2009 Delaware State Fair – Harrington DE

Today, the tradition continues as the 2009 Delaware State Fair celebrates its 90th Anniversary.

This year the Fair is running from July 23 through August 1, 2009.  It is located on the State Fair Grounds in Harrington Delaware just west of the South DuPont Highway / Route 13.  It is also adjacent to the Harrington Raceway & Casino.  The Casino is open during the fair while the Raceway is being used for the Grandstand Concerts and Events throughout the week.

As always, the fair is packed with activities.  Events are being held every night including Darius Rucker Wednesday Night, the 2009 Summer Jam on Thursday, Demolition Derby Friday, and finally Kelly Clarkson this Saturday night.  Wade Shows will be running the Carnival which is opening at 1:00 every day until closing.  As always, there will be tons of livestock competitions, great educational exhibits, Kids Entertainment, and contests throughout the week with live broadcasts from the grounds and even a nightly parade.

Take the day, take the evening, or take the weekend and take the time to visit Harrington to enjoy the DE State Fair.  Participate in some competitions, learn all about Delaware agriculture and new Green programs coming up across the state, and just enjoy some time out with the family.

Another great area event.  As always, let me know if you have any questions or need any additional information.

SEPTA Travel Update – Philadelphia PA Area

Just a couple of quick SEPTA Update points for residents and those planning a visit to the region:

If you are going to be in the area for just a brief period but plan on depending on public transit, SEPTA has now added three options: the One Day Independence Pass, the Family One Day Independence Pass, and the One Day Convenience Pass.  The primary differences between the Convenience Pass and the Independence Pass are that the Convenience Passes can not be used on the regional Rail Lines and are limited to only 8 trips.  The Independence Pass only places limits on the regional Rail Line travel prior to 9:30 AM.

If you only need easy transportation options while visiting for a short time, these allow more flexibility then the traditional Weekend Passes or weekly TransPass and TrailPass.  For all the options and costs, be sure to check the SEPTA site.

Also be aware that SEPTA is now beginning the projects approved under the American Recovery and Reinvestment Act.  Funding has been approved and awarded for various projects across the region.  The complete project list covers everything from Station Renovations to basic Right of Way and Yard work.  Many of theses projects have been discussed in a recent article from the Delaware County Sunday Times.  A key change to note is the upcoming closure of the Route 101 and Route 102 trolley lines for up to a year as the entire line is upgraded.

SEPTA continues to provide many transportation options throughout the Philadelphia area to serve the needs of the local residents.  With these changes both to fares and the physical system, this service should be in better shape for years to come with improved equipment and service.

As always, if you have any questions or need additional information, please do not hesitate to contact me anytime.

Briarcliffe PA and Westbrook Park PA Home Market Update

Both Briarcliffe PA and Westbrook Park PA continue to be popular and stable housing choices.

Briarcliffe Darby Pa was last visited here back in March.  Since that time, the local home pricing has actually strengthened although the activity has remained leisurely.  The average prices for 2009 have climbed 4% from the early 2009 sales to an average settled price of $144,000.  Activity has remained slow with only 26 settlements year to date with an additional 12 under contract, but this activity could surpass the overall 2008 numbers.

Compared to activity at the same time in 2008, prices have risen 1.6% while activity has fallen 33%.  These numbers are comparable to what we have been seeing throughout the county.  The prices are also a bit higher due to several single family homes entering the mix.  If the market remains under pressure, we could see some additional pullback in prices as the year progresses.  Inventory remains reasonable with 33 homes currently on the market (twice the level seen in March) with an average list price of $152,000 and an average of 133 days on the market.

Westbrook Park Upper Darby/ Clifton Heights PA has also continued to hold its own.  There have been 24 sales this year to date 2009 at an average price of $152,000 exactly matching the average for 2008.  As seen above sales activity declined 31% from the rate seen at this same time last year.  Pricing however has also remained basically stable falling from $153,000 in 2008 at this point to $152,000 this year.

The average days on the market have also climbed from 94 days in 2008 to 119 average days today.  Like Briarcliffe, this rise is not unreasonable, but the trend, should it continue, will lead to solid pressure to reduce prices.  There are now 21 homes on the market versus the 14 homes in January.  This seems reasonable on a seasonal basis.

Both communities continue to have solid sales and remain within the price range of many first time buyers. The activity could remain steady through the first part of October as potential buyers align themselves to take advantage of the $8,000 First Time Home Buyer Tax Credit.  After that point pricing will depend on the actions emanating from Washington DC and the overall economic situation.

As always, should you have any questions or need any additional information, please do not hesitate to contact me anytime.

(All statistics per the TrendMLS System and believed accurate but not guaranteed.)

Villanova PA Station of the SEPTA Rt 100 High Speed Rail Line

Traveling from the 69th Street Terminal to Norristown, the SEPTA Route 100 High Speed Line passes much of the Main Line.   This is a brief overview of the Villanova PA SEPTA Station.

The station is conveniently located just south of Lancaster Avenue across from the main section of the Villanova campus.  It provides easy access by foot or automobile to much of the campus.  The next stop to the east is the Stadium stop and is the preferred station for sporting events.  The station also has parking available on both sides of the track and provides plenty of additional space for dropping off or picking up passengers.

To the south of the tracks is a nice residential area of mostly single family homes.  This is a very expensive area with the most expensive current listing in Delaware County located just a short drive down Ithan Avenue.  Villanova is also the closest station to the east of the Blue Route, I-476.  The video will provide a better feel for the immediate area:

Real estate is high in the immediate area, but the average can be greatly affected by a few large dollar sales.  Activity has remained fairly constant recently ranging from 23 sales in 2003, to 26 in 2004, then 20 or 21 for 2005 thru 2008.  So far this year, there have been 8 completed sales with 2 more currently under contract.  There are an additional 8 currently on the market with an average list price of $2,333,000.

The average sales price has seen more volatility.  Prices averaged $658,000 in 2003, rose to $705,000 in 2004, then $850,000 in 2005, $828,000 in 2006, $916,000 in 2007, and then fell to $718,000 in 2008.  This has once again risen to $913,000 in 2009.  In the immediate area, the highest dollar sale recently occurred in 2007 at $2,775,000 but this could be surpassed soon  since 2 homes are currently listed well in excess of this amount with one at $4,199,000 and a second at $9,500,000.

Villanova PA is a popular, stable, and convenient area and is expected to remain this way.  This station is an easy and convenient stop both for the college and the local residents as they travel to and from the area.

As always, if you need any additional information, don’t hesitate to let me know.

(All statistics per the TrendMLS System and believed accurate but not guaranteed)

Drexel Rd Overbrook Foreclosure Philadelphia PA

Welcome to Drexel Rd located in the Overbrook Section of Philadelphia PA.  This is another of Danielle Mateu’s upcoming foreclosure listings.

The home is a nice relatively newer construction property located in Philadelphia. I wanted to include this home since it is also a great example of a rare six level split. The home is situated in a convenient location just two blocks south of Lancaster Avenue, and City Line Avenue is just a few blocks west. This provides easy access to the Main Line, downtown Philadelphia, and most of Delaware County both by street and rail connections.

The home itself is a 3 plus bedroom 3 bath split level home. As you will see in the video, you have plenty of space to possibly add additional bedrooms or reconfigure space to various uses. As with any foreclosure, there will be no disclosures, and any buyer should be prepared to do their own inspections to ascertain the present condition of the home. In any older property, there could be potential problems with deferred maintenance, environmental issues, and general wear and tear that a future owner must be prepared to address upon settlement, and several areas are apparent even on a quick inspection. The attached video will provide a feel for the flow of the property:

The real estate market in the immediate Overbrook area has generally followed the same sales pattern that we have been seeing in Delaware County. Activity in the immediate area peaked in 2005 with 14 single family residence sales (averaging $465,000), while the average sales price peaked in 2006 at $535,000 with 6 sales. Since then there were 8 sales in 2007 with an average price of $459,000 and 7 sales in 2008 at an average of $452,000.

Today, there are an additional 4 homes currently on the market with an average list price of $519,000, and no sales are pending. In 2009 year-to-date, there have only been 4 sales in the immediate area with an average price of $271,000. Two of these were also foreclosure properties with one selling for $219,000 and the second going for only $73,000. Drexel could be another lower cost property.

With its preferred location, generous space, and expected competitive price, this could be a great opportunity to move into the area. This is also another good example of the wide variety of foreclosure properties found in the area. As always, if you have any questions or need any additional information, please do not hesitate to contact me anytime.

(All statistics are per the TrendMLS System and believed accurate but not guaranteed)

US 422 Corridor Update for PA

In June, I had the chance to attend the US 422 Corridor Master Plan Update Public Meeting held at the  Spring Ford Senior High School  in Royersford.

“The US 422 Corridor Master Plan will provide a long-term vision for the future land use and transportation system of the area.” The planning area actually covers parts of three counties: Chester, Montgomery, and Berks, with all expecting future growth of between 22% and 25% by 2030.  Anyone traveling Rt 422 today recognizes the need to update and renew the existing infrastructure as well as expand and plan for the future.

Future transportation/ growth and the associated funding options can take many paths.  The focus of the meetings was on sustainability.   Based on past surveys, solutions focused on Mixed-Use Development, Revitalized Older Downtowns, New Transit/Extensions, Roadway and Interchange Management, and Farmland/Open Space Preservation.  The two most discussed areas centered on the tolling/funding options of Rt 422 and the alternative public rail options.

The complete information has now been posted for your review:

– Materials for the US 422 Master Transportation Plan
(Meeting handout and complete Power Point presentation
links are at the bottom of the page)
– Background on the US 422 Project Blog
– Tolling, Jobs, and Development Blog
– US Route 422 Corridor Coalition Projects
– Delaware Valley Regional Planning Commission Site

This is a very important project that can have major ramifications for the area and all involved for years to come.  I would encourage anyone with an interest in the area to stay involved to be sure that the chosen path truly represents the best options for the area long term and not just a quick expedient fix for today.

As always, if you have any questions or need any additional information, please feel free to contact me anytime.

(BTW Simply as a personal observation, glancing at a map of the area, the logical growth over the years should have been concentrated along I-76 going west or I-476 going north.  Since these are both toll roads, businesses have looked for the next logical alternative and have instead moved out along Route 422. This provides free access to the roads both for employees and the business.  If the goal is to stop/ limit future development in the area simply put a toll on Route 422.  Businesses will find a less expensive option in other areas in the future.  If the area wants to promote future growth, other options should be pursued.)

It’s The Season – Delco Cruisers Take Media

Well, it’s that time of year again where the living is easy, the cars are ready to roll, and it’s time to get out and cruise….

The local Media PA businesses and the Delco Cruisers held their annual Downtown Media Car Show and Antiques Day in Media this Sunday.  Six blocks of the downtown area were roped off for the car show and adjacent antique show with many of the local vendors setting up retail booths with food and music.

Their next large planned event is the Delco Cruisers’ 3rd Annual Mega Car Show to support Riddle Memorial Hospital and its patient assistance programs.  The show will be held on the hospital grounds at 1068 West Baltimore Pike in Media PA on Saturday July 25th from 10-3 (Rain Date is Sunday July 26)  Registration opens at 8:00 am and trophies will be rewarded for the “Top 25” Cars of People’s Choice Judging.

The Delco Cruisers are a fairly new club in the area having just been formed in 2007 to satisfy “the need for a “cruiser” car club in Delaware County”.  They are an all inclusive family oriented car club without restriction to year or make of vehicle.  They are also working to build strong relationships with other area car clubs and and seek to work with local charitable organizations to support their causes.

Be sure to save the date to see hundreds of classic cars, hot rods, custom, and muscle cars and help the DELCO Cruisers support the programs at Riddle Memorial Hospital on the 25th.  Another great local event.

Sharon Hill PA 102 Trolley SEPTA Station – End of the Line

Welcome to Sharon Hill PA.

This SEPTA station is located on the Chester Pike just a few blocks east of Oak Lane and west of the Borough Hall.  It does not have any parking dedicated to the station itself but has plenty of room for dropping off or picking up passengers along Chester Pike or in the adjacent commercial parking lots.  The SEPTA 102 Trolley runs out of the 69th Street Terminal, and this could be a good public transportation connecting point through the nearby SEPTA bus stop.  It is also within a long walking distance of the Folcroft R2 Regional Rail station.

There are a wide variety of housing choices in the area from single family homes to twins and row homes.  These residential properties plus many commercial operations are also within easy walking distance of this station.  The video will provide a better feel for the area:

As far as real estate, Sharon Hill has followed a bit different path than much of the county.  For the most part, sales volume has held relatively steady except for 2008.  In 2002 there were 55 sales, then 52 in 2003, 61 in 2004, 60 in 2005, 62 in 2006, 54 in 2007,  then fell to 36 in 2008, and back up to 27 so far this year.

On the other hand prices rose from just $80,000 in 2004 to a peak average price of $137,000 in 2007.  This then fell to $119,000 in 2008 and $112,000 so far this year.  There are also an additional 43 homes currently on the market with an average price of $127,000 and 8 homes under contract with an average price of $89,000 – average sales price will continue down at least in the short term.

Sharon Hill has many public transportation options, great road connections, and is only minutes from the Philadelphia International Airport.  With it’s great location but limited parking, this stop is an ideal station for both the local homes and businesses.

As always, should you need any additional information, please do not hesitate to contact me anytime.

Darlington Woods, Painters Crossing, Springhill Farms – Rt 1 Delco PA Condo/ Townhome Options

As you move west in southern Delaware County along Route 1 / Baltimore Pike toward the country away from Philadelphia, you pass some prime condominium and townhome developments.

One of the larger complexes is located in Chester Heights.  Built between 1989 and 1993, Darlington Woods is located just off Route 1 north of its intersection with Valley Brook Road.  The 400+ town homes come in a wide variety of spacious 2 and 3 bedroom units in both 1 and 2 story designs.

Pricing for the units generally range in the low to high $200,000 range.  Currently there are 6 units on the market with an average list price of $262,000 and 10 homes have been sold year to date with an average sales price of $240,000.   Although the sales activity has declined slightly, this is one of the few places where pricing has remained steady with the average sales prices staying between $232,000 and $242,000 since 2005.

Just to the south of Route 1 off Route 202, Springhill Farm is located behind the Glen Eagle Square Shopping Center.  With over 250 units built between 1985 and 1989, there is a great variety of 2 and 3 bedroom units.  This location affords immediate access to West Chester, Wilmington, and all New Castle County if your primary routes are north/south rather than east/west along Route 1/ Baltimore Pike corridor.

These units are on average a bit less expensive.  The current average list price is $236,000 with an additional 5 units now under contract at an average $206,000 list price.  The average price and sales activity both reached a peak in 2006 with 27 sales at an average $224,000 final sales price.  Since then sales dropped to 13 units in 2007 at an average price of $219,000, the to 17 units at $222,000 in 2008, and finally 6 units year-to-date 2009 with an average sales price of $205,000.

Finally, on Route 1/ Baltimore Pike just west of the intersection with Route 202, Painters Crossing Condominiums are another popular option.  This complex, built in 1972, has a variety of 1, 2, and 3 bedroom units in nice low rise buildings set on rolling hillsides.  They also have their own swimming pool and tennis courts.

Due to their smaller sizes, pricing is also on average less expensive here.  Over the last few years, prices have fairly consistently ranged from the low to high $100,000 levels.  Today there are 8 units on the market with an average asking price of $168,000 and 4 units have settled this year for an average of $171,000.  This is actually up a bit.  Prices rose quickly until there were 22 sales at an average price of $161,000 in 2005.  Since then, 16 homes sold in 2006 for $170,000, 17 homes in 2007 for $165,000, and 16 homes sold in 2008 for an average of $166,000.  These prices can vary quite a bit due to the mix of 1, 2, and 3, bedroom units each year.

All three developments offer great town-home/condominium convenience in more of a country setting than normally found.  There are also many other options throughout the area, but these provide a good taste for the variety available in the region.

As always, should you have any questions or need any additional information, please feel free to contact me anytime.

Happy July 4th!

Happy 4th of July!

To All:

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May you have a healthy and prosperous Summer!

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Now is the time to send a message to Obama and Washington to stop throwing away our money, stop federalizing energy, industry, and health care, and get out of our way so the country can once again thrive.

It is rather for us to be here dedicated to the great task remaining before us ……  that this nation, under God, shall have a new birth of freedom .. and that government of the people, by the people, for the people, shall not perish from the earth.   (Abraham Lincoln)

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