R5Realty News and Notes

Market Snapshots and Commentary on Value and Quality of life along the former Main Line of the Pennsylvania Rail Road, up until recently called the R5 Line, and now officially known as the Paoli /Thorndale line. R5Realty runs from Center City Philadelphia through the walkable, Westward outlying Towns & Townships.

Saturday, August 3, 2013

July 2013's Homes Sold in Lower Merion Township and Swiss Miss near Narberth Station

Narberth Swiss Miss: Location, Lot Size, Expandable, 2 Baths 
There's a bunch of these mini Swiss Farms-style doodads on Dudley Avenue in Narberth. At about 1,000 sq ft, with small bedrooms, a bath, and only a skip and a jump to the train, these are quintessential starter-homes that can be had in the low 300s. Some of these bungalots have a double-wide lots and the owners have kicked out (very welcome) additions.
This one at 302 Dudley has a wider lot than most and features a two-car garage in the backyard. The exterior, including kitchen and two full baths was recently upgraded throughout. Newest owners just paid $325,000 (net) in July, which was a very fair market price, but one with excellent chance of above average returns and enjoyment of ownership.

Lower Merion Home Transactions: Nearly 100 Settled in July 2013  (priced under one million)

Street Address Town Sold For Beds Baths Sq Ft Listed For
31 W Spring Ave Ardmore $96,299 4 1 1,434 $96,000
229 Marlboro Rd Ardmore $281,000 3 1.1 1,332 $315,000
33 Chatham Rd Ardmore $312,000 3 1 1,332 $320,000
136 Drexel Rd Ardmore $422,500 5 2 1,969 $450,000
505 E Spring Ave Ardmore $535,000 4 2.2 2,600 $525,000
79 Jefferson St BalaCynwyd $150,000 2 1 896 $159,000
130 Jefferson St BalaCynwyd $171,666 2 2.1 1,360 $183,000
132 Jefferson St BalaCynwyd $171,667 2 2.1 1,360 $183,000
134 Jefferson St BalaCynwyd $171,667 2 2.1 1,360 $183,000
310 Parsons Ave BalaCynwyd $208,000 4 1 1,836 $220,000
112 Rolling Rd BalaCynwyd $375,000 3 2 1,551 $375,000
309 Penbree Ter BalaCynwyd $415,000 4 2.1 2,295 $399,900
30 Aberdale Rd BalaCynwyd $440,000 5 3 2,830 $435,000
709 Oxford Rd BalaCynwyd $450,000 4 2.1 2,260 $420,000
725 Yale Rd BalaCynwyd $499,000 4 3 2,241 $494,900
100 Overhill Rd BalaCynwyd $560,000 4 3.2 2,897 $559,000
308 Clwyd Rd BalaCynwyd $570,000 4 2.1 2,952 $574,900
507 Cynwyd Cir BalaCynwyd $574,000 4 2.2 2,706 $569,000
11 Llanberris Rd BalaCynwyd $590,000 5 3.1 3,496 $615,000
370 Bala Ave BalaCynwyd $750,000 4 3.1 3,095 $775,000
321 Llandrillo Rd BalaCynwyd $810,000 6 3.1 3,394 $819,000
20 E Newfield Way BalaCynwyd $960,000 5 3.1 3,051 $1,025,000
752 E Railroad Ave Bryn Mawr $178,570 3 1 918 $179,900
901 County Line Rd Bryn Mawr $200,000 1 1 1,056 $195,000
721 Waverly Rd Bryn Mawr $555,000 4 3 2,456 $564,900
46 Franklin Ave Bryn Mawr $603,000 4 2.1 2,414 $599,000
804 Edwin Ln Bryn Mawr $730,000 5 3.1 3,556 $765,000
820 Pennstone Rd Bryn Mawr $877,500 4 3.1 3,101 $999,999
315 Thornbrook  Bryn Mawr $987,500 10 6.1 9,100 $1,250,000
405 Berkley Rd Haverford $392,500 4 2 1,966 $405,000
519 Old Buck Ln Haverford $405,000 2 2 1,636 $410,000
346 Trevor Ln BalaCynwyd $555,000 4 2.1 2,412 $549,000
129 Winchester Rd Merion $280,000 3 1.1 1,330 $280,000
233 Upland Rd Merion $345,500 4 2.1 1,804 $369,900
209 Edgehill Rd Merion $363,000 4 3.1 1,969 $369,900
618 Schiller Ave Merion $434,000 3 2.1 1,728 $439,900
405 Maplewood Rd Merion $450,000 4 2 1,624 $439,000
533 Kenmore Rd Merion $507,000 4 2 1,918 $499,000
521 E Wynnewood  Merion $510,000 5 3.1 3,102 $525,000
524 Baird Rd Merion $630,000 5 3.1 2,817 $650,000
127 Merbrook Ln Merion $640,000 6 3.1 2,983 $640,000
550 Lafayette Rd Merion $650,000 4 2.1 3,000 $665,000
420 Meadow Ln Merion $661,000 4 3.1 3,326 $672,500
1051 Lemar Cir Merion $662,500 4 3.1 3,475 $700,000
275 N Bowman A Merion $680,000 4 4.1 3,135 $679,000
226 Springhouse Ln Merion $740,000 4 2.2 2,768 $749,000
403 Country Ln Narberth $300,000 3 1.1 1,296 $319,000
124 Conway Ave Narberth $310,500 3 1 1,156 $315,000
302 Dudley Ave Narberth $335,000 3 2 1,056 $349,900
12 Sabine Ave Narberth $375,000 3 1.1 1,449 $399,000
1302 Montgomery  Narberth $390,000 3 2.1 1,664 $369,000
29  Hansen Ct Narberth $397,500 4 3.1 2,479 $399,900
209 Elm Ter Narberth $470,000 5 1.1 1,786 $475,000
434 Anthwyn Rd Narberth $480,000 4 2.2 2,153 $499,000
505 Haverford Ave Narberth $485,000 4 2 2,256 $499,000
416 Haverford Ave Narberth $522,000 5 2.1 2,166 $525,000
503 N Wynnewood  Narberth $530,000 3 2.1 2,262 $499,000
108-110 Grayling  Narberth $720,000 6 3 2,865 $750,000
1239 HagysFord  Penn Valley $435,000 4 3 1,849 $449,000
326 Hidden River  Penn Valley $435,000 4 3 3,522 $439,000
1128 Greentree Ln Penn Valley $598,000 4 3.1 2,480 $609,000
401 Helen Cir Penn Valley $625,560 5 3.1 3,615 $669,000
519 Penn Valley Rd Penn Valley $900,000 5 5.2 5,137 $925,000
704 Hagys Ford Rd Penn Valley $938,000 4 3.1 3,139 $925,000
720 Panorama Rd Villanova $455,000 3 2 2,451 $449,000
1919 Firethorn Ln Villanova $631,000 5 2.1 3,600 $649,000
306 Clairemont Rd Villanova $670,000 5 3.1 3,197 $649,000
547 Oriole Ln Villanova $725,000 4 2.1 3,124 $859,000
2183 N Stoneridge  Villanova $740,000 3 2.1 2,971 $789,000
769 Mustin Ln Villanova $766,000 4 3.1 4,031 $795,000
243 Trent Rd Wynnewood $220,000 3 1 1,206 $225,000
236 Crosshill Rd Wynnewood $276,000 3 1 1,341 $274,900
841 Delmont Dr Wynnewood $299,000 3 1.1 1,517 $299,000
138 Henley Rd Wynnewood $337,500 4 2.1 2,354 $325,000
1510 Powder Mill  Wynnewood $355,000 3 2 1,562 $359,000
1401 Edgevale Rd Wynnewood $360,000 4 4.1 2,406 $359,000
1235 Knox Rd Wynnewood $365,000 3 2.1 2,324 $375,000
1408 Remington Rd Wynnewood $367,000 3 2.1 1,491 $385,000
101 Overbrook Pk Wynnewood $382,000 4 2.1 2,258 $399,000
509 Twin Oaks Dr Wynnewood $420,000 4 1.2 1,959 $425,000
1345 Overbrook Rd Wynnewood $465,000 3 2 2,060 $489,000
1318 Sussex Rd Wynnewood $469,500 3 2 2,488 $469,500
244 Hathaway Ln Wynnewood $537,500 5 3.1 2,964 $549,900
7 Wiltshire Rd Wynnewood $555,000 4 3.1 2,733 $575,000
406 Parkview Dr Wynnewood $560,000 4 2.1 2,129 $562,900
11 Greenhill Ln Wynnewood $617,000 4 3.1 2,537 $625,000
822 Primrose Ln Wynnewood $645,000 4 3.1 2,648 $669,000
431 Redleaf Rd Wynnewood $649,000 4 2.2 2,100 $649,000
1316 Medford Rd Wynnewood $689,000 6 3.1 3,444 $700,000
1233 Medford Rd Wynnewood $732,500 6 4.1 3,139 $769,000
542 Montgomery Sch. Wynnewood $760,000 4 3.1 3,323 $769,900
426 Parkview Dr Wynnewood $900,000 4 2.1 3,025 $924,000

For Photos and Details on Each Property Click Here or the headline above


Contact Ted to Discuss Home Values or with questions about Buying or Selling houses.
Ted@R5Realty.com  or 610.348.7972.   Prudential Fox & Roach, Haverford Station, Pa.


Narberth's July 4th Fireworks were Delayed but not Derailed by Missing Girl Drama

Narberth Fireworks celebrated both Indepdence and Reuniting
 With the sky darkened and the hour well past nine, our July 4th fireworks crew at Narberth Park eagerly anticipated the main event, and an to end of the time-killing patter and announcements from the stage..  
But then - without any fanfare, the good-natured, barely-audible emcee casually tucked in an announcement concerning a missing 10-year-old girl. The humdrum Amber Alert continued to be parsed into the pre-show banter at a volume level just a tad above discernible - at least for the many of us sitting in the prime-viewing section on the infield.
After nearly another five to ten minutes of laid-back, hard-to-decipher mentions of the missing girl, another voice emerged loud and clear, through the speakers. The crowd was crisply called to attention and the missing girl's identity, age, description and last-known whereabouts were decisively and unambiguously announced by a new authoritative voice that meant business.
This voice advised that the lost girl had been visiting from out-of-town and became separated from her family while milling in the throng through the streets surrounding Narberth Park's viewing area.. Given the family atmosphere and relative security of the environs, I think most locals - myself included - were concerned but confident of a swift and successful resolution.
But the drama persisted for some time. The crowd was repeatedly admonished to be silent and look around for the missing girl. The girl was urged and cajoled to make her presence known if she could hear the alarm. The pre-show revelry was completely usurped by an all-out Amber Alert and palpable tension as the minutes continued to tick by.
It became real evident that there would be and could be no joyful fireworks show, as long as the specter of a lost, wandering, potentially abducted girl was left without a happy resolve.
Narberth is a small borough with an idyllic facade, but July 4th Fireworks draw a huge crowd from neighboring towns and the city of Philadelphia, less than two miles away.
I'm sometimes unduly afraid - but when rational - I'm doubtful the worst has ocurred or will occur. Despite the constant internet-reports of child-related tragic events somewhere on the globe, mundanity has a huge statistical probabiltiy  over serial-style outcomes. 
Even so, practical cynicism was no match for the immediate anxiety I felt as the Amber-like Alert generated no found girl and was repeated several times. From the murmuring of fellow blanket-sitters, it was evident my concerns were shared by others.
If she's here, why doesn't somebody recognize her? Why doesn't she reach out to someone and say, "I'm the girl."  What if she got turned around, scared of the crowd, isolated and possibly controlled by one of the many strangers at this fairly chaotic, night-time public festivity?
Adding to the intensity, was the fact that this girl and her parents had just come from the same nearby backyard bbq that I attended with my son. She'd been horsing around with him and other kids just hours before. Hysterical over-reaction or not, me and many others had knots in our stomachs juggling our worst fears among the ice cream trucks and glow sticks.
I thought about the girl's parents and the anxiety and guilt they must be experiencing. I tried on the analytical cynicism and wondered what this scene would have been like some 40 years earlier when I was a boy. Would a child lost for 30-some minutes in 1973 have created so much intensity? Were things different back then and the world a safer more predictable place? Are we just hyper-aware of danger now and in need of a big chill pill?
After way too long, the announcement finally came from the stage that the little girl had been found. Everyone cheered! We couldn't see it for the crowd, but the emcee gave a play-by-play of the missing girl and her Daddy embracing in front of the stage... What a relief.
Moments later, in the few seconds between the National Anthem's conclusion and sucking thud of the first rocket's launch, an Amtrak train came speeding down the tracks overlooking the park and let loose a sublimely-timed and fervent whistle blast. I let out a loud whoop, threw my fist into the air, celebrating the happy outcome and chance to finally just lay back and enjoy the show.

July 2013's Home Transactions in Radnor and Haverford Townships (from 100k to 1million)


149 Hastings, Havertown: 3BR/Garage Available Now $259,900
About 100 homes officially sold/settled for under a million dollars in Haverford/Radnor Townships in July 2013. Demand has eased and attractive and well-priced values remain on the market, including this 3/bedroom, 1/bath ranch home on a rangy, rectangular corner lot in quiet, friendly Havertown enclave near St. Denis Church.  Upsides include hardwood floors, solidly maintained interior/exterior, central air conditioning, cool breezeway area between rear bedroom and garage could become very appealing master bath suite. Large yard for dog, activities. Basement is large and offers good possibilities as well. Hastings Avenue is a low traffic street in a neighborhood that is quiet but convenient to Havertown & Mainline shopping, transit, high-quality public education. Listed by Deb Dorsey at Prudential Fox & Roach Rosemont and worth seeing.

July 2013 Residences Sold in Haverford and Radnor Townships for less than one million

Street Address Town Sold For Beds Baths Sq Ft Listed For
801 Clifford Ave Ardmore $203,000 3 1.1 1,312 $224,900
625 Kenilworth Rd Ardmore $210,500 3 2 1,392 $219,000
2211 Haverford Rd Ardmore $225,000 3 1.1 1,368 $225,000
2223 Haverford Rd Ardmore $238,000 3 1.1 1,368 $249,500
2413 Belmont Ave Ardmore $257,500 3 1.1 1,467 $289,000
610 Hazelwood Rd Ardmore $283,000 4 1.1 2,110 $289,000
2741 Morris Rd Ardmore $290,000 4 2 1,324 $299,000
2705 Sunnybrook Ln Ardmore $295,000 4 2.1 2,130 $300,000
2900 Haverford Rd Ardmore $355,000 4 2.2 2,362 $359,000
12 Westfield Rd Ardmore $680,000 5 3.1 3,329 $735,000
205 Shawnee Rd Ardmore $757,500 4 3.1 2,903 $750,000
224 Rockingham  Bryn Mawr $235,000 3 1.1 1,270 $259,000
625 Dayton Rd Bryn Mawr $242,500 3 1.1 1,392 $249,900
812 E Haverford  Bryn Mawr $250,000 3 1.1 1,400 $260,000
303 Bailey Rd Bryn Mawr $315,000 3 1.1 1,320 $315,000
714 S Roberts Rd Bryn Mawr $430,000 4 2.1 2,865 $475,000
133 Rodney Cir Bryn Mawr $439,000 4 2 1,767 $439,000
540 S Bryn Mawr  Bryn Mawr $600,000 4 3 3,338 $625,000
328 Strathmore Dr Bryn Mawr $635,500 6 4.1 3,360 $659,900
531 Brandymede  Bryn Mawr $760,000 5 3.1 3,480 $749,999
972 Sproul Rd Bryn Mawr $775,000 4 2.1 3,479 $800,000
756 Buck Ln Haverford $300,000 4 3 1,528 $299,900
607 College Ave Haverford $667,000 3 3.1 3,296 $665,900
316 E Township Ln Havertown $110,000 3 1.1 1,280 $108,000
37 Sycamore Rd Havertown $140,000 3 1.2 1,556 $199,900
1304 Warren Ave Havertown $147,900 2 1 700 $164,900
401 N Manoa Rd Havertown $166,666 3 2 1,678 $195,000
325 Windsor Park  Havertown $175,000 3 1.1 2,189 $199,900
133 S Eagle Rd Havertown $180,000 3 1 1,276 $189,900
222 Wickford Rd Havertown $180,000 3 1.1 1,292 $215,000
1037 Bon Air Rd Havertown $199,000 4 1 1,216 $214,900
139 E Marthart Ave Havertown $210,000 3 2 1,730 $200,000
627 Grand Ave Havertown $212,000 3 2 1,290 $200,000
18 E Marthart Ave Havertown $225,000 3 1 1,258 $225,000
2453 Wynnefield Dr Havertown $237,500 3 1 1,768 $239,900
1318 Annabella Ave Havertown $249,900 3 2 1,603 $249,900
2328 Poplar Rd Havertown $249,900 3 2.1 1,392 $249,900
16 Pearson Ln Havertown $250,000 3 2 1,389 $250,000
532 N Manoa Rd Havertown $250,000 3 2.1 1,523 $260,000
325 Brookline Blvd Havertown $258,000 4 1.1 1,679 $267,500
24 Maryland Ave Havertown $259,000 3 2 1,350 $259,900
2715 Prescott Rd Havertown $265,900 3 1.1 1,787 $269,900
603 Merion Ave Havertown $265,900 2 1 1,201 $259,900
25 Strathmore Rd Havertown $270,000 3 1.1 1,899 $275,000
244 Friendship Rd Havertown $275,000 3 1.1 1,731 $284,900
504 Virginia Ave Havertown $276,600 3 1 1,664 $279,000
1706 Mount Pleasant  Havertown $283,000 3 2.1 1,478 $286,000
307 Francis Dr Havertown $285,000 4 1.1 1,546 $309,900
144 Merrybrook Dr Havertown $295,000 3 2 1,675 $299,000
1600 Melrose Ave Havertown $297,000 3 1.1 1,400 $299,900
611 E Manoa Rd Havertown $299,500 3 3.1 1,699 $299,500
326 Kenmore Rd Havertown $300,000 3 2 1,665 $345,000
512 Devon Rd Havertown $300,000 4 2 1,751 $293,500
25 Nancy Dr Havertown $305,000 5 2.1 2,604 $319,900
417 Heatherwood  Havertown $305,000 3 2 1,652 $309,900
46 Princeton Rd Havertown $308,000 4 1.2 1,652 $310,000
345 Golf Hills Rd Havertown $320,000 4 2.1 2,602 $325,000
133 Golf Hills Rd Havertown $320,000 4 2.1 1,675 $319,000
336 David Dr Havertown $320,500 4 2.1 2,346 $325,000
1736 Green Valley Rd Havertown $322,000 3 2.1 2,100 $349,000
600 Ellis Rd Havertown $335,100 4 2.1 2,189 $325,000
1608 Surrey Ln Havertown $342,000 3 2 1,889 $345,000
1214 Bon Air Rd Havertown $350,000 4 2.1 2,736 $369,900
241 David Dr Havertown $355,000 4 2.1 2,328 $355,000
69 Fairfield Rd Havertown $365,000 4 1.2 2,300 $369,900
23 E Langhorne Ave Havertown $402,500 4 3 2,700 $415,000
728 E Manoa Rd Havertown $405,000 4 3.1 2,750 $419,000
501 E Manoa Rd Havertown $495,000 5 3.1 2,602 $495,000
539 Grand Ave Havertown $505,000 4 2.1 3,655 $499,000
10 Radnor Way Radnor $590,000 5 2.1 3,587 $625,000
226 Williams Rd Rosemont $210,000 3 1 1,388 $215,000
6 Lowrys Ln Rosemont $450,000 4 2.1 2,392 $469,000
9 Braxton Rd Rosemont $465,000 3 3 2,055 $478,900
508 Saint Davids Rd Saint Davids $740,000 5 2.1 2,615 $750,000
118 Hillside Cir Villanova $325,000 4 1.1 1,963 $325,000
522 Sproul Rd Villanova $375,000 3 2 1,427 $375,000
333 Radnor Chester  Villanova $565,000 4 2.1 2,991 $579,000
510 Chandler Ln Villanova $600,000 3 2.1 2,270 $670,000
167 Wooded Ln Villanova $685,000 4 2.1 2,448 $674,900
707 Knox Rd Villanova $900,000 5 3.1 3,750 $889,000
407 Fairview Dr Wayne $190,000 2 1 950 $235,000
311 Conestoga Rd Wayne $465,000 4 1.1 2,510 $485,000
512 Arbordale Rd Wayne $550,000 5 2.1 2,400 $599,000
131 Pine Tree Rd Wayne $670,000 4 3.1 2,905 $675,000
518 Oak Grove Ln Wayne $892,000 3 3.1 4,298 $939,000
231 Chamounix Rd Wayne $925,000 4 3.1 2,472 $925,000
821 Powder Mill Ln Wynnewood $338,000 3 1.1 1,738 $349,000
314 Farwood Rd Wynnewood $434,000 4 3.1 2,950 $434,000

Click Here to see photos and details on all the sales indicated above. For further information or to contact us to discuss buying or selling a home email Ted@R5Realty.com or call 610.348.7972.


Mill Creek: Stream of Consciousness rolls by Developmental Tumbleweeds and Dust Bunnies

1400 Mill Creek Rd. is unused industrial space bordered by parkland.
A weekday evening in high summer is a fine time to take to the back roads of Gladwyne and Penn Valley. Hang a sharp right off 23 onto Mill Creek Rd and follow the quiet road and creek through taller trees and downwards towards the Schuylkill.

On the left is the old  Barker Mill, for 200 years astride Mill Creek and one-time home to a munitions factory, textile mill, work space and recording studio for Boyz II Men, etc...

Vacant for almost a decade and moderately dilapidated for age and unuse, it's a grand setting to snoop or set down by the creek and ponder new incarnations for the forested fortification. A parking turnout is directly across from the property entrance, which is unprotected by a collapsing fence. About halfway back is a portal down to a small but rewarding waterfall.

The current owner, O'Neill properties had imagined morphing the industrial-sized, Class 1 Historic property into a 34-unit apartment complex. Given the breath-taking beauty and relative inaccessibility of the setting, this seems the most viable commercial enterprise. But the housing market collapse and other complexities of the project have seen O'Neill lose interest in the project and a buyer has been courted for nearly a year.

For now, the mill sits silent, and that's not a bad thing at all. Acres of Lower Merion parkland are directly adjacent to the site, including Rolling Hill Park, which features a great ridge-side trail that spills into the sleeping mill's parking lot. Climb the nearly two-mile trail that runs through woods and emerges into delightful hilltop meadows home to the Lower Merion Conservancy.

Gladwyne and Penn Valley offer many homeowners million dollar views and opportunities to commune with a lushly vegetated and wonderfully eclectic topography. Perhaps someday Barker Mill will become that place for a charmed few more. Until then, the peaceful spot is pleasantly aloof and vulnerable to having its pleasures pillaged via public access borders.