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Helping You Relocate to Philadelphia's Main Line

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Jennifer LeBow

Philadelphia’s Italian Market Festival

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Philadelphia Relocation Italian Market
For a truly unique Philadelphia experience, try the Italian Market Festival this May.

What is the Italian Market?

You can’t live in or near Philadelphia long without knowing about the Italian Market. It is a collection of store fronts, mostly selling food (meat, cheese, pasta, charcuterie, pastries, etc.). These businesses are owned by Italian-Americans, whose families have long lived in this area of the city. With produce buskers lining the sidewalks and a decidedly down to earth vibe, you won’t see elegant store design and flashy, trendy window displays. Nope. This is gritty, real shopkeepers who don’t need smoke and mirrors to lure you in–their patrons come because of the quality of their products.

Why is there an Italian Market Festival?

I’ve said it before and I’ll say it again: Philadelphia has a lot of “firsts” and “oldests”. The beloved Italian Market in South Philly is one of the best. What does that mean? That the purveyors of food (like DiBruno’s, Tallutto’s, Esposito’s, Isgro’s and Claudio’s) and other retail items (Fante’s, my favorite store of all time) are dependably knowledgeable about their products and only carry high quality items. They may not be in fancy packaging, but your purchases will be best in class. So….because it is not only historic, but genuinely the pinnacle of quality as well as Italian pride, we celebrate with the Italian Market Festival every May.

What Happens at the Festival?

Other than the usual (shops open for business), the festival features the quintessentially Italian Procession of Saints, live music, arts and crafts, plenty of food tasting opportunities and the obligatory grease pole climbing competition. (As an aside, to understand the tradition of climbing greased poles in Philadelphia, which made headlines when the Eagles won the 2018 Super Bowl, click here.) Another traditional Philadelphia event sponsored by the festival is the Johnny Marzano Halfball Tournament. Halfball is a simplified version of baseball, to be played in limited space. Marzano grew up in South Philly playing it and this tournament is a nod to the major leaguer’s love of his roots.

Philadelphia Children’s Festival

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A 34-year old tradition, this festival, sponsored by the Annenberg Center, exposes kids to performance art.
A 34-year old tradition, this festival, sponsored by the Annenberg Center, exposes kids to performance art.

Every spring, the Philadelphia Children’s Festival comes to Penn’s Annenberg Center. While face painting, games and food trucks are available on the plaza, the thrust of the festival is exposing kids to performance art. Jugglers, dancers and mimes are common participants. Inside, on the Annenberg’s stages, child-centric theater and other performances rotate throughout the festival. This year, the Polobolus dancers will be offering a workshop with kids interpreting the book “Giraffes Can Dance” through movement. There will be a play entirely performed by shadows created by the stage set and actors. Air Play, another entirely original act, harnesses air flow and gravity to put on what looks like a fascinating show. Lots of other theater and musical events are happening, as well. This event runs May 2-4, so order tickets asap! For more information, click here.

Longwood Gardens

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Longwood Gardens is considered the finest botanical garden in the country and it deserves the title.
Longwood Gardens is considered the finest botanical garden in the country and it deserves the title.

What is Longwood Gardens?

Longwood Gardens is a Philadelphia area attraction that isn’t just for tourists. It offers an unparalleled horticultural experience and is considered one of the best gardens in the world. It is routinely ranked first in the United States. With over 1,000 acres, over four acres of heated greenhouses and over 4600 distinct plant species, there is always something unique to see, any time of year. Throw in their famous fountains and you’ll understand why Longwood is the gold standard of gardens.

What is Longwood Garden’s History and Mission?

Founded by the DuPont family, Longwood has a long history of sponsoring cultural events against the backdrop of the fabulous landscape. The facility even owns a rare, concert-quality pipe organ. If you are looking for musical performances, there are several, especially during their summer series. You can also take advantage of educational programs, spotlight talks, birding hikes and themed tours.

Special Exhibits and Events at Longwood

Annual highlights include the late winter Orchid Extravaganza and a Longwood Christmas. The Christmas extravaganza features over half a million lights, several fire pits and strolling carolers. During the summer, visit Longwood and experience the unbelievable Illuminated Fountain show, “as water in all shapes, sizes, and heights combines with music and infinite colors” delights you in a 30-minute performance. The July 4th show, complete with fireworks, isn’t too shabby either. To plan your visit, check out the different gardens and what is in bloom at that time.

Great Hikes Near Philadelphia

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Philadelphia Main Line Relocation
Are you looking for a great spot for a nature walk or more challenging hike? The Philadelphia area offers lots of choices.

Where to take a great hike near Philadelphia

Take a hike? Don’t mind if I do! Depending on your ability, time frame and willingness to travel, there are a variety of different places in the Philadelphia area to go walking. Some are a few hours away and are probably overnight trips. Some others may be about an hour’s drive and there are plenty within 30 minutes of the city. If you’re looking for more of a mountain hike, you’ll need to travel a bit. If you enjoy a packed dirt path under a tree canopy, you won’t have to look further than Fairmount Park.

A hike for everyone

If you are not an experienced hiker and aren’t sure just what you’re looking for, I’d start with this list. Easy, paved and very close to Philadelphia, the Manayunk Towpath is part of the Schuylkill River Trail, which stretches all the way out past Phoenixville. You’ll see old textile mills and canal locks and won’t be climbing rocks or bushwacking trees. If you are looking for a more “in the woods” kind of hike, try Ridley Creek State Park, less than 20 miles from Center City. This serene spot also offers good trout fishing and you’ll see horse back riders, cyclists and even cross county skiers. Of course, Valley Forge Park is a wonderful option if you’d like fairly easy walking with a large dose of history sprinkled in. With picnic benches and easy parking, families often use this park to take a walk, fly kites and have some lunch.

Hikes with waterfalls

Are you specifically looking for a hike featuring a waterfall? Not only are they beautiful, but they cool the air around them and the sound they produce changes from white noise to thundering the closer you are. They are a sort of feast for the senses. Moving water tends to discourage flying insects, too. If you would like to plan a Philadelphia area nature walk that includes a waterfall, here’s a great list. For the most bang for your buck (or the most waterfalls for your miles), I’d recommend the Falls Trail at Ricketts Glen State Park. It’s a rigorous trail and only for experienced hikers but rewards the effort with 21 waterfalls. Be sure to wear slip-proof shoes as all those waterfalls make for potentially slippery conditions. If you want a short hike (though steep, and not easy!) but one with lots of waterfalls, try this two-mile trail in Jim Thorpe.

Hikes with terrific views

Maybe you love walking through the woods or up mountains or along meandering trails, but only if you find a wonderful view at the end. If you need the promise of a fabulous vista to provide the motivation to walk, these destinations will not disappoint. Not for the faint of heart, the Delaware Water Gap’s Mt. Tammany trail offers a sweeping view of the mountain. In the fall with the the trees ablaze with color, it’s hard to beat. For a much easier, closer to Philadelphia and very different kind of walk, try John Heinz National Wildlife Refuge. Located near the airport, it’s not only easy to reach, but is centered around Tinicum Marsh. The water attracts birds and other wildlife and the fairly level trail means you can focus more on your surroundings than your footing.

 

Neighborhood in a Nutshell: Merion Station

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Philadelphia Main Line Relocation Merion
Moving to Philadelphia’s Main Line, but not sure which neighborhoods to consider? Find out if Merion Station would be a good fit!

Neighborhood in a Nutshell: Merion Station

General Vibe

Merion Station is extremely convenient to center city Philadelphia, but it definitely feels suburban.   There’s a good mix of newer people and more established home owners who have lived here for a long time. You’ll find some shopping and dining (think deli) along Montgomery Avenue, a train station, and lots of beautiful old stone homes on tree-lined streets. Merion is extremely desirable for people looking to be out of the city in a true community, but not in the “boondocks”.

Note: along the Main Line, the moniker “Merion” is used in several different combinations. if you find you are confused, here’s a short primer: Lower Merion is the name of a township and the school district that is entirely contained within that township. Merion Station is the name of a town, but it is also often referred to simply as Merion. This town is located within Lower Merion Township. Upper Merion is a separate township and has its own school district and is northwest of Lower Merion.

Housing

Like the neighboring town of Bala Cywnyd, Merion has some beautiful old stone row homes and some twins. Most of the houses, though are single family stone colonials. There are several “estate blocks” with mansions that were the old country estates of wealthy Philadelphians. The Merion Park section is the epitome of neighborhood communities. With modest sized homes on fairly small lots, Halloween in Merion Park is epic and General Wayne Park is heavily used and enjoyed. Near the train station,there are homes that fall somewhere in between on the continuum–not as large and expensive as the estate homes, but larger and more expensive than the smallest, most modest properties in Merion.

Fan Favorite

The Merion Botanical Gardens. This park (complete with sign admonishing visitors to protect the beautiful surroundings) has a sweet little creek running through it, lots of trees and is a great place for a picnic. It’s an ideal place for picture-taking (think yearbook or engagement photos) in the fall because the leaves are stunning.

Don’t Miss

The Merion Tribute House. This gorgeous stone building on landscaped grounds right in Merion was built as a tribute to the 81 Merion men who fought in WW1. It was also intended to serve as a community center and play space for children. The Arts and Crafts structure used local stone and the leaded stain glass windows lend grace and beauty to this wonderful public resource. Many people rent it out now for weddings or other parties. It is truly a beautiful tribute.

Best Kept Secret

Merion’s post office. Believe it or not, it is known to few but heavily favored by those who are aware of it. It is housed in a charming old building adjacent to the Merion train station, almost tucked beneath it. Because it’s not well-known, it is the best choice if you don’t like to wait in line at the post office, especially during December when mailing letters and packages becomes a competitive sport!

Fun Fact

For reasons that my research has yet to unveil, Merion Rd. has several very old sections which are made of brick. Those of us who live here tend to not even notice it, but out-of-towners always remark on it and ask why it’s brick. Again, the only answers are that it was originally built that way and, for whatever reason, when it was paved, certain sections were left as brick. It’s a bumpy ride and particularly treacherous in snow, but quite charming!

 

Read more about Merion Station here, and for a more in-depth summary with pictures, click here. You might also want to see what Wikipedia has to say.

If you are curious about other Main Line towns and neighborhoods, please take a look at my Main Line Neighborhood Guide.

Please contact me for more information at 610 308-5973 or jen@jenniferlebow.com.

If you are relocating to the Philadelphia/Main Line area, please go to my relocation tab.  If you’d like to and read other blog entries related to relocation, please scroll down a couple of lines and click on RELOCATION (to the right of FILED UNDER). Thanks!

 

 

Neighborhood in a Nutshell: Bala Cynwyd

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Philadelphia Main Line Relocation
Considering a move to the Philadelphia area? Find out if Bala Cynwyd would be a good place to buy a house!

Neighborhood in a Nutshell: Bala Cynwyd

General Vibe

Bala Cynwyd definitely has a “we live close to the city” feel in that, while suburban, it’s a little less staid than some of the other communities. There are several distinct  neighborhoods at all points along the price continuum a pretty wide array of people. Bala Cynwyd is one of the more diverse communities when it comes to age, ethnicity, nationality, religion, education, and type of employment (many professionals, but people in trades and everywhere in between as well). It has fairly clearly delineated neighborhoods, and each one has its own flavor. Residents of Bala Cynwyd like the quick access to the city are usually more interested in being able to get back and forth to work and get their kids to soccer practice than in suburban intrigue.

Housing

Bala Cynwyd has a wide variety of housing, especially for its size. Belmont Hills and the area close to City Ave. offer more affordable twin/row homes. There are a few split levels and a handful of ranches, but most of the single family homes are stone colonials. There are some newer homes, like the ones in Minfford, though most of the area is older. Across the board in Bala Cynwyd, property size is usually under ½ an acre. This town also has several new luxury apartment buildings.

Fan Favorite

The Cynwyd Trail, an abandoned spur of one of the old train lines, has been turned into a paved walking/biking trail that is much loved and used by residents. One branch of the trail allows for walking over the Schuylkill River into Manayunk, a part of the city with lots of restaurants—it’s a great way to go for dinner in the summer and walk back afterward.

Don’t Miss

The Christmas lights in Belmont Hills. This neighborhood tends to be one of the best decorated areas during the holidays.

Best Kept Secret

Bala Cynwyd is home to its own train line (the Cynwyd line) that only runs on weekdays, and operates roughly six trips a day and terminates at the aforementioned Cynwyd Trail. This line is separate from the Paoli-Thorndale line, which is what all other Main Line riders use. While it doesn’t allow for much flexibility, it’s a great option for locals who can commute within the confines of the schedule.

Fun Fact

Bala Cynwyd used to be known as Academyville, due to the location of the Lower Merion Academy. This building, built in 1813, was the original school for the (at that time) rural population of Lower Merion. The original Cynwyd Elementary school was built in 1914 and the Bala Cynwyd Middle School in 1937 on the same property; the original school building is still used by the district as an administrative building.

 

Read more about Bala Cynwyd here, and for a more in-depth summary with pictures, click here. You might also want to see what Wikipedia has to say.

If you are curious about other Main Line towns and neighborhoods, please take a look at my Main Line Neighborhood Guide.

Please contact me for more information at 610 308-5973 or jen@jenniferlebow.com.

If you are relocating to the Philadelphia/Main Line area, please go to my relocation tab.  If you’d like to and read other blog entries related to relocation, please scroll down a couple of lines and click on RELOCATION (to the right of FILED UNDER). Thanks!

Neighborhood in a Nutshell: Ardmore

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Philadelphia Main Line Relocation
Should you look for a house in Ardmore? Find out what the area is like and if it would be a good fit.

Neighborhood in a Nutshell: Ardmore

Ardmore General Vibe

Ardmore is home to a great cross section of people and has an eclectic feel that reflects that variety. There are older people, young people, families, couples and single people, professionals as well as people in the trades—you get the picture. This Main Line town has some expensive as well as some inexpensive homes and, truly, everything along the continuum. Much of Ardmore life is centered along the restaurant and retail areas between Montgomery and Lancaster Avenue. Suburban Square shopping, including an Apple store, Trader Joe’s and the terrific farmers market. Plenty of eateries and specialty shops and services are also found here, clustered right around the train station (another draw to Ardmore). It’s a vibrant community with a strong business coalition which sponsors First Friday and the Main Line Bike Race.

Ardmore Housing

North side neighborhoods tend to be older stone homes on very private, heavily treed streets. Some of the south side streets are twins or rowhomes and affordable by Main Line standards. The Delaware County portion of Ardmore has some lovely homes, particularly those surrounding the famed Merion Golf Club. Ardmore Park has some modest Dutch colonials and similar styles in both twins and single family homes.

Ardmore Fan Favorite

Tired Hands Brewery.  This fairly new establishment already has an extremely loyal following. It is a restaurant and brewery with a focus on hyper-local beers. When they schedule a release of a new brew, the line at the door to try it out can be daunting!

Ardmore Don’t Miss

Ardmore Oktoberfest and Fall Festival. This annual event is a great seasonal activity and includes a moon bounce and face painting for the kids as well as plenty of beer tasting for the older set!

Ardmore’s Best Kept Secret

Ardmore Music Hall. This institution (having undergone a few name changes, but in existence since 1980) is a wonderful place to enjoy music in a very homey environment. The building itself is inviting and lots of locals have stories about performances they attended there in the past.

Ardmore Fun Fact

The Pont Reading House is recognized as one of the best preserved examples of early American architecture. Originally built as far back as 1623, but existing in its current form since 1813, it was the home of Joshua Humphreys, nicknamed “father of the American Navy”. He owned a shipyard in Philadelphia and is said to have discussed plans for ships with George Washington in the library of his Pont Reading house.

Read more about Ardmore here, and for a more in-depth summary with pictures, click here. You might also want to see what Wikipedia has to say.

If you are curious about other Main Line towns and neighborhoods, please take a look at my Main Line Neighborhood Guide.

Please contact me for more information at 610 308-5973 or jen@jenniferlebow.com.

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

What PA Home Buyers Need to Know About Taxes

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Philadelphia Main Line Relocation
What to know about taxes on Philadelphia’s Main Line

If you are considering a home purchase in the greater Philadelphia area, there a few things you should know about taxes. As a relocation realtor, I am frequently asked about property taxes on the Main Line as well as in the city. The most common questions are:

Q: Do areas with higher taxes have better schools?

A: While that is the case in many areas, it is not here. The taxes in no way predict the ranking of the school district. On the Main Line and in surrounding suburbs, the taxes have more to do with the percentage of businesses and commercial properties that are generating tax revenue. In areas which are more residential, the taxes tend to be higher. They do not indicate anything about the quality of the school district. See more about this topic here.

Q: Will taxes on the house I’m buying be reassessed at the time of purchase?

A. No, unless the house is new construction, in which case it will be assessed by the county once it transfers ownership for the first time. If you (or the seller) has had work done, like an addition or major renovation that required permits to be pulled, then there can be a reassessment. However, simply changing ownership does not result in a reassessment in our area.

Q: How do I figure out what the taxes are on a property?

A. When you find the assessed value of a property, you multiply it by the local millage rate. This is a number arrived at by the local taxing authorities which figure out how big a budget they require to provide all of the services they offer. Then they take that budget and divide it by the sum total of all of the assessed values in the township (or county or municipality) and the resulting number is the millage rate.  In our area, property values are actually only reassessed roughly every 30 years.

Q. When are property taxes paid?

A. School taxes run from July 1 to June 30 of the following year while municipal and county taxes are for the calendar year. The tax bills come out retroactively (the municipal ones often arrive in February as opposed to by January 1) and they offer a discounted rated if paid within a certain time frame.

Q. What is Philadelphia Wage Tax and who has to pay it?

A. Anyone who lives OR works in the city has to pay a wage tax, but it is more if you live and work there. For specifics, click here.

Q. Can I appeal my taxes?

A. You always have the right to appeal your taxes. Requests are only taken at a certain time each year and any changes won’t be reflected until the next tax cycle. In order to appeal your taxes, the burden is on you (or an attorney, if you choose to go that route) to provide the assessor’s office with comparable homes (size, acreage, condition and location must be similar) of similar market value whose taxes are appreciably lower than yours. Sometimes they will be reduced slightly and other times more significantly; they are often not reduced at all.

If you are interested in learning more about the Main Line, please click here to see my Main Line Neighborhood Guide.

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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