Well maintained 1 bedroom condo with high ceilings and hardwood floors.. great location close to downtown Lancaster!

Storage unit in basement is included – as well as all appliances. Off street parking, as well as on street parking on N. Shippen Street.

$158.00 monthly condo fee includes water, sewer, trash, lawn/snow, and exterior maintenance. Open House Sunday 2/12, from 1 – 3 PM!

2 unit in great location ideal for owner occupant or investor. Separate gas heating systems – one is 3 years old and 90% + efficient.  Unit oven/ranges and refrigerators 2 years old.  Main rubber roof 5 years old.  Rear 2nd floor porch rebuilt in 2011. Some new windows.  Laundry in basement – washer and 2 dryers.  Convenient location close to bus routes.  Rents could be higher.

Interior features updated kitchen with breakfast bar, new hardwood floors in living room, and partially finished basement with built ins and outside entrance. Exterior features covered front porch, and fenced in yard with large covered deck. New roof in 2008. All appliances stay!

Bedrooms:  3,  Bathrooms:  1.5, SF:  1,080

‘Excellence in Service’

Buying or Selling Real Estate is a very important business and personal decision. It is a step by step process.

My goal is to make sure you have all the facts and information you need to make sound and informed decisions at every step in the process… from how to prepare your home for sale, how to structure a sales agreement, how to negotiate inspection issues, to coordinating final settlement details.

Put my knowledge, experience, and commitment to service excellence to work for you. You’ll be making a good decision!

For this blog, I have asked my colleague, Maria Elliott, to provide some insight on the legal aspects of condominium ownership.  Maria Elliott is a real estate attorney who has assisted clients with condominium legal matters, both residential and commercial.

Moving to the city can offer you an opportunity to consider condo living.  If you want to minimize maintenance responsibilities but still want the benefits of property ownership, condo living, whether for your home or business, might be the right choice for you.  The City of Lancaster has several long-standing condominiums and is growing with more — from Northgate Condominium along Queen and Lemon Streets to the Clock Towers Condominium on Columbia Avenue, to the North Shippen Place Condominium at the corner of East Walnut and North Shippen.

Condominiums can consist of just residential units or commercial units or a mix of both.  Some condominium buildings are new construction while others are an adaptive reuse of warehouse or industrial buildings.  Some condominiums are site condos, such as the Red Rose Commons shopping center, where the condo units consist of defined tracts of land with improvements and are part of a larger parcel of land.  Previously, developers could create such site condominiums without having to obtain municipal land development approvals (that is, if there was going to be no new land development); however, recent Pennsylvania case law questions this practice and it is highly recommended that a developer have the local municipality approve the site condominium plan.

Pennsylvania law governs how condominiums are created, managed and sold.

Creating a Condo

A condominium is created when a developer prepares and records a declaration which “declares” that a certain piece of property is going to become a condominium and will be subject to the Pennsylvania condominium laws.  The declaration describes the condo units as well as providing the site, height and floor plans of condo units.  These plans also show the common areas and limited common areas of the condominium.  Typically, a condo unit in a building consists of the area within the walls, floors and ceilings (and their respective surfaces), which is owned and maintained by the condo unit owner.  The rest of the building (such as the roof and foundation), the landscaping, and the parking are common areas owned by all the condo unit owners but maintained by a condominium association (see discussion below).  And, some condominiums have limited common areas, which are not part of specific condo unit but designated for use by a specific unit owner.  For example, a limited common area can be a balcony, parking space or locker.

The declaration will also list restrictions on the use, occupancy, and transfer of the units.  For example, a restriction for a residential condominium may state that the unit cannot be used for any other use except residential use.  If such a restriction exists in your condo building, then you cannot operate a home business in that condo unit, unless the declaration states that a home business, such as website designer who works out of her home, does not violate that restriction.  For commercial condos, the restriction may state that certain commercial uses, such as gambling, auto repairs, or adult bookstores, are prohibited.  The declaration will also designate the percentage of votes in the association allocated to each unit.

Managing the Condo – The Condo Association

Because ownership of a building or a site will consist of many unit owners, there needs to be a cohesive way to manage the condominium, especially the common areas.  The condominium association is the mechanism used to manage the condominium.  The condominium association consists exclusively of all the condo unit owners.

One of the main functions of the condominium association is to maintain the common areas.  Condo owners pay assessment fees to the association to maintain these common areas.  Pennsylvania law allows these assessments to become a lien on the condo units, which allows the association to foreclose on a condo unit if the owner fails to pay the assessments.

The by-laws of the association explain how the owners will elect the executive board members and officers for the association.  Many times, these associations are operated by a property management company, who takes care of the duties of the association, from collecting the assessment fees to enforcing the restrictions stated in the declaration.

Buying and Selling a Condo

Before you consider buying a condo, be sure to do your homework and ask for the condominium documents, which would include the declaration and the association’s articles, by-laws, and operating budgets, or a public offering statement if you are buying directly from the developer (which provides many of these condominium documents).  A buyer should ask for a specified period of time to review these documents and a right to cancel the contract if these documents are not satisfactory to the buyer.  As a seller of condo unit, you should be aware that you have the obligation under Pennsylvania law to provide to the buyer these condominium documents, as well as a resale certificate from the association, which provides certain information about the condominium, such as the operating budget, insurance information and the amount of the assessment fees for the unit (and title companies will not insure title to the condo unit without that resale certificate).

Because many of these condominium documents can be long and complex, you should consult an attorney to review the declaration and other condominium documents to determine if condo ownership works for you.

The infusion of capital for large development projects has given good reason for much excitement in Lancaster City. While suburban expansion has all but halted, urban development in Lancaster City is still a strong investment for many developers. The continued urban development is in direct correlation to the sophistication of the city living mindset. This new mindset towards Urban Dwelling is occurring throughout the country as more and more people focus on a lifestyle of quality rather than a lifestyle of quantity.

Developers and their financiers are astutely aware of this cultural shift. For, even as we see suburban development plots lying vacant and unused throughout Lancaster County, urban development projects continue to blaze the path to urban prosperity in Lancaster City.

A few projects that are currently in the works:

• The Historic East Side project will dramatically alter the dynamic of the East King Street corridor with luxury residences and unique retail.

• The soon to be converted warehouse apartments on N Mulberry Street will bring a freshly energized approach to urban young professional living.

N Mulberry Street Project

• The Press Building Retirement Community project on N Prince Street and W Lemon Street is an exciting renovation to a beautiful historic building:

Press Building Retirement Community

• And just across the street, construction has just begun on a new office complex, which will feature (one of my favorite things) a brand new coffee shop.

Office Complex and Coffee Shop

These projects have the potential to change the fabric of an entire block. Each project, on its own, can bring a whole new flavor to different neighborhoods of the city. Together, they are bringing Lancaster City closer to the model modern cityscape.

Now: I must note that Lancaster City has seen a definite impact from our countries economic struggle. Unfortunately, several wonderfully ambitious projects had to be cancelled or substantially downgraded due to adverse market conditions. But all in all, Lancaster City has weathered the storm triumphantly and we continue to blaze the path to urban prosperity.

In an upcoming edition we will look specifically at West Lemon Street. There are three large projects that are underway simultaneously. We will explore how these ambitious projects will change the nature of this neighborhood and we will analyze how they will directly impact the real estate market in the immediate vicinity.

Coming up: We will also be looking at the renovation of single family residences and how these homes are changing the Lancaster Cityscape, one house at a time.

Be sure to visit www.LancasterCityScape.com to explore all of Lancaster City’s real estate with a visual search by community. And always feel free to contact me with any questions about Lancaster City real estate.

Michael Glick – Realtor

www.LancasterCityScape.com

Keller Williams Realty

717.341.3339 cell

717.509.4375 office

glick@kw.com

Owned by the same family for over 50 years. Glowing with warmth & comfort. Sunny, family-sized Dining Room. New hot water heater. Possible 5 bedrooms. Second floor bedrooms freshly painted. Marvelous deep yard with off-street parking. Seller willing to help with closing costs.

It has been a tough few years for the American economy. The stock market is about as reliable as Jack Sparrow’s compass, jobs are hiding at the sight of corporate red ink, home prices have stumbled hard on a mountain of foreclosures and new construction has all but come to a complete stop.

But you wouldn’t know it by looking at Lancaster City! Lancaster City’s housing market remains strong and vibrant.

Throughout the recession, Lancaster City homeowners have seen prices stay relatively on a track. For example: Since September of 2005, there have been more than 425 transactions in the Chestnut Hill district of Lancaster City. In that period, only four of those transactions involved a home that was sold at a loss (meaning that the owners bought them after August 2005 and sold them since then, at a loss). Aside from that, dozens more homes were sold at a profit! As you can see, the Lancaster City housing market bucks the national trend and defies the national headlines.

How can Chestnut Hill and all of Lancaster City see an escalating real estate market in one of the worst markets since the Great Depression? There are a plethora of reasons. To sum them up in a few sentences: In America, there is a rapidly growing movement towards living a lifestyle that focuses more on quality and less on quantity. This movement is not limited to any one generation. Americans are recognizing that Urban Dwelling, in a city such as Lancaster City, allows them more time and opportunities for an enjoyable and dynamic lifestyle. Thus, we see more and more people migrating into Lancaster City.

In the next few editions of Lancaster Cityscape we will discuss two factors that are a direct result of this migration and in turn encourage more migration.  Those two factors are “the rehabilitation of single-family residences” (an example of which you can read in the latest edition of Fig) and “an infusion of capital for large development projects.”

Lancaster City truly is a one of kind community. I love this city and the people in it. I am Michael Glick, a Realtor with Keller Williams Realty. I look forward to exploring, with you, the dynamic and exciting world of Lancaster City real estate. Together, we will dive into the stories of historic buildings, explore the variety of unique urban blocks, discover new special projects and uncover the vast dimensions of our city neighborhoods. I look forward to working with you, as we continue to explore and build upon the Lancaster Cityscape.

Take a minute to check around Urban Dwelling’s Lancaster City homes. Feel absolutely free to contact me with any questions about real estate in Lancaster City. I look forward to speaking with you when you decide to buy your next home in Lancaster City!

Michael Glick – Realtor

www.LancasterCityScape.com

Keller Williams Realty

717.341.3339 cell

717.509.4375 office

glick@kw.com

I love Lancaster City. I love the streets, the buildings, the shops, the restaurants and everything that is happening and will be happening in this city.

Lancaster City is a dynamic, rapidly evolving real estate market. Today’s market is not the market it was ten years ago. City neighborhoods are rapidly evolving.

The American Dream is being redefined as the suburban lifestyle loses its 1950′s appeal.  In America, there is a rapidly growing movement towards living a lifestyle that focuses more on quality and less on quantity. This movement is not limited to any one generation. Americans are recognizing that Urban Dwelling, in a city such as Lancaster City, allows them more time and opportunities for an enjoyable and dynamic lifestyle. Thus, we see more and more people migrating into Lancaster City.

I believe that one of the primary factors contributing to the wealth of a city is creating a robust real estate market. As we draw in more and more artists, urban professionals and lovers of city life from all generations, we will continue to see the Lancaster Cityscape evolve into the greatest of small cities.

–

Professionally, I worked as a licensed assistant to the Lancaster real estate icon, Marilyn Berger. I am a former staff member at the United States Congress for Congressman Frank LoBiondo (NJ). I graduated from the American University with a degree in Public Relations and Political Science.

Personally, I am a Lancaster native. I am very close with my parents and three brothers, as well as many of my cousins, aunts, uncles and grandparents. I have so many great friends in Lancaster. I love to spend my free time downtown with my friends and meeting new people. I have a fixed gear bicycle that I absolutely love to ride through the city. I am also addicted to coffee shops.

So, please take some time to look at all the great Lancaster City homes fore sale, dream about where you could buy your home, and please do not hesitate to contact me with any questions. I look forward to speaking with you as you continue your search for your next home in Lancaster City.

As a residential real estate investor and property manager, I like to make my housing units as nice as possible so that I can maximize cash flow, find qualified tenants easier and faster and at the same time, improve the property and its overall value. I would like to share with you how I handle a renovation project, hopefully providing some insight for you as you face a renovation of an investment property or even your own home.

It’s Only a Rental – Why Would I Put Money Into It?

Answer? Because you own it. It’s a valuable asset and you’re likely to sell it someday. It’s that simple; but that’s not all. It is very easy to make nice improvements on a moderate budget – you will find tenants that will care for your property, stay longer and pay more for it than someone would if you had never made the improvement in the first place. You will have better cash flow, which will directly affect the value of the property. Rental housing is appraised not only on comparables in the area, but also on what your income for the property is.

What Items Should I Focus On The Most?

Bathroom: Does it make sense to put $5,000 into the bathroom of a $500/month apartment? Probably not. Focus on the smaller things, like an updated sink, vanity and toilet. Make the tub surround and/or shower nice and clean or replace the tub surround altogether. Perhaps add shelving or a medicine cabinet for storage. Paint it a nice color and use mildew-resistant paint on the ceiling. The items I mention could cost you less than a total of $500 and make a world of difference when showing the apartment.

Flooring: I use very little carpet. The life of carpet in a rental unit could be as short as a few years, perhaps less. I use either oak hardwood or laminate flooring for all rooms other than the bedroom/s, kitchen and bathroom. Laminate flooring is especially easy to install yourself and costs the same (or even less) as carpet and could last a decade or longer. Plus, it looks nice to potential renters.

Kitchens: These can be much more expensive ventures, but always make sure the kitchen is well cleaned, especially the refrigerator. Tenants look into refrigerators and nothing turns them off more than one that is dirty and smells. Determine whether the floors need to be replaced due to being outdated or damaged. Same with countertops. Nice, stock laminate countertops are easy to find and are inexpensive. They can be cut to fit your existing layout and are easy to install. Making sure your sink is not only clean, but the faucet and drains are working properly are key to lower water bills and possible future repair visits.

Electrical: For larger renovation projects, I go through the entire house and replace all of  the outlets and light switches and add nice, clean wall plates. It sharpens up the look of your rooms and prevents call-backs from new tenants about certain outlets and switches that may not be working. A licensed electrician can do this for just a few hundred dollars or less, depending on the size of the unit.

Budgeting

Make a painfully detailed list of everything you need to do. Get estimates for the larger items such as flooring and budget for everything from caulking to window shades. Jot down everything it will take from tear-out through clean-up. Go through every single room and note exactly what you want to do, then make a spreadsheet to put your budget together. Keep track of your budget as you go, update your spreadsheet regularly and monitor your progress. This will not only save you money, but it will save you time and keep your expectations in check.

I cannot express enough how important it is to provide nice, clean, safe and comfortable living for your tenants. After all, they are your customers and customer satisfaction is the key ingredient to success in any business.

Never hesitate to contact me directly if you have questions or need an opinion on anything.

Sam Gorgone

Hometown Property Management Services, LLC

www.hometownpms.com

sam@hometownpms.com

Twitter: @hometown_props

Facebook: www.facebook.com/hometownpms

This 4 bedroom, 2 1/2 bath home has been completely remodeled and is not only in great condition but is also situated on a nice block on East New Street within short walking distance to Lancaster General Hospital.

Liberty North – Only 1 Apt Left! Commercial Space Available!

This mixed-use development converts 2 existing buildings into 21 luxury apartments along with office, commercial & retail space. Customize your commercial space to anywhere from 3,000 to 25,000 square feet or live in style in our upscale urban residences.

Each contemporary apartment layout boasts high-end finishes such as a custom-built walk-in tile shower, granite countertops, and stainless steel appliances. Let the outside in without sacrificing energy efficiency with oversized insulated glass windows and skylights.

The multi-use buildings even offer on-site parking (rare in the City) and a landscaped courtyard as a property amenity.

Work Spaces for the People.

The Historic East Side Suites

Hard work is more fun when you’re in the right space. With a modern industrial appeal and clean architectural lines, the East Side Suites mean business. Easy access for clients, ideal location for getting things done. Be inspired by the energy of the city and incorporate its influence.

Check out the website for price details.

Shopping for the People.

The Historic East Side Merchant Row

Be part of a community where shopkeepers know their neighbors and customers bring their friends. Committed to specialty boutiques, Merchant Row will be a new destination address in the City of Lancaster. Vintage industrial charm with exceptional street appeal, the spaces on Merchant Row are creating a new definition for demand.

Please visit the website for price details.

Living for the People.

The Historic East Side Residences

Discover authentic details and chic sophistication in Lancaster’s newest urban neighborhood. Find vintage appeal with exceptional amenities situated in the heart of the city. Sidewalk strolls to restaurants, markets, galleries and theatre with an old-fashioned collection of boutiques at your doorstep. East Side Residences have been developed with you in mind.

Please visit the website for price details.

Walk to markets, galleries and boutiques. Enjoy live theater, music and lectures. Visit restaurants, cafes and coffee shops. Embrace the energy of the city with the comforts of a secure community.

Exceptional urban reuse of one of Lancaster’s most notable historic properties offers residents elegant structural style with the luxury of modern amenities. Created especially for a city loving crowd, the Lancaster Press Building offers the special details you want and the essentials you need.

Extremely comfortable living, low utilities, pretty wood floors, new paint and carpet. Living room fireplace is decorative, very easy to maintain, convenient location.

Bedrooms:  3,  Bathrooms:  1,  SF:  1,280

This is how a typical lease listing will go for Hometown; On average, within a week or so, we will have shown a rental house or apartment about 20 times, receiving about 5 applications; ending with a signed lease within a couple of weeks. Many times there are other inquiries that are turned away because of the amount of interest in the property. The rental market is competitive and renters are racing with each other to find the best places.

This has me thinking of how I could help tenants and landlords by sharing how I choose someone when I have several qualified applicants.

1)    THE MEETING – Just like a job interview, that first impression is everything. Be on time. I once met with a potential client and he said to me that if I had shown up dressed like a bum and smelling like a hoagie he would have never hired me. Don’t show up dressed like a bum and smelling like a hoagie. Sure, the last place you came from may have been way less than standard for you. But this might be THE place! You need to engage with the person showing the property to you and be friendly; because when you leave, that landlord will have that in their head. And in this competitive market, that is what you want.

2)    CREDIT – Obviously, if you have good credit, good for you. But some just don’t have ideal credit and many landlords like myself do a credit and/or criminal background check. If your credit is less than desirable, don’t say, “my credit is terrible!”. Instead say, “my credit is not as good as it should be. I’m working on it and completely focused on it. I hope you keep that in mind”. Offer supplemental information with your application, such as bank statements, pay stubs and references from old landlords.

3)    INCOME – Think about what is affordable for you, because a Landlord may look at your income and evaluate you on it. If they think that, with rent and expenses (along with your other monthly obligations), what you bring home every month is going to be a stretch, they may pass on you. As a baseline, Hometown will look at the prospect’s gross monthly income and look for it to be around three times the monthly rent. Apartments are priced on location, size, quality and amenities. If you need to sacrifice one of these items to make your income fit more with what a landlord is expecting, do it. Again, items like savings account information, pay stubs and landlord references will help prove to the landlord that you can afford the rental. After all, it’s the landlord’s job to make sure that you can pay the rent and pay it on time.

If you have a landlord that you think could use help with this process, pass along this article to them or suggest that they look us up, we’d be happy to help.

Finally, if we can fill a vacancy this quickly, anyone can. If you’re a landlord or property owner and you struggle having your vacancies filled in a timely manner, drop me a line.

Sam Gorgone, Hometown Property Management Services, LLC

www.hometownpms.com

Marion Street Federal

Bedrooms:  3,  Bathrooms,  3.5,  SF:  3,150

A Musser Park Beauty

Bedrooms: 3, Bathrooms: 2.5, SF: 2,176

Absolutely beautiful Hamilton Park single. Gleaming hardwood floors, stunning brand new kitchen, gorgeous colors throughout, private park-like yard. Finished lower level can be 3rd bedroom. Shared drive to detached 2-car garage.

Bedrooms:  2,  Bathrooms:  1.5,  SF:  1,128

Very nice colonial featuring huge kitchen with custom cherry cabinets, island, desk & breakfast room! Replacement windows, large deck overlooking private backyard. Hardwood floors, lr with gas fireplace, plus bonus den/sunroom! Gas heat & c/a too!

Bedrooms:  3,  Bathrooms:  1.5,  SF:  1,616

Super charming Hamilton Park Semi. Open and bright floor plan with newer kitchen, living room fireplace, built-ins, finished basement and third floor. This home boasts nearly 1800 sq ft of living space.

Bedrooms:  3,  Bathrooms:  1.5,  SF:  1,208

Very nicely updated semi in the northeast part of town! All new inside including neutral paint, flooring, windows, electrical main, plue all new kitchen: cabinets, sink, & appliances! 5 large bedrooms, huge eat-in kitchen and formal dining room too! 1 year AHS home warranty included!

Bedrooms:  5,  Bathrooms:  1,  SF:  1,980

Seldom do you find a property like this. One family owned, bright open floor plan, lots of improvements. The lot is 4 tracts, ideal for entertaining and outdoor parties. A must see. This is really a special property. The owners have done so much over the years. Gorgeous lot!

Bedrooms:  3,  Bathrooms:  1,  SF:  1,152

Ultimate city central location on the only center city park, 3000+ sf,3 1/2 story brick elegant townhome w/ marble foyer & entry,(2)master suites, elevator, (2)lg covered rear decks, 1st floor bedroom w/ connecting 1/2 bath, marble bath w/ steam shower, 9′ ceilings, private brick pillar & wood fenced private yard & patio, 2nd floor wrought iron front balcony accessed by (3)sets of French doors overlooking Musser Park.

Bedrooms:  3,  Bathrooms:  4,  SF:  3,150

A superb conversion to a very unique center city dwelling, 2 story spaces, exposed brick, private gated fenced (2) tier patio, 7×17 sunroom, master suite with balcony, custom cherry eat-in kitchen with connecting laundry area, newer HVAC, elevator, carport, 1/2 block to Mussers Park, 3 bedroom, 2 1/2 bath with over 2100 sq ft of living space…A must see!

Bedrooms:  3,  Bathrooms:  2.5,  SF:  2,176

West end location, nice 5 bedroom house, lots of fresh paint.

Remodeled bathroom and kitchen, central air, off street parking.
Bedrooms:  5,  Bathrooms:  1,  SF:  1,836