John Badalamenti - Prudential Fox & Roach Realtors, Wayne, PA

Pennsylvania Less Likely To See Declining Home Prices In The Next Few Years, Report States

Sun, 24 Jun 2007 09:15:40 -0500

The PMI Mortgage Insurance Co. just revised its 2007 U.S. Market Risk Index (New Market, New Model, Mark F. Milner, Chief Risk Officer, PMI Mortgage Insurance Co., Summer, 2007) ranking the 50 largest metropolitan statistical areas by the likelihood that home prices will be lower in a couple of years.

Riverside, Calif.; Phoenix; Las Vegas; and West Palm Beach, Fla. came in high in the MSA index. On the other hand, Texas, Ohio, Indiana, and Pennsylvania MSAs made up the lowest ranked group - or those dealing with a less than 10 percent chance of declining home prices.

The Full 12 Page Report Can Be Viewed On-Line:

http://www.pmi-us.com/media/pdf/products_services/eret/pmi_eret07v2s.pdf

Source: Daily Real Estate News Realty Times, Blanche Evans (06/20/07).

Just Listed! 916 Hamilton Rd, Collegeville, PA - Fantastic 4 Bed 2-Story Colonial/Cul-de-Sac/Open Views

Mon, 22 Feb 2010 12:29:14 -0600

Start packing because you're going to want to move right in to this fantastic 4 Bedroom, 2.5 Bath Colonial with finished basement & walk-out to nice sized back yard situated on a round about cul-de-sac lot overlooking an open space, walking trails, & stream. The 1st floor finds a generous sized living room & formal dining room embellished w/wainscoting & crown molding, eat-in kitchen w/breakfast area & slider to deck, a family room w/wood-burning fireplace, & powder room. The 2nd floor finds a master bedroom, walk-in closet, ceramic tile bath with tub shower & vanity, hall bath and 3 additional bedrooms. Other highlights include hardwood floors, many rooms freshly painted throughout, additional storage & workshop area in basement, NO assoc fee, convenient to schools, major routes, regional employers, Perkiomen Trails, shopping & Collegeville's new Providence Town Center. 1-Yr HSA Home Warranty Included. Hurry to take advantage of the tax rebate which ends April 30th!

For Additional Information, Description, & Pictures, Please Go To: http://www.916HamiltonRd.com

Home sellers who think outside the box: Get a pre-listing home inspection

Fri, 15 Jan 2010 16:11:47 -0600

These days, Buyers are less forgiving about inspections issues and more willing to "push back" unless they get their way at the inspection contingency phase of the transaction, some may even threaten to terminate the agreement with the Seller all together (if allowed for in the agreement).

Two sets of negotiations normally take place: the initial negotiations at the inception of the agreement of sale on price & terms, and the inspection contingency period on repairs/replacements, or credits. While this is nothing new, what has changed these last few years is the mindset of the Buyer.

While the dreaded words (termites, wet basement, mold, stucco leaks, radon - to name a few) can often have Buyers in a panic and running for the hills - these issues can often be remedied by professional remediation to make the situation whole again. So the Seller needs to ask a basic fundamental question: do I want to know about any issues now and deal with it upfront before I put my home on the market, or do I want to hear about issues later while I'm in the middle of a real estate transaction and have mentally sold my home?

And if the Buyer walks due to inspection issues - and the Seller places the home back on the market, the Seller must now disclose these inspection issues whether they have been addressed or not. Buyer agents and Buyers will now want to know the reason for placing the home back on the market; the conversations that ensue can be rather uncomfortable ones.

Inspection concerns don't stop with the Buyer, not directly anyway. If the Buyer is financing their purchase with an FHA-insured loan (and there are many these days), there will be an FHA -based appraisal. While the dreaded VC sheet (value condition) is a thing if the past, there are still certain FHA "minimum property requirements" and "minimum property standards" (termites, leaking or near end of life roofing, foundation, structural, inadequate or failed plumbing heating, or electrical - are examples) that must be met or the lender may require repairs be done prior to underwriting the loan.

And, many local governmental municipalities are now requiring a Use & Occupancy Re-Sale permit (in PA anyway) along with an on-site inspection by a municipal inspector. Almost all municipalities have a required list of items that will be inspected and must pass or the permit will not be issued which can delay settlement.

The other important dynamic is time, or the lack thereof. During a real estate transaction, "time is of the essence". There are certain time limits agreed by the parties upfront during the original negotiations for inspections, responses, and if needed, professional evaluations and quotations (e.g., electricians, plumbers, roofers, HVAC, etc., etc.) which must be worked in during these time constraints.

Economics is another very serious consideration. If a Seller chooses to have the repairs done prior to listing their home, they can shop around for the best price and choose the best contractor for their needs - solely at their discretion. Many disputes arise between the parties at the time of the Buyer's home inspection period: the cost of the repair. The Buyer's idea of the cost of a repair or replacement often gets blown out of proportion with the addition of emotions.

To sum it all up, there is a very pro-active aspect to the Seller having a home pre-listing home inspection. Attaching a home inspection report (and receipts for any repairs that the Seller may have had completed) to the required "Seller Property Disclosure Statement "- will most likely be favorably viewed by potential home Buyers. In addition, some Buyers may take the pre-listing inspections into consideration in their offering price and/or address any unresolved pre-listing home inspection issues upfront. They may even decide to waive some or all of their home inspection contingencies all together. The benefits to the Seller of doing a pre-listing home inspection are many, primary of which is a smoother real estate transaction with the ultimate goal of the home being SOLD sooner, rather than later.

Your REALTOR® can advise and guide you on the type inspection(s) that are recommended for you particular property. I personally prefer to provide my clients with a list of at least 8 local and national home inspection firms to choose from including those that are member in good standing with a national home inspection association such as ASHI (American Society of Home Inspectors) or NAHI (National Association of Home Inspectors).

Please note: The above is for informational purposes only. You are encouraged to seek the advice of a home inspection professional(s) of your choosing, the advice and guidance of your own REALTOR®, or the legal advice of an attorney.

Is your vacant home properly insured? Are you sure?

Tue, 08 Dec 2009 11:55:46 -0600

Did you know that a home un-occupied/vacant for more than 30 days may not be covered by a home owner's policy? Many insurers are getting tough these days, especially with the amount of vacant, un-occupied properties over these last few years.

Water damage (from frozen pipes), fire, and vandalism are more likely to happen in an un-occupied, vacant home vs. one that's occupied. In addition, the issue can become more severe as there is usually no one around to stop and/or report the problem(s).

If your home is vacant while listed with a real estate broker, don't assume your broker is responsible for performing property management. It is always prudent on the part of the home owner to winterize a home during cold weather months by a licensed plumber or heating contractor to minimize the risk of freezing pipes if the home is vacant. In some cases the winterization may need to be reversed to accommodate inspection of the home by potential home buyers.

Sump pump failures due to electrical outages resulting in flooding, or cooling system failures in hot weather months resulting in humidity build-up are other concerns that may cause deterioration and/or mold issues.

Your interpretation ("we still have furniture in the home so it looks like someone is living there") and your insurance company's interpretation ("we can check utility usage records") - of an un-occupied property may be completely different. Guess who usually wins that argument?

Review your policy and check with your insurer as soon as possible if you think your home may be vacant for 30 days or more (I know what you're thinking. What if I do call and my insurance company winds up cancelling my policy anyway? Ask yourself what is the lesser of two evils: you having to find a new "un-occupied home owner policy" or you finding out that your policy is void after a serious incident?)

Henry Brusca, an insurance agent in the Philadelphia Metro & Main Line area with the Trident Insurance Agency (an affiliate of Prudential Fox Roach) offers this advice: "insurance policies are not one size fits all. There are different policies for each unique situation that arise (owner occupied, vacant, vacant under renovations, builders risk, tenant/non-owner occupied, seasonal/secondary, etc)", he said.

"If the usage of the property does not meet the requirements of the policy, the policy will void at the time of loss. While certain policies are more expensive (i.e. - builders risk), they are the only way to ensure coverage if there is a loss. An insurance policy is a legal document filled with terms and conditions. An issued policy is not a guarantee of coverage at the time of loss."

Keep in mind that it is important to document your plans in writing. If you advise your insurance agent of your plans to move/vacate an insured property, you can't rely on their word at the time of loss. The insurance agent is not the person who will adjust the claim at the time of loss. If your insurance agent tells you that you are not required to change your coverage due to the vacancy, make sure you document all conversations via email. While this won't guarantee coverage at the time of loss, it will show that you have done your due diligence and disclosed your situation to an agent of the company.

If you fall into a "high-risk category", there are some insurance companies that participate in the FAIR (Fair Access to Insurance Requirement); they may offer vacant home insurance.

Check with your state's insurance department web site (for example, Pennsylvania's Insurance Department web site is: http://www.ins.state.pa.us/), often a good resource of licensed insurer information for the state's consumers.

Lastly, Vacant Home Insurance Now headquartered in Malvern, Pennsylvania is one of the leading providers of vacant property insurance in the United States.

Do your homework and review all your options. Don't risk having a lack of vacant home insurance for one of your most valuable assets, your home, but also keep in mind that the cheapest policy isn't always the best and may do more harm than good. All it takes is one serious incident and it could cost you dearly.

Please note: The above is for informational purposes only. You are encouraged to contact an insurance professional or attorney for advice regarding your particular insurance situation.

232 Years Ago on Dec. 19th, 1777, George Washington and His Troops Passed Under This Unique Gulph Mills Monument

Fri, 19 Dec 2008 12:56:17 -0600

Anyone who travels on S. Gulph Road on a regular basis should be familiar with the infamous "Gulph Mills Overhanging Rock. " Most people however don't know of its historical significance. To be honest, for all the times I passed under it to/from the Main Line, I had no idea, nor truly gave it any thought.

It wasn't until two years ago when I was working on the historical background of one of my listings in Gulph Mills, the "Bird-In-Hand Schoolhouse" (Gulph Mills' orginal name was Bird-In-Hand) that I stumbled by accident upon its major historical significance. I will admit that my eyes welled up and got a little chocked up, and to be quire frank - embarrassed that I never knew of, or perhaps had a recollection of the period of Dec. 13^th to December 19, 1777 and what George Washington and his troops endured right here in Gulph Mills, right where many pass ever day.

On Friday Morning, Dec. 19th 1777, George Washington and his Army started their march to Valley Forge from their encampment in Gulph Mills and passed under the famous overhanging rock

The troops suffered tremendously with lack of food, clothing, and supplies during extremely cold conditions during those four days in Dec., 1777 in Gulph Mills which also continued for months during their encampment at Valley Forge.

There where many attempts to remove the rock over the years. It has been altered to remove portions of the top extrusion for trucks to pass safely. But there where also many who felt so strongly about its place in history that worked to have it remain as a symbol of American history and as a monument (The Overhanging Rock is listed in the National Register of Historic Places, site #97001251) to those who suffered and endured beyond belief which inevitably changed the course of the Revolutionary War - and history - forever.

There is a great historical overview of The Overhanging Rock at Gulph Mills by ushistory.org, courtesy of the National Center for the American Revolution/Valley Forge Historical Society which I encourage all to read: http://www.ushistory.org/Valleyforge/history/rock.html

Disclaimer: I do not profess to be a historical expert on the area. The above comments and statements are my own and while I hold a keen interest of it, the above should be considered reliable, but not guaranteed.

GREEN Homes, Going Green: EPAs New Web Site Provides Ideas & Suggests Solutions

Tue, 17 Nov 2009 06:22:04 -0600

Let's be honest, going GREEN is on everyone's mind these days! Well, you're going to be pleasanlty surprised with this new interactive web portal, the EPA's new GREEN Home Web Site.

What's really hot (or GREEN) about this new site is the ability to click on an area of a house, indoor or outdoor - to receive a myriad of tips & ideas on reducing engergy consumption, waste generation, water usage, improving air quality, carbon footpints - all the while making your home GREENER.

For more information go to: http://www.epa.gov/greenhomes

Just Released: NAR Survey Shows First-Time HomeBuyers Set Record in Past Year

Sat, 14 Nov 2009 07:21:56 -0600

This survey, "The 2009 National Association of REALTORS® Profile of Home Buyers and Sellers" was released yesterday, November 13th at the 2009 REALTORS® Conference & Expo.

Obviously as a REALTOR® practicing in Suburban Philadelphia I have a "vested interest" in the success of the local real estate market here, however there are other factors at play that effect everyone that shouldn't be overlooked: the health of the local - and national economy.

Every time a homebuyer purchases a home, no matter where it is, several other real estate transaction may also generated as a result of the first (the Smith's buy from the Wilson's who are now able buy from the Jones's, who buy a new construction home, etc., etc.). Short sales, bank owned (REO) and foreclosures are the exception of course, but when these properties are sold, it loosens up the local real estate inventory.

Paul Bishop, NAR vice president of research, said several factors have been at play. "Tax incentives, record high affordability conditions and a pent-up demand brought a record share of first-time home buyers into the market," he said. "These buyers are critical to housing and a general economic recovery because the market always heals from the bottom up -- they absorb inventory, free existing owners to make a trade and stimulate related goods and services."

HomeBuyer Tax Credit Extention & Changes - At a Glance

Fri, 06 Nov 2009 09:26:54 -0600

Congress has extended and expanded the homebuyer tax credit. The modifications in the column labeled "November 7 - April 30, 2010 Rules as Enacted Nov. 2009" - becomes effective on Nov. 7th, 2009 (President Obama signed the bill on Nov. 6th, 2009). All changes made to the current credit become effective on this date as well.

>>> CLICK HERE To Review The Difference Between the Tax Credit Rules That Where Due to Expire at the End of November, and the New Tax Rules Extended to April 30th, 2010*

*Courtesy of the National Association of REALTORS®

Nov 2nd, 2009 AP Report States: "September Pending Home Sales Rise 6.1 Percent"

Tue, 03 Nov 2009 06:27:47 -0600

Nov. 2nd, 2009 By ALAN ZIBEL AP Real Estate Writer: http://abcnews.go.com/Business/wireStory?id=8974250

The amount of pending sales are due in large part to the amount of many first-time HomeBuyers who took advantage of the $8,000 tax credit (which ends this month).

We're waiting on final approval for AN EXTENTION of the $8,000 tax credit for HomeBuyers who sign an agreement by April 30th, 2010 with the additional caveat of a $6,500 credit to Homebuyers who have lived in their prior residences for at least five years (all of which could receive final approval in the coming weeks): http://www.bloomberg.com/apps/news?pid=20601087&sid=aoI9KTlHpwzI

Obviously, as a REALTOR® I have a "vested interest" in the tax extension. But I also believe that every time a first-time HomeBuyer purchases a home, it has a "domino-effect" on as many as seven other real estate transactions (the Seller of the home that the first time HomeBuyer purchased now go on to purchase a new home, and so on, and so on).

All these real estate transactions have a positive effect on the ecomomy as contractors, inspectors, plumbers, electricians, home furnishings, home remodeling & building supplies, etc., etc., even state and local governments - are all effected in a big way.

Collegeville Gets a New Mega Wawa Store and, and...UPDATE: WEGMANS OPENS OCT. 11th, 2009!

Wed, 04 Jun 2008 16:49:02 -0500

...a new Day Care, Bank, and Office Building, all right along Route 29/Collegeville Ave. several miles south of Main Street and several miles north of the 422 Collegeville exit.

This isn't a plug for Wawa as they certainly don't need one, but I've always found the Wawa stores to be a pleasure to partonize. Touch screen ordering of deli sandwiches & hot meals, clean restrooms, and great coffee. And while filling up a gas tank is a painful experience for most of us these days, at least the Wawa visit is a pleasant one. I've also found their gas prices to be at - or below average market prices for a given area. Yes, sometimes there are lines for a gas pump, but they usually don't last long.

So when this new mega Wawa (and by mega I mean the big store with the gas pumps) recently opened up a mile or so from my real estate office, whoaaa! Wawa coffee (our office coffee just doesn't taste the same, but don't tell anyone I said that)!!! Small pleasures I guess?

Like any business venture, placing a large Wawa in a given town just doesn't happen on a whim. Nor does a new bank, day care, office building, etc., hence I would tend to believe that there's a very good reason for choosing this location.

Construction crews are no stranger to the Collegeville area these last few years. The Providence Town Center (still under construction), opposite the Wyeth complex right off the 422 Collegeville exit on Rt 29 will be composed of 140 acres of small-town style architecture and streetscapes, similar to those found on the Main Line of Philadelphia. UPDATE: The Wegmans/Collegeville's Grand Opening is Oct. 11, 2009!!! The mixed uses along with the attention to detail will create a retail experience that will remain interesting visit after visit. Stay tuned. This is going to be one heck of a shopping experience!

Perhaps we'll bump into each other at the new Wawa. I'll be the guy pumping gas while holding a cup of (Wawa) coffee in the other hand with a smile on my face.

This Original c. 1870 Gulph Mills Bird-In-Hand School House Is a Piece of Local History, and Some Recent Popularity

Wed, 07 Nov 2007 07:28:59 -0600

When I first met the Sellers of this very unique and special home, the Gulph Mills Bird-In-Hand School House, we discussed the need for some background research. Having been involved in several Gulph Mills real estate transactions (as a Realtor), including one of the remaining Gulph Mills - mills, I was more than happy to help.

Rich Dougert, President of the Gulph Mills Civic Association was very kind to provide some background information about the Bird-In-Hand School House, as well as its relation to Gulph Mills Village. The Gulph Mills Civic Assocation also has as wonderful web site dedicated to Gulph Mill's rich history.

Anyone who travels on Gulph Road on a regular basis is familiar with the infamous "Gulph Mills Hanging Rock" when, on Friday Morning, Dec. 19th 1777, George Washington and his Army started their march to Valley Forge from their encampment in Gulph Mills and passed under the famous overhanging rock. Picket Post Restaurant also on Gulph Road (now a fine restaurant, Savona) was once headquarters to Aaron Burr.

"Bird-In-Hand was the initial name for Gulph Mills, named after a local tavern here.. There are several homes in Gulph Mills that date back to the early 1700s, such as the Bird-In-Hand General Store and the Blacksmith Shop a block away from Holstein Rd. on Trinity Lane.

Gulph Mills was aptly named to this area due to the number of mills along Gulph Creek. The Gulph Mills came into vogue as the milling business along Gulph Creek picked up during the Civil War.

The area was referred to "The Gulph" by soldiers on their way up to Valley Forge during 1777. They marched up South Gulph Road. Correspondence around that time rerers to the natural topography, a gulph or deep depression. Washington's generals wrote letters from "The Gulph".¹

"Before the Revolutionary War, groups of children were educated in private homes in Upper Merion. Later, they were taught by traveling teachers. Schools were built in thriving communities all over the township to establish a regular education schedule. The Public School Law was passed in 1830, requiring municipalities to conform to standards of education, but as you can see, the township was way ahead of them.

During the early period, 1733-1825, Swedesburg School, Union School, Flint Hill School, Henry School near Valley Forge, Holstein School, and Sturgis School in Gulph Mills were established. From 1830-1880, The Old Camp School, the Bridgeport School, the Crooked Lane School, Roberts School, the Evergreen School, the Bird-In Hand School, the Merion School, and the Abrams School were built." ²

In 1880, The School District of Upper Merion purchased the parcel of land to build the two-room public school house known as the Bird-In-Hand School House in Gulph Mills. The land that the school house is situated on was originally deeded in 1811 to Richard Roberts with permission to build a dam in Gulph Creek which makes sense as current records show the property (1.96 acres) line extending to the edge of Gulph Creek.

In 1930, Upper Merion felt it needed to modernize its schools and sold the remaining school houses and land. In 1931, Judge Frederick Smillie (then Montgomery County District Attorney) purchased the home and converted it into a private residence. The Upper Merion Lyceum also held meetings at the Bird-In-Hand School for a period of time.

Judge Smillie had a long and distinguished legal career. His father, George Smillie, a premiere engraver at the U.S. Treasury Bureau of Engraving and Printing - etched the infamous picture of George Washington on the One Dollar Bill.

Sometime between when Judge Smillie purchased the school house and an owner or two before the present one, a family room fronting the original entrance to the school, the current front door, a horse barn with hay loft (currently an oversized 2 car garage), plus a two stall horse barn at the bottom of the property - where all added.

The Seller tells me that about 8 years ago, an elderly woman with her son and niece came wandering up the driveway to revisit the place where she went to school. She was in the last class of the Bird-In-Hand School of sometime in the middle to late 1920's. The owner was happy to show them around. The woman pointed out the floor boards in the kitchen as the location of the girls coat closet, and where the outhouses sat in the backyard. The woman promised to forward on a class picture, but as often happens, the promise was forgotten through no ill will, but just forgotten.

I wrote local King of Prussia historian J. Michael Morrison, and the author of two very popular books on the area, "King of Prussia, Images of America", and "King of Prussia, Then and Now". I was delighted to hear back from Michael and to my amazement; he sent me an email with an attachment of the Bird-In-Hand School House taken some time around 1900! When I opened the picture, I immediately had goose bumps, as did the owner upon opening the file I sent them. Picture on the right c. 1900 Courtesy of J. Michael Morrison, Author.

The owner of the Bird-In-Hand School House and I where honored to have J. Michael Morrison stop by the home to view the property from a historical perspective. When he opened the door to his car and took a look at the home, I could see his eyes light up.

Michael also pointed out several import observations about the home, one of which was his notice of the steps to original front and back entrances of the school - having been made of original King of Prussia Marble from the King of Prussia foundry. Evidently this particular marble was used throughout the county, including the Montgomery County Court House in Norristown. The Seller and I where duly impressed with Michael and his overall enthusiasm of our local history and immense knowledge of the area.

Michael has informed me that he is considering writing another book; we will have to look for it as I am sure it will be as enjoyable as his others.

I was able to locate (as well as obtain a copy from the Montgomery County Recorder of Deeds) what I believe to be the original deed for the land purchased for the school dated September 3, 1870. The deed states that the property was sold from a Henry & Elizabeth Levan to the "Board of School Directors of Upper Merion Township" for One Thousand Dollars. The deed lists Henry Levan's occupation as a "butcher". I had an opportunity to view the original deed at the Montgomery County Historical Society (of which I am a proud member) beautifully written in long hand.

To top it all off, several weeks ago I was contacted by Alan J. Heavens, Real Estate writer for the Philadelphia Inquirer. The Philadelphia metro area is fortunate to have such a prolific writer of everything related to real estate.

Alan told me he was going to write a piece about what Sellers and Buyers are requiring of their real estate agent and brokers in this market and would I and my Seller be interested? Hence, the article which appeared in the Nov. 4th, 2007 of the Sunday Philadelphia Inquirer entitled: "The parent-figure broker".

Not only are the Seller and I quoted in the article on matters related to selling a home (myself from an agent's perspective and the owner from a Seller's perspective), a rather large picture of the Bird-In-Hand School House was featured on the front page of the article, and a smaller one pictured in insert. I am grateful to Alan to have been chosen, along with my Seller to take part in his article.

It is the hope of the Sellers that whoever purchases the home not only enjoys it for many years to come as they have, but also treasures it as an important piece of Upper Merion, Gulph Mills, and King of Prussia's rich history.

Class Dismissed!

¹Rich Dougert, President, Gulph Mills Civic Association.

²J. Michael Morrison, Author.

Disclaimer: The Information Above Deemed Reliable, But Not Guaranteed.

They called this Gulph Mills home their House on Magic Mountain

Fri, 02 Oct 2009 15:17:01 -0500

It's not too often that you get to meet the original owner of a home built some 30 plus years ago, someone who worked with the architect and builder, someone with a passion for having a home built that was a departure from the norm, someone with a vision. Well, I did. Such was the case a short while ago and it was truly an honor.

I need to point out that Gulph Mills is a very unique area with a wonderfully rich historical background, so perhaps having a bespoke home built here at 425 Arden Rd was fitting in 1977, as it would be now - as there are many unique homes in Gulph Mills that are a departure from tradition (our famed 2-story Colonial).

It all started when the son of the original owner contacted my Seller, (an accomplished photographer in her own right with a very extensive portfolio currently teaching at an East Cost College), waxing about his childhood memories: "Hi, you have never met me, but my father designed your home. It was built after my family moved from Brazil in 1977, and sold in 1998. I am his son as I lived my childhood in that home. I always thought of it as a unique tree house and wondered what it looks like today. The place holds many fond memories for me as your art must for you. I hope you receive this and reply."

Through several communications between the Seller, myself and the son, his father contacted me with the following message:

"Hi John,

Thanks for the email. You are right about it not being a cookie cutter house with its spectacular setting and privacy. I had often mused about flooding the valley below and turning it into a lake. The house was quite novel for its time and I believe remains so. Colleagues at worked named the house "Magic Mountain." The pet cemetery at the top of the hill is the oldest in the US*. The beauty of the location and great construction made it all worth while. I had put in the front and rear patios and the railroad tie walls at the top. I built the wall at the bottom of the hill myself. The years there were happy ones for the family."

A week or so later, Mr. T (his name shortened in respect of his and his family's privacy) stopped by at an open house I was holding at 425 Arden Rd one Sunday and mused about life with his young family here. He had a very sharp memory of the home, the neighbors, and the area. He talked about the architect and builders and some of the things they collectively did to make this home so unique, about his children growing up in the home, his wife using what is now the pantry as her sowing room, the conversation pit (aka "Brady Bunch Pit") in the family room, and many other wonderful things about the home and the surrounding property. I was also glad to hear his many positive comments about the numerous updates made to the home since his departure in 1988.

Putting things in perspective, placing a numeric value on a home is a necessary function of the selling process in real estate. At work here however is the basic fundamental principal about why most people buy homes; a home pays an annual dividend: A roof over your head and the personal enjoyment that the real estate provides.

For the family who lived at 425 Arden Rd, this house was their "home", of which no numeric value can be placed. There is no "appraised value" that can be determined for one's enjoyment of a home, the memories, the "years there that where happy ones for the family", the "place that holds many fond memories for me" as both father and son both reminisce above - about their family's "House on Magic Mountain."

*Francisvale Home For Smaller Animals: circa 1909

Just Listed! 129 Cascade Rd, Springfield, Del Co, PA - Pristine, Well Cared For 2-Story Brick/Siding Colonial

Thu, 01 Oct 2009 14:53:04 -0500

...Start packing because you're going to want to move right in to this pristine, well cared-for 2-story brick/siding colonial w/front porch, a large fenced-in back yard with stamped concrete patio, an updated kitchen w/Silestone counters, cherry wood cabinets & tiled floor, dining room with chair-rails & bay windows overlooking the beautiful back yard, living room w/fireplace & crown molding, a finished basement w/powder room, laundry room & storage room, a walk-up attic, 1 car garage w/loft & a convenient breezeway front to back. Refinished hardwood floors, Pella windows, & neutrally painted tones - all enhance this beautiful home! Located blocks from the Springfield trolley station, plus easy access to Routes 476 & 1, the Springfield Mall, parks, & Phila Int. Airport. MUST SEE!

For Additional Information, Description, & Pictures, Please Go To: http://www.129CascadeRd.com

BACK ON THE MARKET! Your Very Own "Switzerland on The Main Line", Ultra Chic, Year 'Round Quiet Retreat

Thu, 01 Oct 2009 02:59:37 -0500

BACK ON THE MARKET! 425 Arden Rd in Historic Gulph Mills, PA is not your ordinary - traditional, colonial home. Far from it!

...With All Brand New w/w Carpeting on the 2nd Floor & an Updated Master Bath w/Brand New Sinks & Granite Tiled Flooring. You're Very Own "Switzerland on The Main Line" - Year 'Round Vacation Location make this ultra chic, quiet retreat contemporary with beautiful views a hot spot for the artist, writer, musician, photographer, or anyone looking for something completely different. A custom 3-level elevator will take you from the garage to your kitchen or bedroom. Enjoy cooking? You'll love the recently updated kitchen w/granite counter-tops, kitchen island & separate panty. How about a cozy living room w/fireplace or a spacious family room drenched in sunlight from the wall of windows? With many amenities too numerous to mention here, this beautiful home is a "must see" to appreciate. Convenient access to 76 & all local major routes, King of Prussia's world-class shopping & dining. This home is being sold as-is, where is. Seller will make no repairs. SELLER WILL CONSIDER ALL REASONABLE OFFERS.

For Additional Information, Description, & Pictures, Please Go To: http://www.425ardenrd.com/

Delightful open & airy end-unit w/loft in the 55+ community of Courtyards at Collegeville

Tue, 01 Sep 2009 18:19:13 -0500

Delightful 55+ End Unit Townhouse!

• 1,971 sq. ft., 2 bath, 3 bdrm 1 1/2 story "Colonial, End Unit" - MLS® $342,500 - Move Right In!

Courtyards at Collegeville, Collegeville, PA - This delightful open & airy end-unit w/loft boasts one of the best lots in the development embellished w/beautiful plantings front, side and back. You'll enjoy reading or just relaxing in the sun room w/its wall of windows & French doors leading to a peaceful back yard patio. Snuggle by the fireplace or watch TV in the living rm w/its custom entertainment enclave. Have a leisurely breakfast in the spacious breakfast nook, or a sumptuous dinner in the delightful dining rm. The main fl master bedroom offers an ensuite tiled bath w/Moen 5 head radial shower system & seat, plus a spacious walk-in closet. You'll also find a 2nd main fl bedroom & full hall bath, a laundry room w/cabinets & util sink, a spacious loft on the 2nd floor which can be used as a 3rd bedroom, office, or family rm; crown molding in the foyer, dining & living rms, a Christmas lighting package, Fios ready, plus much more! Convenient to major routes, restaurants, and the Providence Town Center due to open fall/winter '09.

For Additional Information, Go To: www.117LatticeLn.com