The Philadelphia Real Estate Blog

Back on the market, 50 N Front Street, 106 is a wonderful, affordable 1st floor studio in the historic Old City River Church condos.

Located close to everything for your convenience, such as theaters, restaurants, galleries, shopping and more. Five minutes and you are in Center City! Take the elevator to the 5th floor and enjoy the fabulous common area rooftop deck with panoramic city and river views. The interior of this studio is modern and completely updated with stainless appliances, granite counters, updated lighting, and new hardwood floors. Large windows, 12' high ceilings, rear patio space, 2 spacious closets, modern tile bath, with stack washer and dryer included. 6 years remaining on the 10 year tax abatement! All appliance included, all electric utilities.Seller will pay for 1 year of parking at the Parkominium with acceptable offer. Welcome to what may be your new condo in Old City! Enjoy the best of OLD CITY!

Priced at $175,000.  Ready to show! For  more details, please contact the Somers Team.

Below is a before photo of a beautiful home we have listed at 1015 N 4th Street in Northern Liberties (only $359,900, BTW!). When we first visited this home, the layout had tons of potential but the way the furniture was positioned it really cluttered the space and did not show off the Open Flowing Layout people have come to love these days. As you see in the before photo below, the couch blocks off the dining area. Although this method of dividing rooms can translate very effectively in a huge oversized room, for the narrower rowhome so prevalent in Philadelphia, this method can backfire and give the illusion of a smaller space.

The current popular trend in home design in Philadelphia is for the main living spaces (kitchen living and dining areas) to flow together seamlessly. So we made some suggestions and the transformation was immediate. Below is the after photo. Notice how the room looks bigger, less cluttered and the Open Flowing Layout has been achieved by simply moving the couch that served as a room divider, out of the living room altogether.

To create a separation between rooms that will not effect the Open Flowing Layout that people are looking for, try these 3 tips:

1) One large piece of art or a large mirror on the wall can define a space and create a focal point for a room without taking up floor space.

2) A neutral colored floor rug that blends with the flooring can define a space without blocking the walking path or drawing too much attention through color to one area of the room.

3) Creatively placed soffets, chandeliers, and lighting can serve as an absolutely brilliant room divider without being at eye level or on the floor. This is my personal favorite solution.

Do you think you can implement these ideas into your home to improve flow? Have you done other things to create the same results in your space? I'd love to know.

We primp them. We pamper them. We dress them in costumes. We name them cute names like Zippy, Cinnamon, and Thurston Howell the Third. We walk them in all sorts of weather. We train them to do clever tricks. We get dates because of them and we will break up relationships over them. They are our dogs and we love them. But in Real Estate, man’s best friend can become Realtor’s worst enemy.

Here are a few examples of "Crappy" situations and ways to avoid them when trying to sell your home:

This photo is of a yard filled with “land mines” strategically placed by you know who, Fido!

Tip: Clean up the doggie remnants in the yard or hire someone to to do it for you. No one wants to play dodge the doodie during their showing of your beautiful home.

Last week I showed a beautiful Fishtown home but the topic of conversation was not about what price the buyer should offer, it was about who could identify the smell? Was it a cat, a dog, a ferret...? I said Sasquatch. It really stunk!

Tip: Animals smell. No offense folks, but they drool, they have accidents, even their food leaves behind a noxious odor. Somehow it is undetectable to the pet owner but believe me, the rest of us smell it! Ozium, Lysol, or any organic deodorizer works wonders when used consistently where your precious has made a mess. Smells can and will kill a deal from being made on your home.

Philadelphia, especially Northern Liberties, is a dog-loving neighborhood. There may be 50/50 split of people to pets! But with ratios like that, the old saying rings true, dogs are better to be seen than heard.  Last week after playing what’s that smell (see #2 above) we toured a lovely home. We all peered out of the kitchen window to observe the garden that looked like it was a picture cut from Better Homes & Gardens...until we stepped outside to be met by CUJO. Holy crap...we ran for the front door never to return again!

Tip: There are actually sound ordinances, as well as a bunch of rules that pets and their owners must follow. Nuisances such as noise and droppings are topics of big discussion in Philadelphia and there are rules and fines for pets that behave badly. A tall fence makes good neighbors and in this case a discussion with the neighbor might go a long way in keeping CUJO from scaring off potential buyers. 

A few weeks ago after the terrible warehouse fire in Kensington a reader wrote me deeply concerned about dead beat property owners in Philadelphia and I published her concerns in my blog post Reader Mailbag: Vacant Property Owners in Philadelphia. Today 's blog post and video is a continuation on the same subject. Please view my video as an introduction.

After many months of vacancy, one of our listings in Richmond, Philadelphia was illegally occupied by squatters. Squatters are illegal occupants that take up residence in a property without expressed permission from the owner. I call this breaking and entering, trespassing, and criminal but Philadelphia, PA has another outlook on it. These folks are called squatters and they have "Squatter's Rights" related to  "Adverse Possession" which believe it or not, supersede the rights of the property owner under the Pennsylvania Code Chapter 257.24c2v.

By the time you find a squatter in your home you will need to file a police report and follow the formal eviction process as if the squatter was a legitimate tenant not paying rent. That is a lengthy process and there is really no penalty to the invader. Here are some ways you can avoid this ugly mess to begin with.

1) List the property at a price it will sell. Do not allow your vacant home to sit vacant for months on end becoming a target for invaders.

2) Board up all easily accessible windows and doors and turn off all utilities. It makes access more difficult. (This is only a deterrent.)

3) Put a short term tenant in the property especially if you anticipate it will be vacant for more than 6 months. Tenants on a low month to month lease will care for the home until it sells.

4) Hire a property management company if you are a long distance owner or are a "hands off" investor.

5) Have a trusted neighbor on the street or the "block captain" keep an eye on the property. They have a vested interest in the block.

6) Put an alarm system in.

Ultimately, be responsible for the property that you own because no one looks good squatting.

How to evict a squatter: http://www.ehow.com/how_6302594_evict-squatter-philadelphia.html

Did you miss them the first time? We have two listings that are back on the market and ready to sell!

First up...1506 S. 24th Street is a brand new and meticulously redone 3 bedroom home in the Graduate Hospital area. It has new hardwood floors on the 1st floor, a vast open floor plan with large living and dining rooms, a modern kitchen with glass back splash, stainless steel appliances, polished granite counter tops, new custom cabinetry, and access to the rear yard. The yard is a beautiful addition to this home with fencing and brick paver patio with professional landscaping. The 2nd floor has all new neutral color carpeting, a new 3 piece bathroom with storage vanity and spacious rooms. The master bedroom has ample closet space. Roof is new with transferrable warranty. Mechancis (electric and plubming) are all updated. Central air, in move-in condition and a fantastic opportunity! Great block, very easy parking. With the super low interest rates, why rent when you can own? Easy to show. This is a must see to appreciate. Make your appointment today!

Next, we have 2132 E. Dauphin Street, a lot opportunity in East Kensington/Fishtown.  This buildable lot is in one of the hottest areas for "Green" and "Sustainable" building applications in Fishtown. This lot can be sold with 2134 E Dauphin Street. Together they make a 27' by 60' footprint for 2 New Construction Homes. Close to Rocket Cat and Philadelphia Brewing Company, Ida Mae's and Memphis taproom as well as galleries and shops along the Frankfor Arts Corridor. This South of York Location is available immediately. Actual width of lot is 13 feet 10 inches.

For  more details, please contact the Somers Team.

This week's Fresh Address takes us to an incredibly spacious and charming Bridesburg home for sale, 4330 Bermuda Street.

This is Where It's At: Bridesburg is the best kept secret just north of Port Richmond along the East side of the Delaware River. The neighborhood is made up of well maintained row homes, twins, and singles, neatly swept porches, green grassy yards, and friendly neighbors.

Come On In:  Features include 3 large bedrooms, 1 full bath, huge rear yard and a side yard that can be used for parking 2-3 cars. Enter into a enclosed sun room that leads into a large open living and dining room. The eat-in kitchen has all appliances included, tie floors and access to the rear yard. Full unfinished basement with laundry included. Gas heat and cooking. Many original wood details throughout.

For  more details, please contact the Somers Team.

Norris Point is a 10 property urban community being built at Norris and Trenton Avenue in Fishtown. Of this project's many desirable sustainable design features, we could go on and on...but we'll show you the views first. These homes are not limited to the following amenities: 3 bedrooms, 2.5 baths, yards, parking, and let's not forget the fantastic skyline views from the roof decks. The rooftop level is built and we have captured a quick preview for you to enjoy in this video. For more detailed information such as floor plans and price, please visit www.NorrisPoint.info or call 215-694-3707. Get your free info package today!

Looking to invest in Harrowgate? Come check out 2061 E. Victoria Street.  We are motivated to sell this  3 Bedroom 1 Bath Harrowgate Home. Sellers assist is welcome. Formal living and dining room, kitchen includes all appliances except the refrigerator, plus washer and dryer in the basement is included in this sale. Easy access to shopping and public transportation. We welcome all offers.

Priced to sell quickly at $70,000. Contact the Somers Team for more information.  

2401 Pennsylvania Avenue, 16A12, is back on the market!

It's all yours for $199,900 or rent it for $1,300 a month.

All utilities included w/ maintenance: unlimited fitness classes at the gym, free bus rides into town, 24 hr concierge, 2 social rooms, a library w/ a view, free bike dock and on-site shopping, pharmacy, dry cleaner, spa, diner and bank! Gym membership includes full use of the indoor & outdoor pools ($30/mo). Majestic Views of the Art Museum & Schuylkill River. Kelly Drive's jogging paths & biking trails are a stone's throw away. The interior of this studio includes new carpeting, hardwood kitchen floor, granite counters, stainless appliance, tile back splash, professionally fitted closets, built-in bed, a huge balcony with slider doors & aerial views year round. Rent includes all utilities, including basic cable. Elevator access to private floor, security entrance, elegant foyer,& extra storage.

Contact the Somers Team for more information.

In a previous video blog, FHA is WACK, Stephanie discussed how HUD, last year in 2011 decided that they would cut seller's assist for the FHA loan product and what that means to first time home buyers. In this video the discussion is about what this in seller's assist means for sellers. To summarize Stephanie's thoughts, she believes the buyer pool will become smaller since many of the first time buyers will not be able to afford their closing costs.

Sellers will need to become significantly more flexible on home prices if they want to sell, and sellers may need to become comfortable with the reality that their home may sit on the market for a longer period of time. Sellers may also need to consider staying in their home for another year or so or even rent their home depending on their circumstance.

***FHA is a First Time Home Buyer loan where the buyer only needs 3.5% of the loan for the down payment and they are eligible for 6% "seller's assist". Seller's Assist in essence is when a Buyer rolls all or part of their closing costs into their loan. Seller's assist is a real life line for those buyers who just do not have the liquidity to pay for both a down payment and their closing costs. This reduction of allowable seller's assist had not yet been implemented when this video blog was recorded.***