Thursday, June 15, 2017

133 Wagon Trail Way, Downingtown, PA 19335 - MLS 7001594




Location Location Location - Home for Sale in the most sought-after neighborhood of The Ridings At Uwchlan! Carefully and lightly lived-in by the current owners, this home is clean and meticulously maintained.

 The front facade is stucco - and the other 3 sides are vinyl siding.  The 2 story foyer and plenty of large windows, give it a very open and airy feel - letting in plenty of sunshine. There is hardwood on the main level and carpet upstairs.  The home is a blank slate waiting your cosmetic touches and priced accordingly.  Make it your own warm and inviting space.

 Relax on the deck where tall trees, planted by the current owner, provide backyard privacy. There is a flat side yard with perennials, making the space feel open and inviting.  All of this in the award-winning Downingtown East schools with STEM Academy which ranked No. 1 in PA. Please note the very low HOA fee, discounted to $150/yr if paid early. You are minutes from everything, close to Rt 202, PA turnpike, Rt. 30, 3 Train stations, Exton Mall, Struble Trail, Marsh Creek State Park, Chester county library, Shopping etc. You can take the SEPTA into Philly or the Amtrak at the Downingtown train station which is 8 mins away. Priced to sell!  Make your appointment today!


Bela Vora, REALTOR®,

Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website - Search Homes
Read my Reviews on Zillow  |  Facebook  |  Linkedin

Friday, May 26, 2017

1154 West Valley Hill Road - Malvern - PA 19355 - MLS 6985432





Move in ready custom home on a large lot with complete privacy in award winning Great Valley     schools. Tucked away from the road, a winding driveway leads you to this lovely home with an            extraordinary backyard. Large in-ground swimming pool, multiple decks, clever low maintenance    landscaping, an expansive patio and a Bocce ball court make up the fabulous backyard.The       swimming pool has fountains and the surrounding woods offer complete privacy - feels like a resort vacation at home. The outdoor space is transformed at night with the extensive lighting features,an entertainers delight!

The main level has a living room with exquisite hardwood floors, a massive stone fireplace and large floor to ceiling glass windows, that offer spectacular backyard views. These views extend to the formal Dining area with an opening into the Gourmet kitchen .Granite and stainless steel in the charming kitchen with plenty of counter space, 3 ovens, large island and plenty of pantry storage.  An adjoining cozy 3 season sun room allows you to step out to one of the many decks.

Step down to a family room, which has a wet bar and access to the backyard thru a deck. Two bedrooms and a full bath complete this level.  A massive study, with herringbone pattern hardwood floors, a wood burning fireplace and views of the woods, makes for a perfect home office.Tucked away on this level is a long passage that takes you to the exercise room.  The basement is  an indoor outdoor entertainment space, step out on the patio pool area, or stay in and enjoy the fireplace, watch a movie in the home theater, or play pool. If you are a wine collector or would like to begin a collection, there is  a special place to escape to wine country, leading to the wine cellar.  This level has a little surprise of Italian. 

Enjoy a cup of tea or a glass of wine on the deck of the master bedroom, or soak in the master bath tub, which is so private, no window treatments needed

 Easy access to Rt. 401, Rt. 202, PA Turnpike and all corporate parks, shopping at King of Prussia etc. Very rare to find all of this in one home. Make your appointment quickly - you have to visit to appreciate this home.  Call me today!

Bela Vora, REALTOR®,

Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website - Search Homes
Read my Reviews on Zillow  |  Facebook  |  Linkedin

Thursday, May 25, 2017

10 Stonehaven Circle - Glen Mills - PA 19342 - MLS 6985456





Simply pack your bags and move in! Just like new, end unit town home in desirable Garnet Valley school district . This sun filled North east facing town home is located in a private, tranquil community of Highland Reserve and offers 3 beds, 2.5 baths, 2,720 Sq Ft of living space.  More details here 

 Kitchen has 42" upgraded custom cabinets, expansive island with designer pendant lights, recessed lighting, butler's pantry, granite counter tops and a designer tile back splash. Like new stainless steel appliances including double wall oven, gas cook top, dishwasher and microwave.


 The living room features custom designer cordless shades, ceiling fan and crown molding. Dining area has sliding doors that lead to a maintenance free composite deck, with vinyl rails and steps leading down to the back yard.


Upstairs, you will find 3 bedrooms and 2 full baths. The master bedroom has recessed ceiling, walk-in closet, and a luxurious upgraded bath with granite top double bowl vanity, soaking tub and over-sized shower. Two additional bedrooms are very spacious and share the tiled hall bath.


No more running to the basement for laundry. Convenient laundry room on the upper level with a full-size washer and dryer included with the home


The basement is fully finished with recessed lighting, storage closets and a three piece rough-in plumbing for a full bath. The basement is fully pre-wired for a home theater system. 


Excellent location with access to tax free shopping in Delaware or a 10 min. drive to train stations for a Philly commute (Media or Elwyn). Highway access to I476 , Rt. 202 and I95, and close to Philadelphia airport. Close proximity to all shopping - Wegmans, Whole Foods , Costco , Target, easy access to King Of Prussia Mall, Longwood Gardens, downtown Media restaurants and more. Sellers have upgraded this home lovingly, intending to live here long term. Only a job relocation makes it available. Why wait for new construction with high taxes and expensive upgrades. All included here, schedule a visit to see for yourself. Call me today!


Bela Vora, REALTOR®,

Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website - Search Homes
Read my Reviews on Zillow  |  Facebook  |  Linkedin



Thursday, May 11, 2017

Zillow Review


 

I met Bela while looking for a rental in the Chester Springs / Downingtown area in the latter months of 2015. After a few showings and a few conversations with Bela she suggested that I look to a home purchase over a rental. While it took us a little while to find the right fit for me, Bela was More 

Profile picture for Bela Vora
Response from Bela Vora on 07/29/2016
Thank you! Yes it was quite a journey - we encountered everything that could possibly go wrong in a real estate transaction. Ultimately, you love your home, buying over renting worked out great for you financially, and you are now in the neighborhood that you really, really wanted - so it was all totally worth it. I wish I could have taken some of that stress away - but great to know that you felt I did my best! Thanks once again.



Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website - Search Homes
Read my Reviews on Zillow  |  Facebook  |  Linkedin

Wednesday, May 10, 2017

WIN a $2000 Scholarship!



Whether it’s around the world, across the country or a nearby city, moving to a new home can have a big impact on the lives of your clients, particularly teenagers. To support high school students and their families who have experienced a move, we are proud to launch the 2017 NRT Share Your Moving Story Scholarship Program, which will award a total of $20,000 in college scholarships to 10 worthy applicants across the country.

The Share Your Moving Story Scholarship Program gives high school juniors and seniors the opportunity to write an essay about how their moving experience or that of a loved one has affected them. Ten applicants will be selected to receive a $2,000 scholarship to the college of their choice. The deadline to submit an essay is June 15, 2017, so now is a good time to begin spreading the word.

More information, including rules and eligibility, is available at ShareYourMovingStory.com.


Best Regards,
David Krieger President CBP


Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website - Search Homes
Read my Reviews on Zillow  |  Facebook  |  Linkedin


Tuesday, April 25, 2017

5 STAR ZILLOW REVIEW

Highly likely to recommend






We are glad that we got connected with Bela. She is phenomenal in what she does for living. Me and my wife we were the first time home buyers not familiar with the process or vocabulary for for sake of argument anything related to real estate transaction. Bela helped us to navigate through various  steps of the process and was readily available to address any questions or concerns. Our builder and we had a conflict over a blocked window and Bela was a mediator not only to resolve the conflict but also get us an additional credit. I believe Bela is in this business for long enough to identify the hiccups in the process or transaction well before the client realize it. In our transaction, her proactive nature helped us to get the settlement done on time. Bela is very personal, analytical, and aggressive when it comes to get things done. I would recommend Bela anybody who is looking at buying older or new constructions. My wife and I will be very happy to deal with Bela again.Less 





Profile picture for Bela Vora
Response from Bela Vora on 04/21/2017
Very humbled by your kind words. Thank you for the wonderful review and I look forward to your referrals! I do take a lot of pride in my work, and it is an awesome feeling when it is appreciated so....
Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website - Search Homes
Read my Reviews on Zillow  |  Facebook  |  Linkedin

Friday, April 21, 2017

Williamsburg Community - Downingtown- PA 19335


Williamsburg is a very popular community in Chester County. It is very family friendly oriented and has a lot of amenities. The community has its own swimming pool with a clubhouse that is available to rent for birthday parties and pool parties, a playground, basket ball court and lots of planned community social events  like the huge annual community yard sale, Easter egg hunt,movie night at the park etc. In October enjoy the adult only Oktoberfest celebration in the clubhouse ,where the neighbors mingle while enjoying some German beer and brats.  

Struble Trail
 From Williamsburg their is a paved access trail to the Struble Trail . The trail runs alongside the Brandwine river , there you can bike, run, walk your dog while taking in the beautiful scenery or go fishing. Downingtown borough in only a 15-20 minute walk along the trail, there you can go shopping or have dinner in the local restaurants. 

The community has over 400 homes, that consists of carriage homes that range in square footage 2000-3000 square feet. Medium size single family home that range in square footage 2000-3000 square feet. The larger single family homes range in square footage 2400-4200 square feet. 

The community is in a very good location with easy access to the regional rail (SEPTA) for commute into Philadelphia, and access to  major arteries like the PA Turnpike, Route/202/76/113/401 and the 30 Bypass. 

Williamsburg is located in the highly ranked Downingtown Area School District and home of of the STEM Academy voted the number one school in Pennsylvania a few years in a row.

If you have any questions about Williamsburg or would like to visit some of the active listings in the community, please reach out to me.

Struble Trail - Chester County-

Borough of Downingtown

Main Street at Exton - Shopping

Downingtown Area School District

Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website - Search Homes
Read my Reviews on Zillow  |  Facebook  |  Linkedin

Monday, April 10, 2017

Spring Time at Longwood Gardens





Springtime is one of my favorite times of the year to visit  Longwood Gardens. What better way to get  get some exercise while spending time with family! Breathe in the fresh air as you stroll along the many pathways and relish the beauty of the gardens, where everyday something new bursts into bloom. 

Enjoy hundreds of lush acres featuring burgeoning gardens of tulips, daffodils, wisteria and more. Flowering cherry trees and magnolias color the outdoor landscape. Indoors lilies ans hydrangeas take center stage, filing the conservatory with fragrance and color.

Tulips are one of my favorite flowers.  Longwood  Gardens has thousands of colorful and beautiful tulips that are in bloom (more than 240,000) expected to last through early May. I have never seen so many tulips and of so many colors. This place is tranquil and beautiful! 

Guests can also enjoy the visiting the whimsical Topiary Garden, the Italian Water Garden and grand Treehouses. Daily vistor programs, including gardening demonstrations and behind the scenes tours add to Longwood' charm. 

Events At Longwood Gardens


Easter Weekend
https://longwoodgardens.org/events-and-performances/events/easter-weekend

Mother's Day Weekend

Summer Spectacle

Main Garden Fountain Premiere Weekend 
https://longwoodgardens.org/events-and-performances/events/main-fountain-garden-premiere-weekend

Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website - Search Homes
Read my Reviews on Zillow  |  Facebook  |  Linkedin




Sunday, March 19, 2017

Property Tax Assessment Appeals in Chester County





The property tax is used as a revenue source by county government, 14 school districts and most of the 73 municipalities in Chester County. It is the responsibility of the County Assessment Office to place a value on each parcel of land and any improvements (structures) thereon. Assessments are derived by assessors who are state certified under Pennsylvania law.

New Construction Assessment
The county assesses the value of a home when it is built.  They send an inspector to all new construction properties to determine the assessed value of the property.  The homeowner gets the first Tax bill (called the Interim bill) a few months after Settlement.  As all my new construction clients know, you definitely want to appeal the tax assessment when you get this bill, because new construction is always assessed too high. The letter you get from the county has the info on how to make the interim appeal, but you can also get more info here.  http://www.chesco.org/255/Assessment-Appeals.  Remember there is a time limit to making this appeal - and your letter will state what it is.

Resale Homes Appeal 
You don't just appeal taxes for new construction homes.  In a recessive market, when home values have fallen, it definitely makes sense to appeal the assessment, in order to lower the tax bill.  The process is very similar - go to http://www.chesco.org/255/Assessment-Appeals which answers a lot of frequently asked Questions.  The time frame to appeal in Chester county is May-July, they will not accept the appeals throughout the rest of the year.

The Process
The form is pretty easy to fill, you can download from the website.  There is a $25 fee, and you are required to give 3 comparable sales or a recent appraisal.   The form asks what you think the current Market value of your home is.  It does not have to be your purchase price.  Call or email me, and I will be able to provide you with 3 comparable properties required for the appeal.  No need to pay for an appraisal.  Ofcourse you only want to appeal taxes if your appeal is likely to lower your taxes.  If property market values have risen, you do not want to bring that to the attention of county officials.

Relation between Assessed value and Market value
How do you know if your property assessment is too high?  The county decides on a Common Level ratio (CLR) which determines the relationship between the Market value and Assessed value of a property.  Currently,  in March 2017, the Chester county CLR is 53.8%.  Which simply means that if the assessed value of your property (building and land) is $100k, its fair market value is about $186k. (100,000/53.8%)  Once you know the fair market value, it is easy to calculate the assessed value and vice versa.  All taxes are a % of the Assessed value, the Chester county millage rates are available here, so it is easy to determine if you are paying too much tax relative to your neighbors, simply do the math.

Hope that was helpful.  Look out for my next blog article regarding the savings thru the Homestead Tax relief.

Always making a difference...

Bela Vora, REALTOR®,
Coldwell Banker Preferred - Exton Real Estate.
Office: 610 363 6006; Cell: (484) 947 3127
Website - Search Homes
Read my Reviews on Zillow  |  Facebook  |  Linkedin