Main Line Real Estate | Jennifer LeBow, Realtor
Helping You Relocate to Philadelphia's Main Line
Jen LeBow’s Quiche
You can either make your own crust or use a store-bought one. Either way, once the crust is ready:
Preheat oven to 425°.
Mix:
6 large eggs
2/3 cup heavy cream
1 cup whole milk
5 oz shredded cheddar (or muenster or Monterey Jack)
2 oz shredded Gouda
2 oz. shredded Gruyere
½ cup diced broccoli
¼ cup chopped tomato
3 T sauteed onions, diced
¼ t nutmeg
salt and pepper to taste
Some cities grow and change in direct response to the needs of the moment. For example, a spike in housing demand can result in acres and acres of cookie cutter developments. When a rapid increase in population requires new shopping, dining and basic needs businesses, zoning rules are often overlooked and commercial ventures may be located next to residential homes.
Other cities enjoy the benefit of more strategic planning. Philadelphia is one of those, consciously planned and designed when it was founded in the late 1600s. City planner Thomas Holme honored William Penn’s vision to create a city with commercial avenues as well as residential blocks and garden squares in each quadrant to provide a feeling of being in the country while still in the city.
The greatest alteration to Penn’s plan is the Benjamin Franklin Parkway, begun by Jacques Gréber in 1917. Sections of streets and buildings were removed to create the tree-lined, mile-long parkway that cuts diagonally from City Hall northwest to Fairmount Park, where it terminates on axis with the Philadelphia Museum of Art. Logan Square was transformed to a grand traffic circle, and the parkway is now lined with the museums and cultural institutions envisioned by Gréber.
–Courtesy The Cultural Landscape Foundation
Over the years, the highways and city streets have steadily encroached on the Parkway and reduced its appeal to pedestrians. City officials, planners and many local residents believe that a more pleasant walkable experience along the Parkway would bolster museum visits and pedestrian traffic in general. There is also a push from the community to better use Eakins Oval and the surrounding area to host events, festivals and gatherings.
The Benjamin Franklin Parkway redesign focuses on bringing more people from more neighborhoods to use the parkway as a community resource. Improved pedestrians and cyclist access is planned. The updated layout will also reflect an intentional commitment to community engagement. Pop-up attractions and a rethinking of Eakins Oval to better accommodate locals as well as visitors figures strongly into the new plan. Reconnection to the Schuylkill Waterfront was another requirement in the redesign. The traffic patterns have cut off the parkway from the city garden atmosphere found along the river and the goal is to make it more of a strollable boulevard with natural vistas.
In order to best gauge residents’ opinions on highest and best use, Design Workshop, the company that won the bid, took surveys and will employ other measures to learn what locals are looking for in an updated parkway design. This information gathering step should conclude in mid 2023. Then the city will have to go through the bid process to begin the construction. The likelihood is that it could take several years to complete.
Vacation rentals like Air BNB and VRBO were just hitting their stride before the pandemic. The initial effect of the virus was to put the kabosh on almost all travel, which decimated the hotel business as well as these kind of rentals. But then a funny thing happened. Business on Air BNB and VRBO websites increased and then exploded. Why? And will it continue?
COVID significantly affected travel. It impacted who was traveling, what kind of experience/amenities were important, what the time frames for a vacation or trip looked like, where they wanted to go (including both geographic location and type of locale) and why we were seeing these shifts. Some of the changes were the results of specific situations caused by the virus.
COVID reality #1: People couldn’t visit loved ones for fear of spreading or contracting the disease in crowded airports or hotels or restaurants. The directive was to avoid crowds.
Effect on vacation rentals: Demand grew for larger houses capable of accommodating big groups in a setting that feels like home. Having space to just “hang out” became much more important. With access to destination-based activities and attractions greatly curtailed, the appeal of increased living space while on vacation soared. A standard hotel room doesn’t easily allow for informal visiting with the space to spread out.
COVID reality #2: People wanted to avoid airports and not risk being stuck somewhere and not be able to get back home if COVID triggered travel restrictions.
Effect on vacation rentals: Drivable destinations saw a huge increase in travel decisions. As a result, many vacation rentals in somewhat rural or less populated areas (often a draw due to those exact features) were perfectly viable choices. Also, having a car makes longer stays with more stuff easier to manage, as transporting an extra bag is not a hassle.
COVID reality #3: Eating at restaurants was either impossible or risky.
Effect on vacation rentals: Air BNBs and VRBOs with full kitchens negate the need to eat in restaurants. Additionally, preparing food and eating together has surfaced as a favorite activity among families or friends. The cost-savings can’t be ignored either!
COVID reality #4: We have experienced a trend toward socializing with family and friends in an informal environment, often with options to be outside.
Effect on vacation rentals: There has been a major shift in lifestyle and a redefining of what matters and how leisure time is best spent (and with whom). Family and friends have taken center stage and most people want to visit in a comfortable setting where they don’t have to worry about getting dressed up for dinners at fancy restaurants. Vacation destinations now need to support activities like reading in front of the fire or playing a board game. VRBO and Air BNB rentals are much better suited to meet these needs than traditional hotels. Outdoor entertainment/recreation has also grown in popularity, so lodgings offering private outside areas are in great demand.
COVID reality #5: more people can work remotely.
Effect on vacation rentals: With so many people now working remotely at least some of the time, the ability to travel without taking time off of work is a boon for vacation rentals. Short stays or extended stays are both options with the remote work model. Again, hotels can’t easily compete as they don’t often offer the workspace people need. The right Air BNB or VRBO can be the perfect place to “get away” and provides a change of pace while not requiring precious vacation days to be used up.
COVID reality #6: Larger groups looking for longer stays is the new vacation demographic, but cost becomes a factor.
Effect on vacation rentals: It is usually more cost effective to rent a larger home, with several bedrooms, than enough hotel rooms to accommodate a crowd. There are also usually weekly rates that save even more money vs. the hotel model. Additionally, common spaces for games and craft projects as well as outdoor spaces (like a pool or walking trails) allows for no-cost activities. Preparing food at home instead of eating every meal at a restaurant is also a huge money saver.
Vacation rentals (vs. hotel rooms) are continuing to grow in popularity. Some people will choose a city setting and may or may not care about a yard or being a bit far from crowds. Even when the pandemic is behind us, though, I think we will see a continued interest in larger, more “off the beaten track” properties that comfortably accommodate larger groups. Of course, as industries grow, new challenges crop up. VRBO and Air BNB have already exhibited some growing pains and it will be interesting to see what the future holds.
Pre-pandemic, much of the decision of where to live was tied to where you worked. For many, the recent shift in employer tolerance of a work-from-home model has opened up lots of new options. Lower Merion, a township comprised of a group of towns along Philadelphia’s Main Line, has proven a strong contender. Recently voted one of America’s top 100 places to live and #2 in the nation for best places to live for remote workers, Lower Merion offers some of the most sought after features, including:
Lower Merion School District, depending on which ranking website you use, is rated one of the best in the state. Niche rates it #4 out of 500 districts. School Digger rates it #7. US News and World Report rates Lower Merion High School #10. High test scores support the ratings, but other metrics, including teacher “grading”, sports participation, student body diversity and facilities/resources are also considered.
Whether you want to drive, fly, take the regional rail or bus or get on Amtrak or a bus to another city, Lower Merion is incredibly well-located. It is about 30 minutes from the airport, and less to Amtrak’s 30th St. station which provides both train and bus options. The regional SEPTA bus and train systems offers routes and stops throughout the township. Major highways, including 76, 276, 476 and 95 are all within minutes.
From museums to theater, music and other performing arts, nearby Philadelphia doesn’t disappoint. The capital of the mural arts movement and home to many festivals, annual events and historic attractions (as well as the Jersey shore and Poconos), this general region is highly attractive. Lower Merion is about half an hour from many of these destinations. Professional sports teams (football, baseball, basketball, hockey and soccer) play nearby as well. The township is remarkably well-positioned to take advantage of all the city has to offer without the negatives–parking here is easy, there are lots of parks and trees (it is not a “concrete jungle”) and little traffic.
While no area boasts zero crime, Lower Merion rates as very safe. The most common crime is property crime and violent crime occurs rarely. Most residents report feeling safe walking alone, even at night. Additionally, the Lower Merion Police Department has very quick response times and maintains a visible presence, adding to the sense of safety.
People often remark on the beauty of the area and refer to it as a park-like setting. Because Lower Merion has been populated since the late 1600s, the landscape features mature trees and other plantings. The streets are, in many cases, windy and somewhat hilly, so the effect is the opposite of an open plain. Lower Merion is home to many creeks and historic old mills. Add in the many attractive stone buildings and the result high marks for curb appeal in the township.
Lower Merion has a rich history including many “firsts” and well-known figures. Developed originally as a summer community for wealthy captains of industry, there are many stunning estates.
The building of the great houses of Lower Merion began in the latter half of the nineteenth century. Many of officers of the Pennsylvania Railroad and the Baldwin Locomotive Works built homes along the Main Line for summer or year-round use, apparently rivaling each other for the largest and most impressive estates. The railroad company had to buy farms between Haverford and Rosemont and so could ensure the quality and size of the lots sold north of the new tracks. It built the Bryn Mawr Hotel (now the Baldwin School) for summer visitors to encourage use of the railroad. This building was listed on the National Register of Historic Places in 1979. Courtesy Lower Merion Historical Society
Settled in the 1600s, mills were the primary industry in Lower Merion, and many ruins still exist today. Furthermore, the water necessary to operate those mills are the creeks that crisscross the township and provide beautiful scenery.
While most people don’t move to an area and purchase a home with an eye on selling, it is unwise not to consider resale value. Fortunately, Lower Merion is insulated from the kind of volatility seen in some markets. The consistent appeal of great public schools, proximity to Philadelphia and a healthy employment landscape keep our values from dropping with short-term trends that can hurt other areas.
One of the most important factors in any location’s desirability is the number and quality of job opportunities. As I mentioned at the beginning of this post, newly increased options to work from home means that people have much more mobility and don’t have to live within commuting distance of their employers. However, there are certainly people who do need (or want) to work “on site”. Lower Merion has the benefit of being surrounded by an impressive number of colleges and hospitals. Along with some major pharmaceutical companies, these institutions as well as the growing tech sector provide substantial job opportunities.
Lower Merion Township wins accolades from its residents for keeping the infrastructure in good shape. Trash and leaves are collected regularly, snow plowing happens punctually and I’ve already mentioned the well-respected police force. There are two Lower Merion outdoor pools residents can join and there are lots of other benefits, including access to Main Line School Night, which is an incredibly popular program. Personally, my favorite township amenity is the fabulous Lower Merion Library System. It is wonderful.
This list of reasons to consider relocating to the Lower Merion area is by no means exhaustive, but it certainly should provide some food for thought! If you have any questions about the area, please feel free to contact me!
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
Obviously, the pictures tell the major part of the story when you are looking at properties on line. However, there is a lot of pertinent information that agents are required to include when they list a property. Many of these details are important in determining how good a fit a particular property might be for you. So it’s a good idea to learn what to look for. Note: the features I mention below must be included in MLS listings in my area (Philadelphia); I can’t guarantee all MLSs have the same rules, but I’d think manyof the same details would be required.
Jen LeBow’s Florentine Cookies
These take some time, because you can only bake about 6 at a time or they spread into each other (as well as firming up before you can get them off the sheet, after which time, you risk breaking them). That said, they are really good and worth the time (in my opinion)!
Preheat to 325°.
Grind 2 oz. roasted (or raw) almonds to yield ½ cup ground almonds.
Line cookie sheet with parchment or Silpat.
Mix & heat on low, stirring constantly:
1/3 cup sugar
3 ½ T melted and cooled butter
2 T light corn syrup
1 ½ t cream
Once sugar has melted, increase heat to medium and stir constantly until mixture just boils.
Remove from heat.
Add and combine:
1/3 c all-purpose flour
pinch salt
Add and combine:
½ c ground almonds
1 t vanilla extract
Drop a teaspoon (no larger) of batter for each cookie onto the cookie sheet.
Leave about 3” between cookies—there will only be about 6 cookies on the sheet.
Bake 8-9 minutes., until bubbling and golden brown.
Line cooling rack with paper towels.
Let cookies sit ONLY a minute or two before transferring with very thin spatula from sheet to rack. If you wait too long, they will be so brittle, the impact of the spatula will shatter them.
Lots of people are wondering whether the end of mortgage forbearance will result in a spike in home foreclosures. According to the experts, the answer is “no”. The recent sharp increase in home prices harkens back to the time period just prior to the crash of 2008. However, the other market conditions at that time which contributed to the bursting of the housing bubble are notably absent this time.
Some of the relevant differences compared with the market in 2008 include:
In 2008, 9 million homeowner’s found themselves in trouble and unable to pay their mortgages. At this time, there are fewer than 2 million enrolled in the forbearance program, so the toll on the economy as a whole is much less. Furthermore, the number of people enrolled in forbearance programs continues to drop as more and more people are back to work, earning money again.
In 2008, many home owners had very little equity in their homes. Nearly 90% of those enrolled have at least 10% equity, which means they can sell their homes and pay the banks back, prior to entering foreclosure.
Because of the effects of the 2008 crash as well as the government involvement in managing the pandemic, there are programs in place to help homeowners currently in forbearance. As a result, fewer people should find themselves in foreclosure.
Continued high demand for houses means that owners who do need to sell their homes in order to avoid foreclosure are more likely to find buyers. If they can sell before they are too far behind on their mortgages, they will not be in as bad a position.
A corollary to low inventory, high prices also help owners in danger of foreclosure. The more they net for their homes, the more likely it is they can satisfy the bank.
While all of the above data supports the prediction that there won’t be a enormous spike in foreclosures once forbearance ends, a small increase is expected. Even with the programs in place to help hard-hit home owners, there will be some unlucky people who are over-leveraged and/or have not seen a resumption of income. There may be people who only recently purchased and have very little equity. If you are concerned about finding yourself in foreclosure, click here. Either way, we will probably see an increase. It won’t be huge, though, and it is certainly not expected to lead to a housing crash or recession.
The benefits of working from home are widely recognized: time saved by avoiding the commute, the ability to tend to household tasks (like laundry, being home for the cable guy, taking the dog out), a relaxation in attire expectations, and the list goes on. Just about anyone who has transitioned to working from home can point to some advantages. But what about the people who had not been working at an employer’s site, but were suddenly able to work from home, due to COVID?
Consider how many people who had not been able to work a typical eight-hour day at an on-site workplace. Many differently-abled people report that employers assume they will be too difficult to accommodate in their office spaces, so they have trouble landing jobs. Now, though, (whether they could or could not have been accommodated at the employer’s site) they have a much higher likelihood of winning positions. As long as they can do the work from home, their handicaps are no longer relevant. COVID has normalized the work-from-home model.
Similarly, people with severe allergies or sensitivities to odors who could not work in traditional environments can join the work-from-home workforce. Same with agoraphobics and germaphobes. While remote work has always been possible for these groups, prior to COVID, it wasn’t very popular. As a result of the pandemic, employers have embraced this model. Fortunately, for those who cannot easily work in an employer’s office, many more home-based positions are now approved. As a result, income opportunities have increased.
Who else has benefited? How about those who live in rural areas with limited industry? Historically, that geographical reality had a tremendous negative affect on employment. The same can be said for people without access to transportation. Another obstacle has been the inability to commit to a regular or specific schedule. If someone has odd hours, but can work “here and there” and complete what needs to be done, remote work is perfect. There are jobs, like nursing, that often have a changing schedule, from days to nights. Someone who, for example, shares child care responsibilities with a nurse, could greatly benefit from a work-from-home situation, as long as the hours were flexible.
Without a doubt, other groups, beyond the ones mentioned above, have been previously at a major disadvantage as far as finding work-from home jobs. While there have always been people who have worked part-time from home, remote work was mostly not considered an option for full-time work. With the work-from-home trend here to stay, many more people have the opportunity to earn a living. Whether part-time or full-time, differently-abled, located in an “employer desert”, lacking transportation or regular hours, there are more jobs available. Employers, too, have seen some positive results. For example, they can now spend less on office space/equipment, parking or transportation costs, even coffee and snacks. So while COVID has certainly been nothing to celebrate, there have been some unexpected benefits.
