Heather Oberhau, Bucks County Real Estate, e-PRO

"How long will it take my house to sell?" 

This is probably the most difficult question for a REALTOR to answer.  So many factors play into days on market:  pricing, how much competing inventory you have on the market, even seasonal buying trends.  However, I've compiled the following data from our MLS system to show you the AVERAGE days on market by township in Bucks County through the first half of the year.

Here were my parameters:

• Residential listings
• Priced $1,000 through $9,999,000
• Sold January through June 2008

We're not looking too bad, Bucks County. 

The average for Bucks County is 74 Days on Market.

**Information from TrEND MLS and is deemed reliable, but not guaranteed. 

One caveat, there is a way to "reset" days on market, so if a home has been relisted, the days on market start over.  We are working on a way to calculate the total marketing days on our reporting for the MLS.

It's the discussion you've all been waiting for! Hold back your excitement, people, today we're talking about

Septic Systems

Fun! A septic system is an on-lot waste water disposal system, meaning everything that goes down a drain: kitchen sink, washer, showers, toilets, goes into the septic system in your back yard. A typical septic system is made up of a tank, distribution box, and drainage field. Waste water goes into the septic tank. Solids fall to the bottom, while any grease or oil floats to the top. The remaining liquid is sent into the distribution box, which then disperses it into the drainage fields or a sand mound. The water then seeps out into the soil surrounding the drainage fields or sand mound (all underground)and clarifies as it trickles through the soil to the underground water table.

Sounds gross, right?

Well, it is kinda gross if you're used to flushing and forgetting with public sewer, but you get used to the idea. As long as the system is working properly, you won't really need to think about it except to have the solids and oils pumped out regularly (Wrightstown Township requires every two years). When a septic system fails, THAT'S gross. You may see effluent on top of the ground, smell the system (gag), or have a backup in your toilets and sinks.

A good septic inspector is critical, since a new system can cost $25,000-30,000 (you read that right). I have two great inspectors that I can recommend, just shoot me an email.

Here is the EPA's Homeowner's Guide to Septic Systems. It's a great resource, and the diagram will explain the system much better than I ever could.

Have any questions? Shoot me an email. I know enough to be dangerous about different problems with the systems, alternate systems, etc.

Today, the kids and I visited Ringing Rocks, located on Ringing Rocks Road in Upper Black Eddy, Bucks County. What a neat trip to take! We walked a wooded trail that opened up into a field of boulders. It looks like a hidden lake - of rocks.

Armed with small hammers, the kids started scuttling across the rocks like monkeys, banging to find the ones that sounded like bells.

They really do! They sound like a bell being rung when you strike them with a hammer or small rock. My oldest quickly racked up 160 "ringers." Not all the stones ring, but here's a hint - look for the one with obvious gray areas from hammers being struck against them. They usually are good "ringers."

While scientists don't know exactly how this works, we had fun making up excuses: aliens being number one. If you go, wear sneakers. My kids had no problem scurrying over the rocks, but I seem to have lost my agility in my old age. We did take a baby stroller for my toddler, but it was rough going, and we had to carry the stroller at certain points. It was definitely workable, though.

Need more information? Shoot me an email, and I'll be happy to tell you more about it. You can find directions here, and on my GPS, I just used the street name and it took me right there.

This inspection is usually done when there is a well located on the property. You will have a water testing company come out, take a sample of your water, and test that water for potability. They'll test your water for all the nasties that may be there - choloform, bacteria, and other gross stuff. The water testing will indicate if these factors fall within safe drinking guidelines.

If the water tests come back with high levels of one or the other (or all), there are many different treatment systems available. UV light, shocking the well, filtration - there are many different ways to treat the water, and there are specialist who can devise the best route of attack for you.

Ok, so I feel like the inspection series is getting a bit dry (and boring), but stay tuned folks...

Next, we're talking about

duh, duh, duh....

Septic Systems!

You certainly don't want to miss THAT discussion! I have the unenviable title of "Septic Queen" since I've had many of my personal purchases fall through during the septic inspection. I know more about poo than any suburban girl should know, and I'm going to share the wealth of knowledge with you next time. Stay tuned for the poo talk - it's an important one.

Stunningly Beautiful.

Those are the only words I have to describe the Hortulus Farm located on Thomspon Mill Road in Wrightstown. I wrote about it previously in this blog, but finally got a chance to take the tour today with a few girlfriends.

Our fabulous guide Mary was extremely knowledgable and personable, and she trecked us through the fern and hosta lined woodland walks, the yellow garden, the herb garden, the pool (This is actually the pool! You can just make out some white lounge chairs towards the left of the pool.) and other beautiful gardens.

Part of an original land grant from William Penn, this gorgeous farmhouse and gardens have been lovingly restored and built over the past 30 years by Renny Reynolds and Jack Staub. I can't imagine possessing a) the knowledge or b) the artistry to build these gardens, let alone the stamina to maintain them.

If you have the opportunity, please find some time to take this tour. Tours are offered May through October for groups of 8 or more. If you can't organize a group of 8 or more, LUCKY YOU, they are having two public open houses in the coming months, when you can take self-guided tours of the gardens.

July 19th - Summer Open House

October 4th - Fall Open House