Poconos Real Estate Blog

Open House in Wooddale, Saturday July 5, 1-3pm

Please join me at 44 Brush Drive, East Stroudsburg, PA 18301 this weekend for an Open House.

Open Saturday, 1 to 3 pm

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Winona Lakes Community Profile, Map & Pictures

Winona Lakes Property Owners Association
Community Facts

Located in Middle Smithfield Township of Monroe County, just minutes off of Route 209 near shopping and the best Pocono attractions. About a mile north of the Flea Market, off of Sellersville Road. The community is not gated.

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Dues:
$900
Includes base dues of $664 and assessments of $239
(for the fiscal year Oct 1, 2007-Sept 30, 2008)

Amenities:
Indoor & outdoor pools
Ski slope
Clubhouse
Road maintenance
Tennis courts
Basketball courts
Small lake
Senior citizen club

Each lot receives two member passes, passes for all resident children, and four guest passes. Additional guest passes are $10.00 per day per pass.

Governance:
Board of Directors with nine volunteer members and various supporting committees. Meetings are held on the third Saturday of every month at 10am. Architectural guidelines are in place (via deed restrictions and rules and regulations) and enforced to preserve community property values.

Contact:
104 Winona Lakes, East Stroudsburg, PA  18302
wlpoa@ptd.net
570.588.9309

Current issue of the WinonaGram, the Winona Lakes newsletter

For more information on homes or property listings in Winona Lakes or other neighborhoods and communities in the Poconos, please contact me via email info@lisasanderson.com or toll free phone 888.794.5589.

I Suppose You Expect Mail Delivery?

There are a few little things about the Pocono area that most of us locals have learned to accept as normal but may seem strange to newbies coming in.

One of these anomalies, for instance, involves having work done around your house. Most of us who live in these parts have accepted the fact that contractors around here don't need work. They don't call you back. They don't show up. They don't CARE if you tell all your friends that they didn't finish the job or do what they were supposed to do. They are a different breed, these Pocono Contractors. It is just a basic fact of life. Most of us have learned to adapt and by trial and error have found one contractor or handyman that is worth his weight in gold. (Yes, I have one but can't tell you his name, else I'd have to kill you) Some people have even resorted to bringing in help from their old neighborhood in New York or New Jersey, willing to pay the travel premium, give the dude free room, board and beer for the duration of the job, and/or wait for months 'til they can be scheduled in. Want to have some work done this summer? If you didn't line someone up around Thanksgiving last year, forget it.

Similarly, mail service up here is not like it is in other places. Sure, some homes in town or in a handful of other areas actually have a mailbox at the end of the driveway. And some actually have a normal looking mailing address like 1313 Mockingbird Lane. However, the likelihood that the house you are buying in the Poconos is thusly endowed is slim. MORE likely, you will end up with a mailing address like RR 5 Box 1234, or HC 88 Box 666, if mail is delivered to the house. MOST likely, you will end up with mail delivery at some location within your neighborhood with an address number not even closely related to the street address of the house you purchased.

Don't be alarmed, once you get used to it, you will actually receive your stuff if you follow these few simple Rules:

Rule # 1: If you buy a house in a community, your mailing address is not going to be the property address.

Learn this rule and learn it fast. Do not tell the utility company that your address is XXX SuchNSuch Lane, cuz it's not. Don't make up cute little change of address cards and mail them to all your friends before you move, because your housewarming gifts will arrive very late if at all. And please, don't tell the IRS to mail your refund check there either cuz it will be returned undeliverable. I know you want to get everything done and lined up before moving day, but you can't, because...

Rule #2: It is very likely that you won't get to know your mailing address until after closing.

Yes, this is very inconvenient but it will all work out, I promise. After you close on your new home you will go to the post office and show your closing documents as proof that you are entitled to a mail box. They will then assign you a number and tell you what your address will be. You do not get to pick your number, nor will it match your physical address. Heck, it won't even match the mailing address that the previous owner had.

Rule #3: Some of the folks helping you with your home purchase here in the Poconos may not know these rules.

Tell your attorney, the title company, your agent (if it's not me!), everyone, to read this article. Those folks who handle your closing are most important, though, because they will be the ones putting your mailing address on the deed to the property, which will then trigger the tax collector to update her records. So, let the closing agent know that you will call her/him with new mailing address. You don't even want to know what happens if you don't receive your real estate tax bills in a timely manner!

Rule #4: If you are getting a delivery from FedEx, UPS, the florist, etc, disregard Rules 1-3.

I know, it's confusing. But if you get deliveries from companies other than the United States Postal Service, use the property address. If you are ordering stuff online or from catalogs, carefully review their shipping procedures so you know which address to give them. There is nothing more heartbreaking than receiving that hot new Victoria's Secret bikini after the first frost.

If you are unsure about the mail situation on the property you are buying, contact the post office responsible for the zip code your new place is located in. They may be able to help you out. Or not. Many of the post offices have hired retired Pocono Contractors and serving the customer is not exactly high on the priority list.

(If you are reading this and happen to work in the post office where I get my mail, I don't mean you ;) xo)

Edit: I happened upon this interesting series of photos done by a way-kewl real estate agent in Florida - check 'em out.

Video: Life in Penn Estates

Buying a Penn Estates Home - FAQ #3 Safety, Security & Quality of Life

It may come as a surprise to some of my neighbors that not everyone has the same high opinion of Penn Estates as we do. Let's face it: A quick search of the internet for information about Penn Estates, as well as about life in the Poconos in general, reveals some not-so-flattering accounts of life here. As a matter of fact, I will admit to being a bit distressed at the one-sided information I found when researching what potential buyers might come across when they search certain topics. So, lest everyone out there get the wrong idea about us, let me try to balance the perspective a bit and tell you what I know. As a Mom, as a community volunteer & self-appointed advocate, a homeowner, and as a REALTOR(r), I feel I have to.

Penn Estates is home to over 6,000 people and compares in size to a small town. There are twenty-six miles of roads that serve 1700 properties. We contract with a private security firm to provide us with staff and services to manage the 24/7 safety needs of the community: guest registration & access control, patrols, traffic monitoring, emergency assistance, complaints, etc.

We are served by regional police departments, Stroud and Pocono Mountain, which cover a huge area of our county and are under-funded and under-staffed, just like most police departments that serve high-growth areas of the country. They rely heavily on and cooperate greatly with our private force to serve Penn Estates along with all of the other communities and towns in the areas they serve, and they are excellent in their response to 911 calls and crime investigation.

So my answer to the question "Is the community safe?" is 'Yes.' Is it perfect and crime-free? Of course not. Am I comfortable raising my teenage daughters here? Absolutely.

However, I think a better question is, what is Penn Estates, or any other area one might considering buying a home in, doing to address growth problems related to crime? How are these neighborhoods countering the negative effects of the continued population explosion our area is experiencing? IMHO, this is very important because as growth continues (which it will because it is a great place to live!), crime inevitably will too.

"What are areas doing to prepare themselves for that?" is a question that potential homebuyers should be asking when they research places to live.

Here in Penn Estates, we have been fortunate to have the support, guidance and cooperation of the Stroud Regional Police Department in establishing a model Neighborhood Watch Program, which we hope will be an example that the 'Burgs (the Boroughs of Stroudsburg and East Stroudsburg) and other communities in the Poconos follow. We have already held the training session for the first group of volunteers and look forward to the grand opening of 'watch central' in the Community Center building at the main amenity complex (stay tuned for more info on that).

The areas that acknowledge the inevitability of issues and address potential issues proactively are the areas that will keep crime rates low and continue to grow property values.

Yes, the Poconos has its share of troubles, as would be expected in an area which is expanding so quickly. Undoubtedly, when you search for information on the area in general or particular communities, news articles and reports of specific crimes will come up. Robberies, grafitti, gangs, domestic violence, arson...no doubt you have come across stories about any of these things occurring in different parts of Monroe County...Brodheadsville, Saylorsburg, Bushkill, Effort, downtown Stroudsburg and, yes, Penn Estates have been affected at one time or another.

An unfortunate fact about bad news is, it always makes headlines...don't even get me started on THAT, as I could go on and on about the unbalanced reporting and fact-less accounts that make it to print.

But remember that the good things that happen every single day in neighborhoods and communities across Monroe County don't make headlines. And ask yourself, is paying attention to headlines going to give you a clear picture of what life is like here?

It is difficult to know what information to believe and whose stories are accurate. I know that even my claims will be scrutinized and perhaps even written off as a sales pitch. To be sure, no matter who you ask, they will say that THEIR neighborhood is the best =) Everyone has an opinion and bad news is plentiful, especially in someone ELSE's neighborhood!!

So my advice to you is, do your homework and seek out a balance in sources and in perspectives. Then, make the decisions that are best for you and your family.  Who knows, buying a home in Penn Estates or other areas of the Poconos just might be the best move you ever made!

• For specific questions related to crime in Penn Estates, feel free to email me, contact the Stroud Area Regional Police Department or the Pocono Mountain P.D. For information on State Police and other police departments and private forces in Monroe County, visit the Monroe County Control Center site.
  

• 2007 Crime Rates in the Monroe County Poconos This link has crime rates broken down by type of crime and jurisdiction. Penn Estates is located mostly in Stroud Regional, with a small portion of the community being part of Pocono Township.

Scenic Sections C1-C4: Newer Penn Estates Homes

Sections C1 through C4 can be considered a neighborhood within a neighborhood as they are Penn Estates' newest sections and there is a distinctively different atmosphere there. They are, of course, part of the community and the residents there are welcomed as neighbors just as heartily as neighbors in other sections, but the properties are larger and less wooded, and there is less of the eclectic mix of home styles found throughout the rest of the Community (with the exception of B1, which I will cover another time). The homes in this area trend toward the vinyl-sided two-stories and bi-levels and the lots trend toward manicured rather than natural landscaping.

Featured Listing:
378 Blue Beech Drive East Stroudsburg PA 18301

MLS #: 08-2200

Stand-Out Features:

• Customized 2nd Story Floor Plan
• Designer Flooring & Window Treatments
• Oil Heat & Central Air Conditioning
• 1 Block to Lower Twin Lake &
• slightly longer walk to the Highland Lake Beachfront

Price:
$288,500

Similar listings here.

For an updated list or a customized search for homes in any area of the Poconos, email me.

All-New Penn Estates Community Website

Penn Estates Property Owners' Association just rolled out their new community website. It is very pretty & functional and includes A TON of information - photos, events calendar, etc.

Check it out HERE and see all the great things we are up to and why we think it is a great place to live!

~L

PS: And now that you are convinced, check out the wide variety of homes and lots available for sale HERE :)

Robinwood Village - For the Active Over 55 Set

Robinwood Village is a small townhouse community in Chestnuthill Township, Saylorsburg, PA, 18353, the heart of what is known as Monroe County's West End and just off of Route 715 between Reeders and the 209 intersection in Brodheadsville. It is made up of 49 units set on an idyllic country parcel, with scenic views of the mountains in the distance as is typical of beautiful Saylorsburg.

Maintenance fees in the Village are $200 per month and include a small lake, a pool and other recreation facilities, trash collection and the security of gated access. Homes are priced in the low $200,000 range and range from 1200 to 1600 square feet.

For information on homes available in Robinwood Village or other communities in the Pocono Mountains, please contact me directly.

Breakfast at Arrowhead Lake

I showed homes at Arrowhead Lake yesterday and saw that they had an all-you-can-eat breakfast at the Clubhouse for $5.00 per person. By the looks of the parking lot they were doing a pretty brisk business. I think some of the cars were parked there for the sledding hill out back, but there were many smiling faces going in and out of the building.  What a nice way to get the residents and guests out to meet each other!

Anyone out there know how they organize this event? Do they have it catered or do they have volunteer cooks? How was the food? Please click on the 'comment' button immediately below this post and tell us all what you know!

LaBar Village - A Retirement Community With Options

Labar Village is a gated, over 55 community in Stroudsburg that was developed in the mid-1980's. It offers potential residents choices in both price and style, as it is comprised of 127 townhouse units and 63 condominiums. Each style offers options, providing a nice selection to a prospective buyer.

The townhouses range in price from about $150,000 to $200,000 with models from 900 sq. ft. to 1400 sq. ft., with and without garages. Some units have decks and others have screened porches or sunrooms.

The condos vary from under $100,000 to $170,000 or so for everything from an efficiency style unit around 460 sq. ft. to a two-story 1600 sq. ft. unit. A balcony or screened/enclosed porch are often included. There are garages in the lower level which are included with some of the units, and there are also storage facilities available.

Amenities in this ideal retirement location include beautiful, park-like grounds, recreational activities, snow removal, lawn maintenance, trash collection, shuttle bus service to take residents on their errands, and an on-site restaurant. All units have panic buttons to summon help should it be needed, and the gated community entrance enhances peace of mind for residents.

Expenses at the Village are affordable, with the total for real estate taxes and Association/Condo Fees in the $5,000 to $8,000 range.

The location of the community is ideal for the active senior, as it is only a minute or two to Route 80, Stroudsburg's Downtown, and only a little further to all of the other shopping and recreational offerings the Poconos is known for.

Please click on the 'Comment' link directly under this article and post any questions you have about this community so I can share my response with all of my readers.

If you are interested in learning about specific offerings available in LaBar Village or other Pocono areas, please email me. 

Penn Estates MLS Sales Data 2000 through 2007 - Listings Sold

Information obtained from the Pocono Mountains Association of REALTORS MLS on Jan. 7, 2008

Community 'Get out the Vote' Effort

I thought you'd like to see what our awesome Volunteers on the Penn Estates Government Relations Committee are up to.  What an energetic, enthusiastic group!  Each year our voter turnout gets bigger than the last and this Committee is determined to get the Community to flex its political muscle in order to get the attention of officials in Stroud and Pocono Townships of Monroe County, PA.  Call me an optimist but I think it's working!

Photos, MLS Listings & More: Arrowhead Lake Community

Whether you are looking for the lakefront home of your dreams, a little weekend getaway place, or a piece of property to invest in for a future or immediate build, Arrowhead Lake may be a good choice for you.  I am happy to provide you with automated MLS listings of houses or properties in Arrowhead or any other Pocono community-just send me an email with your wish-list and I will set it up!  You will receive an email each day a new property that meets your needs becomes available, keeping you constantly updated on what is on the market.  What better way to keep an eye on prices and inventory levels?  These reports are not the bare-bones ones that you get on other sites either-they contain the full property specifications one needs to properly evaluate all the choices.  And they are available only from an area real estate specialist like me!!

The Creepy Crawly Debate

Gypsy moths (check this link for lots of info on history, life cycles, the State spraying program, etc).  Most people who live in a wooded area in the Northeastern United States knows how 'inconvenient' <intentional understatement for effect> this pest is.  The munching sounds, the poop, the effect on the trees...aarrgghh, make it stop!  I am probably one of the most squeemish of people when it comes to gross stuff and have declared publicly how 'skeeved out' I was when I found out what that brown stuff was on my car last summer (and I still haven't lived that statement down, let me tell you, people love to hear about your weaknesses :-)  ), so you may be surprised at what I have to say.

I attended the Monroe County Vector Control Gypsy Moth Meeting on August 8, 2007, to hear what I hoped to hear which is what the plan is to eradicate the gypsy moth which is eating all of our oak trees and making our outdoor living spaces unpleasant for part of the season.  The meeting was very poorly attended, considering the emotional responses one hears at the height of caterpillar season, with about 30 people sitting in the big auditorium at Pocono Mountain East High School.  Besides these few members of the public, the meeting was also attended by Tim Murasco from the Bureau of Forestry, Jacquelyn Hakim from Monroe County Vector Control, County Commissioners Nothstein and Asure, and State Representative Scavello.  The bottom line is that the Townships need to apply for the State Program through the County by October 1 and that residents who wish to contact their Township Supervisors to express their wishes in this regard are urged to to so.

Mr. Murasco was the first to speak, stating that 'the Poconos is one of the most defoliated areas in the county - ever!', and that we need to pray for a wet spring to help in any eradication effort...dry conditions are the gypsy moths' friend.  He explained that there are 29 counties in the state that may ask for help with spraying this year and that the State has increased the budget for such efforts to $3M, which could easily be spent in one county in a thorough eradication effort.

However, he also stated that the caterpillars are headed toward a 'natural' thinning out process due to a fungus that is affecting the colony.  Ms. Hakim from Vector Control agrees with this assessment, citing the cycle we saw from 1991-2005 which illustrated the natural ebb and flow of the size and scope of the caterpillar infestation.  She went so far as to say the 'prudent, scientific, unpopular but correct procedure is no spraying' <audible gasp>.  Did I mention that the people who attended the meeting were, for the most part, those who were hit extremely hard this year? I have to give this lady credit...to say this in front of that audience was very brave!

Why should we NOT spray?  1) Evidence of natural pathogens is present, and 2) One spray will not do the job properly and there is not enough money to spray twice.  Because of the severity of infestation and the size of the area needing treatment, we will spend the money to spray (one time) and STILL have a problem.  She feels it is a waste of resources to attempt to spray at all.

Of course, most of the people in the meeting were not happy to hear her assessment of the situation.  Representative Scavello was one who stood up to voice his concern and stated that he would be very disappointed if the County did not take advantage of the State's increase of this budget item because he was the one who convinced the legislature that it needed to be done.

I am writing today to take my position on the side of the scientists at the Bureau of Foresty and County Vector Control.  We need a long term solution to this problem, not a short term wasting of tax dollars just to make ourselves feel better.  Blasting the pests with lethal spray goes a long way emotionally, but is this really the solution for the long run?  As an organic gardener, I must side with the reasoning that eventually our forest will build up its own natural immunity, so to speak, to these pests by adapting the types of food available for them...the oaks that the caterpillars prefer will be replaced by species which aren't so palatable.  Natural predators of the gypsy moth, like certain types of flies, mice and wasps, will increase in numbers to meet the supply of food.  Complete eradication of the species would be nice (since it is not a native species) but I don't believe this is possible.  So, therefore, I must put my money on the idea that nature will balance itself out. But we need to allow it the time to do that.  This is not to say that individual property owners should not take steps to protect their investments, but as a forest management plan, I believe we need to listen to our scientists.

Do you agree or disagree?  Click on the comment button below and tell us why! 

Community Map - Arrowhead Lake, PA

Here is a handy map of Arrowhead Lake Community Association which shows the location of the pools, lakes, beaches and entrances.  I love reading the street names - many of them are of Native American origin like many place names across Monroe County, PA.

Pocono Lake, PA: The Re-Emerging Destination

I am seeing renewed interest in vacation homes in the area, I guess because of the recent approval of a slot machine license in the county.  Funny, with the slight downturn in the number of sales overall, I am working with quite a few second home buyers right now.  And Pocono Lake is a perfect location for those looking for a getaway that is convenient to skiing, golfing, Pocono Raceway, and yes, the new Mount Airy Casino.

If you are looking for something other than your run-of-the-mill lake community home, let me recommend Wagner Forest.  This location is ideal for those who appreciate the natural beauty of the woods over the man-made amenties found in other areas.  Wagner Forest does have a small lake but it is part of the overall environmental preservation plan of the area.  The lots are very large, usually a couple of acres or more, and the forest is thick and abundant with flora and fauna.  This is the ideal place to escape the everyday hustle and bustle, but still be able to access the more commercialized fun available in any direction you go.

1211 Songbird Court is a perfect example of a home you will find in this community.  What makes it so special, though, is its tucked away location which abuts a very large tract of forest preserve.  The home is enveloped by 3.4 acres of natural surroundings and is every  bit the peaceful, feel-good place one could ever desire.  Imagine yourself sitting on the deck counting the bird calls or preparing for your nightly campfire.       

Buying a Penn Estates Home: FAQ #1 - Where?

Penn Estates is a big place and there are likely to be a variety of choices available to you when you are shopping for a home there.  So how do you start?  What do you need to know?  What questions should you be asking? 

For my first tip on this subject, I am going to resort to cliche....location, location, location.  The first thing you should do is get to know the neighborhood.  Find out where the pools are, the lakes, the store, the administration office, the mailboxes, etc.  Make sure you know where the two entrances to the community are and what you will find when you exit from either of them.  Are the schools accessible out the front gate on Hallet Road, or the back gate on Cranberry Road?  How about the Stroud Mall?  The Crossings Outlets?  Which way do you go to get to the commuter bus stop (Martz)?

After you have familiarized yourself with the community as a whole, get a feel for the different sections, as each has a different atmosphere because of the original develpment plan, the phase in which it was built and the time period in which most of the homes were built.  For example, Section C is the area up around the lakes and boasts more green space than any other section.  Sections C4 & B1 are the most recently built sections and feature newer homes more typical of 'suburban' neighborhoods, rather than the wood and glass houses which are traditional 'Penn Estates houses'.

You will note that I mention section letters instead of the names that show on the section signs at each turn off of Penn Estates Drive.  The letters are the 'official' section designations and how your property is identified in the Administration office and at Security.  The named sections signs, like Valley View, Beacon Hill, etc., are basically just for show...the developer probably put them there for his marketing of the lots way back when, and they stuck.  I still, after all these years, don't have these fancy section names down.   

Once you know the lay of the land, you will be better prepared to make a decision about which house is the one for you.  Click here for a handy map of Penn Estates.  It is a plot map that shows street names, sections, and the shape of the lots and their numbers...very useful if you want to see where a particular home is located and how it is situated within the community.

As always, I am available to answer your specific questions about real estate in Penn Estates or other areas in the Poconos.  Please do not hesitate to post your question at the end of this article, inquire via email or phone, or catch me online through my Meebo chat screen. 

The Definition of Community

Yesterday Penn Estates had its 4th (I think...) annual Community Day picnic and I have to tell you:  this is what it's all about!  What a day!!  I have not seen so many smiling faces at one time, ever.  We enjoyed games for all ages (I think I heard them announcing sack races, scavenger hunts, a horseshoe tournament, and all sorts of jollity!), food, displays and giveaways from local businesses, food, music, and of course an awesome presentation by the Penn Estates Teen Steppers (our very own stompin' super-group of teen ambassadors, whipped into shape by Ms. Stephanie herself).  And did I mention the food?  We were treated to burgers and dogs grilled with love by the Board of Directors, cotton candy, sno-cones, and then the feast of all feasts: pig roast, roast beef and all the trimmings.  mmmmmmmm  What is the date for next year's picnic?  I am definately marking my calendar.

The idea of Community Day is to provide our residents a day of fun, food & friendship, at no charge, and in return we get the benefits of an increased awareness of what it means to live in a community and, hopefully, increase our corp of volunteers available to help out every other day of the year.  This is our single most attended event, consistently!

Each time, this party gets better and better thanks to the efforts of our all-volunteer Community Day Committee.  This group works year-round planning and fundraising to ensure that we get an awesome picnic, free and without the support of homeowner dues.  That is what makes this so special-that it is truly the loving work of dedicated neighbors and friends, for the sole benefit of neighbors and friends here in Penn Estates.  Is there any other place to live in the Poconos that has people who care so much to so carefully cultivate this sense of community? 

I am so very proud to be a part of this Penn Estates family!

Investing in a Vacation-Rental Property

There are several considerations when purchasing a property with the intention of renting it out on a weekly, weekend, or monthly basis.  If you plan on hiring a management company, alot of this will be covered by their fees.  However, not all areas have these kinds of services available nearby, so you may opt to go at it alone or in partnership with a local person like a neighbor or a real estate agent.  Here are some things to consider:

1) Cost of the real estate itself - of course there will be an initial outlay of money when you buy the property, and then monthly expenses like mortgage payment, taxes, insurance, association dues, etc.

2) Cost of furnishing the house and outfitting it for use - of course the main furnishings are expensive but all the little things (coffee maker, trash cans, utensils, dvd player, and so on) will add up quickly!

3) Potential rents - how often will you be able to rent it and for how much?  What kind of marketing expenses will you have (photos, print ads, internet)?

4) Care and upkeep, i.e. who will clean after each tenant vacates, keeping the yard and outdoor living spaces tidy, etc.  What about emergencies and repairs?  How will you handle that?

5) Lease arrangements & security deposits - the lease is important as well as any rules you put in place for the use of your house, so I would recommend consulting an attorney to have a solid one drafted.  For example, is smoking allowed?  pets?  how many people can stay in the house?  what happens if there are problems?  Once you have your standard lease drawn up, how will you determine the release of tenants' security desposits?  Who will check the property to you and what will they look for?  Checklists are a must!

6) Rent payments and keys - how will tenants pay you and how will you get them keys? Investing in a lockbox may not be a bad idea.

I have a client in Penn Estates who I am assisting with this whole process and so far, I think we're doing well.  Time will tell, after we go through a couple of tenant cycles. Their house in Penn Estates seems to be getting alot of attention on the VRBO site.

Also, I just listed a property in Penn Estates, right next to the Highland Lake  Beachfront, which would make an excellent rental property.  The location is right, it is in excellent condition and it is fully furnished and equipped...there is even a row boat included!  Details

Affordable Vacation Property

I just listed a fabulous little vacation home in Arrowhead Lake...it's very affordable, clean and in great condition.  Please contact me if you'd like more details.

Land still affordable in Arrowhead...

Building lots are selling well up in Arrowhead Lake and I see many new homes going up in there, but it's still a good time to buy these properties:  prices are very reasonable compared to other areas of the county, and many of these lots have central sewer.  The Community's sewer hook-up rebate program that is available right now, which reduces the cost of building by several thousand dollars, sweetens the deal even more!

Like wood floors?

This super new listing has 'em!  Beautifully renovated home is priced at only $214,500 and has four bedrooms, 3 full baths, family room and more.  Situated on a nice lot which backs up to green area.  Not to be missed!

A Vacation Home in Arrowhead Lake is a Good Choice

Arrowhead Lake in Pocono Lake, Monroe County, PA, is (still) one of my favorite places to take vacation home buyers.  Whether one is looking for a low priced chalet, or a plush lakefront property, this lake community has something for everyone.  It is located in close proximity to several ski areas, such as Jack Frost/Big Boulder and Camelback, as well as to shopping (The Crossings!), the new slots parlor to open later this year, and various other Pocono draws.  Plus, there are pools, lakes with beaches, tennis courts and playgrounds on-site, for a variety of year round amusements.  Rustic in nature, with many of the roads remaining unpaved, it has held its charm as a getaway place despite the steady growth in homes built there-I love going there in the summer to see people walking or riding their golf carts to the beach or pool, floaties in tow, smiles on their faces!  There is a laid back atmosphere there that is very appealing the New York and Philadelphia market that it attracts, even if it is just a hair too far for many of those wishing to live here and commute to work. 

Properties do pretty well as rentals/investments here, too, and it is not unusual for a property to be sold with lease commitments already in place, or with a strong rental-client base to pass on to the new owner, as visitors tend to want to return year after year.  This gives a prospective purchaser a good opportunity to 'try out' the area before making the commitment to buy...CLICK HERE to see some short term rentals available in Arrowhead, which are good to check out if you want to come up for the weekend, or just want to see what kind of rents these homes demand. 

1st Rights of Refusal-What Sellers in Penn Estates Should Know

You may or may not know that the developer of Penn Estates, Cranberry Hill Corp., reserved for themselves, through a Deed Restriction (aka Covenant), the right to purchase properties back at the time they are offered for sale and a buyer is found.  Basically how it works is this:  a seller markets his or her home or lot for sale and finds a buyer.  The buyer and seller negotiate the terms of the Agreement of Sale.  Once all is agreed to and the proper documents are signed, the seller (or their agent or attorney) must advise Cranberry Hill of the terms of the contract.   Cranberry Hill then has 30 days in which to excersise their right to buy the property at the agreed upon terms.  Up until recently, there was a charge imposed for the Release of this Right to be signed, somewhere between $100 & $200, to be paid by the Seller of the property, and no one really thought much of it.

However, not too long ago, Cranberry Hill assigned these Rights of Refusal to another company, Penn Vista Associates.  This company then raised the fee for the signature on the Release to $485, an astronomical amount in my opinion.  Effectively this company seeks to make $40,000+ per year for doing nothing but signing off on 100+ sales a year.  Anyway, I digress.... 

Rougly 2/3 of the homes in our Community are subject to this requirement.  If your lot is part of the original, pre-1989 subdivision plan, you may not be affected.  However, if you plan to sell your home I suggest you find out for sure, before you put your house on the market, if this Covenant exists in your chain of title.  If it does, you will need to discuss this with your agent and your attorney early on in the process.  Obviously, this extra cost can affect your anticipated bottom line when you are calculating your sale expenses, but I do know of some Sellers who have avoided paying the $485 under specific conditions and circumstances.  But, as this can become a legal issue and affect the quality of the title you are conveying, you should discuss this possibility with your attorney to be sure you are properly protected.

   

Valuable Resource For Residents & Prospective Residents of Penn Estates

Visit this website which is dedicated to all things Penn Estates:  Penn Estates Network

Here you will find detailed MLS listings of homes and lots available for sale, a resident business to business directory (which offers free ads to homeowners!), valuable links for everything from movies to commuter info to local health care to shopping and more. There is also a community events calendar.

Be sure to visit this unique resource for all of your Penn Estates questions.