What Is The Best Time to List Your Home?
So you’ve decided to sell your home. You may be asking yourself – is this a good time to list my house? What is the best time to list a home?
Most homeowners want to list their home as soon as possible. They’ve been thinking about it for some time, and now that the decision has been made, they want to put it on the MLS as soon as possible.
Unfortunately, that is not very realistic. The REALTOR® has work to do to gather information and enter it into the MLS. The home must be cleaned and repairs made. Pictures and virtual tours must be taken, signs put up, and a lockbox installed. The home should not go onto the MLS until it is entirely ready to be sold.
So, once all of that is complete, what is the best day of the week to list the home? The best answer is as soon as possible after midnight on Thursday morning. This is because your house is now available for all the Realtors planning their weekend showings, and the house will show 0 days on the market on Thursday, 1 day on the market on Friday, and 2 days on the market on Saturday (and Saturday is the most important day of the real estate week).
The fewer the days on the market, the greater you have of selling your home quickly and attract a full price offer.
Now let’s look at the best season to sell. Opinions vary widely on this. A lot of people think that selling to coincide with the school year is best – so late spring and summer. There are surely more buyers out in warm weather, but there are also usually, double the active listings. In the off months, there are fewer listings and the buyers who are out there are more serious about buying – not just out looking. This means there is less competition and homes that sell in winter sell 1.4% closer to their original listing price.
Research shows that the tail end of winter is an excellent time to list, with March being the best month. Listing your home in March results in it being on the market for the shortest amount of time, with homes listed in October taking the longest time to sell.
In Bucks County, confidence is high and inventory is low right now. Combine that with historically low interest rates, and the result is high buyer activity. Buyers who have been sitting on the fence waiting are now jumping into the market, making this a perfect time to list your home.
A recent listing of mine in Yardley Hunt, sold within days of going on the market for virtually the asking price, and another in Yardley Estates, sold well over the asking price with multiple offers.
As March is rapidly approaching, and you have been considering selling your home, it’s time to make a move. Your window of opportunity to sell your home quickly and for top dollar is almost upon us.
Feel free to contact me if you are looking for a new home in 2013.
There are a lot of great homes in Yardley, Newtown and all of Bucks County.
Continue Reading > Add a Comment |Stunning 4-5 Bedroom Home – Lower Makefield Township, PA
Introducing 1750 Partridge Road
This is an absolutely stunning, upgraded, elegant, light, bright and neutral home in Kimbles Field, situated on a wonderful, cul-de-sac lot. Representing the absolute best value in Kimble’s Field, this home features gleaming hardwood floors, a spectacular 2 story foyer with turned staircase. Gather in the spacious family room, around the custom, full stone fireplace.
The chef of the house will appreciate meal preparation in the wonderfully appointed, center island, gourmet kitchen with granite counters and an abundance of 42″ cabinetry & recessed lighting. The master’s suite is inviting, with sitting room, huge closets, & sumptuous bath with jacuzzi tub.
The lower level is finished, and includes full bath, entertainment space & possible bedroom. French doors from the sun drenched breakfast room, lead to the huge deck, perfect for summer cookouts. Beautiful trim & molding detail, high ceilings and an infusion of natural light, soft and neutral colors make this home uniquely inviting. This home is a tremendous value, and is relocation ready!
1750 Partridge Road
Yardley, PA 19067
We're sorry, but we couldn't find MLS # 6109771 in our database. This property may be a new listing or possibly taken off the market. Please check back again.
Find more Lower Makefield Township Homes.
Lower Makefield Township Homes $300,000 – $500,000
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Lovingly Maintained Tudor Style Home – Yardley, PA
Introducing 1084 Randolph Drive
Welcome home to this lovingly maintained and updated, expansive, tudor style home in Yardley Hunt. Enter through the 2 story entry foyer. Custom tile floor with accents in kitchen & foyer. Gleaming hardwood floors in living room, family room & dining room. Beautiful, gourmet kitchen with granite counters and loads of cabinet space. Spacious family room with fireplace, built-ins, with bar plus storage.
Step outside from family room, to custom deck, overlooking the wonderful back yard. Owners suite includes a sitting room with fireplace, 2 walk-in closets, remodeled, sumptuous bath with fully tiled walk-in shower & dressing area. Finished basement with pool table, and cedar closet. Loads of upgrades; replaced heater, central air, windows, roof (2005).
200 amp electric service. Designer window treatments, alarm system. Outside lighting. Custom high hat lighting in kitchen, dining room & family room. Wonderful location, close to Township facilities, shopping, Bucks County attractions, and commuting arteries.
1084 Randolph Drive
Yardley, PA 19067
4 Bedrooms
2 Bathrooms
1 Partial Bathroom
Interior: 2,846 sqft
Lot: 0.38 acre(s)
Click images below to see larger photos of this home.
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High-Class Dining in Yardley, PA
Yardley, PA has so much to offer both residents and visitors. This weekend is a great time to explore the delectable side of Yardley, and visit one or more of its fine dining establishments. Here are just a few of Yardley’s top-notch restaurants:
27 East Afton Avenue
Yardley PA 19067
(215) 321-1333
Right on the Delaware Canal, enjoy authentic Greek cuisine in an indoor or outdoor setting at the Canal Street Grille. This family owned restaurant features regular Greek appetizers like spanakopita and tzatziki, along with sandwiches, pastas, seafood, meat moussaka and other specialty entrees. Top off your meal with baklava or another tasty dessert. Serving lunch and dinner.
1633 Big Oak Road
Yardley, PA 19067
(215) 321-9010
Excellent Italian restaurant. Features fresh made pasta, daily specials, wonderful chicken, fish and other Italian specials. One of our favorite local restaurants. (No liquor license, feel free to bring your own) Casual family atmosphere. They offer a special three-course meal (Monday – Wednesday), and a gluten-free menu as well. Serving lunch and dinner.
385 Oxford Valley Road
Yardley PA 19067
(215) 369-2930
Enjoy gourmet Italian cuisine with a continental flair at Christine’s Restaurant. This 5-star restaurant features steak, crab cakes and grilled fish, and is currently offering a Seasonal Three-Course special for $25.00, that includes a drink and one of their delicious desserts. Christine’s is also open for breakfast 7 days a week. Serving breakfast, lunch and dinner.
East Afton & Delaware Aves.
Yardley PA 19067
(215) 493-3800
Enjoy riverside dining at this well-established restaurant serving contemporary American cuisine, including tasty cheeses, hand-cut pasta, gourmet salads and seafood. Take advantage of their Dine Early menu special, which includes a three-course meal for $19.95 from 4:30 – 6:00pm, and all night on Tuesdays. Serving lunch and dinner.
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Fourth of July 2012 Celebrations in Yardley, Newtown and Bucks County, PA
This year’s mid-week July 4 holiday may be keeping more people home than traveling. Not to worry! As usual, there are always great things happening in Yardley, Newtown and all of Bucks County to celebrate Independence Day and the following weekend!
Yardley Celebrations
Wednesday, July 4, 2012
The Blawenburg Band: 4:00 to 6:00pm, Yardley Community Center
- Enjoy the great music of Sousa and other patriotic songs by this 75 piece band.
- Yardley Ice House will be providing cool confections during intermission.
- Tickets: $15; (215) 493-5014
Independence Day bike ride: 12:00 to 3:00pm, starting at Black Rock Road picnic area
- Enjoy a 7 mile bicycle ride along the Delaware Canal
- 610-982-0161 for more information
Newtown First Fourth Celebrations
This year’s events in Newtown will take place on Saturday, July 7.
Run Over Cancer 5K: 8:00am registration, 9:00am start at Council Rock High School North
- Run, walk or support the end to pancreatic cancer.
Bike Decorating Contest: 2:00pm, at Newtown Business Commons
- Participate, or just come to enjoy the local creativity
Parade: 3:00pm, starting at Newtown Business Commons.
- Don’t miss the bike decorating contest entrants as they parade by.
Food, Music & Demonstrations: 4:00pm, at Newtown Middle School
- Enjoy cooking demos, RC airplanes and other fun.
Community Baseball Game: 4:30pm, at Newtown Middle School softball field off Richboro Road
- Watch Newtown Township residents take on Newtown Borough residents in a friendly game.
Fireworks: Around 9:00pm, Newtown Middle School
- There will be a shuttle bus running between Council Rock North and Newtown Middle School for parking.
Continue Reading > Add a Comment |5 Things to consider when making an offer on a Yardley area house.
The real estate market in the Yardley area in Bucks County, is showing very encouraging signs of life this spring. I have had 7 or 8 Yardley area houses, in the past couple of weeks, that have gone on the market and sold in just days. In a couple of cases, we received more than one offer!
Yesterday, a prospective buyer, who found my profile on-line, sent me a very interesting questionaire. He was basically conducting an interview, to see if we would be compatible. I am happy to say, that I am meeting he and his wife on Saturday, so I passed the first step in the interview process.
One of the interesting questions he posed, though, was how I would help them with making an offer on a house, once we found the right house? That question got me thinking about the steps to take in preparing an offer on a Yardley area house. There is no doubt in my mind, that the more information you have, the better off you will be in making an appropriate offer.
There is so much information available online, and your realtor should provide a tremendous amount of additional information.
1. In evaluating a sellers asking price, the first thing that I look at, is how long the house has been on the market, and whether there has been price adjustments. Markets find their proper balance, and if a house has been on the market a long time, it generally means that the asking price is too high. I realize that sellers may dispute this, but in my opinion, if the asking price is correct, for market conditions, then the house will not sit on the market for weeks and weeks.
2. Evaluate activity in the neighborhood. This can sometimes be difficult, depending on how large the neighborhood is, assuming the house is in a neighborhood, and also whether there has been a lot of recent activity in the neighborhood. The strongest comparison, which we would refer to as a comparable, would be a similar house in exactly the same neighborhood. If there have been recent sales, you would have a very solid frame of reference for structuring an offer.
3. Next, I would suggest looking beyond the exact neighborhood, for houses that are similar to the one you are looking to make an offer on. If you can find houses that are close to the same size, with similar amenities and upgrades, again, you are armed with useful information for an offer. This is very similar to the process that an appraiser would go through. When looking for similar houses, it would be important to stay within the same township and school district. Yardley housing is different from Newtown, for example, so homes in Yardley and Newtown, would not be priced the same, even if they had similar amenities.
4. Pay close attention to condition of comparable homes. Remember, a low priced home that needs lots of upgrading, may not be such a great deal, if the cost to do the upgrades makes the price higher than homes in a similar neighborhood that have been upgraded. Other vital elements to consider include location within the neighborhood. If a particular house backs to a busy road, clearly there will be a significant impact in the price.
5. Finally, armed with all of the above information, plan your negotiating strategy. I help buyers all the time, with this process. Depending on how the house is priced, the art of drafting an offer, from the buyer perspective, is to be as aggressive as possible, without being insulting to the seller, assuming the house is priced realistically in the first place. If you start the process with an offer that is perceived to be unrealistically low, you run the risk of not getting a counter offer back from the seller. Obviously if the house is significantly overpriced, then I would not be too concerned about that.
I work very hard to make sure that buyers have as much information as possible, so that we can make realistic offers, that buyers are comfortable with. I would be happy to discuss this further, and can be reached at 215-519-1399 or Marty@MartinMillner.com
Continue Reading > Add a Comment |Yardley, Bucks County, Early Spring
I can remember many times, where we still have snow on the ground, towards the end of March.
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
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Buying a Home in Yardley or Newtown, Bucks County? 10 Important Questions for Your Home Inspector
Maybe because the weather has been so warm and snow-free, it seems as though the so-called “spring” real estate market in Yardley, Newtown and all over Bucks County has started early. I have written a few recent posts on changes in the Yardley, Newtown area real estate market.
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.
Continue Reading > Add a Comment |Three Amazing Design Sites for Yardley, Newtown, Bucks County Homes!
I spend a great deal of time going in and out of houses all over the Yardley and Newtown areas in Bucks County. I talk to a lot of sellers, as well as buyers. I’ve posted recently about how the market dynamics have changed in our market, over the past month or so. Buyers are complaining again that there is “nothing to see.”
I suspect that there are potential sellers who, because of where the Yardley and Newtown real estate market has been over the past few years, have decided to put off selling.
If you’re are thinking about renovating the interior of your home, or if you are moving and want to create your own new fantasy home, I thought it would be fun to put together a list of three great sites to help inspire your imagination. So, when you have time, check out these great websites.
Houzz.com (http://www.houzz.com)
Houzz is a leading destination site for home design enthusiasts, both professionals and homeowners. The Houzz site and mobile apps feature more than 250,000 high quality interior and exterior photos, along with literally thousands of highly engaging articles written by design experts. It also includes product recommendations and social tools to manage the remodeling and decorating process.
Freshome.com (http://www.freshome.com)
This site was launched in 2007, and is a weblog devoted to finding and sharing the latest and greatest products in architecture and design. The primary focus of this design publication is to provide inspiration to make your home more beautiful, organized and healthy. I believe that a calm, healthy, beautiful home creates a great foundation for happiness and success.
Getdecorating.com (http://www.getdecorating.com)
This site is devoted to inspirational home ideas that you can choose, save and email to a friend or supplier. Every picture has a story, whether you are thinking about renovating, remodeling, decorating a new house or an existing home, perhaps buying new furniture, window treatments, or maybe just a color change, this is the place for you.
So, bottom line, stop flipping through pages and pages of magazines for a couple of interesting photos, and check out these sites with literally tens of thousands of fantastic, colorful ideas to spark your imagination. From staging to renovation, these are great places to get started.
If you are thinking about selling your old home before pursuing a new design, I would be happy to help. Connect with me this week at 215-519-1399.
Continue Reading > Add a Comment |Great Steps for Preparing Your Yardley Home to Sell
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.
Continue Reading > Add a Comment |Chat With Marty
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