Free Video Greetings For Overseas Soldiers Now Being Offered!

I'm proud to be involved in a unique community outreach using some of our cutting-edge Real Estate technology!  Here's our press release:

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Citizens Community Bank Mortgage Division located in Lititz Pennsylvania and Jeff Geoghan, Realtor with Long and Foster Real Estate of Lancaster, PA, is offering the families in Lancaster, Pennsylvania that have family members serving overseas in our Armed Forces a special free gift.  CCBMD wants to help keep these families in touch with their loved ones by using cutting-edge video technology at their disposal.

Military families are welcome to schedule an appointment to come into CCBMD’s Airport Road office and record a three to five minute “Message to our Military” video on CCBMD equipment. A video link will be sent to their loved ones overseas via email.  The link that the soldier can click on will play the video as many times as they wish.

“We are always trying to give something back to our community” says Jeff Geoghan, who is helping promote the unique opportunity.  “With this ‘Message to our Military’ concept, Gary and his team can help local friends and families communicate in a more personal manner with loved ones overseas over the Memorial Day Holiday and beyond.” 

Gary Thomas, Branch Manager at CCBMD said, “We have been sending out our Wednesday Tips, a video post card, going on two years now. We send these to all of our clients, friends, families and realtors. The video post cards have a weekly tip for the viewers and many say they love to watch them each week because of my bad acting. All I know is that they are a lot of fun doing them and the readership is unbelievable.”  Also, we are currently offering Free Healthy Credit/ ID Theft services to community members.  This is a way to improve credit scores and help those who may be struggling to get approved for a mortgage.

Geoghan recalled “Gary came to me with the idea of using this technology to help the families in Lancaster County that have loved ones serving our country abroad, and I saw the potential to promote the use of business technology to help the community in a tangible way.  I imagine that it can get pretty lonely when you are so far away. What we’d like to do is to offer this to more counties in time, then eventually the entire state.”

Here’s how it works: To send a free video to a family member that is serving our country in the armed forces, call Citizens Community Bank, Mortgage Division at 717-569-8005 and ask for Gary Thomas or email gthomas@ccbloans.com.  Put “Message for our Military” in the Subject line. Schedule a time to come to Citizens Community Bank office at 180 W Airport Rd. Lititz, Pa 17543.  In addition, Jeff Geoghan is promoting the program on his popular web daily www.LancasterCountyBlog.com.  Both Gary & Jeff look forward to helping send loved ones a personalized one-of-a-kind message from their families. Please have a valid email address of the proud veteran when scheduling the appointment.  To view a sample video, go to www.Lancastermortgagelender.com and click on the “Message to our Military” flag.

Gary Thomas is a  locally recognized mortgage expert who is exceptional with  “credit repair”. Gary Thomas a Mortgage Expert at Citizens Community Bank Mortgage Division with 18  years of experience and specializing in working with “credit challenged buyers” his company has assisted many of clients achieve homeownership. If you would like more information or schedule a FREE “Healthy Credit ID Theft Program” please contact Gary Thomas at 717-880-7678 or email him at gthomas@ccbloans.com.

Jeff Geoghan MBA is a Lancaster County Realtor, speaker and author of LancasterCountyBlog.com, a daily local real estate news site.  He is an East Petersburg Borough Councilman and involved community member focusing on Green Real Estate, sustainable living and historic preservation.  To work with Jeff Geoghan for home buying or selling call 717-799-0851 or info@yourlancasterhome.com.

Lancaster Foreclosure Homes - Pennsylvania's Response

As 2007 came to a close, more than 52,000 Pennsylvania homeowners were in some part of the foreclosure process, according to recent survey results by the Mortgage Banker's Association.  These numbers put Pennsylvania in the top 10 foreclosure states nationally.  Since 23% of loans statewide between 2005-2006 were subprime, analysts expect the foreclosure trend to continue into the next two years.  In fact, One in 46 Pennsylvania homeowners are expected to face foreclosure during that time period.

Almost as telling is the number of PA homeowners who will feel the effects of the foreclosure trend.  39% are predicted to feel a pinch in their home values as foreclosure properties pop up in their neighborhoods, according to a Pew Charitable Trusts Assessment.  The average loss to home values is estimated at $4,000.  On the local government front, $6.6 Billion will be lost from the tax base, also impacting the homeowner who isn't in foreclosure by limiting municipal projects and budgets.

So how is Pennsylvania responding to the foreclosures in Lancaster and throughout the state?  As I've posted in past articles, Pennsylvania was one of the first states to create a Homeowners Emergency Assistance Program, or HEMAP.  The state has been tweaking that program to tackle assistance for financially-based foreclosures rather than illnesses, etc. The program connects homeowners with financial counselors and addresses payment issues.  In addition ot HEMAP, the state offers two refinancing options: REAL (Refinance to an affordable loan) and HERO (Homeowners Equity Recovery Opportunity program) (link to PHFA page here)Under HERO, Pennsylvania homeowners have the opportunity to obtain 100% financing as a replacement for their existing loan; the PHFA (Pennsylvania Housing Finance Agency) actually purchases the loan from the lender and modifies the terms to help keep the consumer in their home.

If you are in the early stages of dealing with a mortgage challenge, it pays to contact your state agency to explore your options as soon as possible.  Also, open a dialogue with your lender ASAP - accomodation programs are popping up at most mortgage servicing companies to counter the spike in foreclosure complaints.  Most of all, don't do nothing!  Those unopened bills won't go away...

If you are interested in a complete list of Lancaster County PA Foreclosures and regular email updates of homes listed by PHFA and banks, send me an email with your contact information and price ranges. 

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For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff's work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal and Wall Street Journal. Jeff's blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs. Jeff is also a photographer - view some of his portfolio. Comments are welcome!

Watch For "Green" Claims To Rise In Real Estate

I was recently introduced to an article in the St. Petersburg Times that deals with the now-popular term "greenwashing".  It was called "'Green' Houses in Name Only?" by Chuin-Wei Yap.  I thought the author did a good job of framing the problem that is starting to crop up everywhere in real estate - sellers inappropriately identifying their homes as "green" or "energy efficient".  I loved this quote:

"As home building slumps and environmentalism becomes a business advantage, a fast-growing market for green homes is becoming synonymous with "buyer beware"

The article addressed the lack of proper oversight in "green" claims and the frustrations certifying organizations face when they see claims being made.  Since most of the oversight still is voluntary, there's nothing to stop a builder (or realtor) from making a claim that the home is energy efficient or even green-built.  In fact, we have at least one builder I know of who's labeling their homes as energy efficient (they're nothing special, and are not certified as Energy Star or better to my knowledge).  When I questioned the claim to the listing agent (in a friendly way) I got silence in reply.

"Greenwashing" is the general term for mis-representation or over-representation of a product's environmentally-friendly attributes.  Keep a sharp eye out for this trend in real estate and "buyer beware".

Lancaster PA Real Estate Market In Review - April 2008

Here's the Lancaster Pa real estate homesales report for April 2008:

Interesting numbers!  Homes sold continued the 2008 trend of running at 25% off from last year, while new listings continued the trend of following 2007's numbers.  As I've explained each month, I believe this discrepancy is due to the lack of "easy mortgages" for the first-time, credit-challenged and no-doc homebuyer market.   Home sales have been climbing steadily all this year as the weather warms.  As I always say, "a well-priced, well-marketed home in a good location will always sell quick".  Those homes certainly ARE selling quick this month, as several of my buyer clients can attest to...

Pending listings are off slightly from last year (but up 20% from last month - encouraging!). One big stat is the huge increase in the number of expiring listings...69% up from 2007!  Wow.  That's mostly the "well-marketed" part not happening...(more on that in an upcoming article).

Active listings were up 20% from 2007 - no surprise given fewer homebuyers out there this year. 

Can you say "competition for buyers"?  That is 2008 in a nutshell.

Yes, the "gap" continues to widen.  In April it blossomed to $46,501 - one of the biggest numbers in a year.   I would say this is accounted for by the glut of higher-end homes, including new construction listings.  The good news is that the sales price is once again strongly on the rise after a falloff at the end of 2007.  You can see from the green line that sales prices are coming up in 2008.  Will we get to $208,000 this year?  Stay tuned...with the changes to FHA financing that may happen.

Just one more chart to reinforce the trends in new listings and sold homes for Lancaster County, PA.  Homes for sale, new listings are largely mirroring last year's trend (note the similarity between Feb-Apr for both years).  Again, just like the sales price curve from the last chart, total sold homes is on the rise in 2008.  

So, is the market terrible?  No way!  Are there some local challenges?  Yes, but if you are looking to sell or buy I believe this will be a good year to do so.  No Hype, just the facts!

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For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff's work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal and Wall Street Journal. Jeff's blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs. Jeff is also a photographer - view some of his portfolio. Comments are welcome!

Manheim Township PA Condos For Sale - Hot New Listing

Lovely & Large Manheim Township Condominium

Location: Tollgate Station

Come see this large Manheim Township Condominium in desirable Tollgate Station an ideal location for commuters to Harrisburg, York or the PA Turnpike. A modern floorplan boasts over 2,000 square feet of living space with a wonderful central kitchen, large master suite and nice-sized bedrooms.

The great room connects to the kitchen via a tasteful breakfast bar, and also leads to a private deck for a complete entertaining package. The formal dining room includes a pass-through to the cooking area for serving ease. As a bonus, the large square foot lower level is waiting to be finished for a huge additional space.

All appliances are included in this attractive home, and the low association fee covers all exterior maintenance, making living accessible and easy for the busy lifestyle. Schedule a private showing today at www.35Tollgate.com today. Enjoy!

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Asking Price: $217,959

Property Location

35 Tollgate Station
Lancaster, PA 17601
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Features

Bedrooms: 3

Bathrooms: 2.5

Parking: 1 Car Garage, Offstreet

Year Built: 2005

Subdivision: Tollgate Station

Garage Size: 1 Car

School District: Manheim Township

Square Footage: 2065

Agent Name: Jeff Geoghan

Broker: YourLancasterHome.com

MLS #: 133984

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Appliances

Range/Oven

Full Refrigerator

Washer/Dryer

Dishwasher

Sink Disposal

Microwave

Satellite

Interior Amenities

Breakfast Bar

Large Bedrooms

Lower Level can be finished

Exterior Amenities

Private Deck

No Maintenance!

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Delays In PPL Ratepayer Relief Program Loom

Reports from Harrisburg today indicate that the Pennsylvania Public Utility Commission (PUC) has failed to approve the plan put forward by PPL, the area's largest electric utility, to soften the burden of the coming rate increases.

Originally slated for an approval vote 4/9, the issue was tabled by the PUC.  For the commission's 5/1 meeting the review and approval failed to even make the agenda.  A PUC official issued a statement saying that the commission was reluctant to act ahead of Pennsylvania Lawmakers, while another commissioner issued her own statement expressing her disappointment at the commission's inaction.

Go figure! A virtual monopoly tries to give their ratepayers a break by offering a prepayment program, and the state stonewalls it.  I posted about the first round of rate hikes back in August of last year...and it's only going to get worse.  Much worse. 

Here's a link to my discussion about Ed Rendell's new budget items for energy conservation.  Meanwhile, PPL posted earnings of $260million in earnings for the first quarter of 2008, vs. $203million for 2007.  Hmm.

"The Three Blogoteers" of Lancaster County PA Meet Again...

Myself, Brian Schulman (with a "c") and Jeannie Kontis met at one of my favorite spots this week to talk blogging and local business happenings.  With the unrest and changes in our little real estate market of Lancaster, PA there was a lot to talk about.  Of course, talking about blogging is always good and we did a lot of that too.  I was glad for the down time since this has been a busy week of buyers and sellers moving forward...

Ah, and the burrito was absolutely fabulous.  Hats off once again to Senorita Burrita of 227 North Prince Street in Lancaster City!  Looking forward to the next meeting of the "Three Blogoteers"...

East Petersburg PA Home For Sale - Great Value New Listing!

There's a new listing for a 3 bedroom 1.5 bath single family detached home coming on the MLS tomorrow - along Miller Road in East Petersburg, PA.  According to the listing agent it will be priced at only $145,000!  That's a great price for a detached 2-story home in Hempfield Schools.

I pulled a photo off the tax records to show you the style.  It's about 1,200 square and has a finished basement - .24 acres too.  I believe this price is very low - contact me ASAP to see this house before it goes!  Call me at 799-0851 to set up a showing through me.

Don't be late!

Coldwell Banker Is Gone From Lancaster - Or Is It?

Ah, the rumors are swirling...

For those of you who don't know, our local real estate behemoth Homesale Services Group left the Coldwell Banker franchise April 1st, making the announcement that morning at a surprise agent meeting and via email as I have heard it.  They decided to change their affiliation to Prudential, claiming an improvement in service to their customers.  Of course there's much more to that, I'm sure...rumors of financial instability at CB corporate are all over the business sector.  I was pretty blown away by the move, my marketing experience telling me that they would be forfeiting 25 years of brand recognition.  After all, let's face it - customers are looking for the blue logo, and that's it.  I suppose that after a few years the new identity will sink on to Lancaster's collective consciousness, but wow...it must have taken a serious falling out between the two firms to cause such a traumatic move.

So Coldwell Banker, the logo so synonymous with real estate in Lancaster PA, is gone.  But wait!  

Today the new breaking news is that another decent-sized local firm has brokered a deal to take over the blue logo.  When I heard which company, I was completely unsurprised.  In fact, I had thought of this company immediately once I had heard about Homesale giving up the franchise.  I'll decline to name the company until the official announcement, but only say that I used to work there and know the owners to be innovative and able to see the potential with taking over the Coldwell Banker logo here in Lancaster and surrounding counties.  Frankly, I wish I had the money to have done it!  

My understanding is that a well-known broker from another office has joined forces with the new local franchise under the name of Coldwell Banker Select Professionals to create a Lancaster Coldwell Banker presence.  We'll have to wait for the official announcements - but you heard it here first!

Manheim Township Homes For Sale - Market Report

In honor of Tax Day I researched the year-to-date sales stats for Manheim Township, one of our popular destinations here in Lancaster County PA.  Homes for sale in Manheim Township historically have sold well, and many in-demand neighborhoods such as Grandview Heights, BelAir, Cobblestone Court and Wetherburn are situated in Manheim Township.  More recently, building pressures have started to put the "squeeze" on open space in Manheim Township, and new listing prices have continued to climb accordingly.  Here's the summary:

Year-to-date, there are about the same amount of new listings, with a 9% increase in initial listing price.  Unfortunately, the average sale price declined by 11%!  Sold homes are down 22% over last year to date.  Pending sales are down too, by 16%, and average days-on-market is up 14%.   There are 28% more homes on the market than in 2007, and expiring listings are up by 37%. 

Overall, not a great market report.  I can't think of anything good to say here, other than that buyer activity is up and many are looking in Manheim Township.  Let's hope for a more productive second quarter...

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For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff's work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal and Wall Street Journal. Jeff's blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs. Jeff is also a photographer - view some of his portfolio. Comments are welcome!