Archive for the ‘Tredyffrin’ Category

Glenhardie Condominiums Market Update – Tredyffrin Township Wayne PA

October 31, 2011

The Glenhardie Condos continue to be a prime residential choice for those looking in the King of Prussia / Wayne PA area.

The Glenhardie Condominium complex is a great larger residential condominium community located in Tredyffrin Township Chester County with a Wayne PA address. They are located just north of Swedesford Rd and west of Route 422. This location has immediate access to Route 202, Route 422, and I-76 providing great commuting options throughout the greater Chester County, Montgomery County, Delaware County, and Philadelphia areas. Being just minutes from the King of Prussia Mall, Valley Forge National Park, and much of the Main Line, they offer an endless array of entertainment and dining options.

The Glenhardie Condominiums were originally built between 1968 and 1970. Today, there are 20 buildings with 459 one bedroom and two bedroom units offering a nice range of housing options. Most of the one bedroom units are just over 800 square feet while the two bedroom units start at 100 square feet. There are some larger units and townhouses throughout the complex. The community has been developed in a nice open arrangement preserving the trees, open space, and privacy that are difficult to find today. With an optional membership in the adjacent Glenhardie Country Club, residents have instant access to a golf course, pool, and all the club amenities. The community is part of the Tredyffrin/Easttown School District.

Please be sure to check out the complete area and development history written by some members of  the community by clicking here.

As seen throughout the region, prices have fallen a bit in the last few years but have remained stronger than seen in most locations. Using the 2 bedroom units for comparisons, the pricing and activity peaked between 2005 and 2007 when the yearly units sold ranged from 14 – 18 units per year and the average price peaked at over $180,000. Since then we have seen both a reduction in prices and activity. In 2008 there were 12 sales averaging $175,000, in 2009 12 sales for $171,000, in 2010 5 sales for $167,000, and so far in 2011 4 sales for $152,000. There are also 4 homes currently on the market with an average asking price of $188,000 and 2 properties under contract averaging $199,000 – so it appears the 2011 pricing average will be rising.

With its superior location, easy commuting options, schools, and multiple entertainment options, the community should remain a stable and popular choice in the area for years to come.

David Henke
Long & Foster Real Estate Inc – Devon,PA/Bear, DE
Office: 610-225-7400/Direct: 610-618-0808
www.DelawarePAHomes.com  

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

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Beautiful Glenhardie Condo – Open House This Sunday Oct 23 – 91 Drummers Lane Wayne PA

October 21, 2011

Glenhardie Condo Open House Sunday October 23 2:00-4:00

This Sunday we will be holding an OPEN HOUSE at 91 Drummers Lane in the Glenhardie Condominiums in Wayne PA.

Glenhardie is a great larger condominium community located in eastern Chester County in Tredyffrin Township. It is adjacent to the Glenhardie Country Club just to the north of Swedesford Rd. This location is easily accessible off both Route 202 and Route 422 and is just minutes from the King of Prussia Mall. This allows easy commuting options into Philadelphia, West Chester, Wilmington, and most of Chester, Delaware, and Montgomery counties.

Built between 1968 and 1970 with almost 450 homes, Glenhardie offers a nice mix of one and two bedroom properties. Most one bedrooms average just over 800 square feet with the two bedrooms over 1000 square feet. This main floor unit listed by Marie Gordon is one of the largest 2 bedroom 2 bath designs with a nice outdoor ground level patio. The unit has been freshly painted, has newer kitchen cabinets, and new carpets. There is abundant closet space in both the master and second bedroom and both baths have been nicely updated.

This looks to be a great fall weekend – so be sure to take some time to enjoy the area and stop by 91 Drummers Lane on Sunday from 2-4. I look forward to seeing you and answering any questions you have on Glenhardie or the general area!

Directions: From Swedesford Rd and Old Eagle School Rd go east one block to Drummers Lane. Follow Drummers north to the entrance of Glenhardie. Take a right at the entrance to the third building on the left (building is up the hill around the curve. Address: 91 Drummers Lane, Wayne, PA 19087

David Henke Long & Foster Real Estate Inc – Devon,PA/Bear, DE Office: 610-225-7400/Direct: 610-618-0808 www.DelawarePAHomes.com  

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

Devon PA Homes Market Update – Zip 19333

June 2, 2011

Devon homes sales and real estate values continue to hold up well.

Devon PA HomesZip code 19333, Devon PA, is centrally located along the Main Line in Chester County just to the west of Wayne PA. The zip code is primarily located in the northeast section of Easttown Township but also extends to parts of Tredyffrin Township. The southern portion includes the Waterloo Mills Preserve in Easttown Township and the zip extends just beyond the Jenkins Arboretum to the north. Devon has a long and rich history including the renowned Devon Horse Show currently under way.  This position provides quick access to both Route 202 just minutes to the north and I-476, the Blue Route, to the east.

Devon PA Horse ShowThe zip encompasses a wide variety of housing choices from the condos of Old Forge Crossing to the classic estates of Devon and Easttown Township. Average home sales prices peaked in 2008 when there were 82 sales with an average price of $717,000 and top price of $3,700,000. This collapsed in 2009 with the absence of high-end sales, when the average price for the 111 home sales in the zip averaged $432,000 with a top sale price of only $1,700,000. This has quickly returned to a more normal price range with 81 sales averaging $566,000 in 2010 and 29 sales averaging $528,000 completed this year to date.

Devon Easttown PA HomesIn addition, there are currently 71 homes on the market with an average price of $702,000 with an additional 12 homes under contract averaging $866,000 list price. These prices would indicate a continued bit of strengthening in the immediate area. This would also put pricing back into the same range seen between 2005 and 2007 when average prices ranged in the high $500,000 to low $600,000 range.

With its prime Main Line location, long history, wide variety of housing choices, and excellent shopping/work/entertainment access, Devon, zip code 19333, should remain one of the preferred residential destinations for the foreseeable future.

David Henke
Long & Foster Real Estate, Inc
Devon PA/Wilmington DE
Direct:610-618-0808 – Office:610-225-7400
www.DelawarePAHomes.com 

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

***Be sure to check out the Open House this Saturday at 31 Berkeley Rd in Devon just south of Route 30 across from the Whole Foods Market from 12:00 – 2:00.***

Cutter’s Mill – The Natural Pet Place

August 3, 2009

Cutter’s Mill in Paoli PA, The Natural Pet Place, believes that your pets also deserve the best.

Cutters Mill Store Paoli PACutter’s Mill’s logo is that it is The Natural Pet Place.  They offer a “wide variety of natural, organic, holistic foods for dogs, cats, companion birds, small animals, fish and reptiles, plus  wide variety of unique and “gotta have it” accessories.”

When they say that they offer over 50 brands of traditional, premium, natural, and organic foods for your pets, you can believe it.  Cutter's Mill Store Interior Paoli PAThe aisles are stacked with a wide assortment of foods of every imaginable type and make.  They even include a raw bar and an amazing display of baked goods.

The store itself is beautiful with a nice upscale feel: nice wood finishes on the floors and fixtures, great and imaginative lighting, kiosks handling dog beds, toys, bones, and all kinds of accessories.  Natural Organic Holistic Pet Food Cutter's Mill Paoli PALast Sunday while I was there, they had a rep from  Wellness Core Foods describing their foods and health benefits.  Cutter’s Mill has a nice open layout with seats up front and a wide variety of items tastefully displayed for easy access and perusal.

The friendly staff encourages you to bring your pet, and they were able to answer all the questions thrown their way by the pet owners.  They really seem to enjoy being there and working with their visitors.

The Natural Pet place Cutter's Mill Paoli PAThis is an upscale environment as evidenced by the Nieman Marcus inspired $2500 dog bed emblazoned with Swarovski Crystals.  By signing up  for their newsletter, however, you will be notified of all the specials for each month so you can take full advantage of everything that is offered during the year.  They also hold many special events from Letterman’s Stupid Pet Trick Auditions to Pet Psychics and they support the local community with Certified Visiting Dog Trainers and many Animal Rescue groups.

If you are looking to pamper your animal with some special food or gift, Dog Bowls Cutters Mills Paoli PAthis is definitely one place you need to look for that distinctive gift.  They are open seven days a week and they do have four locations in the region but this is the only one in this area.

Take your time, enjoy your visit, and say “Hi” to Gus while you’re there.

Paoli SEPTA R5 Regional Rail & Amtrak Station – Paoli PA

August 1, 2009

The Paoli PA Station serves the SEPTA R5 Regional Rail system as well as the Amtrak Keystone Service and Pennsylvanian trains.

Paoli PA SEPTA R5 Regional Rail and Amtrak StationWith its key position on the western end of the Main Line, Paoli is a prime commuter and regional rail station.  It provides easy access to the city for those living locally with ample parking and plenty of space for dropping off or picking up passengers.  In addition, it is surrounded by some great commercial areas.

Through the frequent Amtrak connections, it also affords convenient access to Harrisburg and points west or Philadelphia and points east.  The next closest Amtrak stops are in Ardmore to the east or Downingtown (and Exton for many trains) as you travel west.  The station is serviced by both Amtrak’s Pennsylvanian and  Keystone Service trains.  The video will provide a better view of the station itself:

As far as real estate, the market here has held up very well until this year.  Looking strictly at zip code 19301, sales activity peaked in 2005 when 119 units sold.  This dropped to 83 in 2006, rose to 102 in 2007, and then dropped to 96 in 2008.  In 2009, through July, only 38 properties have closed with an additional 15 pending – running further behind 2008.

Prices have also taken a hit recently.  In the early 2000s, the average sales price was just above $300,000.   This average then rose to hit a peak in 2006 at $441,000 (also the slowest recent year for sales).  Prices then drifted down in 2007 to $421,000, and back up in 2008 to $440,000.  In 2009, they have fallen back 15% to $377,000.  There are also an additional 15 pending homes with an average price of $490,000, and 45 properties are actively for sale at an average price of $616,000.  We would expect to see the average pricing rise as we continue through the year.

Paoli is a convenient station both for short distance commuting as well as long distance travel.  The station is easy to access for people from throughout the area and has plenty of parking.  The station is expected to undergo further renovations soon and could become a key transportation hub if plans proceed to extend service up towards Pottstown.

As always, if you need additonal information, please do not hesitate to ask anytime.

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

US 422 Corridor Update for PA

July 14, 2009

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.  US Route 422 Chester County PAAnyone 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

No U Turn PAThis 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.)