PHILADELPHIA'S MAIN LINE MOVING MANUAL by Jennifer LeBow, relocation specialist

WHAT THE NEIGHBORHOODS, SCHOOLS & COMMUTING TIMES ARE *REALLY* LIKE HOW THE HOME BUYING PROCESS WORKS HERE WHAT ELSE YOU NEED TO CONSIDER

jenniferlebow.com - 610.308.5973 - [email protected] About moving to Philadelphia's Main Line Moving is stressful. There. I said it. Not only are there tons of things to remember and the logistics and timing/scheduling can be a nightmare, but there’s also all of the “unknowns”. If you’re moving somewhere you’ve never lived before and you don’t have a network there, it can be a major source of anxiety. Fear not, though! I have created this moving manual to demystify the process and make it easier and less stressful. While it is tailored to people relocating to the Main Line, which is the name for the western suburbs of Philadelphia, much of the information is translatable to other areas. I hope you find it useful.

My name is Jennifer LeBow and I’m a real estate agent specializing in Main Line relocation. This manual is designed to help you develop a feel for Philadelphia’s Main Line and find a starting point for your home search. Looking at listings on line is a great place to begin, but can’t provide you with a sense of what the different communities “feel” like or help you understand why one might suit you better than another. That’s where I come in! I believe that "home" isn’t just your house, it’s your neighborhood, too, and I am passionately committed to helping you find a wonderful home, not just a nice house.

I encourage you to think of me as your personal concierge for everything concerning your relocation to the Main Line and the purchase of home here. From how to choose the best neighborhood for your individual needs and lifestyle to what you need to know about the schools, actual commute times and the home buying process, I’ll answer all of your questions. Perhaps even more important, I’ll answer the questions you didn’t know to ask. Things like “What’s radon and why should I care?”, “What is knob and tube wiring?” and “How is this house heated?” may not occur to you, but are, indeed, questions you should be asking.

And after closing? Don’t worry, I won’t desert you. I know that, after the challenges of finding a home and moving in, it’s far from easy sailing. Learning your way around, figuring out where to shop for the best flowers or which orthodontist has the most loyal following as well as meeting people and forging connections—these are the things that will make you feel settled and “home”. I get it. So whether you need a plumber, suggestion for a place to go pumpkin picking or information about summer camps in the area, I’m always just a phone call, text or email away.

Thanks for your interest,

Jennifer [email protected]

610 308-5973 jenniferlebow.com Jennifer LeBow’s

Main Line Moving Manual©

Main Line Idiosyncracies ...... 1

Main Line Neighborhood Guide ...... 3

Pondering a Purchase in PA ...... 42 Buyer’s Questionnaire ...... 45

Home Buying 101 ...... 47

Moving Tips ...... 77 Main Line Idiosyncracies

Like every area, the Main Line has its own specific quirks that, if you aren’t familiar with them, can throw a monkey wrench into your relocation plans. Many of these particulars come to light when you are shopping for a home. Obviously, there is no way to create an exhaustive list, but here are some of the highlights:

Closing costs in Pennsylvania are among the highest in the nation. If you will be using a mortgage to purchase your house, and if you plan to roll your homeowner’s insurance and taxes into your monthly payment (the most common choice), you should budget roughly 4.5% of the purchase price above and beyond your down payment toward closing costs.

Townships are what determine school districts and taxes here. Many of our towns straddle multiple counties/townships/school districts and which school district a given property is in heavily affects value as well as taxes.

Proximity to the train line, for which the Main Line is named, is also a big factor in value. Because of the traffic on commuting routes to center city, many people use the train to get to work. As a result, most properties that are close enough to the train to hear it, are not in high demand, but houses within walking but not hearing distance are prized.

We use several different energy sources to produce heat in our area. Many older homes have oil heat, which can have a slight odor in the basement (or may require a discussion about the potential issues with underground oil tanks if they are buried in the yard). Oil is more expensive than gas, but roughly the same cost as electric (another possibility). Then there is propane, which is more expensive yet. Many areas don’t allow you to choose—gas may not be available in certain areas and newer construction in rural areas usually rely on propane. The difference in utility costs should be considered. Additionally, some people don’t like radiators, which you will find in many older homes that do not have forced air heat. They can make furniture placement challenging, so be aware of the type of heat being used in homes you are considering.

Some Main Line homes (even brand new ones) have septic systems and/or wells instead of public sewer and water providers. Certain townships don’t have public sewer systems and in more rural areas, it is often more cost effective to have on site water and sewer than trying to reach public utility service.

Township codes and ordinances can be fussy. Some of our boroughs and townships have very strict rules about setbacks and impervious surface that govern whether you can add a garage, addition or pool and how much of the land can be taken up by buildings or driveways. Be sure to speak to your real estate agent about any specific properties where your interest might be contingent on these additions.

1 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Old homes are the standard here. So, slate roofs, knob and tube wiring, homes without air conditioning and small closets are among some of the things you may find that you might not have expected. Don’t expect too many high-ceilinged family rooms that flow directly from the open kitchen either. There are some (some newer and some that have been remodeled), but it is not the norm on the Main Line. If you are looking for newer construction, chances are you will have to head fairly far west to find it.

The Main Line has a very high water table. The lush, tree-rich beauty of our region that results is usually appreciated by relocators, but the wet basements that come with that high water table rarely are. Not all basements are wet—it depends on the hyper-local topography, the siting of the house (up on hills is usually safe) and whether or not a sump pump, French drain or other waterproofing system has been put in place.

Budget for exterior maintenance. While, obviously, you need to budget for interior maintenance as well, if you are from a different climate (particularly one that is warmer and less heavily treed), there are some things to keep in mind. First of all, snow. If you haven’t lived in an area that gets snow, remember to budget for snow plowing of your driveway. You will also need to make sure that snow on your roof, once it melts, has a clear path to drain through the gutters so as not to cause ice dams (the most common source of roof leaks). Best way to make sure your roof doesn’t leak? Clean your gutters at least twice in the fall, depending on your tree cover. Also, as far as trees go, be sure to budget for trimming—you don’t want large limbs hanging over your roof.

Be sure you talk to your real estate agent about the home buying process in Pennsylvania. We have no attorney review, as some states do, and we don’t do surveys as a matter of course. Few buyers use attorneys for closing; the title companies do it here unless a buyer wants to use an attorney. If you can familiarize yourself with the standard inspections and their time frames, deposits, etc. contained in the agreement of sale before you write an offer for a home, you will be less likely to be surprised (not a good idea when buying a house). My Home Buying 101 guide lays out the entire process and is part of this Main Line Moving Manual. Within it, there is a section entitled “Nuts and Bolts of an Offer” that delves into the specifics of writing an offer using the standard PA agreement of sale form.

2 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 MAIN LINE NEIGHBORHOOD GUIDE by Jennifer LeBow, relocation specialist

BECAUSE "HOME" IS MORE THAN JUST YOUR HOUSE; IT'S YOUR NEIGHBORHOOD, TOO! WHAT YOU NEED TO KNOW TO CHOOSE WHERE TO LIVE ON THE MAIN LINE

jenniferlebow.com - 610.308.5973 - [email protected] Jennifer LeBow’s Main Line Neighborhood Guide

What areas does the Main Line include?

Depending on whom you ask, the Main Line always includes the “lower Main Line,”, which is comprised of Ardmore, Bala Cynwyd, Bryn Mawr, Gladwyne, Haverford, Merion, Narberth, Penn Valley and Wynnewood. You may notice my guide has a little more information on the lower (eastern) Main Line as that’s where I grew up and where I chose to raise my own family, so it’s my “stomping grounds”. The upper Main Line lies directly to the west and includes Villanova, Radnor, Wayne, Devon, Berwyn, Paoli and Malvern. I know the neighborhoods, the schools, the shopping areas, the historically significant (or sometimes just interesting) places and buildings, the shortcuts (you’ll need to know these) and the important places to know about that guide books would never mention. Think of me as your resource for whatever you’re trying to find, from a reliable plumber to where to get your dog groomed. Click here for the Wikipedia description of the Main Line.

4 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 What does “The Main Line” refer to?

The map shows the train stations, (circled in red along the Paoli local line). Overbrook (right, bottom) is the last stop before down- town Philadelphia).

While it takes about 35 minutes (in no traffic) to drive from Wayne to Overbrook, the train takes 25 minutes. Total distance is about 9 miles. There are also 10 stations west of Wayne.

One of the best ways to visualize the Main Line and understand some of its physical layout is to learn a little of its history. The moniker “Main Line” refers to the Pennsylvania Railroad train line that was built in the area beginning around the 1850s. Originally, many of the small towns were founded by prominent Philadelphia families who built summer homes “away from the city” but who used the newly built railroad to travel back and forth. So, while the Main Line now refers to areas slightly north or south, most of the towns are laid out along the railroad line, which runs parallel to Lancaster Avenue, also known as Route 30. As a result, many of the Main Line towns have a kind of town center clustered around services and businesses on Lancaster Avenue.

(An aside: Technically, areas including Havertown, Media, Newtown Square, Audubon, Collegeville and Phoenixville are not considered “Main Line”, they are adjacent communities and I work in all of them!)

This mnemonic device has helped generations of riders remember the order of the stations on the Main Line. The first seven depots, comprising what is commonly considered the eastern section of the Main Line (and the oldest) are:

Old (Overbrook) Maids (Merion) Never (Narberth) Wed (Wynnewood) And (Ardmore) Have (Haverford) Babies (Bryn Mawr)

5 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 The remaining stations (western Main Line) are:

Really (Rosemont) Vicious (Villanova) Retrievers (Radnor) Snap (St. Davids) Willingly (Wayne) Snarl (Strafford) Dangerously (Devon) Beagles (Berwyn) Don't (Daylesford) Period (Paoli) Finally, there are Malvern, Exton, Whitford, Downingtown and Thorndale, but, other than Malvern, those are beyond the scope of this guide.

The north side (of County Line Road or Lancaster Avenue, depending on which town you are in) was where most of these well-to-do families built their mansions and the south side was where most of their employees and service people lived. So, in general, neighborhoods to the immediate south of these roads in Wynnewood, Ardmore, Haverford and Bryn Mawr have more modest, less expensive homes on smaller lots than corresponding neighborhoods on the north side. Remember, this is a generalization and only intended to give an overall impression.

If you live on the Main Line, it is important to know in which township a given property is located. While taxes are tied to township, the more important factor is the school ratings (schools are also tied to townships). In this area, school district is usually the most important factor in value of a given property. In addition, understand that even though some of these towns are only a few square miles, they may lie across more than one county. Therefore, taxes and schools, among other things, are affected by the particular location of a home in many of these towns. Purchase prices per square foot are usually higher in Lower Merion, while taxes are usually lower than in Haverford Township, but don’t make the erroneous assumption many people do that lower taxes mirror “worse” schools. Lower Merion schools rated #4 in the state in a 2016 Niche study. Radnor taxes and prices are usually somewhere between the other two townships’. Tredyffrin-Easttown Township, further west, has what was recently dubbed the top school district in the state, but prices and taxes are both a little lower there. (Lower prices reflect long commuting distance to Philadelphia and taxes have nothing to do with quality of school district here.). Thoroughly confused yet? No? Read on!

6 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Why the age of the Main Line matters (for better or worse)

The age of the Main Line is one of the most important things to consider if you are looking at living here. On the positive side, many of our houses were built from local stone and visitors (and relocators!) often comment on how beautiful those traditional homes are. We do have a few brick homes and some homes with siding, but they are newer and only common in certain neighborhoods. On the other hand, while the charm of established neighborhoods and plantings and old, stately homes appeal to many people, you will find some older homes with small closets and kitchens which don't open directly onto family rooms. Obviously, those homes that have been renovated to reflect modern tastes are much more expensive than those that “are just awaiting your personal touch” (realtor-speak for “needs updating”).

So, recognize that this is NOT the land of the subdivision. There are very few developments with cul- de-sac upon cul-de-sac with small 12 year-old trees plopped down in the front yard with sidewalks in front of every house. I find the lack of that kind of housing is one of the biggest challenges for some of my relocation buyers. People moving from areas which were more recently developed according to city plans may be looking for that newer construction single home, with the kitchen opening onto family room and a big master bathroom with large closets. Unless you head all the way out to Malvern or West Chester (or toward Collegeville to the northwest or Media/Glen Mills to the southwest), that kind of housing is very hard to find on the Main Line.

The physical layout reflects the history as well—our streets are not laid out in a grid. Many roads were originally traveled by horses and were the most direct route between points and may have had to circumvent creeks, rocky outcroppings or other natural features of the landscape. So, navigating can be difficult, at best. We also have many roads that seem to have several branches (like Bryn Mawr Avenue) as well as many streets which make 90 degree turns and keep the same name, while the continuation of the original road changes names. Then there are the Gulphs—Old Gulph, New Gulph, Upper Gulph and South Gulph roads, many of which intersect at more than one point. Similarly, we have some towns that don’t have their own zip codes (like Rosemont and Penn Valley) that stump the navigation system every time. Another thing to understand about these towns is that their boundaries are often non-distinct. Sometimes just driving through an intersection takes you from one town to the next, so all of them share services and resources along Lancaster Avenue (and its mostly parallel sidekick, Montgomery Avenue). Another thing you’ll notice is the influence of the early Welsh settlers in names of communities (Bryn Mawr) and streets (Clwyd Rd.). Another influence is the American Society of Friends, also known as the Quakers. From very old burial grounds and Friends’ meeting houses to Quaker schools, there is evidence of this group who came to America looking for religious freedom.

7 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 In this guide, which is arranged alphabetically (within the two segments of the Main Line—East and West), shopping areas are highlighted in red, restaurants and other food resources in purple and entertainment or cultural attractions (stuff to see and do) in green to help you zero in on the categories most important to you.

Wayne

Paoli Villanova Gladwyne

19301 19085 19035 Devon Penn Valley Berwyn 19333 Bryn Mawr 19072 19312 Haverford Narberth Bala Cynwyd 19041 19072 Merion19004 Ardmore 19003 19066 Wynnewood

19096

The red line running east-west is the train line which runs mostly along Lancaster Avenue and the other line, at the bottom right, is City Line Avenue, which separates the suburbs (to the north) from Philadelphia (to the south). The neighborhoods, house styles and values, taxes and school districts are distinct and vary greatly.

8 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 EASTERN MAIN LINE

ARDMORE

The map shows Ardmore in green. The upper line is Lancaster Ave., where shopping and services in Ardmore are clustered, including the train station (circled in red). County Line Rd. divides Ardmore into the north side (Lower Merion Township, Montgomery County) and the south side (Haverford Township, Delaware County). The darker green section on the southwest border is Merion Golf Course. The homes adjacent to the Golf Course here form a neighborhood known as Merion Golf Manor.

Ardmore Highlights

Shopping: Suburban Square (an upscale outdoor shopping center), shoes, pharmacies, athletic equipment, art supplies, clothing, gifts, home accessories, skin care boutiques, Apple store, jewelry, kids’ toys Food: Trader Joe’s, Farmer’s Market, coffee shops, several restaurants and cafes including Asian, American, Italian, French and Mediterranean

Entertainment/Culture: Skating club, Merion Golf Club, library, pool, senior center, parks/playgrounds

North Side Ardmore

The Lower Merion Township, Montgomery County side (north side) has larger, more expensive properties than the south side. It has some tucked away, smaller streets with good-sized traditional homes—stone Dutch Colonials mostly. Porches are common and lots are usually around 1/3 of an acre (but there is plenty of variety). Mature trees provide privacy from neighbors and once you’re off the beaten path of Lancaster Avenue, it’s almost exclusively residential.

9 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 There is a large shopping area right in the heart of Ardmore called Suburban Square , which is an outdoor shopping center with stores like Banana Republic, Lulu Lemon, Urban Outfitters, Free People, Gap, Lily Pulitzer and one of very few Apple stores. There are also some “non-chain” stores as well as a Starbucks, Trader Joe’s and a very nice, year-round, indoor Farmers’ Market with seating available for a quick bite. Other shops, businesses and township services have grown out from that central location and include several restaurants, shoe stores, drug stores, some one-of-a-kind gift stores and a very good art supply store called Merion Art and Repro. Don’t miss the Skating Club either, where ice hockey leagues play and teenagers enjoy group skating on Friday nights.

South Side Ardmore Ardmore is one of those communities along the Main Line that straddles two counties. The Haverford Township, Delaware County side (known as south side) tends to have smaller lots, including some twins and row homes. Homes located conveniently just south of County Line Rd., near the shopping, restaurants, library, senior center, community pool and train station clustered around Lancaster are the most modestly priced in Ardmore. At the south western-most boundary of south Ardmore is the Merion Golf Club. The homes on its eastern edge are some of the most expensive on the south side of Ardmore which is often referred to as the “estate section” of the Delaware County section of Ardmore. Other south side neighborhoods border Havertown (a Delaware County town, not usually included in the Main Line but immediately adjacent) and feature older, more modest 3-4 bedroom homes that are mostly around 2000 sq.

10 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 ft. as well as some twins that are a little less expensive. This community (loosely referred to as Ardmore Park) is located very close to the 100 train line and the Head Nut , which is a place like no other selling every kind of tea, coffee, spice, dried fruit, flour, hot sauce and candy you could imagine.

Ardmore has one of the most heterogeneous populations along the Main Line, which keeps it vibrant and active. It houses students (there are many colleges along the Main Line), single adults, “just marrieds”, families, empty nesters and seniors. Due to the availability of lower cost housing, including apartments, people new to the area or in transit often find housing in Ardmore, even if temporarily, so there really are people from all walks of life.

For more on Ardmore, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

11 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 BALA CYNWYD

The map shows Bala Cynwyd in green. The red line labeled Rt. 76 (also called the Schuylkill Expressway) is the main route leading into center city and out to the Pennsylvania Turnpike and Rt. 476 (also known as the Blue Route). PLEASE NOTE: The narrow green section to the northeast of Rt. 76 is inaccurately portrayed on zip code maps as part of Bala Cynwyd. In fact, the area on the north side of the river (paralleled by Rt. 76) is part of Manayunk, a neighborhood contained within the Philadelphia city limits. The two little train stations (which are NOT stops on the Paoli Local R5 line) are circled in red.

Bala Cynwyd Highlights

Shopping: City Line Center, shoes, art/craft supplies, pharmacies, clothing, lighting, jewelry Food: Delis, coffee shops, restaurants, supermarket, department stores Entertainment/Culture: Cynwyd Heritage Trail, parks/playgrounds, libraries, pool

Click here to see my video of Bala Cynwd, taking you through different neighborhoods and retail areas.

Bala Cynwyd is the first suburb of Philadelphia to the northwest and lies entirely within Lower Merion Township. This proximity makes it the easiest commute to Philadelphia from the Main Line. One of the unique features of this town is the Cynwyd Trail. The paved trail used by joggers, bikers, and dog walkers but closed to vehicular traffic used to be the train route from the Cynwyd station to Norristown. Due to low usage, the rail service, SEPTA, discontinued service to that area. Lower Merion Township removed the railroad tracks and recently redesigned a section of it to serve as a local park. The trail includes access along the old railway bridge across the river to Manayunk’s shops, restaurants and events and festivals. (A note about train service from Bala Cynwyd: There is train service, but it is NOT on the R5 line as are all the other towns’ stations; Bala Cynwyd runs on the R6 line and there are only around six trains a day. Keep in mind, there are three Paoli Local stations within about 10 minutes).

At the southeastern edge of Bala Cynwyd is City Line Avenue, which separates Lower Merion Township from the city of Philadelphia. City Line Avenue has a shopping center with several dining choices including an Olive Garden, a Five Guys, a Corner Bakery and a Honeygrow, a super market, a Michael’s, a Lord & Taylor (department store) and an L.A. Fitness. Along Montgomery Avenue is a Starbucks, Indian, Chinese and seafood restaurants as well as two long-established delis. One of the most affordable sections of Bala Cynwyd is Belmont Hills, which is at its opposite end (the northeast boundary) which runs up to Route 76. As the name implies, it is very hilly with some twin homes as well as singles. Lots are fairly small. Belmont Hillers love their proximity to the expressway (76) and the library and beautiful community pool complex. It’s a very tight-knit community and is a treat to drive through

12 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 during the holidays as most homes are decorated to the hilt. The adjacent neighborhood branching off of Marywatersford Road has larger lots and mostly split levels.

College Park is one the most desirable neighborhoods in Bala Cynwyd for people looking for wide, walkable streets catering to only local traffic and a friendliness among its residents. There are many traditional stone colonials, most very well-kept. The majority of homes are fairly large singles, though there are also a couple of streets with ranches and some with twins. Lots of College Park residents walk their dogs, visit with neighbors and many impromptu conversations occur on its streets.

Finally, the “dog leg” of Bala Cynwyd is one of those sections that people don’t drive through en route to elsewhere; most of the streets don’t go straight through, so it’s mostly residents driving on them. Homes here tend to be older and a little larger than elsewhere in Bala Cynwyd with slightly bigger lots, though there are some more modest homes from the 1950s as well. There is a township park and playground at one end of the dog leg with tennis courts, a basketball court, a playground, a large field (used for little league games as well as the town’s July 4th festivities and access to the Cynwyd Trail.

For more on Bala Cynwyd, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

13 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 BRYN MAWR

The map shows Bryn Mawr/Rosemont in blue. Like Ardmore and Haverford, Bryn Mawr lies partly in Montgomery County and partly in Delaware County. The County Line shows the dividing line. Both Bryn Mawr and Rosemont have train stations (circled in red) and the Delaware County portion of Bryn Mawr also has a station that serves the 100 line (surrounded by a red square). Route 476 (also called the Blue Route) is the main north-south access highway in the area.

Bryn Mawr Highlights

Shopping: gifts, toys, pharmacies, clothing, jewelry, electronics, office supplies Food: coffee shops, restaurants, supermarket, Farmer’s Market (Saturday) Entertainment/Culture: Movie theater, Harriton House, Twilight Concerts, First Friday, Idlewild Farm, parks/ playgrounds, library, Ashbridge House, Clover Market

Click here to see my video of Bryn Mawr, taking you through neighborhoods as well as retail areas.

Like Ardmore, Bryn Mawr is not contained within one county. Part of Bryn Mawr is in Lower Merion Township, Montgomery County and part in Delaware County (in both Haverford and Radnor Townships). Rosemont, while it has its own name, is very small and falls under the same zip code as Bryn Mawr (19010) and many GPSs and other computers don’t recognize it as distinct from Bryn Mawr, so I’ve lumped them together. Bryn Mawr is a historically significant locale; click here to find out more.

North Side Bryn Mawr North side Bryn Mawr (Lower Merion Township) has a reputation for being a very prestigious address. To be sure, the very old, well-established north side has more old Main Line estates that most other towns along the Main Line and Bryn Mawr has 21 houses, buildings and institutions that are over 100 years old. Home to Bryn Mawr College and several private schools, it is a very desirable community. Some of the oldest historic buildings in Lower Merion are in Bryn Mawr like Harriton House (which has educational programs including demonstrations in blacksmithing and beekeeping). Idlewild Farm is another wonderful piece of Bryn Mawr History that is worth a visit, especially at Easter with the parachuting bunny.

14 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Many of the houses in Bryn Mawr are a little newer, but it certainly has its share of older homes as well, especially in the mansion category. There are some stone colonials, many in the area behind the enormous and stunning Bryn Mawr Presbyterian Church. However, there are also some more modern homes (from around the 60s) including a few split levels, Capes and some large ranches. There are also some French-style cluster homes (attached, but not like a traditional townhouse) like those found at Hermitage. Specific streets command high prices, even if a house needs some updating. In general, north side Bryn Mawr homes have a good amount of elbow room with convertible spaces depending on the needs of the residents and the phase of life they are in. Privacy is very much respected and peace and quiet are highly valued by its residents.

The physical landscape is lovely, with creeks and winding roads and old mills (or their ruins) and well- established trees. Due to the proximity of Bryn Mawr, Rosemont, Harcum and Haverford Colleges, there is a good deal of student housing, mostly in apartment buildings along Montgomery Avenue. There are also many individual apartments above several of the businesses on Lancaster Avenue. Ashbridge Park is a beautiful park just beyond the town center and has a fabulous, huge playground area as well as lovely grounds and a historic building which can be rented out for private functions. In addition to the colleges, there are several independent schools in Bryn Mawr as well, including The Shipley School and The Baldwin School (girls) which is housed in the fabulous building that was originally the Bryn Mawr Hotel.

One of the most appealing features of Bryn Mawr is its center, located, of course, along Lancaster Avenue. The just-refurbished Ludington Library is beautiful and directly across the street from the train station and its parking lot, which, on Saturdays, is transformed into the Saturday Farmers’ Market The Bryn Mawr Film Institute shows unusual films and sponsors some programs for young viewers. Bryn Mawr participates in First Friday along with Ardmore and Haverford. During the summer, there are also Bryn Mawr Twilight Concerts which occur on weekends throughout the season. This town is also home to the Clover Market, an outdoor weekly vendor gathering selling collectibles as well as artisan creations, food and other products. In this area, you will also find Zoey’s Kitchen, Freschetta, Lourdas, as well as several other restaurants and the much touted Bakery House, so you won’t go hungry in Bryn Mawr! There is also a Staples, several salons and lots of specialty shops.

15 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 South Side Bryn Mawr The most defined neighborhood of the small section of Bryn Mawr that is within Haverford Township (south side) is Coopertown. Coopertown is an area of exclusively residential streets with modest homes and a good mix of people. People who live here really seem to like the balance of neighborliness and privacy. Some of these homes may have a first floor family room, but most of them have fairly compact spaces and are traditional 2-story colonials. Tucked away just behind Haverford Rd., Coopertown is quiet, but provides easy access to the 100 train line and the more commerce-driven sections. It is also very near Haverford College’s open-to-the-public walking trail which is a favorite with locals.

The Radnor Township section is more similar to the north side, with larger lots and more expensive housing than the Haverford Township section. Less “neighborhoody” than Coopertown, there are some lovely historic buildings (like St. Aloysius School, which is housed in what was originally the Main Line estate of wealthy newspaper publisher George Childs) and some subdivisions, though most are well- established and don’t have that brand-new look about them). The Radnor Township section has no real town center and many of the streets, while not heavily traveled, do not encourage street parking. Most houses are newer with more modern lifestyles in mind—bigger closets and kitchens, more finished and finishable basements and more family rooms than found in other south side homes. Rolling hills and streams, trees and vistas and the fact that it is almost all residential make this area one of the most beautiful on the Main Line. Foxfields is a very desirable neighborhood as is nearby Cornerstone, both of which have homes around 20-40 years old.

For more on Bryn Mawr, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

16 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 GLADWYNE

The map shows Gladwyne in light orange. Gladwyne is the only zip coded community on the eastern Main Line lacking a train station. If you look at the larger map at the top of page 4, you will see that Gladwyne lies too far north to encompass the original train line. This characteristic may be interpreted by some as inconvenient, but it also serves to keep Gladwyne off the beaten track. It is less of a destination for shopping (there is a very limited commercial presence) and even less “en route” to many other destinations than most of the other Main Line areas. Most residents value the result: an almost completely residential community in which most people you see around town are your neighbors. The town center is reminiscent of an English Tudor village as well.

Gladwyne Highlights

Shopping: gifts, toys, pharmacies, jewelry, office supplies, hardware, electric Food: coffee shops, restaurants, supermarket

Entertainment/Culture: Stony Lane Swim Club, Philadelphia County Club, Bridlewild Trails, parks/playgrounds, library

Gladwyne, while not on the main train line, is still considered part of the Main Line and it is one of the very oldest of its communities. All of Gladwyne is contained within Lower Merion Township. The older homes of Gladwyne tend to feel a little more modest in attitude (even if not in size or value) than in some of the neighboring communities, and, in general, residents veer away from the ostentatious (though there are certainly exceptions to that rule!). It is, indeed, one of the oldest settled Main Line communities. It is not unusual for people in Gladwyne to own horses, and several properties are surprisingly large. The topography is hilly, heavily treed and boasts some tiny streets and even horse trails, like Stony Lane. The western portion of Gladwyne is where you will find more of the older estates, including those on Merion Square Rd. and many along Mt. Pleasant and Mt. Moro roads.

17 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 The town center has a bit of an English village feel to it. There is a gas station, a grocery store, a couple of churches and a synagogue, the library, the somewhat old-fashioned drug store, a bank, an upscale catering/charcuterie shop and the historic Old Guard House Inn. Some of the houses located near the town center sport quirky, old-fashioned features like dumbwaiters and cellar rooms dedicated to activities long-since abandoned. Like Bryn Mwr, Gladwyne has a combination of old, gracious stonehouses and newer, often French provincial homes, designed to offer a luxurious lifestyle in a very private, residential area. The most northeastern portion of Gladwyne is a little different; there is a newer neighborhood across from the Philadelphia County Club with a little more of a development feel. The houses there are mostly understated, but many are updated, featuring larger kitchens, family rooms and closet spaces than many of their older Gladwyne counterparts. This area is more conducive to informal neighborhood interaction than some others nearby. Just beyond, built up high along the cliff, is a new neighborhood of modern homes called Wesley’s Run. Closer to the heart of Gladwyne, there is also the recently built development at Fenimore, featuring large homes built in a French chateau style.

Gladwyne is home to Riverbend, a nature center with summer camp as well as special programs throughout the year as well as Bridlewild Trails, a wonderful network of walking/horse trails, and Philadelphia Country Club. Rolling Hill Park is the site of the Lower Merion Nature Conservancy and is built around the ruins of some historic mill buildings. Driving through parts of Gladwyne, do not be surprised to see the ruins of some of the old mills for which streets (like Righters Mill Rd.) are named. Indeed, Gladwyne is home to the oldest standing residence in Lower Merion, the 1690 house. Another “throw-back” is the creek crossing on Old Gulph Rd. between Mill Creek and Williamson that creates the Haverford-Gladwyne border. As long as the gates are open (until about 2005, motorists were left to use their own judgment, but too many made the wrong choice about whether the water level was too high to drive through), the roadway crosses the creek. That’s right; you drive right through the water.

For more on Gladwyne, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

18 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 HAVERFORD

The map shows Haverford in pink. Like Ardmore and Bryn Mawr, Haverford lies partly in Montgomery County and partly in Delaware County. The County Line shows the dividing line.

Haverford’s train station is circled in red. Similar to Bryn Mawr and Ardmore, the train station is surrounded by shopping and dining and lies between the Merion Cricket Country Club and Haverford College. The college offers public access to its wooded hiking trail and allows leashed dogs. The prestigious Haverford School (for boys) is also located in this tiny hamlet as is the Main Line Art Center which offers many kinds of classes to all ages and operates a summer camp as well.

Haverford Highlights

Shopping: gifts, women’s accessories, children’s books, oriental rugs, outdoor sporting goods, clothing, jewelry Food: coffee shops, restaurants

Entertainment/Culture/History: Main Line Art Center, Merion Cricket Club, First Friday, Sharpe Bird Sanctuary, playgrounds

Like Ardmore and Bryn Mawr, Haverford is not entirely contained within one county. The north side, in Montgomery County (Lower Merion Township) is extremely desirable and expensive. The south side, while less expensive, does have certain enclaves of newer homes which are also in the million plus range. There are several condominium buildings clustered in the area along Montgomery Avenue, some with beautifully updated units. Major institutions include Merion Cricket Club, Haverford College and the Haverford School (boys).

19 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 North Side Haverford

North side Haverford (Lower Merion Township) is tiny, but possibly the most sought after enclave on the Main Line. There are some truly magnificent properties here, some with enormous homes on them. The proximity to the historic Merion Cricket Club is one reason why there are so of these multi-million dollar houses in the area; the Cricket Club was a major social gathering destination in the 1800s when some of the original “summer homes” were built by wealthy Philadelphia families. Haverford, while very small, requires excellent navigational skills or a good GPS; the streets wind and join and end—it’s easy to get lost even though you’re never more than about ½ a mile from a major road. Directly across from the main entrance of Haverford College is a shopping plaza with a few shops, a good lunch restaurant and Chil dren’s B ook World, a terrific kids’ bookstore.. The area surrounding Haverford College has some interesting older homes and while properties are well-kept, the landscaping tends to be a little less fussy and a little more “college professor-ish” than in other areas. Locals enjoy Haverford College’s open-to- the- public walking trail and duck pond. There is also a tiny bird sanctuary directly across from the Cricket Club.

South Side Haverford South of the college, in the Haverford Township section, lie the Merion Golf and Coopertown neighborhoods (both of which have portions found in Bryn Mawr, as well). Merion Golf Manor and Merion Golf Estates feature houses close to the historic Merion Golf Club. Some of these homes are more modest than others and there are some old estates tucked away in some of the streets closest to the green. As in the Bryn Mawr section of Coopertown, neighbors tout the balance of privacy and friendliness in their neighborhood. Another lifestyle can be found at Haverford Reserve, a newer, luxury development with large, attached carriage homes (which look more like singles) as well as a high rise building catering to the 55+ population.

20 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 For more on Haverford, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

21 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 MERION

The map shows Merion in light orange. Merion has a specific neighborhood that is very cohesive and clearly delineated by its boundaries, known as Merion Park. It is the section to the north of Meeting House Lane. (shown in red on the map).

This enclave is characterized by mostly stone colonials that range in size from about 2000-2500 sq. ft., though there are some houses that don’t fit that mold. Many do not have garages, but they have driveways and street parking is always available. Residents love General Wayne Park, a local site used for many community events. The section known as Merion Station, has many stately homes and significant properties. Merion is contained within Lower Merion Township.

Merion Highlights

Shopping: gifts, women’s accessories, clothing, jewelry Food: coffee shops, restaurants, delis Entertainment/Culture: Merion Meeting House, parks/playgrounds, Merion Tribute House

Merion’s northernmost section is described as Merion Park and is a wonderfully “neighborhoody” neighborhood in that it houses a lot of families (as well as people in all stages of life) and the park is the natural meeting place. With two playgrounds, a ball field, walking trail, tennis and basketball courts it is a big draw. Dog walking is a prime activity and, like jn the College Park section of Bala Cynwyd, there is very little drive through traffic.

22 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Across Meeting House Lane (named for the Merion Friends’ Meeting House, built in 1695 and still in use today), is Montgomery Ave., which comprises most of the shopping area. Hungry people often stop in at Hymies, a deli institution. There are several salons, accessory shops and jewelry stores in this area. Just down Montgomery Avenue is Merion Mercy/Waldron Academy Catholic School, a beautiful example of traditional stone and slate-roofed Main Line architecture. Directly across the street is the beginning of Merion Rd., which, being brick in the first section, is another one of those quirky historical Main Line mysteries (why was it never paved?)

Moving south, into the section known as Merion Station, there are a variety of housing styles and neighborhoods, from more modest ones to very impressive ones along Highland Ave. South Latches Lane, just one street to the south, also has some palatial properties and was the location of the original Barnes Foundation which was recently relocated to center city after years of battle. It is also home to a portion of St. Joe’s campus. Another lovely building in Merion is the Merion Tribute House and don’t miss Merion Botanical Park with specimen trees, a creek and a walking trail.

For more on Merion, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

23 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 NARBERTH/PENN VALLEY

The map shows Narberth in light blue. Well, more accurately, it shows Narberth Borough (outlined in red) and Penn Valley, both of which share the zip code 19072, which corresponds to the Narberth post office. Why delineate the difference?

Because the area within the borough is much different than the Penn Valley section, especially in terms of housing (much more on that in detailed description of Narberth and Penn Valley below).

The train station is outlined in red as are Rt. 76 at the northernmost edge and Haverford Ave, in the borough of Narberth. Rt. 76 is the main route into center city from the Main Line. Haverford Avenue in the Borough of Narberth is the main shopping street and the address of this Mayberry- like village’s town center. The Penn Valley section makes up much more of the zip code and has much larger lots, more contemporary-style houses.

very little commercial enterprise. Narberth/Penn Valley Highlights

Shopping: gifts, women’s accessories, clothing, jewelry, office supplies, pharmacies, pet supplies Food: coffee shops, restaurants, delis, supermarkets, bagels, cheese Entertainment/Culture: movie theater, Dicken’s festival, parks/playgrounds, library, fireworks

The Narberth post office (located in the borough of Narberth) serves both the borough and the surrounding area known as Penn Valley, which is part of Lower Merion Township. The housing styles and feels of those two distinct areas are quite different. Technically, the borough portion (roughly one square mile) is NOT part of Lower Merion Township. Narberth has its own police force and used to have its own school. Now the students who attend public schools use the Lower Merion Township schools and Narberth residents have a separate tax that goes to Lower Merion for use of township services.

The defining feature of the borough of Narberth is its old-fashioned “Mayberry” feel. Click here to see Narberth’s schedule of events. The heart of Narberth is its village center, mostly along Haverford Rd. There, residents can take care of the majority of their basic needs including the dry cleaner, laundromat, movie theater, small grocery store, a vegetarian restaurant, a great diner, a liquor store, Character Development (a great toy store), salon and a few gift and clothing stores. There are also a few bars/pubs which have very loyal followings. The merchants often host sidewalk sales and band together

24 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 for other events like the April 5 K run and the annual Charles Dickens Festival. Narberth is a walking neighborhood, where it’s easy and safe to walk from most homes to the town center. Many residents take advantage of Narberth’s walkability, which leads to a very strong sense of community with impromptu conversations taking place on “the street” frequently. Narberth is also host to the largest fireworks display in the area every 4th of July.

Housing in most of the borough is modest—older, fairly small twins as well as singles. The typical borough house might be three or four (small) bedrooms with only one full bath upstairs and a powder room on the main floor. Very few have family rooms. Lots are small, in general, though along the edges of the borough, lots and houses are a little bigger and some have been updated very nicely. Most have no garages, though some have driveways. Prices, however, can seem high in terms of what a dollar buys per square foot: understand that a big percentage of the market value of a Narberth property is the neighborhood (the part that cannot be owned!). There is one enclave called Narbrook Park, which is a private (meaning residents and visitors of residents only) neighborhood and very much in demand. Houses rarely come up for sale there and, when they do, they are sold quickly. Narberth has a mixed population in terms of age, phase of life, educational level and lifestyle. The south side has some of the larger, Dutch colonials that are always in demand.

The borough and Penn Valley sections are neatly divided by Montgomery Avenue, which provides services including gas, jewelry, banks, Narberth Beverage, a supermarket, Manhattan Bagels, Wawa, Rite Aid, Staples, and the Penn Valley Pub.

Penn Valley shares the zip code with the borough, but little else. First of all, the residents are a little more homogeneous. Mostly professional people live in Penn Valley and they are usually not “just starting out” (except at the Oak Hill Condominium, a building complex that offers high rise units as well as other options in low-rise buildings). Properties here are mostly over an acre and few streets have sidewalks. This combination, (as well as the fact that, other than the shopping on Montgomery, there is very little in the way of commercial enterprise) leads to a feeling very different from that of the borough: neighbors may wave to each other when they pass in their cars, but in many area, that’s about it in terms of “community”. Properties are very well kept (bear in mind that this area is heavily tree covered and tree work is expensive!)

25 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Housing varies and there are some very old ones, but the contemporary and split level are well- represented here. The section near Welsh Valley Middle School is a desirable neighborhood in that it has very little drive through traffic and is mostly flat (not all of Penn Valley is). Many homes in this area have pools and the wide streets are conducive to jogging and walking.

For more on Narberth, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

26 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 WYNNEWOOD

Wynnewood, shown on the map in light brown, is one of the larger towns on the Main Line and has several distinct neighborhoods. At its southwest corner lies Penn Wynne (outlined in red), a close knit, fairly large community. There are traditional as well as more modern split level options and some ranches, too in Penn Wynne. To the north of Penn Wynne, there are some beautiful old homes, many of which are quite large on larger pieces of property. Houses along Remington Rd., Morris Ave. and the neighborhood between the Wynnewood train station and Lower Merion High School are good examples.

There is also the Shortridge Tract, which is a lovely neighborhood of mostly Cape Cod style houses which are more modest in size but also very desirable. The area north of Montgomery Avenue boasts some lovely properties as well, and these are a little more heavily treed and private.

Wynnewood Highlights

Shopping: gifts, accessories, clothing, jewelry, office supplies, pharmacy, bed/bath Food: coffee shops, restaurants, supermarkets, bagels, Whole Foods Entertainment/Culture: parks/playgrounds, library

Click here to see my video of Wynnewood, taking you through different neighborhoods and retail areas.

Wynnewood is a much-loved Main Line address, from its more modest Penn Wynne section to its most exclusive north side areas. Penn Wynne is located in Wynnewood’s southwest corner and borders both Havertown (to the west) and Philadelphia (to the south). This neighborhood consists mostly of fairly small homes on quarter acre lots though there are a few very large homes as well which are more expensive. Manoa Park is heavily used by locals and has a great sledding hill. The library and Penn Wynne Elementary School are close to the park and draw the neighborhood together.

27 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Centrally located in Wynnewood is the main shopping area with several chain stores intermixed with some one-of-a-kind shopping and dining options. Old Navy, Bed, Bath and Beyond, Tiffin Indian Restaurant, two supermarkets, 5 Below, Panera Bread and Petco are just some of the businesses in the area. Most of the larger condominiums in Wynnewood, such as the Wynnewood House are located within walking distance to this shopping section. Lankenau Hospital is also nearby. Moving north and east from Penn Wynne, there are larger homes on bigger lots, some that are elegant old mansions, built when the area was in its infancy. The original Indian Creek neighborhood and surrounding areas on Morris and Remington Roads fall into this category. The newer Indian Creek development on the eastern side of Lancaster Avenue is comprised of contemporary homes. Just down the street from Indian Creek is the Shortridge Tract, a very popular neighborhood comprised of mostly capes and splits. There is a park with a stream running through this section of Wynnewood and an active neighborhood club.

The section near the train station is a very nice neighborhood comprised of gracious, traditional stone homes on windy streets that connect Lancaster and Montgomery Avenues. Across Montgomery in Wynnewood is the original Annenberg estate and Knightsbridge and Sydbury Glen, both newer, high- end collection of homes. There is even an area called Arthur’s Round Table which is a group of twin homes designed to look like old Tudors. Wynnewood is one of the most diverse communities along the Main Line in terms of housing style and cost as well as general diversity of neighborhoods. Real estate in this zip code is “hyper” local.

For more on Wynnewood, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

28 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 WESTERN MAIN LINE

The previous communities are considered part of the lower or eastern Main Line. This next section gives a synopsis of the upper, or western Main Line communities of Berwyn, Devon, Paoli, Malvern, Villanova and Wayne. West of Wayne, the communities are a little bit less neighborhood-specific. There are also fewer area “highlights” which has mostly to do with the fact that they have not been established as residential communities for as long and their populations are less dense than in those communities further east. For those buyers looking for newer construction, these areas are the places to look (mostly Malvern and Paoli), if the Main Line is the target area. Lots are usually a little larger and life is usually a bit more relaxed.

BERWYN

The map shows Berwyn in light blue. There are two train stations, circled in red. One is the Berwyn stop and the other is the Daylesford stop. Daylesford and Berwyn don’t feel like distinct towns and share the same zip code, so they will be considered a single area here. About twice as large as Devon, to the east, Berwyn has a similar concentration of restaurants, shops and services along Lancaster Avenue. As you can see from the map, the southern portion of Berwyn extends appreciably farther south than any of the other Main Line communities and the topography in that southern section lends itself to more rolling hills. As a result, some properties there are larger and more rural-feeling. Horse farms are not uncommon and many people love this area for just that reason: a rural kind of home, but not too far from shopping or centers of business/employment. It has become increasingly popular in recent years.

Berwyn Highlights

Shopping: Clothing, specialty shops Food: Assorted cafes, restaurants Entertainment/Culture: Footlighter’s Community Theater, Wilson Farm Park

Berwyn is mostly a residential town, except for shopping and dining clustered along Lancaster Avenue. Among Berwyn’s attractions are the well-established Footlighter’s Community Theater and the summer concert series in Wilson Farm Park (which is, technically, located in the Chesterbrook section of Wayne). Most residents of this well-kept and tidy town choose to live there for reasons other than shopping and entertainment, though. Most of Berwyn is in the Tredyffrin-Easttown School District (though a small portion is in the Marple Newtown School District).

29 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 The public schools of Tredyffrin- Easttown are ranked among the very highest in the state with low student-faculty ratios and lots of state-of-the-art technology in the classrooms. In addition, Berwyn is somewhat unusual in that its northern section feels like suburbia while its southern section can support multi-acre properties with rolling hills. Horse farms are not uncommon. It is less than an hour to center city, so for people who need to work downtown or get to the airport, it is not too far, but feels much more relaxing and “un-city- like” than some of the more eastern Main Line neighborhoods.

As far as housing, Daylesford Lake is a community of newer town homes and a popular choice for couples or small families or people moving into the area who might not be ready to buy yet. In the section of Berwyn around Leopard Rd., there are both fairly modest older homes as well as several new homes and several luxury communities, including Radnor Hunt and The Greens at Waynesborough. Many of these homes are in excess of 4,000 sq. ft. The areas immediately north and south of Lancaster Avenue are older, more established neighborhoods, for the most part.

For more on Berwyn, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

30 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 DEVON

The map shows Devon in green. Devon is completely contained within Easttown Township, Chester County (which makes it a lot easier to figure out than Wayne). The train station (again, the only one in Devon, compared with the four in the 19087 zip code directly to the east) is circled in red. Home to several auto dealerships, all kinds of services as well as some very exclusive homes, it has a less identifiable personality than some of the other areas. It is the doorway to that section of the western mainline that has larger lots and a little more of a rural feeling than most of the communities to the east. The Devon Horse Show is the largest and oldest multi-breed horse show in the country and takes place early every summer for ten days. It has been a huge event for many years and always draws thousands of enthusiasts to Devon.

Devon Highlights

Shopping: Cars, clothing Food: Assorted cafes, restaurants Entertainment/Culture: Devon Horse Show, Jenkins Arboretum

Devon is home to the Devon Horse Show, an event which has been going on since 1896. It is a time- honored tradition with a rich history. Another activity to pursue in Devon is a visit to the Jenkins Arboretum. Devon is also known for hosting the “auto mile” of car dealerships along Lancaster Avenue. Until recently, Devon could lay claim to Waterloo Gardens, a very large and well-respected plant nursery which moved a few miles away to the town of Exton. As far as housing is concerned, the most well- defined Devon neighborhood is the western section of the Shand Tract (the eastern portion of which falls into Wayne’s zip code). It is a neighborhood of community-spirited residents who plan neighborhood celebrations and gatherings.

Houses are often Capes and ranches, but there are colonials as well. Average lot size in this area is about half an acre. This neighborhood is always in demand. Devon is also home to some very upscale homes and many custom builders find their services in demand in this area. Developments are not common, but individual high-end homes are. Some of the older homes in southern Devon are beautifully built estates on landscaped grounds

31 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 For more on Devon, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

32 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 MALVERN

The map shows Malvern in pink. While the borough is fairly small and centered around the train station, the surrounding area that uses the 19355 zip code is quite large. As a result, there are three different school districts serving Malvern. There is a definite difference between living north of Route 202 and south of it. The north feels rural and very far removed from the shopping and busyness of the Main Line, while the south is at the western edge, but still has that vestigial “urban sprawl” feeling to it. The southernmost section has some beautiful old estates and several large properties where people keep horses. It is one of the most residentially diverse of Main Line communities.

Malvern Highlights

Shopping: Clothing, specialty shops, Wegman’s Food: Assorted cafes, restaurants Entertainment/Culture: Wharton Esherick Museum

Malvern, especially the most northern and southern sections, has a very rural feel. Lots of rolling hills and horses define the landscape. In the center, it has a more Main Line feel to it, especially along Lancaster Avenue. Its borough is quaint and mostly revitalized. There are many old structures in Malvern, including an entire group of buildings at historic Sugartown, which you can visit for a small fee. The Flying Pig Saloon is a local favorite as is Terra Culture, selling unusual products to use outside (and in). The Wharton Esherick Museum is a gem, the previous home of a zealous woodworker that you have to see to believe.

33 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 There are several upscale shopping centers and most of them are newer, as the population in the area has grown substantially only in the fairly recent past. Housing runs the gamut from very old, small stone homes to split levels built 50 years ago to very large, new homes with all the bells and whistles. Beautiful vistas are a hallmark of the area.

Malvern is distinctly split between the southern part, below the PA Turnpike, and the northern part. The northern section feels much more rural and less neighborhoody. That said, if you’re looking for new construction and privacy, and don’t mind being a bit of a drive to services and shopping (on Lancaster Avenue to the south), then this might be a great fit for you. The southern section feels a little bit more “Main Line”, but it is certainly less established and the zoning feels a bit more haphazard in terms of residential areas being distinct from light commercial zones.

For more on Malvern, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

34 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 PAOLI

The map shows Paoli in light green. Paoli is the official western point of the Main Line as it relates to the train route. That said, as the population has increased, urban sprawl has spread west to Malvern and West Chester as well as north and south of the communities along Lancaster Avenue that traditionally comprise the Main Line. In addition to housing, Paoli supports a fair number of commercial enterprises including a hospital and several office parks. Route 252 provides access north toward King of Prussia as well as south toward Route 95 and the airport. Paoli, like many other Main Line towns, is spread across three townships: Tredyffrin, Easttown and Willistown (served by the Great Valley School District).

Paoli Highlights

Shopping: Clothing, specialty shops Food: Assorted cafes, restaurants Entertainment/Culture: Anthony Wayne House

During the Revolutionary War, the Battle of Paoli was fought here (right at the site of the Paoli Tavern) and there is a monument there marking the historic event. The tavern itself was established in 1769 by an innkeeper whose father had been sold 500 acres by William Penn and he named the area Paoli after a Corsican General.

Paoli used to be the “end of the line” for the Paoli Local and, by definition, the “Main Line”, though now there are a few more stops to the west. Its oldest surviving building is Waynesborough, also known as the Anthony Wayne House, (named for the general in Washington’s Army) which was built in 1724 and had additions put on in 1765 and 1812. It is now on the register of Historic Landmarks and is open for tours. Paoli Hospital is the largest employer in the region and is growing rapidly. Another non-profit that makes its home in Paoli is Delaware Valley Friends School which caters to children with different learning styles. Valley Hills is a popular Paoli neighborhood, located very near the train station and the services along Lancaster Avenue. For those looking for a quieter lifestyle, the Willistown Township section of Paoli (to the south) has larger lots and is less developed. Many homes in this area have space for horses. Sugarpointe has a lot of fairly modest split level homes in a lovely neighborhood with lots of trees.

35 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 For more on Paoli, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

36 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 VILLANOVA

The map shows Villanova in green. County Line Rd. divides Villanova into the north side (Lower Merion Township, Montgomery County) and the south side (Radnor Township, Delaware County).

Lancaster Avenue is the location for most shopping and services. The area sandwiched in between those roads on the eastern edge of Villanova is Villanova University. Interestingly, most of the residential areas in Villanova do not feel connected to college life.

Villanova Highlights

Shopping: Pharmacy, copies, services for college students Food: Bars, Pizza, restaurants Entertainment/Culture: University-related events and facilities, Appleford, Radnor Trail North Side Villanova

The Lower Merion Township, Montgomery County side (north side) boasts some of the most impressive properties on the Main Line. Properties tend to be a little larger than in some towns farther east. Trees are mature and roads may be windy—it feels less suburban and more “tucked away” than most of the other Main Line communities. Many large, old estates can be found on Mount Pleasant, Spring Mill and surrounding streets. Partly due to larger lots, Villanova is less “neighborhoody” than some other Main Line places and few streets have sidewalks. While there are some ranch-style homes with siding, stone is the primary building material and privacy is usually appreciated by buyers of homes in this area. One residential option (that will encourage more visits with neighbors) is Wrenfield, a community of large, luxury French carriage homes, many with elevators and/or pools. As in the rest of Villanova, landscaping is taken very seriously here. Around the corner is Appleford, a beautiful 24-acre property with an early stone farmhouse which is now Township property. It can be rented for private occasions; otherwise, people are welcome to stroll the lovely gardens. While access to the highways is considered a benefit by most, certain streets are prone to highway noise. Villanova University is the divider between the north and south portions of the town. The campus is fairly compact but many affiliated buildings spread out along Lancaster Avenue. The traffic right around the university can be a headache, especially when a sporting event is happening. However, the snarls are almost exclusively contained within Lancaster Avenue and, as you’ll find if you move to the Main Line, there is “always another way to get there.”

37 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 South Side Villanova

Some of the loveliest streets in Radnor Township are in the Villanova section. Heavily treed with generous lots and great access to the blue route, this area has become a highly coveted area. Like much of Radnor Township, there are gentle hills and few totally flat streets. Very few streets here have sidewalks and some are narrow. The combination makes for fewer joggers/walkers out on the streets. As a result, there is less of a neighborhood feeling than in some other places. Many historic buildings can be found here, including the Quaker Meeting House, built in 1717 on what is now Conestoga Rd. The Radnor Trail is a 2.4 mile paved trail repurposed from an abandoned railway line where people walk, bike and take their dogs. It winds through wooded areas and is a much heralded feature of the community. Outside of the university, there are not many businesses or restaurants in Villanova; it is heavily residential, but it has direct access to Lancaster Avenue and all the services offered there.

For more on Paoli, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Report on my website (following this excerpted section there).

38 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 WAYNE

The map shows Wayne in light orange. Wayne is hard to “pin down” due to straddling three different townships/counties/school districts as well as having several areas that are referred to by different names (like St. Davids and Radnor) that are still Wayne addresses. When most people refer to Wayne, they are talking about the area closest to Lancaster Avenue. There are four train stations in the zip code—Radnor, Saint Davids, Wayne and Strafford. The extreme northwestern section of the 19087 zip code is a town called Chesterbrook which is mostly office parks and lots and lots of townhouses.

Wayne Highlights

Shopping: Specialty shops, antiques, bath and home furnishings, First Fridays, Eagle Village shops, Gateway Shopping Center, clothing Food: The White Dog Café, Christopher’s, yogurt/ice cream shops, fine dining Entertainment/Culture: Wayne Art Center, Chanticleer, historic buildings

Click to see my video of Wayne, taking you through different neighborhoods as well as retail areas.

Wayne is one of the most popular places to live on the Main Line. It includes areas of Radnor, Saint Davids, and Strafford as well as Chesterbrook. There is a great array of shopping in Wayne and a hard-to- find blend of old and new. From the historic Anthony Wayne movie theater or the Wayne Hotel (over 100 years old) to Lululemon, time spent in Wayne moves seamlessly between the two. The old stone library is now offices, and the whole downtown area has a very quaint feel to it. The Wayne business association has a good write up on its website. If shopping isn’t what you are looking for, a visit to Chanticleer gardens may be just the ticket. There are many good places to eat, from the White Dog Café to Christopher’s. As is typical, all services from gas stations to supermarkets, salons and banks are available along Lancaster Avenue. In Saint Davids, the gateway to Wayne, is the Radnor Hotel, TJ Maxx, Bed Bath and Beyond, Home Goods and a supermarket.

Wayne spreads across Radnor, Tredyffrin and Upper Merion Townships. That division means three different school districts, different levels of property tax and some very distinct neighborhoods. The easternmost section is often referred to as Radnor or Saint Davids. This area contains Cabrini College and Eastern University and some residential areas including The Woods, a development of mostly stucco homes and Strafford Village which has homes about 50 years old that are designed for medium to large families. There is a large park called Fenimore Woods here and a golf course. Immediately south of Lancaster Avenue the homes are smaller, reminiscent of city living, but once you travel a few streets to the south, it is again bucolic with larger properties.

39 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 North of Upper Gulph Rd. and further west, Wayne is part of Tredyffrin Township. Colonial Village is located in this area, with homes built between 1940 and 1960. Some are more modest family homes and some are grander. The Shand Tract is located a little to the west. It, like the Deepdale neighborhood, is very community-oriented and there are neighborhood parties and gatherings and Easter egg hunts. Both of these areas have somewhat narrow, streets with few sidewalks. They are heavily treed and very residential. Houses in all of the aforementioned areas vary greatly in style. There is a lot of stone, many colonials, but you will also find split-levels, ranches and bungalows. Properties are usually around 1/3 acre or more. Larger homes (with larger price tags) can be found in walking distance to downtown Wayne as well as up in the northern enclave of Glenhardie, which is also home to a country club. Trout Creek runs through the Glenhardie area adding scenic interest (though potentially wet basements!).

Only a small, northern section of Wayne is part of Upper Merion Township. The taxes and prices there are comparably lower than in the other sections of Wayne.

For more on Wayne, please see the Wikipedia summary and for all kinds of neighborhood statistics, please see the Neighborhood Reports on my website (following this excerpted section there).

40 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 I hope that this overview has given you a loose sense of the neighborhoods of the lower and upper (or eastern and western) Main Line. Obviously, each house on each street is unique, but there are some general defining features of the different communities and my goal has been to help you at least start the process of identifying the areas most likely to suit you. Also, I remind you that there are many other areas to the north and south of the Main Line that may offer good choices for you as well. I mentioned some of them at the beginning of this guide, but will list them again here along with some others that are part of Philadelphia county or north eastern Montgomery county and are on the east side of the Schuylkill River:

Havertown Media Newtown Square Audubon Collegeville Phoenixville Plymouth Meeting Glenside Abington West Mt. Airy Chestnut Hill

Please feel free to call or email me to discuss your move. 610 308-5973, [email protected]

41 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Pondering Purchasing in PA?

The Power of Preparation

The Process, Procedures and Potential Pitfalls of Procuring a Pad

Purpose Current property no longer adequate? Life change (new job, marriage, divorce, new baby, retirement)? Investment (don’t want to throw away rent money)?

Plan When do you plan to move? How long to you plan to stay in the house? Do you plan to increase/reduce the number of household members? Do you plan a job/life change soon?

Price What can you afford? Understand ALL of the costs involved (mortgage, closing, moving, taxes, insurance, utilities, updating, condo fees, maintenance)

Place What is important in choosing a location? Commute? Safety? Walk to shopping? Access to public transportation? Schools?

Priorities What is most important to you? The property? The house size? The house style? The type of neighborhood?

Preferences Consider which amenities matter most to you (Updated kitchen? First floor family room? Finished basement? Big closets?)

42 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Putting in an offer Balance head and heart (“great” vs. “right” house) Understand the negotiable points (dates, seller assist, inclusions) Make sure your agent explains the negotiating process Know your top price before you’re in the heat of the battle Understand the appraisal process and its effect on your offer

Persnickity Points Understand how/when you can walk away without losing your deposit and when you are tied in Negotiating inspection issues

Preparing to Move Utilities Moving company Mail forwarding Change of address cards

Purchasing in PA

While the points above are general ones to be considered by anyone buying a house anywhere, each locale has its own idiosyncrasies. So, even if you’ve bought and sold in other states, here are just a few items specific to buying in Pennsylvania that you should know.

PA has very high closing costs.

If you will have a mortgage and plan to escrow funds with the mortgage company so that you make a monthly payment (with 1/12 of your taxes and homeowner’s insurance added to your monthly interest and principal payment), you should budget about 4 1/2% of the purchase price for closing costs. This is NON-FINANCEABLE MONEY due at the settlement table.

43 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Pennsylvania has buyer agency.

Buyer agency stipulates that a buyer’s agent has a fiduciary responsibility to the buyer. In some states, buyers are working with agents who are employed and paid by the seller. Those agents’ first loyalties are to the seller. In Pennsylvania, our agency relationship protects the buyer by providing a designated agent who is putting the buyer’s needs above all others’.

-Surveys are NOT required

Attorneys are not required and rarely used.

Inspections

With FHA or VA loans, certain inspections may be required, but very rarely are they with conventional loans. That said, most buyers test for radon (a colorless, odorless gas which can build up in basements and can potentially cause health problems, but is easily remediable), wood-destroying insects and also have a general home inspection performed. If there is a septic system or well, many buyers inspect those as well. You can also test for mold and lead paint. It is also important to check whether the house is in a flood plain as the FEMA flood zone map can affect homeowner’s insurance rates.

Tax prorations

In most counties in Pennsylvania, county and municipal taxes run with the calendar year, while school taxes usually run from July 1 to June 30 of the following year. Sewer and trash fees are included in taxes in certain townships and are separate in others. Prorations/reimbursements are made at the settlement table.

Deposit money

While no law demands a specific deposit amount, on a conventional, 20% down loan, most sellers expect the buyer to put 7-10-% of the purchase price in escrow by the end of the inspection period. These deposit monies are put toward the buyers’ total costs at the settlement table.

44 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Buyer’s Questionnaire

When I first meet with buyers, I ask a bunch of questions in order to figure out how to best help them. While the questionnaire below is very informal, recognize that it is designed to be open-ended and prompt questions and re-evaluation. I think it’s a good tool for buyers who haven’t even formally begun the process to use as it can help you identify what you need to make a move worthwhile.

Price range

You should talk to a mortgage person before you even begin looking.

Time frame/reason for move

Tired of “throwing away” money on rent?

Starting a new job and relocating? Do you have temporary housing?

Are you looking to get into a better school district?

Have you outgrown your home

Has it outgrown you—are you considering downsizing?

Do you want a nicer house in a nicer neighborhood now that you can afford it?

Commute

Where do you work?

How far/long a commute are you willing to make?

What times of day do you commute?

Do you need to be near a train station?

Schools/Activities

What are your requirements (public/private, school ranking)?

45 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Neighborhood

Privacy

Neighborliness

Parking

Access to highway (consider noise)

Demographic profile families vs. singles vs. empty nesters jobs education level renters vs owners public/private school

Access to shopping/services/outdoor activities/entertainment

House

Style (colonial, split level, ranch)?

Beds/baths, size?

Any other “musts”?—garage? finished basement? yard? first floor family room?

Does it need to be updated?

Talking about some of these specifics can really streamline the process once you are ready to get started.

46 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Jennifer LeBow’s

Home Buying 101©

Buying a House in Pennsylvania ...... 51

What do I Qualify for? ...... 51

What Other Factors Affect Affordability? ...... 53

Closing Costs ...... 55

Choosing an Agent ...... 57

Defining Priorities ...... 58

Location, Location, Location! ...... 61

Looking at Listings Online ...... 63

Hitting the Pavement ...... 66

Making an Offer ...... 68

Inspections ...... 73

Cruising to Closing ...... 76

48 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Buying a House in Pennsylvania

What do I do first? What’s the process? How do I know I’m going about it the right way?

Sound familiar? Buying a house is complex and involves: soul searching financial realism compromise prioritizing decisiveness analysis research flexibility honest communication a sprinkling of blind faith

49 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Every transaction and every person is unique, obviously, but my goal is to demystify and explain as much of the process as possible.

Of all the services I provide, I am convinced that the most valuable one I offer is my commitment to ANSWER THE QUESTIONS YOU DIDN’T KNOW TO ASK. While any decent realtor will answer your questions, what about the things that didn’t even occur to you?

Why would I want a stucco inspection?

Will flood insurance be required on this property?

How much will my heating bills be if propane is my fuel source?

What should I budget for snow plowing? We’re from Florida.

Does the street get busy at certain times of the day due to the school two blocks away?

It’s not knowing to ask these questions that often result in buyers’ remorse. I’m dedicated to protecting my clients from unwelcome post-settlement surprises.

50 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 What do I qualify for?

The very first thing you should do if you are considering buying a house is talk to a couple of mortgage professionals. I say “a couple” because there are lots of different options and programs out there and no one person has them all to offer. Additionally, you may be able to obtain a better rate if the person you’re talking with knows that he or she has competition and that you may get your loan from someone else.

What do you qualify for?

What are the different types of loans? FHA? Conventional? 30-year fixed? ARM?

Alphabet soup—what’s a GFE? What’s APR?

The formula the mortgage industry uses to determine what you qualify for is based mostly on your income and your liabilities (car payments, student loan payments, etc.). Your mortgage professional will calculate your debt to income ratio in order to determine the amount you qualify for as a first step. Sometimes, there are factors which can alter this number. For example there are “doctor” loans which take into account that, at the time a doctor is finishing residency, he probably has a lot of debt and not a terrific income, the expectation is that that scenario will change and those loans may qualify him for more than just the debt to income formula would. Your income may be commission-based or include performance-based bonuses, which may lead to more questions. The mortgage company will require even more documentation if you are self- employed. Once your lender has a clear picture of your financial situation, the next thing to tackle is type of loan.

Most buyers go with a conventional 30-year mortgage with a fixed rate, but there are shorter- term loans as well as adjustable rate loans. There are VA and FHA loans as well, designed for people who don’t have much cash for a down payment. While they allow for smaller down payments, they may have mortgage insurance for the life of the loan (it never “rolls off” until the

51 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 entire loan is paid off) and may have slightly higher rates. Be sure to discuss whether you want your taxes and home owner’s insurance fees built into your monthly payment (so that you have the same financial obligations each month) or whether you just want to pay the bank your principal and interest each month and handle your taxes and home owner’s insurance separately, in a lump sum when those bills come in. Most buyers go with the PITI (principal, interest, taxes, insurance) payment, but it’s not the best choice for every buyer.

The “rate” that is published as today’s interest rates assume a credit score of well into the 700s and often a down payment of 20%. Let’s address the credit score piece first. I can’t tell you how many buyers I’ve had who think they have great credit only to discover that getting rid of two credit cards they never used lowered their credit score! Sometimes one late car payment can do a load of damage. By the way, checking your credit too often can actually lower the score. Did you know that? If your credit is under about 740 (it vacillates with the economy), you probably won’t qualify for the best rate. It can take six months or more to “clean up” a credit report, so be sure to know where you stand early on in the process.

As far as down payment amount goes, if you can’t put at least 20% down, not only will your interest rate be higher, but you will probably have mortgage insurance added to your monthly payment. (If you are choosing a conventional loan, as soon as you have paid off enough of the loan so that the lender is owed LESS than 80% of the property’s value, mortgage insurance typically disappears, but be sure to check with your lender.) Also, make sure your mortgage contact explains the difference between your rate and the APR (which can hide other bank fees and increase your monthly obligation). Insist on seeing a GFE (Good Faith Estimate) that outlines all of the mortgage company’s fees, both for securing the mortgage as well as for making the monthly payment.

Finally, keep in mind that many buyers who already own a home (as opposed to renters) have to sell before they buy either to have the necessary down payment on the new house, to qualify for the mortgage, or both. Talk with your lender about your options–What’s a bridge loan and do you qualify for one? What about gift money? Your mortgage professional is the first stop when you are looking at the financial aspects of buying a house, but there are other considerations, though, too, in terms of affordability.

52 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 What other factors affect affordability?

While your mortgage professional will try to get a picture of how much money you can afford on a monthly basis for your mortgage, interest, real estate taxes and homeowners insurance, there may be some expenses that he or she doesn’t think to ask you about. The last thing you want when buying a new house is to find you can’t afford to live there. Here are some questions buyers I’ve fielded from buyers that you should consider:

What if there’s a homeowner’s association that charges $225 per month?

What if a house I’m considering have propane ($$) heat or other costly utilities?

What if the roof is old?

Oh, there’s a pool? What does that cost to maintain?

Speaking of maintenance, how much should you budget for maintenance a year? And not just for the house itself, what about the yard and the driveway? I heard tree work can be expensive. And my cousin had to spend $4700 to replace the sewer line to the street.

How much will it cost to furnish this place? We’re coming from a 2-bedroom apartment.

How much does a mover cost?

53 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 And what about your financial situation? Do you have student loans? Is your money liquid? Thinking about what you can afford, if you do it right, requires you to prepare a budget or at least come up with a number in terms of what you spend a month.

Do you like to go out to dinner?

Do you want season tickets for the Eagles?

Is travel important?

Do you pay for any club memberships?

What about summer camp and orthodontia?

Be honest about these expenses. Being house poor is no fun and no matter how terrific a house seemed when you bought it, if it’s costing you so much that you can’t do any of those other things, you’ll grow to resent it. Discussing these costs with a lender will help you understand and answer these questions. Then, you will have a much clearer picture of what you qualify for and what you can afford to spend on/for a house. Now you can see why these two numbers may not match.

So, I’ve made the financial obligations of buying and owning a house seem a little daunting, haven’t I? Don’t kid yourself: they are. I’d rather have my buyers go in with their eyes open so they don’t end up house poor or, worse, forced to sell (possibly at a loss) because they are overextended and cannot afford their home. That said, there are actually some hidden financial benefits, which you should be aware of as well. As you know, as you pay down your mortgage, you are building equity. The idea is that, when you sell, you will most likely walk away with a profit (though you need to figure about 7% in closing and real estate fees). Clearly, there is zero profit to be made if you’ve been renting–you walk away with nothing to “show for” all the rent you’ve paid. What you might not know is that, when you pay a mortgage, the interest is tax- deductible. So are your property taxes and, if you work from a home office, there are additional tax savings you could qualify for (ask an accountant for specifics).

54 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Closing Costs

Closing costs are the expenses other than your down payment which you need to set aside in order to settle on your new home. They include but are not limited to: state mandated transfer tax title insurance appraisal fee credit report fee flood and tax certifications notary fees tax and homeowner insurance escrows title endorsements (because Pennsylvania does not require surveys) homeowner association capital contribution fees mortgage application or processing fees any points you have agreed to pay in order to lower your rate

55 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Please note that closing costs in Pennsylvania are much higher than in most other areas. My rule of thumb is to tell buyers to figure about 4.25 4.5% of the purchase price OVER AND ABOVE THE DOWN PAYMENT in closing costs which is CASH—not financeable money due at closing. While there are instances where the mortgage company will roll certain fees into the mortgage payment, it’s safest to assume that the entirety of closing costs will be cash. Again, this amount will be less if you are planning to pay your homeowner’s insurance and/or your property taxes in full when the bill comes as opposed to paying these bills as a portion of your monthly payment to the bank. In order to be better able to cover your closing costs, you may want to consider a seller’s assist. (For an explanation of seller’s assist, please see Making an Offer.)

So PLEASE, talk to a mortgage professional before you start looking at houses on line—falling in love with houses in the $600,000 range only to discover you can realistically spend $475,000 stinks. Another important nuance: things like taxes can vary greatly in our area, so a pre- qualification for a purchase price that doesn’t address the tax burden/HOA/homeowner’s insurance is incomplete. Make sure you are crystal clear on the TOTAL monthly amount the lender is approving you for because a house in one area that costs $505,000 may have taxes of $5687 per year, while in a different township, that $505,000 house might have a $8235 annual tax. That’s more than $212 per month more you need to budget for in taxes. Finally: be sure to have the lender issue you a pre-qualification letter as you’ll need to make an offer. Offers are frequently made over weekends and you don’t want to lose the opportunity because your lender wasn’t in his office, so be ready with it ahead of time.

56 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Choosing an Agent

The overwhelming majority of buyers ask for recommendations for an agent from someone they know and trust. Those personal references, in my opinion, are the best way to start. Interview a few different agents and see whose credentials and personality seem the best fit for you. Obviously, when selecting an agent, you want to ask about her experience:

Is she familiar with the areas you’re looking in?

How long has she been in business?

Are you confident she is organized? Proficient at negotiating? Detail-oriented?

Does she seem so busy with other clients, you wonder about the level of service she offers?

If you’ve had other experiences with realtors, discuss what you did and did not like. I cannot emphasize enough how important the relationship between a buyer and agent is. It is built on communication, connection and trust. This is probably the biggest purchase you’ll ever make and, let’s be honest—it’s stressful. You need to feel confident that the person not only advising you but representing you in the transaction understands and respects your perspective and has the knowledge and motivation to provide you with the best service and most positive experience.

57 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Defining Priorities

The process of actually identifying a house that you would like to buy is the biggest chunk of the home buying experience in terms of time, energy and effort. The first step is to define, in the abstract, which features you really want.

The first thing that I do with my buyers is address the “soul searching” component that I think is required of all buyers in order to clarify their priorities and end up with a house that they love. As elementary as it seems, I have found that, in order to zero in whether prospective buyers really should be buying and, if so, how to focus their search so they end up with the best fit is to ask the (deceptively) simple question: “Why are you considering buying a house?”

The reality is that, once that question is posed, if buyers truly consider it, the ensuing discussion yields the most useful information necessary to identify IF a purchase makes sense and, if so, what kind of home I should be helping them find. So, for example…

Well, our house is too small. We had no kids when we bought it and now we’ve outgrown it. Great. That comment lets me know that, no matter how nice a neighborhood is or how well updated a given house on the market is, if it doesn’t give them measurably more space, it’s not going to be a good fit.

I have a new job and the commute is too far. Ok. Makes sense. So what is the maximum commute that buyer is willing to do and is it by car? Or does he want to be near a train station? Is it easy to get a parking permit at train stations in the areas he’s considering?

More often, answers sound more like this: We’d like a nice neighborhood, not on a double yellow line road. We want a garage and a big yard and schools are really important to us but we don’t want to be more than about half an hour from our jobs. Oh—at least four bedrooms and

58 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 two full baths and an updated kitchen and finished basement are important to us but, if we could find something that needed those things for a little less, we might be able to do the work ourselves…. Aha. So now it starts to get complicated because, invariably, no matter the budget, it’s difficult to find one property that has everything a buyer is looking for.

That’s where prioritizing and compromising come in. I always tell my clients that they need to be honest with themselves about what they can and can’t live with. If big closets are important, then I need to be sure that there’s enough room for clothing storage (sometimes there’s room for creativity, like if there’s a small 5th bedroom that could be converted to a great closet). And if a garage would “be great but we’ve lived without one this long, so it’s not a deal killer,” I start to understand which properties might work and which are simply not good solutions.

Generate an honest, but open-minded list of house/neighborhood features you can and can’t live with, and ones you can’t live without. This includes commuting distance and school district as well as lot size, condition, number of bedrooms and whether there is a garage. Be really self- critical in this step (though you may need to see a few properties before you can re-evaluate this list).

Be financially realistic–if the property on your wish list is simply not available in your price range, regroup and see how you can adjust your parameters–could you spend more? could you look in a less expensive area? could you make due with something smaller?

Listen to your agent. He may have insight that causes him to caution you about certain houses or, conversely, suggest you look at ones you might not have put on your list.

The point is that taking some time to ask yourselves “why” you are moving can really put your priorities into focus. I also always hope it will plant the “you’re going to have to be open to compromise” seed. Some buyers like to use a spreadsheet or point system when comparing/considering houses to feel confident in determining if a house would be a good fit. Here’s my two cents on this topic:

It’s a great idea to put those things down on paper to help you clarify what’s most important. Point systems are great because they not only force you to rank things, but they can show you if

59 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 you and your significant other don’t necessarily agree on those criteria (which is hard, but must be addressed). Now, that said, sometimes, quantifying things like the value or closet space or a flat backyard can be like nailing Jello to a tree, but I do think it’s worth trying. Once you’ve done your best to set up the objective analysis piece, remember that, in order to make a wise choice in a home purchase, you need the emotional component of “I could see myself living here” or “It feels like home”. Sometimes, a house’s characteristics, on paper, make it seem perfect, but if “you’re just not feeling it”, don’t ignore your gut. That visceral response is equally important.

60 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Location, Location, Location!

We all know that certain areas are more expensive than others. When you are identifying neighborhoods that you are interested in, be sure you know why you’ve selected them. What is it about those areas that is attractive? What does “location” mean when you’re considering buying a house? Well, several things.

Commuting distance to school/work

Accessibility to places and activities you frequent, like the airport, ballet lessons and the drug store

Which school district you’re in, (which on the Main Line, is a huge consideration)

The kind of street you’re on—double yellow line road?

Whether you’re within hearing distance of a highway?

How much privacy you have from neighbors, including lot size

The style of homes in the area

The general “feel” of the neighborhood

Let’s say you can’t find something that meets all of your priorities (I know, inconceivable, but just humor me). If you’ve set a 30 minute maximum on your commute, but you want a minimum of four bedrooms and an updated kitchen and baths as well as a finished basement, what happens when any house that meets that criteria in the area you’ve chosen exceeds your budget by 25%? What do you do? Maybe you look in a different area. Maybe you borrow less and choose to 61 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 liquidate some savings you hadn’t planned on using so you can increase the budget but keep your monthly payment the same. Maybe you decide you’ll consider houses with older bathrooms and commit to spending half of what you have in the past on travel and set a goal to save enough to redo them within four years. Or you decide that the finished basement can, with some creative thought, serve the guest room purposes you needed that fourth bedroom for.

My point? You need to be honest about what you really need (or can’t abide) AND be prepared to be flexible and willing to compromise on the rest. Remember, too, that no matter what the budget, it’s nearly impossible to get everything you want and nothing you don’t want in a single property. So don’t expect perfection and you’re less likely to experience disappointment.

Please note a Pennsylvania idiosyncrasy regarding school districts that greatly affects housing values and how you search for houses. While in most places, if you live in a fairly small town, all the houses are within the same school district. That is not the case here. We have towns as well as townships and their borders are rarely the same. As a result, our townships, which dictate which schools any given property is districted to, sometimes divide towns right down the middle. Certain towns, like Wayne and Newtown Square each funnel to three separate school districts, so be aware of that fact when you are searching. So, if you can find a search engine that allows you to plug in school district, you might want to use it. Or, better yet, let me search for you!

62 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Looking at Listings Online

Once you’ve defined your criteria, it’s time to start looking on line to see if you can find properties that match your wish list. My recommendation is to use whichever property website (foxroach.com,realtor.com, zillow.com, trulia.com) you find easiest to navigate and save searches as well as receive updates when new matches hit the market. Put in a price range and I’d recommend going about 10% above your range as you might be able to get a property listed at $675,000 for $640,00.

Some criteria to consider:

Location

School district

Price range

Square footage

Number of bedrooms/bathrooms

Garage

63 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Central air

Finished basement

Lot size

Age

Also, if you determine that houses in a range slightly above where you’re looking seem WAY better in some way, you might want to re-evaluate (while remaining very clear on your other expenses and income—I’m NOT encouraging you to overcommit your financial resources). You want to provide parameters, but not ones that are so restrictive they return too few properties.

Once you start looking at MLS listings, you’ll begin to learn how to read both the actual print and the meaning behind some of the words. As far as the hard information goes, in addition to the bullet points above, the MLS should include:

List price

Taxes

Type of heating and cooling, water supply (public or well)

Waste removal (public sewer or septic)

Days on market

Square footage is also usually included, though that one has a caveat: after the number, you’ll see either “S”,”L”, or “A”. Those letters tell you whether the Seller, Listing agent or county tax Assessor is the source of the square footage. You want to see “A”. Here’s why: if a seller finishes a basement, he may estimate that square footage and add it in. In our area, unless you’re looking at new construction which has the basement finished at delivery, finished basements are NOT included in square footage. So, when you are comparing listings, you’ll be looking at apples and oranges.

64 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 If an addition has been done, permits should have been pulled and, as a result, square footage should have been adjusted in the tax record . If, though, say a porch has been enclosed, it IS possible that that square footage will not show up in the tax record, but really is additional usable living space. So just be aware of what letter follows the square footage and if there’s any confusion or lack of correlation between that number and other property information, check with your agent.

Another important letter to look at is the one after the room names—“M” means main floor, “U” means upper floor (could be second floor or a finished attic space) and “L” means lower (usually a basement, except in a split-level). This distinction is important as it tells you whether you have any bedrooms that are on the main floor (which you may or may not want) and whether the family room is actually a finished basement or a main floor space. Also, sometimes a house with two full baths may have one on the main floor (instead of a powder room) and one upstairs which means there is no master bath. The fine print is important!

As far as specific language, after you read enough descriptions and visit enough properties, you’ll understand that “cozy” means small, “lovingly maintained by original owners” means not updated, “whimsical” means somewhat bizarre, “elegant” means slightly sterile or stuffy, “relaxed” means messy and “waiting for your personal touches” means the place needs a complete overhaul. So read the copy, but have a large bag of (grains of) salt nearby.

65 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Hitting the Pavement

I love the internet and how much information, including videos, mapping tools and mortgage estimates you can find on line and I definitely believe you should start your search there. Once you’ve identified some properties that peak your interest, though, there is NO substitute for visiting them in person, in real time. The most obvious reason is that often, the area surrounding a given house is not shown. Sometimes a house that looks great is right across the street from a gas station or backs up to the highway (which you CAN see online, if you take the time to look). Sometimes the lot slopes down so severely in the back that, although it’s half an acre, there’s no usable yard. Even if there’s no glaring “deal killer” in terms of the location, it’s almost impossible to get a sense of what a neighborhood is like from an MLS listing of any house. When you plan a home visiting tour, keep these things in mind:

Don’t try to see too many in a day–you will end up not remembering them distinctly and feeling generally overwhelmed by the process of trying to evaluate them if you visit more than about 7.

For first visits, do your best to go in the daylight (if you’re going for a second showing and are concerned about traffic patterns or whether headlights from the road will be an annoyance, then it’s a good idea to come back at the time where you can address those concerns).

Take notes and even video (ask agent permission) so you can better remember each house.

Make note of the neighborhood–what services or eyesores are nearby– and the condition of surrounding houses.

Once you’re inside a house, you may have the urge to check the listing in your hand to be sure you’re in the right property. Sometimes the reality bears little resemblance to what you saw on line. Realtors tend to use wide angle lenses to make both exterior and interior spaces look larger

66 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 than they really are. Remember that distinction you made to your parents as a teenager: “I didn’t lie, I omitted?” Realtors do the same thing—they don’t include pictures of or descriptions of the ancient bathroom with old pea green floral wallpaper and chipped tub. So beware of the areas not photographed and/or described. Additionally, some spaces look better in person and others look better in pictures, so use you own eyes!

If the house is furnished, I caution buyers against being distracted by the owner’s personal items as they won’t be there once the buyer takes possession. On the other hand, in a vacant house, it can be difficult to envision how you might set up the room. So my advice is, look at the furniture to give you ideas about what you might and might not want to do in a given room. Again, there is no substitute for moving through the space. Need another reason it makes sense to see it in person? How about those areas that are just too difficult to photograph or are just not usually included in listings, like closets and bathrooms? You know what they say: size matters. You may have no sense of how large a closet, bathroom, pantry or basement storage area is until you’re there. If the size of any of those spaces is important to you, you’ll need to see them “non- virtually”. I also mentioned “real time”—think about how traffic and sunlight may change on the property depending on the time of day (especially if there’s a pool, or morning sun in your kitchen is a must). That’s why you’ve gotta go.

67 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Making an Offer

Once you’ve seen some properties, you may find one that you’re considering making an offer on. For some people, that thought is immediately followed by this one: “What if I’m making a mistake? What if this isn’t the right one?” People often ask me how they will know when they’ve found the “right house”. Here’s my answer:

Although it makes me smile when my buyers walk in to a house and say, “This is it. This is the house,” there is not one single “right” house, which, by definition, implies that all the others are “wrong”. Obviously, there will be houses that are not the right fit. The goal is to find a house, choosing from what’s available at the time you’re looking, that meets your needs “on paper” AND resonates with you on a more emotional level. I just caution you to not set yourself up for disappointment by expecting that there will necessarily be a house out there that, if you could but find it, would be so obviously “the one”. There isn’t just one.

Review your financial situation, double check with your mortgage person about all the costs as well as timetables involved. Also check your priorities list again, to make sure you’re not being swayed by one factor, like curb appeal, if the house really doesn’t meet some of the other important criteria.

The nuts and bolts of an offer

Once you’ve decided that a certain house could work for you and that you want to make an offer, your realtor will walk you through the process. While not an exhaustive list, here’s a good guide for what you need to consider when writing an offer:

68 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Pre-qualification letter

Financial obligations and resources for the purchase (down money, closing costs, moving costs) as well as monthly (including taxes, insurance and home maintenance)

Seller’s assist

Settlement date

Inspections–which ones and the time period in which they must be completed

Mortgage information including commitment date

Inclusions and exclusions

Buyer’s responsibilities to avoid default

First thing: make sure you have that pre-qualification letter I mentioned from the lender. It will need to be fewer than 30 days old. I’m not going to mention every single thing that goes into an offer, as every state is a little different, but some major things to consider, other than the offer price include the settlement date, which inspections the purchase will be contingent on, how many days you have to perform and negotiate those inspections, how much you will be putting down in deposit money and when those deposits are due (make sure funds are liquid enough so you’re not in default of these dates) and be sure to specify inclusions and exclusions (like window treatments, washer and dryer, swing sets, etc.

Be sure that you are VERY clear on when you are required to formally apply for the mortgage, furnish the reply to inspection and the second deposit check, provide the mortgage commitment, and any other date-sensitive responsibilities. Understand that the seller can potentially terminate the deal if you do not meet those deadlines and he might, if he thinks he has a “better” buyer.

You should also think about whether a seller’s assist is in your best interest. In essence, a seller’s assist is when you inflate the purchase price by a certain dollar amount that the seller then contributes toward your closing costs at settlement. So, for example, if you were going to offer

69 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 $400,000 for a house, but find you’re a little short of cash for the closing costs, you could offer $408,000 with a $8,000 seller’s assist. The seller still nets $400,000, but you will have $8,000 of your closing costs already taken care of. You will have a tiny bit more cash out (as, if you borrow 80%, you will now have to put down 20% of the original $400,000 as well as of the additional $8,000 you’re building into the purchase price, which is an additional $1600) as well as a title insurance amount that might go up $20 or so and your 1% transfer tax will be on $408,000 instead of $400,000, but you still have a lot more cash with that extra $8,000.

Seller’s assist discussions flow perfectly into the topic of appraisals. The most important thing to think about if you are considering structuring an offer with an assist is this: your mortgage company will agree to lend you a certain percentage (usually 80%, 85% or 90%) of the APPRAISED VALUE of the house, which everyone starts by assuming is going to equal the purchase price. It usually does, but if you start to artificially inflate the price to get a seller’s assist, you need to be aware that the property might not appraise for the inflated price. If the house only appraises for, say, $403,000, then the bank will lend you, for example, 80% of $403,000, not 80% of $408,000. That means the difference in cash due will be made up by you.

The agreement of sale in Pennsylvania states that if the appraised value is less than the purchase price agreed to by the buyer and seller, the buyer can terminate and receive all deposit money back or the buyer and seller can renegotiate something satisfactory to both parties. So just be careful, even if you are not asking for an assist, that your agent looks at comparable sales to get a sense of what appraised value might be (appraisals are not completely objective; no two appraisers will be identical, but the goal is for them to find comparable sales that support the price agreed to). While your deposit money is protected in the event of a “bad” appraisal, if you and the seller are unable to compromise to reach a new agreement, it means the contract is terminated and you have to start your home search all over again.

Read the seller’s disclosure carefully; if the roof is 21 years old, you should be budgeting for a new one. Your offer should reflect that you’ve read and understood that document. (Of course, there will be discoveries as the result of inspections and those negotiations happen after you’re already under contract so they are a second, totally separate set of negotiations.)

70 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Once you’ve made the offer, expect a counter from the seller. It’s rare that an opening bid is accepted as is. Sometimes, in situations where a buyer offers above asking price, it might be. However, if you considered putting in an over-asking price bid, chances are, another buyer might, too. So there can still be negotiations and counters from the seller, even if you offer asking or above. Buyers who find themselves in multiple bid situations sometimes consider signing a form called an escalation clause which gives the listing agent permission to increase your bid by a specified amount in case another buyer’s bid is higher. In any event, be sure that your agent communicates clearly with you so you can make quick but informed decisions about counter offers.

Negotiating an offer

It’s rare that a seller accepts an offer exactly as it’s written. A huge part of your agent’s job happens at this stage of the game. There’s a delicate balance between playing hardball and recognizing that you get more flies with honey than vinegar. There’s always the pressure of trying to guess what the seller’s bottom line really is and how any bluffing might go over. I have found it does pay to try to find out what matters to the seller, so, if it’s not a hardship for you, you can offer something that you know the seller wants (like settlement a week sooner than you’d originally offered) in the hope of getting something you want in return.

Once you’re under contract

Immediately schedule inspections! They can take five or more days to schedule, especially in the spring when the market is busiest and one way to make your offer to a seller more attractive is to have a shorter inspection period. Why? If you choose to walk away after inspections either “just because” or if you and the seller can’t agree on what should be repaired, the seller can get his house back on the market sooner and lose less time. The other reason to try to get the home inspection done early in the specified time period (this period is a number of days you and the seller have agreed to as part of the contract) is that you want as much time to schedule other contractors (plumbers, roofers, electricians, etc.) so you can get estimates for issues that the

71 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 home inspector brings to your attention. Also, as soon as you have an executed (signed by all parties) agreement of sale, formally apply for your mortgage.

A common concern at this stage of the game is “What if I get cold feet?” Understand when you’re committed! Certain states have attorney review, and the deal is not actually executed until the end of that time period; in Pennsylvania, no attorney need be involved and we don’t have that period. Once buyer and seller sign, it’s a legal binding document and you can only get out of the deal and get your deposit money back under specific conditions. Make sure you understand what they are (ask your agent).

72 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Inspections

Digesting and understanding an inspection report (and separating the important stuff from the fluff) can be challenging, particularly if you are unable to be present for the actual inspection. However, most inspectors are very willing to go over the report with you and explain anything that requires clarification. Many also will give you a price range to remedy material defects or safety issues (the items they are required to note on their reports), which can be useful when negotiating, especially if it’s too expensive or there’s not enough time to have individual contractors come out for quotes.

Understand the scope of the inspection. Read the section that explains what they are responsible for reporting (safety concerns and material defects, which are systems that have failed or are not functioning properly) and what they can’t be expected to know about a house (like the condition of electrical wiring behind walls). They are not meant to comment on carpet stains, bent curtain rods and other cosmetic features.

Be clear about the “snapshot in time” concept. The inspector can only report on what is evident at the time he inspects it. If a pipe that is intact the day he inspects it begins to leak a week later, he is not responsible for not having been able to predict its failure.

Think about the purpose of the inspection. The goal is to educate you about potential problems with the house and help you figure out how to alleviate them/budget for repairing them.

Remember that the inspector’s job is to look for problems. Even well-maintained houses will have items that are reported on an inspection. Realize you’re buying a “used” house and don’t be unrealistic in your expectations.

73 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 So, realize that the inspector is looking for defects and safety issues and don’t be surprised when he finds some. On the flip side, make sure you don’t imbue him with super powers, like x-ray vision. He can only inspect what is visible and what he sees on that day. Even though inspections definitely have value to the buyer, there is still a certain portion of “buyer beware” that you need to assume. Negotiations — Which items?

Every buyer has certain things that he or she thinks the seller has a responsibility to repair. Most of the time, that list doesn’t exactly match the seller’s ideas about what he or she should fix. And therein lies the reason we have these negotiations. When, as a buyer, you are deciding which things to ask for the seller to repair or to credit you for, (and it’s important to talk to your realtor about the differences in the two scenarios—back to that shortly) please keep two things in mind:

You are not buying new construction, so it’s unrealistic (not to mention unfair) to expect the seller to render the house brand new.

Put yourself in the seller’s shoes. My most “reasonable” buyers, when it comes to writing a reply to inspection, are the ones who are also selling their homes at the same time and know what it’s like to receive a reply to inspection that seems “nitpicky” or “ridiculous”.

Negotiations—Repair or credit?

If the seller chooses the contractor, the buyer has no control over the quality of the work. (That said, any repairs the seller does are to be done in a “professional manner” and the buyer must be satisfied with the work.)

If the buyer is going to redo the bathroom and the inspection shows a leaking shower pan, do you really want the seller to repair it (vs. give you a credit)?

If the seller agrees to repair something and the job ends up being more expensive than anyone had thought, the seller is responsible for completing it, regardless. If a credit is agreed on and the buyer discovers it’s a bigger project than anticipated, he’s usually not very happy.

74 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 If a buyer accepts a credit to repair something, he can’t have that work done until he takes possession of the house. Consider your time line for moving in and whether any repairs will delay you (which can cost you money).

There is also a psychological point to consider: some sellers are less likely to give you a cash credit than spend the same amount fixing things because they suspect (sometimes accurately) that the buyer is just trying to squeeze money out them and may not even intend on fixing the items that they claim the credit is for.

Remember, you can also be creative here: might a home warranty or water company insurance satisfy your concerns about something on the report, or be a compromise you and the seller can both tolerate? Your agent should be able to give you guidance during this negotiation and help you think about how much certain things will cost, which things on the list are most important to you to have remedied, how long you might be able to wait (and save) to do them, etc. Your agent should also guide you as to when it’s wise to have a specialized contractor come to the house to provide a quote and when it’s “safe” to rely on the home inspector’s estimate. Sometimes you have more to think about after an inspection than when you originally decided to buy the house!

75 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Cruising to Closing

Once inspections have been negotiated and the second check has been delivered, it’s time to breathe. Your title company will procure the title commitment and your lender should already know the date for the mortgage commitment.

Some of the items on your to do list will be:

Shop around for and choose homeowner’s insurance.

Make sure any funds to be used towards the purchase are liquid.

Select and schedule a mover.

Call utility companies to transfer on the day of settlement.

Call locksmith/alarm company and arrange appointment.

Schedule to have a cleaning service come the day of settlement.

Schedule any contractors (painter, hardwood refinishers) for work to be done before you move in as their calendars fill up.

It’s also a good idea to request that the sellers leave any manuals/instruction booklets AND, if they are willing, a list of contractors who have worked on the house (landscaper, plumber, house cleaner, painter, etc.). And remember—if you have negotiated repairs to be done, check that they have been completed when you walk through the property just prior to closing and be sure to collect the receipts for work done at closing. That way, if there is any question as to what was done and warranties for work, you have the information.

76 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Be sure to check with your agent about what you need to bring to closing (usually just ID, but if you won’t be there and need a P.O.A. or to sign paperwork in advance, ask what you need to do).

At closing, the title company will make sure all reimbursements for prepaid taxes and sewer and trash bills are figured out—you don’t need to worry about that. You will be notified a few days before settlement with an amount to either have wired or to bring to closing in the form of a bank check for the balance of the down payment as well as the closing costs.

77 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Moving Tips

Here are my top 10 tips, applicable to anyone moving anywhere:

Research the cost of living—housing, utilities, parking/public transportation, taxes.

Start looking at homes (including property taxes) on line to get an idea of what/where your money will buy you and what your commute might look like.

If you have, or think you will soon have children, learn about schools—public and private.

Visit the area before your move so you and your family feel a sense of familiarity once you move, and, in the best case, have even developed a few “haunts”/favorite places.

Identify your most important needs—pediatrician, vet, dentist, day camp, etc.—and do some see if you can line up some providers before you arrive in your new home town.

Say a proper goodbye—many people have a “moving open house” day when they invite people to stop in and say goodbye. This opportunity to connect and exchange contact info if you don’t already have it can be especially important for kids.

Pack strategically—color code, number and label your boxes, also keep a notebook that inventories which items are in which number box. Also, keep an “open first” and a “close last” container (a clear one helps differentiate it from the others as well as allow you to see inside). Packing tape, scissors, mat knife, permanent marker, water bottles and similar items are often found in here. If you have kids, make sure you have similar boxes/bins for their “can’t-pack-til-the-last-minute” and “will-need-to-locate-as- soon-as-we-get-there” things.

Figure out how your pets will travel to your new home.

Call your gas, electric, water, trash, sewer, etc. companies to terminate service and forward your mail. Don’t forget to call your insurance company to cancel your policy and also terminate any local memberships (to gym, golf club, etc.).

Expect the unexpected. Not everything will go as planned and it’s impossible to plan for everything in the first place. Remember that everyone will be under some stress and try to be extra kind and understanding/supportive of your fellow movers.

78 Copyright Jennifer LeBow, jenniferlebow.com, [email protected], 610.308.5973 Considering a move to the Philadelphia metro area? As the premier relocation agent on the Main Line, I’ll guide you through the entire process of finding and purchasing a home here. I provide: Jennifer LeBow, pertinent information REALTOR ® straight answers reliable advice [email protected] 610.308.5973 all delivered with a sense of humor and a jenniferlebow.com sensitivity to the challenges of relocating.