A Mifflin, 2 bdrm, 1 1/2 bath, finished basement. Was $217,000 Sold for $194,000 in 16 days
5030 Rebecca Fell, End Unit, 2 bdrm, 1 1/2 bath. Was $220,000 Reduced to $210,000 Sold for $205,000 in 18 days.
5008 Rebecca Fell, E/U, 2 bdrm, 1 1/2 bath, finished basement. Was $223,900 Reduced and Sold for $214,900 in 80 days.
5041 Rebecca Fell, End Unit, 2 bedroom, 1 1/2 bath, loft. Was $224,900 Reduced to $219,900 Sold for $204,900 in 56 days
3768 Swetland, End Unit, 3 bedroom, 2 1/2 bath, slate patio, 1 car garage. Was $265,000 Sold for $240,000 in 105 days.
4645 Louise Saint Claire, End Unit, 3 bedroom, 2 1/2 bath, fin basement, deck. Was $265,000 Reduced to $255,000 Sold for $240,000 in 71 days.
ACTIVE: 5040 Rebecca Fell, End Unit, 2 bedroom, 1 1/2 bath, new carpet. Just Listed at $219,900.
5518 Rinker, A Mifflin End Unit, 2 bedroom, 1 1/2 bath, finished basement. Asking $217,000 for 34 days.
4125 Captain Molly, End Unit, 2 bedroom, 1 1/2 bath, loft, patio. Was Asking $225,900 Reduced to $212,000 for 63 days.
3718 Swetland, 3 bedroom, 2 1/2 bath. Asking $274,900 for 71 days.
3708 Swetland, End Unit, 3 bedroom, 2 1/2 bath. Was $267,500 Reduced to $257,500 for 50 days.
3927 Captain Molly, 2 bedroom, 1 1/2 bath, finished basement. Was $218,500 Reduced to $213,500 for 49 days.
3631 Nancy Ward, A Reed, 2 bdrm, 1 1/2 bath, loft, hrdwds, fin basement. Was $237,500 Now $229,900 for 144 days.
5492 Rinker, 2 bedroom, 1 1/2 bath, loft. Was $234,000 Reduced to $225,000 for 192 days.
3726 Swetland, End Unit, 3 bedroom, 2 1/2 bath, 1 car garage. Was $294,900 Reduced to $289,800 for 194 days.
EXPIRED: 5079 Rebecca Fell, 3 bedroom, 1 1/2 bath, loft. Was $236,900 Reduced to $226,900 for 105 days.
3758 Swetland, End Unit, 3 bdrm, 2 1/2 bath, 1 car garage. Was $295,900 Reduced to $284,900 for 194 days
PENDING: 3629 Nancy Ward, End Unit, 2 bedroom, 1 1/2 bath, finished basement. Asking $207,000 for 14 days.
3632 Nancy Ward, 2 bedroom, 1 1/2 bath, loft, finished basement. Asking $230,900 for 33 days.
5477 Rinker, End Unit, 2 bedroom 1 1/2 bath, loft, hardwoods. Asking $227,900 for 87 days.
5537 Rinker, End Unit, 2 bedroom, 1 1/2 bath, loft. Was Asking $231,900 Reduced to $219,900 for 111 days.
5401 Rinker, End Unit, 2 bedroom, 1 1/2 bath, hardwoods, partially finished basement. Asking 219,900 for 48 days.
5473 Rinker, A Mifflin, End Unit, 2 bdrm, 1 1/2 bath, mstr w/sitting area. Was $222,500 Reduced to $214,000 for 83 days
3670 Nancy Ward, 2 bedroom, 1 1/2 bath, granite, new carpet. Asking $210,000 for 11 days.
5406 Simpson, 2 bedroom, 1 1/2 bath, hardwoods, new carpet, loft, finished basement. Asking $222,900 for 14 days.
5052 Rebecca Fell, 2 bdrm, 1 1/2 bath, hardwoods, finished basement. Was $233,000 Reduced to $229,900 for 240 days.
3904 Captain Molly, A Davis, End Unit, 2 bedroom, 1 1/2 bath, hardwoods, granite, finished basement. Was $226,000
Reduced to $214,900 for 54 days.
SOLD: 3666 Nancy Ward, End Unit, 2 bedroom, 1 1/2 bath, finished basement. Was $229,531 Reduced to $204,990 and Sold for $194,900 in 97 days.
5000 Esther Reed, End Unit, 3 bdrm, 2 1/2 bath, finished basement, deck. Asking $260,000 Sold for $253,000 in 4 days.
3616 Nancy Ward, A Mifflin, 2 bdrm, 1 1/2 bath, finished basement. Was $217,000 Sold for $194,000 in 16 days
5030 Rebecca Fell, End Unit, 2 bdrm, 1 1/2 bath. Was $220,000 Reduced to $210,000 Sold for $205,000 in 18 days.
5008 Rebecca Fell, E/U, 2 bdrm, 1 1/2 bath, finished basement. Was $223,900 Reduced and Sold for $214,900 in 80 days.
5041 Rebecca Fell, End Unit, 2 bedroom, 1 1/2 bath, loft. Was $224,900 Reduced to $219,900 Sold for $204,900 in 56 days
3768 Swetland, End Unit, 3 bedroom, 2 1/2 bath, slate patio, 1 car garage. Was $265,000 Sold for $240,000 in 105 days.
4645 Louise Saint Claire, End Unit, 3 bedroom, 2 1/2 bath, fin basement, deck. Was $265,000 Reduced to $255,000 Sold for $240,000 in 71 days.
November 2009 Newsletter Here’s What’s Happening in:
North Branch
SOLD: 5453 Richie, 3 bedroom, 2 full baths, granite, 3 season porch, patio, fin. basement. Was $459,900 Reduced and Sold for $389,000 in 304 days.
5479 Melissa, 4 bdrm, 2 1/2 bath, fin. basement. Was Asking $539,900 Reduced to $525,000 Sold at $490,000 in 202 days.
SOLD: 5453 Richie, 3 bedroom, 2 full baths, granite, 3 season porch, patio, fin. basement. Was $459,900 Reduced and Sold for $389,000 in 304 days.
5479 Melissa, 4 bdrm, 2 1/2 bath, fin. basement. Was Asking $539,900 Reduced to $525,000 Sold at $490,000 in 202 days.
In Durham Ridge:
ACTIVE: 4481 Blue Ridge, 4 bdrm, 2 1/2 bath, 1st flr study, hardwoods, master sitting rm. Asking $469,000 for 87 days.
5421 Grandview, 4 bdrm, 2 1/2 bath, hardwoods, granite, finished basement. Asking $499,000 for 63 days. Short Sale
Do you know anyone moving to the area? Please let them know about our great listings!
In Cold Spring Hunt:
4225 Leslie Drive, A GUTNER TEAM LISTING, A Haverford, 4 Bedroom, 2 1/2 Bath, Hardwoods, New Granite and Tile Backsplash, Cherry Cabinets, Back of the House Study, Master with Sitting Room, Cedar Deck. Just Listed at $529,900 See the Virtual Tour at http://www.gutner.com/
In Fireside:
5052 Rosewood Drive, A GUTNER TEAM LISTING! A Jamison, 3 bedroom 2 1/2 bath, New Carpet on 1st Floor, EP Henry Patio, 1 Car Garage, No Basement. Asking $289,900 See the virtual tour at www.gutner.com
5070 Rosewood Drive, ANOTHER GUTNER TEAM LISTING! A Mercer End Unit, 3 bedroom, 2 1/2 bath, hardwoods, 1 car garage, no basement. Asking $319,900 See the virtual tour at http://www.gutner.com/
WE have some nice rentals available also. Call us for any Real Estate Needs!
5070 Rosewood Drive, ANOTHER GUTNER TEAM LISTING! A Mercer End Unit, 3 bedroom, 2 1/2 bath, hardwoods, 1 car garage, no basement. Asking $319,900 See the virtual tour at http://www.gutner.com/
WE have some nice rentals available also. Call us for any Real Estate Needs!
November 2009 Newsletter Here’s What’s Happening in The Reserve At Holicong
ACTIVE: 5170 Harmony Ct W, 4 bedroom, 3 1/2 bath, hardwoods. Just Listed at $699,900 BANK OWNED
5114 Harmony Ct W, A Madison, 4 bedroom, 3 1/2 bath, hardwoods, patio. Was Asking $760,000
Reduced to $725,000 for 210 days.
What’s happening in Upper Mountain Estates—
Toll is now offering a smaller home, priced at $685,000, new construction in addition to the following resales:
ACTIVE: 2170 Bell Flower, A Carmel, 4 bdrm, 3 1/2 bath, hardwoods, granite, princess suite, jack & jill bath, 3 car garage. Asking $898,800 for 46 days.
4336 Greenspire, Expanded Elkins, 4 bedroom, 2 1/2 bath, hardwoods, 3 car garage, in-ground pool w/waterfall and spa,
EP Henry patios. Asking $895,500 for 74 days.
4243 Cottonwood, A Columbia, 4 bedroom, 4 1/2 bath, hardwoods, granite, finished basement w/wet bar, patio. Was $987,854 Reduced to $875,000 for 139 days
In Devonshire Estates: Off of 263 and Edison Furlong
PENDING: WE won’t have sale price until these settle: 2067 Buckinghamshire, 5 bdrm, 4 1/2 baths, granite, morning room, finished walk-out basement with fireplace and bedroom with full bath, paver patio. Was $729,000 Reduced to $709,000 for 46 days.
2026 Derbyshire, 4 bdrm, 2 full and 2 1/2 baths, hrdwds, granite, morning rm, patio. Was $729,900 Reduced to $669,900 for 217 days.
2319 Oxfordshire, 4 bedroom, 2 1/2 bath, finished basement. Originally Asking $559,000 Reduced to $539,000 for 78 days.
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