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Real Estate Agent
Nick Vandekar, 610-203-4543
Nick is a Main Line and Chester County Residential and Commercial REALTOR selling The Main Line, Chester, Delaware and Montgomery Counties. Giving you the confidence to make the right decisions.
Cell: (610) 203-4543
Office: (484) 237-2055
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Real Estate Sales Representative
Susan Mangigian
I love Chester & Delaware County and would love to show you why! If you have been thinking about a move to this area, call or email me.
Cell: (610) 299-6237
Office: (610) 719-1700
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Chester County, PA Real Estate News

By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
There are lots of things to consider when buying a home, for the first time or if this is a resale and move up or down.  Market Conditions Interest Rates Buyer's market or Seller's Market Family dynamics Job demand People often ask me, is this the right time to buy? My answer is usually along the following lines:Why are you thinking of moving?The answer to that question is really the answer to whether this is the right time to buy or move. If you have situations that require a move then this is the right time. Maybe a divorce, or a marriage, an addition to your family, an aging relative needing care, a new job in a new area, there are so many reasons.You are the one who decides if now is the right time to move. All the external things like interest rates vary all the time. They go up an...
Comments 17
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
What does 2025 hold for the real estate market?As we start 2025, we look back on 2024 and see sales of about 4.15 million homes as of November 2024. December home sales are released towards the end of January. This is still massively down from 2021 when sales were 6.12 million homes. Estimates for 2025 are for sales of about 4.4 million homes as home buyers adjust and begin accepting that rates are not returning to the 2-3% range and will most likely remain in the 6-7% range for the foreseeable future.Locally, we have seen a lack of inventory of homes for sale, although towards the end of 2024 homes for sale rose giving buyers more choice, days on market also rose slightly. However there are plenty of buyers looking for homes often competing with cash buyers like builders along the Main...
Comments 16
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
The Main Line outside Philadelphia lies within the boundaries of three counties, Montgomery, Delaware and Chester County. Each county is much larger than just the Main Line parts, so the market reports refer to the actual county, not just the Main Line area. The video below shares the statistics with the numbers below the video for those who prefer to see things in black and white.Montgomery County is closest to the city, there are currently 975 listings in the county that is up from 860 in January 2024. Median list price has fallen from $524,945 to $515,000, the average list price has also fallen from $755,014 to $732,569.Delaware County in January 2025 has 759 listings, up compared to 2024 when it had 653. The Median list price also rose from $299,900 to $319,000, with the average lis...
Comments 11
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
In a recent survey, December 2024, our local MLS, Bright MLS found the following results regarding what buyers are looking for in a home.More than half (56.1%) said that it was “very important” to buy a home that was move-in ready, with no repairs or major improvements needed. Another 37.8% said that buying a home that was in move-in-ready condition was “somewhat important” to them.As many home buyers know you may have to compromise on what you are looking for with the extremely low inventory of homes for sale. The survey found the following results when asked about what buyers would compromise on.More than half of the survey respondents said that they could see themselves compromising and buying a fixer-upper if that was what was available. However, they were more likely to compromise ...
Comments 18
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
Things vary from state to state, and it is never good to presume something is included if it is not in writing. You do not suddenly want to have to find the money for something you thought was included. As you can see in this photo below from a Pennsylvania agreement of sale, a lot of things are included, but some things are not. In the agreement below we added the refrigerator.In some countries, especially in Europe, kitchens are not included and owners remove all the cabinets and reuse them in the next home. Can you imagine turning up to find the kitchen gone? I know with some short sales we discovered owners had removed appliances and copper piping.Generally, in Pennsylvania, anything viewed as a fixture, attached to the wall is included. However this includes curtain rods and blinds...
Comments 20
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
Many people want to buy a home, but the thought that they have bad credit or when younger or new to the country no credit makes them believe they cannot purchase a home. The answer is that there are many options for low credit score buyers, and secondly that it may take some time, but it is not hard to improve or create a credit score.You also should know the score you find online, via Credit Karma or your credit card company or bank is not the score used to offer you a loan. There are multiple different scoring models, so do not be surprised if the model used by the lender gives a lower score than what you see online.One of the important things to know when buying a home is that your credit score when using a mortgage is very important. The score will determine if you can get a loan an...
Comments 24
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
One of the questions many buyers have when moving from one area of the country to another is how do I choose a neighborhood? Having moved to the Philadelphia area from London, England I can totally understand this quandary.There are lots of different things that go into this decision, most of them personal to you. When I meet with clients for the first time I always ask them to tell me about their lives and the way they live them. What do they like doing? Depending on their answers we can formulate a plan for finding them a house.So, let's consider the different things that can affect your choices. Do you have school age children? If so a neighborhood with sidewalks and access to local parks may be important along with obviously good schools. Maybe you want a development that has other ...
Comments 15
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
Buying a home is a great step to building wealth. Homeowners build wealth much more quickly, a recent report, November 2024 from the Aspen Institute's Financial Security Program said it was huge. A renters median net worth was $10,000, a homeowner's is $400,000.But, when buying a home there are some hidden costs of ownership to take into account so you are prepared.1) Buying a home with a home owners or condo association will have a monthly fee towards maintenance costs and often these have an equity requirement of an up front fee, sometimes as much as six times the monthly cost paid at closing. Some also have move in fees as well.2) Maintenance, even if you are within a development with a home owners association there will be ongoing maintenance that many renters neglect to think about...
Comments 18
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
It is always exciting to reach closing day, especially when everything has gone smoothly throughout a transaction. I met Hannah and Tom not that long ago when we met to discuss working together and they mentioned they wanted to buy a house before next May. After going over all the details of how the real estate process works in PA, getting approved for a mortgage etc they decided to work with me.They quickly got approved from a local lender, and we went to look at homes. At the very last minute Hannah texted me one more address to add to our tour, promising me she would never do this to me again. Well that one last house was the one. As soon as they walked in they knew. Funnily enough it was the first house we toured as well. We did go and see several other houses that day, but at the e...
Comments 20
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
After all the searching, loan applications, seeing homes, visiting Open Houses the moment arrives when you know this is the home you want to buy. It is an exciting time and it can also be a stressful time.But, that is where working with an experienced Realtor brings a multitude of benefits. From price to terms, contingencies, settlement date a Realtor can give you advice. We do not make the decision for you, that is your job, but we can give you the confidence to make the right decision for you.So, let's explain the process of making an offer. In Pennsylvania we use a standard Agreement of Sale form, this is pre-printed with spaces for certain information. The agreement will include the parties to the transaction, the sellers, the buyers and their mailing addresses, the details about th...
Comments 17
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
This is a common question from first time buyers and repeat buyers as well depending on how long it has been since they bought a home. Well the answer is, it depends. As you can see in the image above a seesaw which is balanced. Well the housing market is rarely in such equilibrium, it is usually one thing or another, a seller market or a buyers market and this can impact the length of the process.So, let's start at the beginning, many buyers start looking on line before they actually want or need to move. They look to see what homes are available, what are prices like in the areas where they might want to live. And then, once they have an angle on this, they approach an agent or Realtor to help them. Getting pre-approved for a mortgage is a first step, a good agent can help you find a ...
Comments 14
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
First time buyers starting out on the road to home ownership have many questions. One of the common ones is What should I look for in a home?Whilst the number of bedrooms and baths is important it may not be the most important thing when looking for a home. This is why I always like to sit down and have a conversation with new clients about their lifestyle, what is important to them, and how they live their lives.Looking at houses is an art, as a Realtor we look at houses multiple times a week, we notice things other people do not. Often, we know when previewing a home if it will work or not for a client before they even see it.Some houses have great natural light, some are dark and need electric light all the time. Some houses have great flow, important if you like entertaining, no one...
Comments 12
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
For a long time when buying a home people needed and put down about 20% of the cost of the home as a down payment. But, as prices rose lenders came up with different products and means to avoid having to put 20% down.Today, there are still some programs that require no down payment, especially for Veterans and those using a USDA loan. Then there are FHA loans and even conventional loans that require as little as 3.5% as a down payment. These lower limits make it far more manageable for buyers to afford a home. Plus for first time buyers there are also often local programs that might provide assistance in the form of grants or no interest loans that are forgiven that can be used toward down payments. These vary from State to State and even County to County.This is where using a strong lo...
Comments 18
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
First time buyers have so many questions and all are good. Often the biggest problem is knowing what questions to ask when you do not know what you do not know. This series is tackling different questions many first time buyers have about buying a home and the different steps involved.We are still tackling questions revolving around mortgages and financing the purchase of a home. When I first sit down with potential clients I discuss with them how they intend to finance the purchase of the home they want to buy. Mostly, buyers are using a mortgage, especially first time buyers.So, my first step with them is to get them connected with a good, strong local mortgage lender/broker who can offer them different options, and loan programs including any first time buyer programs that may includ...
Comments 13
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
I love showing older homes, but not every buyer wants an older home. However, we have many in our area. I was recently showing this home which dates from 1874 and when we went down into the basement we were excited to see this contraption above.At first glance you might think, well nick, it is just a furnace, but we knew from the seller disclosure that is is a dual energy furnace. It can use oil or wood. The two boxes in the front of the photo are for loading wood and emptying ashes below. When we had an inspector come over to look at the oil tank, more about that later he took a photo to show everyone back at his office as he said it is so rare to find these anymore.Now that oil tank, we had some ideas this was not in the best shape or supported correctly.The way the tank is supported ...
Comments 19
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
I have found that most first time home buyers really have a mixed understanding of the home buying process and this included mortgages and how they work. They often don't realize there are different types of mortgages available, how interest rates affect their payments and how to choose the best option. So today, let's discuss this a little.When I moved to America many years ago, I also had to learn as it was very different to how mortgages were arranged in the United Kingdom. Our mortgages were completely variable with rates adjusting as the bank rates adjusted. Finding a 30 year fixed rate seemed like winning the lottery after having experienced the former situation.Fixed vs AdjustableIn America most mortgages are fixed rate 30 year term mortgages. This means it takes 30 years to pay ...
Comments 10
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
If this is your first time buying a home this might be a question you have. In fact some clients who are first time buyers asked me this last week. So let's get into what things need to be paid for when buying a home.There are multiple costs when buying a home, from down payment, closing costs, home inspections, insurance and property taxes. So let's break these down.Down PaymentPeople often believe they need 20% as a down payment, this simply is not true. Some loans Veteran and USDA loans can have no down payment at all. There are also an assortment of different loan products that do not require you to have 20% to put down. Obviously, the more you do put down, the lower your mortgage payment will be but there are many loans that only require a 3 or 5% down payment. FHA loans work well ...
Comments 15
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
Before buying a house and beginning the search for a new home you need to consider how much house you can afford. This requires knowing your budget, a word that many of us dislike as it requires some work to create. But you also need to understand if you can afford that new house and that can depend on current debts, income and your lifestyle. No one wants to be house poor able to eat only Ramen noodles everyday.Determine your incomeThere is a difference between your gross and net income. Gross is what your employer says they will pay you, net income is what you are actually going to take home after tax.A good start is to calculate your monthly income, taking into account salary, any bonuses and any other potential income sources, such as child support, alimony etc.Calculate your debtsW...
Comments 14
By Susan Mangigian, Chester & Delaware County Homes, Delaware and Ches
(RE/MAX Preferred)
We can choose between putting our listings on a combination lockbox or a Supra, Electronic key in our area.  The supra tells an agent who accessed the house and when.  It stops unscrupulous people from obtaining the combination and helping themselves to the seller's belongings.  This doesn't happen often but it happens. Or, an unscrupulous agent who doesn't feel like meeting the buyer at a house can give his client the combination and away they go.  This happens way more than you'd think, fortunately, it's never happened to one of my listings.  I always ask the seller which they are more comfortable with.  A combination can be appropriate if the seller lives there and can be there after the showing to ensure the home is properly locked up. If the seller is away or has a second home and ...
Comments 7
By Susan Mangigian, Chester & Delaware County Homes, Delaware and Ches
(RE/MAX Preferred)
This stunning two-story center home exudes charm and elegance, featuring beautiful hardwood flooring that flows seamlessly throughout the first floor. As you enter, you are greeted by a spacious center hall that sets the tone for the rest of the home. To the left, the inviting living room showcases crown molding. On the right side of the center hall, you'll find a generously sized formal dining room that is ideal for hosting gatherings. This room also boasts wainscoting and crown molding, enhancing its elegant atmosphere. As you move toward the rear of the home, you enter the family room which serves as the heart of the residence and is anchored by a beautiful fireplace, creating a warm and inviting ambiance. The family room is open to a gorgeous kitchen, completely remodeled in 2023. T...
Comments 6
By Susan Mangigian, Chester & Delaware County Homes, Delaware and Ches
(RE/MAX Preferred)
I was born and bred in South Philadelphia.  The only thing I know about horses, I learned from watching movies and TV shows.  In my world horses never lay down, or so I thought.Years ago, almost 40 to be exact, when I moved to the suburbs and started selling real estate, I was driving north on Airport Road in West Chester when to my horror, there were several horses, lying down in a field!I was panic-stricken so I drove down the long driveway to alert the farmer that his horses may be dying!  I got out of the car and ran to the front door.  Running in heels isn't ever advisable and of course, I turned my ankle.  As it reached the front door, a large muggy dog ran up to greet me by sliding his wet muddy paws down the front of my dress (in those days, a dress, pantyhose, and heels were ju...
Comments 3
By Nick Vandekar, 610-203-4543, Selling the Main Line & Chester County
(Realty ONE Group Advocates 484-237-2055)
With the current talk about interest rates dropping refinancing a mortgage can be a smart financial move, but the timing and circumstances need to be right. Here’s a breakdown of the best time to refinance, things to consider, and how your home equity impacts the process:Best Time to Refinance: Lower Interest Rates: If mortgage rates have dropped significantly since you took out your loan, refinancing could help lower your monthly payments and overall interest costs. Improved Credit Score: If your credit score has improved since you first took out your mortgage, you may qualify for better rates, making refinancing worthwhile. Change in Loan Terms: You might want to shorten your loan term (e.g., from a 30-year to a 15-year mortgage) to pay off your home faster or extend the term to lower...
Comments 22
By Susan Mangigian, Chester & Delaware County Homes, Delaware and Ches
(RE/MAX Preferred)
Hershey's Mill is an over-55 community in popular East Goshen Township, Chester County.  It is about 45 minutes from downtown Philadelphia and minutes away from West Chester Borough, a wonderful college town with great shops and popular restaurants.  It is located on 800 beautifully landscaped acres and is a gated community with a community pool, tennis, pickle ball, bocce and so much more.  You can be as active or inactive as you choose as many clubs and fun things are going on there. Homes usually sell very quickly there and right now there are only 4 active listings.  Prices range from mid $200,000's to well above $700,000.  There is a home for every budget although you might have to wait a bit for one to come on the market and then act quickly!If your are curious about what Is for s...
Comments 2
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