Main Line Real Estate | Jennifer LeBow, Realtor
Helping You Relocate to Philadelphia's Main Line
Jen LeBow’s Yogurt Chicken Recipe
Preheat oven to 400°.
Place 5-6 chicken thighs, bone-in, in a baking pan and poke it all over with a fork.
In a bowl, mix:
2/3 cup plain yogurt (Greek is best)
¼ cup white wine
2 crushed garlic cloves
1 T Dijon mustard
1 T chive or scallion
2 t paprika
Salt and pepper
Pour the sauce over the chicken and bake 30-40 minutes, until chicken is cooked through. The sauce goes very well over rice.
Selling your house/home can be confusing as far as the message. On one hand, you are trying to sell the experience of living there (“home”). While the layout and size, yard and location are the most important features to most buyers, you want them to remember that the property will function as more than just walls and floors. The goal is for the buyers to imagine your house becoming their home. However, what is the best way to accomplish that?
As difficult as it is to do, the best thing you can do when selling is to create some emotional distance between yourself and the house (remember, stop thinking of it as home). This distance will enable you to be better prepared to leave the house for showing requests. One of the biggest deterrents to buyers is not being able to see the house at their convenience and you don’t want to miss the opportunity. They could buy something else before ever attempting a second showing request.
If you think of the property as a house as opposed to your home, it should be an easier pill to swallow when your agent recommends changes that will appeal to a wider market. If your premise is “I want to sell this asset”, the more people you appeal to “as-is”, the better. So paint it, even if you think the suggested color is boring, switch out the kitchen cabinet hardware, and live with “vanilla” for a little while.
While home is where most people go to reduce stress (as it should be), that emotional attachment is exactly what makes it stressful to sell your home. It has memories and history that are meaningful to you, but not to the buyer. When a buyer submits a lower offer than you believe is merited, being able to have some emotional distance will help you see the transaction as a business one, not a personal one. The buyer isn’t trying to insult you; he just doesn’t put the same value you do on the memories you do that have made it home to you. Having a clearer head will help reduce the stress during the negotiation process.
The specific furnishings and design choices that have made it feel like your home often do not match the prospective buyers’ taste. Even if their taste is similar, the fewer distinctly personal effects (photographs, collections, etc.) there are in the house, the more easily buyers can imagine their own possessions in the house. So, while, in the end, you do, indeed, want to sell the idea of “home”, (almost counter-intuitively), the best way to do that is to depersonalize it. Paint, carpeting and fixtures should be as neutral as possible. Not only may the flocked wallpaper and dusty rose carpet reduce the appeal of your home to a buyer, but they also leave the buyer thinking, “I will have to put money aside and deal with the disruption of installation in order to change that.” Remember: you want the buyers to easily imagine how they could make the space feel like their home with little or minimal effort.
Seeing your home objectively is nearly impossible, but try! Put yourself in the mindset of a buyer coming to the property for the first time. Note what most people would consider the negatives (on a busy corner, very small back yard, dated kitchen and baths) as well as the positives (great street, lots of storage). You may have gotten used to the train running through your back yard, but recognize that, to most buyers, that will be a “strike against”. Again, listen to your agent if she tells you that your house will be much more appealing to buyers with a coat of paint or new counter top. She knows what buyers are currently looking for. (Obviously, a cost-benefit analysis is in order prior to any investment in updating.) Being objective can help with pricing as well. Pay attention to the comparables that your agent shares with you and focus on the more tangible features (square footage, lot size, updatedness, layout) to see how yours compares.
I can’t stress this last point enough. The rest of this article has been focused on helping you think of your house as an asset to be made marketable to someone else. However, as I mentioned earlier, the goal is to get the prospective buyer to envision is as home. So while you need to stop thinking of it as your home when you look at the physical space, you want to demonstrate other features that communicate “home” to the buyer. For example, make up a “Why we’ve loved living here” sheet that includes neighborhood and community features as well as property characteristics. Maybe you mention the access to the train or the neighborhood book club and annual end of summer party. Talk about the great schools or dining options nearby. You might also include a list of improvements/updates you’ve done to show pride of ownership and to remind the buyers of projects you’ve done so they don’t have to budget for those updates.
While you may love your home exactly as it is, try to think of your move as an opportunity to create a new home. Whether you’re downsizing, upsizing, or moving to a new area, think of it as a blank canvas. Over time, you will put your own personal stamp on your living space and the house you bought will become your next home.
Every region has certain foods that you are expected to try when in the area. Sometimes, it’s because the dish originated there, sometimes it’s because a food became very popular and all the local restaurants try their hands at it. Either way, these signature foods are identified as local favorites. In Oklahoma, it’s chicken fried steak. Maine must-haves include lobster and blueberries. In Vermont, you can’t leave without having maple syrup. In Philadelphia, we have an interesting mix of signature dishes.
As “Philadelphia” as Rocky, the cheesesteak is a true institution. Originally made by Pat Olivieri, a hot dog vendor in the 1930s, several local establishments continue to vie for the title of “best cheesesteak”. While it can be ordered with provolone or other cheese, the favored topping is Cheez Whiz. When you order yours, to blend in with the locals, be sure to order “one Whiz wit”. You will receive a cheesesteak with Cheez Whiz “wit” onions (imagine a Philadelphia accent). Click the article below for more.
https://philadelphiaencyclopedia.org/archive/cheesesteaks/
Philadelphia may not have been the location of the first sandwich that other cities refer to as a “submarine”, but we believe we do it best. Philadelphia even has its own name for this signature food: the hoagie. While they are available in many places, and some are better than others, there is agreement about a basic level of ingredient quality. Local meat and cheese purveyor like Boars Head or Dietz and Watson are common and the rolls are not some preservative-laced item you find on a supermarket shelf. Most locals would identify Amoroso’s as the roll of choice. Plenty of oil and vinegar, mayo, spices, shredded lettuce, tomatos, pickles and other condiments are part of the experience as well. Find out more below.
https://philadelphiaencyclopedia.org/archive/hoagies-3/
Technically, the first soft pretzels were made in Italy. As these new snacks spread throughout Europe, they became especially popular in Germany. The earliest known ones in the U.S., though, were made in Lititz, PA, a Pennsylvania Dutch stronghold, in the 1860s. Fun fact: Philadelphians consume 12 times the national average number of pretzels every year. While other cities also have soft pretzels, Philadelphia’s are unique as far as their figure-eight shape and crust outside, with dense, doughy interior. You can find them all over the city, so be sure to grab one next time you’re here! See below.
https://www.pennappetit.com/2013/09/history-of-the-philadelphia-soft-pretzel/
While some other mid-Atlantic cities are also big on tomato pie, it is arguably most traceable to Philadelphia. It’s basically dough with tomato sauce. Again, the quality of the dough is of immense importance as is the flavoring of the sauce. For more on tomato pie, click here.
While not for everyone, scrapple deserves a try. It is another dish introduced by the Pennsylvania Dutch and it is a meat “loaf” but similar to breakfast sausage without a casing. It’s made from leftover pork parts combined with cornmeal and seasoned generously. It is then baked. More on scrapple below.
https://philadelphiaencyclopedia.org/archive/scrapple/
Water ice is often considered just a Philadelphia name for Italian ice and, while very similar, it actually is subtly different. Philadelphians eat a lot of it and local chains like Rita’s speak to local fanatacism over this cool treat. Eater Philadelphia says:
The texture — looser than Italian ice and smoother than shaved ice — is unique to Philadelphia producers. Chunks of fruit often signal a good product. And the pronunciation is always “wooder ice.”
To find out where to get the best water ice, click here.
Tastykakes are consistently described as nectar of the gods. They are what Hostess and Little Debbie aspires to be: The very best ready-to-eat baked treats. They are available in a variety of flavors that are truly addictive. The Kandykakes (short, chocolate-enrobed cakes, available with a layer of peanut butter) are to die for and there is a large butterscotch crumpet fan club as well. The cupcakes (with the signature white stripe in the icing on the top) with their cream center are probably the most popular. Find out more and see all the choices here.
What is Wawa? It’s a convenience store (think 7-11) but with food of an incredibly higher quality. The offerings are vast and the touch screens allow for incredible customization (want that hoagie roll toasted? regular amount of mayo or extra?) There are Wawas all over the place but Philadelphians tend to be very territorial and loyal to “their” Wawa and will often drive past three others to reach their “home” Wawa. Another reason to love Wawa is their dairy. The store began (and still has its dairy operations) as a dairy in Wawa, PA. So their milk, ice cream, sour cream, etc. is locally made and very good. Once you’ve been to a Wawa, there’s no going back to another convenience store. See why here.
Next time you’re in Philadelphia, be sure to see the iconic sights–the Art Museum, Reading Terminal and the Italian Market, Independence Mall and the historic section, the murals scattered around the city and more. When you’re hungry though, now you have a list of “must-try” foods! For more on the above and some other traditionally Philadelphian fare, click here.
People ask this questions all the time, and, obviously, the answer is “It depends.” Several of the deciding factors relate to why someone is considering a change in housing. Sometimes, a “life change” leads to a discussion about moving. Marriage/divorce, new baby, retirement, parents moving in–all of these events can render your current home less workable.
If you’re getting married and the location (or something about the neighborhood or house/property) is not acceptable to your spouse, the writing is on the wall for a move. A new child may mean that more space is necessary. Retirement can mean that finances are tighter, so lower carrying costs are important. A smaller mortgage, lower utility and maintenance costs might be necessary. Some older people also move due to physical limitations expected in the future. For example, a home with single-floor living might be appealing. What if your parents need some help and are going to move in with you? Your home must be able to accommodate them.
In circumstances where location is the driving factor, there’s often no way to avoid a move. If you get a new job which requires you to be in a different location, there’s clearly no choice; you’ll need to move. Same thing if you want a certain school district, to be closer to family or if the neighborhood no longer meets your needs (a new apartment building is being built next to your house, it’s not close enough to public transportation you now need to access, etc.).
In the previous scenarios, there wasn’t much to decide; moving was the only logical choice. However, there are many situations where you might find yourself questioning whether to renovate or move. Particularly in the wake of COVID-induced changes in accepted work styles (e.g. remote employment), there are potentially more options as far as places to move. There are also questions like “Is there a space I can use as an office?” or “Is outdoor playing/entertaining space available?” which are receiving more attention since the pandemic started. The decision of whether to renovate or move has definitely become more complex.
Is your house/property too big? Maybe you’ve become empty nesters and don’t need the 5 bedrooms anymore. If it’s too much to take care of (or too expensive), it’s probably wise to downsize. Maybe, though, your house is now too small. Can you repurpose any existing space to meet your needs? Is an addition a viable solution?
Often, especially in areas like Philadelphia’s Main Line, where I live, the “renovation” question arises because our housing stock is generally old. Old kitchens and baths, small closets, no family rooms and similar frustrations are common. However, many people love the curb appeal and sturdiness of their beautiful stone homes and well-established plantings and try to determine if updating makes sense. Maybe the heater, roof and windows all need replacement. That’s a lot of cash. Remodeling kitchens and baths is very expensive as well.
Can you make your current home into what you’re looking for? Does it lend itself to being adapted? You must always weigh the time, energy, finances and size/restrictions of the property if you’re thinking about keeping your current home. Also ask yourself how much staying in the neighborhood is worth. What about the property (yard/privacy), neighborhood, school district, location (amenities, access to public transportation, specialty shops)? Are these features ones you would not want to give up? Or have your needs and interests changed such that a move might improve your quality of life?
Next, analyze the financial impact of renovating vs. moving. Remember that moving includes costs and hassle relating to selling, buying and moving. Also consider the time involved in a rehab vs a move (including looking at properties). Of course, you’ll also need to consider how mortgage and monthly maintenance costs would compare if you were to move.
So, should you renovate or move? While certain circumstances point in one direction or the other, others require a lot of analysis to determine whether renovating or moving makes more sense. I’d certainly go out and look at properties for sale that could be contenders for a move. I’d also talk to some contractors about costs and time frames for renovating your current home so you have data to work with. For more information and another perspective, click here.
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
If you search for properties on Zillow and find one you’re interested in, you can “click” to be contacted by an agent. There are two ways to do this: the first is to select the listing agent. Did you know? A listing agent has already signed an agreement with the seller, which outlines his confidentiality and fiduciary responsibilities to that seller. Translation: he cannot legally give you any information that might not be in the seller’s best interest for you to have. Realistically, it is nearly impossible for an agent to represent both of you fairly, equally and at a high level of service. Zillow is bad for the buyer if it recommends working with the listing agent.
If you take the other route (not selecting the listing agent), what you get is a random agent who has paid Zillow to show up on listings in that zip code. It is very likely that any agent who is shown under “contact agent” knows nothing at all about the property or possibly even the neighborhood. Now, remember, these agents have paid for your lead and don’t want to lose it. Ask yourself how likely that agent is to be honest with you and explain that the area property you’re interested in is not really in his purview. So whether it’s the original property you inquired about or others nearby that the (randomly assigned) agent shows you, that agent may not be knowledgeable enough to offer you the best representation. Zillow is bad for the buyer if it suggests working with an uninformed agent.
Apparently, I’m not the only one who is concerned about Zillow’s methods. The very afternoon that I wrote this article, a class action suit against Zillow regarding this issue was filed.
Finally, if you were looking for a service provider, would you call the one who advertises the most (and spends the most money paying for leads) or would you ask people you know and trust for a recommendation? If you are not from the area you are considering buying in, then you may not know someone you can ask. You can, use the power of google to search for highly recommended agents for particular locales. There are reviews available on line and I’d suggest calling a few that seem to specialize in helping buyers, particularly relocating buyers who are inherently unfamiliar with the area and will require more time, patience and hand-holding. I’d suggest including the word “relocation” in your search for agents who sell in the area you are considering. Then call and talk with a few. Keep in mind that while experience and how many properties an agent sells are important, rapport and personality fit are also vital in a real estate relationship. The time you’ll spend talking to a few agents in order to choose one to represent you is time well spent.
It depends. (What? you thought you were gonna get a “yes”or “no” answer?) Relocating to a new area is never easy and the decision to do so hinges on lots of different factors. Job, family, access to airports/location near where you want to go, commute, schools, cost of living, lifestyle (outdoors, cultural institutions, sports teams), climate…etc. Then, of course, there’s the ever-elusive and hard to define “vibe” though that is usually more neighborhood specific and few metro areas have a consistent feel to them, so we can leave that for another discussion about individual communities in the Philadelphia area. For more on which neighborhoods might be a good fit, click here, here and here.
Usually, there’s a catalyst for a move. Unhappy with your job? Dissatistifed with your kids’ school options? Want to be closer to family? So, first of all, you’ll want to investigate whether the Philadelphia area offers solutions to those problems. On the flip side, you should also consider what “good things” you might be leaving behind and whether this area can either provide the same ones or ones of equal value to you. Thinking about what you want to leave behind and what you want to make sure is available in your new home can become overwhelming. I recommend making a list titled “What is important to me”. Then list the things in both categories.
Disclaimer: no list will have every important feature on it and the following one is sure to be incomplete. Please use it as a jumping off point–you can add and subtract as appropriate.
Philadelphia has four distinct seasons, which is, in my opinion its best characteristic when it comes to climate. While summer has reasonably high humidity, it’s not as bad as Washington, D.C. or Florida! Fall here is spectacular in terms of beautiful foliage and crisp, clear days interspersed with some rainy or overcast ones. (I maintain that you have much greater appreciation for great weather when you don’t have it everyday and, honestly, a cold rainy day is a perfect excuse to bake cookies or even clean out closets). Winter does bring some snow–usually not enough to prevent people from getting to work or school more than a couple of times a season. Personally, I love to watch it fall and sitting by a fire during a snowfall is one of my favorite things to do. It doesn’t get too awfully cold (under 20 degrees) more than a few days a year. Spring does see a good amount of rain, but Philadelphia is home to lots of flowering trees and they are a stunning and welcome sight after a winter of bare trees.
Location, in my mind, means access to where you want to go. Philadelphia is about two hours from NYC and about three from Washington. It takes under two hours to reach the mountains or the beach. We have a very large airport with lots of both domestic and international flights. Amtrak is easily accessible and bus service to major (and not so major cities) is, as well. I figure a note on the physical landscape would not be out of place here: outside of the city, you will find gently rolling hills, lots of trees, many streams and rivers and very few straight or flat vistas.
The suburbs of Philadelphia boast some of the most highly rated schools not only in the state, but in the nation as well. There is also a tremendous number of private and charter school options available as well as numerous schools offering specialized approaches. Definitely “something for everyone” as the saying goes. School rankings can be difficult to interpret; feel free to contact me for more information.
Obviously, there’s no way for me to tell you what your individual job prospects are in Philadelphia. According to Wikipedia, “Philadelphia’s economic sectors include higher education, manufacturing, oil refining, food processing, health care and biotechnology, telecommunications, tourism and financial services”. There is a wage tax if you work or live within the city limits of Philadelphia, so be aware of that. It’s around 4% (a bit less if you live but don’t work there).
Compared with other cities on the eastern seaboard, Philadelphia has one of the lowest costs of living–lower than Boston, NYC and Washington, D.C. Housing is more affordable. Because of the BYOB phenomenon here, eating out is less expensive as well. Real estate taxes vary–they are lower in the city than outside the city limits, in general. After that, each township is a little different. As a generalization, they are higher in Delaware County than Montgomery and Chester County is usually a bit lower than Montgomery.
Philadelphia is a large city and is similar to many others as far as public transportation, lots of restaurants, plenty of retail (including the King of Prussia Mall, with more stores than even Mall of America!). Because of the large population (it’s the 6th largest metro area in the country), we host many concerts, festivals and other events year-round, so there is always something to see or do. If you’re a sports fan, between the Eagles, Phillies, 76ers and Flyers as well as the Union soccer team, we got you covered.
So, sure, Philadelphia is similar to many large cities. But what features create its unique personality? Well, there is the historic aspect of the city and the municipality takes great pride in showcasing and maintaining the historical sites. All over Philadelphia, you will see evidence of its place in American history. It is a place of many “firsts” (first hospital, first pubic library, etc.) and the city has a very stable feel. Interestingly, the population is overwhelmingly (compared with other large cities) comprised of native Philadelphians. It is not a transient city. (Of course, that doesn’t mean there are no transplants or that they are unwelcome!)
Philadelphia is home to a large number of colleges which brings new ideas and progressive thought to this old city–a nice mixture. We also boast the highest concentration of hospitals anywhere. So medical care is unparalleled, which is an important consideration to some relocators. If cultural institutions like museums and theater are on your list, we have an unbelievably wide array of offerings. Art has a special place in Philadelphia culture; this city is where mural arts began, and there are murals and mosaic scattered all around the city. Food is a big deal here, with lots of signature creations like scrapple, cheesesteaks, water ice and the soft pretzel. From Reading Terminal Market to the Italian Market, food is front and center in Philadelphia. So many features contribute to the uniqueness of Philadelphia that I clearly can’t include them all, but hope that I’ve imparted the “flavor”.
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
If you are considering relocating to the Philadelphia region, you’ve probably done your fair share of googling to try to determine which neighborhoods would be the best fits. Budget, commute to work, type of housing available, amenities, “personality” and other factors will all effect your choice. How, though, are you supposed to gather reliable information about the towns and communities in the Philadelphia metro area? I googled it, and what I found was a Niche rating that consisted of individuals’ comments. There were other sites that listed what appeared to be random communities and provided no details about the personalities of those towns.
I found it frustrating and I already live in the Philadelphia area! As a realtor who specializes in helping relocating buyers find a wonderful new home–not just house, but home, which means neighborhood is a critical piece of the puzzle–I knew better information was essential. So, I created a Guide to Main Line Philadelphia’s Neighborhoods. Why the Main Line? What is the Main Line?
First, I’ll answer why the Main Line. While some people with families are happy in a city lifestyle, because of some of the space challenges (both inside living area and places to play outside) are severely limited as well as the fact that the Philadelphia School District does not rank high in the ratings, most families I speak with end up wanting to buy in the Philadelphia suburbs. So, now to answer “What is the Main Line?” The Main Line comprises the well-established group of towns with excellent schools immediately to the northwest of the city of Philadelphia. The Main Line has long been synonymous with a conveniently-located, safe environment that offers great schools and amenities. The Main Line lifestyle is in high demand and anyone moving to the area will need accurate, detailed information about its different neighborhoods. My Guide to Main Line Neighborhoods provides exactly that information.
Of course, identifying which communities are your target areas is a major step, but there are lots of other things to consider when relocating to the Philadelphia region. Relocating buyers need to know about closing costs, taxes, the Pennsylvania home buying process and plenty of other local-specific topics. In order to address these issues, I wrote Home Buying in PA 101 and I packaged it along with the Main Line Neighborhood Guide and other pertinent information into my Main Line Moving Manual which I’m happy to send you for free in pdf form. Just send me a quick email at jen@jenniferlebow.com requesting it. If you would like to see Home Buying 101 as a video series, click here.
For more about relocating from another state, click here.
It’s hard enough to uproot yourself and your family–you don’t want to make a mistake when buying a home in your new location. As you can see, a relocation involves lots of important decisions that can’t be made until you have enough data and understanding to ask the right questions. That’s my specialty: answering the questions you don’t even know to ask (as well as the ones you do ask!). I’m the Main Line Relocologist, the neighborhood guru. I will guide you through the entire process of relocating and buying a home in the Philadelphia area to ensure you find a terrific fit! Contact me if you’d like to talk about your relocation! 610 308-5973, 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
Jen LeBow’s Butternut Squash Soup
Preheat oven to 400°.
Slice lengthwise and place face down on foiled cookie sheet:
2 butternut squashes
2 sweet potatos (about 8 oz. each)
2 white potatos (about 8 oz. each)
Bake about 30 minutes—just long enough to get flesh out of skins without having to peel and chop.
While squash and sweet potatos are baking:
Chop:
2 small onions
2 stalks celery
2 carrots
1 sweet red apple
In very large pot:
Melt 4 T butter
Add all vegetables, including potatos and squash
Cook on medium until vegetables just begin to brown (about 10 minutes).
Add 2 qts. vegetable (or chicken) stock
Bring to boil, then reduce heat and simmer, covered for 50 minutes or until vegetables are completely soft.
In food processor or with stick blender, process soup until smooth.
Season to taste (these amounts are light) with:
1 t cardamom
½ t cloves
½ t allspice
1 ½ T maple syrup
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