Main Line Real Estate | Jennifer LeBow, Realtor

Helping You Relocate to Philadelphia's Main Line

Phone: (610) 308-5973 // Text: (610) 308-5973 // Email: jen@jenniferlebow.com

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Jennifer LeBow

Answers to Main Line Philadelphia Questions

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Main Line Philadelphia relocation
When you are considering a move to a new area, you’ll have questions about it. Find out what it’s really like to live on the Main Line and where to find answers to even your most specific questions.

Where to find Main Line info, recommendations: the skinny

When you are preparing to move to a new area as well as once you’ve relocated, you will need sources for where to find stuff. Whether it’s a Korean grocery store or a dentist,  plant nursery or painter, you’ll have to learn who to call and where to go. I was fascinated to discover, after asking a relo client what surprised him most about moving to the Main Line. His comment was:

People don’t really use Yelp. Word of mouth culture means you have to dig around a lot more, using a broader variety of sources, to find recommendations and reviews. Facebook groups are the main easy source of local info online. In particular, the main source for babysitters and nannies is a local Facebook group.

I was confused because I can’t imagine trying to use Yelp. Ever. But I’m a native Main Liner! It seems other areas rely on Yelp as it’s non-interactive; it’s just a static list of reviews. You can’t have a conversation in real time with any of the posters. While I realize that not everyone is a Facebook fan (especially the very old and the under 30 crowd), it is an invaluable resource for information relating to the Main Line. Click here for an in-depth article on this topic.  Some of the best pages include: Lower Merion Community Network and Main Line Parent Community. If you’re looking for child care, try Babysitters Club of the Main Line. Another great one is Main Line Mom Squad: Build Your Tribe–Find a Friend. If you want to know about dining options and connect with foodies, try this page.

Why do I recommend joining these Facebook groups?

  1. This method keeps info fresh; if a certain contractor has been recommended in a thread, someone is sure to mention it if it seems he’s no longer responding to messages, for example. When there’s a new tailor and someone recommends her, you’ll know early on, as opposed to only finding out about her after 20 people have reviewed her on Yelp. It’s also a great way to help new small businesses get off the ground. So if you’re a supporter of “buy/shop local”, using these interactive platforms is helpful.
  2. A side benefit of gathering info this way means you are connecting with real humans who are local. These people have the same needs/interests as you, since they are contributing to forums on the topics you are searching. Many times, those connections are the beginning of an acquaintance which might grow into a friendship. I always recommend to my relocating clients that they post their questions about pre-school preferences or who the best veterinarian is. I explain that if they mention where they are moving from, inevitably, people from their area will respond and that those people often turn out to be people to at least have a cup of coffee with once they arrive. Again, it’s all about making a connection and feeling like there’s someone who shares some common background. It’s like going to a new school where you already know someone–it makes everything a lot easier prior to as well as after arrival. 

If you are relocating to the Philadelphia/Main Line area, please go to my blog page and search for posts using the relocation tag. Contact me to discuss your Philadelphia area relocation! jen@jenniferlebow.com/610 308-5973

Main Line Philadelphia flora and fauna

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Main Line relocation
The landscape and topography of a place has a big impact on what it’s like to live there. On the Main Line, we consider ourselves fortunate in that department.

A different landscape

When you move to a new area, everything is new. Possibly a job, definitely a home, schools, neighbors, dentists, electricians–almost everything. One of the most pervasive differences, though, is the physical landscape. Imagine coming from a place like Phoenix and moving to the Main Line. Arizona is a desert. It’s hot (no snow!) and dry (we have rain and plenty of summer humidity!). Few trees and even less grass grows naturally in Arizona. Conversely, we have an incredibly lush backdrop and a very different climate. The view from the window of the house as well as from the car is very different.

Lots of trees

Even though we are just outside of a major city, we have a surprising amount of undeveloped natural surroundings. People often remark on how many large, mature trees we have. Perennial plantings are common on properties and most people enjoy front and back lawns as well. I always ask my relocating clients what they have found most unexpected about moving to the area. Recently, I received these responses (verbatim):

We essentially live in a forest

Lots of really lovely spring and summer flowering trees, lots of nature trails and gardens, more than we expected

The number of fox, deer, rabbits, and raccoons that frequent my yard

How much undeveloped land there is, tons of parks, trails

Enjoying nature as an activity

There are plenty of opportunities to enjoy the natural landscape in the form of walking/hiking trails, arboreta, gardens and state parks, as well as smaller municipal parks. A few of the most accessible trails are converted from abandoned train lines and include the Radnor Trail and the Chester Valley Trail. The much shorter Cynwyd Heritage Trail belongs to this group as well. Idlewild in Gladwyne is also lovely and a donation from an individual family. The Schulykill River Trail runs from south of the Art Museum all the way out to Valley Forge and is popular among bikers and runners. The Haverford College Nature Trail, generously open to public (and their 4-legged, leashed friends) is also a favorite destination in the heart of the Main Line.

Of course, if you’re looking for more of a day hike, Valley Forge National Park and Ridley Creek State Park, to name a few, are close by. Ockehocking Nature Preserve is also a wonderful outdoor space. No discussion of outdoor activities in the Philadelphia area would be complete without a mention of Fairmount Park, which is a treasured resource. The park is comprised of over 2.000 (not completely contiguous) acres. For a map showing many of the different destinations and activities available, click here and here.

If you like to roam around an arboretum for an afternoon, we have you covered! There’s Tyler, Morris, Jenkins and more! If more manicured gardens are more your style, the Main Line won’t disappoint. You owe it to yourself to visit both Longwood Gardens, recognized as one of the premier gardens in the country, as well as the more organic and incredibly charming Chanticleer in Wayne.

Landscape in daily life

The topography and naturally occurring fauna even pervade daily life. Again, in response to my question about what most surprised them in moving to the region, various clients said

the number of “living fences” (bushes in a row)

sweet gum balls that fall all over our street

You’ll notice the windy and often narrow roads which follow the contours of rivers and streams. Speaking of streams, in Lower Merion, there are a couple of places where the roadbed goes directly through Mill Creek. That’s right, you drive through the creek as if that were a perfectly normal part of the road. Then there’s the overhanging rock in Upper Merion right near the expressway entrance. It’s a landmark that everyone recognizes solely by that description.

Seasons on the Main Line

Due to a gift from the Japanese government many years ago (and supplemented by the city and townships since) we are surrounded by ornamental cherry trees which explode every spring in gorgeous pink flowers. Summer is lush and green. Certain streets with a lot of mature trees form a canopy of shade that feels like a tunnel. Fall on the Main Line is no disappointment either as our climate lends itself to fiery, brightly colored autumn leaves. Winter, too, is beautiful here. When it snows, it is picturesque, especially along the waterways and against the backdrop of the old stone houses that are typical of the area. (One client said he was surprised by how long it’s cold here but he was coming from California; it’s all relative!) 

Most people tell me they are enchanted by the greenery and the number of beautiful trees. Natives as well as transplants seem to agree that the natural surroundings are one of the best features of the Main Line. Conservancy is alive and well here, so rest assured that these green spaces will remain intact.

Looking for more ways to enjoy the outdoors?

Great hikes near Philadelphia

Outdoor activities with kids in and around Philadelphia

Philadelphia area gardens and arboreta

If you are relocating to the Philadelphia/Main Line area, please go to my blog page and search for posts using the relocation tag. Contact me to discuss your Philadelphia area relocation! jen@jenniferlebow.com/610 308-5973

Baked Brie recipe

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Recipe for baked brie
This easy recipe always impresses guests!

Jen LeBow’s Baked Brie en croute

Preheat your oven to 350°

Thaw one square sheet of frozen puff pastry.

Place an 8-12 oz wheel of Brie in the center of the square. Slather the top with raspberry jam. Sprinkle sliced almonds on top. Starting with the corners of the pastry sheet, fold it up so the Brie is totally encased in pasty. Bake on a baking sheet for 30 minutes.

Serve with apple slices and crusty French bread slices or crackers.

Going to school on the Main Line: a primer

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School on Philadelphia's Main Line
Relocating to the Main Line? Find out about public school district boundaries, who goes where, how they get there and other important information.

There are kids who get to school in some dangerous and remarkable ways. (To see what I mean, click here!) Don’t worry; the Main Line doesn’t require anything quite so extreme. Other than foot, bicycle, scooter, skateboard, bus and car, (and maybe the odd pogo stick, here and there), there is no need to get wildly creative as far as transportation methods. Before determining how your child will travel to and from school, though, you’ll want to be sure to understand which school he or she will attend.

How do I know which district a specific house is in?

If you are planning to take advantage of the Main Line’s very highly rated public schools, you ‘ll need to understand which school is associated with a given address. Our school district boundaries are different here than in most areas. In many places, the town you live in dictates the school you attend. Here, it is the township. And several towns straddle multiple townships. For example, a Bryn Mawr address could mean either Lower Merion SD, Haverford SD or Radnor SD. Similarly, while one home in Wayne could be districted to T-E SD (Tredyffrin-Easttown), others would be attached to Radnor SD or Upper Merion SD. For more information, click here to see two different school boundary maps (one of which is interactive). To learn about the different school districts, scroll down past the maps for more information and links. For a more detailed post about the boundaries, please click here. For another slant on this topic click here. Learn what factors are important when evaluating school districts ahead of a relocation. Finally, if you’re ready to get into the nitty-gritty of choosing a school in this area, click here.

Do I have a choice?

People often ask which Main Line school within my district will my children attend and do I have a choice? Each district has a school district boundary map which should allow you to see which addresses are districted to which schools. While, if the school you are districted to is overenrolled, you will be assigned a different one, it happens very rarely. Beyond that, you generally don’t have a choice to go to a school other than the one you are districted to. 

If you live in Lower Merion SD, however, there are some exceptions: if your property is districted to Harriton High School, but in the walk zone for Lower Merion High School, you have a choice of either high school. Also, Harriton is an option for all Lower Merion School District students. An important change to note if you are in Lower Merion SD: As of September 2022, there will be a new middle school, and to ease crowding, the 6 elementary schools will now only go to 4th grade. Middle will be 5-8. To find out what school your address is districted to, click here: https://www.lmsd.org/departments/operations/transportation/maps]

How will my kids get to school?

As I mentioned at the beginning of this post, your child won’t have to climb rope ladders or scale steep cliffs in order to arrive at school. Many parents ask: Will my children be bused? I get this question often as, it seems, in other areas, busing is not always offered. In most local districts, if the school is under a mile away (¾ of a mile for elementary students) AND there are sidewalks the entire journey (very rare), busing is not available. However, because it is unusual to have a continuous, safe path with sidewalks for more than half a mile or so in most places on the Main Line, the majority of kids are bused. If your location does not allow for busing, you can drive your child or walking/bicycling may be an option. A second, unusual perk of our busing system is that even students attending private schools are eligible for free busing by the school district. These children often transfer at a central location, but they do qualify for busing.

So many school choices

The decision of where to send your child to school is one most parents take very seriously. The Main Line has very highly rated public schools as well as an incredible number of private schools with different focuses. There are schools that specialize in supporting students with auditory processing struggles, students who are gifted and students who need smaller class sizes to succeed. There are single-sex schools, schools that strongly emphasize the arts and schools that focus on community service. So there is still research to be done and choices to be made. However, I hope that some of the logistical questions about school on the Main Line have been answered above.

If you are relocating to the Philadelphia/Main Line area, please go to my blog page and search for posts using the relocation tag. Contact me to discuss your Philadelphia area relocation! jen@jenniferlebow.com/610 308-5973

Home buyers deciding not to buy

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Should home buyers not buy?
In this market, many people who were planning to buy homes are changing course. Find out why and what other options there are.

There’s no way to avoid the fact that it’s a hard time to buy a home. Prices are high, but, more challenging is the level of competition for the limited number of properties available. With multiple over-asking bids in most cases, many buyers are discouraged. Several of my buyers have suggested just “waiting until the market balances out and it’s not so competitive”. While I understand that sentiment, my response is always, “Ok, what are your other options?”

While some decisions can be tabled temporarily or even long term, securing housing is rarely one of them. My advice to my buyers is intended to help them identify what housing choices they have, if they choose not to buy.

  1. Stay where we are. This may be a totally viable option and, if it is, deserves strong consideration. If you cannot work remotely and need to move for a job, or your lease is ending and you can’t renew, for example, you may not be able to stay.
  2. Rent–what’s available? This is one I hear a lot. And it’s not a bad idea….unless there are no rentals available that meet your basic requirements. Pets, for example, can be an issue. If you have a large family and can’t find an apartment that can accommodate you, you may well discover that there are very few single family homes available. If you have children in public school, moving into a rental in another school district will necessitate a change in school. The other thing to keep in mind about renting is the cost. Just as housing prices have soared the last couple of years, residential rents, on average in this country have increased year on year by 22%, which followed a year of similar increases. That steep hike means that the monthly cost of renting may be more than what a would-be-buyer-turned-renter can afford. Additionally, you should carefully consider the total amount of dollars in rent that will no longer be available to use toward a down payment or closing costs if it is spent on rent.
  3. Stay with family or friends. This choice falls under the category “If you’re lucky enough to have this option”, think about it. Clearly, deciding to move in with people you love can be a mixed bag; wearing out your welcome or trying to manage different habitation styles can put a strain on relationships. Additionally, there may be some monetary contribution as food, utilities and other costs will increase for your host.

Again, this housing market is not for the faint of heart (or weak of finances). It’s perfectly understandable that some buyers would not have the stomach or ability to compete in it. However, deciding you don’t want to pursue a purchase means you have to do something else to be sure you have a place to live. While buying may not be a lot of fun, it may still be the best choice. You can’t make a choice in a vacuum–instead of couching it as “I don’t want to buy right now”, reframe it as a question: “If I don’t buy, now, what will I do for housing?” Then you will be making a decision from an informed position.

How pre-approvals can hurt home buyers

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A pre-approval can be a negative
Sellers have so many offers to choose from these days, they seldom consider any with mortgage contingencies.

Pre-approvals

The newest barrier to prospective home buyers highlights just how competitive the market has become. In the past, the very first step in the home buying process was to get pre-approved for a mortgage. That way, not only would you know what you could qualify for (so you would be looking in the appropriate price range), but that piece of paper would demonstrate to the seller that you were a strong buyer. Of course, the more money you were putting down, the better. Sellers preferred people with 80% loans to those with 90% or 95% loans. However, buyer agents were always pleased when their clients provided a pre-approval letter.

Now, we groan when we see that letter. Why? Because offers that are contingent on mortgages are rarely being accepted! There is so much competition for the few listings available, that the people who have the ability to submit non-contingent offers are winning the bids.

Why don’t sellers want mortgage contingencies?

To understand why sellers prefer cash offers (those not contingent on a loan), here’s a brief explanation: When a buyer’s offer is contingent on a mortgage, he has the ability to terminate the contract and get his deposit money back in three ways.

  1. The first is if the property appraises for less than the agreed-to purchase price. That appraisal doesn’t usually come in until about three weeks after the contract has been signed. So the property has been off the market for a while and, if the deal falls through, the seller has lost valuable time.
  2. If the best interest rate available to the buyer at the time of closing exceeds the maximum rate designated in the mortgage section of the contract, the buyer can terminate.
  3. If, for some reason, once the lender does its due diligence (which occurs after the contract is signed) and determines that the buyer does not actually qualify for the loan, the buyer can terminate.

Conversely, if the purchase is not contingent on a loan, the buyer cannot terminate for any of the reasons above. While this preference has always held true, non-contingent offers have historically been the exception, not the rule.

Today’s landscape

Currently, though, non-contingent offers are virtually the only ones that are being accepted, at least in my market. When I say “non-contingent”, I don’t only mean not contingent on financing, but also not contingent on any inspections! Waiving inspections is a choice that every buyer can make, but the ability to waive the mortgage contingency is not. Buyers who cannot demonstrate that they have the money to make the purchase in cash are unable to compete for the limited inventory.

When will things change?

I am asked this question several times a week. I wish I knew the answer. To see a shift, we will need additional listings and/or  a dwindling of the number of buyers who can write offers that are not contingent on financing. Meanwhile, the big question is what will the buyers who are being shut out of the market do? Rentals are scarce as it is; but my (unpleasant) prediction is that the rental market will become even tighter and more expensive due to the same supply and demand issue. Sellers are riding high at the moment, but I, for one, am hoping for a more balanced market in the near future. Only time will tell….

 

Jen LeBow’s Shortbread Cookies

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Jen LeBow's shortbread cookies
The secret to shortbread is not to overcomplicate it. Butter, sugar and flour is all you need.

Jen LeBow’s Shortbread Cookies

These take some time, because you need to figure in the hour of refrigeration, but they are worth it!

 

Combine:

2 sticks + 2 T softened butter

3/8 cup sugar

3/8 cup brown sugar

Add and combine: 2 ¾ cups flour

Shape into 3 square logs.

Sprinkle raw sugar on wax paper. Place one log at a time on the wax paper and roll log so all 4 sides are coated with raw sugar.

Wrap the logs tightly in plastic and refrigerate 1 hour.

Preheat to 350°

Remove from refrigerator and slice into ¼” thick squares. Lay flat on cookie sheet.

Bake 22 minutes.

Choosing a Main Line REALTOR©

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Relocating to the Main Line
If you’re considering moving to the Main Line, here’s what you need to know in order to choose a Realtor.

What to look for in a Realtor©

There are specific skills and abilities that any good buyer’s agent should possess. Knowledge of the local marketplace, experience and strong negotiation skills are some of the obvious ones.

If your agent is not familiar with the neighborhoods you are considering, he or she is less likely to be able to answer your questions or understand the nuances of value there. Furthermore, you will probably not receive much “insider intel” which can often be important. For example, if a new development around the corner is planned, the construction and traffic associated with it could significantly affect you and the value of property in that area.  Or what if the school district boundaries are under review and may soon change? If your agent is not familiar with the neighborhood, you could be at a major disadvantage as a buyer, not being armed with as much information as possible.

If your agent is inexperienced, while it might not negatively affect you, it very well could. Your agent’s ability to write a very strong offer, know what questions to ask (and whom to ask) and knowing the ins and outs of these complicated transactions can be crucial. Being able to craft a strong offer, which sometimes requires creativity, is a requirement. While it can be hard to determine, do your best to confirm that your agent has been around the block a time or two.

The most difficult characteristic for a consumer to gauge is how strong a negotiator an agent is. The best method, in my opinion, is to ask if you can speak to past clients. Conversations with them can also shed some light on other qualities that matter like how attentive an agent is, how successfully he or she identified properties that were of interest to the buyer and generally what kind of personality he or she has. For more on how to choose an agent, click here.

I’m moving to Philadelphia’s Main Line suburbs.

What do I need to look for in a real estate agent?

While certain attributes in a real estate agent are universally sought, your Main Line Realtor© buyer’s agent needs to go a few steps further.

1. Provide lightning fast responsiveness

In this market, properties that are listed on the Main Line are lasting an average of around 17 days (with many going in a day or two) before they are snapped up. If your agent doesn’t send you new potential matches within a few hours of their being listed, that’s a red flag. Additionally, if your agent is not responsive to your tour requests or questions about any properties, you are not receiving the service you deserve or need to win a house in this market. Final word on this subject: responses shouldn’t be vague–your agent may need to contact the listing agent or the township in order to provide a definitive answer to your questions. Don’t tolerate laziness in your agent; it will hurt your chances of securing a home.

2. Use technology

Your agent should use the technology available to search for, send you and engage in discussion about properties. He or she should provide active listings as well as information on sold properties, which helps assess value. If you are trying to buy from out of town, your agent needs to be comfortable Facetiming/Zooming and/or taking video for you to remotely tour you through houses. Similarly, paperwork that needs to be signed or sent should be easily done with on line signatures, etc. There are so many great tools out there, designed to enhance the buyer experience that if you don’t believe an agent is taking full advantage of them, that person might not be best equipped to help you.

3. Introduce you to the towns of the Main Line

As a relocation specialist, I figured out years ago that there was very little useful information available about the Main Line towns and their specific personalities. I was frequently fielding questions from frustrated long-distance buyers asking questions like, “What’s the difference between Wynnewood and Bryn Mawr and Berwyn?” and “What is the vibe like in Wayne?” So I decided to fill that void, by creating the Main Line Neighborhood Guide. To my knowledge, there is no other compendium of information like it. As a result, no other agent will be able to provide that specific resource, but if you are trying to understand the difference between the many Main Line towns, be sure to ask whichever agent you are considering for a description/summary.

4. Explain the buying process

The buying process varies from state to state, even if much of it is similar. For example, NJ has something called attorney review and a contract is not final until that step has been made. That is not the way it works in PA. We don’t need attorneys for real estate transactions. Another important piece of information: closing costs, which are not financeable, are high in PA. Depending on exactly where you purchase, they usually run roughly 4-5% of the purchase price. And that’s cash. It’s also good to know what to expect as far as how inspections work, when deposits are due, what enable a buyer to terminate without penalty, etc. Ask any agent you are interviewing to summarize the buying process for you. For a complete overview, in both written and video formats, click here.

5. Explain school district boundaries

Having been born and raised here, it took me a few years of working with relocating buyers to understand that the way our school district boundaries work is not like how they work in most other places. In most areas, if you live in a particular town, you are districted to that town’s schools. Simple. Not here. Here, the township, not the town, is what determines school district. While certain towns do lie completely within one school district, others, like Haverford, Bryn Mawr, Villanova, Wayne and Malvern, among others, do not. Portions of each of those towns are districted to one school district while other sections are districted to another. For more on this topic, click here, here and here for an interactive school boundary map.

6. Discuss the relationship of township, taxes and school districts

As I mentioned above, school district is tied directly to township. Similarly, the tax rate is tied directly to the township. Some townships, like Radnor, tend to have higher taxes than other, like Tredyffrin-Easttown (don’t worry about pronouncing it; everyone just refers to it as T-E). Additionally, a few townships have higher transfer tax, which doesn’t affect your annual tax bill, but does increase your closing costs. It is important to understand how school district, township and taxes relate to each other as your search parameters may need to reflect your preferences. For more on taxes, click here.

7. Educate you about local idiosyncracies

There are unique local customs and issues in every area. The Main Line is no exception.

Ever heard of knob and tube wiring?

Do you know what radon is?

Do you understand why stucco can have “issues” here?

Would you have asked whether a basement got wet or might that not have occurred to you?

Looking to add a pool or independent dwelling unit?–our impervious surface allowances (and other zoning laws) may thwart that plan.

Are you familiar with oil heat? Or radiators?

Do you think a septic system means you have raw sewage in your yard?

Above are just a few examples of the hyper-local specifics that your agent needs to understand in order to best serve you. Ask “what questions should I be asking” and inquire about some of the more common idiosyncracies that tend to surprise buyers coming from other areas.

One more thing…

One important feature of an agent I didn’t mention above, but which is key, is feeling a connection. You don’t have to be best friends, but you do want to feel like your agent “gets” you and what you’re looking for. Remember that you’re going to be spending a lot of time with this agent and the process of looking for a home is the penultimate personal experience–your individual preferences, budget and situation are unique. Be sure to choose to work with someone with whom you are comfortable being yourself and communicating with easily and honestly.

If you are relocating to the Philadelphia/Main Line area, please go to my blog page and search for posts using the relocation tag. Contact me to discuss your Philadelphia area relocation! jen@jenniferlebow.com/610 308-5973

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