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 Start packing because you're going to want to move right in to this fantastic 4 Bedroom, 2.5 Bath Colonial with finished basement & walk-out to nice sized back yard situated on a round about cul-de-sac lot overlooking an open space, walking trails, & stream. The 1st floor finds a generous sized living room & formal dining room embellished w/wainscoting & crown molding, eat-in kitchen w/breakfast area & slider to deck, a family room w/wood-burning fireplace, & powder room. The 2nd floor finds a master bedroom, walk-in closet, ceramic tile bath with tub shower & vanity, hall bath and 3 additional bedrooms. Other highlights include hardwood floors, many rooms freshly painted throughout, additional storage & workshop area in basement, NO assoc fee, convenient to schools, major routes, regional employers, Perkiomen Trails, shopping & Collegeville's new Providence Town Center. 1-Yr HSA Home Warranty Included. Hurry to take advantage of the tax rebate which ends April 30th!
For Additional Information, Description, & Pictures, Please Go To: http://www.916HamiltonRd.com
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These days, Buyers are less forgiving about inspections issues and more willing to "push back" unless they get their way at the inspection contingency phase of the transaction, some may even threaten to terminate the agreement with the Seller all together (if allowed for in the agreement). Two sets of negotiations normally take place: the initial negotiations at the inception of the agreement of sale on price & terms, and the inspection contingency period on repairs/replacements, or credits. While this is nothing new, what has changed these last few years is the mindset of the Buyer. While the dreaded words (termites, wet basement, mold, stucco leaks, radon - to name a few) can often have Buyers in a panic and running for the hills - these issues can often be remedied by professional remediation to make the situation whole again. So the Seller needs to ask a basic fundamental question: do I want to know about any issues now and deal with it upfront before I put my home on the market, or do I want to hear about issues later while I'm in the middle of a real estate transaction and have mentally sold my home? And if the Buyer walks due to inspection issues - and the Seller places the home back on the market, the Seller must now disclose these inspection issues whether they have been addressed or not. Buyer agents and Buyers will now want to know the reason for placing the home back on the market; the conversations that ensue can be rather uncomfortable ones. Inspection concerns don't stop with the Buyer, not directly anyway. If the Buyer is financing their purchase with an FHA-insured loan (and there are many these days), there will be an FHA -based appraisal. While the dreaded VC sheet (value condition) is a thing if the past, there are still certain FHA "minimum property requirements" and "minimum property standards" (termites, leaking or near end of life roofing, foundation, structural, inadequate or failed plumbing heating, or electrical - are examples) that must be met or the lender may require repairs be done prior to underwriting the loan. And, many local governmental municipalities are now requiring a Use & Occupancy Re-Sale permit (in PA anyway) along with an on-site inspection by a municipal inspector. Almost all municipalities have a required list of items that will be inspected and must pass or the permit will not be issued which can delay settlement. The other important dynamic is time, or the lack thereof. During a real estate transaction, "time is of the essence". There are certain time limits agreed by the parties upfront during the original negotiations for inspections, responses, and if needed, professional evaluations and quotations (e.g., electricians, plumbers, roofers, HVAC, etc., etc.) which must be worked in during these time constraints. Economics is another very serious consideration. If a Seller chooses to have the repairs done prior to listing their home, they can shop around for the best price and choose the best contractor for their needs - solely at their discretion. Many disputes arise between the parties at the time of the Buyer's home inspection period: the cost of the repair. The Buyer's idea of the cost of a repair or replacement often gets blown out of proportion with the addition of emotions. To sum it all up, there is a very pro-active aspect to the Seller having a home pre-listing home inspection. Attaching a home inspection report (and receipts for any repairs that the Seller may have had completed) to the required "Seller Property Disclosure Statement "- will most likely be favorably viewed by potential home Buyers. In addition, some Buyers may take the pre-listing inspections into consideration in their offering price and/or address any unresolved pre-listing home inspection issues upfront. They may even decide to waive some or all of their home inspection contingencies all together. The benefits to the Seller of doing a pre-listing home inspection are many, primary of which is a smoother real estate transaction with the ultimate goal of the home being SOLD sooner, rather than later. Your REALTOR® can advise and guide you on the type inspection(s) that are recommended for you particular property. I personally prefer to provide my clients with a list of at least 8 local and national home inspection firms to choose from including those that are member in good standing with a national home inspection association such as ASHI (American Society of Home Inspectors) or NAHI (National Association of Home Inspectors). Please note: The above is for informational purposes only. You are encouraged to seek the advice of a home inspection professional(s) of your choosing, the advice and guidance of your own REALTOR®, or the legal advice of an attorney.
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Did you know that a home un-occupied/vacant for more than 30 days may not be covered by a home owner's policy? Many insurers are getting tough these days, especially with the amount of vacant, un-occupied properties over these last few years. Water damage (from frozen pipes), fire, and vandalism are more likely to happen in an un-occupied, vacant home vs. one that's occupied. In addition, the issue can become more severe as there is usually no one around to stop and/or report the problem(s). If your home is vacant while listed with a real estate broker, don't assume your broker is responsible for performing property management. It is always prudent on the part of the home owner to winterize a home during cold weather months by a licensed plumber or heating contractor to minimize the risk of freezing pipes if the home is vacant. In some cases the winterization may need to be reversed to accommodate inspection of the home by potential home buyers. Sump pump failures due to electrical outages resulting in flooding, or cooling system failures in hot weather months resulting in humidity build-up are other concerns that may cause deterioration and/or mold issues. Your interpretation ("we still have furniture in the home so it looks like someone is living there") and your insurance company's interpretation ("we can check utility usage records") - of an un-occupied property may be completely different. Guess who usually wins that argument? Review your policy and check with your insurer as soon as possible if you think your home may be vacant for 30 days or more (I know what you're thinking. What if I do call and my insurance company winds up cancelling my policy anyway? Ask yourself what is the lesser of two evils: you having to find a new "un-occupied home owner policy" or you finding out that your policy is void after a serious incident?) Henry Brusca, an insurance agent in the Philadelphia Metro & Main Line area with the Trident Insurance Agency (an affiliate of Prudential Fox Roach) offers this advice: "insurance policies are not one size fits all. There are different policies for each unique situation that arise (owner occupied, vacant, vacant under renovations, builders risk, tenant/non-owner occupied, seasonal/secondary, etc)", he said. "If the usage of the property does not meet the requirements of the policy, the policy will void at the time of loss. While certain policies are more expensive (i.e. - builders risk), they are the only way to ensure coverage if there is a loss. An insurance policy is a legal document filled with terms and conditions. An issued policy is not a guarantee of coverage at the time of loss." Keep in mind that it is important to document your plans in writing. If you advise your insurance agent of your plans to move/vacate an insured property, you can't rely on their word at the time of loss. The insurance agent is not the person who will adjust the claim at the time of loss. If your insurance agent tells you that you are not required to change your coverage due to the vacancy, make sure you document all conversations via email. While this won't guarantee coverage at the time of loss, it will show that you have done your due diligence and disclosed your situation to an agent of the company. If you fall into a "high-risk category", there are some insurance companies that participate in the FAIR (Fair Access to Insurance Requirement); they may offer vacant home insurance. Check with your state's insurance department web site (for example, Pennsylvania's Insurance Department web site is: http://www.ins.state.pa.us/), often a good resource of licensed insurer information for the state's consumers. Lastly, Vacant Home Insurance Now headquartered in Malvern, Pennsylvania is one of the leading providers of vacant property insurance in the United States. Do your homework and review all your options. Don't risk having a lack of vacant home insurance for one of your most valuable assets, your home, but also keep in mind that the cheapest policy isn't always the best and may do more harm than good. All it takes is one serious incident and it could cost you dearly. Please note: The above is for informational purposes only. You are encouraged to contact an insurance professional or attorney for advice regarding your particular insurance situation.
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Congress has extended and expanded the homebuyer tax credit. The modifications in the column labeled "November 7 - April 30, 2010 Rules as Enacted Nov. 2009" - becomes effective on Nov. 7th, 2009 (President Obama signed the bill on Nov. 6th, 2009). All changes made to the current credit become effective on this date as well. >>> CLICK HERE To Review The Difference Between the Tax Credit Rules That Where Due to Expire at the End of November, and the New Tax Rules Extended to April 30th, 2010* *Courtesy of the National Association of REALTORS®
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Nov. 2nd, 2009 By ALAN ZIBEL AP Real Estate Writer: http://abcnews.go.com/Business/wireStory?id=8974250 The amount of pending sales are due in large part to the amount of many first-time HomeBuyers who took advantage of  the $8,000 tax credit (which ends this month). We're waiting on final approval for AN EXTENTION of the $8,000 tax credit for HomeBuyers who sign an agreement by April 30th, 2010 with the additional caveat of a $6,500 credit to Homebuyers who have lived in their prior residences for at least five years (all of which could receive final approval in the coming weeks): http://www.bloomberg.com/apps/news?pid=20601087&sid=aoI9KTlHpwzI Obviously, as a REALTOR® I have a "vested interest" in the tax extension. But I also believe that every time a first-time HomeBuyer purchases a home, it has a "domino-effect" on as many as seven other real estate transactions (the Seller of the home that the first time HomeBuyer purchased now go on to purchase a new home, and so on, and so on). All these real estate transactions have a positive effect on the ecomomy as contractors, inspectors, plumbers, electricians, home furnishings, home remodeling & building supplies, etc., etc., even state and local governments - are all effected in a big way.
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Gulph Mills, Upper Merion, Montgomery County, PA - We invite everyone to visit our open house at 425  Arden Rd on October 25 from 2:00 AM to 4:00 AM. SPECIAL FINANCING AVAILABLE For Qualified Buyers. You're Very Own "Switzerland on The Main Line" - Year 'Round Vacation Location make this ultra chic, quiet retreat contemporary with beautiful views a hot spot for the artist, writer, musician, photographer, or anyone looking for something completely different... SELLER WILL CONSIDER ALL RESONABLE OFFERS. Get More Info At: www.425ArdenRd.com
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It's not too often that you get to meet the original owner of a home built some 30 plus years ago, someone who worked with the architect and builder, someone with a passion for having a home built that was a departure from the norm, someone with a vision. Well, I did. Such was the case a short while ago and it was truly an honor. I need to point out that Gulph Mills is a very unique area with a wonderfully rich historical background, so perhaps having a bespoke home built here at 425 Arden Rd was fitting in 1977, as it would be now - as there are many unique homes in Gulph Mills that are a departure from tradition (our famed 2-story Colonial). It all started when the son of the original owner contacted my Seller, (an accomplished photographer in her own right with a very extensive portfolio currently teaching at an East Cost College), waxing about his childhood memories: "Hi, you have never met me, but my father designed your home. It was built after my family moved from Brazil in 1977, and sold in 1998. I am his son as I lived my childhood in that home. I always thought of it as a unique tree house and wondered what it looks like today. The place holds many fond memories for me as your art must for you. I hope you receive this and reply." Through several communications between the Seller, myself and the son, his father contacted me with the following message: "Hi John, Thanks for the email. You are right about it not being a cookie cutter house with its spectacular setting and privacy. I had often mused about flooding the valley below and turning it into a lake. The house was quite novel for its time and I believe remains so. Colleagues at worked named the house "Magic Mountain." The pet cemetery at the top of the hill is the oldest in the US*. The beauty of the location and great construction made it all worth while. I had put in the front and rear patios and the railroad tie walls at the top. I built the wall at the bottom of the hill myself. The years there were happy ones for the family." A week or so later, Mr. T (his name shortened in respect of his and his family's privacy) stopped by at an open house I was holding at 425 Arden Rd one Sunday and mused about life with his young family here. He had a very sharp memory of the home, the neighbors, and the area. He talked about the architect and builders and some of the things they collectively did to make this home so unique, about his children growing up in the home, his wife using what is now the pantry as her sowing room, the conversation pit (aka "Brady Bunch Pit") in the family room, and many other wonderful things about the home and the surrounding property. I was also glad to hear his many positive comments about the numerous updates made to the home since his departure in 1988. Putting things in perspective, placing a numeric value on a home is a necessary function of the selling process in real estate. At work here however is the basic fundamental principal about why most people buy homes; a home pays an annual dividend: A roof over your head and the personal enjoyment that the real estate provides. For the family who lived at 425 Arden Rd, this house was their "home", of which no numeric value can be placed. There is no "appraised value" that can be determined for one's enjoyment of a home, the memories, the "years there that where happy ones for the family", the "place that holds many fond memories for me" as both father and son both reminisce above - about their family's "House on Magic Mountain." *Francisvale Home For Smaller Animals: circa 1909
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 ...Start packing because you’re going to want to move right in to this pristine, well cared-for 2-story brick/siding colonial w/front porch, a large fenced-in back yard with stamped concrete patio, an updated kitchen w/Silestone counters, cherry wood cabinets & tiled floor, dining room with chair-rails & bay windows overlooking the beautiful back yard, living room w/fireplace & crown molding, a finished basement w/powder room, laundry room & storage room, a walk-up attic, 1 car garage w/loft & a convenient breezeway front to back. Refinished hardwood floors, Pella windows, & neutrally painted tones – all enhance this beautiful home! Located blocks from the Springfield trolley station, plus easy access to Routes 476 & 1, the Springfield Mall, parks, & Phila Int. Airport. MUST SEE!
For Additional Information, Description, & Pictures, Please Go To: http://www.129CascadeRd.com
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Delightful 55+ End Unit Townhouse!
• 1,971 sq. ft., 2 bath, 3 bdrm 1 1/2 story "Colonial, End Unit" -  MLS® $342,500 - Move Right In! Courtyards at Collegeville, Collegeville - This delightful open & airy end-unit w/loft boasts one of the best lots in the development embellished w/beautiful plantings front, side and back. You’ll enjoy reading or just relaxing in the sun room w/its wall of windows & French doors leading to a peaceful back yard patio. Snuggle by the fireplace or watch TV in the living rm w/its custom entertainment enclave. Have a leisurely breakfast in the spacious breakfast nook, or a sumptuous dinner in the delightful dining rm. The main fl master bedroom offers an ensuite tiled bath w/Moen 5 head radial shower system & seat, plus a spacious walk-in closet. You’ll also find a 2nd main fl bedroom & full hall bath, a laundry room w/cabinets & util sink, a spacious loft on the 2nd floor which can be used as a 3rd bedroom, office, or family rm; crown molding in the foyer, dining & living rms, a Christmas lighting package, Fios ready, plus much more! Convenient to major routes, restaurants, and the Providence Town Center due to open fall/winter ’09. Property information
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4 Bd, 3.5 Ba Suburban Oasis on 1.20 Acre
• 3,884 sq. ft., 4 bath, 4 bdrm 2 story "Colonial" -  MLS® $539,000 - A Real Stunner, Must See! JUST SOLD! Woods Edge, Collegeville - A REAL STUNNER! For the home buyer with discriminating taste & an appreciation for its numerous amenities, this 4 bedroom, 3.5 bath “suburban oasis” situated on an over-one-acre level lot has been lovingly maintained & upgraded by its original owners & is located in a community of executive style homes on spacious properties. You’ll find a dramatic two story foyer w/ oak turned staircase, a large island kitchen w/recently upgraded granite countertops, a light-filled vaulted family room w/raised hearth fireplace & wall of windows, a first floor office, convenient rear staircase, a huge 2nd fl master suite w/ tray ceiling, sitting room, & custom closet, a guest suite w/private bath, 500 sq ft Ipe hardwood deck for entertaining, a central vacuum system & 3 car garage, plus much more. Convenient to major routes, regional employers, schools, shopping & the new Providence Town Center in Collegeville (due to open Fall of ’09). One year home warranty included.
>>> Click Here for Property information >>>Click Here for a Virtual Walk-Through Tour
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FOR IMMEDIATE RELEASE
Contact Smarter Agent: Shelly Schwartz John Badalamenti, Prudential Fox & Roach, REALTORS® shelly@smarteragent.com johnb@subphillyhomes.com 856-614-5423 610-688-4310
May 14, 2009 (Wayne, PA)-One of the top real estate agents in Suburban Philadelphia area announced today that cell phones can be turned into the ultimate house-hunting tool. John Badalamenti with Prudential Fox & Roach is providing consumers with a mobile application called Homes for Sale that makes it possible to search all local property listings from their phone, regardless of whether it is listed by John Badalamenti or another broker/agent. Homes for Sale can be downloaded to cell phones, iPhones and BlackBerry devices by visiting http://www.subphillyhomes.com With Homes for Sale, consumers can be in any neighborhood and view detailed home information at the touch of a button. The GPS technology in the mobile phone, where available, locates users and pulls up addresses and information on property listings in their immediate area. Sales price, square footage, tax information, beds/baths, interior and exterior features and pictures become available instantly in the palm of their hand. Consumers can also search by city, zip code, address, or community name when GPS is not available, or if they want to search for real estate in a particular area other than their current location. The "Call to See" feature within the Homes for Sale application will connect users to John Badalamenti if they have further questions or want to schedule a tour of the property. "I choose to partner with Smarter Agent because today's savvy home buyer wants and needs the latest in home search technology; I feel that Homes for Sale is a valuable tool for both the Realtor and the consumer," said John Badalamenti. When downloading the application from John Badalamenti's website, www.SubPhillyHomes.com, consumers will find a "Search Home Listings With Your Cell Phone" tool which provides instructions on how to send the application to their personal cell phone. Users simply select their cell phone carrier, the make/model of their device and enter their cell phone number into the downloader tool. Instantly, the application is sent via text message and downloaded to their cell phone just like a game or ringtone. Homes for Sale is available across every carrier and mobile device via a fully downloadable application or mobile web (WAP) version. The fully downloadable version is live on hundreds of cell phone models on AT&T, Sprint and T-Mobile. If your carrier or cell phone model is not listed on the downloader tool, simply select ‘Other' and download the mobile web (WAP) version. Smarter Agent is also available on BlackBerry devices as well as the iPhone. The fully downloadable version for Windows Mobile devices, as well as other devices and major carriers, will be added over the coming months. Homes for Sale is free to download on BlackBerry devices across all carriers and the iPhone, in addition to the free WAP version. For other devices, a nominal monthly carrier charge may apply, dependent on device and carrier, billed directly to your carrier statement. # # # About John Badalamenti John (John B.) Badalamenti, Associate Broker, Certified Residential Specialist, CRS, ABR, SRES, Prudential Fox & Roach, REALTORS® is a top-producing real estate professional and recipient of numerous sales awards, is a Multi-Million Dollar Club member and has also been quoted numerous times in the Philadelphia Inquirer on various local real subjects. Badalamenti is a member of the National Association of REALTORS®, Pennsylvania Association of REALTORS, and Suburban West REALTORS Association, as well as the Council of Residential Specialists, The Buyer's Agent Council of the National Association of REALTORS, and the Residential Financing Council. Badalamenti specializes in relocation and serves the Suburban Philadelphia Tri-County Montgomery, Chester, and Delaware area specializing on the Main Line. About Smarter Agent Smarter Agent® combines mobile location technology, such as GPS, with information about real estate. Smarter Agent is the inventor of the mobile location-triggered real estate search and has been granted four patents. By delivering location-relevant content to mobile devices and the Internet, consumers and professionals can learn, interact and transact with the world around them as never before possible.
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BACK ON THE MARKET! 425 Arden Rd in Historic Gulph Mills, PA is not your ordinary - traditional, colonial home. Far from it! ...With All Brand New w/w Carpeting on the 2nd Floor & an Updated Master Bath w/Brand New Sinks & Granite Tiled Flooring. You're Very Own "Switzerland on The Main Line" - Year 'Round Vacation Location make this ultra chic, quiet retreat contemporary with beautiful views a hot spot for the artist, writer, musician, photographer, or anyone looking for something completely different. A custom 3-level elevator will take you from the garage to your kitchen or bedroom. Enjoy cooking? You’ll love the recently updated kitchen w/granite counter-tops, kitchen island & separate panty. How about a cozy living room w/fireplace or a spacious family room drenched in sunlight from the wall of windows? With many amenities too numerous to mention here, this beautiful home is a “must see” to appreciate. Convenient access to 76 & all local major routes, King of Prussia’s world-class shopping & dining. This home is being sold as-is, where is. Seller will make no repairs. Priced to Sell!
For Additional Information, Description, & Pictures, Please Go To: http://www.425ardenrd.com/
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Congress has just enacted legislation providing a tax credit of up to $8,000 for first-time home buyers.. >>> Click Here To Review The Outline of the New Federal Housing Tax Credit For First-Time Homebuyers (Courtesy of the National Association of Home Builders). >>> Click Here For a Quick Summary of the DIfferences Between the Credit as Created July 2008 Applied to All Qualified Purchases On or After April 9, 2008 and the REVISED Credit - Effective For Purchases On or After January 1, 2009 and Before December 1, 2009 (Courtesy of the National Association of REALTORS®)
Disclaimer: The above does not constitute legal, tax, accounting, investment, or any other type of consulting advice and should not be construed as such. The above is provided for general informational purposes only. Consumers are encouraged to seek the advice of an appropriate professional. The author of this blog site, Weichert, Realtors, its affiliates, as well as any trade group or professional association that the author or Weichert, Realtors may be a member of, or are associated with, are not responsible for its contents.
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The fist article written by Zack O'Mailey Greenburg for Forbes Magazine, dated June 30th, 2008, entitled: "America's Best Places To Raise A Family" rates Montgomery County in the Top 10 with high scores for many important attributes. The second significant article about Montgomery County written by Margaret Gibbons for The Times Herald, dated July 14th, 2008, entitled: "Planner: Area Homes Hold Value" notes that Montgomery County as a whole experienced a 1.1% increase from 2006 compared to last year. I think to be fair, the Times Herald article also makes some valid points about the housing boom and its effect over the last ten years. The article goes one step further and is very thorough such that it lists out each township's increase or decrease of last year compared to 2006. Having transferred down from the NY metro area - to the SE Pennsylvania area almost 20 years ago, for me, in addition to living and raising a family here myself, I enjoy practicing real estate in the Suburban Philadelphia, Montgomery County, Pennsylvania - area. I think that what truly makes Montgomery County special is its strong job base, world-class shopping and dining, and depending on one's given lifestyle and housing needs, its diversity in homes and location (suburban, urban, or exurban, we have it all).
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...a new Day Care, Bank, and Office Building, all right along Route 29/Collegeville Ave. several miles south of Main Street and several miles north of the 422 Collegeville exit. This isn't a plug for Wawa as they certainly don't need one, but I've always found the Wawa stores to be a pleasure to partonize. Touch screen ordering of deli sandwiches & hot meals, clean restrooms, and great coffee. And while filling up a gas tank is a painful experience for most of us these days, at least the Wawa visit is a pleasant one. I've also found their gas prices to be at - or below average market prices for a given area. Yes, sometimes there are lines for a gas pump, but they usually don't last long. So when this new mega Wawa (and by mega I mean the big store with the gas pumps) recently opened up a mile or so from my real estate office, whoaaa! Wawa coffee (our office coffee just doesn't taste the same, but don't tell anyone I said that)!!! Small pleasures I guess? Like any business venture, placing a large Wawa in a given town just doesn't happen on a whim. Nor does a new bank, day care, office building, etc., hence I would tend to believe that there's a very good reason for choosing this location. Construction crews are no stranger to the Collegeville area these last few years. The Providence Town Center (still under construction), opposite the Wyeth complex right off the 422 Collegeville exit on Rt 29 will be composed of 140 acres of small-town style architecture and streetscapes, similar to those found on the Main Line of Philadelphia. UPDATE: The Wegmans/Collegeville Grand Opening is Oct. 11th, 2009! The mixed uses along with the attention to detail will create a retail experience that will remain interesting visit after visit. Stay tuned. This is going to be one heck of a shopping experience! Perhaps we'll bump into each other at the new Wawa. I'll be the guy pumping gas while holding a cup of (Wawa) coffee in the other hand with a smile on my face. John (John B.) Badalamenti, Prudential Fox & Roach
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