West of Philly Burbs ~ Catch up

It’s always important to know where the closest medical facility is if you are moving to Chester County, PA. If you buy a house in the Greater Chester County area, be sure and ask your Real Estate agent where the closest hospital is located.

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Chester County has five hospitals for General Care:

Brandywine Hospital
201 Reeceville Rd
Coatesville, PA 19320
(610) 383-8000
Licensed Beds: 198

Chester County Hospital
701 East Marshall Street
West Chester, PA 19380
(610) 431-5000
Licensed Beds: 220

Paoli Memorial Hospital
255 West Lancaster Avenue
Paoli, PA 19301
(610) 648-1000
Licensed Beds: 208

Phoenixville Hosp-Univ Of Pa Health Sys
140 Nutt Road Box 809
Phoenixville, PA 19460
(610) 983-1000
Licensed Beds: 175

Jennersville Regional Medical Center
1015 West Baltimore Pike
West Grove, PA 19390
(610) 869-1001
Licensed Beds: 51
Currently a Chester County Trauma Center Task Force has been formed with volunteers to research the feasibility of establishing a trauma center in the area. Chester County is the most populated county in Pennsylvania without a trauma center! Persons needing trauma service in Chester County would be transported further, taking extra time to get service that could impact the patient’s health.

The closest trauma centers to Chester County are:

• Lancaster General Hospital (Lancaster, PA)
• Reading Hospital (Reading, PA)
• University of Pennsylvania Hospital (Philadelphia, PA)
• Abington Memorial Hospital (Abington, PA)
• Crozer Chester Medical Center (Chester, PA)
• Christiana Hospital (Christina, DE)

There are ways that you can help! Probably the easiest being… pass the word!

A common question that most of the people who buy a house in Chester County  (and Montgomery County & Delaware County) with me is, “What is the Assessment Price and why is it so different than the asking price?”

The assessment price is shown on our MLS printouts that a Buyer is given before viewing a home for sale in the area.  It is a portion of the market value price for the property that the county has established. (Each county is a little bit different however, In Chester County, PA,  the figure is based on 100% of the appraised value as of 1996.)

You can determine how much money you will pay in taxes based on the Millage Rate. (List for Chester County Millage Rates (For Chester County, PA you have to add the Millage for the School Districts to this sheet) , Montgomery County Millage Rates, Delaware County Millage Rates)   The millage rate is the rate the tax revenue is generated. It is 1/1000th of assessed value.

To calculate the taxes for a property, use the formula AV(assessed value)  x M (Millage)  = T(tax)

For example: Assessed Value = $100,000   Millage Rate= 3.804 mills (.003804)  Tax = $380.40
What is the Assessed Value?  $380.40 x .003804 = $100,000
What are the Taxes?  $100,000 x .003804 = $380.40

If you need some help finding your Millage Rate or Calculating the above… contact Kim Wood any time

Do you write a blog with information on happenings in Chester County? Montgomery County? Delaware County?

I would like to get some link love together on blogs that periodically at least (doesn’t have to be your main focus) give some shout outs to our area.

Many people that are relocating to the beautiful area West of Philadelphia would love to have a centralized spot they can gather information - why not here ? They might start with buying a new home in the suburbs of Philly, but ultimately have interest in what goes on around the area as well!

If you would like some love in my sidebar - please place your link below in a comment.

If you are anywhere near Chester County, this looks like a fun trip to make on Saturday, May 31st!

Animal Planet is coming to Hibernia Park in Coatesville!

Not only will the EXPO activities include fun for the kids, but there will be doggie clean up stations and a dog play area!

Jeff Corwin is going to be there from 12noon - 2:00pm, I’m sure he’ll be there to sign autographs!

Here are the important details - hope to see you there!

• FREE !
• Hibernia Park; 1 Park Rd, Coatesville, PA 19320. Click Here for Directions.
• 10:00 am - 4:00 pm
• Moonbounces, Facepainting, Animals, Slides, Videos, Photo Ops, and more!

It’s always fun to get out into the different communities in and around West Philadelphia Suburbs! Today, my daughter (19) ran a 5K in Kennett Square.

Her personal trainer, Dave, from Old School Fitness in Exton, encouraged her to come out for the run. I’m so glad he did! My other two daughters (21 & 5) and I tagged along.  Because we had Little One with us, we opted for the 1-mile Fun Walk, they even had a ribbon for finishers (Little One was quite pleased).

Daughter, 19 did a great job, I was so proud! I thought it was her first, but she reminded me she ran in Downingtown’s Good Neighbor Day Run, held annually on July 4th. 

If you have never participated in an organized walk or run - get out there and give it a shot! Especially in the small towns around the area that host these special events. Usually they are raising money for charities or other causes.  It feels good to be with such a large group of people getting their feet moving!

I’m the loud one at the finish line cheering as the runners enter the shoot. I’ve volunteered at runs before, and even co-chaired one for a couple of years. People appreciate the yells of encouragement, so I hear. (Yes, Daughter was quite embarassed).

On another note… .The Historic Downtown of Kennett is so quaint and cozy, despite the smell of mushroom farms around the area :)  Today was no different.  We even stopped at a local townspot, Sunrise Cafe & Tea Room, to eat brunch. Quite tasty I must say!

Kennett Square is located approximately 60 minutes West of Philadelphia. If you are considering a move to Kennett Square; Chester County, PA. I’d love to help!

I hope I can feature neighborhood parks on West of Philly Burbs from time to time, there are so many gorgeous ones around!

This morning, I chose East Brandywine Township Community Park for my exercise walk. I loved it because the trails winded in and out and around about. It wasn’t just around in a circle a few times.

If you live around the Downingtown, Guthresville, Glenmoore area (or if you are considering a move to this part of Chester County) be sure and come by for a visit if you haven’t already.

LittleOne4 enjoys the playground! There are two playgrounds, picnic pavilions, walking trails, soccer fields, baseball field, tennis courts - complete with restrooms!

I was quite impressed with the massive construction going on as I rounded the trail on the far side; it appeared to be more soccer fields! What do you do when you want to know? Call or email East Brandywine Township - their response time is record! I received an email from Mr. VanLew in no time!

“The Township is installing 2 soccer fields and 2 baseball fields. Along with the fields is an extension of the walking trail and enlarging the parking area. This project has been in the planning stages for many months and is expected to be completed within the next few weeks”  Matthew VanLew, E Brandywine Township.

But guess what else I learned? The fields can not be used for a couple of years to allow the new grass to become established. It’s their “rest” time. Hopefully we’ll have some obedient township members & visitors cause those fields will look yummy!

There were some other additions the Township wanted to include, however the bids came in higher than expected, so they had to delete the pavilion, restrooms, and dugouts for the time being. “They are expected to be included in the budget within the next two years in order to complete this portion of our park project,” said Mr. VanLew.

Mr. VanLew also included a plot plan of the new addition, please email me for a copy. East Brandywine Community Park; 436 Dilworth Rd, Downingtown, PA 19335.

Would you like to visit the new construction sites? Take a peek at the model homes and their fabulous decorating features? Satisfy a curiousity bug?

Many of the builders are offering incentives for purchase during this slower market period.  They are offering incentives for Buyers as in Closing Costs credit, upgraded carpet/padding, finished basements, reduced lot premiums, plasma TVs, vacations, etc.  They even throw in bonuses for the Buyer Agent that accompanies them sometimes.

The process can be very fun, allowing for your input for choices like cabinets, carpeting, light fixtures, landscaping, etc. At times it can also be frustrating with deadlines passing, feeling nickeled and dimed for small changes, items not getting fixed to satisfaction, etc.

It is important to have an agent working for you on your behalf as a Buyer’s Agent. If you walk in the door of a new construction sales office to peek at the model home without your agent, in most cases, you will be “represented” by the person that receives their paycheck from the builder.

Even if you don’t plan on moving, but just want to see the latest and greatest new construction project out there - just contact me first - I can pre-register you. That way, just in case you consider a move - your representation won’t be in question.

Having a home on the market today is like it being a Beauty Contestant in a Price War.

I got the pleasure of hearing our Co-Founder of RE/MAX International, Dave Liniger, speak last week in King of Prussia. He said the above and it was one of those “write down” statements.

If you are really ready to sell your home, you can not be on equal level with your competition. You have to be priced *better* than the house around the corner.  Why? If you were looking for a new car - and there were two that you liked equally - the only difference was the price - which would you buy?

A beauty contestant gets all dressed and ready for the big day. Sparkling clean, refreshed, energetic, primped, and shining! Primp your home, keeping it very simple. Clean, Clean, Clean! (That includes neutralizing smells - no strong odors of any kind whether you think they are “good” or “bad” ones)  De-Clutter everywhere - pack it up and move it out! 

I hope you are the winner of the war! Beautify the house and get it sold!

If you are thinking of putting your home on the market to sell, I can help give you more personalized direction in regards to price and things you can do to set yourself ahead of the competition.

I thought it would be fun to break down some interesting tid-bits about the inventory currently listed in our MLS. This will be fun to look at whether you are relocating to the Western Suburbs of Philadelphia or in the area and like the trivia (shout out Uncle Jim!).

Taking into account all (8,214) Single Family Homes currently actively being marketed in the MLS in the Chester County, Delaware County, and Montgomery County area, as of today:

• 627     are 100 years and older
• 19       are considered “waterfront”
• 872     have inground Swimming Pools
• 133     are located on or close to golf course
• 1,865  do not have Central Air
• 6         have horse stalls
• 288     are considered to be a “farm”
• 6         have a structure similar to a kennel
• 243     are listed to be in a “TLC/Fix Up” condition
• 215     have 4+ car garages

Pennsylvania … I’m so proud to call home!

While the weather warms, and you are looking for some quick nature walks, advanced hikes, camping sites, geocaching locations, or some time to be one with nature - check out the Pennsylvania State Parks Website.

I am impressed with the State’s attention to detail in their maps and program description. Each park is broken down with sections about camping, fishing, hiking, swimming, etc.  

Which reminds me… I need to reserve our campsites for this year….