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

With 54 units priced from $149,900 (which includes parking!) and 17 floorplans, the Rufo Organization has put together a sure fire winner with this new condo conversion (from an old school house) on the corner of 12th and Fitzwater. Stainless and Granite kitchens with tumbled marble backsplash, original wood flooring on main level of units, along with high ceilings, and a quality of finishes not foundin many $500,000 condos, the building is sure to be one popular option in the Center City condo market.

Hawthorne Lofts boast a common roof deck, large oversized on-site gym, parking, tax abatment, low condo fees, and a very strong visual interior and exterior look. All located between Bainbridge and Fitzwater Streets.

Open house every Sunday from 11-4pm. Stop by and see what $149,900 will buy ($129,900 if you don’t want the parking space!)

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

Some Center City real estate looks good on paper, but not always in person.

And no, this is not a new listing of mine. And yes, that is a swinging couch.

Looking for a Philadelphia realtor who will “Call them as he sees them?” Give me a call, and let’s see all that Center City has to offer…

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

Here is my advice…

So you found the perfect condo, and you have had your home inspection. Now is the time to decide what you are going to ask the seller for some help in getting some repairs done. You are free to ask the seller for whatever you want. Go ahead…ask away.  However, it may not be in your best interest to “Grind Fine”….

    
For instance, lets say the heater doesn’t work. Of course you are going to ask that the seller address this issue. Repair? Replace? Each case is going to be different. But should you ask the seller to perhaps Spackle nail holes in the wall here pictures were placed? Or how about asking the seller to scrub the grout lines on the bathroom floor? These may sound silly, but I have seen buyers ask for such minor fixes. I suggest to buyers that they focus on the bigger picture. Look at defects and shortcomings that may affect your perception of the value of the given condo you have “under agreement”.
    
If you buy a used car, you can expect the carpet to be less than BRAND NEW, and perhaps the trunk needs a new $12 floor liner. Maybe the windshield wipers need to be replaced. Oh, and that scratch on the front bumper? Included free of charge! 🙂  Would you ask a seller to repair these minor issues? Probably not.  A little forgiveness can go a long way when it comes to Philadelphia real estate. Target the big ticket items, and let the bump and scratch issues go. A lot of these minor cosmetic items fall under what I call “Home Ownership 101” issues….and generally speaking, a seller will not respond favorably to your mini requests for compensation. So set your expectations for your new Philly condo realistically, and good luck!

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

Which units are the most valuable? Which will be in demand?

On April 29th at 7pm the action starts! Thirty-Six Phoenix condos will hit the auction block. We are excited and look forward to playing a major role in the auction of the condos at 1600 Arch St. in Center City Philadelphia.
 
PLEASE KNOW THAT if you are looking for buyer representation from our group of experienced Center City Condo agents, you MUST visit the property with us on your first visit!  We successfully represented over 10% of the buyers at last year’s Murano Condominium Auction! No other realtor even came close!
 
With prior sales experience at the Phoenix condos, we believe we can help you with your potential purchase. Please know that values in the Phoenix are NOT solely contingent upon the size of the unit- MANY OTHER FACTORS WILL PLAY INTO THE VALUE OF THE CONDOS BEING AUCTIONED!
 
For instance, floor height, interior condition, and view HEAVILY influence the value of the units at the Phoenix, in our opinion. Do you know which are the most desirable units in the Phoenix? We believe we do….and whether you “GO IT ALONE”, or have us represent you-Your Costs Are The Same to Purchase At The Auction-We do not add costs to you…we only add experience and knowledge of the building!
 
Our sources tell us that most of the units being auctioned are one bedroom units, though a few two bedroom condos will be available at the auction. No studios are being sold at auction prices. Some questions you may want to ask yourself-Is parking included in the sale? What about the additional storage spaces? Should you pay for parking at the Phoenix, or simply rent a spot on-site?
 
Give Mark Wade from www.CenterCityCondos.com  a call at 267.237.3404 and lets chat about your specific wants and needs, and then lets go visit the Phoenix to see if you can be a part of the excitement!

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