Philadelphia Real Estate Blog

Auction, short sales, and foreclosures all exert pressure.

 
Interesting development- I had a gorgeous listing that sat on the market for a while, and recently sold for what I would suggest was a really really good price. A strong showing ability, layout, & amenities, coupled with low condo fees and low taxes might have suggested that this unit sold under its value.

However, in  the Philadelphia condo marketplace of 2010, the price was spot-on. The seller recognized the effects that outside forces have played on the local condo market, and therefore acted accordingly.  She signed the buyers highest and best offer.  With the onslaught of a handful of weakened sellers hobbling around the auction blocks, and banks selectively underscoring a trend in pricing with a foreclosure here and there, pricing a Philadelphia condominium is of utmost importance.

The year is not 2007, and prices are not where they were at one time. Though Philly has fared well in comparison to other large cities across the USA, it would be folly to believe that values have not fallen in the past few years. The bottom line is that if your condo is priced well, it should sell well.

Mark Wade
www.CenterCityCondos.com
Prudential Fox and Roach REALTORS®
530 Walnut St., Suite 260 Philadelphia, PA 19106

1) Clean the grout in your bathtub and shower.

2) Declutter your closets and countertops.

3) Clean your windows- Inside and Outside if possible.

4) Have carpets professionally cleaned.

5) Clean out your storage area- if applicable.
 
No one wants to inherit your dirty, cluttered lifestyle, if applicable. There is a reason why model homes are so emotionally appealling- they make buyers believe that they will live such a clean, unfettered, uncluttered lifestyle, should they buy that condo. Yeah, it is sometimes a bit “Smoke and Mirrors”…but an emotional kick to a condo cannot be underestimated. I HEREBY DECLARE THAT A GORGEOUSLY CLEAN, DECORATED CONDO WILL THROW THE VALUE OF SAID CONDO UP AS MUCH AS 10%…over an identical, dirty, smelly, ugly looking condo in Philly.

Don’t believe me? Then let me show you two identical Philadelphia condos on both ends of the emotional spectrum. I will make you a believer in no time flat!

Mark Wade
www.CenterCityCondos.com
Prudential Fox and Roach REALTORS®
530 Walnut St., Suite 260 Philadelphia, PA 19106

Along the “Spruce/Pine Corridor” lies a wide variety of low, mid and high rise condos here in Center City Philadelphia.  This segment of the Philadelphia condo market has remained strong over the past dozen years in terms of resale, demand, and limited availability.
    
Primarily composed of low rise/ Brownstone styled condominiums, The Spruce/Pine corridor offers studio, one, two, and even three bedroom condos characterized by low condo fees, a wide variety of detailing work, and an array of amenities like roof decks, parking, and fireplaces. These are the primary amenities not found in the newer Philadelphia condo high rises (with the exception of parking, of course).

Plaster mouldings, intricate wood detailing work, interesting original detailed floors, and high ceiling are all hallmaks of the Spruce/Pine corridor condo market, as almost all of the low rise condos in the area are defined as “Pre-War” (being
built prior to WWII.)

Mark Wade
www.CenterCityCondos.com
Prudential Fox and Roach REALTORS®
530 Walnut St., Suite 260 Philadelphia, PA 19106

I have submitted an offer on a Center City Condo (on behalf of my buyers) only to have the offer repeatedly sent back to me by the lawyer for the seller.

 
Here is my take:
-Who cares if the Agreement of Sale paperwork has crossed out changes, has been through the fax machine twice, and the signatures aren’t witnessed?
-And do I really give a crap that the initial to the changes aren’t dated?  Not really.
-Perhaps this lawyer needs something to do, because he is really grinding fine on the details that do not make or break this deal, or prevent our agreement from being legally binding.
 
Here is that Lawyers Take:
-Stupid Realtor can’t take the time to dot his i’s and cross his t’s. What an idiot. I’ll show him how a contract should
be correctly executed.
-This is what I learned in law school, and why should I be soft on this contract, and not possibly protect my clients interest?
 
What is fair, and what is reality? Probably somewhere in the middle. Point is, ya’ gotta’ roll with the punches. And yes, even I need to brush up on dotting my i’s and crossing my t’s. Perhaps, in the long run, the longer road taken is the shortest possible road.

Mark Wade
www.CenterCityCondos.com
Prudential Fox and Roach REALTORS®
530 Walnut St., Suite 260 Philadelphia, PA 19106

…are Personal Property in the State of Pennsylvania!

I am often asked if all the appliances are included in real estate transactions here in Center City Philadelphia.  The answer is no.  A stove is considered to be “attached” and will always transfer with title (unless excluded and agreed upon by both buyer and seller).  A built-in microwave? Attached and included. A microwave sitting on a counter top? Not included.

Washer/Dryers and Refrigerators in this state are like socks and coffee cups- personal property that is not included in the agreement of sale UNLESS specifically specified. Even though these days few sellers want to lug such dinosaurs to their new Philly condo, unless you specify that they are included in your Academy House condo (for instance)- THEY ARE NOT.

Mark Wade
www.CenterCityCondos.com
Prudential Fox and Roach REALTORS®
530 Walnut St., Suite 260 Philadelphia, PA 19106