Main Line Real Estate | Jennifer LeBow, Realtor
Helping You Relocate to Philadelphia's Main Line
Jen LeBow’s Zucchini Ratatouille
This is my own version of ratatouille—a little different, for sure.
Preheat to 400 degrees
Cut up and combine in large bowl:
4 medium zucchini
2 large red peppers
½ cup artichoke hearts (from a jar or can)
½ cup crumbled feta
1 t dried basil
1 t dried oregano
½ t salt
Pour mixture into 9 x 13 baking pan.
Bake 30 minutes, stirring after 15 minutes, then remove from oven (or bake longer until mixture has begun to brown).
Serve hot or cold.
The Main Line is an old area, and while many people admire the charm of their architectural features and stone construction, they are looking for modern convenience and design. So the most desirable homes are the ones that have been updated with modern kitchens, bathrooms, plumbing, electric, maybe even a family room addition and finished basement. This blog post is a public service announcement advising you to consider remodels with a critical eye. What I mean is: some “flippers” hope to distract you with shiny stainless steel and granite kitchens, new bath fixtures, paint and flooing so that you won’t notice the old roof, rotted window frames, dampness in the basement, dated electrical systems. etc. While updated finishes and fixtures can definitely be applealing, try to find out what harder-to see-things were remodeled and/or repaired. Some remodelers paint the walls, but don’t take the time to prep them correctly. I’ve seen new toilets installed in bathrooms where a previous toilet leak has rotted out the sub floor but it’s never been prepared. Obviously, you won’t be able to see everything, even if you’re diligent, but ask questions about whether plumbing and electric systems were updated, how new the heating, a/c, water heater and roof are, whether there were any leaks/fire/storm damage to the property, if there’s been any shifting of soil in the yard/under the house or driveway, etc.
Keep in mind, that, just as with any home purchase, no matter how honest the seller is when filling out the disclosure and no matter how many inspections and how much due diligence you do, there are things you won’t be able to see, know or predict. “Buyer beware” is an expression for a reason. That said, this post is just meant to warn you against what I refer to as “being blinded by granite.”
Johannes Stotter uses human bodies, sometimes several at a time, as a canvas to create optical illusions of animals, including frogs, wolves and mandrills. Not only does he have to determine how to paint the bodies to produce the visual effect he seeks, but he must also consider how the people who are posing can hold their poses for a long time or, sometimes, how one person will be able to support someone else’s body weight. As a result, he experiments with motion, as well, in his sculptural presentations. One of his most important discoveries was how ultra-violet paint could enhance his work and he uses them frequently. Born into a family of musicians in Italy, his formal education did not include art; he has learned solely through studying other body painters and experimenting. He also paint bodies in abstract designs as well as painting human bodies and including them in photographs of natural scene. They are camouflaged to become indistinguishable from the surrounding trees and rocks. I am unbelievably impressed by this man’s skill, and the fact that he’s self-taught is even more incredible.
With technology continuing to evolve at the speed of lightning, it’s no surprise that people are incorporating new gadgets in their homes, as well as in their cars and on their phones and computers. I discovered recently that there are lots of new options even in the very narrow arena of: outlets. Yes, that’s right. Who would think that a wall outlet could be the topic of an article on new gadgets? I mean, how much ingenuity could anyone imagine applied to a wall 
This device is something that I’ve seen around for a while, but I think will become the standard in home construction; it’s a regular outlet with two usb ports. That means you can plug your phone or computer, etc. into any outlet without needing the big square plug.
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If you’re getting ready to put your house up for sale, consider this exercise as it can prove a very helpful tool. Make a list of the pros and cons of the home–that includes the house itself (maybe the closets are small, but the finished basement is awesome), the property (maybe the lack of landscaping isn’t great, but the pool is) and the larger neighborhood (the commute is rough, but having the neighborhood Halloween party and the book club are huge pluses). Then take a look at the list. Let’s start with the cons. Think creatively about which ones are changeable. Things like location, a sloped lot and freeway noise are hard to overcome. However, might small closets be reduced in importance if the bedrooms are large enough to house an armoire? Can less-than-great natural light be offset by replacing all bulbs with high-wattage ones? Can “tired” hardwood floors be spruced up with a layer of finish? As I say, try to think creatively. Ask your agent (we have a LOT of practice at this!). Now, of course, you’ll need to evaluate whether the cost/effort will be worth any expected increase in sales price or in a quicker sale. Do the obvious stuff too: have the windows, carpets and gutters cleaned, make sure the shrubs and lawn are trimmed and tidy, reduce clutter, etc. (see more on the “regular” tasks you should do in preparation to sell your house).
Once you’ve dealt with the negatives, look at the list of pros. These are the features you want to market. Have your agent include the highlights in the text that’s on the MLS and affiliated sites, but also remind visitors of them–I put table tents up for things like “radiant heat in bathroom floors” or “wallpaper to be removed prior to closing”. If you live in a neighborhood that has gatherings or book clubs, save flyers advertising them so buyers know about the great community. Have you replaced the furnace? Updated the bathroom? Painted the entire exterior? Put together a list of all the improvements you’ve made (with costs, if you have them). One of my favorite marketing tools is a “Why we’ve loved living here” sheet that I ask sellers to create. Remember, you know your house and community best. Share the most appealing features, whether it’s the schools, the yard, the wonderful light in the kitchen, the access to great shopping…whatever you think might be a selling point.
So try to be brutally honest with your pro/con list. While it can be hard to write down “bad” things about your house, the idea is to mitigate them as much as possible ahead of listing. While you can’t change certain aspects of the property, there may be ways to compensate for some of them, and, of course, you’ll want to draw as much attention as possible to the positives. Good luck!
I often write about questions my relocating buyers ask me. In this case, my topic is about a question that they often don’t ask me but should: “What will my closing costs be?” I usually mention Pennsylvania’s high settlement fees during my initial conversation with clients, exactly because they do, so often, come as an unwelcome surprise. If you are looking at a home purchase on Philadelphia’s Main Line or surrounding areas, be prepared.
If you want the broken down, line-by-line explanation, please watch my video. If you just want a ballpark, without all the gory details, assume that closing costs will probably be around 4.5% of the purchase price. Factors which contribute significantly to variations on that estimate include the property tax amount, whether there are any capital contribution fees in the case of a condo or HOA. Your closing costs will be less if you do not escrow money with your lender for your home owner’s insurance and property taxes. (Most people do roll those expenses in so they are paid out of the monthly payment as opposed to being walloped with a large bill due in one lump sum). While it seems that in many areas, sellers pay all of the transfer tax, in Pennsylvania, it is split evenly between buyer and seller (1% of purchase price for buyer and for seller, in most townships, though 2% in the city of Philadelphia). Title insurance, another buyer settlement fee, is set by the state and is non-negotiable. Remember that you cannot roll these fees into your mortgage as they are due to the title company in cash (well, really a bank check or wire) at the time of settlement. So be sure to budget for not only your down payment, but your closing costs when considering the cost of a home purchase.
Again, if you want to see details, please watch my video.
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
One of my favorite local Main Line Philadelphia events is the annual Manayunk Arts Festival. It’s literally across the bridge in Manayunk, so no driving downtown and dealing with parking. There’s a bus that runs continuously from a parking lot in Bala Cynwyd where there’s plenty of free parking. This festival closes of almost the entire length of Main Street and includes around 300 craft booths. This is a juried show and, in my opinion, a good balance of artisan offerings and more affordable, “fun” craft items. (No flea market “I found this in my basement” stuff; don’t worry.) There are photographers, potters, people who work in glass, metal and wood, painters, lots of jewelers and always several artists who are creating with new materials or just bringing fresh ideas to their work. It’s always at the end of June and I often buy a small gift, but, even when I don’t, I always enjoy the day. My recommendation: go in the morning as it’s less hot and less crowded (and the vendors are usually a little less tired and friendlier!).
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
Jen LeBow’s Sun-Dried Tomato-Feta Spread
I have used this as a spread on crostini but also as a sauce on roasted chicken. Be creative!
Heat on low flame in 1 quart pot:
1 ½ T EVOO
¼ cup pine nuts
2 cloves garlic
Remove from heat once pine nuts start to brown.
Add 1/3 cup crumbled feta and stir, so that it softens.
Set aside.
Combine in food processor:
1 cup drained sun-dried tomatoes
¾ cup fresh basil
1 T balsamic vinegar (best quality you have—thicker, reduced is best)
Add contents of pot and combine well.
