Giving the Buyer Space

My home has so many special features.  I think it would be best if I were at showings so I could explain them to prospective buyers.  Is that ok?

When you are selling your home, its normal to think that only you can fully convey your home’s fine qualities to a buyer.  This leads some sellers to consider the possibility of being home for showings, so that they can make sure that the buyer prospects appreciate all of the home’s amenities.  While this may seem sensible to a seller, nothing could be further from the truth!

When buyers visit your home, it is important that they be allowed the space to imagine the home as their own.  This starts, of course, with home staging, so that the home is not overly personal when the buyers arrive.  But it extends to allowing them to tour the home alone with their buyer agent.  For buyers to buy a home, they must bond to a home.  For buyers to bond to a home, they need to be free to relax in your home and chat with their agent about what they would do to make the home their own.  This will not happen if you are present. So what can you do to make sure they appreciate your home’s qualities?  Hire a listing agent who will design a custom brochure for your home that is available when buyers visit your home.  Such a brochure is your best ammunition – they can take it home and recall all of your home’s wonderful features and get their questions answered as well.

Giving the buyers their space extends to the home inspections as well.  The period during the home inspection is one of normal buyer remorse.  Did we buy the right home?  Will a better home become available? Allowing buyers the freedom to return to your home alone will allow them to bond again to your home and stay committed to it during the sometimes difficult inspection process.

In fact, the only time you should interact with your buyer is at the closing.  From initial showing to return visits, inspections and walk-throughs, you should always vacate your home and give the buyers their space!

 

1410 Pennsylvania Ave- NEW PRICE

Looking for a change of pace? How about a move into the city? Rare Gothic Revival
home on Pittsburgh’s North Side showcasing remarkable architectural features and
grand rooms. Meticulously renovated. 11’ ceilings on main level, hardwood floors,
grand staircase, impressive fireplaces and woodwork. Remodeled kitchen with
48” Wolf commercial grade gas range, well-designed and appointed butler’s pantry/mud room.
Master suite w/ dressing room is a dream come true! Beautifully remodeled bath includes
marble floor, soaking tub, custom shower w/ seamless glass enclosure. Three add’l bedrooms
and two new baths plus upper level laundry room, game room. Professionally landscaped yard,
private back patio, covered front porch. 2 car garage. $659,000   See more…

 

439 Oliver
Located in one of Sewickley’s most sought after neighborhoods, once inside you will be surprised how big this home is! Beautifully remodeled, it offers three spacious finished levels of living space, including a main level bedroom suite! The newer kitchen is open to both the dining area and large family room. Walls of windows overlook the beautiful backyard – French doors open to the private patio. A convenient mudroom provides access to the attached garage. The lower level includes a finished game room, full bath, fifth bedroom and a spacious storage/mechanics/laundry area. Close proximity to all village amenities and schools. Freshly painted interior…move in and enjoy all that Sewickley has to offer. $665,000  See more…

 

 

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Neutral is the Way to Go!

Everyone says we need to “neutralize” our home before we try to sell it, but what does that mean?

If you watch HGTV or read my weekly articles, you likely know how important it is to neutralize your home before you sell. But what exactly does that entail? Paint color is obvious. Your home is far more likely to sell for top dollar if its painted in a neutral color palate. This does not mean your home must be nothing but white. It does, mean, however, that you should remove most strong colors in favor of “colored” neutrals – colors such as greige or light gray. A colorful room or two is fine as long as the color was chosen in the past couple years (trends in color change quickly, but when you live with a color daily and are not in the design business, you probably don’t realize when a color is no longer “in”).

Neutral colors in floor coverings is also key. Colored carpets are extremely difficult to sell. Be careful with ceramic tile –when it goes out of style, it is painfully obvious that you have dated tile and its expensive to replace. However, neutralizing a home goes beyond paint color and floor coverings. Consider the age of your most likely buyer. Buyers these days in their 20s, 30s and 40s as a general rule favor clean lines to florals. If you have floral drapes, silk flower arrangements or large floral prints on your upholstery, this could be a real turn off to a buyer even though these items do not convey with the home. The impression says dated even if the structure itself is not. This is pretty simple to address, however. Pack these things up – you are moving – get a head start.  Drapes are great for decorating but unless they are very recently installed, they are unlikely to help your sale – most buyers prefer to see your windows. Slipcover furniture if it’s fabric trends toward yesteryear’s design styles.

Neutralizing also goes to removing personal effects – family photos being the most obvious. And of course, its important to neutralize odor. If you have pets, keep litter boxes perfectly clean and pet beds, blankets and toys frequently laundered. Have a friend double check – you should not be able to tell you have a pet when you enter your home. If you smoke, don’t smoke inside. If you like to cook with spicy food, avoid it while your home is on the market. If musty odors emanate from your basement, run a dehumidifier 24/ 7. If your refrigerator stays with your home, make sure it is clean and smells fresh.

A neutralized home may seem impersonal to you, but try to remember, you are moving! While it may not be your style, it is far more likely to attract a buyer and a good price!

439 Maple Lane New Price – Its time to think summer! It might be cold outside, but come spring you will love the endless hours of family fun you can have in this incredible pool complex! Heated pool, hot tub and bar will make your new home party central! A top-to-bottom remodel of this timeless Edgeworth colonial, with gorgeous new white kitchen with granite tops open to stunning dining room. Hardwood floors unify great room, study, entry hall and mudroom. Up to eight bedrooms, 4.5 baths, 3 car detached garage. $1,275,000

 

16 Highview It’s time to start planning your summer pool parties at 16 Highview! Nestled on a private 3.87 acre lot in an established neighborhood and featuring a beautiful in-ground pool, the views of sunsets off the back deck are spectacular! Exceptionally open floorplan is ideal for entertaining! Newly remodeled kitchen features granite countertops and stainless appliances. Two story great room. Main level also features a large den/home office, inviting dining room, laundry adjacent to the kitchen, inviting screened back porch and main level bedroom with remodeled full bath, perfect for a nanny or in-law! The upper level is home to a large master suite with en-suite bath and two additional bedrooms. The lower level is finished with two gamerooms, full bath, sauna, wine room and three car garage! $625,000

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Avoiding Mortgage Pitfalls

I have a friend who just had a terrible time closing on his mortgage loan because he moved some money into his checking account right before closing.  Any tips om making sure the mortgage process is a smooth one?

Mortgage rates remain low, but the process of obtaining a mortgage is more complex than most buyers appreciate.  Underwriters are extremely detailed in their review of mortgage applications – one small “mistake” could derail your entire application.  Take the time before you buy to understand the possible pitfalls, and then steer clear for a smooth mortgage process.

First, don’t make large undocumented deposits into your bank accounts. Mortgage guidelines require that underwriters review all deposits reflected on bank account statements. If there are deposits present on a bank statement and the underwriter cannot tell where the funds came from, then the underwriter may ask for you to provide a “paper trail” to document the source of the funds used for the deposit.  When making a deposit, keep the associated paperwork (i.e. the “paper trail”) you may have received that would show where the funds came from for the deposit (i.e. check stub, copy of check, receipt for liquidation of another account, etc…). Try not to make cash deposits if at all possible as it is difficult to show where “cash” came from. Try not to move your money around between accounts. There will be plenty of time to consolidate funds if you desire after you’ve closed on your new home.   Be sure to save ALL pages of your bank statements. Do not throw them away or shred them.

Second, strive to have ‘boring’ bank statements – no NSF charges, no unusual deposits, not a lot of moving around of money between accounts. Achieving this will definitely make your mortgage process go smoother.

Finally, don’t open new credit and don’t take on new debts. Unless advised to do so by your mortgage professional, you should try to avoid having your credit checked by anyone or taking on any new debt (i.e. credit cards, car loans, lines of credit, etc…). Numerous credit inquiries may impact your credit score which in turn could affect your mortgage loan and interest rate quote. In addition, underwriters may require that you write a letter explaining the inquiries on your credit report stating if you did or did not acquire any new debts as a result of the inquiry. While it’s tempting to take advantage of an extra 10% off at a department store if you open a new credit card with them, it may be best in the long run to pass on those offers and use one of your existing credit cards.

Check back next week for more tips on making your mortgage application process a smooth one!

200 Summerlawn Drive – New Listing 

Flawlessly finished, beautifully styled and meticulously maintained, this custom-built home is ideal for entertaining as well as being a welcoming place to call home!  Huge 1 acre lot with incredible green space, privatized by mature trees.  Open floor plan with nearly 5000SF above grade plus finished walk-out lower level. 6 bedrooms, 5.5 baths, convenient upper level laundry.  Immaculate condition.  So much to fall in love with!  $775,000  See more…

 

515 Spanish Tract

Simply spectacular renovation of this inviting home – nestled on 7+ private acres in close-in Sewickley Heights.  Expansive windows bring the stunning natural surroundings into every room. Open floorplan, with new kitchen, baths, flooring, windows, roof, generator… four outdoor venues to enjoy the beauty of the location from.  5 bedrooms, 4.5 baths. Incredible pool. Turn-key ready for you! $1,750,000  See more… 

 

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Selling Made Easy

Selling our homes seems like it will be a very stressful endeavor.  Is there any way to make it any easier on us?

Once you have lived long enough, you realize that if there is something to be done, there is usually an easy way and a hard way.  When it comes to selling your home, why not make it easy? If you make it easy, you are far likelier to have a successful transaction.

First and foremost, make access to your home easy for buyers.  Use a lockbox and always be ready to show.  Busy agents with serious buyers don’t have time to track down keys held by listing agents, or worse yet, schedule showings around your listing agent’s schedule. You can’t sell if you don’t show – make it easy with lockbox access (which notifies your agent immediately every time it is accessed) and be ready to accommodate last minute showing requests.

Make negotiations easy.  When you do receive an offer, do not get upset or offended.  Every buyer approaches negotiations differently.  Some will need to give you long letters explaining their analysis of value.  Don’t take it personally – just understand that it is a unique opportunity to understand how buyers perceive your home.  If one buyer is bold enough to tell you, the chances are there are others with the same concerns.  While you likely put your heart into the home, you are leaving and need to detach.  Be pleasant and non-defensive in your response and try to focus on the one or two points in the offer that concern you the most.  The more flexible and good-natured you appear, the easier it will be to get and keep the buyer in the deal.  Be easy to reach during negotiations as well.  The more protracted the negotiations, the greater the chance the buyer’s interest will wane and you will lose the deal.

Make inspections easy.  I have said this many, many times, but if there are conditions that exist that are called out by the inspector and they were not on your disclosure, you should expect to pay for them or lose your deal.  You can make this very easy on both you and the buyer – have your home pre-inspected – then a buyer can make an offer knowing the condition at the time of offer and you should sail through the inspection.

Sound easy?  It is!  Keeping these simple concepts in mind will make your home sale much easier.

 

120 Fox Hill

NEW LISTING!!!  Sited on a 1.4 acre park-like lot with gorgeous views of the Sewickley Heights golf course, this fabulous custom built colonial has been remodeled top-to-bottom and features stylish kitchen and baths, open floor plan filled with natural light from walls of windows, finished lower level gameroom, new roof, new driveway, newly refinished floors, new lighting and so much more! $685,000.  See more…

 

 

213 Chestnut Road

NEW LISTING!!!  Beautifully remodeled Sewickley Village Victorian with high ceilings, open floorplan and fabulous original architectural detailing.  Wonderful newer master suite with stylish newer bath.  Four finished levels of living space including lower level gameroom. Flat backyard, two car detached garage.  A very easy walking distance to Village shops and restaurants. $825,000   See more…

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

The Pre-Inspection Power

I’ve heard that agreements on many homes have fallen through lately from home inspections – why is that?

Our market has traditionally been one where buyers know they are buying old homes and allow the seller some leeway in not presenting a “perfect” home from an inspection standpoint. However, in many parts of the country, this is not the case. Sellers are expected to remedy all issues noted by home inspectors prior to closing. As more and more people migrate here from other parts of the country, our prices are going up, but so are the buyers’ expectations as to a seller’s responsibility for concerns discovered on a home inspection. At the same time, inspectors are getting significantly more particular. And so yes, it is absolutely possible to have purchased a home only two years ago and have new concerns arise that clearly existed and were overlooked when you bought your home. And yes, it is equally possible that you will be expected to fix them and if you refuse, your sale might fall through.

This can often leave a seller feeling like they are the unlucky one who got stuck holding the “hot potato.” As the years pass, the list of “hot button” issues mounts and if you are the owner when the issue is discovered, you will be the one paying the bill even though the home was bought and sold many times in advance of your ownership. These hot button issues include items such as old sewer lines, radon, mold, damp basements, lead water lines, asbestos (fireplace inserts, duct tape, pipe wrap or flooring) knob and tube wiring and pushmatic electric panels. If your home has any of these issues, you should figure you will be the one footing the bill and address them before they become an issue on a home inspection.

The best way to prevent an inspection fall through or an unexpected bill for defects is to have your home inspected before you put it on the market. A pre-inspection will allow you the opportunity to fix those items that can be fixed and disclose the rest to save yourself from a laundry list of requests. Be sure not to ignore the small stuff that comes up or that you know is wrong. For example, when I list a home, I specifically ask sellers if all of their windows open, stay open, shut and lock, and if any are cracked or have broken seals. Sellers more often than not disclose no issues with their windows and yet it is one of the most frequent inspection deficiencies. Take the time to do your homework – get your home inspected – repair or disclose any possible concerns – and save yourself from a long last-minute repair list and potentially even from losing your sale.

518 Irwin Drive –  New listing!

One of Sewickley Village’s most spectacular homes, this classic estate is majestically sited on a nearly one acre lot within easy walking distance of Village amenities – an oasis in the middle of our vibrant walking community. Beautifully appointed and maintained, it showcases rich architectural elements, including a breathtaking spiral staircase that connects all four finished levels of this amazing home. Incorporating an updated design aesthetic, this home seamlessly interweaves its historic architectural beauty with modern amenities including the beautiful huge kitchen open to the fabulous family room, mudroom connecting to the heated garage, “homework” room adjacent to the kitchen, finished lower level gameroom and home gym, and above-garage guest suite. A very special Sewickley Village opportunity. $2,900,000  See more…

16 Highview

It’s time to start planning your summer pool parties at 16 Highview! Nestled on a private 3.87 acre lot in an established neighborhood and featuring a beautiful in-ground pool, the views of sunsets off the
back deck are spectacular! Exceptionally open floorplan is ideal for entertaining! Newly remodeled kitchen features granite countertops and stainless appliances. Two story great room. Main level also features a large den/home office, inviting dining room, laundry adjacent to the kitchen, inviting screened back porch and main level bedroom with remodeled full bath, perfect for a nanny or in-law! The upper level is home to a large master suite with en-suite bath and two additional bedrooms. The lower level is finished with
two gamerooms, full bath, sauna, wine room and three car garage! $625,000 See more…

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Getting Top Dollar Might Start with TV

What do you think about all of the TV shows that focus on home buying and selling homes?

If you follow my column, you have undoubtedly noted me mentioning for what seems like years now that our market is hot and our inventory has never been lower.  It certainly couldn’t be a better time to sell.  You may in fact have just heard that your neighbor’s home sold for top dollar in record time.  How do you make that happen?  Start by watching more TV!

Surprising advice, perhaps, but TV sets our style expectations and our aspirations of how we want to live our lives.  Your potential buyers are watching TV and then coming to your home and expecting to see what they saw on TV.  Want to make the most money?  Meet their expectations!

This is easy to do if you also watch a healthy dose of HGTV.  There you will quickly find the latest trends and tips on how to achieve them in a cost-effective manner.  You will see what home designers are pushing and know what buyers will be looking for in your home.  House Hunters is a particularly good show to learn from.  You will get insight into buyers’ thought processes – you can listen in on their conversations and take note of the factors that affect them in both  positive and negative ways.  Armed with this information, you will be ready to spring into action and create a home that buyers are instantly attracted to.  And why are they attracted?  Because they saw it on TV!

As a full-time real estate broker, every day my job lives like an episode on House Hunters.  Through countless hours listening to my clients as they evaluate potential homes, I am easily able see how HGTV has greatly impacted the home selling process.  Those sellers who choose to take to heart the lessons espoused on HGTV are rewarded with more money in less time.  They create instant attraction by making their homes appear as if they were pulled straight from an episode of HGTV.   So whether you plan to sell next month or next year, start watching more TV, put the advice into action and pocket more money when you sell!  And if you’re not a fan of these shows, give me a call and I will come out and give you an abbreviated version as it applies to your home!

439 Maple Lane – New Price!

Its time to think summer!  It might be cold outside, but come spring you will love the endless hours of family fun you can have in this incredible pool complex!  Heated pool, hot tub and bar will make your new home party central! A top-to-bottom remodel of this timeless Edgeworth colonial, with gorgeous new white kitchen with granite tops open to stunning dining room.  Hardwood floors unify great room, study, entry hall and mudroom. Up to eight bedrooms, 4.5 baths, 3 car detached garage. Open Sunday 1-4pm. $1,295,000  See more…

 

1432 Beaver Road

Complete architect-designed interior renovation of this elegant Sewickley Village Queen Anne Victorian. Private 1.7 acre lot in the heart of Sewickley Village.  Meticulous renovation. 5000SFF+. Remodeled kitchen seamlessly incorporates new cabinetry and granite tops while integrating refinished antique glass cabinet doors into the design. Completely redesigned master suite, with sitting area, turret reading nook, luxurious bathroom and exercise room. Impressive development of the lower level. $1,150,000  See more...

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

The High End Market

What is going on with the high-end market in Sewickley? Why don’t there seem to be many high-end sales?

Our high-end market has been slower than normal for over a year now.  Speculation abounds as to why that is the case, but it doesn’t seem that we are alone – sales of higher end homes in many pockets of this country have slowed.  Many attribute that to the fact that our tax system was restructured to  allow for a larger standard deduction and lower marginal rates but at the cost of limiting the deduction for property and income taxes to a combined total of $10,000.  For high property tax jurisdictions such as our own, many commentators believe this has caused a slow-down in high-tax (i.e., high priced) home sales.   I have held out hope that when people filed their taxes this past Monday, maybe they would discover that they are better off under the new system despite the deduction limitation and we would see the property tax fear fade into the background.  I must admit that even as a former tax lawyer I have found the new forms a bit confusing, so I am really hoping we will see some favorable spin coming from tax preparers this week.

We may however need a general mindset adjustment. As a whole, our income taxes in PA are lower than the majority of states.  Our earned income tax here in Sewickley is only 1%, compared to 3% in the city of Pittsburgh. We do not have sales tax on clothes or food as many states do.  So while our property taxes may be on the high side, we are in a far better position overall than many residents of metropolitan areas with similar advantages to Pittsburgh.  Property taxes are just a cost of living, and if your bucket list includes the amenities of a higher-end home, the taxes are what they are.  The sooner our marketplace accepts this reality, the sooner our higher end homes will start selling again!

In the meantime, our middle and lower end market segments are moving fast and often with many offers.  Homes in these segments that are priced appropriately for condition and amenities are often selling with multiple offers, and in a very short amount of time.  These market segments are accelerating quickly in their pricing.  Waiting for the home to show up on your Zillow search is likely going to be too late.  If a move is something you’ve been considering, give me a call and we can strategize on how you can best meet your needs in this complex market we find ourselves in! 412.779.6060

49 Woodland – NEW LISTING
Located on one of Sewickley’s most sought-after streets, with sidewalks to everywhere and within a very easy walking distance to Village shops and restaurants, this home is in impeccable condition and offers an outstanding opportunity for your family!  5 bedrooms, 3.5 baths, garage attached by breezeway, newer slate roof, gorgeous private yard, large eat-in kitchen, two gas log fireplaces and so many more wonderful amenities make this home a Sewickley Village best buy! $1,775,000  See more…

 

 

213 Chestnut Road –  NEW LISTING
Beautifully remodeled Sewickley Village Victorian with four finished levels of living space, sited on a level lot with two car garage checks all the boxes!  Beautifully equipped and remodeled kitchen, wonderfully remodeled baths. Incredibly architectural detailing throughout.  5 bedrooms, 3.5 baths and a two car garage.  Added unique bonus of a lower level gameroom! $825,000.  See more…

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Selling With Pets!

What advice do you have for pet owners hoping to sell their homes?

I am a dog lover. In fact, there are two canine members of my family.  60% of Americans own a pet, and 40% are dog owners.  As a dog lover and owner I am  aware that not everyone loves pets. If I am a home seller, this is particularly important to keep in mind. 

 It is critical when selling your home to remove any and all evidence of Fido!

What exactly does this entail? Smell should be your first concern.  If you live with a pet you are probably used to the smell and don’t notice it, but your buyer will. Carpets should be professionally cleaned and deodorized to remove any possible smell.  If any smell lingers after that, you probably need to change the furnace filter and quite possibly have the ducts cleaned. If you are still living in the home it is critical to keep all your pet things clean – launder blankets regularly, keep crates wiped down, empty litter boxes every day and give your dog a weekly bath. I can’t stress this enough. Any smell at all could kill your chances at an offer.

Cleanliness should be your next concern. If your home is vacant, after you move out make sure there is no evidence of a pet having lived there. Make sure there are no hair balls hiding in corners or behind doors. Clean or replace air return grills as they have likely become laden with pet hair and dander, resulting in a dirty look. Clean the vent cover on the bottom of refrigerators as well – they are often clogged with pet hair. If you are still living in the home, you must address all of the above as well as making sure that physical evidence of a pet disappears during a showing. Pack up toys and beds and tuck them in a discrete location. 

Finally, if at all possible, remove the pets themselves for all showings for the best chance of selling the home. While Fido is likely cute as can be, many people are either fearful or allergic – why take any chances?

 

102 Meadowbrook  – New Listing!

Located in the wonderful walking community of Amherst Acres in Moon, this original owner home has been beautifully maintained and offers a great opportunity to buy into a great school district at an affordable price!  3 bedrooms, hardwood floors, oversized two-car garage, newer furnace and hot water heater. $215,000   See more…

 

 

896 Elmhurst  – New Listing!

Incredible Sewickley Village townhome with 3 gorgeous levels of living space! Nearly new construction with 3 bedrooms, 2.5 baths and a 2 car garage. Absolutely stunning aesthetic unifies thus light, bright end-unit townhome located within easy walking distance of the Sewickley shops and restaurants.  Room to add an elevator if you wish.  $700,000   See more…

 

 

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

New Homes & Taxes

April 15th always reminds me of taxes, and how high our taxes are here. Is this a disadvantage when it comes to selling homes in this area?

I always counsel my new clients relocating here from other states that property taxes are something that need to be viewed as part of an entire budget. Yes, our property taxes seem much higher than in many other regions of this country, and yes, upon first look, it can be a deterrent. But my advice to out-of-towners is to consider how much they pay each year in all forms of tax.

In Pennsylvania, we only pay a 3.08% income tax rate and here in Sewickley, we add on top of that an additional 1% on earned income only. We currently have no sales tax on food and clothing. We also have very low car registration fees at only $36/car. In some states, income tax alone can be as much as 8% – 9%, car registration fees/yearly taxes can exceed $550+/car and they do impose sales tax on food and clothing. If buyers are counseled to look at the big picture, more often than not they find that they are actually saving money when they move to Western PA, despite our high property taxes, but it does take a skilled realtor to get them over this hump.

When dealing with local buyers, property taxes are a much bigger issue. When moving up, buyers definitely have to consider taxes – they won’t be getting any new income tax breaks by just moving across town. Recently, the federal tax law changed and there is a $10,000 cap on the deductibility of the combined total of income and property taxes.  Nationwide, this seems to have created a softening in the sale of high-end homes as there is little to no subsidy for your property taxes anymore (depending on how much you pay in state and local income taxes and whether they, on their own, move you above the $10,000 threshold).  The expectation is that the lower federal tax rates will offset the reduced deduction, but for many who haven’t filed their 2018 returns yet, it’s too early to tell. My sense is that this will all settle out over the next year or two as we all adjust to the new tax rules.

In any event, whether buying or selling, it’s important to take the time to make sure that your taxes are in line with the market value of your home – if they are not you should appeal them so that inappropriately high taxes don’t become an even larger deterrent to a purchaser.

63 Thorn – NEW PRICE  Expertly remodeled, 63 Thorn paints a modern landscape on a charming traditional palate to create an exceptional home. Sited on a large lot with fully fenced back yard. The expertly designed and crafted kitchen (which is open to the family room) is flooded with light from an entire wall of windows that bring the private backyard into this warm and inviting space.  The dining room has also been opened to the back yard through an impressive wall of windows and doors, and spills effortless out onto the new back deck.  The second level is home to a new master suite with spa-like private bath.  Four additional bedrooms, two full baths and a convenient second floor laundry room complete the upper levels.  Join is for our OPEN HOUSE Sunday 4/7 1-4 pm. $1,450,000    See more….

21 Thorn Street – Beautifully remodeled classic historic home on one of Sewickley’s most sought-after streets. Kitchen is open to breakfast room and den; fabulous master suite with gorgeous new bath and private dressing room.  5 bedrooms, including developed third floor.  3.5 baths.  Convenient main level laundry. Finished gameroom on lower level. Two car garage.  Covered front and back porches. Beautiful, large back yard. New roof! An easy walking distance to Village shops and schools. $1,185,000    See more….

 

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Shhh…It’s A Secret

We are ready to put our home on the market but are private people and would prefer not to have the home in the MLS. Could you just show it if you hear of a prospective buyer?

I may be repeating myself here, but in this hot spring market, it really is an important message. There is simply nothing more powerful for driving in a high offer for your home than listing it with a real estate agent who is fully engaged in the marketing and selling of your home! Yes, you did ask a realtor, so you probably expected that answer, but here’s why.

First, Sewickley loves a secret sale. Everyone loves knowing what no one else knows yet, and buyers feel really special if they get the first chance at your home. But that secret sale is unlikely to drive in your best offer. What credibility do you as a seller have for pricing your own home? All homeowners love their homes and most feel they are worth more than the comparable sales. A real estate agent with a proven track record for pricing homes correctly is going to add an air of credibility to your asking price.

Buyers at secret sales will also automatically go for the “you don’t have a realtor” discount. In other words, you are saving nothing by not listing your home with an agent – the buyers will discount their offer to you based on what they think you would have spent in commissions. So your net will be the same (at best) as if you did have a realtor and yet you don’t have an advocate on your side helping you through all of the tricky scenarios that come up in selling a home.

Secret sales are also just that – they are not publicized city wide. There could be a buyer in the South Hills waiting for a home like yours and without a full market press, they will probably never find your home and may buy another, frustrated that “nothing” is on the market.

But most important of all – buyers at secret sales don’t feel the market pressure that a real estate agent can bring to your home. If there is a potentially interested buyer and they see your home marketed absolutely everywhere, they will assume that there are many other buyers out there and they are more likely to succumb to the pressure of the market and perceived competition and pay you more. If it is a secret sale, they can take their time, think carefully, and ultimately will either talk themselves out of buying altogether or talk themselves down in price. Neither is a good answer for you.

So don’t take any chances – if you are serious about selling, list your home with an experienced full time agent and engage the power of our larger market to drive in your best deal. Give me a call today and we can develop a strategy that is tailored to your specific  needs and goals!

 

1486 Beaver RoadNEW LISTING –  Incredible opportunity to own a nearly new home in Sewickley Village! Within easy walking distance of Village shops and restaurants, this custom designed and built home checks every box! The open floor plan is ideal for both entertaining and daily living. The two story great room

with impressive stone fireplace is open to the well-equipped magazine-perfect kitchen! Convenient main level laundry, attached 3 car garage,  finished walk out lower level, main level features a second master. 5 bedrooms, 4.5 baths. $850,000.  See more…

 

22 Woodland Road – NEW LISTING – Located in Sewickley’s premier neighborhood with tree lined streets and sidewalks to everywhere! Spacious custom built brick colonial on large, park-like lot. Hardwood floors unify main and upper levels. Outstanding amenities include NEW slate roof, main level laundry, attached 2 car garage, finished lower level, private back patio, park-like backyard, gorgeous 4-season sunroom, two gas log fireplaces, large rooms, exceptionally well maintained throughout.  A fabulous opportunity to buy this incredible location.  $1,000,000  See more…

 

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Maximizing the “WOW” Factor

We are thinking of moving and want to make our home as perfect as possible for the market. How would you describe the “perfect” home that buyers today are looking for?

The warm weather is waking up the dreamer in all of us it seems! Thankfully, we all have a different idea of the perfect home, which keeps our market moving twelve months a year. Buyers are not all waiting for that one special home. They are waiting for their special home – but special comes in so many different shapes and sizes. Nonetheless, when thinking of selling, you will have a much better chance of selling your home quickly and at a higher price if you improve and decorate your home in a way that appeals to more buyers. Most homeowners settle into their cozy homes and forget all about trends and what’s hot in the market, and so it often comes as a shock when its time to sell and they have fallen behind the times in either amenities or style.

Want to know what’s in style with today’s home buying crowd? Pick up a Pottery Barn or Restoration Hardware catalog and that will give you a quick lesson on color palates and designs that are “in.”  Of course, the lower you price your home, the further you can stray from current trends and still capture a buyer. But assuming you are like most of my clients, it’s sometimes easier to inventory what’s “out.” As realtors, this is a difficult message to share with your clients – the message is not that you do not have a lovely home. But in selling homes, one must first accept that you are leaving that home and then seek to minimize potential buyer objections while maximizing the “wow” factor.

With that in mind, here is my 2019 short list of the “gotta gos” – if you have these in your home, you are well advised to invest to sell:  non-neutral carpeting, shag carpeting, wallpaper (unless applied sparingly and in the last 5 years), bold paint colors, stained woodwork (except in dens), paneling, dated lighting fixtures, non-neutral bathroom tiles and tubs, wooden toilet seats, linoleum flooring (except in lower price brackets) and formica countertops (except in lower price points).

Some wonder if offering the buyer a decorating credit is a good alternative to making changes pre-marketing.  My experience suggests that credits are not effective. Buyers often screen homes online and never have the opportunity to find out about a credit. It’s best to make the updates. Some sellers believe that it is better to leave things the way things are and let the buyer make the changes to suit their tastes. This works, but only if you keep your price down. If you are looking to take advantage of possible market premiums. Not sure where to start? Give me a call and I can help connect you to the resources you need to get your home market ready!

 

 

 

 

 

319 Scaife – Exceptional Sewickley Heights home will take your breath away with its unparalleled beauty. Sited on 5 private acres, it combines the authentic charm of a Sewickley Heights carriage home with modern amenities and stunning design.  Magazine perfect kitchen with top-of-the-line appliances and granite tops opens to a captivating dining room with fireplace and relaxing family room.  French doors open from the gorgeous living room onto the sprawling stone terrace, which spills out effortlessly onto the manicured grounds.  Incredible master suite with three walk-in closets and remarkable custom bath.  Charming enclosed courtyard. Three car attached garage.  $1,975,000   Learn More….

 

63 Thorn Street –  Expertly remodeled, 63 Thorn paints a modern landscape on a charming traditional palate to create an exceptional home for the millennium home buyer.  Sited on a large lot with fully fenced back yard. The expertly designed and crafted kitchen (which is open to the kitchen) is flooded with light from an entire wall of windows that bring the private backyard into this warm and inviting space.  The dining room has also been opened to the back yard through an impressive wall of windows and doors, and spills effortless out onto the new back deck.  The second level is home to a new master suite with large closet and spa-like private bath.  Four additional bedrooms, two full baths and a convenient second floor laundry room complete the upper levels.  $1,495,000  Learn More….

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

The High End Market Can Be Fickle

What is going on with the more expensive homes in Sewickley?  It doesn’t seem like many are selling.

Sewickley’s high end market, defined for these purposes as homes listed above $1 Million, can be a very fickle thing indeed. I recently took a look at 6 years of data in this market segment and the results were fascinating. The fact that you sense the high end market may be less robust than in years past might be because we only sold 6 high end homes from May 1st to December 31st, 2018 (an eight month period). This was quite a surprise as we had sold 9 high end homes in the first four months of 2018. So far in 2019 we have seen three high end homes go under agreement – exactly the same number as sold in the same period last year.  We are all hoping that we can return to a cycle in line with our 2017 numbers – in that year we sold an additional 17 homes after February 28th!  If you look at long-term patterns its evident that these ebbs and flows are quite common in our high end.  In 2014 we recorded an impressive number of high end sales. In 2015 that number was a bit more anemic.

What stands out in looking at the data, however, is that in the past six years the number of high end buyers coming to us through relocations to Pittsburgh is dropping. This may be because there are other high-end neighborhoods that have been built across the region and Sewickley is no longer one of the only communities you can move to if you want to buy a high end home. Buyers can choose a home in the north hills, for example, with the latest and greatest everything for less than they would have to spend in Sewickley. This may also be because some employers who anticipate faster turn around do not want their employees buying – our rental market is doing quite well as a result.

What to do if you are living in a high-end Sewickley home?  First and foremost, we must keep our schools and community strong.  What we have is unique – there are very few walking communities in the area and fewer that are in a top school district.  Support our local stores, attend community events, give of your time and finances to our schools and non-profits.  This helps to keep Sewickley wonderful and will help protect your investment.  Don’t rely on everyone else – we are all busy but we all need to do our part to keep Sewickley appealing to new families.  Second, be sure when you are ready to put your home on that market that you have taken the time to really prep it for market and that it shows fabulously.  Remember, you aren’t just competing with the other homes in town – you are also competing with new construction in adjacent communities and those usually present as move-in ready!

515 Spanish Tract – NEW PRICE – Simply spectacular renovation of this inviting home – it nestled on 7+ private acres in close-in Sewickley Heights.  Expansive windows bring the stunning natural surroundings into every room. Open floorplan, with new kitchen, baths, flooring, windows, roof, generator… four outdoor venues to enjoy the beauty of the location from.  Turn-key ready for you! $1,750,000  Read more…

 

 

141 Beech Ridge Drive – NEW PRICE –  Spectacular 22,000+SF estate nestled on 8 private acres in Sewickley. Remarkable newer custom construction.   Newly painted interior. Half-court indoor basketball court, full racquetball/squash court, complete locker room facilities including sauna, 60’x30’ heated in-ground concrete salt water pool w/ stone waterfalls, patio w/ outdoor fireplace, 6 bedrooms, 5 full & 4 half baths, 9 fireplaces, 6 garage spaces, two kitchens, wine room, roof-top observation deck, new home theater.  Simply remarkable! $3,750,000    Learn More….

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Ready Or Not- Here it Comes!

I am wondering if you could give an update on how the spring market is looking so far?

The spring market is off to an incredibly strong start, from a seller’s perspective, IF a home is listed under $1million.  New introductions are selling, often with multiple bids, and sometimes in less than 24 hours.  Homes that have been on the market for many months are also selling, and even they sometimes have more than one offer! It is exactly what we all expected – a vibrant market, and its only early March!

Buyers are understandably frustrated!  While houses are coming on the market, the lines of buyers in the more affordable price ranges would look like the black Friday lines at Best Buy when they are selling TVs for $100!  New introductions are selling fast and for more than a simple analysis of the comps would suggest is a market price.  But if you have been waiting for 6-12 months, this may be your best chance at a home that could work for you, so you may have to pay more to beat out other buyers and get in the door!

How do you win in a market like this?  Buyers, you MUST be pre-approved for your financing.  You need to know exactly what you can afford and be able to prove that, in writing, to the sellers you are trying to convince to pick you.  Yes, there is some up-front work involved, but this is what it takes to win in today’s market! You should also have chosen and signed on with a buyer’s agent – waiting for homes to hit Zillow or to have an open house is not an effective way to win in a hot market.  You need a full-time agent dedicated to getting you home options as soon as they are available.  If you really want to win, you also need to spend some time assessing the compromises you are willing to make – 20 years in this business and I can state with confidence that the perfect home is just not out there!

Sellers, we have a huge inventory shortage that has been going on for two market cycles but this is not reflective of the norm in Western PA.  The tables will turn at some point back to a buyer’s market.  If a move is on your radar screen, now would be the absolute best time to call me to develop a strategy to get your home on the market and give you the best return on its sale!

 

 

49 Woodland Road

Boasting newer kitchen and baths in the most sought after Village neighborhood, on a gorgeous tree-lined street with sidewalks to everywhere, 49 Woodland offers a unique opportunity for newer construction in the heart of Sewickley Village.  The main level master offers hard-to-find convenience – upstairs 3-5 additional bedrooms offer plenty of space for family and guests. The beautifully remodeled white kitchen opens to the family room and the light, bright sunroom, with 3 walls of windows overlooking the private backyard.  The three car attached garage offers another hard-to-come-by amenity in the Village, as does the finished lower level! $1,775,000   See More…

 

439 Maple Lane

Its time to think summer!  It might be cold outside, but come spring you will love the endless hours of family fun you can have in this incredible pool complex!  Heated pool, hot tub and bar will make your new home party central! A top-to-bottom remodel of this timeless Edgeworth colonial, with gorgeous new white kitchen with granite tops open to stunning dining room.  Hardwood floors unify great room, study, entry hall and mudroom. Up to eight bedrooms, 4.5 baths, 3 car detached garage. $1,350,000   See More…

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Getting Into the Homeownership Game

We’ve been out of school for a few years, have been great savers and are thinking about buying our first home, but with the recession not so far behind us, it seems like a risky proposition. Any advice?

The millennials, as they are known, are a very risk adverse generation, having watched first-hand as many family members lost their jobs and/or their homes in the last recession. It’s not hard to understand why they have been the slowest generation to embrace home ownership as part of the American dream. But as scary as it might seem to take that first big step, home ownership remains one of the best investments you can make, and the sooner you get in the game, the sooner you will start making measurable progress toward achieving your financial goals.

Keep in mind that most of the housing losses from the 2008 recession were due to the immediately proceeding banking practices that are now far behind us. People were allowed to borrow without proof of ability to pay, to start with, and many used their homes as ATM machines, financing cars, vacations and college educations on their presumed housing appreciation. Today the lending laws are much stricter in an effort to prevent another crisis, and so you can be assured that if a lender has qualified you for a particular loan amount, you have passed some of the strictest standards and are more than well qualified by any objective standard to get in the housing game.

Owning a home will always be a far better choice than renting. It’s a rare day that owning what you are renting wont cost you less every month, and you are building equity (money you get back when you sell someday) with each payment. If you compare how much it costs you to own a home over 30 years, versus how much it would cost you to rent that home over 30 years, you will always have spent less money and in the end, you will have an asset that you own and can resell if need be. In addition, owning a home gives you certain federal tax breaks that renters don’t get, which further reduces the actual cost to you of owning a home. Home owners also lock in their housing cost for as long as they own that home. So while your $2000 rental payment will go up each year as your landlord increases the rent, how much you spend for a mortgage is locked in for as long as you own your home. Stay there 30 years and you will still be paying the same mortgage payment that you are paying today! No landlord will give you that deal!

This is complex, no doubt, and I would be happy to meet with you to go over the numbers in person, but there is no doubt that its never too early to get into the home ownership game!

 

1432 Beaver RoadNEW PRICE – Complete architect-designed interior renovation of this elegant Sewickley Village Queen Anne Victorian. Private 1.7 acre lot in the heart of Sewickley Village.  Meticulous renovation. 5000SFF+. Remodeled kitchen seamlessly incorporates new cabinetry and granite tops while integrating refinished antique glass cabinet doors into the design. Completely redesigned master suite, with sitting area, turret reading nook, luxurious bathroom and exercise room. Impressive development of the lower level. $1,150,000   See More….

 

21 Thorn Street –   Beautifully remodeled classic historic home on one of Sewickley’s most sought-after streets. Kitchen is open to breakfast room and den; fabulous master suite with gorgeous new bath and private dressing room.  5 bedrooms, including developed third floor.  3.5 baths.  Convenient main level laundry. Finished gameroom on lower level. Two car garage.  Covered front and back porches. Beautiful, large back yard. New roof! An easy walking distance to Village shops and schools. $1,185,000   See More…   See More… 

 

QUICK SEARCH

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Look In Your Pipes Before Your Sign Goes Up

Our neighbor just had to replace their sewer line – is that a common home inspection repair?

Sewer lines have become as radon was 20 years ago – today’s hot button for home buyers. In some boroughs (Mt Lebanon, for example) the borough now requires that before a home seller can transfer ownership, the sewer line must be scoped and must be without issues. Here in the Sewickley area, we do not have any boroughs imposing any such requirement on home sellers, but many buyers today do have a scope performed of the sewer line as part of their home inspection. And yes, if issues are discovered, they do expect the seller to remedy them. If a sewer line needs to be replaced, the cost will likely be between $5,000 and $10,000.

Sewer lines are not something we think about on a daily basis. As long as we don’t have back-ups, we assume that all is well with the line. But this is not necessarily the case. With older homes, sewer lines were made of terracotta pipe and this can break easily and can also be easily infiltrated by tree roots. If you live in an older home and haven’t replaced your sewer line, there is a good chance you have some issues.

Paying for a sewer camera test is not anyone’s idea of a good time, but if you are contemplating a sale of your home, it is probably a smart, pro-active thing to do. If you discover a problem in advance, there may be some cost-effective options for you to solve the problem without a full replacement of the line. Sewer lines can often by lined with a plastic liner. Tree roots can often by removed by hydrojetting. If you wait for a buyer to perform the test, you may get stuck with a full new line — the buyer might not accept one of the compromise options. So its best to explore the sewer line now, before it becomes an issue, and make any needed corrections.

16 Highview Drive – NEW PRICE – Wouldn’t it be sweet to spend your summer this year poolside in your own backyard? You will love the beautiful inground pool and 3.8 acres of privacy offered by 16 Highview, while living in a mature Sewickley neighborhood. With over 4100SF of living space plus a finished lower level, the home features an open floorplan ideal for entertaining. Newly remodeled kitchen, 3 car garage, main level bed/bath for guest, walk-out lower level, sauna, wine room, screened porch & more! Remodeled throughout and ready for immediate occupancy! $625,000.  Read more…

 

 

625 East Drive – NEW PRICE – 625 East Drive is the opportunity of a lifetime! Tastefully remodeled, elegant yet comfortable! Located on one of Sewickley’s finest streets. Built and maintained with impeccable attention to every detail. Richly appointed throughout. Beautiful kitchen loaded with amenities. Private study. Family room with arched windows flood the room with light. Restful owners suite with luxurious his and hers baths. Amazing dressing room. Four to five additional bedrooms, three laundry areas, finished lower level with game room and home gym. Two-car garage with bonus room above. Beautiful, private grounds with large stone patio. $2,500,000   Read more…

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Better Not Wait ‘Til Spring

We’ve been thinking about starting our search for a new home but were wondering if we should wait until more homes come on the market this spring?

The spring market is here (although with the forecasted low temps for this week it may slow things down a bit)! Buyers are definitely buying right now, so if you think a move is in your future, despite the cold temperatures, the time to get started is now! We have seen homes that have been sitting for months go under agreement in the past couple of weeks, some with multiple offers, and our inventory is dwindling.  We still have many nice options available for you to consider, and this is a far better time to buy than March, April or May.

Why, you may wonder?  We have such a severe inventory shortage with lines and lines of buyers waiting for homes to come on the market. Many homes are selling in just a couple of days, before many buyers have a chance to get out and take a look.  As we head into spring this will only get worse. While none of us have crystal balls, there does not appear to be an avalanche of inventory coming on the market in the coming weeks. I expect by March 1st the bidding wars will begin in earnest for well-conditioned, well-priced homes. (As a side note, even with the inventory shortage that we have now had for well over a year, this is Pittsburgh and not California – buyers still exercise a healthy dose of common sense in making their buying choices and don’t tend to overpay – it is still important to price based on historic sales and not exceed recommended pricing by sizeable amounts). If you don’t want to end up in a bidding war, where there can only be one winner and it may not be you, shop now and avoid the crowd!  You may very well get a better deal than you could on the same house in another month!

In doing so, be sure to follow the advice passed on in prior columns (you can refresh your memory on my blog where these columns are posted each week –see www.AskKathe.com).  Be SURE that you are pre-approved so that when you are ready to buy, you don’t have to waste precious time with this necessary step. When you do this, be sure your credit is good or clean up any issues and reestablish good credit. Give me a call so we can get you set up to be notified of all new listings immediately! And if you might consider selling your home, call me today!  We have lines and lines of buyer prospects for your home!

 

244 Thorn Street

New Listing & Home of Distinction -Sited in an idyllic Village neighborhood, this stately brick home offers unparalleled architectural detailing and an exceptionally large home (6765 square feet) with 7 bedrooms, 5 full baths and a large main level with remodeled kitchen as well as living, dining and family rooms plus den! If you are looking for a special home to put your signature on, 244 Thorn Street is ready for your custom touches!   An exceptional Thorn Street value at $795,000.  Read More…

 

49 Woodland Road 

New listing and Home of Distinction -Boasting newer kitchen and baths in the most sought after Village neighborhood, on a gorgeous tree-lined street with sidewalks to everywhere, 49 Woodland offers a unique opportunity for newer construction in the heart of Sewickley Village.  The main level master offers hard-to-find convenience – upstairs 3-5 additional bedrooms offer plenty of space for family and guests. The beautifully remodeled white kitchen opens to the family room and the light, bright sunroom, with 3 walls of windows overlooking the private backyard.  The three car attached garage offers another hard-to-come-by amenity in the Village, as does the finished lower level! $1,775,000  Read More…

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

The Ups and Downs of Mortgage Rates

I know you don’t have a crystal ball, but what do you think about mortgage rates right now?

The short answer: I think they will only go up!  We just had a slight drop in the rates this past week, but that is not expected to hold. If you are considering buying, now is definitely the very best time to take out a loan – by next month rates could have bounced back up again! There is really only one problem I see with this otherwise sage advice – inventory is very limited right now!  You may not find anything that you want to buy!

The good news is we do have a new mortgage product that will allow you to lock the rate for 60 days, even if you haven’t found a home!  The process is quite simple.  The loan application is processed just like if you had found a home – you make full application and turn in your paperwork.  You then have 30 days to get a home under agreement and the remaining 30 days to close.  For those of you who are committed to buying in the short term, this is a very good option to guarantee you the lower rate while still giving you time to shop. If you don’t find a home within 30 days, you do lose the rate lock but you would have still completed the paperwork for your future loan application!

Prospective sellers, lower rates are good news for you too!  Buyers can afford more when rates are lower and home prices therefore tend to be a little higher. We are officially in the long-awaited spring market, rates have dropped a bit AND we have a scarcity of inventory – the perfect trifecta if you are contemplating a sale! Give me a call and we can develop a strategy to maximize your return in this favorable climate!

 

 

 

1432 Beaver
Complete architect-designed interior renovation of this elegant Sewickley Village Queen Anne Victorian. Sited on a private 1.7 acre lot in the heart of Sewickley Village.  Meticulous renovation and transformation into a home that works perfectly for millennial families. 5000SFF+. Remodeled kitchen. Completely redesigned master suite, with sitting area. Impressive development of the lower level. $1,150,000  Read more…

 

 

1 Ohio River Blvd
NEW PRICE!! Outstanding opportunity to own this signature commercial building with over 4000SF of space. Great visibility at the prominent intersection of Route 65 and Beaver, 2 minutes from I-79 and only 11 miles from downtown Pittsburgh. Off-street parking for 8-10 cars. Suitable for many uses, the two-story space is currently configured with several offices and conference spaces, mezzanine area, additional open areas and two restrooms. An excellent investment opportunity, this is a versatile building with a flexible layout, high ceilings, a multitude of possible uses and an ideal location.  $169,000  Read more…

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Is Pre-Approval Necessary?

We are interested in viewing homes but have been told that before doing so, we need to provide a pre-approval letter or proof of funds letter.  Is this really necessary?

Getting yourself pre-approved to buy before you start viewing homes is an excellent idea.  You will have to have a pre-approval letter to submit an offer (sellers are going to want assurances from an independent third party that you can afford the home before they take their home off the active market to sell to you).  And you certainly don’t want to start looking at homes that you think you can afford, or that you were told you could afford last year, before interest rates increased, only to be disappointed to find out that the home you love is outside your price range.  Getting a pre-approval upfront is the most sensible approach – in this hot market, you could easily lose out on a home while you wait for a lender to pull your information together and get you the letter.  It is best to get it done up front.

Necessary?  That depends on the agent you are working with and the sellers of the homes you are viewing.  Some agents simply will not put a buyer in their car until they have completed the pre-approval process.  On reflection, this makes sense.  Realtors are one of the only professions that don’t charge for their time as it is expended – they are paid for their time only when (and if) you actually close on a property.  Getting pre-approved upfront shows that you are serious about buying a home and not just out for a house tour!  Some sellers also require pre-approvals be provided before they will allow their homes to be shown. As you might imagine, there are some homes that many people would like to see, just for fun, such as very expensive homes or homes of celebrities/ sports stars.  However, selling a home is not about providing entertainment to the general public. One would hope that buyers would understand that sellers do not want to take the time to prepare for a showing to a buyer who is just out for fun – and hence, for those homes that might be a curiosity to many, it is important for sellers to require a pre-approval in advance.

If you are serious about a move, then financing, whether through a loan or with cash you have saved, is a necessary part of the buying process.  My best advice is to go ahead and line up your financial ducks before you start the home search process.  If you need help finding an excellent lender, give me a call!

16 Highview Drive

Spring is around the corner – plan now for a summer of family fun at 16 Highview! You will love the beautiful inground pool and 3.8 acres of privacy, yet sited in a mature Sewickley neighborhood.  With over 4100SF of living space plus a finished lower level, the home features an open floorplan ideal for entertaining.  Newly remodeled kitchen, 3 car garage, main level bed/bath for guest, walk-out lower level, sauna, wine room, screened porch & more!  Remodeled throughout and ready for immediate occupancy! $650,000 Read More….

319 Scaife

Exceptional Sewickley Heights home will take your breath away with its unparalleled beauty. Sited on 5 private acres, it combines the authentic charm of a Sewickley Heights carriage home with modern amenities and stunning design.  Magazine perfect kitchen with top-of-the-line appliances and granite tops opens to a captivating dining room with fireplace and relaxing family room.  French doors open from the gorgeous living room, also with fireplace, onto the sprawling stone terrace, which spills out effortlessly onto the manicured grounds.  Enjoy coffee or wine relaxing under the wisteria-draped trellis. Incredible master suite with three walk-in closets and remarkable custom bath with radiant floors, Victoria and Albert soaking tub and large shower with custom glass enclosure.  Charming enclosed courtyard. Three car attached garage.  $2,150,000 More Info Here…

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

 

To Update or Not to Update

We last updated our home twenty years ago and are now ready to downsize.  Does it make sense to put it on the market at a lower price or do we have to make updates before we list?

You absolutely do not need to update your home before you list! I’m sure that comes as a relief to you.  However, if the last significant updates you made were twenty years ago, you must price accordingly.  Even if your bath tiles are white, for example, and not a turn off, the size and style of tiles has changed in two decades and the baths, although neutral, will feel dated to buyers.  One of the biggest mistakes sellers make is to note what their neighbor’s home sold for and price theirs accordingly.  If the neighbor had new baths (as opposed to neutral baths) or a new kitchen, or new paint colors… they will get significantly more money for their home.  The key to selling with no updates is to get a likely value in “as is” condition from a local expert – I can help you with that! It is important to be clear when pricing, however, what you intend to do before listing – some sellers have projects planned but not completed and that would be important to take into account. As long as you price your home right, your home will sell without updates.

Before deciding to list “as is,” however, it is a good idea to consider what the cost of recommended updates would be and what they might yield you if you make the investment.  Usually, when updates are made right before a sale and are in line with current design preferences, your home will sell faster and the higher price you receive will be far greater than the cost of the updates. If this is something you would like to consider, I would be happy to meet with you to discuss what you might update and how the updates might increase your value.  You could then make an informed decision about whether or not to list “as is” or update.

In the end, you may decide that you value the simplicity of an “as is” listing and the increased price realized is not worth your time and the stress of a project.  Even in that case, it’s a good idea to still stage the home for sale by decluttering and giving it a good scrub down (including windows and carpets).  Homes that are clutter free and have been recently deep cleaned will also sell faster and yield a higher sales price, even if they are not as updated as buyers might prefer.

 

100 Buhlmont Drive

Seeking newer construction but want a home in the Quaker Valley School District?  Check out 100 Buhlmont Drive!  Featuring 4 bedrooms 3 full and two half baths and the convenience of an attached garage, this beautiful brick home offers an open floor plan with large kitchen opening to great room with built-ins and fireplace.  Main level laundry room offers additional convenience. Finished walk-out lower level.  Large yard with plenty of play space.  $647,500  Read more….

 

319 Scaife

Exceptional Sewickley Heights home will take your breath away with its unparalleled beauty. Sited on 5 private acres, it combines the authentic charm of a Sewickley Heights carriage home with modern amenities and stunning design.  Magazine perfect kitchen with top-of-the-line appliances and granite tops opens to a captivating dining room with fireplace and relaxing family room.  French doors open from the gorgeous living room, also with fireplace, onto the sprawling stone terrace, which spills out effortlessly onto the manicured grounds.  Enjoy coffee or wine relaxing under the wisteria-draped trellis. Incredible master suite with three walk-in closets and remarkable custom bath with radiant floors, Victoria and Albert soaking tub and large shower with custom glass enclosure.  Charming enclosed courtyard. Three car attached garage.  $2,150,000    Read More…

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Happy New Home!

It’s  a new year and we’re ready for a new home!  What should we do first?

Well, you are asking a Realtor that question, so the answer is probably expected!  The first thing you should do is call me! Once you have done that, here is a look at what comes next!  First, we will meet and determine the likely value of your home in the current market.  The market is quite fluid and values move up and down depending on supply.  Currently we have had very low inventory for an extended period of time and buyers are getting very frustrated, so it is possible that we may see an uptick in values again this spring.  When we meet we will also review all of the many ways I will be marketing your home and the timetable for rolling out the marketing to optimize your result.

Once we set a timetable that works for you, you will want to spend some time “staging” your home. At the most fundamental level, this would involve you “de-cluttering” your home.  It’s amazing how quickly we will our closets, basements and attics!  Movers are not cheap – you do not want to move more than you know you will want to keep.  So now is the ideal time to start the clean-out. In fact, we sometimes have closings as quickly as 3 weeks after an offer is presented, so it is best to assume that you will not have much time to pack later and do the clean-out up-front.  This will also help your home show off its spaciousness and storage capabilities! If you are saving things for others (such as the pile of furniture I have stored in my basement for my adult children who I am sure are going to want my 30 year old furnishings someday!), then it would be advisable to find an off-site storage facility and move those items from your home (or more realistically, I would be happy to connect you to charities to come pick them up and give you a tax deduction in exchange – the reality is that those we save for probably really don’t want our stuff anyhow!)  If this all seems incredibly overwhelming to you (and you’re thinking you would rather stay put than face the inevitable clean out), I would be happy to connect you to a home organizer that can take on as little or as much as you don’t want to do! 

Once you feel you are “de-cluttered,” the next step toward selling your home would be to determine whether any repairs or improvements are needed or recommended.  I am happy to walk through your home with you in advance of your listing date and discuss what you might consider addressing and its likely impact on your bottom line.  Not ever seller wants to make repairs and improvements and ultimately that choice is yours, but the market data I will provide to you will help you decide whether its worth it to you to make the additional investment in your home.  If repairs are not possible, we will work on using the disclosure to make sure you are sharing the items upfront with the buyer and pricing accordingly.  This will protect you later from costly repairs if the inspector is the one to raise the issues. 

It’s a lot to do, but together we can make your 2019 real estate goals a reality!

 

244 Thorn Street

Sited in an idyllic Village neighborhood, this stately brick home offers unparalleled architectural detailing and an exceptionally large home (6765 square feet) with 7 bedrooms, 5 full baths and a large main level with remodeled kitchen as well as living, dining and family rooms plus den! If you are looking for a special home to put your signature on, 244 Thorn Street is ready for your custom touches!   An exceptional value at $795,000.

 

49 Woodland Road

Boasting newer kitchen and baths in the most sought after Village neighborhood, on a gorgeous tree-lined street with sidewalks to everywhere, 49 Woodland offers a unique opportunity for newer construction in the heart of Sewickley Village.  The main level master offers hard-to-find convenience – upstairs 3-5 additional bedrooms offer plenty of space for family and guests. The beautifully remodeled white kitchen opens to the family room and the light, bright sunroom, with 3 walls of windows overlooking the private backyard.  The three car attached garage offers another hard-to-come buy amenity in the Village, as does the finished lower level! $1,775,000.

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Getting a Jump on the Market

Now that Christmas is behind us, we are thinking about making a housing change in 2019.  What is the optimal timing?

The strength of our early spring market is always weather dependent here in sunny Pittsburgh! In a “normal” winter our spring market starts in earnest in mid-January. Certainly by February you would want your home on the market if you are seeking a spring sale. Our early spring buyers (January, February and March) tend to be our best, especially following a period of such unheard of inventory lows. There is currently a long line of buyers eagerly waiting for new market introductions – the competition will likely be great in the early months of our new year, maybe even driving in more of the bidding wars we saw this past fall.

Of course, the interest rates have climbed steadily throughout 2018 and that may put a bit of a damper on rising prices in 2019 – but if inventory remains as low as it has been in 2018, the impact should be minimal.  And if we have a rough winter, as some predict, it may slow the start of our spring market.  But of course, we won’t know that until we are in the thick of it.

All things considered, my best advice to you is to give me a call today so that we can design a strategy that is best for your family and your personal goals. Being ready to go in the spring market as soon as it starts to show signs of life, be it January, February or March, will inure to your benefit!

 

111 Skymark

Gorgeous all brick newer construction in wonderful Sewickley neighborhood. 2 acre private lot. Fully-equipped newer kitchen with custom cabinetry, high end appliances including Sub-Zero, Wolf range, double ovens and Dacor warming drawer open to great room and amazing three season porch with impressive stone fireplace. Mudroom access to attached four car garage. Upper level laundry. Incredible master suite w/ spa-style luxury bath plus three additional bedrooms and three additional baths. Fun for all in the lower level with home theater, game room, exercise studio, full bath and indoor “endless” pool. $1,450,000    Learn More…

 

439 Maple Lane

Its time to think summer!  It might be cold outside, but come spring you will love the endless hours of family fun you can have in this incredible pool complex!  Heated pool, hot tub and bar will make your new home party central! A top-to-bottom remodel of this timeless Edgeworth colonial, with gorgeous new white kitchen with granite tops open to stunning dining room.  Hardwood floors unify great room, study, entry hall and mudroom. Up to eight bedrooms, 4.5 baths, 3 car detached garage. $1,421,000     Learn More…

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Selling During the Holidays

The holidays are here and our home is on the market – any tips for selling during the holidays?

The holidays can be a challenging time to sell your home – the number of people looking for a home is much lower than almost any other time of year. But those who do look around the holidays are usually very serious buyers and so it is worth making sure that your home presents as well as possible.

Start with a good fall cleanup! It’s definitely time to put your yard to bed! Make sure your yard is well raked and all dead plants removed. Curb appeal is even more important in colder months when the landscaping is less lush and appealing to a buyer. Make sure gutters are cleaned and everything outside is looking crisp.

Make sure you keep your thermostat up for showings – walking into a cold house for a showing can be a real turn-off. Warmer homes will cause buyers to linger when its cold outside – which will allow them time to admire your home’s wonderful amenities.   And of course, with as gray as Pittsburgh can be in the winter, be sure all of your lights are on for showings (and that you have working lightbulbs in all of the lights). Its also a good idea to put a few lights on timers if you are away so the home always looks cheerful from the street.

Holiday decorations always add cheer to a home, but be careful not to overdo it! Keep your decorations this year on the more minimal side, and try to avoid religious themed decorations. Be sure that you de-clutter BEFORE you decorate and also be sure that your decorations coordinate well with your décor scheme. And of course, avoid large inflatables in your yard!

Finally, don’t forget that if it snows, you must keep your driveway and walk clear of snow so that the buyers can easily get inside!

 

1 Ohio River Boulevard

Outstanding opportunity to own this signature commercial building with over
4000SF of space. Formerly the popular Schrman’s Kitchens, this property offers
great visibility at the prominent intersection of Route 65 and Beaver Road
immediately at the entrance to Sewickley Village, with off-street parking for 8-10
cars. This high traffic location is only 2 minutes from I-79 and only 11 miles from
downtown Pittsburgh. Surprisingly large inside and suitable for many uses, the two-
story space is currently configured with several offices and conference spaces,
mezzanine area, additional open areas and two restrooms. An excellent investment
opportunity, this is a versatile building with a flexible layout, high ceilings, a
multitude of possible uses and an ideal location. $195,000  More Info Here…

 

319 Scaife

Exceptional Sewickley Heights home will take your breath away with its unparalleled beauty. Sited on 5 private acres, it combines the authentic charm of a Sewickley Heights carriage home with modern amenities and stunning design.  Magazine perfect kitchen with top-of-the-line appliances and granite tops opens to a captivating dining room with fireplace and relaxing family room.  French doors open from the gorgeous living room, also with fireplace, onto the sprawling stone terrace, which spills out effortlessly onto the manicured grounds.  Enjoy coffee or wine relaxing under the wisteria-draped trellis. Incredible master suite with three walk-in closets and remarkable custom bath with radiant floors, Victoria and Albert soaking tub and large shower with custom glass enclosure.  Charming enclosed courtyard. Three car attached garage.  $2,150,000 More Info Here…

I’m ready to answer any questions you have regarding your real estate needs.
 
 
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

New Year! New Home!

We’re hoping to move in the New Year and are beginning our search online – is there anything we should keep in mind?

The majority of buyers will shop online during their search for a new home, and many will actually begin their search there, like yourselves! The real estate industry has come such a long way in the 20 years since I started in this business. Back in what feels like a different century (perhaps because it was), we used bulky multilist books that were delivered every other week to find homes for our clients. Now you can access the entire nation’s real estate inventory on national websites such as realtor.com in the comfort of your own home!

The internet has made it incredibly easy for buyers to do some preliminary research for a new home. It does have its limitations, however, which is where your expert real estate agent can fill in the gaps.

Online listings, if managed well by the listing agent, will always look amazing. Wide-angle lenses and professional photographers are employed, as well as photo-editing software and virtual staging, to make a home look as attractive as possible online. It’s worth keeping in mind that pictures may lie – be careful not to screen out potential homes just because the photos aren’t fabulous – rely instead on the wisdom of your agent. If she has listened to your feedback and is familiar with the inventory, she will be your best screen for which homes are better than they appear, and which may be worse.

Online listings also don’t give you much of a sense of location. While google earth may help with some of this, until you actually drive by a property, you may not be able to tell physical lot characteristics that may be a positive or a negative to you. Online listings also can do little to convey a sense of neighborhood or community. Again, that is where your real estate professional should be able to fill in the picture for you.

Finally, online listings are only as good as the agent who enters the data – there may be information about the property that is not entered into the MLS, either by agent oversight or by simple lack of space, that might make a home more desirable to you. Information such as camera security systems, water softener and purification systems and high-efficiency mechanicals may have real value to you and is rarely listed online.

Online shopping is a great way to familiarize yourself with the market, but connecting with a Realtor who is an expert in the area of interest to you is your best course of action once your curiosity grows more serious.

 

 

 

 

 

 

515 Spanish Tract

Stay fit & have fun year round – the new indoor pool at 515 Spanish Tract is masterfully designed to harmoniously blend with the home and its surroundings – low maintenance, chemical free copper ionization filtration system takes the work owning a pool!  Simply spectacular renovation of the home – it nestled on 7+ private acres in close-in Sewickley Heights.  Expansive windows bring the stunning natural surroundings into every room. Open floorplan, with new kitchen, baths, flooring, windows, roof, generator… four outdoor venues to enjoy the beauty of the location from.  Turn-key ready for you! $1,850,000

Read more…

 

141 Beech Ridge Drive

Spectacular 22,000+SF estate nestled on 8 private acres in Sewickley. Remarkable newer custom construction.  Newly painted interior. Half-court indoor basketball court, full racquetball/squash court, complete locker room facilities including sauna, 60’x30’ heated in-ground concrete salt water pool w/ stone waterfalls, patio w/ outdoor fireplace, 6 bedrooms, 5 full & 4 half baths, 9 fireplaces, 6 garage spaces, two kitchens, wine room, roof-top observation deck, new home theater.  Simply remarkable! $3,900,000  Read more…

 

Giving Thanks

This time of year we all take the time to give thanks for all of the wonderful things in our lives.  I have much to be thankful for.  The obvious chart toppers are good health, wonderful family and friends, and a warm home to come home to each day (which I particularly appreciate on these chilly November days!)  My gratitude extends much further, however, to all of the people I work with every day that make real estate transactions so seamless for my clients – from the best mortgage brokers and closers to incredible home inspectors and handymen, contractors, electricians, roofers… that I can count on to give their best to my clients.  With them by my side (or on speed dial) I have been able to provide the highest level of service to those with whom I work, and for that I am grateful.

My gratitude, however, extends even further – to forces I can’t control.  We have been very fortunate to have historically low interest rates for a very long period of time (and even though they have been inching up, they are still comparatively quite low), and a taxing structure that has favored home ownership as an investment.  I am always reminded that Uncle Sam, through the mortgage interest deduction, effectively pays a portion of my mortgage every month. Through the system as structured, we are not only able to own homes for less than we could pay to rent them, but at the same time we are building equity which will be there for us when we retire and are seeking that nest egg to purchase our retirement home with.

Are you taking advantage of all that is available to you?  It’s hard to imagine that there will ever be a better time to begin or increase the size of your nest egg in real estate.   If you’re ready to downsize and cash in your nest egg, it’s an absolutely ideal time – inventory is low, interest rates are still on the historically low side and we have buyers waiting in line for Sewickley homes.  The spring market starts in January – the time to sell is now!  Enjoy your holiday, and give thanks for all that is wonderful in your life!

A New Home for the Holidays

907 Nevin

Where else in Sewickley can you get an essentially new home with 4 bedrooms, 3.5 baths AND a 2 car garage for under $400,000?!  Top to bottom renovation to this adorable Village home! 4 bedrooms, 3.5 new, stylish baths, 3 finished levels, new 2 car garage. Incredible open floorplan unified by new hardwood floors.  New kitchen with white cabinetry, granite tops, stainless appliances. Doors open to large and inviting, private rear deck.  Move right in and enjoy! $389,000  Read More….

 

319 Scaife

Exceptional Sewickley Heights home will take your breath away with its unparalleled beauty. Sited on 5 private acres, it combines the authentic charm of a Sewickley Heights carriage home with modern amenities and stunning design.  Magazine perfect kitchen with top-of-the-line appliances and granite tops opens to a captivating dining room with fireplace and relaxing family room.  French doors open from the gorgeous living room, also with fireplace, onto the sprawling stone terrace, which spills out effortlessly onto the manicured grounds.  Enjoy coffee or wine relaxing under the wisteria-draped trellis. Incredible master suite with three walk-in closets and remarkable custom bath with radiant floors, Victoria and Albert soaking tub and large shower with custom glass enclosure.  Charming enclosed courtyard. Three car attached garage.  $2,150,000    Read More…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Energy Efficient is Key

We need to replace appliances – any recommendations?

When choosing new appliances, my first recommendation is that you choose Energy Star certified appliances for several reasons. First – check with your electric supplier before you shop, but rebates are available from many electric companies (Duquesne Light is one) when you purchase designated Energy Star appliances. Second – you will save money every month on your electric bills. Third – and most important from my perspective – younger buyers tend to be concerned about energy efficiency and often ask for utility bill information on homes they are considering. Energy efficient appliances are a selling point and will enhance the value of your home (don’t forget to point that out when you list!) As more young buyers enter our buying market (and they are buying across all price ranges), this could be an important differentiator for your home.

I still recommend that you choose stainless appliances. While there are many options out there including some pretty interesting colors, I still see buyers responding most favorably to stainless. Sure, they might be harder to care for (you will need a can of stainless polish in your cleaning cupboard), but the look is still quite appealing and “professional.” There is, however, one circumstance when I do not recommend stainless for replacement appliances. If your kitchen has another color appliances (white or black, for example) I do not recommend replacing only one appliance with stainless. If there is one thing buyers uniformly dislike it is mismatched appliances (in color – mixing brands is fine). So if you currently have white appliances and don’t think you will be replacing the other appliances soon, stick with white. Even though white (or black) does not have the same appeal that stainless does, a kitchen with two white (or black) appliances and one stainless is the least appealing of all!

Finally, it is worth noting that it is more the look than the brand that is important to buyers. As much as we all like to think the high end brands are important to people its not what I am seeing on the selling side. If the appliance has a good look, buyers are not stopping to ask what the brand name is! So choose the brand that appeals to you – be it a budget decision or a features decision – and enjoy it while you are still in the home!

 

 

439 Oliver
Beautifully remodeled with three spacious finished levels of living space, including a main level bedroom suite! Gleaming hardwood floors unify the main and upper levels of the home. The newer kitchen is open to both the dining area and large family room with vaulted ceilings. NEW Quartz countertops. Walls of windows overlook the beautiful backyard – French doors open to the private patio. A convenient mudroom provides access to the attached garage. Upstairs there are three bedrooms including the restful master suite with beautiful bath. The lower level includes a finished game room, full bath, fifth bedroom and a spacious storage/mechanics/laundry area. Fully fenced backyard with fire pit. Close proximity to all village amenities and schools. Freshly painted interior…move in and enjoy all that Sewickley has to offer. $689,000   Read more

141 Beech Ridge Drive
Spectacular 22,000+SF estate nestled on 8 private acres in Sewickley. Remarkable newer custom construction. Newly painted interior. Half-court indoor basketball court, full racquetball/squash court, complete locker room facilities including sauna, 60’x30’ heated in-ground concrete salt water pool w/ stone waterfalls, patio w/ outdoor fireplace, 6 bedrooms, 5 full & 4 half baths, 9 fireplaces, 6 garage spaces, two kitchens, wine room, roof-top observation deck, new home theater. Simply remarkable! $3,900,000  Read more…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

The Inspection “Hot Potato”

As a home seller, are there inspection type items that we are simply going to be stuck addressing?

Who can forget the old childhood game – pass the hot potato?  The object, of course, was to not be holding the hot potato when the music stops.  We have our fair share of “hot potatoes” in real estate too, and just like in the childhood game, someone always gets stuck holding the hot potato.

You may wonder, what are these hot potatoes of which I write?  Years ago, it was radon.  If you were selling your home and it had radon levels in excess of the EPA limit of 4.0 pCi/L, you got stuck paying the remediation bill (usually less than $1000) because a buyer isn’t going to agree to buy a home with a radon problem.  That hasn’t changed, but if a home has sold in recent years and ever had radon, chances are it has been remediated.

Next, the media exploded with stories of illness caused by mold in homes and suddenly, sellers were faced with mold inspections.  There is the very bad black mold (Stachybotrs), but honestly, all molds have the potential to make you sick.  As you can imagine, buyers aren’t going to buy a home with a mold problem either, and once again, the seller bears the cost of remediation and often, the cost to solve the cause of the mold problem as well. The cost can be several hundred to several thousand dollars.

These days, the hot potatoes have expanded to include two tricky electrical issues.  Pushmatic electrical panel boxes are very expensive to maintain and the manufacturer is no longer in business.  Most buyers will require a seller to replace these panel boxes – the cost per panel is generally $1500+.  Knob and tube wiring is the other big hot potato for homes built before 1930.  Rewiring an entire home can range between $10,000 – $20,000 and so many homes retain this original wiring.  Most insurance companies will no longer issue new insurance policies on homes with this antiquated wiring.  Therefore, if knob and tube wiring is discovered on an inspection, the cost of the rewire also generally falls to the seller – very few buyers are willing to buy a home (at least not unless they are getting a substantial discount) if it has knob & tube wiring present.

If you own a home with one of these hot potatoes – radon, mold, pushmatic panel or knob & tube wiring – things that years ago wouldn’t have raised an eyebrow – you should expect that when you go to sell your home, you will be stuck with the cost of getting rid of the hot potato, if you haven’t already done so!

907 Nevin

Fantastic remodel at a great price! Top to bottom renovation to this adorable Village home! 4 bedrooms, 3.5 new, stylish baths, 3 finished levels, new 2 car garage. Incredible open floorplan unified by new hardwood floors.  New kitchen with white cabinetry, granite tops, stainless appliances. Doors open to large and inviting, private rear deck.  Move right in and enjoy! $399,000  More Info Here…

319 Scaife

Exceptional Sewickley Heights home will take your breath away with its unparalleled beauty. Sited on 5 private acres, it combines the authentic charm of a Sewickley Heights carriage home with modern amenities and stunning design.  Magazine perfect kitchen with top-of-the-line appliances and granite tops opens to a captivating dining room with fireplace and relaxing family room.  French doors open from the gorgeous living room, also with fireplace, onto the sprawling stone terrace, which spills out effortlessly onto the manicured grounds.  Enjoy coffee or wine relaxing under the wisteria-draped trellis. Incredible master suite with three walk-in closets and remarkable custom bath with radiant floors, Victoria and Albert soaking tub and large shower with custom glass enclosure.  Charming enclosed courtyard. Three car attached garage.  $2,150,000 More Info Here…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

The Final Walk Thru Can Cost Sellers Big Bucks!

How do home sellers protect themselves from big walk through bills from a buyer?

Buyers conduct a final walk through right before they close on a home.  This is probably the first time they have seen your home vacant.  If they find conditions they aren’t expecting, you can expect a bill at the closing or a last minute request to remedy the condition.

What kinds of things might come up?  There are many things that can cost you money at a walk through.  Here are a few.  If you have any damage to your floors (even if it was there when you bought the home) and you failed to list the damage on your disclosure, and it wasn’t obvious when you walked through your occupied home (under rugs or furniture), you can expect that the buyer will expect you to pay for the repair/replacement when he discovers the issue, which could be a significant expense.  What should you do? Disclose. Disclose. Disclose! When you list your home, take the time to make sure your disclosure lists every possible condition issue with your home.

If you leave anything behind that isn’t attached or specifically included, you should anticipate you may be required to call a last minute hauler to remove the items.  If the items were there when you bought the home, that’s no excuse.  The house must be empty when you leave unless you have the buyers’ specific consent to leave the items behind.

Forget to cut the grass in a few weeks?  You could be asked for a credit to have the lawn mowed.  Forget to clean the house?  If its not at least “broom swept clean” you could be paying a cleaning fee.  Forget to complete your inspection repairs or forget to check the work and make sure it’s done correctly?  You can’t rely on the contractors to get it right – you must check the work – if they didn’t finish or did the wrong thing, you will likely have to pay for the repair again.  Accidentally remove an inclusion such as the TV wall mount bracket?  You may have to pay for a new one.

Take the time to make sure the home is exactly as you would want it were you moving in and be pro-active with your buyers if you discover any issues on your move out to avoid any closing table surprises.

If BUYING or SELLING real estate is in your future, please get in touch with me and put my expertise to work for you!! As YOUR REAL ESTATE ADVOCATE, I will help you avoid pitfalls like those mentioned above.  412.779.6060

RECENT SALES

To see these and other recent sales, visit HERE

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Finding the RIGHT DOWNSIZER!

We are thinking of downsizing, but can’t find a place to go.  Any ideas on how to approach this transition?

If you’ve been sitting on the sidelines this spring waiting for your downsizer to come on the market, you may be feeling disappointed right now.  We continue to have an extreme lack of inventory.  Here are some options for those of you who want to downsize to consider:

If you are looking for patio homes, we have a limited inventory in Sewickley, with Elmhurst (nothing available) and Sewickley Ridge (in Aleppo – one available).  However, we do have nearby communities that have wonderful patio homes including options off Nicholson Road in Franklin Park and Ohio Twp, all still in “15143” including Diamond Run, The Fields of Nicholson and Traditions Sewickley Ridge.  We also have townhomes in Sewickley Village (none currently available), some with elevators, townhomes in Sewickley Heights manor, townhomes in Moon overlooking Sewickley and townhomes in Ohio township (still “15143”).  If you are looking for that illusive Village ranch, you may be waiting a while and looking at a large project to bring it up to modern standards.  We often have ranch opportunities outside the Village however.  We also have a nice selection of condos.  If you are hoping to spend a lot of your time traveling, while a condo may seem on the small side at first, it may be all you need if you won’t be in Sewickely all year.  316 Beaver Street has just undergone a smart remodel and offers stylish in-town condos.  The Linden, Brittany and Normandy provide additional options.

Perhaps you would consider a new adventure for your downsize?  We have had many local families move into the city, with some cool options to choose from.  If you are really looking to shake up your life, and don’t have a need for our school district, moving into the city might be a fun avenue to explore.

Early fall can be a very strong market.  We are encouraging homeowners who are considering a move to list this fall!  If your buyer is out there and we can’t find your ideal downsizer, there are the options of a delayed closing to give you more time, as well as an interim rental.  Give me a call if you would like to explore this further!  412.779.6060

FEATURED HOMES

 

319 Scaife Road  –  New Listing

Exceptional Sewickley Heights home will take your breath away with its unparalleled beauty. Sited on 5 private acres, it combines the authentic charm of a Sewickley Heights carriage home with modern amenities and stunning design.  Magazine perfect kitchen with top-of-the-line appliances and granite tops opens to a captivating dining room with fireplace and relaxing family room.  French doors open from the gorgeous living room, also with fireplace, onto the sprawling stone terrace, which spills out effortlessly onto the manicured grounds.  Enjoy coffee or wine relaxing under the wisteria-draped trellis. Incredible master suite with three walk-in closets and remarkable custom bath with radiant floors, Victoria and Albert soaking tub and large shower with custom glass enclosure.  Charming enclosed courtyard. Three car attached garage.  $2,150,000   SEE MORE….

 

111 Skymark  –  NEW PRICE 

Gorgeous all brick newer construction in wonderful Sewickley neighborhood. 2 acre private lot, beautifully landscaped with plenty of green space. Fully-equipped newer kitchen with custom cabinetry, high end appliances including Sub-Zero, Wolf range, double ovens and Dacor warming drawer open to great room and amazing three season porch with impressive stone fireplace. Mudroom access to attached three car garage. Upper level laundry. Incredible master suite w/ spa-style luxury bath plus three additional bedrooms and three additional baths. Fun for all in the lower level with home theater, game room, exercise studio, full bath and indoor “endless” pool. $1,450,000  SEE MORE…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Choosing the RIGHT REALTOR!

A friend asked me how to pick a Realtor to work with.  Any advice you could share?

Selecting the best realtor for your needs is a very personal process.  Surprisingly, however, some real estate consumers don’t know where to begin.  The internet is such an easily accessible tool for doing your homework before you commit to an agent, and yet so many people fail to take advantage of all that is available to them, and then months or in some cases years later are still complaining at cocktail parties or book clubs about how they are not satisfied with their choice of agent.

In this age of technology, there is no reason not to do some homework upfront, before committing to an agent to handle what is likely your largest business transaction.   You can begin by looking at the qualifications and experience of the agent you are considering.  What certifications do they have? Certifications such as ABR (Accredited Buyer’s Representative) and CRS (Certified Residential Specialist) require extensive commitment to training by the agent, and training means the agent is best equipped to achieve the very best result for you.  Much of this training requires years of dedication to learning and excellence.  All agents are not brokers, for example.  An Associate Broker’s license takes a minimum of three years commitment to additional learning and hands on experience, which can only enhance your experience with the agent.

Check out their online marketing next.  The majority of Buyers start their search online these days.  How does the agent market her homes?  Check out sites like realtor.com, Trulia and Craig’s List.  Are there visual tours?  What do you think of the photography?  Would you buy the home, or even take a second look?  Be sure to check out online recommendations while on these sites.

Finally, when meeting with the agent, ask for statistics.  How many days does it take her to sell a home on average and how does that compare to the market generally.  How correct is her pricing?  How often does she have to reduce the price of a home before it sells?  Reflect on how she calculated this data.  Is it a guess or does she have the data to back up the numbers?  This will all help you determine the value of the advice you are receiving.

Each of these factors inures directly to your benefit and your bottom line.  So take the time – get to know our credentials, marketing, past performance and recommendations – and make an educated decision when choosing your next real estate agent.

FEATURED HOMES 

907 Nevin

Fantastic remodel at a great price! Top to bottom renovation to this adorable Village home! 4 bedrooms, 3.5 new, stylish baths, 3 finished levels, new 2 car garage. Incredible open floorplan unified by new hardwood floors.  New kitchen with white cabinetry, granite tops, stainless appliances. Doors open to large and inviting, private rear deck.  Move right in and enjoy! $399,000    See More

 

63 Thorn Street

Expertly remodeled, 63 Thorn paints a modern landscape on a charming traditional palate to create an exceptional home for the millennium home buyer.
Sited on a large lot with fully fenced back yard. The expertly designed and crafted kitchen (which is open to the kitchen) is flooded with light from an entire wall of windows that bring the private backyard into this warm and inviting space.  The dining room has also been opened to the back yard through an impressive wall of windows and doors, and spills effortless out onto the new back deck.  The second level is home to a new master suite with large closet and spa-like private bath.  Four additional bedrooms, two full baths and a convenient second floor laundry room complete the upper levels.  $1,595,000   See more

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

OFFER IN HAND? Better Move Quick!

We received an offer on our home but would like time to figure out where we are going next before we respond.
Is that reasonable?

Momentum is important in life.   We learn this lesson early on.  As a child, you learn that the likelihood of a getting that candy bar in the grocery store is at its peak the moment after you ask.  You are willing to give more to get in those initial moments – you might have offered to clean your room if you could just have that candy bar. The parent also knows that she can get more initially in exchange for that candy bar – your interest will wane if she doesn’t take advantage of your interest at that moment.  That lesson continues throughout life.

And so it is with real estate.  Sellers who respond and negotiate quickly to offers are far more likely to catch a buyer in the heat of the moment and achieve a higher price.  If a buyer is given too much time between the time their offer (or later counter offer) is made and the time they hear from the seller, they are far more likely to rethink their willingness to pay more, or perhaps even their interest in buying at all.  By dragging their feat in responding, in over-analyzing whether they will achieve a higher offer later, or whether they can live with the buyers terms as proposed, many sellers leave thousands of dollars on the table that they could have captured if they had just negotiated with haste.

A failure to respond quickly also increases the risk that a buyer will be distracted by another listing.  One of my favorite true stories is the buyer who signed an offer on a Saturday – the seller was too busy to meet with their agent and review the offer until Monday evening.  As luck would have it, another property came on the market Monday morning and by the time the seller responded (on Monday evening) to their Saturday offer, the buyer had made an offer on and fully negotiated the purchase of a different property.  That seller waited 9 more months for the offer they finally accepted at $55,000 less than the offer they were too busy to hear.  Sellers, don’t make these mistakes!  When you are fortunate enough to get an offer, respond and negotiate quickly for your best chance at a good result.  If you are not sure where you will go next, there is always the possibility of a rental, which is likely a better option than losing a good buyer.

FEATURED HOMES

 

219 Orchard

A spectacular Sewickley Village transformation!  Large two-story addition of 1000SF+ incorporates a new large family room, mudroom and luxurious master suite. This complete renovation included all new wiring, zoned central A/C added to the home, 2.5 new baths including a gorgeous master bath, addition of main level laundry and new kitchen featuring abundant white cabinetry topped with Quartz, stainless appliances, and large center island overlooking the large great room. New master suite includes vaulted ceiling, spacious walk-in closet with laundry chute, Fenced rear yard with patio.  $629,000

 

625 East

The opportunity of a lifetime! All of the elements of the ideal Village experience merge beautifully in one home! Tastefully remodeled, elegant yet comfortable! Located on one of Sewickley’s finest streets. Built and maintained with impeccable attention to every detail. Richly appointed throughout. Beautiful kitchen loaded with amenities. Private study with richly molded walls and handsome wood-burning fireplace. Family room/morning room with arched windows flood the room with light. Restful owners suite with luxurious his and hers baths. Amazing dressing room with mahogany center island. Four to five additional bedrooms, three laundry areas, finished lower level with game room and home gym. Two-car garage with bonus room above. Beautiful, private grounds with large stone patio. $2,800,000

 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

The Importance of the Contract

We closed on our new home recently and when we went on the walk through, the seller had not completed the inspection repairs that they had agreed to do and didn’t seem to think was an issue.  Your thoughts?

I have noticed a trend lately away from respecting contracts.  I’m not sure if its because consumers don’t understand what they are signing, are too busy to keep everything straight or just don’t care.  Whatever the reason, the real estate contract and its addendums are what makes a real estate transaction work.  If you want to sell your home, you need some kind of document that binds the buyer to your home so that they don’t just walk away, leaving you holding a home you just moved out of and unable to close on your new home.  It is equally important to the buyer – they need a document by which a seller is actually bound to sell their home so that the buyer is also not sitting on the curb waiting to unload the moving van and unable to get the seller out (and yes, real estate is specific performance – if you sign a contract to sell, you must sell).

There are some basic principles to keep in mind that apply to all contracts. Sellers, if you include something on your disclosure, it is important that you actually leave it behind for the buyer.  The stove and dishwasher are obvious, but what about garage door openers?  When you are listing your home, take the time to be sure that you correctly list what is included – misplace a garage door opener and you are contractually required to buy a new one for the buyer.

If you agree to fix something during an inspection negotiation, then yes, you must actually get it fixed. Its not ok to have the buyer show up for the walk through and find out you haven’t taken care of the agreed upon repairs.  What you signed is legally binding – do what you said you will do or be prepared to give a hefty last minute credit to the buyer.  If you do get the items fixed, be sure to pay your bill before closing!  These repair bills are not the buyers’ responsibility and its also not ok to agree to make a repair and then stick the buyer with the bill.

And remember, the contract requires that your home be in the same condition it was in when the buyer made you the offer.  If you break something, you will need to fix it prior to closing.  At 13 pages, it is a lengthy document but it is important that you understand what you have agreed to do.  We can’t all be attorneys, so be sure to hire a realtor that you have confidence will thoroughly explain what you have signed and help you to be a good seller and honor all of its terms!

 

FEATURED HOMES

219 Orchard Lane

NEW LISTING – A spectacular Sewickley Village transformation!  Large two-story addition of 1000SF+ incorporates a new large family room, mudroom and luxurious master suite. This complete renovation included all new wiring, zoned central A/C added to the home, 2.5 new baths including a gorgeous master bath, addition of main level laundry and new kitchen featuring abundant white cabinetry topped with Quartz, stainless appliances, and large center island overlooking the large great room. New master suite includes vaulted ceiling, spacious walk-in closet with laundry chute, Fenced rear yard with patio.  $650,000   Read more

 

106 Beaver Road

Phenomenal Sewickley Village center hall colonial in Sewickley’s most sought after neighborhood checks all the boxes on your wish list! Incredible historic character is seamlessly blended with modern renovations in a timeless Sited on a 1.7 acre lot with lush mature landscaping and huge green lawns, this home is both incredibly private and in the middle of all the Village excitement! Amazing kitchen open to family room Convenient main level mudroom connects to attached two car garage. Sophisticated master suite with spa-style bath. Up t 5 additional bedrooms, 2.5 additional baths.  $1,350,000   Read more

 

 

 

 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Keeping Inspections in Perspective!

From what we hear, it seems buyers are very picky on home inspections these days.  What should a seller expect?

What a Seller needs to be prepared for on a home inspection needs to be evaluated in the context of the entire deal!  Both buyers and sellers need to keep things in perspective.  If a Buyer got a great deal on a home, then the inspection should be more about major things that the Buyer could never have known about.  If a Seller got top dollar for a home, the Seller should expect to be very generous on the inspection resolution with the buyers.  Sellers do need to expect that a buyer paying close to asking price will expect the inspection items to be addressed by the Seller unless the Seller had disclosed them on the Disclosure.

The Disclosure is a Seller’s friend.  What a Seller discloses is supposed to be outside the scope of inspection requests.  These are items that the Buyer should be taking into account when making their initial offer.  Therefore, when filling out the Disclosure, Sellers will want to review it carefully to be sure it is thorough.  Inspectors do not miss anything these days, so it will be far less of a financial blow to a seller if all possible issues are noted up front.

Of course, a pre-inspection may be a Seller’s best approach for a smooth transaction for all parties.  While a seller will spend approximately $400 up front, it gives you a chance to repair or disclose the issues before they possibly destroy a deal.  Remember, if buyers and sellers can’t come to a resolution about inspection concerns, the deal is terminated and both parties move on.  Sellers, you obviously want to sell or you wouldn’t be undergoing the joy of preparing your home for showings.  Keep the big picture in mind and understand that unless you are giving your home away, your buyer will expect you to fix what you didn’t disclose.  Don’t like the sound of that?  Pre-inspect so you know what you will have to address upfront.

FEATURED HOMES

316 Shields Lane

A rare opportunity on one of Sewickley’s most desirable streets. Private yet just blocks from all of Sewickley’s wonderful amenities. Be inspired by the possibilities offered by this all-brick Cape Cod – this property offers its new owners the opportunity to renovate to create their own dream home, or replace with a new home to their specifications.  .43 acre private, flat yard is your own oasis.  Home features hardwood floors throughout, attractive custom kitchen.  $495,000    Learn More

 

63 Thorn Street

Expertly remodeled, 63 Thorn paints a modern landscape on a charming traditional palate to create an exceptional home for the millennium home buyer.

Sited on a large lot with fully fenced back yard. The expertly designed and crafted kitchen (which is open to the family room) is flooded with light from an entire wall of windows that bring the private backyard into this warm and inviting space.  The dining room has also been opened to the back yard through an impressive wall of windows and doors, and spills effortless out onto the new back deck.  The second level is home to a new master suite with large closet and spa-like private bath.  Four additional bedrooms, two full baths and a convenient second floor laundry room complete the upper levels. $1,595,000    Learn More

 

 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

What to Expect When You’re Inspecting

I’ve heard that agreements on many homes have fallen through lately from home inspections – why is that?

Our market has traditionally been one where buyers know they are buying old homes and allow the seller some leeway in not presenting a “perfect” home from an inspection standpoint. However, in many parts of the country, this is not the case. Sellers are expected to remedy all issues noted by home inspectors prior to closing. As more and more people migrate here from other parts of the country, our prices are going up, but so are the buyers’ expectations as to a seller’s responsibility for concerns discovered on a home inspection. At the same time, inspectors are getting significantly more particular. And so yes, it is absolutely possible to have purchased a home only two years ago and have new concerns arise that clearly existed and were overlooked when you bought your home. And yes, it is equally possible that you will be expected to fix them and if you refuse, your sale might fall through.

This can often leave a seller feeling like they are the unlucky one who got stuck holding the “hot potato.” As the years pass, the list of “hot button” issues mounts and if you are the owner when the issue is discovered, you will be the one paying the bill even though the home was bought and sold many times in advance of your ownership. These hot button issues include items such as radon, mold, damp basements, lead water lines, asbestos (fireplace inserts, duct tape, pipe wrap or flooring) knob and tube wiring and pushmatic electric panels. If your home has any of these issues, you should figure you will be the one footing the bill and address them before they become an issue on a home inspection.

The best way to prevent an inspection fall through or an unexpected bill for defects is to have your home inspected before you put it on the market. A pre-inspection will allow you the opportunity to fix those items that can be fixed and disclose the rest to save yourself from a laundry list of requests. Be sure not to ignore the small stuff that comes up or that you know is wrong. For example, when I list a home, I specifically ask sellers if all of their windows open, stay open, shut and lock, and if any are cracked or have broken seals. Sellers more often than not disclose no issues with their windows and yet it is one of the most frequent inspection deficiencies. Take the time to do your homework – get your home inspected – repair or disclose any possible concerns – and save yourself from a long last-minute repair list and potentially even from losing your sale.

Featured Homes

215 Pine Road

Incredibly charming and perfectly remodeled Edgeworth brick colonial sited on a large level lot, close to all Village amenities and Sewickley Academy.  Beautiful newer kitchen, huge living room, inviting dining room and main level guest room complete the main level. Finished lower level includes full bath. Three additional bedrooms on the upper level.  $599,000

 

 

212 New England Place

Located on a quiet cul-de-sac in a prime Edgeworth location, this spacious colonial is loaded with amenities.  Classic details blend with modern.  Newly refinished hardwood floors unify the main level of the home. New kitchen with stainless appliances is open to dining and family areas.  Three walls of windows flood the family rom with natural light and bring the backyard into this wonderful space. Four large bedrooms, two new baths on the upper level plus a finished lower level with full bath. $595,000

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

What is a Buyer Agency Agreement?

Can you explain how Buyer Agency Agreements work?

The State of Pennsylvania does not recognize oral buyer agency – if you want the representation of a Realtor in your real estate transaction, you must sign a written Buyer Agency Agreement with that Realtor. If you do not, the Realtor you are trusting to help you with the purchase of your new home must by law represent the interests of the Seller. This means that the Realtor cannot advise you on anything that could be against the Seller’s interests, including property condition, neighborhood factors, and valuation advice and cannot provide negotiation or inspection strategies. You are on your own! I can’t imagine why any buyer would choose not to enter into a Buyer Agency Agreement – the Seller is still paying the commission and you get a Professional’s advise at no added cost to you! Buyers are well advised to enter into such an Agreement so that they are getting advice on the homes they are seeing, from the perspective of their best interests.

There is one caveat. You an only enter into one Buyer Agency Agreement at a time, or you could end up owing more than one Realtor a commission. Therefore, you need to be sure that you disclose to other Realtors (such as those you meet at open houses) that you have a Buyer’s Agent (so you don’t end up signing more than one Buyer Agency Agreement by accident). As long as you buy a home that is in the MLS, you will not owe a commission at the time you buy your home – that is included in the listing price of the home. Real estate can be a tricky business – in small towns like Sewickley, there is always an undercurrent of “quiet listings.” In these situations, it is important to disclose any “off-the-market” opportunities to your Realtor – most “for sale by owner” (FSBO) sellers are only trying to save the listing side of the commission, acknowledge that qualified buyers are usually working with a Buyer’s Agent and will gladly pay the Buyer’s Agent fee as long as they are approached by your Realtor and this is discussed up-front.

Some Realtor’s require you to sign a Buyer Agency Agreement at an initial meeting, therefore it is important to have done your research up-front and be sure the Realtor you are choosing is a good match for your needs. Check online testimonials, review credentials and even ask to interview past clients if you would find that to be helpful. Other Realtors may give you a “courtesy” day where they will show you homes, you can get to know them and they you before deciding to work together. Once you choose your Realtor, you will sign the Agreement and at that point will be entitled to full Buyer representation.

FEATURED HOMES

111 Skymark Lane

NEW LISTING – Gorgeous all brick newer construction in wonderful Sewickley neighborhood. 2 acre private lot, beautifully landscaped with plenty of green space. Fully-equipped newer kitchen with custom cabinetry, high end appliances including Sub-Zero, Wolf range, double ovens and Dacor warming drawer open to great room and amazing three season porch with impressive stone fireplace. Mudroom access to attached three car garage. Upper level laundry. Incredible master suite w/ spa-style luxury bath plus three additional bedrooms and three additional baths. Fun for all in the lower level with home theater, game room, exercise studio, full bath and indoor “endless” pool. $1,550,000   Read More

625 East Drive

New Listing — The opportunity of a lifetime! All of the elements of the ideal Village experience merge beautifully in one home! Tastefully remodeled, elegant yet comfortable! Located on one of Sewickley’s finest streets. Built and maintained with impeccable attention to every detail. Richly appointed throughout. Beautiful kitchen loaded with amenities. Private study with richly molded walls and handsome wood-burning fireplace. Family room/morning room with arched windows flood the room with light. Restful owners suite with luxurious his and hers baths. Amazing dressing room with mahogany center island. Four to five additional bedrooms, three laundry areas, finished lower level with game room and home gym. Two-car garage with bonus room above. Beautiful, private grounds with large stone patio. $2,800,000. Read More

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

What About an Appraisal Contingency?

With all of the bidding wars happening in this hot market, should we put an appraisal contingency in our offer?

Appraisal contingencies are added to agreements when buyers are concerned that their offer may be over market value.  If you are getting a mortgage, they really aren’t necessary if you are putting 20% or less down on your home.  Your bank will need your new home to appraise so that your debt percentage is not greater than 80%.  If it doesn’t appraise, you will either have to throw in more cash or reduce the sales price of the home, or the bank will refuse to fund the loan.

If you are paying cash for your home, or have a small planned mortgage, your only protection from over-paying is to insert an appraisal contingency into your offer. If the home fails to appraise, you will have the option of terminating the agreement if you choose, or possibly re-negotiating the price.  While this may sound like a fool-proof option, when we are in a hot market, with limited inventory and limited options for buyers, the goal is to reduce the number of contingencies to make your offer more appealing, not to add more! When evaluating whether they want to take their home off the active market to work with your offer, a seller will weigh all of the components, and an appraisal contingency weakens your offer as it is one more hurdle the seller must overcome before they can proceed to closing.

There is a definite risk that in a hot market you could overpay for a home.  Homes are in some circumstances selling for tens of thousands of dollars in excess of the list price. Unfortunately, this may be what it takes to get a home.  Inserting an appraisal contingency will only weaken your offer and could cause you to lose a bidding war. The best course of action if you want to win is to ask your agent to prepare an analysis of comparable sales and use that to determine your best offer, leaving out the appraisal contingency and hopefully succeeding in your bid to buy a new home.

FEATURED HOMES

 

7 Harvester Court

NEW PRICE — Want more space between you and your neighbors? Your search is over!  This custom-built all brick colonial is sited on a nearly 2 acre lot, in a quiet, private neighborhood.  Just renovated, it features 3 new luxury baths, newer kitchen, new roof, new HVAC, new deck, new paint in modern aesthetic and more. Totally turn-key for you and your family! 4 bedrooms, 3.5 baths, 3 car garage, finished walk-out lower level.  $737,500  See More Details…

 

212 New England Place

NEW LISTING – Located on a quiet cul-de-sac in a prime Edgeworth location, this spacious colonial is loaded with amenities.  Classic details blend with modern.  Newly refinished hardwood floors unify the main level of the home. New kitchen with stainless appliances is open to dining and family areas.  Three walls of windows flood the family room with natural light and bring the backyard into this wonderful space. Four large bedrooms, two new baths on the upper level plus a finished lower level with full bath. $595,000   See More Details

 

 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE, SRES
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Zillow Information Not Always Correct

The information on Zillow is incorrect about our home.  Should we address this?

Zillow is relied upon by millions of consumers for their real estate information and so it is important, if you plan to sell your home, that the information be correct.  Incorrect information can lead to poor buying decisions on a buyer’s part and might also adversely impact your Zestimate.  On their website, in the very fine print, Zillow itself admits that its Zestimate reliability in Pittsburgh is not particularly good, but most people don’t read the fine print.  So before you list your home for sale, take the time to check it out with Zillow and correct the errors you see by clicking on the “Correct Home Facts” tab, setting up an account and submitting the requested error corrections.  It is possible to dispute the Zestimate as well, so if you are listing your home for sale and the number is significantly lower than you anticipate it is worth, it may also be worth your time to do this before you list.

It is important, however, to be aware that whatever you post to Zillow stays there. As tempting as it might seem to try a “For Sale By Owner” to “save” the real estate commission (and I say this with emphasis because it is the buyer, and not the seller, who is paying the commission – if you are a FSBO they expect you to deduct the realtor fees you are not paying from your price, so the savings is theirs), I do NOT recommend listing FSBOs on Zillow.  Once they are there, they become part of a price history on the home, and if you ultimately employ an agent and try to raise the price, the buying public will be able to see online your earlier price and you will struggle to get traction at the higher price point.

Zillow is a popular online tool for many consumers (my preference is howardhanna.com as it is not owned by a publicly traded company reporting to shareholders  and is not selling space to make money for shareholders, which in some instances may not be in a consumer’s best interests). Given that many consumers use Zillow, I do recommend you take the time to get the information about your home correct before listing!

FEATURED LISTINGS

1432 BEAVER ROAD

Complete architect-designed interior renovation of this elegant Sewickley Village Queen Anne Victorian. Sited on a private 1.7 acre lot in the heart of Sewickley Village.  Meticulous renovation and transformation into a home that works perfectly for millennial families. 5000SFF+. Remodeled kitchen seamlessly incorporates new cabinetry and granite tops while integrating refinished antique glass cabinet doors into the design. Completely redesigned master suite, with sitting area, turret reading nook, luxurious bathroom and exercise room. Impressive development of the lower level incorporates a family room, office, kitchenette/bar area and powder room into the home. $1,200,000

444 WOODLAND ROAD

Privacy in the heart of Sewickley Village!  2.973 Acres with mature landscaping, sprawling lawns, in-ground pool, private patio and natural woodlands that provide a year-round buffer for this magical property, yet Village shops and restau

rants are just a few blocks away! Renovate to restore the home’s original relaxed elegance, reminiscent of New England seaside homes.  Or replace with your own 21st century home of your design and creation!  A rare opportunity in Sewickley!  $725,000

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Keeping Taxes in the Right Perspective

Are rising property taxes and the cap on the ability to deduct property taxes on our federal tax returns going to hurt real estate sales?

Unfortunately, the changes in the federal tax laws may already be impacting our housing market – the higher end market, most impacted by the $10,000 cap on the deductibility of taxes, has shown noticeable slowing over last year.  Rising tax millage rates are only going to exacerbate the problem, but rising costs have long been a reality of the world we live in and are to be expected.

What we need is a mindset shift, which will be slow in coming.  We all need to step back and look at our tax package as a whole.  Pennsylvania is a comparatively low taxing state when it comes to income tax. Our state income tax rate is only 3.07% — this is impressively low when compared to many other states (note our neighbors in New York at 8.82%, West Virginia at 6.5% and Ohio at 4.997%, and the top taxing state of CA at 13.3%).   What we are saving in income tax, we are paying in part in property taxes and this needs to be kept in perspective before making bold statements about how much property tax one will or will not pay.  Additionally, the $10,000 cap on deductibility of taxes as a cap on the combined sum of property and income taxes, so those in higher income tax states will be hit much harder by this.  We really do still have it pretty good in PA!

When considering property taxes, rather than focusing on what one is not getting, buyers would be well advised to think about what you are getting.  On a $500,000 assessment, the taxes in Sewickley borough would be approximately $41/day.  On a million dollar assessment, they would be approximately $82/day.  Compare this to the cost of hotels that you stay in on vacation! If you enjoy coming home everyday to a home that feels inviting and relaxing to you, if it is a home that your family thrives in and that provides shelter and sanctuary that you love, that seems like a small price to pay, even without the tax breaks. There is a cost to living – the food we eat (a dinner out can cost more than the daily property tax rate), the gas we burn to heat our homes in these unseasonable chilly Aprils, the cell phone bills to stay in touch with family and friends.  Property taxes are just another one of those costs of living.   I think it will be a long time (if ever) before we see that tax break return.  Reframing our thinking about property taxes, keeping in mind the otherwise low taxing state we live in and the intangible benefits that you and your family receive from living in a home that you love, is my recommended course of action!

FEATURED HOMES

224 Orchard Lane
JUST LISTED — and Under Agreement!!

Fantastic newer all brick Edgeworth home, with for finished levels of living space. 6 bedrooms, 4.5 baths.  Finished lower level. Open floorplan on main level: white kitchen with granite tops open to family room with wood burning fireplace. Wide-board hardwood floors unify the upper tow levels.  Rare attached garage with large mudroom. Private back yard. $950,000.  See More…

 


102 American Way
NEW PRICE  — The living is easy in this absolutely wonderful Sewickley Ridge one-level townhome. Less than one year old and in move-in condition – ready for you to call home!  2 bedrooms, 2 baths, 2 car garage, open concept floorplan, delightful screened porch. Chic ascetic with white cabinetry, granite tops, hardwood floors. Community clubhouse with pool, tennis, Bocce court, community garden, gym, and meeting/socializing space. In Traditions acclaimed over-55 community! Why delay your downsize any longer?   $369,000    See More…

 

 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

BEWARE THE SCAM!

We have been reading about fraud in real estate transactions – is this a real issue we should be concerned about here in Pittsburgh?

Fraud has become a rampant issue in the real estate industry.  In the past 6 months I had several transactions where the parties received what appeared to be legitimate emails from their lenders attempting to reroute funds needed for a closing.  Fortunately, I had educated my clients on the risks and all of them were quick to recognize the possible fraud and no money was lost.  Not all real estate consumers are this lucky, however.  Unfortunately, money lost in these scams is almost never retrievable so its important to educate yourself to the risks and exercise extreme caution around all money transfers in real estate transactions.

The typical scam is one in which the buyer receives what appears to be a legitimate email about their closing requesting information, with the ultimate goal to lure the buyer into wiring the money due at closing to a fraudulent account.  There have been instances where scammers have actually hacked into a lender’s server and are sending emails from a legitimate account. Many consumers nationwide have fallen prey to these scams.

How can you avoid being victimized?  First, be aware that there  is a risk of fraud any time a wire transfer is involved.  If you are planning to use a wire either to send funds or receive proceeds, extreme caution is warranted. Second, send and receive emails to your lender and closing company through a secure email only (and this is not the case with your standard gmail account – lenders and closers have specially protected servers for these purposes).  If you don’t have access to one, ask your lender or closer to send you an email from theirs that you can you to respond to.  Third, always independently verify phone numbers you are calling , either by looking at a business card or prior written document that you received or searching online for a number—do not just call the number you see in an email.  It is preferable to provide and confirm wire instructions over the phone with a trusted human rather than sending them off into cyber space.  Finally, if it seems fishy, it probably is.  Anything requesting partial payments  or making last minute changes is a definite red herring – stop and verify – involve your agent and make sure that what you are responding to is legitimate before making a hasty mistake you might soon regret!

FEATURED HOMES

907 Nevin
New Listing – Fantastic remodel at a great price! Top to bottom renovation to this adorable Village home! 4 bedrooms, 3.5 new, stylish baths, 3 finished levels, new 2 car garage. Incredible open floorplan unified by new hardwood floors.  New kitchen with white cabinetry, granite tops, stainless appliances. Doors open to large and inviting, private rear deck.  Move right in and enjoy!  $415,000

 

1432 Beaver
Complete architect-designed interior renovation of this elegant Sewickley Village Queen Anne Victorian. Sited on a private 1.7 acre lot in the heart of Sewickley Village.  Meticulous renovation and transformation into a home that works perfectly for millennial families. 5000SFF+. Remodeled kitchen seamlessly incorporates new cabinetry and granite tops while integrating refinished antique glass cabinet doors into the design. Completely redesigned master suite, with sitting area, turret reading nook, luxurious bathroom and exercise room. Impressive development of the lower level incorporates a family room, office, kitchenette/bar area and powder room into the home. $1,200,000

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Seeking Other Options?

We’ve been patiently waiting for a home in the Village – prices seem to be going up and we still haven’t found anything.  Any advice?  Should we consider Wexford?

We are in the middle of a very long inventory shortage.  April is almost here and we may see more homes come on the market (I sure hope so), but it would take 100+ homes to hit he market in the next few weeks to even begin to address our inventory shortage.  That shortage is region wide – there is no magic to looking in other areas – inventory is low across our entire area right now. That said, why not give some serious consideration to homes in Sewickley that are not in the Village?

Sewickley homes located “up the hill” offer many of the same advantages as Village homes!  Their owners feel a part of our community and can take advantage of our exceptional school district.  But “up the hill homes offer many benefits that are harder to find in Village homes.

  • “Up the hill” homes are typically on significantly larger lots than those in the Village – more space for Fido and the kids to play!
  • As a result of the larger lots, “up the hill” homes typically offer much more privacy – you won’t know your neighbor’s every move!
  • “Up the hill” homes tend to be much newer, which means they have more updated floor plans, larger closets, more and larger garages.
  • Because they are newer, “up the hill” homes tend to require far less maintenance as their plumbing, wiring and HVAC are modern, which means more money for fun things like vacations!
  • In an “up the hill” home your kids can’t wander off into the Village without you being aware!
  • “Up the hill” homes usually offer a much better value – you will get a bigger home on a bigger lot in more updated condition for less money than you could buy in the Village!

Don’t give up on Sewickley – we have many wonderful homes—just broaden your horizons and take a look “up the hill.”  Check out the two below, or call me if you would like to know more! 412.779.6060

FEATURED HOMES

 


300 Chaucer Ct

With its beautiful acre of land in an idyllic “up the hill” Sewickley neighborhood, you can be moved in to host warm weather fun this summer! Throw memorable parties at this turn-key Sewickley home! The large deck and covered stone patios spill onto the manicured lawn, with sport court, outdoor bar, covered ping pong area and Rainbow playset. Inside, a stylish aesthetic seamlessly unifies the three finished levels. 4 bedrooms, 3.5 baths, 3 car garage. $750,000. Read More…

 

 

16 Highview Drive

Just in time to plan for your most fun summer yet, 16 Highview offers a beautiful in-ground pool and 3.8 acres of privacy, yet sited in a mature Sewickley neighborhood.  With over 4100SF of living space plus a finished lower level, the home features an open floor plan ideal for entertaining.  Newly remodeled kitchen, 3 car garage, main level bed/bath for guest, walk-out lower level, sauna, wine room, screened porch & more!  Remodeled throughout and ready for immediate occupancy! $695,000.  Read More…

 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

SPRING HOME SELLING TIPS

With the weather starting to warm up outside, any tips for selling our home?

Spring is in fact on it’s way!  The bright sunshine and warming temperatures will unlock our yards from their winter nap soon and it’s a great time to be focused on making sure the outside of your home looking great for prospective buyers. Curb appeal is critical to attract buyers – if your home doesn’t look great from the street, buyers (who often drive by before making an appointment to see a home) may decide they aren’t interested before stepping inside.  Start with the front of your home and work your way back to your non-public spaces.  On our sunny days, head outside and make sure you have cleaned out your beds from the fall.  Rake out any leaves, trim back shrubs.  Order fresh mulch to be delivered the first week in April.  Keep an eye out for pansies when you are at the store and add them to planters out front.  In early April review your lawn and make sure it is in good shape.  If there are bare spots, have them reseeded.   If you have large trees on your property, make sure they are all healthy and any dead limbs are removed.

This is also a great time to make sure your gutters are clean – gutters full of leaves suggest a homeowner isn’t up on their maintenance.  Also be sure to have your windows cleaned inside and out.  With the sun streaming in through the windows, squeaky clean windows are very appealing to a buyer.   Take the time to put out your outdoor furniture and any warm weather yard items (such as planters).  Be sure patios and porches are well swept.   Step back from your home and see whether your paint is in good shape- – if there are areas that are peeling, have the scraped and repainted.  Be sure the front door is clean and nicely painted.  Remove all seasonal décor (Christmas wreaths and lights).   Ask a friend to stop by and do a quick walk-around for any areas that need attention – a fresh eye is always likely to catch those things you have gotten used to and overlook.

The spring market is in full swing!  Take advantage of the next few weeks and make sure your home is well-prepared for the strongest market of the year! If I can be of any service answering any of your real estate needs, please feel free to get in touch with me.  Real estate is what I do!! Kathe Barge, Call or Text 412.779.6060

FEATURED HOMES

1432 Beaver Road

New Listing – Complete architect-designed interior renovation of this elegant Sewickley Village Queen Anne Victorian. Sited on a private 1.7 acre lot in the heart of Sewickley Village.  Meticulous renovation and transformation into a home that works perfectly for millennial families. 5000SFF+. Remodeled kitchen seamlessly incorporates new cabinetry and granite tops while integrating refinished antique glass cabinet doors into the design. Completely redesigned master suite, with sitting area, turret reading nook, luxurious bathroom and exercise room. Impressive development of the lower level incorporates a family room, office, kitchenette/bar area and powder room into the home. Top to bottom, this charming yet modern home is ready for your millennial family. $1,200,000

180 Summerlawn Drive

Beautifully remodeled open concept 17 year old home on ½ acre wonderful lot with large backyard in a delightful Sewickley neighborhood close to Village. Four finished levels of living space including finished walk out lower level. Kitchen with new stainless appliances open to family room.  Main level laundry.  Large master suite. Four bedrooms, 3 full and 2 half baths. Third floor gameroom.  New roof. $599,000.

 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

THE RISING INTEREST RATES vs. HOUSING MARKET

What impact do you think rising interest rates will have on the real estate market?

I can’t tell you how many years the Fed has been warning us that they are going to raise the interest rates, and then nothing happened. But now, it looks like it is finally happening. Less than one year ago, conforming loans with good credit could be procured, on a good day, at rates below 3% fixed. Now they have inched up to 4.25% for conforming loans and 4.75% for jumbo loans. While these are still historically great rates, the days of mortgage interest rates in the 3% range appear to be gone and we are slowly inching toward 5%.

What impact will this have on the market? Typically, when rates increase the market slows. Buying power decreases – a buyer will qualify for a smaller mortgage amount when rates are higher. Even if a buyer qualifies for a loan amount, they may not want to pay the added amount each month attributable to the higher rate. Many buyers are cognizant of how much they don’t have available to spend on quality of life purchases, such as dinners out, when they have larger mortgage payments. This boils down to the fact that they may be unwilling or unable to buy at a price they could have last year, and this could depress housing prices.

However, this is counterbalanced by the fact that we are in a market with record low levels of inventory, so it is highly unlikely that interest rates will have any effect on housing prices in the short run. If anything, rising rates should cause buyers to move quickly and lock in homes and mortgages before rates continue to climb. And this would be the most sensible short-term response to rising rates. Buyers – rates are actually going up! The time to act is now!

FEATURED HOMES

73 Thorn Street
NEW LISTING — A wonderful renovation of this classic Sewickley Village Victorian! Offering modern amenities yet loaded with charm, you cannot beat the central Village location! Original details, including beautiful mantles, handsome moldings and a striking staircase anchor the home in history and balance the newer kitchen with stainless and granite and 4.5 newer baths, creating a home that seamlessly merges the past with the present. In addition to generous living and dining rooms and kitchen open to family room, the main level features a convenient laundry room. The upper two levels are home to five bedrooms plus two dens. The covered back porch is perfect for relaxing on warm evening and flows effortlessly onto the large lawn. Two car garage. Please join me for my open house Sunday, 1-4pm at 73 Thorn Street, Sewickley. $1,225,000

1 Oak Drive
NEW LISTING – Well-maintained brick Tudor-style home close to Sewickley Village. Spacious floor plan. Thoughtfully updated with quality renovations that have maintained the home’s character and original workmanship while including the desired modern amenities. Remodeled and expanded kitchen features custom cabinetry with granite tops, stainless appliances. Convenient mudroom. Three bedrooms including master and two remodeled baths. Lower level family room. Two-car garage, plenty of outdoor space including the charming brick patio! $475,000.  See More… 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

WHY YOU NEED A BUYER’S AGENT

We’ve been watching realtor.com and calling listing agents about new listings. Agents keep asking me if I have a buyer’s agent. Why would I want one?

It ‘s a good idea to recognize exactly what a buyer’s agent is to you – essentially an almost free invaluable resource to you in the buying process. You might think you will save money if you don’t have an agent that needs to be paid, but in reality that’s not how it works. The sellers have signed a listing agreement obligating them to pay a commission to the listing brokerage house of an agreed percentage and that percentage does not get adjusted if a buyer does not have an agent. So there is simply no advantage to not doing your research and choosing your own advocate before you begin the buying process.

In a recent study done by the National Association of Realtors, the #1 benefit all buyers put forth for having a buyer’s agent? A buyer’s agent helps her buyer understand the process of buying a home (74% of millennials found this to be true). Buying a home is a significantly more complex process than you might imagine, and if you have a well-trained agent, she should make it look simple. However, if you don’t buy and sell real estate everyday, there are many traps for the unwary.

The #2 ranked benefit of a buyer’s agent? A buyer’s agent points out unnoticed property faults or failures. A full-time agent is in and out of homes on a daily basis and after years of experience has developed a fine-tuned ability to pick up issues that most buyers would never notice, and will hopefully be able to suggest proposed solutions as well. This is no substitute for a home inspection, of course. Third on the list of benefits? The buyer’s agent negotiated better sales contract terms than the buyers could have negotiated on their own. Again, years of full-time experience coupled with a dedication to staying educated in the profession should hone an agent’s ability to give you excellent negotiation advice.

The #4 ranked benefit? Buyers reported that their buyers’ agents improved their knowledge of search areas. This is particularly helpful when you are looking to move to an area you are not very familiar with. Finally, the 5th ranked benefit of a buyer’s agent is that she can connect you to a better (and hopefully more reputable) list of service providers than you might have access to on your own. All of these benefits can be yours without the fee of the commission – all a buyer pays is the small “broker fee” (which is charged to both buyer and seller) of approximately $325! This is a small price to pay for a long list of benefits and expert advice on what may be your largest investment! My question is, why wouldn’t you want one?

Call me!! I can help! 412.779.6060

FEATURED LISTINGS

300 Chaucer Ct

NEW PRICE — With its beautiful acre of land in an idyllic “up the hill” Sewickley neighborhood, you can be moved in to host warm weather fun this summer! Throw memorable parties at this turn-key Sewickley home! The large deck and covered stone patios spill onto the manicured lawn, with sport court, outdoor bar, covered ping pong area and Rainbow playset. Inside, a stylish aesthetic seamlessly unifies the three finished levels. 4 bedrooms, 3.5 baths, 3 car garage. $750,000.  See More…


180 Summerlawn Drive

Beautifully remodeled open concept 17 year old home on ½ acre wonderful lot with large backyard in a delightful Sewickley neighborhood close to Village. Four finished levels of living space including finished walk out lower level. Kitchen with new stainless appliances open to family room. Main level laundry. Large master suite. Four bedrooms, 3 full and 2 half baths. Third floor gameroom. New roof. $599,000.  See More…


316 Beaver Street #204

Luxury and convenience seamlessly blend in this chic central Sewickley Village condo. Just steps to the shops and restaurants, this beautifully renovated unit features 2 bedrooms, 2 baths, large living room with built-ins, dining room, family room, eat-in kitchen and private balcony. In-unit laundry plus 2 indoor parking spaces. New hardwood floors unify the living spaces. Secure building. $435,000.
See More…

444 Woodland Road

Privacy in the heart of Sewickley Village! 2.973 Acres with mature landscaping, sprawling lawns, in-ground pool, private patio and natural woodlands that provide a year-round buffer for this magical property, yet Village shops and restaurants are just a few blocks away! Renovate to restore the home’s original relaxed elegance, reminiscent of New England seaside homes. Or replace with your own 21st century home of your design and creation! A rare opportunity in Sewickley! $825,000  See More… 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

WHY BUYERS ARE NOT BUYING

If there are so many buyers out there, why aren’t we seeing more sales?

The average time between a first showing and an offer is 3 weeks. Buyers here are historically slow to get going, although some of the fast sales lately are driving home the point that if you like a home, you are well advised to move quickly in making an offer.  That said, there are four primary reasons that hold buyers back from buying a home, according to a 2017 REBAC survey.  The first and most applicable right now? Seventy-seven percent of buyers aren’t buying because of our inventory – they can’t find what they want.  This has been a recurring theme in my articles – we need inventory!  I know it’s early in the spring market, but if we don’t start to see homes coming on the market soon it will be a disappointing spring market for buyers.

The second hold back? Fifty-five percent of buyers have unrealistic expectations! If you know anyone looking for a home right now you have probably heard a lot about what is wrong with our homes.  Right now, if buyers actually want to get in a home, they are going to have to adjust their expectations.  You might have to do some work to make a home work for you.  You may have to give up some of the things on your wish list.

Forty-nine percent of buyers hold back from buying for affordability reasons.  Often this is price – our prices are increasing, and may be pricing some buyers out of the market. Our property taxes are also quite high here as compared to many other states, and some buyers simply can’t afford the monthly payment once taxes are added in.

Finally, thirty-three percent of buyers have difficulty obtaining financing.  This is why it is very important to do the hard work up front!  Seek a full pre-approval before you start your home search so that you aren’t disappointed later!

As always, feel free to give me call if I can be of any assistance with your real estate needs. Call or Text  412.779.6060

FEATURED HOMES

7 Harvester Court –  Want more space between you and your neighbors? Your search is over!  This custom-built all brick colonial is sited on a nearly 2 acre lot, in a quiet, private neighborhood.  Just renovated, it features 3 new luxury baths, newer kitchen, new roof, new HVAC, new deck, new paint in modern aesthetic and more. Totally turn-key for you and your family! 4 bedrooms, 3.5 baths, 3 car garage, finished walk-out lower level.  $775,000.  See more…

 

141 Beech Ridge Drive – Spectacular 22,000+SF estate nestled on 8 private acres in Sewickley. Remarkable newer custom construction.  Half-court indoor basketball court, full racquetball/squash court, complete locker room facilities including sauna, 60’x30’ heated in-ground concrete salt water pool w/ stone waterfalls, patio w/ outdoor fireplace, 5 bedrooms, 5 full & 4 half baths, 9 fireplaces, 6 garage spaces, two kitchens, wine room, roof-top observation deck, new home theater.  Simply remarkable! $4,500,000  See more…

 

 

BUYERS ARE AT THE READY!

What is going on in our market?  It seems things are selling fast!

A very brief update on the status of our housing market: as predicted, our low inventory for the past several months has created a log jam in our housing market.   As of today we have only 66 homes in our active inventory, while the norm this time of year is closer to 200!  Dozens of buyers are lined up in every price range waiting for their perfect home to come on the market.  As a result, new introductions in the Village are selling close to or at asking price, and more often than not, without a mortgage contingency.  Many are receiving multiple offers.  Buyers participating in this market feel like it is the California market here in Sewickley!

Why is this happening?  It’s hard to say.  The inventory shortage extends across most of the communities in our area that sit in a top rated school district.  People are just not moving out.  This could be caused by the fact that there are extremely limited options for “downsizing” if you are in your empty nester years.  It could be that Pittsburgh has been steadily growing for years and it is just catching up to us.  It could be that we cut new housing starts too sharply after the recession and we aren’t keeping up with demand.

What should a buyer do in today’s market? First, get yourself fully pre-approved (not just prequalified) if you need a mortgage.  You need to get comfortable with the fact that you might have to waive your mortgage and appraisal contingencies.  Second, be ready to make a very fast decision if a home comes on the market – do not expect that you will have more than a day to decide. It is very much a seller’s market and not a good market at all if you are buying, but if you need a house, it’s the market you are in.  Consider looking “up the hill” – we have some amazing homes available offering great living space at significantly better values.

And once again, if you are thinking of selling, give me a call right away and lets design a strategy to maximize your return in this amazing seller’s market!  Put my  19 years of full-time experience and dedication selling Sewickley’s wonderful homes to work for your personal benefit!

FEATURED HOMES

515 Spanish Tract

NEW LISTING — Stay fit & have fun year round – the new indoor pool at 515 Spanish Tract is masterfully designed to harmoniously blend with the home and its surroundings – low maintenance, chemical free copper ionization filtration system takes the work owning a pool!  Simply spectacular renovation of the home – it nestled on 7+ private acres in close-in Sewickley Heights.  Expansive windows bring the stunning natural surroundings into every room. Open floorplan, with new kitchen, baths, flooring, windows, roof, generator… four outdoor venues to enjoy the beauty of the location from.  Turn-key ready for you! $1,950,000  See More….

16 Highview Drive

NEW LISTING –   Just in time to plan for your most fun summer yet, 16 Highview offers a beautiful inground pool and 3.8 acres of privacy, yet sited in a mature Sewickley neighborhood.  With over 4100SF of living space plus a finished lower level, the home features an open floorplan ideal for entertaining.  Newly remodeled kitchen, 3 car garage, main level bed/bath for guest, walk-out lower level, sauna, wine room, screened porch & more!  Remodeled throughout and ready for immediate occupancy!  $695,000.  See More…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

WHAT TO EXPECT FROM THE SPRING MARKET

We have been waiting for a while for some new homes to come on the market –are you anticipating more listings soon?

It has in fact been a long, dry winter when it comes to new listings.  In fact, we currently have ONLY 71 listings available for sale in the Quaker Valley School District – in most years that number would be approximately 200!  So when we say that we need listings, we mean it!

Yes, we do expect that there will be more homes coming on the market in the next couple of months. March & April tend to be our largest listing months every year, and we hope this year will be no different.  However, if the past couple of weeks have been an indicator, you should expect it to be a fast moving spring market.  We have had a few introductions recently and as a general rule they have flown off the market.  We have a tremendous amount of pent up demand.  There are dozens of buyers in every price range sitting on the fence waiting for their “perfect” listing.  If you are one of those buyers, you should expect that you will have some stiff competition. So make sure you have your financing in order and be prepared to move quickly if you see something that looks like it could work.

If you are one of the many Village dreamers we have out there, I encourage you to take a look “up the hill” where we currently have many wonderful options with more on the way.  Sure, the theoretic walkability of the Village is nice, but we live a couple of blocks to Starbucks and can count on our hands how many times per year that we actually walk!  “Up the hill” you will get larger yards & homes at better prices, and they are all 5-10 minutes to Starbucks!   If you are adamant on the Village, start thinking now about what compromises you might be willing to make to get a home.  As Pittsburgh grows, our inventory is not keeping up with housing demands and we will continue to see a tighter and tighter housing market.  Compromise will be necessary to even get into a home here.

Finally, if you are thinking of selling your home, I have said it many times before, but PLEASE reach out to me! I offer completely confidential consultations and strategic plans to maximize your returns, with a 19-year proven track record.  There is no better time to be selling your home!   CALL or TEXT 412.779.6060

FEATURED HOMES

316 Beaver Street #204
New Price!! 

Open Sunday,  January 21st from 1-3

A downsizer’s dream! Fantastic maintenance free condo in the absolute heart of Sewickley Village. 2 BR, 2 baths, 2 indoor garage spaces. Back/quiet side of the building.  Stylish design w/ new wood floors & carpeting. Afternoon sun floods the unit. Secure building with elevator access to all levels. 1 block to Village amenities.  Please join us for our open house this Sunday 1-3pm. $429,000.    See more… 

444 Woodland Road
Open Sunday,  January 21st from 1-3

Privacy in the heart of Sewickley Village!  2.973 Acres with mature landscaping, sprawling lawns, in-ground pool, private patio and natural woodlands that provide a year-round buffer for this magical property, yet Village shops and restaurants are just a few blocks away! Renovate to restore the home’s original relaxed elegance, reminiscent of New England seaside homes.  Or replace with your own 21st century home of your design and creation!  A rare opportunity in Sewickley!  Please join us for our open house this Sunday 1-3pm. $825,000     See more…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

2018 and TAXES- Oh My!!

Any updated thoughts on the new tax legislation?

 

The new tax legislation seems to be on everyone’s mind these days, and seems to be crowding out Christmas cheer a bit.  While I do need to advise you to consult your personal tax accountant, I will tell you I have been busy prepaying my 2018 property taxes.  Under the new legislation, taxpayers will only be able to deduct a grand total of $10,000 of property and income taxes combined.  In our area, property taxes are higher than in many parts of the country, so many people will easily exceed that limit.  Paying 2018 property taxes in 2017 helps to insure the full value of their deductibility.  Of course, 2018 tax bills have not been issued yet, but if you find your 2017 bills and make a couple of calls, they will be able to tell you how to proceed if this interests you.  The taxing bodies are likely thrilled right now with the new legislation – rather than chasing late payers they are receiving their money well ahead of schedule!  Of course, if your bank escrows your taxes for you, this may not be an option you can take advantage of.

I’ve also taken the time to pay my 2017 4th quarter Pennsylvania and local income taxes now, for the same reason.  While not due until January 15th,  the $10,000 limit on the deductibility of property taxes and state/local income taxes combined will result in lost deductions for many.  This tax planning is only useful right now, when the old limits (or lack thereof) still apply through 2017.

As far as the legislation itself, I am pleased that congress raised the mortgage deductibility limit to interest on mortgage debt up to $750,000.  Interest on debt on second homes is no longer deductible (unless you use it as an investment property, in which case it can offset your rental income), and interest on home equity lines of credit will no longer be deductible.  This will definitely affect the way consumers choose to structure their home buying financing.  We will be thoroughly digesting the bill so that we can help consumers make the best financing decisions to take advantage of the tax breaks we do have left.

The $10,000 limit on the deductibility of property and state/local income taxes is not ideal, particularly because of the higher property taxes we have in the region.  There is a possibility that the limitation will make higher end homes harder to sell, but I doubt that. In the end, consumers will have to have a mindshift and think less of their personal residences as tax breaks and see them for what they really are – a home for their family to come home to every day – their personal sanctuary from what can sometimes feel like a crazy world.  And when we see our homes that way, the small piece of our property taxes that Uncle Sam no longer “pays” will seem far less important than it does in the abstract.

Featured Homes

141 Beechridge
Spectacular 22,000+SF estate nestled on 8 private acres in Sewickley. Remarkable newer custom construction.  Half-court indoor basketball court, full racquetball/squash court, complete locker room facilities including sauna, 60’x30’ heated in-ground concrete salt water pool w/ stone waterfalls, patio w/ outdoor fireplace, 5 bedrooms, 5 full & 4 half baths, 9 fireplaces, 6 garage spaces, two kitchens, wine room, roof-top observation deck, new home theater.  Simply remarkable! $4,500,000     See more photos and details….

7 Harvester Ct
Tired of looking at one “project” after another for a home that is “move in ready”? Your search is over!  This custom-built all brick colonial was just renovated with 3 new luxury baths, newer kitchen, new roof, new HVAC, new deck, new paint in modern aesthetic and more. Totally turn-key for you and your family! 4 bedrooms, 3.5 baths, 3 car garage, finished walk-out lower level, nearly 2 acre lot. $775,000.   See more photos and details…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

WHEN CAN WE MOVE IN?

When we buy a new home, when can we expect to be able to move in?

The answer to your question varies from state to state.  In Pennsylvania, possession transfers immediately at closing!  How does this impact the buyers and sellers?

Sellers, you must be completely moved out before closing day.  The latest day your movers should come is the day before closing.  You need to be sure to leave enough time to clean the home after they leave.  If you don’t already own your new home and plan to close on it immediately after closing on your old home, you need to plan for your movers to store your things on the moving van overnight.  However, it is generally smart to move out a couple of days before closing, to make sure that you have time to clean and dispose of any items the movers didn’t take.  Its not acceptable to leave things you don’t want behind for the new buyers – if you don’t dispose of them yourself, there is a good chance you will have to provide funds to the buyer at closing to get any remaining items removed.

Buyers, you can start your move in as soon as you pay for the home and finish signing your closing documents!  It is not, however, ok to start moving in before closing or to start making repairs and improvements before closing.  Both of these scenarios create insurance (and other) issues for the seller.  Please plan accordingly – if you need time to renovate before moving in, plan for storing your items with your mover until your work is complete.  Properly advise your movers of the closing time so that they are not counting on starting the move-in early.

Your one hour closing is the time that everything transfers – keys, responsibilities for upkeep, taxes… Sellers must be completely out as of that moment and Buyers may enter once that moment has passed!

FEATURED HOME

137 Sebago Lake Drive 

Absolutely perfect inside and out with stylish design aesthetic. New roof, new gutters, new flashings,  new windows, new landscaping, new sprinkler system, new lighting, new HVAC.  Custom, all brick loaded will amenities. Stunning views of Diamond Run’s 6th fairway & green. 4BR, 4+4 baths, 3 car attached garage, finished walk-out lower level. $895,000   See more photos and details here….

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

PROPOSED TAX LEGISLATION vs. HOMEOWNERSHIP

What impact do you think the proposed federal tax legislation will have on homeowners?

For those of you who are unaware, the proposed tax legislation makes several changes to itemized deductions that will impact many homeowners.  First, the property tax deduction will be limited to $10,000.  In Sewickley borough, if your tax assessment is above approximately $350,000, you will see an increase in your federal income tax as a result of this itemized deduction limitation.  Additionally, while existing mortgages are grandfathered, interest will only be deductible on new mortgages of less than $500,000.

The National Association of Realtors believes these new changes could put home ownership out of the reach of many and nullify the home ownership incentive for all but the top 5% of our nation.  Home ownership is already at a 50 year low nationwide.  For many Americans, a home is the largest investment they will ever own.  Studies have also shown that at the end of the day, the net worth of a homeowner is, on average, a shocking 45 times greater than that of a renter, demonstrating how important it is to incentivize home ownership so that Americans have the needed nest egg when they retire.

My predicted impact on our local housing market is that it will soften prices over $350,000.  Without the benefit of the tax deductibility of property taxes over $10,000, mid-market buyers will qualify to buy less than they can today, and it will have a downward pressure on prices overall.  With the severe inventory shortage we have right now, this is not likely to be immediately evident, but it will likely impede the long-term growth rate.  The cap on the deductibility of interest on new mortgages over $500,000 will have a much larger impact on the market overall.  Homeowners with large mortgages will be disinclined to make the “choice” moves we are so accustomed to here in Sewickley, because a move will mean they lose the deductibility of a significant amount of interest on their grandfathered mortgage.  This will only exacerbate our inventory shortage as homeowners will be likely to just “stay put” and take advantage of the deductibility of interest on grandfathered mortgages.  Additionally , for homes priced over $550,000, buyer affordability will drop further as carrying mortgages over $500,000 will be noticeably more expensive, with the potential of exerting further downward pressure on market appreciation.  Its hard to know how any of this will help us, but then, I am not an economist – I must be missing something!

FEATURED HOMES

7 Harvester Court
Want more space between you and your neighbors? Your search is over!  This custom-built all brick colonial is sited on a nearly 2 acre lot, in a quiet, private neighborhood.  Just renovated, it features 3 new luxury baths, newer kitchen, new roof, new HVAC, new deck, new paint in modern aesthetic and more. Totally turn-key for you and your family! 4 bedrooms, 3.5 baths, 3 car garage, finished walk-out lower level.  $775,000.  Learn more…

180 Summerlawn Drive
Beautifully remodeled open concept 17 year old home on ½ acre wonderful lot in a delightful Sewickley neighborhood close to Village. Four finished levels of living space including finished walk out lower level. Kitchen with new stainless appliances open to family room.  Main level laundry.  Large master suite. Four bedrooms, 3 full and 2 half baths. Third floor great room.  New roof. $599,000. Learn more…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

TO TUB or NOT TO TUB, That is the question.

Both our bathrooms have claw-foot tubs which I am thinking of replacing with walk-in showers.  What is the value of having a tub in the bathroom in place of a shower or in addition to a shower?

Every home must have at least one bathtub.  A prospective buyer might have kids or just like a good soak and many will reject a home if there isn’t a tub available.  More often than not, if there is only one tub in a home it is in a kid’s bathroom, and this is most commonly configured as a tub/shower combination.  There could be a tub in the master bathroom as well, but only if there is abundant space. If you have to choose between a large, luxurious (spacious) shower in the master or a tub/shower, ditch the tub and go for a pure shower.  If there are multiple kids bathrooms, then only one needs to have a tub.  Typically, that tub is not a claw foot tub unless it has a shower ring (which is not tremendously appealing).  When claw foot tubs remain, they are typically in a bathroom that has plenty of room for both a shower and a tub. Re-glazed, these antique tubs can be the focal point of a remodeled luxury bath.

As far as value goes, value is really only recouped if you remodel the entire bathroom.  In other words, if you put in a new shower but leave the old floor tile and old vanity, you really have added no value.  If you redo the whole bathroom, you will likely recoup more that what you pay to remodel the bathroom, as long as you shop smartly when doing your remodel and sell your home while the bathroom still feels current (under 15 years). It is also very important to make choices that are classic and stand the test of time if you don’t want your home to feel dated sooner rather than later. I suggest, given the age of your home, that you make classic choices — Carrera marble, white subway tile, and silver-tone fixtures would all be timeless choices appropriate for an historic home.

Of course, I am available to provide on-site advice if that would be helpful to you as you have many options – give me a call – I’m happy to provide my free advice!

FEATURED HOMES

316 Beaver Street #204  

Luxury and convenience seamlessly blend in this chic central Sewickley Village condo. Just steps to the shops and restaurants, this beautifully renovated unit features 2 bedrooms, 2 baths, large living room with built-ins, dining room, family room, eat-in kitchen and private balcony.  In-unit laundry plus 2 indoor parking spaces.  New hardwood floors unify the living spaces. $435,000.  See more… 

 

102 American Way

The living is easy in this absolutely wonderful Sewickley Ridge one-level townhome.  Located in Ohio Township’s highly popular and sought-after Traditions at Sewickley Ridge community, it is less than one year old and in move-in condition – ready for you to call home!  2 bedrooms, 2 baths, 2 car garage, open concept floorplan, delightful screened porch. Chic ascetic with white cabinetry, granite tops, hardwood floors. Why delay your downsize any longer? $389,000   See more…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

THE “JOYS” of SELLING

Selling a home can be a trying process.  They say forewarned is forearmed. Any annoyances a seller should be expecting?

Below is a short list of many of the “joys” sellers might experience during the listing process.  Being aware that these are possibilities will hopefully help you take them in good humor if they happen to you!

  • The agent showing your home will miss appointments and not call or show up.
  • Appointments will be made and cancelled at the last minute.
  • Some showings will last about five minutes and some will last 3 hours.
  • There will be a day when I call you and say someone wants to see your house, and you are going to ask me when. And I will say: “Look out your windows, they are sitting outside now”!
  • Agents are going to knock on your door or even drive by, see you in the yard and ask if can they see you house.
  • Agents showing your home will forget to turn lights off.
  • Agents showing your home will let your pets out (best to remove them from your home for showings) or your neighbor’s pet in.
  • Agents will provide unhelpful feedback – buyers buy homes when they attach emotionally to a home and when they don’t, their feedback is often nonsensical.
  • Agents will not provide any feedback – incredibly annoying, I know.
  • The agent on the sign will be in witness protection and not return any phone calls.
  • Expect lowball offers (at least it is a starting point).
  • Things will come up on the inspection that you had no idea were wrong with your home and you will be sure the inspector made a mistake.
  • The buyer will make ridiculous inspection requests.
  • The buyer will ask to bring in contractors for estimates for work they want to do after the closing at the seemingly most inconvenient times.
  • The property might not appraise at what you are selling it for.
  • The closing date on the contract may change.

FEATURED HOMES

7 Harvester Court

Tired of looking at one “project” after another for a home that is “move in ready”? Your search is over!  This custom-built all brick colonial was just renovated with 3 new luxury baths, newer kitchen, new roof, new HVAC, new deck, new paint in modern aesthetic and more. Totally turn-key for you and your family! 4 bedrooms, 3.5 baths, 3 car garage, finished walk-out lower level, nearly 2 acre lot. $775,000. Get more details and see more photos…

141 Beech Ridge Drive

Spectacular 22,000+SF estate nestled on 8 private acres in Sewickley. Remarkable newer custom construction.  Half-court indoor basketball court, full racquetball/squash court, complete locker room facilities including sauna, 60’x30’ heated in-ground concrete salt water pool w/ stone waterfalls, patio w/ outdoor fireplace, 5 bedrooms, 5 full & 4 half baths, 9 fireplaces, 6 garage spaces, two kitchens, wine room, roof-top observation deck, new home theater.  Simply remarkable! $4,500,000  See More Photos & Details…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

THE BENEFITS OF BUYER’S AGENT

Why should we use a buyers agent when buying a new home?  We thought it was better to just call the listing agent.

It’s always a better idea to use a buyer’s agent who is focused on your home search rather than calling each listing agent of every property that you might be interested in.  First and foremost, a buyers agent is essentially no additional fee to you.  Buyers do pay a very small “broker fee” (at Howard Hanna, that fee is comparatively quite low, at $325), but the commissions are paid by the seller.  So there is no financial reason for you not to have Buyer representation!

Having a buyer’s agent offers a long list of advantages to you.  The agent will get to know your personal needs and wishes and be able to screen houses more effectively as well as target houses that might be a great match.  The agent will be able to compare the various homes that you see, helping you to objectively address the positives and negatives of each home as they relate to each to other.  You should expect a buyer’s agent to be able to do a detailed analysis of the comparable sales for you so that you can feel good about any offers you are making.  Your buyers agent will also be able to guide you through the inspection process, which can be very tricky these days with home inspectors being unusually critical of the homes they are inspecting.

Does this mean that you should sign a buyer agency agreement with the first agent you meet?  Absolutely not!  The internet offers a wealth of information about Realtors these days.  Before choosing a buyer’s agent, check their online presence.  Look at their qualifications – do they have certifications or other professional credentials?  Check out their online reviews on websites such as Zillow, Trulia, realtor.com, yelp and Facebook.  Do they have a personal website where you can learn further information about their business and services to you?  Feel free to request personal interviews of past clients if that is helpful to you.  Once you feel you have chosen the best match for your needs, engage that Realtor as your buyer’s agent and move forward, knowing that you are in good hands!

FEATURED HOMES

180 Summerlawn Drive

Beautifully remodeled open concept 17 year old home on ½ acre wonderful lot in a delightful Sewickley neighborhood close to Village. Four finished levels of living space including finished walk out lower level. Kitchen with new stainless appliances open to family room.  Main level laundry.  Large master suite. Four bedrooms, 3 full and 2 half baths. Third floor great room.  New roof. $599,000.  See photos….

444 Woodland Road

Privacy in the heart of Sewickley Village!  2.973 Acre yard with mature landscaping, sprawling lawns, in-ground pool, private patio and natural woodlands that provide a year-round buffer for this magical property, yet Village shops and restaurants are just a few blocks away! Renovate to restore the home’s original relaxed elegance, reminiscent of New England seaside homes.  Or replace with your own 21st century home of your design and creation!  A rare opportunity in Sewickley!  $825,000  See photos and more details

 

 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

KEEPING YOUR HOME SHOW-READY!!

Fall is upon us!  Any tips for presenting our home well in the fall market?

Fall can be such a wonderful season here in Pittsburgh, but sometimes sellers forget that they need to take a fresh look at their home to make sure it is still presenting at its best as summer ends.  Start with your yard.  It’s the first thing a buyer sees! Make sure you have trimmed away all of Summer’s dead blooms and that your garden beds are looking ready for their long winter’s nap.  Put down fall fertilizer so your yard looks great again this coming spring! Be sure to give your lawn its final mow, and as we move into fall, keep your leaves raked! 

Don’t forget to keep your gutters clean – if your home is actively on the market, you may need to do it more than once – you don’t want a buyer to see clogged gutters and mini-trees emerging! Give porches and patios a final thorough cleaning.  If your windows aren’t really clean, get that done too – as we go into our grayer time of the year, its really important to get as much sunshine inside as possible!

Inside, check all of your lightbulbs and make sure they are all at the maximum possible wattage and in good working order. As days grow shorter, it will be important for your home to be bright and cheerful inside. Clean out your garage.  You will need it once snow flies, and you won’t want to be out there in 30 degree weather! Be sure that if you choose seasonal decorations like mums or wreaths, that you remember to rotate them as we move through the season so that you reflect the current season!

And of course, if you know now that you want to list in the coming Spring season, which kicks off in January, give me a call now so we can get photography done while there are still leaves on the trees!

FEATURED HOMES

178 Backbone

Stone and timber seamlessly blend in this California-style contemporary.  Beautifully sited on a 7 acre wooded lot, this striking home melds perfectly with its natural surroundings.  Walls of windows flood the home with natural light. Two authentic stone turrets add to the romance this home evokes.  The end result is an exceptional custom built home that will stand the test of time. Comfortable and relaxed, it is a home you will love coming home to.  6 bedrooms including main level suite, 4.5 baths, 3 car garage. $895,000.  See more photos and get more details here… 

 

102 American Way

The living is easy in this absolutely wonderful Sewickley Ridge one-level townhome.  Located in Ohio Township’s highly popular and sought-after Traditions at Sewickley Ridge community, it is less than one year old and in move-in condition – ready for you to call home!  2 bedrooms, 2 baths, 2 car garage, open concept floorplan, delightful screened porch. Chic ascetic with white cabinetry, granite tops, hardwood floors. Why delay your downsize any longer?   $389,000  Get more details and see more photos here

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

WHAT TO EXPECT ON INSPECTIONS

We just completed a home inspection and submitted our requests to the seller.  They did not respond well and felt we were too comprehensive in our list of requests, although they were all items the home inspector pointed out as issues in his report?  What are we to expect?

The home inspection process is as individualized as the people buying the homes.    Some sellers are so eager to sell their homes that they will gladly cede to your every demand.  Some homes are so well priced and so well received by the market that the sellers are willing to do virtually nothing with respect to inspection requests.  How your sellers respond will likely depend on how badly they want to sell to you, balanced with what they think their chances are of a sale to another buyer in the near future.  But there are a few guidelines to keep in mind when evaluating what to ask for on the home inspection and how to weigh the seller’s response.

Anything the seller has called out on the disclosure should not be part of your inspection requests – you should have taken these conditions into account when you wer