Wand’ring Thru Wayne & Pike County PA

Be Ruled by Caveat Emptor - Let The Buyer Beware - 2Tips4-2sDay

What the heck is caveat emptor? It is a Latin phrase which implies that the buyer in a transaction is responsible to make sure that what they are purchasing is in good condition. In a real estate transaction, sellers must disclose known issues & material facts (something that may cause a buyer to reconsider purchasing a property or that may affect the value of the home) in the Seller’s Disclosure. But some things that will cause annoyance later may still crop up, even after a home inspection. Hope you find this edition of 2Tips4-2sDay helpful.

• Look behind pictures, wall hangings, and furniture for holes in the walls. Home inspectors are probably not going to look behind photographs and furniture - and actually, most buyers probably don’t.Sellers aren’t going to volunteer “Hey, we have six holes in the living room drywall, just so you know…” At some point you should peek behind sofas, dressers, pictures, and other items that could be hiding “accidents” of days gone by. If there a large flat panel TV mounted to the wall (or anything mounted to the wall that sellers are taking with them) you may want to consider asking them to make sure any holes are patched/repaired by a contractor.
• Check in closets for problems. No, not to see if there are any skeletons hiding there - but check the walls of closets for dampness, mildew, or mold. When my husband and I purchased our home, we did not do this (nor did we check to see if the furniture was strategically placed to hide holes…) We had semi-major issues with mold; had we checked more thoroughly beforehand we may have been able to negotiate a lower price. This will probably be checked by your home inspector, but just in case - check in those “secret” places.

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Contact me about Lake Wallenpaupack, Pike County, and Wayne County real estate. I work in Hawley, Honesdale, Greeley, Lake Ariel, Lackawaxen, Hamlin, Tafton - well, you get the idea!

Everyone has an opinion. If you ask, I’ll probably give you mine - I might give it before you ask. Unless it’s illegal.

My opinions aren’t popular. I’m one of 11 people who didn’t see Ghost in 1990. “Ya gotta see it,” I heard. Actually, I never saw it until 2005, when my daily radio dose of Unchained Melody was cut off. I wish I’d waited longer.

I also disliked Dances with Wolves, so popular that even McDonald’s had to sell it (with purchase of their simulated food product.) I earned laughs by imitating the quasi-Indian lady with the wild layered hair; I can say “Kicking Biiiird” much better than she can.

Currently, I love a box office bomb, Speed Racer. RottenTomatoes hates it. But RottenTomatoes hates many movies I love (not telling which ones as it may scare people.) People probably won’t see Speed because the reviews stink. Pity.

What’s this got to do with real estate? Whether it’s movies or real estate, people let the opinions of others influence them, rather than deciding for themselves. Opinions are so subjective though! City-Data forums are great but they’re made up of opinions from people with different values and world views.

I’ve been asked: “What kind of neighborhood is it?” or “Is it a good school?” Or my favorite: “Would you buy this house?”

Fact: my personal opinion is irrelevant. My kids go to Wallenpaupack; that’s where we live. It has strengths, it also has problems. This is true of any school district. But the thing is: I’m not allowed to give you my opinion on the schools! I’ll direct you to their websites. I suggest visiting schools in person; nothing beats personal interaction.

Ditto for the neighborhood question. I can give sales facts from the MLS, disclose amenities & fees, and provide local news sources. I can’t say “what kind” of people live there, I can’t guess if you’ll “fit in.” Sorry, it’s a serious Federal Fair Housing violation to answer such questions.

How about: “Would you buy this house?” Chances are…no.

Doesn’t mean it’s not a nice house - but my idea of the perfect house is probably different from yours. When I retire for the day, I want solitude. I don’t want religious missionaries knocking on my door, nor do I want the Schwann’s guy offering ice cream (wait, yes, I do…never mind!).

My perfect homesite is middle Montana, where visitors arrive by chopper. While wearing my Official Name Badge, I’m delighted to interact and have fun. When I go home, I’m a hermit. So…chances are, no, I won’t like the house.

But who cares if I like it? Do you like it? Could you see yourself there? Isn’t your opinion the most important opinion?

Here’s some neighborhood info I can share.

National Center for Educational Statistics

Family Watchdog

PA Facts - US Census

Real Estate For Sale

There’s Fun To Be Had At Lake Wallenpaupack

I received an email last night from a blog reader and summer resident of Wallenpaupack Lake Estates. He is in the process of creating a really nice website called LakeWallyFun.com, a resource of fun things to do in the Lake Wallenpaupack region. This site will be helpful to residents and visitors alike.

The colors and layout are very appealing. Simply choose one of the seasonal icons across the top to see what’s fun at Wallenpaupack for that particular season. Then the horizontal bar beneath offers choices of the type of activities to choose from: cultural activities, “get active” choices, stuff to do indoors, fun for the family, and specifically on Lake Wallenpaupack. Choose your category and let the fun begin!

This site is a work in progress (is a website ever really DONE? I don’t think so!) so be sure to bookmark it for future reference.

Visit LakeWallyFun.com

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Please feel free to call me or email me with any questions you may have about Lake Wallenpaupack real estate, or purchasing a home in Wayne or Pike County.

Defining America: Baseball. Apple Pie. Apple Computers. The Ranch Home.

The modern ranch home first emerged on the American landscape during the 1920s and 30’s. The aftermath of WW2 saw a virtual explosion of ranch style homes in Surburbia all over the United States. The traditional ranch house dominated the scene throughout the 40’s and 50’s, until well into the 1970’s, when more eclectic, contemporary styles took center stage.

The ranch home has been hailed for its efficiency and oft maligned for its mundane style. Its popularity decreased somewhat during the past 25 years, but it is once again coming into its own as consumers seek a simpler and more affordable lifestyle. Builders are offering attractive design elements that make the boring ranch a thing of the past.

While the dramatic vaulted ceilings and oversized windows of many contemporary homes certainly make a style statement, in today’s world of skyrocketing fuel prices, the simple fact remains: the ranch home is cheaper to heat and makes less of an environmental footprint.

The ranch is easier to clean and easier to heat. Modest cathedral ceilings are a nice compromise; you have the airy atmosphere without having an immense amount of wasted space to heat!

A little over two weeks ago, I listed this beautiful ranch home in Aspen Ridge by Lake Wallenpaupack for $219,900. The home has a lot of appeal - not the least of which is the huge sun room off the dining room and the heated basement (partially finished). The paved driveway and large party deck is the icing on the cake. It’s also located in a very low-key neighborhood, only a mile from the free public access to Lake Wallenpaupack. No wonder it went under contract two weeks after listing it!

Never fear! There is another ranch home for sale in the same appealing community - this home has the added bonus features of a one car garage, a sunny deck & screened porch overlooking the back yard, and a covered front porch! Check it out!

It’s only minutes from town & shopping - with today’s crazy fuel prices, it is nice to be only a couple of miles from everything you need - pharmacy, supermarket, banks, post office, restaurants, hardware store, auto parts store - even gift shops!

View the virtual tour - and I’ll be happy to arrange a private showing at your convenience. Call me @ 570-647-5170 or send an email to karenerice@gmail.com.

Keep up to date on Hawley/Lake Wallenpaupack real estate by subscribing to my Pike Wayne PA blog.

5 Notable & Affordable homes for sale in Pike & Wayne County PA.

Last week when I posted my Friday Five (5 Homes Under $150,000) I promised a “double whammy” and said I’d post 5 more later that day. I lied.

Not exactly lied; I just had unrealistic expectations. Since posting a Friday Five on any other day is silly, I simply waited until today. Glad you asked?

Let’s get MOVING - preferably to one of these SUPER HOMES FOR SALE!

• $124,500 is the asking price for 28 Glenwood Lane, Lake Ariel PA. This Wayne County home is in The Hideout community and is a perfect Poconos weekend get-away (it’s also appropriate for those wishing to downsize!) The unique layout is a pleasant break from the usual rectangular ranch yet still conveniently on one level. 3 bedrooms, cathedral ceiling, fireplace… BONUS: Comes FURNISHED! Western Wayne Schools.
  Don’t wait - email me for more info!

  28Glennwood

• $123,900 -WOW, that’s all it will take to own 359 Oak Hill Road, Hawley PA, a traditional chalet in Fawn Lake Forest, Pike County. Located down the road from the indoor pool, this home brings to mind Pocono living in a pleasant neighborhood. Cathedral ceilings, 3 bedrooms, rights to powerboat Lake Westcolang and all that Fawn Lake has to offer await you. Wallenpaupack Schools.
  Tickle your fancy? Email me & schedule an appointment!

  359OakHill

• $138,500 - Introducing a contemporary home, 174 Oak Hill Road in Fawn Lake Forest. This one is close to the lake, has 3 bedrooms, 2 baths, and sports sunny windows. A wrap around deck invites you to enjoy the outdoors and unwind after a busy week. The cathedral ceilings (tongue & groove) and stone fireplace are definite hits on the Cute-n-Cozy scale. The property backs up to a green area for extra privacy and more interaction with the squirrels, deer, and chipmunks.
  Early bird gets the house - email me to go see it!

  OakHill

• $149,000 - Let’s follow Westcolang Road to Masthope, a neighboring association to Fawn Lake. (Masthope is a wonderful place for ski enthusiasts and horse lovers!) On Falling Waters Blvd, this bright home has a nice layout. I’m a sucker for screened porches, & since I brought it up, you know this home has one. In addition, this 3 bedroom/ 2 bath saltbox style home has a master suite, fireplace, and a welcoming front porch.
  You know you want to - email me!

  235 Falling Waters Blvd

• $84,900 will get you A FULL ACRE in a very quiet part of Wayne County, just outside of Honesdale. And a pond in the back yard! This well kept mobile home in Ponderosa Pines community in Dyberry is sold furnished and is one of the most affordable homes in the area. 3 bedrooms, 2 baths - and cathedral ceilings give the home an airy feel.
  What are you waiting for? Let’s set up a showing!
  

  17 Laurel

WARNING: Shameless Self Promotion Ahead

Please subscribe to my blog - don’t miss another 2Tips4-2sDay, WildCard Wednesday, or Karen’s Friday Five.

Have a house to sell? Want to buy a home in Wayne or Pike County? Call or email me.

Welcome to another one of Karen’s Wild Card Wednesdays! I was traveling along Route 507 south of Lake Wallenpaupack one day last week, on my way to Pocono Springs Estates to pick up a resale document for a piece of land I am selling.  My daughter and I got a little sidetracked by this offer:

FREE HOME FOR REMOVAL

Hey, why not?  My daughter was asking if we could take the free home, but I told her that I didn’t think Daddy would appreciate it if he came home one day to find a stray trailer in our yard.  I mean, it’s not like it is a free RV that we can drive to St. Louis or anything…

But anyway - it’s not every day you see a free home being offered.  ;)  If you’re not interested in this home, and would perhaps rather buy a home in Wayne or Pike County, I can certainly help you with that.

Email me to find out more.

Subscribe to my blog - and don’t miss another Wild Card Wednesday, or my other regular features - 2Tips4-2sDay and Karen’s Friday Five.

(hint: this coming Friday Five will be another set of homes for sale under $150,000)

Welcome to this 2Tips4-2sDay. This edition is for both buyers & sellers!

1. SELLERS: Price it Right, Or Expect A Long Wait. The Lake Wallenpaupack market is steady, though it is a buyer’s market.

Competitors cry “Woe, the market is awful!” Maybe they list homes at prices not supported by the current market. Two of my listings went under contract this past week; one went only 14 days after listing.

Simply, Market Value = The Price A Buyer Agrees To Pay. Some argue that it includes the price the seller agrees to - but ultimately, if buyers won’t buy, it’s priced too high.

Some think agents encouraging market value prices just want a quick sale. I disagree; it’s in an agent’s best interest to get sellers the highest price…isn’t it?

Experience teaches that overpriced homes will be on the market a long time. See “How To Sell Your Home in This Market“.

• Buyers who pay higher prices expect more than overpriced homes can deliver.
• Buyers looking for that very home will be halted by the price.
• Once the price finally fits the market, the home may have been for sale a long time.
• Buyers think something is wrong when the days on the market is high; they’ll bid even lower.

In general, I decline listings priced much above market value. No amount of marketing will sell an overpriced home. When pricing your home, look at the comps. If the market won’t bear the price you want, consider not selling.

HINT: I will provide a detailed home analysis of the current market trends. Email me to get started.

2. BUYERS: Is Your Dream Home Priced Too High? Make an Offer!

You never know what a seller will say until you ask. The listing agent doesn’t know what the seller will say until it is presented (though they can guess.) Heck, even the seller may not realize what’s “acceptable” until it’s on paper!

• Avoid “pennies-on-the-dollar” lowball offers; your buyer’s agent should provide recently sold comps to help you make a realistic bid.

I was asked, about a property listed at $169,000, “Will they accept $50,000?” I could honestly say: “No.”

• It may be a buyer’s market, but don’t get carried away; sellers in the Lake Wallenpaupack region are generally not as distressed or desperate as in other areas of the country.

Don’t worry about “offending” the seller. Chances are you will never even meet the seller, and the worst a seller can do is say “no.”

There you have it.

Please subscribe to my blog - don’t miss another 2Tips4-2sDay, WildCard Wednesday, or Karen’s Friday Five.

Have a house to sell? Want to buy a home in Wayne or Pike County? Call or email me.

If you want to buy a home in the Poconos of Northeast PA but don’t want to spend a gazillion bucks to get it, this edition of Karen’s Friday Five is for you! In fact, this post is a DOUBLE WHAMMY because I have NOT FIVE, but TEN homes under $150,000 for you to consider when thinking about buying a home in Wayne or Pike County. The second batch, Homes 6 - 10, will follow in another post! This first batch features homes in Wayne County.

If you’d like to see any of these homes or receive more information about these or other homes that are available, please call my cell (570) 647-5170 or email me.

47 East Road

1. $109,900 47 East Road, Hawley PA - This is a cute & cozy ranch home located close to town (Hawley) and is only about a mile from the FREE public boat launch & picnic grove on Lake Wallenpaupack. It has two bedrooms and one bath, a wood burning stove in the living room, roomy kitchen, and a heated bonus room just off the kitchen.

Situated on a double lot, there is room to build a garage, add on to the house - or both! It’s tucked away in a quiet neighborhood, and is all on one level. The freshly painted interior is bright and welcoming and is ready for a new owner to come in and give it some finishing touches. Perfect for anyone - but especially for someone who wants a home that’s not too big, is near town, schools, & shopping, and close to Lake Wallenpaupack. Wallenpaupack Area School District (WASD) NO DEVELOPMENT!

Email Me about this house!

2. $149,900 48 East Road, Hawley PA - I think of this house as a sister

48 East Road

home to the one above. It’s located right across the street from 47 East Road. This raised ranch, also in the Wallenpaupack Area School District, offers 2 bedrooms and a bath - plus a basement that can be finished for more living space, if desired. My favorite part of this house is the screened porch. It’s a warm and inviting home with a spacious yard. One car garage too! NO DEVELOPMENT! Yes, it too is only 1 mile away from the FREE public boat launch on Lake Wallenpaupack. Affordable Lake Living is HERE! Email Me about this house!

What’s interesting about the above properties: While they are not part of a “package deal” (Sorry! different owners!) these two homes could be an excellent alternative to a “mother/daughter” home, if you’re looking for something unique to satisfy a specific need for living arrangements.

This is a unique opportunity…

TexPalmyraHwy

3. $119,900 Route 6, Hawley PA - This ranch house for sale with Lackawaxen River frontage is conveniently located between Hawley and Honesdale, and is a great opportunity for investors! Yes, the home needs TLC and it is being sold AS IS. The full basement is set up for another apartment or to simply expand the existing living space. Almost an acre of property, with a garage and great back yard overlooking the Lackawaxen River! So much potential here! Zoned General Commercial, so it could be the perfect place to start a home based business, have two apartments for rental income, etc. WASD (Wallenpaupack School Dist.)

Email me about this house!

Here come the final two homes for Part 1 today’s blog:

4 Chipmunk Ct

4. $149,900 - 4 Chipmunk Ct, Lakeville/Hawley PA. Now, who can resist an address like Chipmunk Ct.? Come to quiet, peaceful Paupackan Lake Estates - one of the area’s best private fishing lakes and an inviting spot to relax and get away from the cares of the world…watch the chipmunks, squirrels, and deer frolic while you enjoy the beauty of Northeast PA.

This raised ranch, in the Western Wayne School District, is a mother-daughter with two separate living areas. In addition, there is a one car garage and an enclosed sun porch. A patio outside is just WAITING for the hamburgers and hot dogs to be grilled and served up - why not check out this affordable home and plan your summer party now? Email me for more info!

Last, but not least:

12 Fawn Hill Ct

5. $144,900 - 12 Fawn Hill Ct, Wallenpaupack Lake Estates

This chalet home has a lot to offer you. It’s on a quiet street in a popular Lake Wallenpaupack community - Wallenpaupack Lake Estates (lots of amenities to entertain folks of all ages: 3 pools, tennis courts, basketball courts, playgrounds, adult & young folk gathering spots - you name it, and it’s probably here in WLE!)

I’m a big fan of screened porches, and this home has one as well as an enclosed sun room off the eat-in kitchen. Two bedrooms and a large loft area offer plenty of space to crash after an exciting day of motor boating on Lake Wallenpaupack! There’s a fireplace too, to set a nice cozy mood or take the Pocono chill out of the air. In the Wallenpaupack School District. Email me about this home!

BUT WAIT - there’s more! (don’t you love those infomercials on TV? No? Me neither…) I couldn’t stop at just 5 houses for sale under $150,000 - later this afternoon I’m going to post 5 More!

UPDATE: The day, and the weekend got away from me, so Part 2 of 5 Homes Under $150,000 will be coming this Friday as the next Friday Five!