Friday, February 9, 2018

The Village At Byers Station - Toll Brothers New Construction -Downingtown Schools - Chester Springs - Chester County





The Village at Byers Station Site Plan


The Village at Byers Station

Construction begun on December 2017 at the Village at Byers Station Town home development proposed site. The Village at Byers Station is a 121 unit town home development being constructed by Toll Brothers. The site is also zoned for commercial construction, it is still unclear what the commercial part will look like. The Village at Byers Station is located in Chester Springs,19425, Pennsylvania.
Located in the highly acclaimed award winning Downingtown Area School District.

This development is located between Pottstown Pike and Graphite Mine Road, and is bordered by Station Boulevard to the south and Darrell Drive to the north in the Village of Eagle in Upper Uwchlan Township. The community is convenient to major commuter routes like the Pennsylvania Turnpike, Rt. 113, and Route 202. Construction crews are currently working to construct storm water and roadway infrastructure along Graphite Mine Road. Currently Toll Brothers has no information on the community available on there website, as the community is still in the very early stages of development of the sites groundwork's. Construction of the actual town homes is expected to commence in early 2018.
For more information on this community please call 484 947 3127

To learn more about me visit Zillow and read my reviews - https://www.zillow.com/profile/Bela-Vora/

Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website  |  Facebook  |  Blog

Tuesday, February 6, 2018

6 Reasons why the kickback isn't worth it - Expensive or cheap, choose wisely!




Let me begin by defining a "Discount Agent" - A buyer's agent who will 'kickback' to their buyers, a portion of their Realtor fees, as offered to them by the seller's Listing agent. 

Here are 6 Reasons why the kickback isn't worth it -

1. Buyer agent fees
Firstly, hiring a good buyers agent costs you nothing!  The agent fees are paid by the seller - so why not take advantage of a knowledgeable professional Realtor to assist you with the purchase of your home - a decision that you are involved with financially, personally and emotionally...potentially for decades!  

2. Knowledge and Education
Barriers to becoming a Realtor are quite low. All you have to do is pass 2 exams and you can get licensed. The question then is, what separates one Realtor from another.  In this profession more than any other, experience and learning matters. Does your realtor understand contracts? Do they educate you on the market? Are they available to answer your questions or follow up with related parties to the transaction?

3. Wal Mart home shopping
Realtor fees are predetermined, so why do these agents decide to share them with the buyers?  When asked, the reason the agents discount give is  "We would not get any business otherwise!"  Literally, Discounting is the only way they get business.  These agents are essentially the "WalMart" analogy in real estate, competing on price alone.  Would you really buy a business suit, for your most desired job interview, at WalMart?   Would you trust a discount agent with the most expensive thing you will ever buy or sell - your home?  

4. Real Savings
Are you really "saving" money?  The kickback from the agent helps reduce a specified amount in your settlement costs - but that is completely wiped out if they unable to protect your best interests.  You may not be aware of issues in the home you are buying, and only find out at the time of resale.  They do not have the contractual skills to protect your interests, in case an issue arises during the transaction.  You miss the house you really really wanted because they were simply not answering your phone call.  How effective would those savings be under these circumstances?

5. Negotiation Skills
Would a discount agent negotiate strong on your behalf?  An agent who does not have the negotiation skills to protect their own fees, how well will they negotiate on your behalf?  Negotiation not only happens at time of putting in an offer - it may happen during Inspections, it may happen during walk thrus or when appraisals come in short.  

6. Multiple bids 
In a hot market it is essential to "win" the house from competing buyers.  Agent reputation and professionalism matters a lot in such situations.  The discount agents are not respected and in fact perceived as highly unprofessional and seen as diluting the professionalism standards, so most Listing Agents prefer to not work with them.  

In my experience over the years, I have encountered many incidents where all of the above was true - the clients involved knew it - and really appreciated they went with a full time, knowledgeable, reputed and professional Realtor like myself.  As the graphic suggests - Expensive or Cheap - choose wisely. 

Every transaction is different and has different set of players and circumstances,  Every house is different, even in cookie cutter neighborhoods.  Hire a Realtor who makes a difference, every single time, someone who looks out for your best interests and is willing to put in the time and effort.  Read some of my success stories here 

To learn more about me visit Zillow and read my reviews - https://www.zillow.com/profile/Bela-Vora/

Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website  |  Facebook  |  Blog 

Wednesday, January 31, 2018

GRIT!

"Dedication is simply reminding yourself what you want. Then paying the price to get it. Every day." -John F. Groom



Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website  |  Facebook  |  Blog 

Monday, January 29, 2018

Home For Sale -1843 Honeysuckle Ct, Downingtown, PA 19335 - MLS 7118495- Meadow View Community- Downingtown Schools





Stunning end unit town home in Meadow View with incredible backyard views! Open floor plan and large windows letting in lots of natural sunlight. Why wait for new construction? This one has all the upgrades. Kitchen boasts granite counter tops, upgraded cabinets, spacious island, tiled backsplash, double sink, stainless steel energy efficient appliances with new LG refrigerator, 2 breakfast bar areas, one on the island & along the main counter top area. Spacious master bedroom with tray ceiling, crown molding, large walk in closet, upgraded master bathroom with tile and dual shower heads. Upgraded hardwood flooring, plush carpets, recessed lighting, sprinkler system, programmable thermostat. Sellers have installed remote controlled fans & lights, alarm system, blinds on all windows, basically all that buyers need to do when buying new construction, is already taken care of. Nice size laundry room on upper level, with new Samsung Washer and Dryer included in the sale. 

Community is conveniently located, only minutes from Rt322, Rt30 & the R5 Train station into Philadelphia. Less than 15 minutes to the Exton Mall & Main Street at Exton. Only 10 minutes from West Chester boro which offers an abundance of Restaurants and Shopping. Award winning Downingtown school district, with access to the STEM Academy ranked No 1 in PA. Don't wait, schedule your showing today! Nothing to do but move in!

For more information or to schedule a showing call 484-947-3127 or email me at bela@belavora.com

To learn more about me visit Zillow and read my reviews -https://www.zillow.com/profile/Bela-Vora/#reviews 


Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website  |  Facebook  |  Blog 



Friday, January 19, 2018

2823 Tansey Lane, Chester Springs, PA 19425 - Byers Station Community - Downingtown Area School District - MLS 7114506



Move in ready, well maintained town home, with all recently updated systems in popular Byers Station! It is the most desirable and sought after model, not often available for sale. Exquisite Stone and Vinyl exterior - no worrying about stucco. Gleaming hardwood floors throughout, installed 2014, tall ceilings and contemporary paint colors(freshly painted in 2014). Kitchen is fully upgraded with granite counters and stainless steel appliances, newer refrigerator replaced in 2014. Brand New Roof in 2015(with 10 year warranty)& new gutters installed in 2015. New Water Heater 2016. Chandeliers,ceiling fan, LED lights with dimmers in living room. Maintenance free deck. Dish Satellite disc infrastructure is in place. Home is pre-wired for Verizon. Security system is installed. Self learning-NEST Thermostat installed. Driveway was sealed and coated in 2015. Nothing to do but move in with your personal belongings and enjoy this lovely  home. 

The community has 2 club houses, a well equipped gym, 2 outdoor heated swimming pools, a brand new splashpad, and several tot lots scattered throughout, walking trails, tennis and basketball courts. Ice cream socials and movie nights allow for great community participation. Connects to Rt. 100 for easy PA Turnpike access, or Eagle Farms Rd. to connect to Rt 113 and 401 for a Great Valley Corporate center commute. All major arteries - Rt.30, Rt.202 and SEPTA/Amtrak train stations are within reasonable access. Award winning Downingtown East schools with access to the STEM Academy ranked No 1 in PA and Blue Ribbon Elementary school. Don't wait, schedule your showing today!






For more information or to schedule a showing, call 484- 947- 3127 or email bela@belavora.com

To learn more about me visit Zillow and read my reviews -https://www.zillow.com/profile/Bela-Vora/#reviews 

Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website  |  Facebook  |  Blog 

Tuesday, January 9, 2018

Christmas Party Invite - A success story


One of my favorite things about being a Realtor is when my clients share their life with me after their
transaction is done. I get pictures of their new home in another state, pictures of renovations they have done to the home they bought....invited to birthday and housewarming parties, get gifts from their travels abroad....absolutely humbled and touched by their love!

I was invited to a client's Christmas party last month. The pictures show a fabulously redone kitchen,
Marion finding just the right places to display her doll collection, a well stocked and lit bar that was
Sal's delight, finding the right spot for the family's piano....all of which we had discussed as we were
walking thru the home. To see the buyers make it their own is always priceless!

Add caption

Sal and Marion invited me and my husband to their home so warmly, introduced me to their friends
and neighbors and praised my work. I could not be more proud of the job I did for them. Another
highlight of my evening was when their neighbor introduced themselves and asked me for my
business card. He said - "You did a great job for Marion and Sal...we will definitely call you when we
are ready to sell our home... we LOVE the price you got for them...your pictures were fabulous (and I
learnt later that the gentleman is a photographer by profession!)"









I had helped Sal and Marion with the sale of their home as well. I give my sellers a small Xmas
ornament from Ten Thousand Villages - made from hand-painted wood, as shown in the picture. On
the bottom is the address of the home we 'just sold'. What a great way to remember the old home as
you pull it out every Christmas! It was great joy to see the ornament on their tree along with their own personal memories, their children's artwork etc.


The Delcontes delivered this Xmas present to me at my office..

Here is the client review on Zillow

"We are so happy that we chose Bela as our listing agent. We interviewed several other 'top' agents in the area, but only Bela projected the confidence and showed the personal approach that we were looking for. In fact, the other agents were looking to list our home at $100K - $200K LESS than Bela  suggested and were obviously not willing to invest the time to market our house effectively."
"We were absolutely blown away by the quality of the pics and video that Bela did for our home! Family and friends who saw them couldn't stop commenting on how beautiful our home looked and how attractively and professionally it was presented. We have no doubt that Bela's high-quality marketing played a major part in getting our home sold so quickly. Thanks Bela!" Thank you to my clients for your business and thank you for being such an integral part of your life! It is these moments when I feel - incredible to get paid for doing what I do!

Read some of my other success stories. https://www.zillow.com/profile/Bela-Vora/#reviews

Call me to help create one of your own!

Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website  |  Facebook  |  Blog 

Thursday, December 14, 2017

Sunoco Mariner East 2 Pipeline - Chester County - Delaware County




The controversial Sunoco pipeline had been on the the news and in the local news papers a lot lately. The Mariner East Phase 2 is a project to build new pipeline capacity from Ohio through West Virginia, Pennsylvania and Delaware to transport Liquified Petroleum Gases (LPG's), also know as Natural Gas Liquids (NGL's), to the Marcus Hook facility along the Delaware River. The project will also lead to the creation of an NGL hub for distribution and processing for commercial markets.

About a 100 residents packed a meeting at West Chester East High School and peppered emergency responders and members of Chester County hazardous materials team with more than 50 questions about the pipeline projects.Mostly people wanted to know how to best respond in the event something goes wrong, leading to a hazardous spill and leak.

In West Whiteland Township a resident speaks out about a sinkhole that opened in his back yard during pipeline drilling in Chester County. Around a dozen Chester County households experienced cloudy water or loss of supply from their private wells, forcing some families from their homes near a location where Sunoco Pipeline was conducting horizontal directional drilling.

 The Chester County Panning Commission has created "The Pipeline Information Center (PIC) website". This website serves as a central location for posting pipeline project information and updates on proposed and active pipeline projects.The PIC supports pipeline safety and public awareness through a partnership with pipeline providers,regulators, and municipal governments. Upper Uwchlan Township has also created a pipeline information page. https://www.upperuwchlan-pa.gov/233/Pipeline-Information

On December 8,2017 Sunoco released their latest community newsletter to assist residents in the staying up to date on the construction status of the Mariner East 2 project. As in previous editions,this newsletter gives updated on segment level on the progress of the project. Chester and Delaware Counties are known as Segment 6. Any questions regarding the Mariner East 2 project can be directed to the Sunoco Pipeline Community Affairs team at 855-430-4491.

Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website  |  Facebook  |  Blog 

Monday, November 20, 2017

Researching School Districts before you Buy a House - Chester County, PA


School district in one of the most important criteria for most buyers looking to buy real estate. Real estate agents are not allowed to steer clients towards or away from any school districts, so we cannot give our opinion on which school districts are good in Chester County or which ones to avoid.

We highly encourage home buyers to do their own research before purchasing a home.
Below are some links you may find helpful in comparing local school districts.

QUICK LINKS TO SCHOOL DISTRICT HOMEPAGES

Downingtown Area School District - https://www.dasd.org/

Owen J. Roberts School District-https://www.ojrsd.com/

Great Valley School District-https://www.gvsd.org/

Phoenixville Area School District-http://www.pasd.com/

West Chester Area School District-https://www.wcasd.net/

Tredyffrin/Easttown School District-https://www.tesd.net/

Coatesville Area School District-https://www.casdschools.org/

Unionville Chadsford School District-http://www.ucfsd.org/

Avon Grove School District -https://www.avongrove.org/

Oxford Area School District-https://www.oxfordasd.org/

Twin Valley School District-http://www.tvsd.org/

Spring-Ford Area School District-http://www.spring-ford.net/

Kenneth Consolidated School District-https://www.kcsd.org/

Octorara School District-https://www.octorara.k12.pa.us/

LINKS TO COMPARE SCHOOL RANKINGS

PA Department of Education SAT & ACT Scores,http://www.education.pa.gov/K-12/Assessment%20and%20Accountability/Pages/SAT-and-ACT.aspx#tab-1

NICHE 2018 best school districts in Pennsylvania, https://www.niche.com/k12/search/best-school-districts/s/pennsylvania/?page=2

U.S News - Best Public High Schools in Pennsylvania -  https://www.usnews.com/education/best-high-schools/pennsylvania

School Digger- Pennsylvania Middle School Rankings -https://www.schooldigger.com/go/PA/schoolrank.aspx?level=2

School Digger - Pennsylvania Elementary School Rankings - https://www.schooldigger.com/go/PA/schoolrank.aspx


Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website  |  Facebook  |  Blog 

Monday, October 30, 2017

Top Real Estate Agent - Coldwell Banker Preferred Exton - Chester County - Downingtown Area School District


Top 1% of 4500+ agents in Chester county 2016. Top 6% of Coldwell Banker International 2016.   #1Agent2016 Coldwell Banker Preferred Exton

I will mirror your motivation. If you are in a hurry and need to sell or buy quick, I will rush and make things happen. If it is still early stages, I will match your pace and provide the information you need, and wait for you to solidify your plans.   I believe I have just the right business volume that give me the breadth and depth of experience, and yet not too much, that I am unable to deliver, and stay in personal touch with my clients throughout the transaction

I work with Home Buyers and Sellers - because I believe it is important to understand both sides, and get a balanced perspective.  I have a Masters degree in Business, which brings a strong analytical perspective to my work.  I have an excellent team of people who support me behind the scenes, but I am the main contact for my clients. 

 Ultimately, whats important  to me  is what my client say.  My personal goal is to give your the best real estate experience possible, and get recommendations and referrals for my service.  Check additional reviews on my Linkedin profile and Facebook business page- DowningtownRealEstate - Bela Vora.  My passion helps me  go above and beyond.  At the end of the day, those smiles at settlement are totally worth it. 


I am a fierce advocate for my clients.  Your home is one of the biggest decisions for you ... financially and emotionally...  and I respect that.  
Call me.  Lets begin the conversation... 484 947 3127

Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website  |  Facebook  |  Blog