Lakefront Home in Fawn Lake Forest -SOLD!

Posted on January 30, 2010 by Karen Rice, AKA Wizzy
Sold Lakefront Home, Wallenpaupack School District

Living Room in Fawn Lake Forest Lakefront Home

This beautiful, almost new lakefront home on Lake Westcolang was sold on January 15, 2010.  Located in Fawn Lake Forest, it is only about 20 minutes from Lake Wallenpaupack.  My colleague Libby Petch and I listed it for sale in October 2009, and it was under contract before Christmas!

The new owners were making plans on the day of settlement to take advantage of one of Fawn Lake’s excellent amenities right away: they were going to take their grandchildren to the indoor pool!  Fawn Lake Forest is one of the few homeowner associations in the area to offer an indoor pool.

Fawn Lake Forest is located approximately 10 miles or so from downtown Hawley and is in the Wallenpaupack School District.

Walk to Pool, Park, and Beach on Lake Westcolang

Walk to the Pool, Park and Beach on Lake Westcolang

It features a motorboat lake (Westcolang) where you can water-ski, jet-ski, swim, and fish.  The dam replacement on the lake was completed late last year, and by spring we expect the water to be back at full level.  While the lake level was lowered, Fawn Lake Forest took advantage of the opportunity to do some work on the beach area, making it better than ever.

In addition to Westcolang, Fawn Lake Forest has a non-motorboat lake, for which the community is named.  It is perfect for quiet enjoyment without the hum of the water toys!

Fawn Lake Forest is located only about 5 minutes down the road from Ski Big Bear at Masthope, a beautiful ski area featuring a lovely lodge and several trails to please experienced skiers and beginners alike.

Other amenities at Fawn Lake include:

  • Indoor pool
    Make Friends w Deer!

    Make friends with your new neighbors!

  • Clubhouse
  • Picnic areas on both lakes
  • Tennis courts
  • Basketball court
  • Playground & Cove Oaks Park
  • New outdoor pool
  • Sandy beach on Westcolang
  • Central water

Fawn Lake Home for Sale - Click for Virtual Tour!

Vacation or Full Time - Walk to Pool & Beach. Click For Tour!

It just so happens that Libby and I have listed another home for sale in Fawn Lake Forest – this one is a lake view home, and is walking distance from the beach on Westcolang.  Also walk to Cove Oaks Park and the beautiful new outdoor swimming pool.  Priced to sell at 299,900, (click for listing info) this home has a ton of living space and plenty of room to store the toys (ATVs, jetskis, snowmobiles, etc.)

Click HERE For Virtual Tour

Filed under: Fawn Lake Forest, Featured Homes for Sale, Success Stories | Leave a Comment »

Fun with Listing Photos

Posted on January 29, 2010 by Karen Rice, AKA Wizzy

Way back in my early days on the Active Rain real estate blogging network, I wrote a post called “Faux Staging.”  It was partly inspired by my love for playing with images, and partly because of my fixation with the HGTV show Hidden Potential.

ANYWAY, the other day I was taking pictures of the master bedroom for the new listing I share with my colleague Libby Petch.  This day was a busy one, with many things to accomplish in a short period of time – unfortunately, I rushed the photos for the master bedroom and missed a few – rather OBVIOUS – issues.

Master Bedroom

Oops, Not Quite Tidy Enough!

I did not notice the cap on the bedpost, nor did I notice one of the slats on the headboard was missing.

No problem!  Spending some time with the image in Paint Shop Pro (v. 9) gave me this result:

Master Bedroom Fixed

Fixed the Master Bed!

Now, I could have gone a step further and made the bed look neater – but my skill level isn’t quite there yet.  But wouldn’t you agree this is an important improvement?  The first picture looks shabby, this one looks much better after taking some time to tweak it.

I have also added flames to fireplaces with Paint Shop Pro:

Fireplace

Adding Flames to a Cold Hearth

Now, let me set the record straight – in no way am I advocating altering pictures to hide a fatal flaw with the property, such as covering a neighboring house with trees to make the home look more private than it is, erasing power lines, etc.

If the BED were going to be included in the sale of the property, I would not have “fixed” the missing slat.  If the fireplace was inoperable, I would not have added flames to the picture.  There is a difference between enhancing a photo to show a home in its best light, and being deliberately deceitful.

As professional REALTORS, we are required to be truthful in advertising, while at the same time, showcase our client’s property in the best possible light.    An interesting discussion about this can be found here.  A buyer was extremely frustrated because he drove out of his way to see a particular listing because of the way it was presented in the picture only to discover that the yard did not look at ALL like the listing photo.

Many agents don’t even bother to color correct or lighten dark/cold photos, or straighten crooked ones before uploading them to the MLS.  As part of my obligation to my seller, I believe in making the photographs as attractive as possible.  After all – photo appeal is the “curb appeal” of the Internet Real Estate community!

This does not take a special talent; it is a learned skill.  I did not know how to do ANYTHING on a computer except type until about 10 years ago.  Then I somehow got sucked in and became a web designer! Imagine that!  A friend gave me a copy of Paint Shop Pro (Version 7) and taught me how to do basic graphic work.  I found tutorials online and soon knew how to perform basic tasks.

In most cases, agents can have stunning photos if they just take a few minutes editing them in Picasa, a free photo editing program by Google. It is very user friendly and excellent for most basic tasks and even more artsy ones.  The techniques described above, however, are beyond the scope of Picasa and require something more sophisitcated.  I love Paint Shop Pro V. 9.  I purchased it new off eBay relatively cheap, since it was an older version (the new version is not as good since PSP was swallowed up by Corel!).

Shhh! Don’t tell my competition about my tricks!

Tomorrow, I’m going to write about some easy/inexpensive home staging tips I picked up from today’s Realtor.org webinar.  Stay tuned!

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Closing Costs: Who Pays the Transfer Tax on My Lake Wallenpaupack Home?

Posted on January 27, 2010 by Karen Rice, AKA Wizzy

Part of the paperwork I provide my buyer clients when making an offer is a Buyer’s Estimate of Closing Costs

Home Buyers Estimated Closing Costs

Home Buyer's Estimated Closing Costs Worksheet

worksheet.  This sheet is preliminary and is only an estimate, but I do my best to make it as accurate as possible so that there are no suprises at the settlement table.

There are a few items that raise eyebrows among buyers from out of state who have purchased property before (but not in Wayne or Pike County PA), and one of those items is the Real Estate Transfer Tax.

This transfer tax, charged on all real estate transactions, is 2% of the purchase price.  In some states, such as New York, the seller pays this tax. However, in Pennsylvania, the buyer and the seller typically share this tax equally, unless negotiated otherwise with the seller.

In the case of bank foreclosures, it is not uncommon for the bank to require the buyer to pay the entire 2%.

This is normal and the way things are done in our area.  It needs to be stressed over, and over – real estate is local.  Each state has its own real estate procedure.  Even within a state, various counties may do things a little differently.

It really is important for consumers to use local attorneys and real estate agents for their transactions to ensure a smooth sale.  I would not dream of trying to facilitate a transaction in an area where I am unfamiliar with the standard practice of real estate.

I recently closed a transaction that took two weeks longer than normal because the buyers insisted on using their Pittsburgh attorney to handle their side of the transaction.  This attorney even admitted to us that “It’s really difficult being out of the loop – I don’t know how you do things over there!”

Ya think?  Personally, I think it would have been prudent for that attorney to refer her clients to a local attorney who could serve their needs more efficiently; they would have been in their new home two weeks sooner.

This was originally published on my ActiveRain.com Blog. Click here and scroll down (the blog article is the same as this one) to read some interesting comments about transfer tax practices and fees from real estate agents across the United States. It is interesting how differently things are done in other parts of the country (or even the state – Philadelphia has a whopping 4% transfer tax!)

Filed under: Home Buyers, Home Sellers, Random Real Estate Question, Wayne & Pike County Local Info | Tagged: , , , , , | Leave a Comment »

Serene Saturday in Lakeville – Wayne County

Posted on December 19, 2009 by Karen Rice, AKA Wizzy

Here’s a picture I took on Finn Swamp Road in Lakeville, while on my way to Wallenpaupack Lake Estates.  I love old barns and fields with hay – and I love powdered sugar sprinkling of snow on the grass – and I love the glint of ice in the late afternoon light.

Barn

Barn on Finn Swamp Road, Lakeville PA

Barn in Lakeville PA

Barn on Finn Swamp Road, Lakeville PA

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Pike County Local History Book Now Available

Posted on December 17, 2009 by Karen Rice, AKA Wizzy

I was able to preview a delightful local history book on Pike County PA courtesy of Arcadia Publishing. My husband and I really enjoyed the sneak peek – it’s always fun to see stuff before others! I’ve seen SEVERAL of these books for sale in Borders – there are other Pennsylania local history books too. Lake Ariel is one that caught my eye!

This comprehensive Pike County book has a great selection of historical pictures and information about Pike County PA, my home! We’ve been looking through the pages and made a promise to each other to go visit Grey Towers, the home of Governor Pinchot, who was the father of the modern forestry movement. When I was in high school my choral group sang there for a Christmas special; hubby has never been there. Also mentioned are former schools, and some hot spots in Milford that are still open for business!

Pike County was written by local history expert Lori Strelecki, who has worked with the Columns Museum in Milford for nearly a decade. It is available for everyone to purchase, and the website promises that if your order is placed by December 22, it will arrive in time for Christmas.

Pike County PA History Book

Pike County Now Available From Arcadia Publishing

From the Website: Formed in 1814, Pike County was originally comprised of the townships of Middle Smithfield, Delaware, Upper Smithfield, Lackawaxen, and Palmyra. As years passed, other townships were added and some of the names changed, and today Pike County consists of 13 townships and boroughs. Even before Pike County was formed, the stories of the people, land, and events wove an intricate tale. The early daredevils who rafted lumber to Trenton and Philadelphia, using the Delaware River as their byway, were a rough?and?tumble bunch. As time went on, these mavericks gave way to new ones and the stories of entrepreneurs, trendsetters, great men and women, and fascinating events were etched into the county’s history. Using vintage photographs from the Pike County Historical Society’s archives, Pike County chronicles the people and stories that make this area unique.

Author Bio: Lori Strelecki has spent the last nine years working for the Pike County Historical Society. A New Jersey native and veteran of working for historical sites, she has acclimated to Pennsylvania’s Pike County quite adeptly through her job as museum director for the society’s Columns Museum.

This would be a wonderful addition to the library of anyone who has roots in Pike County – whether Pike County is “home” or a “home away from home.”  Check it out now and get it in time for Christmas!

This article was first published on ActiveRain.com by Karen Rice.

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Lovely Cottage THIS CLOSE to Lake Wallenpaupack

Posted on December 6, 2009 by Karen Rice, AKA Wizzy

Today is an open house for this fantastic recently remodeled cottage SO CLOSE to Lake Wallenpaupack that you can hear the boats!

Open 2pm – 4pm – Rt 507 / by  Rt 390.

This cottage is 3 bedrooms, 2 baths, and full of charm.  It has undergone a complete remodel and is now being offered at the most INCREDIBLE price of only $124,900.

Boat slips nearby are available for rent.  The lake is only a few hundred feet away – what a great location.  If you can’t make the open house, no worries – call me for your private showing!

View Details Here!

Lake Wallenpaupack Cottage

Remodeled and So Charming by Lake Wallenpaupack

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Open House Sunday 11/29/09: Westcolang Lakefront Home

Posted on November 28, 2009 by Karen Rice, AKA Wizzy
Lake Front Home on Westcolang Lake

Open House: Sun 11/29, 2-4 p.m.

In case you missed the last one, there will be an encore Open House at 182 Lower Lakeview Road in Fawn Lake Forest tomorrow – November 29, 2009 from 2 p.m. to 4 p.m.

This home is a GORGEOUS GORGEOUS practically new lakefront home on Lake Westcolang – a powerboat lake where you can water-ski, jet ski, fish and swim….all kinds of water fun in the summer.  In the winter you can play on the ice!  Don’t forget all the amenities that Fawn Lake Forest provides.

The owners are ready to make a deal, so what are you waiting for?
Directions – 182 Lower Lakeview Rd.
(Take 590 E. of Hawley to left on Westcolang Road at the Cuckoo’s Nest Restaurant.  Pass main entrance to Fawn Lake Forest and turn right on Upper Lakeview Rd.  Pass 1st Lower Lakeview Rd. and turn right on 2nd Lower Lakeview.  Home will be on the left.)

Virtual Tour: Fawn Lake Forest Lakefront Tour

View Full Info on Pike/Wayne MLS:  182 Lower Lakeview Rd, Lake Westcolang

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Winter is Coming to the Poconos – Be Ready!

Posted on November 22, 2009 by Karen Rice, AKA Wizzy

Those of us here in Wayne and Pike County in Northeast PA have been enjoying a lot of mild weather – I’m thinking it’s Mother Nature’s way of making amends for the nasty rainy summer we had!  Anyway, do not be fooled; this warm streak will eventually come to an end.

Winter in the Poconos

Angry Poconos Snow

When you’re here in NEPA, it’s a good idea to make sure your trunk has a few winter survival essentials.  Please be aware that some areas in Pike County are notorious for lousy cell reception.  Don’t be caught off guard!

Your trunk emergency kit should contain the following winter specific items.  Other stuff like jumper cables, flares, spare gas can, etc. should be part of a standard car emergency kit anyway.

  • ice melt & lock de-icer
  • Warm blanket, gloves, scarf, ski mask or hat
  • Spare wool socks in case the ones you’re wearing  get wet
  • Small shovel, snow brush, and ice scraper
  • Wind up flashlight (cold temps suck the life out of batteries)
  • long burning candles and matches
  • First aid supplies
  • 6 – 8 roofing shingles
Traction

Get great traction with some of these babies!

Say WHAT? Roofing shingles?  Whatchu talkin’  ’bout, Karen? (Sorry, child of the 80’s here -for some reason I had a little image of Gary Coleman reading my blog.)

I’ve gotten stuck on the ice more than once.  Last year on New Year’s Eve, I was showing a  Lake Wallenpaupack lakefront in the middle of a snow storm – and the road was nice and slick.  I also had an Open House in Masthope in the middle of another snowstorm.(obviously,  I like to live dangerously.)

I even have this video, courtesy of one of my clients, showing how

Icy Door

Ice Will Not Deter Us!

determined we were to fight the ice to get inside a home at Paupackan Lake Estates.

Another time, I got stuck in the driveway of my listing in The Hideout. It was there in the Hideout where I had my epiphany.

Kitty litter did NOT help.  MY shovel did NOT help in this instance, as there was nothing to shovel; it was just slick ice.  I ran out of ice melt.

Then I spied some discarded roofing shingles by the garage, headed for the dumpster…

I plopped those babies down in front of my tires and I was out like Flynn.  I guess the saying is “In like Flynn” but that doesn’t fit.

Good luck this winter – be safe, and don’t take chances.  I don’t think I’ll be doing any more open houses in snow storms, but I’m game for showing lakefronts in any weather!

Ice on Lake Wallenpaupack

Icy Lake Wallenpaupack - Pretty as a Picture - Early Spring '09

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