Lancaster PA Real Estate Blog» lancaster county real estate

Planting In Late Fall For Spring Color – with Andrew Landis of Showcase Landscape Services

Jeff — Tue, 13 Dec 2011 19:08:13 +0000

Today we’re in the Bloomingdale Neighborhood of Manheim Township, an established suburban community in Lancaster County, PA with established landscaping everywhere you look. I “get down and dirty” with Andrew Landis of Showcase Landscape Services to discuss planting now, in late fall, for spring color.

Andrew brought along a bag of Tulip bulbs and the preferred hand tools for planting them. He talked about how to organize your plantings by color, type and locations within your yard. Since we’re having an unseasonably warm late fall, it’s still possible to get out there and do some digging while the temps are over 50 degrees. Andrew mentioned that you can get many bulbs planted in a half hour, so it’s not a big time commitment.

If you want to see a colorful landscape once spring springs in Lancaster County, take the time to “sow the seeds” of color before Christmas!

Read more at http://www.showcasegroup.biz or reach out to Andrew Landis at info@ showcasegroup.biz.

School Lane Hills Home For Sale Today – Gorgeous Tudor Revival Lancaster PA Luxury Home!

Jeff — Sat, 05 Nov 2011 03:47:43 +0000

I am very pleased to introduce you to a truly awesome new listing in Lancaster Township’s prestigious School Lane Hills – homes for sale here date back to the early 1900’s (more on that in a subsequent post about School Lane Hills history). This particular home, 1112 Wheatland Avenue was first constructed in 1924 using plans drawn up by luminary architect Henry Boettcher for the Vice President of Armstrong Cork Company, F. L. Suter. In 1927 the Suters added a wing housing a grand “courting room” for their daughter Elizabeth.

The “F.L. Suter Home” is an expansive 4,604 square foot Tudor Revival home nestled along Wheatland Avenue in the first phase of School Lane Hills (homes built in the first quarter of the 20th century). The 5 huge bedrooms and 4 updated baths make the upper floors fully functional for any family, but it’s the first floor that truly delights.

Here’s a list of some of the features of 1112 Wheatland Avenue:

Prestigious School Lane Hills neighborhood
Wide street with light through traffic
2 blocks from President Buchanan’s Wheatland estate
Close to vibrant Lancaster City downtown and F&M college campus

Architecturally and period-sensitive kitchen remodel
All new premium appliances
Restored and expanded butler’s pantry
Baths remodeled or restored
Central staircase to all floors
Large foyer and full-length central hall
Huge living room and covered side veranda
Dramatic 1927 great room extension
Master suite with full dressing/laundry room/balcony
Full third floor guest living capability
Formal dining room with French doors
Abundant closet space throughout
Full basement with plenty of extra storage
Flagstone walkways and patio
Terraced rear yard with new privacy fencing

Updated electric and mechanicals
New high efficiency gas Boiler and Hot Water Heater
Excellent exterior condition, no deferred maintenance
Many upgrades and maintenance work completed – move right in!

This is a Coldwell Banker Previews Home in Lancaster County, PA so you can expect something wonderful… see the big photo tour and more property details at www.1112Wheatland.com.

The Critical “Three Ps” Of Lancaster Real Estate Sales – And Beyond

Jeff — Wed, 02 Nov 2011 17:22:44 +0000

Are you looking to sell your home, or is your home on the market and you’re wondering if everything that can be done is being done? Look to the “Three P’s” for your answer…

Never mind what the market’s doing – how can you control that? Everyone chases their tail around trying to blame the market for houses not selling, but what good does that do? The listing agent’s job is to make sure the “three P’s” are handled – not perform miracles.

1 – Preparation

2 – Price

3 – Promotion

Watch the video episode (a whole 1 1/2 minutes) for the executive summary!

Home Prices Explained – Lancaster PA Real Estate Market Cycles

Jeff — Thu, 29 Sep 2011 16:40:11 +0000

Everyone is asking around Lancaster County and Central Pennsylvania – what’s going to happen with home prices, and when will we see the “good times” for sellers? It all comes down to, would you believe it, economics…

Supply and demand. Demand and supply.

Let’s pretend the home market is at a certain level of activity – prices and supply of homes for sale. Now, something happens to change the level of buyer activity (rates dropping for mortgages, silly tax credits, etc) and homes begin to sell. Now, buyers become a bit frantic and sellers (and realtors) sense this and price start rising. Multiple offers, same-day sales, overall a sense of craziness. Sound familiar? That was 2003 -2007 in a nutshell.

Now, something happens to the market (say, a crash?) that puts a damper on buyer activity. All of a sudden there are “too many” homes on the market and the prices are still trying to go up, but the buyers are not playing that game (neither are the appraisers for the banks, BTW). As the number of signs in yards grows, the sellers are the ones who get frantic.

Finally, sellers give up and start lowering their prices to get the home sold and move on. Or, they default for whatever reason and the distressed property sells for a cut rate. Now the “race to the bottom” of the real estate cycle has begun.

Lancaster PA home sales are in this last phase now. Where is the bottom? No one can say for sure but I predict prices will have to fall another 10% to get close to a “reset” point in the market here (prices have already fallen about 8-10% on average). Obviously, good economic news and job creation through small business expansions will be a huge factor in resetting the market.

Thanks for watching! Please take a moment to subscribe here athttp://tv.yourlancasterhome.com and pop over to our facebook page to “like” it at http://www.facebook.com/lancasterhomes

Choose Jeff Geoghan for you next home sale or purchase in Lancaster! Thanks.

Arts & Crafts – Craftsman Homes In Lancaster County PA

Jeff — Thu, 22 Sep 2011 18:40:33 +0000

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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Thanks for watching! Please take a moment to subscribe here athttp://tv.yourlancasterhome.com and pop over to our facebook page to “like” it at http://www.facebook.com/lancasterhomes

Choose Jeff Geoghan for you next home sale or purchase in Lancaster! Thanks.

Chris Vogt – Post Flood Insurance Suggestions – Manheim PA

Jeff — Thu, 15 Sep 2011 20:33:53 +0000

Today I was in Manheim, Pennsylvania which was particularly hard-hit with the flooding of creeks in the borough. Chris Vogt of Baron Insurance, who are also located in Manheim and actively involved in fielding local insurance questions this week, joined me in one of the affected areas to talk about insurance options to provide different levels of coverage for future water damages.

Chris explained that most homeowners policies don’t cover flood damage. There is an additional piece of coverage called “sewer & drain” backup that can help if the water comes up through the sump, drains or sewer lines. Typically this “rider” coverage costs between $50-100 extra to secure. Actual flood insurance, a separate policy facilitated through the government, can be purchased by owners through Baron or other local agencies. (As a side note, homebuyers can expect to be required to purchase this coverage if their new home is located in a FEMA flood plain). While a floor insurance policy in Lancaster County or Central PA can cost as little as $150, the average cost is more like $600 according to the stats. On the other hand, the average claim upon such coverage is $48,000!

If you’re interested in learning more about water damage coverage options, reach out the Baron Insurance at 717-665-2985 or online athttp://www.baroninsurancegroup.com.

You can read more details about post-flood cleanup tips, FEMA assistance applications and much more at these webpages:
http://www.lancasterparealestateblog.com/2011/09/13/federal-disaster-area-app…

http://www.lancasterparealestateblog.com/2011/09/12/post-flood-damage-cleanup…
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Thanks for watching! Please take a moment to subscribe here athttp://tv.yourlancasterhome.com and pop over to our facebook page to “like” it at http://www.facebook.com/lancasterhomes

Choose Jeff Geoghan for you next home sale or purchase in Lancaster! Thanks.

Post-Flood Damage Cleanup Tips – The Lancaster County Flood Of 2011

Jeff — Mon, 12 Sep 2011 15:50:41 +0000

I wanted to share some extremely helpful flood information for those grappling with the destruction of the 2011 floods in Central PA and Lancaster County from Tropical Storm Lee. Although homes in Manheim, Mount Joy and Marietta were particularly hard-hit, there were significant flooding all over the region with hundreds (thousands?) of basements and low-lying properties damaged. I know from talking to many of you that there’s tons of carpet to be removed, everything from foodstuffs to furniture to assess whether to keep or throw away… these tips from emergency management will be of use to you I bet. I’ll be posting more resources in another update today, links to agencies and companies that help with restoration etc.

You can download the entire paper “Post Flood Cleanup Tips – PA State” at my website.

FOOD AND WATER SAFETY

Food

When in doubt, throw it out! Throw away food that may have come in contact with floodwater – like:

Home-canned foods.
All foods in cardboard boxes, paper, foil, cellophane (plastic wrap) or cloth.
Meat, poultry, eggs or fish.
Spices, seasonings, extracts, flour, sugar, grain, coffee and other staples in canisters.
Unopened jars with waxed cardboard seals, such as mayonnaise and salad dressing. Also, throw away preserves sealed with paraffin wax.
Throw away any fruits and vegetables that have been in contact with floodwaters – including those that have not been harvested from gardens.
Wooden cutting boards, plastic utensils, baby bottle nipples and pacifiers.

You do NOT need to throw away the following items if they have been in contact with floodwater:

Commercially canned foods that came into contact with floodwater and have been properly cleaned by: labeling cans with the name of food in permanent marker; removing labels; washing cans in water containing detergent; soaking cans for at least one minute in chlorine solution; rinsing in clean, cool water; placing on sides to dry (do not stack cans).
Dishes and glassware if they are sanitized by boiling in clean water or by immersing them for 15 minutes in a solution of one teaspoon of chlorine bleach per quart of water.

If electricity at your home has been off for long periods of time, throw away perishable foods (like meat, poultry, fish, eggs, leftovers, etc.) that have been above 40 degrees for two hours or more.

Water

Local authorities will tell you if tap water is safe to drink or use for cooking or bathing.
If the water is unsafe, authorities may issue “boil water advisories” or tell you to use bottled water. Follow boil water advisories exactly to safely disinfect tap water before using it. Boiled or bottled water should be used for drinking, cooking, food preparation, dishwashing, making ice and coffee, mixing baby formula and brushing teeth.
Thoroughly wash all metal pans, ceramic dishes and utensils that come in contact with floodwater with hot soapy water and sanitize by boiling these items in clean water, or by immersing them for 15 minutes in a solution of one teaspoon of chlorine bleach per quart of water.
If your private water well has been flooded, follow the disinfection instructions found in the flood-related information tab on the Pennsylvania Department of Environmental Protection’s website or call the toll-free number, both of which can be found at the bottom of this fact sheet.

Restaurants

Restaurant and food facilities inspected by the state, and hit by floodwaters, must be inspected by the Department of Agriculture’s Bureau of Food Safety prior to reopening.

TAKE PRECAUTIONS WHEN REENTERING/CLEANING OUT HOMES AND BUILDINGS

Wear Protective Gear for Cleanup Work

The CDC recommends wearing hard hats, goggles, heavy work gloves and watertight boots with steel toes and insoles (not just steel shank). Wear earplugs or protective headphones to reduce risk from equipment noise.

Prevent Mold Growth

Be careful when entering a flood-damaged building. Loose, wet ceiling plaster is heavy and dangerous, so knock down hanging plaster before moving around.
Clean up and dry out flooded buildings within 24 to 48 hours if possible. Open doors and windows and use fans to speed drying. To prevent mold growth, clean wet items and surfaces with detergent and water. To remove mold growth, wear rubber gloves, open windows and doors, and clean with a bleach solution of one cup of bleach in one gallon of water. Throw away porous items – like carpet, mattresses and upholstered furniture – that cannot be dried quickly.
Everything that floodwater has touched should be disinfected. Scrub down walls and any other smooth, hard surfaces with the same bleach-water solution.
Do not rush to move back into your home. Before a house is habitable, it must be dried and thoroughly cleaned, since floodwaters pick up sewage and chemicals as they travel.

Avoid/Identify Structural Damage

Do not pump the basement until the water has gone down, as pumping a water-filled basement could result in the walls collapsing.
Contact your local code enforcement officer to inspect homes and other buildings for structural damage.
A maintenance company or Pennsylvania Department of Labor & Industry inspector should inspect:

Flooded buildings with elevators.
Liquefied petroleum gas (LPG) tanks that were under water.
Any boiler that was under water.
Service stations with dispensing equipment (gas pumps, etc.) that were under water.

Safely Dispose of Hazardous Materials

When cleaning up, dispose of chemicals or other hazardous materials safely – never in creeks, streams or rivers. Do not put hazardous materials in large community dumpsters or in your household trash. Follow local municipal authority guidance regarding hazardous material collection points.

Avoid Electrocution

Once inside a flood-ravaged building, turn off the gas and electricity. Wear rubber-soled shoes or boots and rubber gloves and turn off the main switch using a piece of rubber, plastic or dry wood while standing on a dry board to avoid electrocution.
Do not touch downed power lines or other wires, and do not touch any water into which a power line has fallen.

INSURANCE TIPS

Homeowners/Flood Insurance

Call your company or agent as soon as you are back into your home. Keep a diary of all of your conversations with your insurance company.
Insurance company disaster teams are in Pennsylvania now, but be patient and ask for a timeframe on when they can view the damage and help you.
In the meantime, take pictures of the damage and secure the problems so further damage does not occur. Do not make any permanent repairs until your carrier says you can.
Keep all receipts. Be aware that multiple claims in a short time frame could result in a premium increase, so consider taking care of minor repairs on your own.
Avoid contractor scams and anyone who may knock on your door to help you with your clean-up or claims.

Get more than one bid from contractors and ask for references.
Ask for proof of necessary licenses, building permits, insurance and bonding.
Record the contractor’s license plate and driver’s license number.
Never pay upfront for the entire job. You can always go with the contractor and pay for supplies directly.

Flood damage to your vehicle is covered under your auto insurance policy if you have “comprehensive” coverage.
If the first offer made by the insurance company does not meet your expectations, be prepared to negotiate. If you believe you are being treated unfairly, call the Pennsylvania Insurance Department at 1-877-881-6388.

Federal/State Assistance

At this time, there is no federal assistance for homeowners and renters as a result of this flooding incident.

Local, county, state and federal teams will be conducting joint Preliminary Damage Assessments (PDA) as soon as it is safe to do so.

PDA teams will be looking at damages for Public Assistance (PA) which applies primarily to infrastructure damages for local, county and state governments and certain non-profits.

PDA teams will also look at damages for Individual Assistance (IA), which is made up of a number of federal programs designed to help citizens get back on their feet.

For applicants who qualify, IA can include funds to repair damages, replace major appliances or pay for temporary housing.

There is no state disaster assistance program.

Right now, citizens should document any flood-related damages with photographs and detailed information on the losses they sustained. The PDA teams need that information if there is a disaster declaration that includes IA.

Citizens are free to begin the repair and recovery process. Make sure to keep copies of any receipts from repairs.

If we get a disaster declaration that includes IA, the Federal Emergency Management Agency (FEMA) and Pennsylvania Emergency Management Agency (PEMA) will release information with instructions on how to apply.

Citizens will be able to apply over the phone or internet. FEMA will also staff disaster recovery centers (DRC) in the counties included in the IA declaration.

DRCs are one-stop shopping for citizens. They can get information on every available federal resource in order to recover from this devastating situation.

Log Homes In Lancaster County PA

Jeff — Mon, 15 Aug 2011 20:02:02 +0000

Today I take a brief look at Log homes in Lancaster County and the region – do we really have any? You bet.

Lancaster PA Real Estate First Half 2011 Lookback – Price Bracket Sales

Jeff — Thu, 28 Jul 2011 19:42:34 +0000

Yesterday we looked at total home sales for Lancaster County, PA real estate in the first half of 2011. You can see that here: http://www.lancasterparealestateblog.com/2011/07/27/first-half-home-sales-lookback-for-lancaster-county-pa/

Today we examine what price brackets are selling better than others…

The biggest increase was in homes priced under $100,000, a whopping 36% increase over last year! The “meat & potatoes” bracket of $100,000-$199,999 was essentially flat (4% up to be exact). The losers? Everything over $200,000…

First Half Home Sales Lookback For Lancaster County, PA

Jeff — Wed, 27 Jul 2011 20:46:56 +0000

Before we get out of July, I wanted to give you the summary of the first half of 2011 in home sales in Lancaster County, Pennsylvania. Everybody seems to be talking about what prices and sale are doing these days, so I thought you’d appreciate some actual statistics.

As we can see, homes sales are indeed off this year – 17% to be exact. Without any tax gimmicks to shore things up, we’re looking at raw sales trends. New listings are also off by almost 10%. The listings trend most likely reflects homeowners sitting on their houses in the face of financial uncertainty of various sorts. Pending sales are also down, by 6%, over 2010.

Of course, prices are also down. The burning question is “how much?”. Well, the median sold price was down 6% over 2010 prices – that’s covering all price ranges and all over the county, all residential properties. Sellers listed at 4% less on the median, too – a welcome trend as sellers finally come grips with the real estate downturn. Lastly, average days on market was WAY up, 34% in fact. Frankly, it’s taking a lot longer to get houses sold.

Here’s the historic home sales graph. The lavender line shows how sales this first half of 2011 have been low. Important to see is the red line, which shows how the last tax credit affected the market in 2010. We need to get past July’s skewed numbers to see where sales will go in the second half of 2011. Hopefully these Lancaster PA real estate market stats give you a truer idea of how sales are going.

I’ll be back tomorrow with the sales by price range – very interesting how the Lancaster County home sales market is shifting pricewise….