Today we’re going to talk about the Arts & Crafts movement (also known as Craftsman Style homes) in Lancaster County and Central PA. Homes for sale that were built in the 1920’s and 1930’s can either be all Craftsman or use bits and pieces of the architectural style that was extremely popular at the time.

I shot this episode at my listing at 67 Valley Road in Neffsville, next door to Manheim Township Middle and High Schools. You can see the bright, big photos of this home at http://www.67valley.com

Craftsman homes in Lancaster PA or throughout Central PA were largely constructed out of masonry – that was the common base material at the time and while there are examples of stick-built Arts & Crafts homes in Lancaster County I would say they are few and far between. A major component of the style is the large covered front porch, allowing people to spend time outside in the environment. You can spot a craftsman home by the porch and also by the integrated square columns… no round columns. The column in this home I’m at are perfect craftsman columns.

Also, simplicity and staying true to the original materials (wood, block etc) was key to the craftsman home style. You’ll notice that this porch is very clean, with no extra details in the flooring or millwork. Arts & Crafts homes arose as a response to the overbearing european styling that was heavy on “fluff” in the design – therefore it follows that craftsman period home designers would keep it simple.

You can read more about the period online – it’s a favorite home style of mine and, interestingly, since these homes are a)older and b)smaller than most homes for sale in Lancaster, the price to buy a decent craftsman home can be very affordable! This home in Neffsvile is only $149,000. Keep an eye out for those big porches and square columns…

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(c) 2011 Jeff Geoghan

On the Pennsylanvia Agreement of sale associations are identified as either a “Condominium” or a “Planned Community (Homeowner Association)”. Either way, there will be a set of rules laid out for varying issues such as maintenance, services, community conduct, limitations on activities or alterations and other topics. These rules are updated and promulgated by both a sitting elected board and/or a hired manager or management firm. As a buyer, you would do well to read them when they are supplied to you by the real estate agents involved in the transaction. Per the PA agreement of sale, you have 5 days to decide to void the sale in writing should you find issues in the association documents that you can’t agree to live with.

In practice, most buyers either don’t read the document or have no trouble with the rules. However, there’s always those who wanted to “do something” with the property that ends up being forbidden – it’s always best to get this stuff out on the table VERY early in the transaction and think it through. If you’re interested in buying a Lancaster PA townhome or condomimium unit, it’s important to stay on top of your buyer’s agent about getting the docs right away.

If you have questions about homeowner and condo associations in Lancaster County, feel free to reach out to me at jeff@yourlancasterhome.com. As always, I’d appreciate your subscription to my channel!

If you have any questions I’d love to hear them at jeff@yourlancsterhome.com. As always, channel subscriptions at YouTube are most appreciated.
(c) 2011 Jeff Geoghan Visit our homepage for Lancaster PA Real Estate

Today I sat down with Steve Richardson of our local title company, Guardian Transfer, to talk about why the title process is so important in Lancaster real estate and beyond. Few, if any home buyers take the time to read their title commitment carefully and real headaches (or worse) can result.

The title process involves a lot of research on the property to be transferred, and Steve has seen any number of problems come up after settlement, when a new owner realizes that they do/don’t have easements or right-of-ways, the dimensions of the lot were totally different from what they thought they bought, other entities had a claim to all or part of their lot (and so on…). Steve takes a fe minutes to review the title commitment document and how it impacts the sale.

Schedule A of the commitment details the parties involved in the sale – all the parties. If there are “misunderstandings” about who is actually selling the property, they will come out here.

Schedule B of the title commitement details covenants and restrictions that apply to the property, from sources such as the development, associations, utlities and other entities including neighbors and who knows who else.

Schedule C of the commitment has the infamous “legal description” that nobody tries to read. However, it’s not uncommon for buyers to read it and suddenly realize that the boundaries are nothing like they thought they were buying, or that the description is totally wrong or indecipherable (referencing rocks, trees etc).

The Escrow period is the critical time for home buyers and agents to make sure the property they agreed to buy is indeed what is transferred on closing day…no surprises.

If you have title or closing questions for Steve (PA only, please) you can reach him at srichardson@guardianclosings.com. As always you can email me at jeff@yourlancasterhome.com with questions or to start your home search.

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(c) 2011 Jeff Geoghan

One of the things that may bite you as a homebuyer is missing a deadline set in the contract, and one of the most troublesome deadlines is the inspection contingency deadline. Most buyers don’t realize the urgency of getting everything done in time to meet that deadline, and the loss of rights that results when it’s missed.

In Pennsylvania, real estate contracts stipulate a time period for the buyer to do their “due diligence” and inform the seller of any issues that need to be addressed arising from those inspections. Just about every type of inspection is provided for in this contract clause, and the default deadline is 10 days (although the buyer can change that to any time frame – typically changed to 15 or maybe 20 days). Many times the settlement period is too short to allow many more days than 10 to be inserted here. Keep in mind that the addendum may ask for a combination of:

1) Actual repairs made to the property
2) Seller credit to the buyer at settlement ($)
3) Reduction in the purchase price

If monetary concessions are asked for, then the estimates by contractors become very important as the basis for the money in question.

Now, the buyer has to get EVERYTHING done within that 10 days – choose inspectors, schedule the visits, get the write-ups, synthesize the findings into an addendum to the contract, get that addendum into the hands of the seller. Believe me, this can make for some hectic days (especially if the contingency period covers a couple of weekends, when contractors like to take off).

My advice is to know the inspectors/contractors upfront, start thinking about what things you want looked at very early on, and plan for time to meet at the house and with your buyer agent a couple of times during the first 10 days.

Now, once the buyer has marshalled their addendum they submit it to the seller, hopefully within the 10 (or 15, etc) days. According to the contract for real estate in PA, the seller has until 5 days from the end of the time period to respond. So if for example (in a 10 day contingency) the buyer submits his estimate on day 8, the seller still has until the 15th day to respond. But, once the seller responds to the addendum the buyer has 2 DAYS only to accept or counter the terms. Basically, things wrap up real quick and the buyer needs to know what they will and won’t accept at the end of the day…

So, inspection contingency periods are very, very important and the home buyer and agent need to be on top of it as much as possible, and plan ahead. And whatever you do, don’t blow your inspection contingency period!

If you have any questions about inspections or Lancaster PA real estate I’d be happy to answer them at jeff@yourlancasterhome.com.

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(c) 2011 Jeff Geoghan

As a west-coast refugee, I happen to really like contemporary style homes. While they are certainly less common out here in “amish country”, they can be found tucked in around Lancaster County and are just a lot of fun to check out.  One contemporary style I like in particular is called “Mid-Century Modern” and I’ve seen several around our area.

Today I am in a small, less-expensive example but still most definitely Mid-Century Modern, localed on the west side in Lancaster Township. Check out the beamed ceilings, glass walls and high transom-type windows. This home was built by a designer in 1947 who also reportedly built one or two of the Mid-Century Modern examples up on Blossom Hill north of the city in Manheim Township. The home that am filming this episode in does not appear to have been significantly upgraded in it’s lifetime, meaning that some original “modern” features still remain like the solid wood closet doors and even a very period dining room lamp. I love this stuff!

Mid-Century Modern design was in vogue from the late 1940’s through about 1970. This style had many iterations but most often was a one-floor layout with a flat or peaked roof and heavy beaming on the inside, without an attic. There were no basements in most cases. Floor to ceiling windows and “glass walls” to bring the outside in was a key component. A proponent of the mid-century modern movement was a builder named Joseph Eichler, who designed amazing homes on the west coast in the 50’s and 60’s.

In Lancaster PA, Mid Century Modern styled homes are obviously few and far between. I listed and sold a wonderful one in Manheim Township last summer (I really wanted to buy it myself!).  You can see the tour from last summer here. I’ve toured several and every so often one comes up for sale. Remember, a mid-century modern home is a contemporary, but a contemporary is not always a mid-century modern…

As many of you know, I am an advocate of greener homes. I found this video of a news story about a green remodel of a mid-century modern home in Palm Springs Cailfornia.

If you’d like to talk more about mid century modern homes or contemporary homes in general feel free to email at jeff@yourlancasterhome.

Now listed at $179,900, this 3 bedroom, 1 bathroom home is in Grandview Heights. Call today for your showing.

From the columned front entry to the gleaming narrow-gauge HW floors & the large, light knitchen, this is a rare find that’s close to shopping, Lancaster City and main arteries. Better still is the huge deck, 36ft 1 car garage and deep lot with room to play!
Visit 1111Crest.com for more photos and video.

For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff’s work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal and Wall Street Journal. Jeff’s blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs. Jeff is also a photographer – view some of his lancaster pa photography portfolio. Comments are welcome!

Attention Lancaster County PA homebuyers – I’m proud to present an amazing new listing in Grandview Heights! This 1940 single home is simply immaculate inside and out, with many upgrades. I was impressed with the quality of the narrow-gauge hardwood floors throughout, and the sheer size of the newer deck out back. This house has a first-floor bedroom and central air, two features not found in this era of homes in Lancaster County.

Check out the photo tour at www.1111Crest.com – I hope you enjoy watching it as much as I enjoyed making it!

For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff’s work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal and Wall Street Journal. Jeff’s blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs. Jeff is also a photographer – view some of his lancaster pa photography portfolio. Comments are welcome!