Today I updated my sales databases for Lancaster County PA - I keep a running log of residential home prices, sales totals and other figures off the MLS. I was curious to dig into home prices in Lancaster County a bit more, and also wanted to see if I could spot any trends in pricing other than the generic "things are off a bit" analysis.

I combined the monthly absorption rate (total active home listings divided by sold homes that month) with the median sold prices from January 2007 to October 2011. Absorption rate is a widely-used yardstick for market health - the industry considers 5-7 months of inventory to be a "stable" market, or balanced between sellers and buyers. Below 5 months is a sellers market, and above 7 months is a buyers market.

Here's the chart:

You can see a couple of things:

1 - Lancaster county statistically hasn't been in a sellers market since the third quarter of 2007.

2 - The last month we saw a "stable" balanced market was July 2010 (homebuyer tax credit?).

3 - There is a fairly clear inverse relationship between median home prices and absorption rate. It's supply and demand of course... more homes to choose from, prices take a dip.

4 - We should see the absorption rate spike up again to 17 or 18 in the next few months.

5 - Median sold prices have fluctuated since 2007 but overal remain in the mid $160's.

More fun with numbers!

Here in Lancaster County PA there's no shortage of farmhouses, and some are always reaching their last days before being removed in favor of new buildings or uses. This home, in Manheim Township with a Lititz address at 20 Regency Court, was one of those looking the wrecking ball square in the eye...

Today, this amazing property has been immaculately restored with loving care, and is a testament to the dedication of it's owners who have not only brought the grand old house back to life but improved the grounds to the point where a visitor feels as though they are walking through a botanical garden.

The home itself begain life in the 1700's (1600's?) as a smaller farmhouse overlooking a large property. Gradually, as many functional homes are, it was expanded to be a large estate home (the owner found inscriptions from the Civil War in the home noting additions made!). But by the mid 20th century the home was beyond it's useful life and the farm was purchased by a developer for what was to become the Kings Pointe neighborhood of newer homes. The old farmhouse had little time left.

Enter the current owners, who brought the old place back to vivid life using original materials and decor while adding new features such as the 25 foot wide grand foyer with 10 foot staircase. Wood floors were remilled and put back in place, deep window wells were restored and the cedar shake roof replaced with a modern cedar covering. This home shows as a textbook case on how to bring a big old house back to life.

Interested in seeing the photo tour? You can at http://www.20regency.comand the "home photos" tab. 

Thanks for watching this episode of YourLancasterHomeTV! 

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Thanks for watching! If you LIKE this episode PLEASE take a moment to subscribe here at http://tv.yourlancasterhome.com and pop over to my facebook page to LIKE it at http://www.facebook.com/lancasterhomes

Choose Jeff Geoghan for you next home sale or purchase in Lancaster! Thanks.

Today we're with Josephine Stoltzfus of Sprama Design to talk about getting into décor in your home or apartment. Josephine is an experienced Lancaster PA home designer and talks about layering techniques and using color & patterns to pull things together.

While some aspects of design and decoration are best left to a professional in the field, Josephine was enthusiastic about the possibilities that can be explored even on a tight budget using relatively inexpensive pieces. Creative groupings, offsetting pattern sizes and color schemes that can be replaced as your taste changes are some of the ways she lays out in this video episode.

If you are interested in professional home design services (from décor choices to actual CAD layouts and working with your contractor) reach out to Josephine or her partner Harmony Boore at http://www.Sprama.com or 717-238-1001 anytime.

For tips on desgning for small spaces, check out this episode filmed in Lancaster City:http://www.youtube.com/user/yourlancasterhome#p/f/65/wFbE4TYK7jw

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Thanks for watching! If you LIKE this episode PLEASE take a moment to subscribe here at http://tv.yourlancasterhome.com and pop over to my facebook page to LIKE it at http://www.facebook.com/lancasterhomes Choose Jeff Geoghan for you next home sale or purchase in Lancaster! Thanks. (c) 2011 Jeff Geoghan

In the wake of the devastating flooding late last week, the Pennsylvania DEP (and many other organizations) are publishing helpful info on dealing with the post-flood cleanup. I know many, many local homes were affected, particularly in Manheim, Mount Joy, Marietta. Hopefully I can help get useful info into your hands.

I posted a more detailed piece over at my Lancaster PA Real Estate Blog from the EMA white paper on dealing with post-flood cleanup in Central PA.

News for Immediate Release

Sept. 10, 2011

DEP Offers Tips to Residents Dealing with Flood-ravaged Property

Cleanup, Leaking Home Fuel Tanks, Water Well Disinfection, Important Considerations

Harrisburg — The Department of Environmental Protection is advising residents whose homes or businesses have been affected by flood waters to take a number of precautions to assure a safe cleanup.

“Thousands of people and homes have been impacted by the tragic flooding in the commonwealth over the past several days. It is gut-wrenching to see the many pictures of the devastation, destruction and human suffering,” DEP Secretary Mike Krancer said. “People need to be very careful when returning to their homes and businesses and must be aware of a number of precautions they need to take to ensure their safety and good health.”

Homeowners who suffered flood damage should note these cleanup guidelines:

• Be careful when entering a flood-damaged building. Loose, wet ceiling plaster is heavy and dangerous, so knock down hanging plaster before moving around. Watch for holes in the floor and loose boards with exposed nails.
• Once inside, turn off the gas and electricity. Wear rubber-soled shoes or boots and rubber gloves and turn off the main switch using a piece of rubber, plastic or dry wood while standing on a dry board to avoid electrocution.
• Do not pump the basement until the water has gone down, as pumping a water-filled basement could result in the walls collapsing.
• Never use a gas-powered pump or generator in an enclosed area; carbon monoxide fumes could overcome you.
• Test plumbing and basement drains by pouring a bucket of water in them. If the water does not run out, remove the clean-out plug from the trap and rake out the mud with a wire.
• Do not rush to move back into your home. Before a house is habitable, it must be dried and thoroughly cleaned, since flood waters pick up sewage and chemicals as they travel.
• Open doors and windows to ventilate and dry the inside, and wait until all floors, ceilings, walls and furnishings are dry and free of mold and mildew before trying to repair or salvage them.
• Everything that flood water has touched should be disinfected. Scrub down walls and any other smooth, hard surfaces with a solution made of clean water and two-percent chlorine bleach. Two to three capfuls of chlorine bleach to a bucket of water are recommended. Wear gloves when disinfecting surfaces.
• Do not attempt to repair floors until they are fully dry. Dry wood floors as soon as possible by opening all doors and windows, which should prevent them from shrinking and deforming. Once dry, buckled floors may be drawn back into place with nails, and planing and sanding may remove humps.
• Remove drawers and clean all mud and dirt from wooden furniture. Be sure to dry furniture slowly and indoors to prevent the sun from warping it.
• If possible, simply air-dry family treasures such as books, photographs or paintings. If wet books, documents, photographs or textiles cannot be air-dried within 48 hours, freeze them if you have a freezer that is large enough. If not, keep them as cool as possible until air-drying is possible.
• Washers, dryers and furnaces can usually be cleaned and tested by qualified electricians. Replacing expensive appliances after a flood is usually not necessary.
• Mattresses, carpets and rugs should be discarded. In most cases, mattresses and rugs become so saturated with contaminated material that cleaning attempts are futile.

To deal with leaking home fuel tanks in flooded basements, remove the fuel oil from the surface of the water and place it in a container for disposal. The water that is under the product can be directed to the nearest waterway. After pumping your basement, try to remove and place in a container any remaining product and stop the leak in the tank.

If your private groundwater well or spring has been flooded, follow specific disinfection instructions to temporarily address the problem. These can be found in the Flood-related Information tab at www.dep.state.pa.us. You will need a bucket, garden hose, funnel and chlorinating compound, which is sold in liquid and granular form at grocery and home-improvement stores.

Even after the disinfection process is completed, water should be tested for bacteria. DEP’s regional offices will be equipped by Monday with test kits to distribute at no cost to residents. For contact information for the regional office in your area, consult the Regional Resources tab of DEP’s website. Until tested and found potable, continue to use bottled water or bring your water to a rolling boil and let it boil for at least one minute. Bottled or boiled water should be used for drinking, cooking, food preparation, dishwashing, making ice and coffee, mixing baby formula and brushing teeth.

For assistance beyond what is available on DEP’s website, call 1-866-255-5158 any time or consult the Penn State University Cooperative Extension’s Master Well Owner Network at http://extension.psu.edu/water/mwon.

For more information, visit the Flood-related Information page at www.dep.state.pa.us.