West Chester has long been a popular housing choice in Chester County. It is the county seat of Chester County, the home to West Chester University, and is rich in dining and entertainment options.As seen throughout the county, the housing market remains very active in the Borough with relatively stable sales and rising average prices over the last several years. From the attached chart, average prices from 2017 through 2021 rose over 22%. Year to date they have continued to rise to an average of $573,000 but this will come down a bit as there are an additional 15 properties under contract with average list prices of $445,000.In addition, there are currently 14 properties on the market with prices ranging from $324,000 to over $1,000,000 with styles and options to cover most needs - all... 07/15/2022

Although the market is cooling, certasin properties are still going strong. Welcome to 358 Devon Way in Hershey’s Mill. This oversized unit with Great Room won’t last long! Centrally located in sought-after Devonshire Village, this comfortable 2-bedroom, 2 full bath ranch-style home sits on a quiet cul-de-sac and offers the best in one-floor living, including a spacious carport with large storage area. This freshly painted home has been extended in the past giving it a spacious feel and added entertaining space. Entering the foyer to your Left from the front door, you see the eat-in kitchen which has access to the Great Room, or you can simply enter the Great Room directly from the hallway. The kitchen features stainless-steel appliances, luxury vinyl planking and solid wood cabinets, p... 07/13/2022

Last night, Chester County PA brought the crowds out for the first Town Tour in 3 years. Traditionally opening the series in West Chester with remarks by local officials, this year's special guest was citizen-scientist and Ben Franklin friend, Humphry Marshall who is celebrating his 300th birthday this year. Poor guy had to stand to receive citations while all the officials sat on the platform.  We had a choice of 7 possible tours and presenters who set us on our way on a beautiful evening in West Chester.  I chose to tour the northeast quadrant of town, which is loaded with Victorian, Arts and Crafts, Colonial Revival with beautiful grounds around all the houses.  I remember seeing the French chateau above several years ago while it was being restored by the last owner--the new people ... 06/10/2022

Currently under contract - 1 Redtail Court West Chester PA 19382 - Welcome to this Move-In Condition Luxury End Unit 3 bedroom 2.5 bath Townhome located in Hunters Run.As you enter 1 Redtail Ct you will find the spacious living room/ dining room is set off by columns and rich molding. This light filled open space is finished with gleaming hardwood floors, plush carpeting, and high ceilings making a perfect entertaining space. Working from home is a breeze with a first floor office space featuring a 12 pane glass door just off the entry area, a convenient first floor powder room, and easy inside access to the 2 car garage.Just beyond, you will find the open kitchen / family room area. The gourmet eat-in kichen features 42" Maple cabinets, a large center island, separate pantry closet, an... 06/14/2021

"Sweet, A Walking Tour of West Chester PA" was the billing for this Chester County History Center tour today.  The History Center, founded in 1893, sponsored this talk led by guides in period costumes.We started out with an explanation of the types of cacao pods, then a demonstration of the beans being ground on a stone metate with a heat source underneath. Looked like a lot of work! We then visited one of the country's top chocolatiers, Eclat, on South High Street. Christopher Curtin, the owner, gave us samples of a truffle (delish!) and a piece of dark chocolate (wow!).  A steady stream of clients pulling up and picking up orders showed just how popular this chocolate is. Another stop was Gemelli Artisinal Gelato, on West Market Street. The owner, Vincenzo (genuine Italian craftsman) ... 05/08/2021

As of this morning, there are only 38 single family homes for sale in the West Chester Area School District.  38. Out of a total of 75 homes that would include condos and townhomes.  Homes are going way over asking, in bidding wars where buyers are waiving inspections, appraisals, mortgage contingencies!   It's a great time to be a seller.  Prices range from $310,000 to $2,450,000.  If you're curious about the home that's listed at $2,450,000, you can check it out here.  If you're curious about homes at any price in the West Chester area, sent me a quick email and I'm happy to provide information.  You can use the search function on my website by clicking here.If you are thinking of a move but are afraid to list it because you don't know where you'll go, we will need to be creative.  I'... 02/09/2021

I just listed this great Cape Cod home in West Chester PA yesterday, today it is under agreement and the buyers are very happy as are my sellers. Savvy buyers, got in early, and made a strong offer that my sellers decided was acceptable.  Welcome to 1143 Cardinal Drive, located on a large flat 1 acre corner lot, in Land Grant Farms neighborhood in Westtown on the corner of Overhill and Cardinal, this stone fronted cape style home has been completely updated and expanded, with 5 bedrooms 4 full bathrooms three of which are en-suite, and 2 powder rooms and two car attached garage.Large flat yard with mature trees and shed surrounds the house. The rear of the house with newly renovated deck, and hot tub area. The exterior of the house with new windows, siding and gutters, newer roof, new H... 11/19/2020

I just listed this great Cape Cod home in West Chester PA.  Welcome to 1143 Cardinal Drive, located on a large flat 1 acre corner lot, in Land Grant Farms neighborhood in Westtown on the corner of Overhill and Cardinal, this stone fronted cape style home has been completely updated and expanded, with 5 bedrooms 4 full bathrooms three of which are en-suite, and 2 powder rooms and two car attached garage. Large flat yard with mature trees and shed surrounds the house. The rear of the house with newly renovated deck, and hot tub area. The exterior of the house with new windows, siding and gutters, newer roof, new HVAC systems, one main and one split system are just the beginnings of the updates and remodeling that has been carried out on this 4435 square foot home. Entering the front door,... 11/17/2020

If you remember a little while ago, I mentioned how an investor client had tried to use a different agent, an assist to sell type brokerage, located in MD to sell his PA property. The sale failed to go through because it did not appraise.  I was puzzled, as the home comped out very well against recent sales. Well obviously the agent had not travelled from Maryland to meet with the appraiser or discuss comparative sales. My client called me to help as he had withdrawn it from the broker and needed to get this property sold. So, I arranged for my photographer to go and take photos, and we got it back on the market at a price in line with recent sales and had it under contract very quickly, for a higher price than they had sold it before. VIRTUAL TOUR Of course the next step was inspection... 04/22/2020

  We received an offer on this large recently renovated, freshly painted, 2896 sq foot town home located at 115 Chaps Lane, West Chester, PA 19382, this Brandywine at Thornbury development town home is a delight, walk into a spacious entry hall, new refinished wood flooring on the main floor, with powder room, plentiful closet space and progress to a large, cathedral ceiling living room, dining area to your left with entry to kitchen with slider to deck. Stainless steel appliances, plentiful work space and space for a kitchen table too, step out and enjoy your deck overlooking the open space. Upper floor with laminate floors, has master bedroom, bay window, ceiling fan and vaulted ceiling, with walk in closet and en suite bathroom, laundry room, second bedroom and hall bath. Lower level... 03/20/2020

I feel this is one of those stories like Scott Godzyk would tell. An investor client of mine,  listed with a service that basically just listed the home in the MLS. They provided no services. Anyway, after dropping the price some, he got an offer. Only the home did not appraise and the deal fell apart when the buyer insisted on his reducing the price. The listing expired, and he followed up and cancelled the listing as it was lingering in the MLS as a pending listing. Now, he got smart, and approached me. A quick review of recent listings and there was no reason the home should not have appraised, we actually listed at a higher price than he got his offer for. My photographer was there yesterday, and today it goes live in the MLS. 115 Chaps Lane, West Chester, PA 19382. Check out the Vi... 03/04/2020

Yacht Rental Expenses Disallowed – IRS Reclassifies Business Deductions to Personal Expenses and Loss on Sale of "Rental Property" DisallowedIRS Visits Marina and Discovers Lots About Taxpayer’s “Business Deductions” Carlos and Pamela Langston (taxpayers) (TC Memo 2019-19) purchased a marina. The marina’s primary location had 100 covered dock slips and multiple structures. Its secondary location was a sailboat cove with 50 uncovered boat slips. The taxpayers purchased a Meridian 580 (yacht) for $246,920 to use as a sales office and a Raptor RV for $69,092 to use as a boat sales office and a place for nighttime security to use during their shift. The taxpayer’s assets generated significant depreciation deductions for their LLC. They also claimed a significant loss from the sale of a form... 11/26/2019

A recent Saturday dawned bright and sunny--a perfect day to ride around the countryside on the annual Chester County Day which benefits the Chester County Hospital.We saw some lovely homes ranging from converted stone barns like Ivystone in West Chester to Victorian style homes like Acorn Hill in Malvern.             A popular spot at Acorn Hill was the horse barn, with seemingly friendly horses munching on hay and attracting pats on the    nose from visitors.     Greystone Hall in West Chester featured a stone porte cochere as well as a Great Hall with stone fireplace.              Squire Cheyney farm had a magnificent bank barn with original dairy equipment on the lower level, plus it was supported by a Chester County favorite of mine, tapered stone columns (although it was just acros... 10/15/2019

DELAWARE NEWSThe biggest news I have for Delaware historic home lovers is that Stonum, the country home of George Read, Signer of the Declaration of Independence, is now on the market. We already have had some public attention from the local newspaper, and two TV stations. We have also been fortunate to have visits from both the staff of the George Read II house museum and the New Castle Historical Society, as well as the University of Delaware CHAD. Everyone has contributed their observations about how some of the features in the home may have been changed or moved and have promised more info to come. The buyers of this home begun in 1730 are going to be very lucky to have modern investigative studies updating the National Landmark nomination forms and the HABS forms from 1936.  Reader... 09/01/2019

I had the pleasure to participate in a panel discussion hosted by the Internal Revenue Service at Penn State University's Malvern, PA campus on May 23. The panel consisted primarily of attorneys (both private and IRS attorneys) and myself, an Enrolled Agent and Certified Tax Resolution Specialist with the Exton, PA accounting firm of Keystone Financial Solutions, IncThis is an annual IRS presentation where IRS and Pennsylvania officials speak about various tax issues that are of interest to the accountants, CPAs, Enrolled Agents, and attorneys in attendancee. The other panel members discussed the innocent spouse rules, offers in compromise, and appeals. The collection topic I discussed was the different installment agreements available to taxpayers, what happens when a taxpayer defaults... 07/09/2019

If you are a broker or realtor that has employees, or if you handle the payroll tax compliance for your employer, it is most important that you understand your potential tax liability.The IRS is most concerned about employer payroll compliance as payroll taxes withheld by employers account for nearly 72 percent of all revenues collected by the IRS. Accordingly, noncompliance and cheating in this area is one of the biggest problems for the nation’s tax system. Between March 25 and April 5, IRS revenue officers visited nearly 100 businesses around the country suspected of having serious issues with employment tax compliance. Business owners were informed about ways to catch up with back payroll taxes, how to stay current and the potential for civil and criminal penalties. "Payroll taxes f... 04/15/2019

Thursdays and Sundays are Body Combat days.  At least they are for me when Michael Hartman is teaching! Michael Hartman, in my humble opinion, is truly the heart and soul of ACAC.  He is one of many wonderful instructors at ACAC and he embodies all that is good in the world.  He's enthusiastic about teaching, he's hilariously funny, he's kind, he's open-minded, he's welcoming.  He encourages me to come and "just do what you can" when I'm having a flareup of knee issues. Today, I was running a few minutes late and as soon as I entered, I heard my name being called out.  Entering his class is like being Norm in the sitcom Cheers!  He teases, he encourages, he includes. When he says he's not teaching on a certain day, my mind says "I think I'll sleep in". My knees are totally screwed up an... 02/28/2019

Who doesn't love pizza?  There are many versions of a good pizza and coming from South Philadelphia, and being of Italian descent, I think I can claim some semblance of being an expert in this area.  My favorite restaurant in the area as I've mentioned ad nauseum is Limoncello.  They have several really good pizzas there.  My friend Leann's favorite here is The Carne Pizza, or as I like to call it, the cholesterol lover's pizza.  It has sausage, pepperoni, meatballs and salami Toscana.  They make a really good upside down pizza, where the mozzarella is under the tomato sauce.  (I'm using sauce here to refer to pizza gravy so as not to confuse the uninitiated).  Another friend prefers their Margherita Pizza, which is tomato sauce with fresh mozzarella and basil.  All of these pizzas are ... 02/09/2018

Last week's word was Local and I detailed a lot of my favorite local places.  You can read about them here.A lot of folks in the Philadelphia suburbs refer to Philadelphia as going "downtown".  Philadelphia, the place where I was born raised is a wonderful town, truly up and coming nowadays.  Growing up there was a wonderful experience, truly a village where our doors were never locked and when my mom was working we were babysat by close neighbors.  On a summer night, we sat out on our steps, socialized, laughed and probably cried some with people who were like family.Moving to the suburbs when I got married was a culture shock to me.  Our first home was in Newtown Square where there were no sidewalks, not many street lights and it was so quiet that I couldn't sleep.  I was fortunate in... 01/24/2018

It looks like historic preservation was at the top of the agenda this morning for over 50 civic minded volunteers who gathered at the Chester County General Services Center for an exchange of ideas. Led by members of the County Planning Commission and sponsored by the Chester County Historic Preservation Network (CCHPN, on whose board I sit), we learned how to be more effective in preserving our historic resources.Because the County has preservation friendly wording in local ordinances, attendees learned how to use these resources to encourage zoning and code officials to enforce code violations which often lead to demolition by neglect.Sometimes volunteers feel they are preaching to the choir in their townships and boroughs, but they found a lot of common concerns in the networking mad... 01/20/2018