Jennifer LeBow

What PA Home Buyers Need to Know About Taxes

April 10, 2019 by Jennifer LeBow Leave a Comment

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

Building Fire-Resistant Homes

April 9, 2019 by Jennifer LeBow Leave a Comment

Architects, builders and engineers are all looking for methods and materials to increase fire-resistance in home design.

Fire-resistant designs are in demand

As a result of all the recent wildfires, both home owners and builders/engineers/architects are all looking seriously at methods to improve the fire-resistance of houses and other structures. While tornadoes, hurricanes and flooding destroy many more homes than fire, the only way to effectively combat those violent weather events is to build a windowless concrete bunker. Most people don’t want to live in that kind of environment. However, fire-proofing shows a little more practical promise. For an overview of the problem, click here.

How to improve fire-resistance

How big an issue is this? With 2018 yielding some of the worst destruction of property by wildfires ever recorded, it’s a big deal. And with climate change predictions indicating an overall increase in temperatures, the concern is very real.

A UCLA architecture professor wrote an article outlining suggested materials as well as siting strategies to withstand a wildfire. Many of his recommendations are practical and often standard building methods. He specifies naturally fire-proof exterior materials like brick, stone and stucco and notes that double-glazed windows are a much better choice than single-glazed. Solid core doors and sprinklers are also readily-available and wise choices.

Some builders are widening the scope to considering siting choices, like making sure non-combustible materials like asphalt create a ring around the house to prevent fire from crossing. They are also looking at new materials for other external structures like fences and decks to act as a kind of moat around the house. Of course, they also recommend using fire resistant roofing materials and doors as well as sheathing and glazing that can withstand the punishing conditions of a wild fire. Materials like stone, metal and glass are best.

The future

While no one can be certain what kinds of weather and climate patterns are in store, the data overwhelmingly suggests that it will be hotter and more volatile. Water levels are already rising due to melting of polar ice caps and flooding is expected to increase. Unfortunately, very high winds (like in hurricanes and tornadoes) and water from flooding is extremely hard to combat with building materials or techniques. It does, however, seem likely that homes can be built to be more resistant to fire without a significantly higher cost. I am guessing that we will see more homes built that consider the risk of fire and are designed to lessen potential damage.

Best Philadelphia Suburbs

March 25, 2019 by Jennifer LeBow Leave a Comment

What are the best Philadelphia suburbs?

The magazine Main Line Today recently published a list of The 15 Hottest Towns in Philadelphia’s Western Suburbs. While the “best” is a matter of opinion, there are certain towns that consistently land on the list. How do people determine which neighborhoods provide the best quality of life? Criteria usually include the best school district rankings, locations (including commutability as well as access to shopping, dining, and services) and general visual appeal.

Some of the most popular areas are towns found along Philadelphia’s Main Line. These areas tend to appeal to people working in center city due to fairly easy commuting options, many excellent school districts, well-established neighborhoods and a wide array of restaurants, retail and activities for kids and adults.

Variety

One of the reasons that so many people choose the western suburbs is that many of the communities are quite distinct in “feel” or “personality”. Bryn Mawr, for example, offers a thriving downtown with a year-round outdoor farmer’s market, twilight concert series during the summer and the beloved Bryn Mawr Film Institute. The lifestyle here is somewhat sophisticated and residents appreciate the access to restaurants and dining and the central location.

In contrast, Havertown is a very tight-knit community with a very “real people” kind of vibe. Most of the homes are older Dutch colonials and the lot sizes are small, fostering neighborly interactions. Havertown is a great place for people who think of themselves as down-to-earth and properties are generally more affordable than in Main Line towns.

School Districts

In the best Philadelphia suburbs, the school district rankings factor strongly in the desirability of a given community. Some of the top rated districts in the state (as well as the country) are located within the Philadelphia metropolitan area. For example, the Tredyffrin-Easttown School District (locally referred to as “T-E” for obvious reasons) was rated #1 in the nation in 2016. Lower Merion and Radnor School Districts are also rated extremely highly. Some other terrific districts include Wallingford-Swarthmore and Unionville-Chadds Ford. Downingtown’s STEM academy often takes a top spot as well.

An important note about school districts in Pennsylvania: they run along township lines, not town or zip code lines. What that means is that you could live in the town of Wayne, yet be districted to Upper Merion, Radnor or Tredyffrin-Easttown schools. So, if school district is important to you, be sure that you are looking at properties that are zoned for the schools you want.

Several different school ranking sites exist and they all use slightly different criteria, but greatschools.org, niche.com and schooldigger.com are good places to start.

Location

You know what they say: “location, location, location”. For many people. a long commute is a big negative. So, depending on where you work, certain suburbs may be more attractive than others. The primary train line (which the Main Line is named for) runs through several of the Main Line suburbs, making those towns great options for public transportation fans. Another advantage to commuters from the western suburbs is that there are lots of alternate routes, so while there is certainly rush hour traffic, it’s not as bad as in some other cities.

Location also reflects the accessibility of the services and activities you enjoy. Restaurants? Coffee shops? Farmer’s Markets? Retail shopping? Karate studio? Art classes? Most of the Philadelphia’s western suburbs allow you to find these kinds of services very nearby. Parking is also generally easy–another advantage of these locations.

Visual appeal

Philadelphia’s best suburbs capitalize on the physical beauty of the area–heavily treed, with rolling hills and creeks–as well as the man-made components of the landscape. The land here is very rocky, so many of the buildings (especially older ones) are built of stone, and have great curb appeal. The area is also old, so for people who appreciate history and long-established neighborhoods, the best suburbs don’t disappoint.

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

Philadelphia Phlash

February 28, 2019 by Jennifer LeBow Leave a Comment

Philadelphia bus tour — The best way to see Philadelphia’s sites and attractions? The Philly Phlash bus!

What is the Philly Phlash bus?

So you want to see all the Philadelphia sites but don’t want to park and re-park or Uber/Lyft everywhere? The Philadelphia Phlash bus, which opens again for the season March 28, is the answer. As locals know (and visitors will quickly figure out), Philadelphia is a fairly large city, geographically. If you want to see (or show guests) lots of different attractions (like the Italian Market, City Hall, the Art Museum, Memorial Hall and the Constitution Center), you can’t cover them all on foot in a day. Parking several times would be ridiculously expensive and a colossal waste of time. Ride shares aren’t a bad option, but can get pricey, too. The Philly Phlash bus was created specifically to serve the Philadelphia visitor. (Note: it’s a great way for transplants to quickly familiarize themselves with their new home!)

Why ride the Philly Phlash bus?

If you’re not sure what Philadelphia highlights should be on your list, or how much time to budget for each, the bus allows you to be somewhat flexible with your decisions and schedule. It runs roughly every 20-30 minutes, so you can easily adapt to a change of plans. Another huge advantage to seeing Philadelphia via the Phlash bus is that you’ll meet other people on the bus doing the same thing. It’s a great opportunity to exchange ideas and recommendations so you don’t miss potentially hidden gems nor waste time on excursions deemed “not worth it”.

Phlash bus details

With stops at all of the major attractions, historical sites and “must see” locations, the bus not only takes you where you want to go, but allows you to get on and off as often as you like for one low cost for the day. There is even a two-day pass for $7. If you’re a local hosting someone else and you have a SEPTA pass, you can even ride for free. The map not only shows you where an attraction is, but mentions other things nearby you might want to see. It’s the best introduction to the major destinations and highlights of Philadelphia!

Moistest Coffee Cake of All Time

February 28, 2019 by Jennifer LeBow Leave a Comment

Tired of dry, tasteless coffee cake? You'll never go back to those after you've tried this one! — Tired of dry, tasteless coffee cake? You’ll never go back to those after you’ve tried this one!

Jen LeBow’s Sour Cream Coffee Cake

Preheat to 350°

Cream:

3/4 cup butter

1 2/3 sugar

4 eggs

Add and combine:

3 1/2 cups all purpose flour

2 t baking powder

1 1/2 t baking soda

2 t vanilla

Add:

1 2/3 cups sour cream

Pour 1/3 batter into tube pan, coat with layer of cinnamon and sugar.

Repeat twice.

Bake for about 50 minutes.

Train to King of Prussia

February 20, 2019 by Jennifer LeBow Leave a Comment

Ok, it will take a while (probably about 3-4 years), but it looks like there WILL be a way to get from Philadelphia to King of Prussia by train. Local Philadelphia area residents have clamored for a rail extension to King of Prussia for years. In 2012, SEPTA began a feasibility study. Since then, there have been some setbacks, but now it looks like the plan is full steam ahead (please note the clever train reference). The spur will attach to the Norristown High Speed Line which already passes through nearby Bridgeport and Norristown.

Logistics of the King of Prussia train line

While the planning and analysis of designing this extension are incredibly time-consuming, the physical building of it will take years. It will certainly cause traffic headaches while it’s being built, but it should ease traffic woes in the long run. From daily commuters who shudder at the mention of the 202 merge to holiday shoppers who throng to the mall in December, having fewer cars in that congested area can only be a good thing. It may also positively affect property values in the King of Prussia area–easier commutes for people traveling from the area for work will make their homes more attractive.

Landscape for higher home value

February 16, 2019 by Jennifer LeBow Leave a Comment

Learn how and why landscaping improves your property value.... — Learn how and why landscaping improves your property value?

Why consider landscaping?

So we’ve all heard that money doesn’t grow on trees, right? Well, technically, I guess, it doesn’t, but…have you ever considered how much more valuable good landscaping makes your property? Full disclosure: I love to garden. So, yes, I find gardening fulfulling in its own right. Plants can be expensive though, as can maintaining and caring for them. Furthermore, if you do not enjoy or have time to landscape your own property and pay someone else to do it, the cost can be significant. So why do it? Because not only will it (theoretically) increase your enjoyment of your home while you live there, but it will increase the value of your property if you sell it.

Why does landscaping increase property values?

The most obvious advantage to nice landscaping is simply that it is attractive. However, it has additional advantages. If you plant larger shrubs or trees, they provide privacy (very important to many people!) as well as noise reduction. From an environmental perspective, you can’t beat plants! Good for the soil, the air quality and ground water control. Finally, nice landscaping lends an air of “establishment” to a property. It makes the home seem more like it belongs there and is part of the larger landscape.

What does landscaping include?

Annual plantings are often used when a seller who does not have much landscaping puts a houseont he market. Nothing wrong with that! Many realtors encourage this practice, especially in early spring or late fall, when few other plants are in bloom. Early violas and pansies or late mums and cabbages add a welcome splash of color in a pot along a pathway or by the front door. They certainly make a house look more inviting during that sale period.

Of course, perennials (including grasses, shrubs and trees) have much more value than annuals since they grow into mature plants over the years. Don’t forget, though, landscaping also includes “hardscaping”–patios, terraces, paved walkways and the like. Exterior lighting also deserves some thought; it can dramatically change the look of your property and your house. You might even consider garden statuary or large urns, water features, pergolas, arbors or even decorative fencing, all of which, if well-designed and executed, beautify and increase the value of your property.

Top 10 tips for relocating

February 15, 2019 by Jennifer LeBow Leave a Comment

Are you relocating and looking for some tips? It’s no secret that there are countless logistical tasks that need to be completed (packing, calling the moving company, selling your house, canceling your utility services, to name a few). Sometimes, there is so much to do in the moment, that it’s difficult to plan ahead for your arrival in your new town. If, though, you can carve out a little bit of time to “pre-orient” yourself to your new home, it can make the transition much smoother. The good news is that, if you have a reasonable amount of advance notice before you are actively packing and moving, you can do a lot of these things well in advance.

Top 10 tips for relocating

Talk to a realtor

I know I may be biased (as I am a realtor!), but real estate agents are really well-equipped to answer all kinds of questions about a particular town or area. What you might not have considered is that they are not just experts on housing, but also can address ancillary concerns like commute times, school districts, popular hot spots and the best places to find what you’re looking for whether it’s a karate studio or homemade ricotta. If you are relocating, a call to a real estate agent should be one of your first points of contact. Realtors are a fount of knowledge and, if there’s any chance you might be buying a house, they are usually very happy to spend time helping you!

Join local Facebook groups

The link above will take you to an article I wrote on this topic, but the upshot is that these social media groups can be a great place to learn about the area to which you are moving, Don’t be shy; ask questions (and get lots of answers and great information). Additionally, they can be great places to form connections that can be nurtured into friendships upon your arrival. You might be shocked how many people respond to questions you may ask with comments like, “Oh, I moved from there 3 years ago; would love to meet you for coffee!”

Pin up some maps

Put up a couple of maps of your new home-to-be. I’d suggest having a local one so you can see the layout of the town and figure out where important destinations are (school, shopping, restaurants, airport). I also encourage you to get a map of the larger region so you can see where you’ll be in terms of day or weekend trip options. Maybe you’ll say, “Hey! I didn’t realize we would be so close to Washington D.C.!”

Research top sites and attractions

Whether it’s just you moving or a whole family relocation, if you have highlighted some activities or destinations that sound exciting, you’ll have something to look forward to doing once you arrive. Whatever entertainment you favor, from rock climbing to antiquing to eating at new restaurants, a little research will stand you in good stead. You are also certain to learn about things you never would have thought to look for like, in Philadelphia, taking a walking tour to see many of the murals the city is famous for, or visiting Valley Forge Park, where Washington’s winter headquarters were built.

If you have kids, call schools

Feeling confident that your kids will be in a school environment that is a good fit is one of the major concerns for parents who are relocating. I suggest starting with some online research as well as talking to that realtor that you should have already established a relationship with. You might want to ask about parent’s experiences in some of those local Facebook groups, too. Then call the schools that you think might be the best choices, talk with an administrator, request information and, if possible, arrange a visit for you and your student(s). For more on moving with kids, click here and here.

Identify service providers

Request recommendations for the services that are most important to you so you can scope them out before you need them–doctor, dentist, veterinarian…the Facebook groups are great places for this task. You can at least do some of the legwork on the phone so that you have a sort of “emergency contact” list (like the kind people used to have on the refrigerator) when you arrive. Obviously, it may morph over time, but it’s not a bad idea to have a doctor and some other basics.

Newcomers groups

Ask about “newcomers” clubs or similar groups for transplants (book clubs, coffee meet ups, etc.) Your realtor (and those Facebook groups, too) are a good place to start. Your friend, Google, will also provide some direction. Most communities have at least one or two loose organizations that cater to transplants.

Do you know anyone?

Ask your friends, family, neighbors and co-workers if they have any contacts they could introduce you to in your new locale. Especially with social media’s ability to keep people in touch, you might be shocked at how many of your friends know someone in the city where you’re moving. Don’t be shy; they can’t help you if you don’t ask! And remember, the value of a personal introduction will be worth its weight in gold.

Start getting the news

Subscribe to a local magazine or news publication (on line or in print) to learn about what’s happening in your new home. From reviews of restaurants to civic issues, building development, events, etc., you’ll start to feel like a resident if you’re familiar with local news. You may also start some kind of list or file about places you want to see or activities you’d like to try.

Take a deep breath

Prepare yourself emotionally. Moving is stressful. There will be frustrations and disappointments with things that are different from how they were at your previous home. My recommendation would be try to look at it as an adventure, and make an effort to notice the good surprises–a great museum, a lovely park or an annual event that the whole family enjoys.

Jennifer LeBow

Q: Do areas with higher taxes have better schools?

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

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

Q. When are property taxes paid?

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

Q. Can I appeal my taxes?

Fire-resistant designs are in demand

How to improve fire-resistance

The future

What are the best Philadelphia suburbs?

Variety

School Districts

Location

Visual appeal

What is the Philly Phlash bus?

Why ride the Philly Phlash bus?

Phlash bus details

Logistics of the King of Prussia train line

Why consider landscaping?

Why does landscaping increase property values?

What does landscaping include?

Top 10 tips for relocating

Talk to a realtor

Join local Facebook groups

Pin up some maps

Research top sites and attractions

If you have kids, call schools

Identify service providers

Newcomers groups

Do you know anyone?

Start getting the news

Take a deep breath

Let’s Connect

Looking for our Main Line Neighborhood Guide?