Lansdale Living

What do you look for in a town you want to live in?
Maybe:
- close proximity to work
- good school rating
- convenience to shopping and dining
- near parks or trails

Having sold homes for over 7 years throughout the 5 county Philadelphia area, I've learned that a lot of towns have tons to offer their residents. Recently I've become more familiar with Lansdale, PA. Aside from using the exit on 476 hundreds of times, I didn't do much in Lansdale. I'm learning that the residents have so many things at their fingertips! It's no surprise why it's a popular place to call home for so many.

Spend the day at Fischer's Park with the family then meet up with friends at one of the numerous restaurants such as Osaka or Molly Maguire's Irish Pub. Jump on rte 476 and you'll be in King of Prussia in no time or take keep off the highway and head to downtown Doylestown. Both are less than 30 minutes away. Yesterday I stopped at Merrymead Farm to pick up some fresh, local produce for dinner (I stayed away from the homemade bakery items, but next time I don't think I'll be able to resist...) There are a few other farmer markets too which I personally love!

Did I mention the schools are highly ranked in PA too!
http://www.usa.com/school-district-4217280.htm
http://www.education.com/schoolfinder/us/pennsylvania/district/north-penn-school-district/ 

If you're looking to move in to the area, want low maintenance living at an affordable cost, here is a home that may fit your needs:

More details here:
http://www.kellykneeland.com/listing/mlsid/252/propertyid/6410533/

Newtown Square, PA

I don't think Newtown Square gets enough credit. It's a commuters dream whether heading to the city, KOP or West Chester and has super cute neighborhoods. 

Newtown Township was established in 1681 and is Delaware County's' oldest township! That offers tons of history and pretty historic properties (my personal favorite). 

Fun facts from the Newtown Square Historical Society:

Newtown Township dates to 1681, when William Penn planned two inland “new towns” (the second one is Newtown, Bucks County).  The township was laid out with a straight main road, Newtown Street Road, running south to north and bisecting the Township.  An east to west road – Goshen Road – also bisected the Township  - and intersected with Newtown Street Road.  Penn planned for a Townstead to develop at this intersection.

The original settlers were largely Welsh Quakers, and their livelihood was farming.  For about the next 250 years, Newtown remained a farming community. 

After World War II came the growth of the “suburbs”, and Newtown, well situated for public transit, began to grow into a bedroom community and suburb of Philadelphia, 15 miles to the east.   The trolley line could take you to 69th Street terminal and its connections to the City.   If you preferred, Bryn Mawr and its railroad station were a ten minute car ride away, where the Paoli Local would whisk you to Center City Philadelphia in style and comfort.   The sleepy pre-war Newtown Square of less than 2,000 people grew with each housing development and each decade, and in 2010 had a population of over 18,000.

Today, Newtown Square is a desirable suburb offering great schools, parks and stores. They are even following the trend of local, fresh grocery shopping with their Farmers Market:

http://www.newtownsquarefarmersmarket.com/home.html

Unlike other areas of Delaware County, there is land to expand. New developments are popping up and appealing to many demographics.  

The Grande at Muirwood Hills is a new construction development by D.R. Horton. The community features 3 different townhome floor plans starting in the upper $300's. Luxury, affordability and pretty much maintenance free living right in the heart of Newtown Square!

Check out one of their homes available for Summer 2014 move-in

209 Clermont Dr. Rainer Model

For more information about the community:

Grande-At-Muirwood-Hill

Multiple offer situations

It's been way too long since I've blogged. I blame the Spring market keeping me busy or maybe my week long vacation to Redondo Beach, CA to visit my sister and brother in-law, but honestly that's really no excuse. So here is my most recent experience that I feel buyers will find helpful in todays real estate market.

While I was away in California, I submitted 2 offers for the same buyers; both of which were rejected for more favorable competing bids. Although it's disappointing and frustrating, my buyers just found a home they both loved (husband and wife didn't always see eye to eye), offer is accepted and we are moving forward with inspections this week. I'm truly a believer in "what's meant to be will be."

*How do you handle bidding wars? How do you beat the competition?*

First a foremost, don't get serious about buying a home without a mortgage pre-approval letter. A seller will not even consider your offer without proof from a bank that you can afford the home.

Secondly, go in strong with the intention of really wanting to the home. Even when there are not multiple offers, make an offer that you believe is fair.
Have your Realtor call the listing agent to get an idea if 1. there are other offers 2. does seller have a settlement preference (it's not always about price, convenience is a negotiating term too) 3. if they would give an idea of where the offers are i.e. low, around asking, over asking, etc.

I'm not going to sugar coat it, usually stronger financing (i.e. 20% down) or cash deals win over FHA or VA financing. Sellers like the stability of a lot of money down. But it's not always the case. One of my sellers chose an FHA buyer over a cash buyer because they felt the young family would enjoy and care for the home more than the other. This is unusual, but it can happen. T.V. shows have showcased buyers writing a letter and that honestly could help.

Third, eliminate or reduce contingencies. I recommend having the mortgage and inspection contingency, but if you can waive certain inspections, that helps.
Also, consider not having an appraisal contingency. Or even reduce the mortgage contingency to 20 days instead of 30 if your lender can do that.

Having an experience buyers agent by your side is priceless in todays market. Multiple offer situations are just one more reason why you need someone representing and fighting for you.
If you have questions or want to start your buying process, contact me today.
Kelly Kneeland Steyn
KSKneeland@gmail.com
484-343-2406
www.KellyKneeland.com