Susan Meyers, MBA

Hi Carissa,

Just like home sale prices, rent prices are negotiable. I work with renters all the time, so if you would like my help, please contact me.

Susan Meyers - Thu Oct 9 2008, 12:50

Yes Sarah, this property is still listed as "Active" on the MLS. If you would like me to send the listing to you, please email me at smeyers@weichert.com. - Tue Oct 7 2008, 19:21

Hi again Tee,

I just tried the link I gave you and it didn't work, so here it is again:

http://www.rentlaw.com/eviction/phileviction.htm

Susan - Mon Oct 6 2008, 18:30

Hi Tee,

I agree 100% that you should consult a real estate attorney; but to give you an idea of what the process may look like, check out this website: http://www.rentlaw.com/eviction/phileviction.htm. Also, Philly procedures differ from Pennsylvania procedures, so make sure the attorney you consult works in the county where your property is located.

Good luck...and remember to document everything you do and all communications between you and the "tenant".

Susan Meyers
Weichert Realtors - Mon Oct 6 2008, 18:11

Hi Sarah,

You ask if it is a ”bad idea to purchase”, but I think the question should be, at what price should you purchase the home? There’s not a lot of new construction in Oreland, so I believe I know the home you are talking about; and I think you have good reason to be cautious about the price. Although the street and the area are pretty eclectic, with homes that have sold for both more and less than the home in question, I still have concerns.

First, there are really no recent comps (similar homes that have sold) to support the price, which should be a problem for you and will be a problem for your lender’s appraiser. I ran a quick search in Oreland, then all of Springfield Township, and then I even checked for comps in neighboring Townships, but the price does not appear to be supported. Keep in mind this was a QUICK search - if you have a Realtor representing you, he/she will do a more extensive search for comps for you and then advise you accordingly. (And personally, I would feel a LITTLE better about the price if the home had a bigger lot, was on a less busy street, had a family room, or had a finished basement.)

Second, Oreland is primarily a $200,000 to $350,000 community; so despite the few higher sales in the not-so-recent past, you would still be paying well above the area’s predominant price range. Rule number one in real estate is “never buy the best or most expensive house on the block or in the neighborhood”, so I think that should be taken into consideration when making your decision. (Yes, I know we buy a home to live in and to enjoy, but it is still an investment!)

Therefore, if you really do love this home, then I suggest you have your agent help you determine an appropriate price and then make an offer…no matter how low it seems. At best, the seller might accept your offer, or at worst, the seller might be offended and reject it. Depending on the outcome, if your offer is supported by comparable sold properties, then you’ll either feel better about the purchase OR feel relieved that you didn’t pay too much. In the end, it is only a bad idea to purchase if you pay too much, so I’d rather that you insult the seller than overpay for the home.

Good luck to you, Sarah.

Susan Meyers
Weichert Realtors - Sun Jul 27 2008, 23:25

Hi Andrew,

Before I answer your question, I want to make sure that we are on the same page. There are a lot of “Gwynedds” around here, so here’s a brief background to hopefully make it clearer for you while you search from Boston. Forgive me if you know all of this already.

Among the many Townships in Montgomery County PA, you will find an Upper Gwynedd Township and a Lower Gwynedd Township. Upper Gwynedd encompasses parts of Ambler, Lansdale, and North Wales, while Lower Gwynedd includes areas of Blue Bell, Ambler, Springhouse, North Wales, and Gwynedd Valley. In Upper Gwynedd Township you will find the majority of homes for under $500,000, although there is a lot of new construction for up to $750,000. The school district servicing this area is North Penn. In Lower Gwynedd Township, the homes currently for sale are mostly under 25 years old and primarily range from $500,000 to $900,000(and up), with one home listed at 4.5 million. Lower Gwynedd’s school district is Wissahickon. As the names imply, Upper Gwynedd is further north and west from Center City and Lower Gwynedd is closer to Center City.

All that said, if you do decide to move to Gwynedd Valley, I think you will find it to be a great area in which to live. It is conveniently located near major routes (such as Rt. 309, 476, the PA turnpike, and the SEPTA R5 train to Center City), but it is set in a beautiful, almost park-like setting. I believe the morning commute is quickest by train, but the drive takes about 30 minutes and depends greatly on the route you take. And while the area is largely residential, you will still find plenty of shops and restaurants to keep you entertained. In addition, there are numerous college campuses, parks, trails, summer concerts, and numerous other community offerings that always serve to enhance one’s quality of living. It really is a lovely community!

Andrew, I’m not sure what you are exactly looking for in a home, but Gwynedd Valley is quite diverse. There are contemporary homes mixed in with colonials; and while I said that many of the homes are newer, you will also find a few homes that were built as much as 200 years ago. Many of the homes are on large lots with the average being over an acre.

In terms of the school district, you may get information on test results and read parent reviews right here on the Trulia site. You will notice that Wissahickon students, at all grade levels, test higher than the PA average. If you would like, I would be happy to put you in contact with parents who have students in the district so you may hear what they have to say and ask questions. Otherwise, for more information you can visit the district’s website at http://www.wsdweb.org/.

As far as recommending other areas to you, it would be helpful to know more about what you want and at what price point you will be shopping. If you would like me to come up with some alternative places or to send you some listings and area information, please let me know. Even if you would just like to ask a question, I am happy to help. Good luck with your search!

Susan Meyers - Weichert Realtors - Thu Jul 17 2008, 22:23