Golf Lovers in Lower Makefield Township:

Introducing….

1494 Merrick Rd, Yardley, PA

This is a beautifully appointed home on a large one acre lot with golf course views!

This 4 bedroom, 3 bath, 4364 Sq Ft home in Lower Makefield Township has many upgrades and features, including custom wainscoting  in the formal living room, airy den that could be used for office or playroom, two-story great room with extravagant riverstone hearth, bright kitchen with granit counters, stainless steel appliances and a freestanding island with barstool seating.

Upstairs, the spacious master suite offers a separate sitting room, jetted tub, separate shower and double vanity with makeup area. All other bedrooms are on the second floor, and are spacious and bright.

The professionally finished basement is well lit and offers a separate office, ample storage space and endless space that can be used as a play or game room.

This home won’t last long with its great location, features and price of $688,000. Contact me to see this home, or any other great homes for sale in Yardley, Newtown or other areas of Bucks County.

So what is happening in real estate in Bucks County, and Yardley?

First quarter real estate market results are in, so lets take a look at what is happening.

First, looking at Bucks County real estate, what is really striking, is that the number of houses for sale, was more than 7% lower at the end of March this year, than last year at the same time.

I have blogged a couple of times recently, about the changing dynamics in the market.  It seems as though more houses are selling faster than they were last year, and based on the decrease in inventory levels, that makes sense.

The other extremely striking statistic, in the Bucks County real estate market, is in pending sales.  Pending sales represent homes where the seller has accepted an offer, but the house is waiting for closing.  Pending sales in Bucks County were up by an incredible 26% at the end of March, compared with last year.

I am not quite sure what to make of that number, yet.  I sense that buyers are more motivated, and more buyers are coming to the realization that 4% interest rates will not be around forever.

Check the chart, for Bucks County real estate details.

Bucks County real estate market in a shapshot

Yardley Real Estate

In the Yardley, Lower Makefield Township real estate market, the number of homes on the market is actually about 2% higher at the end of March than it was last year at the same time.

Inventory was up by almost 12% from the end of February, which is to be expected, as we entered the spring market.

I think that there are still an abundance of houses in Yardley that have been on the market for a long time, because they are overpriced, given current market conditions.  Even though inventory levels are higher, there is definitely more activity in the real estate market right now.

It is also interesting to note that the average price of a house on the market in Lower Makefield Township was $476,000 thie year, compared with $481,000 last year.

In addition to that, it may surprise people to know that the average price of a home sold in 2011, increased slightly in 2011, and is up by 5% this year, so far.

In Lower Makefield Township, there still is about an 8 month inventory supply, which indicates that factors are still favorable for buyers.  We consider the real estate market to be balanced, when there is about a 6 month supply of homes on the market.

Yardley real estate appreciation chart

In summary, the real estate market in Bucks County, and especially in the Yardley-Newtown areas, is showing the most encouraging signs that I have seen in about 4 years.  There are still homes that have been on the market for months and months, because they are overpriced.  However, homes that come on the market that are priced realistically, based on current market conditions, are selling much fast than they have at any point in the past 4 years.  If you are getting ready to put your house on the market, please ask me for a copy of my ebook, 450 ideas to help get your home sold quickly.  Send me your email, and I will email it to you.  My email is: Marty@MartinMillner.com.

At the minimum, the photos should be well-lit, the homes should be tastefully presented, and the photographs should appear to be taken by a professional. Less than that, and you might want to consider looking for a new agent.  I have seen some pretty funny house photos, and the price of the house often does not matter.  There are, of course, major red flags you’ll want to look for in sample listing photos.

Consider some of the following:

• No owners sunbathing in the pool in Speedos.
• No attic rooms cluttered with personal massagers and ashes/dust.
• No master bedrooms with lingerie models lounging in a red velvet four-poster bed.
• No bathroom shots in which the photographer appears in her bra in the mirror.
• No pics featuring the owners engaged in questionable activities in the background.
• No creepy dolls by the fire place.
• Seriously, no creepy dolls anywhere, not even in the living room!
• No stains of murdered bodies on the bare floors.

Now, it may sound like I’m joking, but I’m being 100% honest when I say these are flaws seen in actual listing photos represented by real agents. What’s more, I can prove it.

See every single one of the above listing photo disasters in this slide show:

Incredible, isn’t it?

Please, whatever you do, be sure to hire an agent who takes their listing photos seriously. After all, you home is your largest investment! I’d be glad to treat it with the respect it deserves. Let me help you market your home the right way: Marty@MartinMillner.com 215-519-1399

That is definitely not the case this year, in Yardley, here in beautiful Bucks County. After an incredibly warm winter,

we have experienced a very early spring. Here are a few early spring photo’s from the area I love so much,

Yardley, Pa in Bucks County

Yardley pond in early spring

Another one of my favorite spots in the Yardley and Lower Makefield area, is the canal towpath.

Colors are coming alive, along the canal towpath in spring

Lower Makefield Township. with tress in full bloom, is beautiful. Here is a picture of the gorgeous,flowering trees, along Edgewood Road, at the Library and municipal complex.

Lower Makefield Township is gorgeous.

Canal Street, in Yardley Boro. Narrow street, very charming.

Canal Street in Yardley Boro.

One of my favorite, local restaurants, the Continental Tavern, undergoing some exterior work. Hopefully getting ready for outdoor dining! We love the Continental.

Continental Tavern in Yardley

Buttonwood Park, in Yardley Boro. Getting nice enough to relax in the park.

Buttonwood Park in Yardley

Couple of additional pictures of the pond.

Yardley pond

Old Library in Yardley

When working with buyers, I always stress how important it is to have a thorough and complete home inspection.  For any buyer of real estate in Bucks County, it is critically important to know that any offer you make on a house, can be made contingent on the results of a home inspection. Over the years, I have worked with many area home inspectors.  I thought it would be interesting to review what I think are 10 great questions to ask your home inspector.

There are a number of highly qualified, experienced home inspectors in the Yardley, Newtown area, and there is nothing wrong with interviewing more than one.  Here are the questions:

1.  What does your inspection cover?

At the time of the inspection, most home inspectors will give you a document to sign, that explains, among other things, the limits to what they will be inspecting.  The inspector should ensure that their inspection and report meets all applicable requirements for Pennsylvania.  They should also ensure that the report will comply with the local standards of practice and code of ethics.  If you have specific concerns about something in the house, or an area in the house that you are concerned about, make the inspector aware and be sure that those things are covered in the inspection.

2.  How long have you been practicing in the home inspection professions and how many inspections have you done?

This should not be a problem for the inspector to answer.  You should be able to review their history in the profession, and perhaps get referrals.

3.  Are you specifically experienced in residential inspection?

If the inspection is for a commercial property, you should ask the same question.  The inspector may have a construction or engineering back round. but there is no substitute for training and experience in the unique discipline of doing home inspections.

4.  Do you offer repairs or improvements based on the inspection?

In some states, this is specifically outlawed.  Years ago, in Bucks County, inspectors often did work on repairs, and I never liked that idea since there was an obvious conflict of interest.  For the most part, this is no longer an issue with home inspectors in the Yardley and Newtown area.

5.  How long with the inspection take?

I have found that the average inspection in our area takes between tw0 and three hours.  For the purposes of budgeting your time, you should have a general understanding of how long the inspection should take.

6.  How much will it cost?

Costs can vary from inspector to inspector, and it is one of the questions that you should ask, so that you are not surprised the day of the inspection. There are also some variables in terms of what inspections are needed, that will impact the cost.  If you need a septic and/or water and well inspections, the cost will be somewhat higher than if those inspections are not needed.  When I meet with buyers, I include an approximate cost for the home inspection in my closing cost estimate.

7.  What type of inspection report do you provide and how long will it take to receive the report?

I think it is a good idea to ask for samples of the inspectors report, so that you are comfortable with the format, and that you can understand the report language and style.  You also need to be sure that the time parameters meet your needs.  In our Pennsylvania agreement of sale,  there is a time limit to the inspection contingency.  It is critically important that the report be available to you in enough time that you can evaluate it and respond to the seller appropriately.

8.  Will I be able to attend the inspection?

I always encourage buyers to attend the home inspection, and I would be highly suspicious of any inspector who did not encourage that. I have never actually encountered a problem with an inspector suggesting that a buyer not attend the inspection, but you should ask the question, just to be sure.  The inspector will share maintenance information, as well as explaining any defects, and attending the inspection gives you a great chance to learn about the house.

9.  Do you maintain membership in a professional home inspector association?

There are actually tw0 national home inspection associations, and in Pennsylvania, the inspector needs to be a member of one of them in order for their report to be used as a basis to negotiate with the seller as a result of an inspection report.  There should be no problem asking the inspector whether they are a member of one of the organizations.

10.  Do you participate in continuing education?

I think this is a good measure of the inspectors professionalism and service.   The more knowledge an inspector has, the better they should be in evaluating any unusual or unique condition in a house.

I hope that these suggestions are helpful if you are considering a home inspector for a house in Yardley, Newtown or anywhere in Bucks County.  I would love to hear your thoughts.  I can be reached at 215-519-1399, or Marty@MartinMillner.com.  If you are considering buying a Yardley or Newtown home, please let me know if I can help you.

The author of the article described the journey from moving 9 times in 9 years, from college dorms to various apartments, before deciding to look for something a bit more permanent in the form of a house. In 2009, the author purchased a home, and based on that experience, has suggested five important pieces of advice.

This story resonated with me, because I have three kids who, I suspect, are within a couple of years or so of the author.

Each of my three kids has already purchased a home, or is currently in the process of purchasing a home. I have learned first hand, from their experiences, how daunting and potentially confusing the home buyer process can be, especially for fist time home buyers.

Yardley, Newtown and the entire Bucks County area offers great opportunities for owning real estate. Especially now, with prices lower than they have been in years, and with interest rates at historic lows, it is a great time to buy real estate. However, if you have not been through the process before, it is scary!

I appreciated the advice given in the MSNBC article, and thought that these are five great suggestions.

1. Have a good realtor. I know that I am biased, because this is what I do. But personally, I love working with first time home buyers. I feel that it is my responsibility to be sure that first time home buyers are comfortable with the process, and at each step in the home buying process clearly understand their options and what is happening. I enjoy guiding and educating first time home buyers through the experience, and I know that as we move through the experience, they will understand the process completely.

2. Educate yourself. Again, I think this is great advice. There is a tremendous amount of information that you can find on-line. I actually have a book called, “Before You Buy”, that I can send to people who are interested while my supply lasts. It is a great book on buying a home. The National Association of Realtors also has a buyers guide. It is important to learn as much as you can.

3. Talk to neighbors. I think that this is a great suggestion, and it isn’t done often enough. Before finalizing an offer on a house, it is a great idea to speak with neighbors. Ask them what they like about living in the neighborhood, and ask whether there is anything they don’t like. You may be surprised by what you learn.

4. It is OK not to do everything in the house in the first month you own it. I have worked with buyers who become a bit overwhelmed by thought that they have to furnish, decorate and update an entire house. Remember, there is nothing wrong with taking on projects in stages. Start with rooms and spaces that are most important, and do not feel that it is necessary to everything at once. It will all come together, eventually, and that is fine.

5. Be aware of, and prepared for, hidden costs. When you are a home owner, unexpected costs will occur. Try and be prepared. Could be plumbing issue. Maybe the heater needs a repair. When working on a budget, try and allocate a reserve for these, sudden, and unexpected costs that will come up.

Finally, in searching for your first home, you should love it. It is exciting, it is a lot of money, but in the end, should all be worth it.

If you want a copy of the book, “Before You Buy”, send me your contact information, and I will get a copy out to you. I have about five or six copies left.

Every Yardley seller wants their home to sell fast and bring top dollar. It’s not luck that makes that happen. It’s careful planning, and knowing how to professionally spruce up your home that will send home buyers scurrying for their checkbooks. Here is how to prep your house and turn it into an irresistible and marketable property.

Disassociate Yourself From Your Home.

Say to yourself, “This is not my home; it is a house — a product to be sold just like a box of cereal at the grocery store.” Make the mental decision to “let go” of your emotions and focus on the fact that soon this house will no longer be yours. Picture yourself handing over the keys and envelopes containing appliance warranties to the new owners.

De-Personalize It.

Pack up your personal photographs and family heirlooms. You want buyers to imagine their own photos on the walls, and they can’t do that if yours are there. You don’t want to make any buyer ask, “I wonder what kind of people live in this home?” You want buyers to say, “I can see myself living here.”

De-Clutter!

People collect an amazing amount of junk. Consider this: If you haven’t used it in over a year, you probably don’t need it.

• If you don’t need it, why not donate it or throw it away?
• Remove all books from bookcases.
• Pack up those knickknacks.
• Clean off everything on kitchen counters.
• Put essential items used daily in a small box that can be stored in a closet when not in use.

Rearrange Bedroom Closets and Kitchen Cabinets.

Buyers love to snoop, and will open closet and cabinet doors. Think of the message it sends if items fall out! Now imagine what a buyer believes about you if they sees everything organized. It says you probably take good care of the rest of the house as well.

Rent a Storage Unit.

Almost every home shows better with less furniture. Remove items that block or hamper paths and walkways and put them in storage. Since your bookcases are now empty, store them. Remove extra leaves from your dining room table to make the room appear larger. Leave just enough furniture in each room to showcase the room’s purpose and plenty of room to move around.

Remove/Replace Favorite Items.

If you want to take window coverings, built-in appliances or fixtures with you, remove them now. If the chandelier in the dining room once belonged to your great grandmother, take it down. If a buyer never sees it, they won’t want it. Once you tell a buyer they can’t have an item, they’ll covet it, and it could blow your deal. Pack those items and replace them, if necessary.

Scrutinize.

Go outside and open your front door. Stand there. Do you want to go inside? Does the house welcome you? Linger in the doorway of every single room and imagine how your house will look to a buyer. Examine carefully how furniture is arranged and move pieces around until it makes sense. Make sure window coverings hang level. Tune in to the room’s statement and its emotional pull. Does it have impact and pizzazz? Does it look like nobody lives in this house? You’re almost finished.

Check Curb Appeal.

If a buyer won’t get out of their agent’s car because they doesn’t like the exterior of your home, you’ll never get them inside.

This morning Gabe Schick, who is the business insurance professional that I refer to on a regular basis, gave us a great presentation that I thought would be worth sharing, since I often work with people who are moving because of business start ups in Bucks County. Gabe is with the Makefield Agency in Yardley.  This morning, he shared with us 10 insurance considerations for every new business owner to consider.  This list is not all inclusive, but it is definitely a great place to start for anyone considering starting a new business.

1.  Consult a licensed insurance professional during the business planning phase.  The time to work on structuring insurance is in the planning stage, not the day your business will open.

2.  Make sure that you consider the physical condition of the building that you are about to buy or lease.  Things like square footage, age, flood zone, construction type, condition, etc, can all directly affect your premium.

3.  Workers Compensation.  Gabe suggested that you should assume that you will need it.  The information and classification rates can be found on the State website, but it is important that you speak with an insurance agent as well as an accountant and/or attorney in the state in which you’ll be doing business.

4.  Have a general idea of what you anticipate your gross annual sales and payroll will be.  This will help your insurance professional determine your business interruption and workers comp coverages.

5.  Call an insurance professional at least one (1) week prior to signing a mortgage or lease.  More lead time gives the agent a better chance to find the best possible rates.  Many real estate transactions have been delayed due to insurance requirements not being met.

6.  Consider elements of your business that may be better left to vendors, sub-contractors or even competitors.  For instance, if you are opening a restaurant, you can save a huge amount by establishing a BYO as opposed to a full service, liquor-licensed establishment.

7.  Will your business have a board of directors?  Special coverage may be necessary to protect the board from suits brought by employees, shareholders, etc.

8.  Do you hold a professional license, designation or credential?  If so, you may need errors and omissions insurance.

9.  Should your car be titled in the company name?  Again, this may be a question for your accountant or attorney, but commercial auto rates tend to be 18-30% higher than personal rates, according to Gabe.  Will employees be required to use your vehicles, or their own, on the job?  Those questions will effect rates.

10.  Make a list of risks to your industry that you are aware of.  Share the list with your insurance professional so that you are sure you are being protected.

As I mentioned, I have worked with personally and referred many clients to Gabe Schick at the Makefield Agency.  Gabe and his agency are absolutely wonderful to work with. Click on the hyperlink at Gabe’s name, to get to the agency website.  His direct number is 215-321-0281.

If you are considering starting a business, or are buying a business, I hope that this information is helpful.

Time to take a look at what happened in our real estate market in Bucks County and Yardley in 2011.

As noted on the Bucks County real estate chart below, we can see that the number of houses sold in all of Bucks County was 3% less than the number of houses sold in 2010.  (There were still 4423 homes sold in Bucks County in 2011).  The number of homes sold in December of 2011 though, was 11.6% higher than in December of 2010.  This was the sixth consecutive month that unit sales in the County were higher than the previous year.

Prices of homes sold in 2011, in Bucks County, fell by 5.5%.  As you will see in the Yardley data, home prices in Yardley/Lower Makefield Township did better than that in 2011.

Pending sales remained about the same as they were a year ago at the same time.

Bucks County real estate inventory is 9.2% less than it was a year ago, and more than 10% than it was in November  of 2011.

Finally, the average listing price of a home for sale in Bucks County, is down by 3.5% from a year ago at this time.

What does this all mean?  Specifically for Lower Makefield Township, there is now a 7.2 month inventory supply.  We consider a market to be balanced, when inventory is about 6 months.  It seems as though in the Yardley area, we are getting closer to balanced market conditions.   Average days on the market is 87 right now, compared with 72 last year.  Buyers are still negotiating an average of 8% discount from original asking price.

As I suggest on a regular basis, market conditions demand that sellers who are serious about selling, be realistic in their asking price. I see it over and over again, that over priced homes, help the realistic sellers get their home sold!

I have worked with buyers, who erroneously feel as though the real estate market in Yardley is similar to the real estate market in Arizona. Those buyers often think that they can take an asking
price and immediately knock off 15% because in their mind, sellers are desperate.

I have represented sellers who are on the receiving end of these low ball offers.

So, the question for today is, if you are selling your house in Yardley and you get what you perceive to be a low ball offer, what should you do about it?

1. Leave your emotions at the door! I can’t emphasize this enough. I have been involved with successful transactions, where the initial offer was literally tens of thousands of dollars lower than what we ended up agreeing to. Part of my job as an agent representing a seller, is to try and take the emotion out of the process. An offer means that someone wants to buy your house. Considering the competition, that is a good thing.

2. Counter! Again, as I mentioned before, I have seen Bucks County real estate transactions go to closing, where the initial offer was thousands of dollars less than what was ultimately accepted. Without a counter offer, you never really know what the buyer is willing to do. There are buyers in today’s real estate climate who feel as though they are expected to make very low offers. As long as buyers and sellers are communicating, and getting closer to an agreed-upon price, progress is being made. Don’t close the door, by refusing to counter.

3. Consider more than just the price. Make sure, when evaluating an offer, that you consider the terms. Is the closing date good for you? Is the buyer bringing a lot of cash to the transaction, so that the appraisal may be less of a factor? Although it doesn’t always seem so, there is a lot more to an offer than just the price.

4. Evaluate comps. As a seller, if you get what you consider to be a low ball offer, use the offer as an opportunity to re-evaluate what we refer to as comps. Basically that means taking a look at other houses in your neighborhood which may compare with the house you are selling to try and make sure that your asking price is realistic.

5. Don’t be desperate. Sometimes, buyers take signs like an empty house as an indication of desperation. If your house is empty, you may want to consider staging, or leaving some furniture and clothes, so the house doesn’t look empty.

If you have reviewed the comps with your agent, and you are confident that your price is realistic, given the market, then you should make your best effort at negotiating the low offer, but if it isn’t realistic, be prepared to move on.