Lancaster PA Real Estate Blog

Well, Susan (Dissinger) Geoghan and yours truly pulled off another successful Dissinger family reunion here in Lancaster County, PA yesterday.  We couldn't have done it without the help of family members such as Lori Foose, who coordinated the kids games, and Joyce Herr, who ran the busy registration table.  A good time was had by all!

The event was held at Muddy Run Park in south Lancaster County.  Several Branches of the family were represented in the 50-odd people who attended - Dissinger, Foose, Harper, Flahart, Edwards, Geoghan (of course), Petzold, Foultz and others.  There were kids from 2 weeks old!  

We held a guessing game for a pumpkn & a BIG jar of candy, and also a "cakewalk"  Ever wonder what a cakewalk is?  Well, we had one again this year.  My son won a cake!  The kids' games went over great, everyone won something.  We also held a raffle of items donated by attendees.  The best part, though, was connecting with family members and remembering what it's all about!  Looking forward to '08...

In talking with a Lancaster County builder today I realized again the real need for builders to differentiate themselves through branding.  The days of relying on word of mouth and referrals are over - social media, the domain of the under 40 age demographic, will become increasingly important.  Are you presenting your company and products on the web in an intelligent, user-friendly way that encourages feedback from potential customers?  Blogging is the single best way to quickly get started. Beyond blogging with RSS syndication (to spread your articles far and wide) you'll need to become proficient with such online markets as Craigslist, Backpage, Trulia, Zillow and more.  Markets such as these are taking up more and more space in the cybersphere, where over 85% of your buyers start their search.

How's your logo?  You do have a good one, right?  Where are you putting it - is it on everything you publish?  Is it displayed prominently at each of your building sites?  How is the consuming public getting to know you?  These are critical questions to ask yourself if you are a builder who'd like to grow the business in this century.  Developing a compelling, enduring logo is a bedrock marketing goal.

Does each of your building projects have it's own webpage, with a dynamic presentation of the neighborhood and surrounding area?  With all the choices available to consumers, you have to set tools in motion to brand each neighborhood, spec home and always your core image & mission.

Now, ask yourself: what do my listing agents do to help me achieve these goals.  Are they just sitting in my houses, hoping they sell?  Is all you get a sign in the yard and a MLS listing?  Could I replace this agent/firm tomorrow and they've not advanced MY brand one bit?  I sure hope not.

If you are a Lancaster-area builder, big or (especially) small, you need to be asking the hard marketing questions right now.  Wherever you're business is headed, I'd like to offer you all of the services mentioned here and more.  Give me a call at 717-581-2467 to talk about my 21st century new home marketing strategies.  It's not too late to get back on track...

I was at the closing table for a long-running short sale, which I managed to push through Countrywide after 2 months of negotiations.  We had a great offer and CW only ended up forgiving about $12,000.  Better yet, they got the buyer's mortgage!  Worked out well for everyone. 

One strange incident during the closing was the inclusion of a line item entitled "FHA Incentive" added to my sellers credits. $1,000, which I had heard might be there but wasn't sure.  Very nice, if it was for real.  The closing officer commented that the incentive was a new program to encourage sellers to sell their home short rather than let it go to foreclosure.  Knew about that.  So far so good.

Well, just below that on the HUD, the $1,000 was taken back!  Commenting again, the closing officer said that although he'd only done one or two if these so far, his understanding was that the lender takes back the $1,000 until everything is settled, after which they MIGHT send the sellers a check for some or all of the incentive.

Now, my understanding was that the $1,000 incentive applied in full if the listing agent was able to close a sale within 90 days.  We did do that.  I believe the amount drops to $750 if things go beyond 90 days. 

My questions were:

a)Whats the point of giving the incentive, then removing it?  Just so CW can say they offered it?

b) Why, if this is truly an FHA-sponsored incentive, would CW be justified in not immediately forwarding the monies to the seller upon settlement?  They'd already forgiven the loan difference, so that should not be a factor.  Doesn't seem like much of an incentive.

The closing officer did not have an answer for my questions.  This is all part of the short sale process - one never knows what will happen next. Any thoughts?

I was reading through the September Issue of Realtor Magazine and came across a disturbing article about the rise of what is innocently called "private transfer taxes".  The article details the fight going on California, particularly in Placer County, over the right of builders/sellers to append special transfer fees to the property deed, which would have to paid in perpetuity to a certain party!

The parties involved in the Realtor Magazine article are the Sierra Club and Audubon Society.  They made a deal with a developer/builder that, in return for forging these fees into the development's deeds, they would back off on pressuring the builder over whatever enviromental concerns they might have.  The kicker is that the builder will cover the first fee paid by the initial homeowner...talk about a rude surprise to the 2nd, 3rd buyers and so on!

These fees are apparently not an isolated occurrence, and are beginning to show up in other states.  Incredibly, the Realtors Association found that there were no laws on the books to regulate such private manipulation of the deed.  CAR is working with the California Legislature to try to do something about that.  Of course, the parties involved represent VERY powerful lobbying blocs which will work to dampen a legislative solution.

Meanwhile, the potential for these "private transfer taxes" is pretty staggering, wouldn't you agree?  Fees are reported to be as high as 1.75% of the purchase price.  Hey, I'll attach a payment to my 401K to my deed, so that everyone who buys my home will help my retirement!  Folks, there's nothing legally standing in the way of such an eventuality. Apparently a company in Florida has already started to help property owners attach 1% fees to their homes, in order to receive the income EACH time the home is sold.

One key figure in the Placer County mess was quoted as saying "without being regulated, private transfer fees will spread through the country like wildfire."

The steering committee for the annual East Petersburg Day celebration met at the Community Park for a group photo to be used in the local papers to announce this year's event.  Yours truly took to photo...here we are!

From right to left:

George Barber - past chair and one of the town's biggest proponents of the event, tireless in his efforts despite a busy schedule.  Clyde Pearson - Hot rod enthusiast and member of several area clubs, who has overseen the EPD parade for years.  Jim Williams - our intrepid borough manager who is always there with an answer when us civilians need it.  John Wolf (kneeling) our 2007 committee chairman who is full of ideas and very organized, whew!  Nessie Saint Cyr - advertising salesperson par excellence, very civic-minded (did I mention that I moved her here?).  Kris Baum - field games and rides coordinator, working out the bugs and getting volunteers to run the events that will be the backbone of the day.  Dick Kreider - Our food service coordinator, has filled in the gaps to get things done over and over again, will be helping the historical society sell our book. Jeff Geoghan - does a little photography and helps out with ideas and publicity stuff. Nothing really...  Gary Spangenberg - our town mayor, works with the public to promote the event and connect it to the rest of the year.  On the far left is radio personality Tom Richards, who will be broadcasting from East Petersburg Community Park with his station "101 The Rose".  Tom is an East Petersburg native who's looking forward to helping us this year.

(not pictured is Wayne Wagner, our Manheim Township Police liaison, Sam Ryder our 5K Run coordinator and Ginger Groff the borough admin who keeps us all organized) 

If you're interested in helping us by volunteering a few minutes of your time for East Petersburg Day, or would like more info about serving on the committee next year, drop me an email or call me anytime!

East Petersburg Day schedule of events 

The committee looks forward to seeing you at East Petersburg Day 2007.

My family & I had a great Labor Day picnic at Samuel S. Lewis State Park in Wrightsville, PA.  Just across the Susquehanna River from Lancaster County, Samuel S. Lewis is 85 acres with an incredible view.  It's worth the drive just to see the vistas of the river and Lancaster County beyond.  We were there for a spectacular sunset which lit up the hilltop park.

Samuel S. Lewis State Park is dominated by 885 foot Mount Pisgah.  There is a viewpoint with one of those sets of fixed binoculars that you need quarters to activate - we didn't have any.  Still, the view was wonderful even to the naked eye.  There is about 1 mile of hiking trails with moderate elevation change.  Three picnic pavilions may be reserved up to 11 months in advance  for a fee by calling 1-888-PA-PARKS.  Unreserved picnic pavilions are available free on a first-come basis.  We used one of the many free-standing picnic tables set about the hilltop area.  Parking is plentiful & nearby to the bulk of the picnic areas.

One interesting possibility at "Sam Lewis" is kite flying at the crest of the ridge.  There is plenty of room to spread out and catch some breeze.  Local enthusiast groups gather here periodically.  The park closes at dusk so get here early. 

Take an afternoon and drive over to Samuel S. Lewis State Park - you'll enjoy the time away.

I was kicking back on my yacht today (scratch that - was mowing the lawn) and drinking a (hot bottled water) when the thought struck me: waht ever happened to good old Carlton Sheets and his real estate systems?  I haven't heard of him in a couple of years - the investor types I met early on always brought that system up in conversation - now he's gone from the lingo.  With the resurgence of pre-foreclosures and sheriff sales I'd think he'd have a fertile ground to sell to.  Anyone seen his infomercials recently?