Mainline First-Time Buyer Homes Sold During July and August 2012 Include Wynnewood Foreclosure

This bank-owned, foreclosure home in Wynnewood's Indian Creek development didn't last long. With a list price of only $425,000 - and located in a neighborhood of 4-bed, 2+bath contemporary homes that sell anywhere from the mid-500ks to the mid-700ks - a feeding frenzy ensued. Just six days after being listed in late June, the house at 911 Primrose Lane was under contract for $470,000 cash.  Most sellers price from the top and dip down. In this case, pricing from the bottom up yielded quick results for the bank.

Lower Merion and Narberth: 2012 Summer Home Sales Under $500,000

Street Address	Sold Price	Town	Beds	Baths	Sq Ft	Listed At
125 Walnut Ave	$141,500	Ardmore	6	2	2,358	$165,000
18 N Wyoming Ave	$218,000	Ardmore	3	1	1,464	$219,000
209 Edgemont Ave	$253,000	Ardmore	5	1.1	1,768	$259,000
43 Chatham Rd	$320,000	Ardmore	3	1	1,332	$324,900
308 Inwood Rd	$350,000	Ardmore	3	1.1	1,493	$359,000
202 Cricket Ave	$360,000	Ardmore	3	1	1,451	$350,000
1317 W Wynnewood	$367,000	Ardmore	4	2.1	2,312	$374,900
131 Linwood Ave	$395,000	Ardmore	4	2.1	2,000	$389,000
110 Saint Pauls Rd	$476,000	Ardmore	5	2.1	2,536	$489,000
316 Pembroke Rd	$205,000	Bala Cynwyd	4	1.1	1,450	$234,900
129 Upland Ter	$280,000	Bala Cynwyd	5	1.1	1,555	$295,000
708 Fordham Rd	$310,000	Bala Cynwyd	3	2.1	1,959	$320,000
125 Birch Ave	$357,500	Bala Cynwyd	6	2	2,390	$449,900
204 Cynwyd Rd	$365,000	Bala Cynwyd	3	2.1	1,800	$374,850
38 Aberdale Rd	$387,500	Bala Cynwyd	6	2.1	2,332	$400,000
103 N Highland Ave	$392,000	Bala Cynwyd	6	3.1	2,903	$445,000
607 Conshohocken	$397,000	Bala Cynwyd	4	2.1	2,681	$399,000
135 Cynwyd Rd	$429,000	Bala Cynwyd	5	2.1	2,409	$429,000
120 Birch Ave	$455,000	Bala Cynwyd	3	3.1	2,694	$499,000
104 Lyle Ave	$245,000	BalaCynwyd	3	1.1	1,301	$249,000
318 Pembroke Rd	$275,000	BalaCynwyd	4	1.1	1,666	$275,000
161 Rolling Rd	$399,000	BalaCynwyd	3	2.1	2,241	$399,000
1048 Floyd Ter	$185,000	Bryn Mawr	3	1.1	1115	$199,999
44 N Roberts Rd	$236,000	Bryn Mawr	3	1.1	1,279	$250,000
410 Righters Mill Rd	$290,000	Gladwyne	5	1	1,295	$299,000
1300 Colton Rd	$465,000	Gladwyne	5	3.1	5,177	$525,000
171 Stoneway Ln	$232,500	Merion	3	1.1	1,700	$244,800
328 Woodbine Ave	$225,000	Narberth	3	1	1,152	$250,000
217 Iona Ave	$285,000	Narberth	4	1.1	1,333	$300,000
106 Sabine Ave	$300,000	Narberth	3	1	1,208	$309,000
218 Hampden Ave	$312,000	Narberth	3	2.1	1,392	$324,900
9 Schiller Ave	$325,000	Narberth	4	1.1	1,686	$335,000
340 Meeting House	$330,000	Narberth	4	2	1,308	$349,000
121 Elmwood Ave	$380,000	Narberth	5	1.1	2,219	$374,000
26 Hansen Ct	$381,000	Narberth	2	2.1	2,075	$399,999
500 Dudley Ave	$407,000	Narberth	3	1.1	1,332	$415,000
8 Wynnewood Ct	$410,000	Narberth	5	4	1,953	$429,900
6 Langdon Ln	$465,300	Narberth	4	2.1	2,219	$500,000
1133 Hillcrest Rd	$407,000	PennValley	4	3.1	3,301	$499,900
339 Hidden River	$470,000	PennValley	5	3.1	3,318	$529,000
2058 Matson Cir	$390,000	Villanova	4	2	1,653	$399,500
251 Trent Rd	$260,000	Wynnewood	3	1	1,206	$268,000
1416 Greywall Ln	$275,000	Wynnewood	4	2.1	1,668	$299,900
502 E Wynnewood	$325,000	Wynnewood	4	1.1	1,426	$325,000
26 Rolling Rd	$354,000	Wynnewood	5	2.1	1,981	$399,000
1509 Sheffield Ln	$355,500	Wynnewood	4	2.2	2,346	$375,000
1316 W Wynnewood	$365,000	Wynnewood	4	2.1	2,204	$399,000
1516 Sheffield Ln	$367,000	Wynnewood	3	2.1	2,434	$369,000
49 Overbrook Pkw	$372,500	Wynnewood	3	2.1	2,485	$374,900
1512 Surrey Ln	$390,000	Wynnewood	4	2.1	2,360	$399,000
1504 Ashford Way	$410,000	Wynnewood	3	3	2,262	$399,900
110 Harrogate Rd	$445,000	Wynnewood	4	2.1	1,914	$459,900
1511 Brinton Park	$452,000	Wynnewood	3	3.1	3,089	$459,999
911 Primrose Ln	$470,000	Wynnewood	4	2.1	2,979	$424,900
522 Wynlyn Rd	$485,000	Wynnewood	4	2.1	2,620	$489,000





Summer 2012 Home-Selling Prices in Lower Merion and Narberth: The Half-Million to One Million Division

Set on a lush acre in wooded Penn Valley, this contemporary (1958) split-level at 413 Hidden River Rd. has had its kitchen, living room, windows and more handsomely remodeled and updated since it sold in 2007 for $450,000. Emblematic of today's relative values in the 500k- 1 million dollar price point, it resold this August for a net price of only $515,000 and two weeks on market.

Street Address	Town	Beds	Baths	Sq Ft.	Sold Price
140 Lodges Ln	BalaCynwyd	4	2.2	2,676	$598,000
125 E Princeton Rd	BalaCynwyd	4	3.1	3,023	$636,000
32 Overhill Rd	BalaCynwyd	6	3.1	3,238	$706,325
116 N Highland Ave	BalaCynwyd	6	3.1	3,411	$760,000
18 Derwen Rd	BalaCynwyd	4	2.1	3,491	$839,000
118 Pennsylvania Ave	Bryn Mawr	3	2.1	2,978	$650,000
714 Waverly Rd	Bryn Mawr	4	2.1	3,542	$670,000
122 Pennsylvania Ave	Bryn Mawr	3	2.1	3,257	$715,000
130 Pennsylvania Ave	Bryn Mawr	3	2.1	3,333	$735,000
720 Oak Springs Rd	Bryn Mawr	4	3.1	4,250	$839,000
431 Caversham Rd	Bryn Mawr	4	2.1	2,592	$900,000
810 Great Springs Rd	Bryn Mawr	4	3.1	4,699	$965,000
1729 Sylvan Ln	Gladwyne	4	2.1	3,500	$605,000
533 Scott Rd	Gladwyne	4	4	4,035	$630,000
1012 Black Rock Rd	Gladwyne	4	2.1	2,501	$675,000
369 Righters Mill Rd	Gladwyne	2	2.1	2,140	$895,000
311 Laurel Ln	Haverford	4	3.1	4,335	$770,000
424 Berkley Rd	Haverford	5	3.1	2,951	$849,000
521 Mercer Rd	Merion	3	3.1	3,146	$525,000
537 Revere Rd	Merion	4	2.1	2,098	$525,000
553 Heath Rd	Merion	6	3.1	2,657	$530,000
724 S Bowman Ave	Merion	4	3.2	2,968	$555,000
751 S Latches Ln	Merion	4	2.1	2,413	$587,500
26 Raynham Rd	Merion	6	3.1	5,578	$780,000
455 Hidden River Rd	Narberth	2	2.1	2,016	$500,000
602 Fairview Rd	Narberth	4	3	2,241	$525,000
104 Foxhall Ln	Narberth	4	3.1	2,759	$630,000
10 Hampden Ave	Narberth	5	3.1	2,485	$750,000
146 Merion Ave	Narberth	5	2.1	3,565	$755,000
1101 Tower Ln E	Narberth	4	3.3	4,512	$885,000
413 Hidden River Rd	PennValley	3	2.1	1,746	$524,000
1124 N Woodbine Ave	PennValley	5	4.2	4,766	$549,999
1614 Flat Rock Rd	PennValley	4	2.1	3,905	$550,000
1125 N Woodbine Ave	PennValley	4	2.2	2,417	$570,000
810 Larkspur Ln	PennValley	5	4	3,358	$710,000
405 Caranel Cir	PennValley	4	2.1	3,820	$745,000
227 Tower Ln	PennValley	5	3.1	4,575	$811,000
1211 Chermar Ln	PennValley	5	4.1	3,730	$865,000
434 Old Gulph Rd	PennValley	4	4.1	4,592	$870,000
1130 Tower Ln E	PennValley	6	4.1	4,918	$958,000
2041 Stoneridge Ln	Villanova	4	2.2	2,578	$625,000
544 Oriole Ln	Villanova	5	2.1	2,858	$725,000
710 Mount Moro Rd	Villanova	5	4.2	5,214	$775,000
728 Canterbury Ln	Villanova	4	4.1	5,354	$887,500
412 Williams Rd	Wynnewood	4	3.1	2,807	$509,900
17 Wiltshire Rd	Wynnewood	4	2.2	2,177	$510,000
433 Shortridge Dr	Wynnewood	3	1.1	2,344	$520,000
606 Fariston Dr	Wynnewood	4	2.2	2,238	$525,000
1359 Arbordale Rd	Wynnewood	5	3.2	2,381	$540,000
515 Clothier Rd	Wynnewood	4	2.1	3,300	$550,000
334 Station Rd	Wynnewood	5	2.1	2,280	$570,000
1332 Morris Rd	Wynnewood	3	3.1	2,664	$570,300
1360 Garden Rd	Wynnewood	5	3.2	4,369	$669,000
819 Primrose Ln	Wynnewood	4	3.1	3,612	$715,000
440 Witley Rd	Wynnewood	5	3.1	2,915	$730,000
726 Sussex Rd	Wynnewood	4	3.1	3,138	$783,750
455 Warick Rd	Wynnewood	4	3.1	4,834	$920,000

Of Honest Intentions and Inebriated Beavers in Wynnewood: Lower Merion Fence Regulations

Disputed Wynnewood fence: trimmed and untrimmed portions.

Make sure to review Lower Merion fence-building regulations before allowing your contractor to get started. These Wynnewood homeowners with street frontage near the well-traveled crossroads of Bowman Ave. & Wynnewood Rd. said they grew weary of passerby-litterbugs tossing trash into the backyard where their children play.

This spring, they decided to erect a solid, picket-fence similar in size and construction to the one which protects their neighbors' adjacent property. Despite their reasonable goals: Preventing folks from using their yard as a trashcan, And doing so with a fence in visual harmony with that of the neighbors, Lower Merion township rebuked the finished product.

While the fence was handsome and nearly identical to the neighbors' 6-foot fence, it was built 2-feet taller than current township regulations permit. Township codes do clearly indicate that all newly-constructed, solid fences (on property with frontage on township roads) may not exceed 4-feet in height. The homeowners appealed the township's rejection of their fence on grounds it did not exceed the size of any neighboring ones. They also stressed the importance of its stature in terms of quality of life and deterring drive-by littering.

Much of fence was roughly hemmed to comply with Twp Regs.

Township authorities denied an exemption to the height ordinance and the homeowners complied with the order of removal - sort of. Only the code-offending portions of the fence (the parts exceeding four feet) were removed. In some places it appears inebriated beavers were in charge of the project. What's left is unsightly and not representative of the honorable intentions of all parties.

The tax-paying new homeowners wished to protect their kids and investment with a nice fence, that wasn't out of character with those nearby. Meanwhile, the Township seeks to appease both traffic-safety sight lines and the aesthetic of Lower Merion as a community and not a collection of fortresses.

Bottom line is that fence-building rules in Lower Merion are not terribly restrictive; however, the rules do have some strict parameters. For everyone's best interest, review the regs online before building a fence, or better yet, before buying that new home. And just because a home has an existing solid fence higher than code, it is very likely grand-fathered, and will not be legally replaceable unless it conforms to current rules.