Real Estate Category

Spring is Coming, I Promise.

Yes, as I type it is 4 degrees, but warmer days are coming. Looking at this photo gives me hope; lush green grass, leaves on the trees, flowers, SUN! Fortunately the owners of 169 Rosemary take such pride in their outdoor oasis that they have a photo from warmer days, AHHH, this feels good. Truly a great house all around, but this private yard is one of my favorite features. Many a good time has been had here, and it is now time for a new owner to make their own memories here.

169 Rosemary Ambler 19002You truly have the best of both worlds in this charming Ambler Borough home; enjoy the excitement of downtown Ambler, then walk home to relax in your very own, special home. The location is superb, and this home has been beautifully cared for and maintained. The home boasts great natural light, spacious rooms, and a gorgeous, updated, eat in kitchen featuring gas cooking and stainless steel appliances.

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This home is perfect for entertaining, as your guests will feel comfortable relaxing on the quaint, covered front porch (porch sittin’ is a must in Ambler), in the open living and dining rooms, which look into the kitchen (where everyone always gathers) and then out to the private, fenced in, rear yard.

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169 Rosemary is a four bedroom home, but with so much space, that the current owners use the fourth bedroom as a fabulous walk-in closet and dressing room. The ceramic tile bath has an updated/retro feel that attests to the quality and style of yesteryear but speaks to modern taste. There is also a convenient powder room on the first floor and mud room off of the kitchen. The roof, siding and rear fencing have all been replaced within the last three years. The taxes are unbelievably low and of course, great schools (Wissahickon School District, Shady Grove Elementary).

This home allows you to move in, unpack, and start living your life in a wonderful town with incredible restaurants, theaters, shopping, annual festivals, farmers’ market, it is just blocks to the train, and so much more! There is time to be in before Spring and enjoy Ambler life to it’s fullest! Come see this wonderful home at the Open House, Sunday, February 22nd, 2-4pm.

4 bedrooms, 1.5 baths, 1,288 square feet, $205,000.

To schedule a tour, contact me today. Allison Wolf, 215-704-9888, [email protected]

Categories: Ambler, Real Estate

Peaceful Ambler Area Retreat

Ambler is a sought after area for many reasons, one of them being the charming downtown area; Main Street, USA, at it’s finest. Great restaurants, shops, theaters and more, all contained within a few blocks, surrounded by a wonderful, close knit community. 1120 Hagues Mill Road is NOT your average Ambler area home! While this home offers easy access to all that Ambler has to offer, the setting is a bit different than your typical Ambler home, as the beautiful, wooded property truly feels like a mountain retreat. It is completely manageable at under an acre, but feels like like so much more. The home is set back from the road and the rear yard is peaceful and private (except when the little ones are zip lining and the chickens are on the loose!), think luxury camping trip.

1120 Hagues Mill Rd, Ambler porch1120 Hagues Mill Rd, Ambler, dining rmThe home itself is just as special as the setting, as one of the owners is an interior designer extraordinaire who has been featured on HGTV, FOX 29 and Country Living magazine. She has taken this spacious split level home and made it sing! Pictures don’t do it justice, you need to see the home to truly appreciate the eye for detail and unique characteristics. The house offers great space and a versatile floor plan, so you can really get creative. Currently, the spacious living room is used as the dining room, which is great for entertaining and large get togethers. The space offers hardwood floors, wonderful custom details and a fireplace with a rustic wood mantle. The dining room opens up into the sitting room adjacent to the kitchen and breakfast bar. This is a fabulous use of space, as one can be working in the renovated kitchen, while carrying on conversation with those in the cozy sitting area. Working in this kitchen is a dream, it has a great flow & top notch amenities; custom cabinetry, copper farm sink, beautiful counters, and fun chalkboard. Sharing this wonderful, conversational space, is a screened in porch with french doors, custom wood cathedral ceiling with sky lights and ceiling fan.

1120 Hagues Mill Rd, Ambler, kitchen1120 Hagues Mill Rd, Ambler, bar1120 Hagues Mill Rd, Ambler, sitting

 

 

 

 

 

 

 

 

 

A more casual family room is located on the lower level complete with custom builtins, a hip bar area, and outside access. Access to the oversized laundry room and updated powder room can be found here, as well. Upstairs you will find two suites! The second floor offers a wonderful junior suite, two nicely sized bedrooms, all with ceiling fans, and shared hall bath. This floor is currently carpeted, but the same lovely hardwoods that you see downstairs are hiding beneath. A short flight of stairs leads to the very spacious fourth bedroom offering a great little nook, perfect for a desk with a view. The master suite is on a floor of its own, complete with a huge bath, cedar closet, exposed beams, custom stylish wainscoting, window nook and ceiling fan. This home also offers a 2 car garage and full basement, perfect for a work shop and storage.

1120 Hagues Mill Rd, Ambler, junior suiteBeing just one block outside of the borough, this home offers the benefits of living in Ambler, but is in acclaimed Upper Dublin School District. For those who need to commute, the location is ideal, as it is just minutes to all major routes of travel and one mile from the Ambler train station.

Truly a special home and a wonderful opportunity, all that is missing is you!

5 bedrooms, 3.5 baths, 4,000+ square feet, all for $450,000. Yes, you read that right.

To schedule a tour, contact me today. Allison Wolf, 215-704-9888, [email protected]

Photography by the very talented Gridley & Graves.

Categories: Real Estate

34 East for Sale

Two of Ambler’s most iconic properties are currently for sale, the Ambler Cabaret was listed back in April, and today 34 East Tavern (or The Wyndham, as I still like to call it) hit the market. The owners are asking $2,899,000 for the property, which includes the infamous historic building with full kitchen, bar and restaurant (second and third floors are currently shells), a liquor license, the adjacent parking lot, and the building that houses El Limon.

This property has had a troubled past; between several unsuccessful endeavors, a partial wall collapse, and other sordid events, it seems to carry a bit of a dark cloud. The MLS remarks state that the property is ideal for “a hands-on owner who can take this location to the next level,” I couldn’t agree more. Between the incredible architectural detail and the best patio in town, there is LOADS of potential here. I’ve heard it called the crown jewel of the town, I hope that someone will come along and truly make it shine.

UPDATE, January 15, 2015:

The listing for 34 East expired this past November. The property was re-listed today at a reduced price of $2,400,000.

UPDATE, April 7, 2015:

The property settled yesterday, April 6, 2015, for $1,725,000.

 

Categories: Ambler, Real Estate

Ambler Cabaret for sale, again.

Ambler CabaretUnfortunately, the Ambler Cabaret was before my time. I’ve heard so many stories of great bands who played there and good times a plenty over the years. As I’m sure you know, the Cabaret closed over 20 years ago and has been out of commission since. It changed hands last summer for the bargain price of $151,250. That price was not only for the cabaret space, but included 5 apartments, as well as 5 additional office spaces on the second and third floors. The sale was private and rather shocking considering Ambler values, even despite the poor condition. As of today, the property has been listed for sale at a mere $1,150,000. Pretty quick potential return on an investment, I’d say. According to the MLS listing, “the 5 apartments are clean and very close to having a U&O.” There could be potential for the office spaces to be converted into additional apartments, and the cabaret space needs complete renovation. Hmmmm, will be interesting to see what happens…

UPDATE, April 7, 2015

After being on the market for 345 days, the price of 57 E Butler has been reduced to $799,900.

We're sorry, but we couldn't find MLS # 6548392 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

Categories: Ambler, Real Estate

Ambler Anomaly

If you are reading this, likely you are familiar with Ambler and have come to love its “old world charm” as I have. Boasting many turn of the century homes, some quite grand, new construction homes are few and far between in this town of ours. Typically, the 1950’s split levels are regarded as “new construction” by most Amblerites, which is why it is unusual that the majority of homes currently for sale in the borough have all been built within the past few years.

Station Square Ambler, PA 19002

As you will see below*, four out of the nine available homes for sale, are 3-4 years old, with another two being only 11 and 25 years old (as stated earlier, they are still considered new by Ambler standards). The four newer homes are located in Station Square, the W.B. Homes community off of South Main Street. Station Square is comprised of 58, three story, luxury townhomes, averaging about 2,000 square feet. The community was a bit of an anomaly itself, as some would say that the odds were stacked against them when they broke ground. At the time, they would be among the most expensive homes for sale in the borough, situated next to the train tracks, and hitting the market during one of the worst real estate markets in U.S. history. They surprised many when they sold quickly, and then quickly sold out. Many naysayers made much ado about the proximity to the train, but that location was no accident. Station Square is a transit oriented development, and as such, it is built around the SEPTA line, using the regional rail as one of its main selling points. With many trying to reduce their carbon footprint, living here enables them to break the chains of the daily drive, particularly for those who work in the city.

Station Square Ambler

Many people move to Ambler for the obvious reasons, proximity and walkability to a wonderful downtown, regional rail, great schools, and to be part of a tight knit community, most of them looking for a home that offers the craftsmanship and appeal of times past. These newer homes open Ambler up to a different pool of buyers, those who prefer more low maintenance, carefree living. New, high end apartments will soon be available in Ambler, as well. Times they are a changin’!

Ambler new construction* If you cannot access the homes below, that means they’re no longer available for sale. Two of the six went under contract while writing this post, 115 Mary Ambler Way in 3 days and 210 E Mt Pleasant in 10 days! As you can see, it is a great time to sell your home in Ambler. If you are considering just that, I’d love to speak with you, send me a note. To see a complete list of homes currently for sale in the borough, visit this page. If you would like a broader view, here you can see all homes in the general Ambler 19002 area.

We're sorry, but we couldn't find MLS # 6273682 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

We're sorry, but we couldn't find MLS # 6325955 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

We're sorry, but we couldn't find MLS # 6357526 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

We're sorry, but we couldn't find MLS # 6354901 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

We're sorry, but we couldn't find MLS # 6350859 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

We're sorry, but we couldn't find MLS # 6354220 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

 

 

Categories: Ambler, Real Estate

The Future of St. Mary’s Villa?

angleMuch to my surprise, I learned from a colleague at work last week that St. Mary’s Villa (and all 45+ acres of it) is under contract to be sold to a developer. I imagine that this would be of interest to anyone living in our area, as St. Mary’s (formerly “Lindenwold” the estate of Dr. Mattison) has a rich history that contributed to making the town of Ambler what it is today.

The property has been in the hands of the Sisters of the Holy Family of Nazareth and managed by them until this past April, when Public Health Management Corporation took over operations. Per a recent letter from Upper Dublin Ward 2 Commissioner, there is less than two years left on the lease with PHMC and pending an approved zoning amendment, the contract of sale will go through when the lease is up.

According to an article today in the Philadelphia Business Journal, the property is under agreement with  Endeavor Property Group, Guidi Homes and the Goldenberg Group. PBJ reports that “the developers are proposing to construct a mix of carriage homes, townhouses, condominiums and senior independent living apartments. They also intend to restore an existing “castle,” two gate houses and portions of the property’s formal gardens.”

This will be a hot button issue to say the least, as there are many factors to consider. St. Mary’s is currently zoned Institutional and is tax exempt, so developing the property could potentially help ease the burden for Upper Dublin tax payers. Of course, keeping the integrity of the castle, outbuildings, grounds (including the lake and the angel) will also be of paramount concern.

St Mary's angle in

The Upper Dublin Historical Commission is asking people to attend their next meeting on Monday, November 25th, 7:30PM at the Upper Dublin Township Building to discuss preservation concerns and the future of St. Mary’s Villa.  They are asking that you please spread the word and invite anyone who you think may be interested in this issue.  

Update: A letter was delivered to homes bordering St. Mary’s yesterday, Novemeber 21, from the developers “The Mattison Estate” inviting residents to a discussion surrounding the developers ideas for the property. The letter states that questions, comments and feedback are welcome, although the letter also states that the meeting will last just one hour, which seems highly unlikely. The meeting will be held Tuesday, December 3rd, 7:00PM, also at the Upper Dublin Township Building.

Here is a link to the developers presentation given at the neighborhood meetings.

 

St. Mary’s Villa: photos and historical information.


Categories: Real Estate

Thank You!

For the third year in a row, I’m thrilled to announce that I’ve been selected as a Philadelphia Five Star Real Estate Agent! The award is designed to identify and showcase real estate agents in local markets whop score highest in overall satisfaction. The honor is given to fewer than 7% of the real estate agents in the local market and is based on an in-depth research process. Real estate agents are evaluated by past clients based on customer service, integrity, market knowledge, communication and negotiation skills, closing preparation, helping you find the right home, marketing the home being sold, and overall satisfaction.

You can find the awards section in the September issue of Philadelphia Magazine and more details on the process are below. A big thank you to those who recommended me, working with wonderful people makes it easy to love what I do!“10,000 to 50,000 recent home buyers (all area residents who purchased a home over $100,000 – $200,000 within a 12-36 month period depending on the market size) are asked to name and evaluate real estate agents with whom they have had direct/personal experience with. Recent home buyers can evaluate up to two agents. Both positive and negative responses regarding each agent are accepted. In addition to the survey results, other criteria such as acceptable disciplinary action and review by a panel of local industry experts are incorporated into the overall evaluation process.” ~ Five Star Professional

 

Categories: Random, Real Estate

The Shanachie Is Up For Grabs

As I’m dutifully checking the MLS this morning, what do I see, but the familiar black and red facade, for sale! As most of you know, Doc Magrogan’s was planning to open here in the fall, heck Dave Magrogan told me that himself! There have been rumors the past few weeks that the deal had fallen apart, this listing this morning seems to confirm that. I don’t have any details, and those in the know seem to be pretty tight lipped about it.

Time will tell what happens with this space; I personally hope it doesn’t turn into a chain restaurant or sit vacant for too long, Ambler has far too many vacancies as it is. That said, The Shanachie is for sale; they are asking a cool $1.1m, any takers? Anyone… Bueller…

Update (Jan 2013):

The former Shanachie sold in December, 2012 for $735,000. One of the owners/partners is Chad Rosenthal of Rosey’s BBQ, formerly located on North Main Street. As of this update, work is underway at 115 East Butler and Rosenthal hopes to open in March. He is pretty tight lipped about his plans for the new space, but I know live music will be an important aspect. I am looking forward to see his latest venture!

Categories: Ambler, Real Estate

Movin’ On Up

That’s exactly what many have been busy doing; our local real estate market has seen a positive increase in sales since the beginning of the year and June was no exception. June is typically a very busy month for real estate, but last month set the record for the most sales in Montgomery County since August of 2007 (excluding June 2010, as the tax credit expired at the end of that month resulting in a surge uncharacteristic of the market at that time). Not only were sales up in June, but so were pending properties which bodes well for the market in months to come. Of course every home owner, and potential buyer, want to know about prices, have they continued to drop, leveled out, increased? This market history snapshot shows a nominal increase in the median sales price in Montgomery County, but more importantly, it shows decreased inventory and increased sales; again a positive forecast for the market ahead.

If you would like more detailed, area specific, market information, drop me a line!

Categories: Real Estate

Montgomery County Real Estate Update

I admit it, I’ve been bad and have shirked my responsibility as a blogger. In fact, I may have lost the right to be called such. Obviously, I haven’t posted in ages… although the reason is actually quite positive. Things on the real estate front have picked up considerably, so much so that I have had little, ok, no time to devote here. Since I’ve been completely immersed in real estate and it is also a subject that is very important to many of you, I thought I’d take this opportunity to bring you up to date on our local market.

As I said, the market has picked up considerably, beginning around the first of the year. Typically early January is a relatively quite time in real estate, usually things start to pick up following Super Bowl Sunday (strange, but true). The media sings from the roof tops that it is still a buyer’s market, and while yes, this is true, there are some interesting things happening on the local level.

Interest rates are still unbelievably low and the inventory is still near record highs, but what kind of inventory??? Despite the glut of homes on the market, there is a serious lack of homes with the “WOW” factor. The majority of the homes on the market today are average at best, priced too high, a distressed sale, in poor condition or in a bad location (on a busy road, near train tracks, etc.). I’m not exaggerating when I say there are a lot of buyers out there looking right now; many of them just can’t find a home worth buying. It’s not as though these buyers are being unreasonable or picky, I understand their viewpoint 100%. This is pretty frustrating for a buyer who has finally decided to take the leap; they’ve mentally and financially prepared themselves, flown over the moon and back with excitement, and now they wait, and wait, and look and wait…

I think many home owners who don’t need to sell are holding off, thinking that the market is too soft and they’ll have a tough time. While this may be true for some, for those who have a WOW house, this is an amazing time. Buyers who have been out there in this market for a while are now able to recognize what a rare opportunity it is when the “total package” comes along. These homes are going under contract in weeks, many just days. Remember, what you hear on national TV and radio is just that, national news. If you’re a home owner or a potential home owner, it’s important to know what’s happening on your local level.

My suggestion to you as a Seller: Take the extra time to take care of the small details before listing your home, have someone lend a critical eye and be open to suggestions; it can make all the difference in the world. I’m not suggesting major improvements, as in this market they aren’t paying off in terms of return, however, they are paying off in that you home is going to sell, and sell in a shorter period of time.

As a Buyer my advice is to get out there and start looking, even if your purchase is months away. You don’t need to pound the pavement, but be aware of what’s available so when the time comes you’ll already have some experience under your belt. It could be the difference between finding and buying the perfect home or missing out on a great opportunity because you weren’t ready. Of course you should get pre-approved before you embark on this journey, as you want to make sure that you have set accurate and achievable expectations for yourself and your new home.

I work all over Montgomery County and some areas of Philadelphia, the conditions I’ve discussed above are prevalent throughout the area. As you know, Ambler is my specialty and I have to say if you want the quintessential Ambler house you need to give yourself more time than the average bear, as Ambler is less than one square mile so needless to say, these homes are few and far between!

If you are considering a move, but not ready to talk yet, feel free to stick your toe in and test the water here on my site! Buyers are welcome to search all available homes and Seller’s, you can take advantage of a great tool to help you determine the value of your home. Happy spring!

Categories: Ambler, Real Estate