​Coming Soon!...May 25, 2018!  To learn more about this home or to schedule a tour in advance, call 215-757-7257 or email: TheSwainTeam@gmail.com

Situated in a park like setting on 2.5 acres you will find a well maintained 4 bedroom/ 2.5 bath colonial featuring picturesque panoramic views as far as the eye can see.  Sit out on the front porch and enjoy your morning coffee as you listen to the sounds of nature.  Step inside to the large formal living room with new laminate flooring that extends through to the kitchen and family room.  Light floods the bright and airy kitchen through the windows overlooking the tranquil rear yard.  The kitchen features new countertops, SS appliances, gas cooking, white cabinets including accent decorative glass door cabinets, recessed lighting, and new ceramic tile backsplash. The kitchen and breakfast area open to the family room making this open floor plan ideal for entertaining.  The family room is the perfect space for friends and family to gather on a cool evening and sit by the gas fireplace as they snuggle up with a good movie.  The formal dining room offers hardwood flooring with double doors leading your outdoor idyllic living space. The deck is made of composite decking and vinyl railings making it maintenance free.  Let the deck be your oasis, and enjoy mother nature at its best.  Enjoy meals, entertain and relax.  Upstairs features new neutral carpet,  four bedrooms, two full baths, and a laundry area.  Let the master suite be your daily escape (retreat).  Highlighted by two half circle windows  and windows overlooking the rear yard’s picturesque view.  The walk in closet is conveniently located as you enter the master bathroom.   The master bathroom comes complete double vanity, shower, and soaking tub.   The home also boasts a full basement, new roof (2017) with transferable warranty, new HVAC system (2017), new water conditioner (2017), new electric panel (2018), new entry door (2016), exterior cedar siding with fresh paint (2017) and a whole house fan.  The home offers many architectural details and selling features throughout, you just have to see for yourself!

​Coming Soon!...May 25, 2018!

Seller's assistance is often requested as a percentage of the purchase price.  The amount of the seller assist is dependent on a few factors: your Loan Program, Down Payment and whether it is your Primary Residence.  In our case we are speaking about purchasing a primary residence, not a second home or investment.

-For FHA, a seller can contribute up to 6% of the sales price in most instances

-For Conventional loans, it depends on the amount of down payment; with less than 10% down, a seller can contribute up to 3% of the sales price toward closing costs.  With 10+% down, a seller can contribute up to 6%, and with 25%+ down payment, a seller can contribute up to 9%

-VA loans allow up to 4% seller's assist

-USDA loans buyers can also finance closing costs up to 100%

Building a home or renovating your existing home is no simple task. From budgeting to design and choosing the right contractor, there are so many details you'll need to juggle. But when it comes to choosing the right contractor for the job, it's important to be mindful that not every contractor is reputable. Here are six ways you can spot a shady one:
 
They pressure you. Whether they're pushy with contracts or material, if they're using pressure to sway you, be cautious.

They want it all up front. Most remodelers typically require a down payment of 25-50 percent of the contract price for small jobs and 10-33 percent for large jobs. If they demand full payment up front, be wary: they may never finish the job.

They have no references. No matter what, never hire a contractor without verifying at least three separate references.

They suggest a lender. If the contractor suggests that you borrow money from a lender the contractor knows, you could be the target of a home improvement loan scam.

The contractor fails to listen. A contractor should want to meet your specific needs. If they seem unable or unwilling to listen to your wants, if they talk over you or in any way seem disrespectful, they may be unreputable at worst, or at best, difficult to work with.

No right of rescission. A solid contractor will let you know that you have the right to cancel your contract within three days of signing; this "right of rescission" is required by law.

As a service to our clients and past clients The Swain Team has the names of reasonable, reliable contractors.  Because we give the contractors a high level of business they in turn offer great rates to our clients.   This is just one of the many benefits of being a Swain Team client.

​The weather has warmed up and so has the housing market!

The U.S. housing market is continuing to narrow, with the majority of available inventory out of reach for all but the highest earners.  Inventory is in continuous decline since 2015.  Home hunting this summer is expected to be among the most competitive seasons on record.  

Sadly, the group that will have the hardest time is first-time and lower-income homebuyers.  These buyers will be competing for the few entry-level homes on the market, which are also the ones appreciating the fastest because of extremely high demand. 

There are some signals a shift may be coming — construction activity is at its highest point in a decade — but buyers shouldn’t hold their breath.  Getting pre-approved for a mortgage and having an expert agent you trust can go a long way in helping you act quickly once the right home does become available in this otherwise tight and stressful housing market. 

If you are thinking about buying or selling, contact The Swain Team who are happy to help.

​Looking for an alternative to a wall unit AC?   Not able to add ductwork for central air?  Ductless HVAC systems (or mini-split systems) maybe your answer!  They are beautifully efficient and provide consistent room comfort. But the decision to install is different for every homeowner.  We are starting to see more and more of them in homes in our area.

The Pros of a Ductless System
A ductless heat pump or air conditioner typically consists of a wall-mounted indoor unit combined with an outside compressor. Unlike window units, ductless units require only a very small hole to be drilled into the wall, making them less vulnerable to air leakage and security problems. Plus, they’re less visible and less noisy.
They’re also exceedingly energy-efficient!  In the average house, you’re losing 25 percent or more of your energy to ductwork.  Simply by removing the ducts, you end up with a more efficient system. Ductless models also have inverter-driven compressors, which speed up and slow down based on the needs of the system instead of shutting off entirely like traditional HVAC compressors. You consume a lot of energy during compressor start-up.

The Cons of a Ductless System
There are three strikes against ductless for most homeowners: up-front cost, regular maintenance and aesthetics. 
For a single-room solution, ductless units cost several times more than comparable window units or baseboard heating units. And in whole-house terms, if you replace your existing central heating/cooling system with a complete ductless solution, you may pay two-to-three times the cost of simply replacing with another unit. You’ll get lower energy bills in return, but how long will it take to recoup the upfront cost?

​So when is it a good idea to use seller's assist?

1. When a buyer is short funds - Perhaps you've worked hard and have saved up enough for a down payment, and can comfortably afford a mortgage payment, but don't want to (or can't) wait to buy a home.  Sellers assist can be used to cover the closing costs that you haven't yet saved up.

2.  If it eliminates PMI (mortgage insurance) - On conventional loans, you may be able to buy out any monthly mortgage insurance  by paying points.  Seller's assistance can be used to cover those points, and in essence, save you hundreds each month by eliminating PMI WITHOUT putting 20% down. 

3.  If it allows more money down - If you're close to a benchmark down payment but not quite there (perhaps you have about 18% down, but can't quite come up with enough to get 20% down to avoid PMI or get a better rate), having a seller pay closing costs can free up the cash to get you over the hump.  This is especially true if you've got 3.5% for an FHA loan, but could go conventional with an extra 1.5% down - conventional PMI is much cheaper & can be eliminated when equity accrues, so it's a better option for most buyers.

4.  In favorable discount point scenarios - Buyers can get a lower rate by paying discount points.  Seller's assistance can cover those discount points, and though it's not always beneficial, a lower rate can potentially save a buyer a lot of money in the long term.

5. If you have no contingency/emergency fund - Spending down to your last dime when buying a home is never a good idea.  If the choice is between using cash to pay closing costs, or having an emergency fund, it's always a smart move to have that extra money in the bank.

When is it a bad idea to look for seller's assist?

1.  In a seller's market with low inventory - More than likely, you'll be competing with other offers, sometimes even cash buyers, so seller's assistance may not be feasible to get the home of your dreams.

2.  If you're offering above listing price and seeking sellers assistance, you'll likely need your appraisal to also come in above listing price for all of the numbers to work.  

How do you know if you should seek seller's assistance?

When you hire an expert realtor they will analyze your situation to determine who are the best loan officers with the best loan programs to meet your needs so that you get the best mortgage for you.   If you are considering making a purchase, contact The Swain Team today!

Hardwood Flooring continues to attract home buyers.  Popular alternatives range from distressed or reclaimed wood for a rustic look to sophisticated dark hardwoods stained sleek black to traditional oak, which remains the favorite.  Yet, with more trends than ever, it's tough to know which look will grab a home buyer's attention.

For that reason, it's often better to professionally clean existing carpet or refinish existing hardwood floors.  The 2017 Remodeling Impact report gives refinishing a sold 100% Return on Investment.  The projects attracting home buyers aren't necessarily inexpensive, but they cost less than a luxury kitchen or bath remodel.  That means sellers need to invest less to prepare a home for sale and will likely recoup more, if not all, of their investment.