Poconos Real Estate Blog

Still the Hottest Location in Penn Estates

Just off of Stonehenge Drive in the Beacon Hill Section of Penn Estates, there are two cul-de-sac streets, surrounded by green-space (undeveloped land owned by the HOA) and offering some of the best locations in the community. Originally developed in the early 1980's with the discerning vacation property buyer in mind, this area was carefully planned by Cranberry Hill Corp. to cater to the tastes of the well-off second home purchasers who frequented the area when the community was young. Many of these original 'settlers' still maintain homes throughout the community. This particular area of Section C, however, has always maintained its distinctive appeal to those looking for a special setting.

The properties here are centrally located and within walking distance to the main amenity complex (which houses the pools, community center, the basketball & tennis courts, softball field, and the Country Kitchen) and all three lakes. So if sports is your thing, or if swimming, sunbathing, fishing or boating is more your style, check out these properties within close proximity of all this and more!

42 Canterbury Lane is a 1/2 acre wooded lot, the perfect parcel for building your dream home or vacation getaway. Central water and sewer is available, making this one of the most affordable options for new construction in the Stroudsburg School District. Land only $67,500

61Windsor Court is a stunningly beautiful home, not too big and not too small and offering the smartest upgrades like wood floors throughout, central air conditioning, granite counters in the kitchen and much more. Proud owners do not skimp on any maintenance item and have lovingly upgraded the home over the years, so it is in turn-key condition.

For more information on these or other Penn Estates properties, 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.

Think You're Game Show Worthy? Comparison Shopping Pays Off When Buying Real Estate in the Poconos

Bargain hunters, come on down. You're the next contestant on the Price is Right!

The next item up for bid is this large Penn Estates home, value priced, beautifully maintained, and spacious enough for all your living needs. The home is priced well under the average price per square foot of homes in the community and is offered now for your viewing pleasure. The contestant that guesses closest to the actual price without going over will come up on stage and try to earn a spot in the Showcase Showdown....

Seriously, budget-conscious buyers who have been watching the Pocono real estate market should be callin' me NOW! =)

(888.794.5589 x 103, info@lisasanderson.com, IM PoconoBuyersRep)

Bob Vila Is NOT Welcome Here

Martha Stewart, maybe.

But Mr. Vila would be SOOO bored, he may as well stay away.

The owner has fixed, replaced and/or painted just about everything here, and now it is available for YOU, Ms. Lazybones or Mr. AntiFixit. Just bring your stuff and plant yourself!

Classic Pocono contemporary home in a controlled-access community with amenities. If you would like more information on this particular piece of real estate or need information on other MLS Listings, please do not hesitate to contact me at info@lisasanderson.com or IM PoconoBuyersRep or toll free phone 888.794.5589 x103.

Video: Life in Penn Estates

Go Ahead, Show Off!

29 Sunbury Drive (Penn Estates) Stroudsburg, PA 18360

They say living well is the best revenge. And if vengence isn't your thing, flaunt it anyway! This home is fastidiously maintained, stylishly decorated and perfect for the choosy host.

Invite your friends and family over for some fun: a classy dinner party, a casual gathering on the porch, or some football in the family room...whatever the occasion, your home will wow 'em.

If details are your thing, check out the california-closeted master bedroom, wood floors & stone fireplace in the living room, upgraded lighting, room darkening shades on the bedroom skylights, and more. These owners pay attention to the finer points!

The best news is, all of this style is affordable (only $259,500!) and in the most convenient spot in the Poconos...minutes to I80, all of the new stores & attractions along Route 611, downtown Stroudsburg, East 'burg, and all of the schools.

Situated on .42 acres on a lightly travelled road, the level property has been manicured to provide exceptionally nice yard areas front and back. The lot is lined with white pines which provides a nice privacy barrier from the street. Paved driveway, cedar-front and an ample utility shed recently added.

It is not often that a home of this caliber comes on the market, so take this opportunity to own a most special specimen in a classic contemporary design.

Be sure to click on the link at the beginning of this post for more beautiful photos, or check out the virtual tour:

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.

Spring To-Do List For Penn Estates Homeowners: 5 Things You Should Do Outside To Impress Your Neighbors &/or Prepare Your Home For Sale

Keeping a tidy property is the cornerstone of being a good neighbor and projecting good curb appeal. This short list will have you well on your way in no time. Plus it will get you out of the house as the weather breaks and get your winter-weary body moving again.

1) Clean the Yard & Decks
Pick up & dispose of litter and 'stuff' accumulated this winter; pick up sticks and branches, and remove dead vegetation as necessary; blow leaves away from house & off of driveway, walkways and landscaping.

2) Clean your Culvert
The culvert pipe under your driveway at the street, as well as the drainage ditch along your property, is your responsibility and very important to the welfare of the drainage system of Penn Estates. If your pipe clogs, it can cause back-ups and flooding in places we don't want it, and ruin driveways, landscaping and roads. A clean culvert will keep the water flowing where it should and show that you care about your neighbors and community! Mark your calendar to do this again in the Fall, after the leaves come down.

3) Clean up after the Dog
Most people don't stay on top of this chore through the winter months so when spring hits, and BEFORE the heat sets in, it is time to break out the shovel. Nothing ruins a picnic or a showing of your home like a shoe full of doo-doo.

And speaking of it, don't forget to take your baggies along when walking your dog. Remember, Penn Estates Rules require you take your puppy-prizes home with you.

4) Wash the Windows
Inside and out, panes and screens. And if they are foggy between the panes, have the panes replaced.

5) Identify Yourself
It is very important that your Lot & Section be clearly visible from the street, so take care of that now. You will want people to be able to find your house if they are visiting, delivering a package, or (most important) in case of an emergency!

Did you know:

Stroud Township Spring Cleanup for 2008
Thursday, April 24th through Sunday, April 27th 8 AM to 4 PM - Gaunt Rd. Maintenance Yard
Stroud Township residents are invited to bring unwanted junk and clutter from their properties to our Gaunt Road Township Maintenance Yard, located ½ mile north of the Stroud Mall on Rt. 611 from April 24th through 27th between 8 a.m. and 4 p.m..  Accepted items are: furniture, car batteries, automotive waste oil, car tires, appliances and yard waste (brush, leaves, clippings).

PROOF OF RESIDENCY is REQUIRED

Fees: Car Load $5
Van or Pick-up load $10
Utility trailer load $50
One-ton truck load $75
Tires: Car $4 each, Truck $5 each
Tires on rims or wheels $5 each
Appliances requiring freon removal are $20 each

 

COMPUTER & ELECTRONICS RECYCLING! Drop off up to 2 of the following items at no charge: computers, fax machines, scanners, keyboards & mice, main frames, VCRs, stereos, monitors, printers, telecommunications equipment, speakers, wire, televisions, DVD players. ($5. charge for each piece exceeding 2 free units)

NO FEE:
If you are only bringing the following items, there is no fee: car batteries, waste oil, yard waste, branches, brush, grass clippings

 

Materials NOT accepted:
No hazardous materials such as paint solvents or thinners, paint cans with contents, pesticides, herbicides, or chemicals will be accepted. (Monroe County Waste Management (570-643-6100) is working on ways to dispose of these items. No construction debris.)
Also not accepted: automobiles, dirt, cement, loose nails or screws. NO CONTRACTORS REFUSE!

Penn Estates 1st Quarter Sales Data

By popular demand, I am publishing this info here. Apologies to regular Harmony readers who missed my usual Real Estate Update in this last issue.

Here is a comparison of this year's 1st quarter sales data (Jan 1 - Mar 31) with 1st quarters of previous years (clicking the image will give you a larger view):

Here is some previously published historical data, repackaged for clarity:

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 :)

Buying a Penn Estates Home: FAQ#2 - Rules & Regulations

Funny story:  Last week I showed a home here in my community to an English couple...the English part is relevant to you picturing the dry, straight-faced sense of humor the English possess and how it plays here.  Anyway, the gentleman quite seriously looks at me and asks, when I offered to answer any questions they might have about the community, "Are the members of the homeowners' Board here a bunch of fascist pigs?" ^^ Took me a second to gather my wits before I replied, "Well, as President of the Board I can tell you that, while some may say yes, I must deny it."  Without missing a beat, the client drops down on one knee, grabs my hand and kisses it as if I were royalty.  (I could get used to that!! lol) I hadn't before then, you see, mentioned my involvement here in Penn Estates, so he was as taken by surprise by my answer as I was by his question, and I suppose he felt the need for damage control since he might become a neighbor!  We all had a nice chuckle and I then seriously explained the Rules as such:

We do have a lengthy document outlining the regulations of the community but we like to think they are common-sense, good neighbor kind of rules.  Painting your house pink, destroying the natural landscape without a permitted plan, being excessively noisy, not controlling your pets....all these things are addressed in our Rules and are things that protect everyone and their home values.  I don't consider us to be as strict as some communities I've heard of, especially in New Jersey, but there is no denying the existence of prohibitions.

At this point the client explains the townhouse development where they currently live is extremely difficult to deal with, hence the fascist pig question.  I think I was able to put his mind at ease.

What I did not say that is worth mentioning here is that a buyer of a property in a Planned Community (which is what Penn Estates is) in Pennsylvania is legally entitled to copies of all of the governing documents of the Community, along with other things such as insurance certificates, financial statements, etc, explaining everything a potential homeowner should know about the Association they are planning on joining.  This collection of information, referred to as the Certificate of Resale, is provided at some point before the closing of the real estate transaction.  Personally, I prefer potential buyers to have a pretty good idea of what they are in for before they even go to contract, so I usually direct them to the Community Documents link on Penn Estates' website.

Please feel free to share your thoughts and/or questions by clicking on the 'comment' button immediately following this article.

Penn Estates MLS Sales Data 2000 through 2007 - Listings Sold

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

Christmas Tree Sale - Support Our Girls!

Please support the field hockey team by getting your tree from our stand at Stroudsburg High School.  CLICK HERE for more info.

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!

Penn Estates Community Open House

SATURDAY, OCTOBER 20, 2007

12 - 4 PM

Many homes will be available for viewing including these: Click to view listing(s)

Sizes, styles & price ranges for every need! For info & directions, CLICK HERE

Neighborhood Market Update: Penn Estates

Here is a look at the year-to-date statistics as well as a comparison to last year: CLICK TO VIEW

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. 

New Facebook Groups-Join Us!

If you are not familiar with Facebook, you really should check it out.  It is a social utility, similar to MySpace in that you post information about yourself & your interests, but different because it offers many cool applications and unique customization options.  It is becoming a popular tool for business people to promote themselves in a new way, too.  I think they reached 30 million members this month.

So I joined and I am already liking the way it funnels relevent information to you based on the groups you join and the friends you have, and have already found a few cool links and tools  to use on my real estate websites.  For a more thorough explanation of what it's all about, read this article.

I've not found a whole lot of local stuff on the site yet, aside from groups from the local high schools and ESU, but I am hopeful that this is only because I haven't looked hard enough.  To help get this rolling, I have created two new groups (so far!), Pocono Mountains Business Network and Living in Penn Estates, PA.  I invite any of you readers to sign on and join either of these groups if they are relevant to you.  The Business group is intended to be a networking group for local business people to learn, share and refer business to/with each other.  The Penn Estates group is intended for residents of my community to meet, get to know each other and communicate.  I already have lots of ideas for other groups both business related and personal/family ones.  I imagine using this site for planning group trips and all kinds of things!

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

NEWS: Act 1 Soundly Defeated

The voters have seen through to the reality of the school tax situation and have spoken!  A tax shift will not do it and the funding formula for the whole state needs to be re-worked. This is not the solution that the lawmakers want to address because it is not an easy fix, but all of these other 'solutions' are merely bandaids.  I keep thinking back on an editorial I read in the Pocono Record some time ago calling for a true leader to step up and take on this issue, even if it means suing the Legislature...do you think that it will take something so drastic?

Here's the report on the referendums, in case you missed it:

Act 1 tax shift soundly defeated in area districts, across state

Staff and wire reports
May 16, 2007

Pennsylvania voters said “no deal” to lower property taxes in return for higher local income taxes. The Act 1 ballot question asked voters in each school district whether they wanted to shift their taxes, meaning they would increase or impose a new tax on their income in exchange for a reduction in property taxes. The ballot measure failed resoundingly in all four local school districts, with votes against the measure garnering more than two to three times the number of votes in favor.

http://www.poconorecord.com/apps/pbcs.dll/article?AID=/20070516/NEWS/70515017 

Electing Stroudsburg School Board Members

Don't forget, this coming Tuesday, May 15 is election day!  For those of you who haven't seen it, here is a link to Candidate info as found at poconorecord.com.  Below you will find my take on 3 of the candidates, the only three which I have had the opportunity to meet face-to-face.  I wish I had been able to attend the Forum that was held a couple weeks ago to meet more of them, but it didn't work out for me.

So, I will tell you what I found out about these three, and invite any and all readers out there to click the 'comment' button at the bottom of this article and tell us all about your picks and why.  Please limit your comments to 'why I'm voting for so and so' - I have a personal aversion to negative campaigns and I do not wish to encourage any candidate- bashing here.  As a matter of fact, any negative comments will be deleted immediately.  Please educate us on who deserves to be elected, not who should not be elected.

So, as promised, here is my take on some of the candidates:

Rachel Cardelle:  I was very impressed by Rachel's ideas on changing the attitude of the Board and taking a closer look at its relationship with staff and others with whom it interacts.  These ideas reminded me, alot, of issues related to a certain other organization I am involved with, and the idea of infusing new ideas and new blood in to any Board is a great idea, IMHO.  Only after meeting her did I get a chance to read her biography, and I am impressed by what I read.

Richard Pierce:  We really need someone with Richard's construction experience on this Board to keep watch over our money while our schools are expaning or being rebuilt.  Hopefully we can, under Richard's watch, avoid some of the problems we encountered, and are still dealing with, with the last build.  The fact that he has children in the District and that he will be a new member of the Board are big pluses too.

Ray Williams: I like the fact that Ray is an educator and that his number one concern, according to his responses to the newspaper's questions, is the educational welfare of our children.  With all the talk of money and new schools and taxes, it concerns me that this basic idea is not spoken about more often.  Hopefully Ray will keep the Board's eye on the main objective of the District, providing an excellent educational experience to our kids.  And, as much as I like new blood coming in, I think Ray's experience will be valuable to the new Board.   

Adopt a Kitten

Penn Estates' volunteer cat lady, Naomi Gauntlett, has a continuous supply of gorgeous kittens available for adoption.  Here are a couple she has right now.   Please contact her if you are interested...but don't be offended if she asks you alot of questions because she does screen potential adoptors and will only let the kittens go to good homes.  Fees may apply to cover the cost of shots and sterilization.  You can reach Naomi at 570.420.1122 but please only call her on weekends.

Stroudsburg Cheerleading Flower Sale Fund Raiser

If you normally buy flowers every spring, why not buy from the Stroudsburg Cheerleading Association?

School budget cuts make it necessary for the cheerleaders to find alternate methods of replacing their 5 year old uniforms so they have come up with this great flower sale idea! Robin Hightman, PEPOA Board member and volunteer extraordinaire is accepting orders on behalf of her daughter who is in the program.  Proceeds of this sale will also assist the cheerleaders with the cost of going to camp and related expenses. 

You will see a wide variety of flowers sold by the flat for your garden or patio/deck boxes, and hanging baskets:  Download Flowersalepics.doc (813.0K)

Orders should be emailed to msrobin825@yahoo.com by May 4-Download flowerorderform.doc (74.5K) Cash or check payable to Robin Hightman.  Flowers will be in around May 18.

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!

'Annie' playing this weekend...

Update 4/2/07:  What a huge success the play was!  I attended 3 shows and was teary-eyed every time from the joy of seeing those kids up there.  Kudos to both casts and the Director, Mrs. Summers!  And all of the parent volunteers-it was nice working with you!! I posted 2 pictures of my daughter in her roles in the photo album on the right side of this page-I took many more but cannot post the other children as I don't have permission from the parents.........

3/26/07:  My daughter's Drama Club is putting on productions of Annie this weekend...2 showings of Annie and 1 showing of Andy, an adaptation where all the orphans are boys.  Made up of 5th through 7th graders, this promises to be a charming show, and is being held at the Stroudsburg Junior High School on Chipperfield Drive.  Tickets are $3 at the door.

Showtimes:

Annie Saturday, 3/31/07, at 1pm & Sunday, 4/1/07, at 7pm

Andy Saturday, 3/31/07, at 7pm

Real Estate Assistant Needed

Part time or full time position available for detail oriented person with superior communication & computer skills and an interest in the real estate business.  No RE license needed.  Varied duties include lots of email & website work, database management, mailings, scheduling, etc.  Penn Estates resident preferred but not necessary. 

Flexible schedule with some opportunity to work from home, although regular hours in my Stroudsburg office will be required.  Please email me if you are interested with a note detailing your experience and salary requirements. 

Hot Topic #1: School Taxes

I attended the presentation sponsored by my REALTOR(r) Association, 'Fighting for our Fair Share of School Funding', a discussion led by Ron Colwell, former member of the State House of Representatives and education funding expert and lobbyist.  The turnout was not that great considering how often we hear from people who are unhappy with their tax bills, but the presentation was very informative nonetheless.  While it did not present any earth-shattering revelations, or provide any miraculous remedies, it did reinforce alot of things I knew already and drove home the idea that the problem is huge and not going away anytime soon.  Mr. Colwell, over an hour and a half, presented the following main points:

Problem #1:  Education is underfunded in Harrisburg, so, therefore, all the school districts in the State are competing for a too-small piece of the pie.

Problem#2:  The funding formula in PA is easy to explain because it doesn't exist...there is no real mystery in why there are inequities in the distribution of State dollars for schools because there are no guidelines or formulas.  Changes in funding for different districts stopped in 1991, which is when the last hint of a formula was last seen.  So, any changes in a district's number of students or relative wealth has meant nothing as far as funding is concerned.

Problem #3:  The result of #1 & 2 above equates to a $2.5-3B deficit in education funding...that's right, statewide we are BILLIONS of dollars short!  These billions are made up by, you got it, our school taxes.  Where the state, under normal circumstances, should be footing 50% of the bill for an 'average' district, our local districts are getting 23-25% from the state.  So, basically, property owners are footing the bill for Harrisburg's neglect of our schools, first by not budgeting enough for them to begin with and, second by not equalizing the distribution through use of a proper formula.

Granted, this is not really new information-we've known this for a while.  What I learned from Mr. Colwell is something more fundamental and basic...something which we have not heard from our elected officials...which is the honest and brutal truth:  this problem is not going to go away and is not going to be fixed by belt-tightening in Harrisburg, nor by gambling, lotteries, or other such 'gimmicks' (his word!).  The projected revenue from slots will come no where near the $2.5 B that we need per year.  The plain fact is that we here in our beautiful state will need to pay the bill, someway, somehow, and probably generating the needed revenue through some other kind of tax.  No one seems to want to hear that or believe it, but I trust that this is the correct answer as unpleasant as that may be.  Only until we find an equitable way to distribute the costs to all of our residents, will property owners see any relief.

A couple of warnings presented by Mr. Colwell:  do not be fooled or lulled in to a sense well being on this issue by the receipt of a check from the state toward your tax bill, which some seniors might see this year...this 'tax relief' is a temporary fix, a band-aid.  Do not be fooled into thinking your representatives have done their job in Harrisburg because they bring back a check for this project or a grant for that...these 'deals' being cut by our reps. are only a symptom of the bigger problems and should be seen as a distraction from the real issues.  His advice, demand real changes and do not be swayed from the goal, which is true funding for our schools.

Any thoughts?

Further reading:

The Education Policy & Leadership Center

PA Dept. of Education 

Meet Our Neighbor-A Celebrity Lives Among Us!

We in Penn Estates are fortunate to have so many neighbors...there are 6,000+ of us living in the community!  I hope to use this site as a means to introduce us to each other, one neighbor at a time, and would appreciate anyone sending me info on someone you think should be featured here.

For this first introduction, I chose Anthony Stevens-Arroyo, recently 'retired' Professor of Puerto Rican and Latino Studies at Brooklyn College and Distinguished Scholar of the City University of New York, Civil & Human Rights expert, advisor to Jimmy Carter and others, and author of many books and publications.  I am certain that I don't do his credentials justice, but suffice it to say that I am proud to know him and our community is very fortunate to have him serve on our Board of Directors as Board Secretary.  Currently, Tony is trying his hardest to make retirement look terribly exhausting by continuing his work with Latino Groups and other organizations such as PBS.  He is also a panelist to the Washington Post's 'On Faith' blog, an ongoing discussion of religious  issues which cover a surprising variety of topics. See his work HERE.  A quick search of the local newspaper's archives will give you more info on his activities.

Tony lives in Penn Estates with his wife, AnaMaria, herself a Professor and published  author, and their son, Adan, who is scheduled to graduate with a Master's Degree in  May.  You may run in to him at any number of Board meetings or community events, or find him swimming laps at the pool in the summertime.  Regardless, his big smile and friendly manner will welcome your 'hello'.

Sales Data Indicates Rising Prices and Neighborhood Stability

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.