About Devon's Old Forge Crossing

There were 23 sales in Old Forge Crossing in 2009, 6 more than 2008, about the same as the 24 in 2007 but way off the high of 50 homes in 2006. The homes selling were a mixture of one and two bedroom units and several one bedrooms with dens along with one townhouse in the community.

Prices like everywhere have suffered from the financial crisis we have been enduring and days on market have been very mixed with many homes being on more than 100 days but with a few selling quickly giving average days on market of 53/54 days. There has been one bank owned property, a two bedroom unit that took 21 days to go under contract even though it was aggressively priced and sold for the lowest priced two bedroom unit for a long time.

There have also been seller concessions offered to buyers either as seller assists or concessions for repairs for older units.

Over the years many units that have come on the market sold regardless of being updated or not. Today's buyer is more demanding and requires homes to be updated with newer bathrooms and kitchens; many prefer not to even have to paint. Those homes that have been updated are tending to sell more quickly and closer to asking price.

As the return on investment you get for updates is not usually what you pay I would recommend if you are thinking of selling next year or so, it is worth updating your bath or kitchen now and getting an enjoyment return on it before you sell rather than doing all the work when you are ready to sell.

If you are looking for a home in Old Forge Crossing or are considering selling we will be happy to help you. See full statistics for this year below.

There were 23 sales in Old Forge Crossing in 2009, 6 more than 2008, about the same as the 24 in 2007 but way off the high of 50 homes in 2006. The homes selling were a mixture of one and two bedroom units and several one bedrooms with dens along with one townhouse in the community.

Prices like everywhere have suffered from the financial crisis we have been enduring and days on market have been very mixed with many homes being on more than 100 days but with a few selling quickly giving average days on market of 53/54 days. There has been one bank owned property, a two bedroom unit that took 21 days to go under contract even though it was aggressively priced and sold for the lowest priced two bedroom unit for a long time.

There have also been seller concessions offered to buyers either as seller assists or concessions for repairs for older units.

Over the years many units that have come on the market sold regardless of being updated or not. Today's buyer is more demanding and requires homes to be updated with newer bathrooms and kitchens; many prefer not to even have to paint. Those homes that have been updated are tending to sell more quickly and closer to asking price.

As the return on investment you get for updates is not usually what you pay I would recommend if you are thinking of selling next year or so, it is worth updating your bath or kitchen now and getting an enjoyment return on it before you sell rather than doing all the work when you are ready to sell.

If you are looking for a home in Old Forge Crossing or are considering selling we will be happy to help you. See full statistics for this year below.

With a first time buyers tax credit sales at Old Forge Crossing this year have unexpectedly been slow for both 1 and 2 bedroom homes. Homes that have been for sale have had few showings, with buyers being more demanding and even completely updated 2 bedroom end units, with new baths and kitchen have not sold. When a two bedroom, bank owned home came on the market very well priced this also took several weeks to sell when it should have been snapped up right away. So although interest rates are low, buyers are finding it hard to qualify for mortgages and this has slowed down sales.

Prices at Old Forge Crossing this year have been under pressure as buyers have seen good value in other developments. Chesterbrook with larger square footage and proportianately lower home owner and condo fees. However, many of these larger Chesterbrook units have less storage space than Old Forge Crossing homes. Drummers Lane/Glenhardie Condominiums prices are lower and whilst this is competition these homes do not have private entrances or a personal laundry area, with homeowners needing to lug their laundry down to a laundry room and use a communal washer and dryer. There is also a strong social scene within Old Forge Crossing with many events planned throughout the year giving homeowners an opportunity to be involved in their community and a chance to get to know each other as well.

Location of Old Forge Crossing si still a major plus with easy acccess to route 202 both North and South and lots of shopping and dining choices close by. Recreational opportunities abound in the area with Jenkins Arboretum, French Creek and Valley Forge National Park all close by. Septa R5 train stations at Paoli, Berwyn, Wayne or Devon are all close by depending on destination.

With the extended first time buyers credit and expanded tax cfredit for other buyers there are still many opportunities to buy a home in this development.

There are currently 7 homes available in Old Forge Crossing in Devon, PA. This wonderful condominium development is well priced and equally well located. There are six one bedroom homes available, although one of these does have a small den as well and one two bedroom home that has just come on the market. Four of these have wood buring fireplaces, including the two bedroom home. Several of the single bedroom homes have been on the market a long time, one almost a year, two have been on the market for more than 120 days, whilst these have all had price reductions location in the development or lack of updated bathroom and kitchen may be holding them back.

The two single bedroom homes that have recently come on the market are the most highly priced of the single bedroom homes, however one is an end unit with upgraded kitchen, cabinets and bathroom which makes a big difference and the other appears to have had some upgrading done in the bathroom. Old Forge Crossing saw only 18 homes sell last year well down on previous years sales and prices have also been down compared to prior year sales. As we have discussed before upgrading to heater, air conditioning units as well as kitchens and bathrooms really help these homes to sell. If you are interested in using a buyers agent who knows this development well please call us so we can set up appointments for you. With the low mortgage rates now is a good time to buy a home if you have some funds to put down as well. These upgraded homes will probably not last long as they are desirable.

Old Forge Crossing is one of my favourite developments in the Devon, PA area. Whilst it is now beginning to age and homes need to be updated many unbits that you show still have original bathrooms and kitchens. Painting kitchen cabinets is not updating. Some owners have updated and this year whislt showing homes I have been pleasantly surpirsed to find some lovely kitchens and bathrooms in several units. These have all sold quickly and for better prices than normal.

This having been said number of homes sold dropped to eighteen in 2008, which is down from the twenty-four last year which was significantly down on the fifty the previous year. Prices have also drifted lower over the last two years with single bedroom units selling in the mid to high 150,000's unless they have been updated or have the additional den these selling in the high 160,000's to low 170,000's. Two bedroom homes have also seen prices drop to the low 200,000's although these tend to be on the market for less time.

A quirk I don't like at Old Forge, water has to be turned off to a whole block, there are no individual shut off valves for a home that I know about, if having work done in a unit I would suggest installing individual shut off valves. Another issue whilst location is great where a home is in the development may cause you to suffer from excessive road noise.

But why do I like Old Forge Crossing over other developments in the area. Firstly each unit has plenty of storage, many customers who move from Old Forge are disappointed with storage in homes they purchase, each home in Old Forge has plenty of storage. Each home has it's own private outside entrance and a laundry in the unit, no having to trek over to a central location to do your washing. The condo fee includes so much, including your pool membership, tennis, gas for your dryer, cooking and hot water, trash, snow removal, common areas and exterior maintenance. Every time I come to Old Forge I find the development looks well cared for and something is being done to improve the development. also the fee is reasonable and although there is a capital fund contribution required at settlement this is now common at developments in the area. The grounds are delightful with a duck pond, walking trails and over 40 acres in the development. Location is great for acces to major routes and shopping, restaurants and Valley Forge Park.

Finally price, these homes frankly are great value. They appeal to many buyers with different needs bring a great mix of owners. With a little updating, new a/c and heating units, new kitchens, bathrooms and windows these units will be a great place to live for a long time to come.