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.

Early Summer Interest Rate Spike Takes $60,000 Out of Typical Mainline Homebuyers' Longterm Pockets

Due to a meteoric rise in interest rates, a house priced at $350,000 in early May will now cost the average homebuyer an extra $60,000 once a 30-year, 20% down conventional loan has been fully repaid. That's the chilling reality of what a fast full-point rise in rates will due to the total cost of a loan.
Back in early May, and throughout most of 2013 and 2012, an interest rate of 3.5% was commonly available. For the conventional 30-year loan Buyer who borrowed $280,000 at 3.5% to buy a $350,000 home, the monthly payment was about $1260.
But with the recent June jump in rates to 4.5%, the monthly payment for the same loan is now $1420. That's a monthly increase of $160 and almost $2000 in extra payments annually. Take that out over the life of a loan and that's $60,000 out of pocket for the privilege of buying in early July instead of early May. That's the bad news...

Now for some good news for those buyers who snoozed but still aim to purchase a home in 2013. Summer and Fall are typically times of reduced demand, and it's not uncommon for home prices to dip 5-10% from their springtime peaks. Couple this late season discount with a likely short-term, backslide and correction to the recent spike in rates, and late-season buyers may not wind up with payments too much higher than the early birds of springtime. Most important to remember, while rates have risen dramatically (the last week of June had the greatest weekly percentage rise since 1987); historically, interest rates are still astounding low. You may not be grinning ear-to-ear now, but if your interest rate eventually begins with a 4 and not a 5, 6, 7 or 8, you'll but a happy homeowner for decades.
Contact R5Realty/Prudential today and Lets Get Moving, 610.348,7972.

Friendly Mainline-area Realtor Seeks Buyers for Informed, Focused and Free Home-Buying Flings

At a recent open house on Buck Lane in Haverford, I met a home-seeker who lamented her inability to secure a moderately-priced single family home. As a full-time Realtor, focused like a laser on the mid-range, Mainline-area market ($225,000-$725,000), I naturally expressed my willingness to assist in her quest. Despite her understanding that the offer of  Buyer Assistance comes with no obligation - and no fee from start to finish -she expressed firm disinterest in the notion of having a dedicated Buyers' agent. 

Some House-Hunters Prefer to Go It Alone

I realize there are countless excellent reasons why an eager buyer might rebuff the advances of a Realtor offering to audition his services. Even with the promises of freedom from any fees or immediate obligation, some folks are lone wolves, who prefer to hunt alone. Some folks may just not take a shine to the cut of my jib, effervescent wit, or relatively diminutive countenance and stoutness of stature. Whatever. There are dozens of good reasons to rebuff an encroaching Realtor seeking to cozy up and become a resourceful, cost-free adjunct to a House-Buying project. I get it, for sure.

But this woman's distinct perspective, expressed in a reasoned manner that conveyed she had given it considerable thought, was that she only wished to deal directly with Listing Agents. She said she would be eager to come look at homes for which I already represented the seller, but having a Realtor act as her buyers' agent was out of the question.

Her rationale included the conviction that if she was unrepresented and dealing directly with the Listing Agent, she would somehow be given preferred consideration and status over competing buyers. There is some logic and merit in play here. Listing Agents (Agents for Sellers) get to keep a full commission if there is no separate agent for buyers. But the reality is that almost every listing agent expects - and is delighted - to share their commission with an agent devoted only to representing the Buying party. 

Homes are a big ticket item and Realtors frequently invest weeks, months, sometimes years to affect a sale. While the home is on the market, and then if it fails to sell, a Realtor gets zippo, bupkiss, nuttin' for his/her investment of time and effort. But the flipside, is that the commission a seller pays the Realtor if/when the home sells, is a very generous and princely sum. Realtors who act as Listing Agents, are typically delighted to split their well-earned and handsome commission with their colleague, who has through persistent searching, vigilance and effort brought a well-represented, informed and qualified Buyer to the table.

To this end, just about every Listing/Sellers' agent proudly and loudly advertises that he/she will share 50% of their commission. Occasionally, it does happen that the listing agent handles both Buyer/Seller sides and pockets 100 percent, but this is a situation known as Dual Agency and is implicitly fraught with conflict of interest and rarely beneficial for anyone but the double agent.. A Listing/Sellers agent's first and only interest is performing for the Seller and Only for the Seller.  This typically means procuring the most viable buyer, willing to pay the most money, within a finite period of time.  

Buyers' Agents Fiercly Outumber a Single Listing Agent.

Even if a Listing Agent was willing to offer preferential consideration to his own buyer, the practice of advertising and sharing commissions, combined with raw numbers, makes the situation less than tenable. There are thousands of Realtors dedicated to locating a home for their Buyer clients (and thusly earning the finders fee).

And Since this Buyer-Agent group massively outnumbers the single listing agent by a ratio of several hundreds, if not more than 1000:1, who
is most likely to present to the seller, a qualified buyer, with the biggest purse, in the briefest amount of time? Obviously, it would be a Buyers Agent, and the statistics reflect the reality. In almost all home sale transactions on the Mainline area, the Buyer has a dedicated Buyers' Agent and the Listing Agent gratefully shares the commission.

By the time the Lady I met at the open house would find her listing on a consumer website and get her call returned by the Listing agent, many dedicated, full-time Buyers agents had likely already seen the property, showed it to their well-prepared, pre-qualified clients, and very likely submitted offers. This is why, for desirable and well-priced homes, it is absolutely necessary to develop a relationship with a knowledgeable and nimble Buyers' agent. Not only is Buyer Agency free, it's essential when trying to purchase a quality home, in a competitive market, such as we currently have in the Mainline area.

Bryn Mawr Cottage Value and June's Homes Sold in Radnor and Haverford Townships

Sweet Cottage at 31 Garrett Ave: Net Sold Price Under $215,000

This affordable and adorable cottage in Radnor township section on Bryn Mawr sold in June for a net price under $215,000 (after sellers assist).. Located at 31 Garrett Avenue, and within walking distance of Villanova University, Rosemont Train Station and downtown Bryn Mawr, the cottage always struck me as a serene and affordable refuge for a college professional or couple. As with most of the modest homes on Garrett, this one had a surpringly large and private backyard.


Radnor & Haverford Townships' June 2013 Home Transactations Under a Million Dollars

     For Photos and Details on the Complete List Click Above

Town	Street Address	Sold For	Beds	Baths	Sq Ft	Listed For
Ardmore	2231 Haverford Rd	$153,000	3	1.1	1,368	$169,900
Ardmore	2803 Saint Marys Rd	$224,000	3	1	1,152	$225,000
Ardmore	809 Clifford Ave	$249,000	3	1	1,392	$249,000
Ardmore	631 Georges Ln	$252,500	3	1	1,240	$259,900
Ardmore	2147 Chestnut Ave	$259,000	3	1	1,326	$259,000
Ardmore	2924 Berkley Rd	$278,000	4	2.1	1,850	$279,500
Ardmore	2920 Haverford Rd	$280,000	4	2.1	1,666	$289,865
Ardmore	2102 Chestnut Ave	$280,000	3	2	1,362	$285,000
Ardmore	2105 Chestnut Ave	$282,000	3	2.1	1,540	$289,900
Ardmore	2932 Belmont Ave	$285,000	3	2.1	1,554	$285,000
Ardmore	2100 Chestnut Ave	$300,000	3	1.1	1,362	$299,999
Ardmore	39 Haverford Rd	$342,000	4	2.1	2,274	$359,000
Ardmore	2938 Rising Sun Rd	$355,000	5	2.1	1,987	$359,900
Ardmore	144 Shawnee Rd	$448,000	3	2.1	1,968	$449,000
Bryn Mawr	123 Debaran Ln	$336,500	3	1.1	1415	$350,000
Bryn Mawr	105 Hickory Ln	$338,100	3	1.1	1,986	$329,900
Bryn Mawr	11 Arthur Rd	$400,000	3	1.1	1,396	$425,000
Bryn Mawr	764 Sproul Rd	$425,000	4	2	2,010	$449,900
Bryn Mawr	330 Highland Ln	$575,000	4	3.1	3,207	$600,000
Haverford	739 Buck Ln	$147,000	3	1	1,830	$174,999
Haverford	1760 Josie Ln	$185,000	3	2.1	2,388	$250,000
Haverford	39 Bambi Ln	$345,000	4	2.1	2,118	$350,000
Haverford	14 Coopertown Rd	$650,000	5	2.1	3,800	$750,000
Haverford	200 Buck Ln	$725,000	4	2.1	2,970	$750,000
Haverford	17 S Buck Ln	$870,000	6	4.1	4,608	$929,000
Havertown	308 Walnut Hill Ln	$162,000	3	1.1	1,171	$205,000
Havertown	1118 Garfield Ave	$174,500	4	1.1	1,511	$179,900
Havertown	149 S Eagle Rd	$197,500	3	1	1,276	$209,500
Havertown	419 Earlington Rd	$198,000	3	1	1,122	$200,000
Havertown	560 W Chester Pk	$209,000	3	1.1	1,636	$219,900
Havertown	36 Fulmer Ave	$212,000	4	1.1	1,517	$219,000
Havertown	8 Westwood Park	$220,000	3	1	1,514	$225,000
Havertown	212 Westwood Park	$230,000	3	1.1	1,282	$250,000
Havertown	1703 Robinson Ave	$231,000	3	1	1,400	$246,225
Havertown	1203 Manor Rd	$233,000	1	1.1	1,006	$230,000
Havertown	112 Yale Rd	$237,000	4	1	1,898	$249,999
Havertown	305 E Hathaway Ln	$237,000	3	1.1	1980	$235,000
Havertown	121 Woodbine Rd	$239,000	3	1	1,224	$239,000
Havertown	220 Campbell Ave	$245,000	3	2	2,376	$250,000
Havertown	545 Virginia Ave	$251,000	3	1	1,558	$259,900
Havertown	158 Shelbourne Rd	$257,450	3	2	1,800	$249,900
Havertown	301 Golf Hills Rd	$260,000	4	2.1	2,336	$292,000
Havertown	218 Pine Ridge Rd	$260,000	3	2	1,292	$259,999
Havertown	1607 Colony Ln	$264,500	3	1	1,350	$264,500
Havertown	13 Rodmor Rd	$265,500	3	1.2	1,711	$274,900
Havertown	566 Willowbrook Rd	$269,000	3	1.1	1,900	$269,900
Havertown	142 W Hillcrest Ave	$290,000	4	1.1	1,683	$289,000
Havertown	1511 Melrose Ave	$295,000	3	1	1,350	$299,900
Havertown	329 Crescent Hill Dr	$300,000	3	1.1	1,840	$309,000
Havertown	408 Strathmore Rd	$302,000	3	2	1,787	$309,900
Havertown	33 Jacalyn Dr	$308,000	3	2.1	2,131	$319,900
Havertown	508 Sagamore Rd	$317,500	3	1	1,612	$315,000
Havertown	901 Larchmont Ave	$320,000	3	1.1	1,604	$309,900
Havertown	168 Sycamore Rd	$320,150	4	2.1	1,643	$319,900
Havertown	2 Myrtle Ave	$322,500	4	3	2,468	$322,500
Havertown	1722 Academy Ln	$325,000	4	2.1	1,763	$334,900
Havertown	640 Penfield Ave	$330,000	4	1.1	1,909	$345,000
Havertown	420 Brookline Blvd	$350,000	4	2	2,622	$324,900
Havertown	25 E Marthart Ave	$372,500	3	3	2,347	$369,900
Havertown	17 Garlor Dr	$379,900	4	2.1	2,641	$379,900
Havertown	1745 Sue Ellen Dr	$389,000	4	2.1	2,292	$389,900
Havertown	1711 Hawthorne Ave	$398,475	4	2	1997	$389,900
Havertown	101 Charles Dr	$409,000	4	3	2,717	$409,000
Havertown	22B Fairlamb Ave	$460,000	4	2.1	2,700	$489,900
Havertown	1409 Fairview Ave	$525,000	4	2.1	2,800	$549,900
Havertown	1139 Bon Air Rd	$549,000	4	2.1	2,950	$549,000
Havertown	28 E Park Rd	$649,900	5	3.1	3,400	$659,900
Rosemont	116 Garrett Ave	$90,000	3	1	1,036	$105,000
Rosemont	848 Conestoga Rd	$205,000	3	2.1	1,368	$205,000
Rosemont	31 Garrett Ave	$218,500	2	1	1098	$219,000
Villanova	27 Wistar Rd	$835,000	5	3.1	3,550	$950,000
Villanova	739 County Line Rd	$871,000	5	2.2	4,096	$849,000
Villanova	516 Watch Hill Rd	$940,000	4	3.1	2,795	$939,900
Villanova	L42-000 Hilldale Rd	$980,000	4	3.1	2,972	$999,000
Wayne	129 Plant Ave	$260,000	2	2	896	$270,000
Wayne	154 Morningside Cir	$355,000	4	1.1	1,731	$375,000
Wayne	100 Valley Forge Ter	$389,000	4	2.1	1,837	$399,900
Wayne	337 Conestoga Rd	$435,000	5	3	2162	$459,900
Wayne	920 Eagle Rd	$492,500	3	3.1	2,652	$549,500
Wayne	210 Biddulph Rd	$545,000	3	1.1	1,758	$550,000
Wayne	419 Iven Ave	$590,000	4	2.2	2,489	$605,000
Wayne	134 Biddulph Rd	$617,000	4	2	2,552	$625,000
Wayne	507 Maplewood Ave	$830,000	4	4.1	3,228	$825,000
Wayne	269 Gulph Creek Rd	$856,400	5	4.2	3,543	$895,000
Wynnewood	223 Farwood Rd	$382,000	3	2.1	1,616	$389,500
Wynnewood	1002 Hampstead Rd	$430,000	3	2.1	2,043	$425,000
Wynnewood	1711 Powder Mill Ln	$469,500	4	2.1	2,488	$469,500

Lower Merion Homes Sold in June 2013 and that Quasi-Art Deco Number Near Mainline Reform Temple

315 Gypsy: This view doesn't show signature rounded front turret.

Spent many hours at this fascinating, 75-year old art-deco/ Bauhaus-style home on the corner lot at Gypsy Lane and Manor Roads, just off Montgomery Avenue by Main Line Reform Temple in Wynnewood. Clients were under contract to purchase the home for $487,500, but they eventually rejected the deal following inspections, extensive consultation with architects, and a seller unconvinced of the need to lower his price. While in need of major updating, kitchen redesign and significant deferred maintenance, this iconic home had a spacious main level, dynamic location a good future prospects for the right price, to which seller eventually conceded and settled June 25th for $450,000.

June 2013: Lower Merion Township Homes Transactions for Less than a Million Dollars

Town	Street Address	Sold For	Beds	Baths	Sq Ft	Listed For
Ardmore	13 W Athens Ave	$230,000	4	1.1	1,443	$235,000
Ardmore	23 School Ln	$242,500	5	2.1	1,780	$244,900
Ardmore	137 Simpson Rd	$250,000	4	2	1,280	$257,000
Ardmore	227 Marlboro Rd	$252,500	3	1.1	1,332	$269,900
Ardmore	24 N Wyoming Ave	$285,000	3	1	1,344	$285,000
Ardmore	331 E County Line	$289,000	3	2	1,703	$289,000
Ardmore	114 School House Ln	$300,000	5	2.1	1,966	$319,000
Ardmore	208 Delmont Ave	$300,000	4	1.1	2,146	$350,000
Ardmore	341 Inwood Rd	$322,000	3	2	1,166	$333,000
Ardmore	2013 E County Line	$325,000	3	1.1	1,408	$335,000
Ardmore	25 Wellington Rd	$325,450	3	1.1	1,146	$329,900
Ardmore	1413 W Wynnewood	$368,000	3	1.2	1,677	$379,000
Ardmore	2313 E County Line	$370,000	3	2.1	1,860	$379,000
Ardmore	224 Church Rd	$400,000	6	3	2,406	$415,000
Ardmore	138 Drexel Rd	$485,000	5	4.1	2,038	$489,000
Ardmore	225 E Athens Ave	$770,000	4	3.1	3,134	$769,000
Bala Cynwyd	94 Jefferson St	$205,000	3	1	1,064	$229,000
Bala Cynwyd	164 Stoneway Ln	$210,000	3	1.1	1,320	$199,500
Bala Cynwyd	717 Kenmare Rd	$285,000	5	2.1	1,928	$299,000
Bala Cynwyd	171 Springfield Ave	$341,000	3	2.1	2,014	$369,999
Bala Cynwyd	128 Cornell Rd	$372,500	4	2.1	1,628	$399,999
Bala Cynwyd	720 Harvard Rd	$372,500	3	2.1	1,612	$389,000
Bala Cynwyd	501 Marywatersford	$375,000	5	3.1	4,604	$425,000
Bala Cynwyd	305 Penbree Ter	$389,900	3	3	2,618	$384,900
Bala Cynwyd	105 Llanfair Rd	$390,000	4	2.1	1,840	$399,000
Bala Cynwyd	178 Rolling Rd	$410,000	3	1.1	1,551	$439,900
Bala Cynwyd	58 W Princeton Rd	$418,000	3	2.1	1,835	$439,000
Bala Cynwyd	82 Academy Rd	$455,000	5	2.1	2,539	$448,000
Bala Cynwyd	1107 Bryn Mawr Ave	$480,000	4	3.1	2,702	$467,000
Bala Cynwyd	131 Colwyn Ln	$602,500	4	2.1	2,189	$625,000
Bala Cynwyd	114 E Princeton Rd	$635,000	4	3.1	2,929	$635,000
Bala Cynwyd	531 Oxford Rd	$704,000	5	3.1	3,006	$675,000
Bala Cynwyd	87 E Princeton Rd	$723,000	4	3.1	2,790	$739,000
Bryn Mawr	13 S Merion Ave	$289,900	4	1.1	1,819	$289,900
Bryn Mawr	649 San Marino Ave	$360,000	5	1.1	1,800	$360,000
Bryn Mawr	1423 Orchard Way	$685,000	5	3.1	2,782	$699,000
Bryn Mawr	701 Oak Springs Rd	$785,000	5	3.1	4,269	$819,000
Bryn Mawr	1421 County Line Rd	$840,000	5	3.1	4,090	$879,000
Bryn Mawr	925 Muirfield Rd	$990,000	4	4.1	4,105	$1,050,000
Gladwyne	451 Consh St. Rd.	$360,000	4	3	2,918	$500,000
Gladwyne	1709 Martins Ln	$604,000	4	3.1	4,300	$650,000
Gladwyne	1716 Martins Ln	$620,000	4	3	4,568	$699,000
Gladwyne	534 Scott Rd	$676,000	5	4.1	4,328	$699,000
Gladwyne	1008 Black Rock Rd	$740,000	3	2.1	2,285	$749,000
Gladwyne	1111 Youngsford Rd	$820,000	4	2.1	4,623	$870,000
Havertown/LM	853 Beechwood Dr	$180,000	3	2.1	2,040	$180,000
Havertown/LM	847 Beechwood Rd	$350,000	3	2.1	1,596	$349,900
Merion	168 Idris Rd	$320,000	3	1.1	1,749	$337,500
Merion	228 Upland Rd	$350,000	4	2.1	2,775	$369,900
Merion	548 Manayunk Rd	$405,000	4	2.1	2,590	$449,000
Merion	523 Winding Way	$573,000	3	2.1	2,460	$569,000
Merion	511 S Narberth Ave	$580,000	5	1.1	2,095	$579,000
Merion	418 Meadow Ln	$590,000	4	3.1	2,966	$629,000
Merion	522 Winding Way	$629,000	4	3.1	2,816	$629,000
Narberth	411 Dudley Ave	$346,000	3	1	1,244	$350,000
Narberth	318 Grayling Ave	$443,000	3	2	1,590	$439,000
Narberth	401 Grove Pl	$450,000	3	1.1	1,681	$450,000
Narberth	123 Woodside Ave	$505,000	5	1.1	2,084	$499,000
Narberth	105 Grayling Ave	$560,000	6	2.1	3,402	$589,000
Narberth	76 Wynnedale Rd	$700,000	4	2.1	2,200	$799,000
Narberth	811 Larkspur Ln	$960,000	4	4.1	3,842	$989,000
Penn Valley	1423 Hagys Ford Rd	$618,000	4	3	2,627	$629,000
Penn Valley	821 Bryn Mawr Ave	$635,000	4	2.1	3,218	$659,000
Penn Valley	1331 Centennial Rd	$645,000	4	2.1	2,996	$639,000
Penn Valley	1276 Bobarn Dr	$800,000	5	3.1	3,000	$839,900
Penn Valley	635 Moreno Rd	$880,000	5	2.1	3,219	$885,000
Villanova	1740 Old Gulph Rd	$507,100	3	3	2,355	$535,000
Villanova	444 Clairemont Rd	$525,000	4	2.1	2,626	$529,000
Wynnewood	240 Henley Rd	$235,000	3	2	1,206	$249,000
Wynnewood	256 Henley Rd	$277,000	3	1.1	1,206	$274,500
Wynnewood	512 Rock Glen Dr	$290,000	3	1.1	1,309	$294,500
Wynnewood	245 Rock Glen Rd	$306,000	3	1.1	1,337	$335,000
Wynnewood	1518 Crest Rd	$319,900	3	1	1,688	$319,900
Wynnewood	1500 Remington Rd	$375,000	3	1.1	1,280	$374,900
Wynnewood	1505 Surrey Ln	$382,500	3	2.1	2,006	$390,999
Wynnewood	520 Twin Oaks Dr	$398,900	3	1.1	1,673	$399,900
Wynnewood	506 Twin Oaks Dr	$399,000	4	2.1	1,749	$399,000
Wynnewood	1620 Brookhaven Rd	$400,000	4	2	1,412	$410,000
Wynnewood	306 Wister Rd	$427,500	3	2	1,832	$435,000
Wynnewood	954 Remington Rd	$444,888	4	2.1	2,265	$459,000
Wynnewood	315 Gypsy Ln	$450,000	4	2.1	2,166	$459,900
Wynnewood	128 E Old Gulph Rd	$462,375	3	2.1	3,186	$475,000
Wynnewood	1501 Ashford Way	$468,000	5	2.1	2,352	$484,900
Wynnewood	526 N Wynnewood Ave	$505,000	4	2.1	2,458	$500,000
Wynnewood	829 Bowman Ave	$549,000	5	2.1	2,300	$549,000
Wynnewood	640 Sussex Rd	$550,000	3	2.1	1,770	$599,000
Wynnewood	25 Saxham Way	$554,900	5	3.1	3,495	$549,900
Wynnewood	441 Williams Rd	$590,000	3	2.1	2,586	$589,000
Wynnewood	908 Nicholson Rd	$663,500	4	3.1	2,764	$659,000
Wynnewood	245 Beech Hill Rd	$720,000	3	2.1	2,180	$750,000
Wynnewood	415 Cotswold Ln	$721,000	4	3.1	2,893	$749,000
Wynnewood	217 McClenaghan Mill	$725,000	4	4.1	6,254	$799,000
Wynnewood	812 Primrose Ln	$730,000	4	2.1	4,051	$789,000
Wynnewood	271 Hathaway Ln	$951,000	5	3.1	3,810	$950,000

For Details & Photos of these transactions, Click Here or email Ted@R5Realty.com,