Nh spring 2014 lowres

NEWHOMENEWHOMESpring 2014

Downtown Living

Senior Lifestyles Let the Games Begin!

Peter Perkins Home Builder

New Home’s Economic Forecast

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NEWHOME

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3www.greaterpittsburghnewhome.com 3www.greaterpittsburghnewhome.com

what’s inside

Downtown Living

With limited space and a finite number of residences, Pittsburgh’sDowntown will experience steep competition over existing condos on the re-sale market.

SPRING 2014

Senior Living

With many housing opportunities cropping up in Western PA, aging populations have a wider variety than ever to choose from.

Builder ProfileHome BuilderPeter Perkins

Taking home building to new heights.

New Construction Listings

Visit the many new housing developments in our Greater Pittsburghmarket.

05 Publisher’s Message

New Home’s Economic ForecastExpect another good year for new construction growth in 2014, but the volume of single-family detached homes should remain well below the highs of the middle of the last decade, reaching perhaps 2,400 units.

4 GREATER PITTSBURGH’S NEW HOME | Spring 2014

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P u b l i s h e r ’ s M e s s a g ePUBLISHER

Kevin J. [email protected]

GRAPHIC DESIGN

Jaimee D. Greenawalt

PRODUCTION

Carson Publishing, [email protected]

CONTRIBUTING WRITERS

Jeff BurdErin O’DonnellLinda Simon

CONTRIBUTING PHOTOGRAPHERS

Jan Pakler PhotographyCarson Publishing, IncPiatt PlaceMillcraft Investments, Inc.Shea and Simone ArchitectsPeter Perkins

ADVERTISING SALES

Kevin J. Gordon412-548-3823 [email protected]

SPECIAL THANKS

Peter Perkins and Shea and Simone Architects, Mark Jennings and Millcraft Investments, Pittsburgh Downtown Partnership, Builders Association of Metropolitan Pittsburgh, Coldwell Banker Real Estate, Dollar Bank, Heartland Homes, Howard Hanna Real Estate Services, Northwood Realty, Ryan Homes and Prudential Preferred Realty.

MORE INFORMATION

Greater Pittsburgh’s NEW HOME is published quarterly by Carson Publishing, Inc., 500 McKnight Park Drive, Pittsburgh, PA 15237;www.greaterpittsburghnewhome.com412-548-3823

No part of this magazine may be reproduced without written permission by the Publisher. All rights reserved.

This information is carefully gathered and compiled in such a manner as to ensure maximum accuracy. We can-not, and do not, guarantee either the correctness of all information furnished nor the complete absence of errors and omissions. Hence, responsibility for same neither can

be, nor is, assumed.

www.greaterpittsburghnewhome.com

State of the Union

It took a few years of pain and austerity but the housing market began a re-covery in 2012, with some real improvement occurring in 2013. Foreclosures declined significantly last year and mortgage rates remained extremely low, setting the table for buyers to return to the market. New construction lagged new households dramatically for five years. Banks had the time to heal their balance sheets and write off bad loans. The stage was set for demand to bring home prices back.

The consumer should now be ready to buy or move up again after ten years of pent up demand.

Remember, the most basic measure of economic strength is still the strength of the job market. That said, it’s easy to see how much better the Pittsburgh econ-omy is faring than the rest of the country. Our housing market overall remains in a very strong demand position. The increase in jobs in Greater Pittsburgh during the past few years has pushed demand for housing higher than normal while at the same time, the supply of available houses for sale has remained limited. These conditions should be catalysts for new construction.

Hangover from the mortgage crisis, increased regulations and extreme winter weather has pushed our assessment of the market back until June or July. Stay tuned!

In this issue of NEW HOME, Erin O’Donnell talks about living in our Golden Triangle. As pricey as residential real estate is becoming Downtown, it’s not deterring buyers at all; it’s actually fueling interest and causing a flurry of re-sales. Homeowners who bought a few years ago are now able to sell their homes for practically double what they paid. If there were any doubts as to whether Pittsburgh could sustain a luxury market, there’s no question about it now.

NEW HOME also introduces you to Peter Perkins, a unique premier home builder based in Aspinwall. His attention to detail, high quality craftsmanship and unparallel customization serve as the foundation for his home building phi-losophy. Always seeking to maintain high quality, Perkins has become a master of combining the more traditional look with all the modern amenities that people want.

Until next time, enjoy.

Kevin J. GordonOn the cover: A Peter Perkins’ project in Indiana Township.

In most markets, in most years the strength of the local housing market depends on the strengths of the local economy. The dy-

namics of the supply and demand for homes is the ultimate determiner of strength or weakness but there are a variety of factors influencing sup-ply and demand.

Are there more jobs being created? Are wages growing? Are employers profitable and growing? Are the culture and lifestyle of the region attrac-tive? Are schools in the area providing good edu-cational experiences? Are people moving into the region or leaving?


www.greaterpittsburghnewhome.com 7

NEWHOME’S

It’s impossible for any regional economy to decouple itself from the national economy totally, but throughout the 1980’s until today, many markets have had strengths or weaknesses that ran counter to the national trend.

When that happens, housing follows. Every once in a while, however, the events in the national economy are so dramatic that virtually every local market follows suit. That was true in the late 1980’s, when the savings and loan crisis and the change in tax laws spurred overbuilding that precipi-tated a surge in foreclosures and losses. And you may remember the financial crisis that shook the globe in 2008. It also had a chilling effect on housing that would last until 2013.

The latter crisis started because of overex-tended residential mortgage credit and an overheated housing market that peaked in 2007 and triggered a steep recession. The fallout from that recession has influenced the housing market for a half-decade, mak-ing it impossible to judge how housing was going to behave in an individual market, like Pittsburgh for example.

To forecast how the housing market is going to function in Pittsburgh in 2014 and beyond, it’s necessary to see what headwinds and tailwinds exist in the big picture.

Aside from the recession that the housing crisis triggered, the aftermath of the col-lapse of the U. S. housing market has tak-en years to begin recovering. In reaction to the crisis, private money and government regulations have altered the landscape for borrowing and selling homes.

The Cliff notes version of the crisis is this: overzealous buyers of mortgage-backed securities created a flood of demand for

financial products that bet that the value of homes would appreciate at a high rate indefinitely. The demand for these finan-cial products grew to the point where Wall Street was aggressively buying mortgages to bundle and sell to investors. Each week, buyers were looking for hundreds of mil-lions in mortgages to securitize and sell as bonds. The appetite was greater than the normal flow of mortgages so the origina-tors of mortgages – mortgage brokers and banks – approved loans for a progressively less-qualified class of borrower. People who couldn’t afford homes nevertheless got loans and the easy credit triggered lots of new construction.

It was a high stakes game of musical chairs and when the music stopped, a whole lot of people had no place to sit, or live.

It took a few years of pain and austerity but the housing market began to re-cover beginning in 2012, with some real improvement occurring in 2013. Foreclo-sures declined significantly last year and rates remained extremely low, setting the table for buyers to return to the market. New construction lagged new households dramatically for five years. Banks had the time to heal their balance sheets and write off bad loans. The stage was set for demand to bring home prices back.

The market may already be in a healthier place than the numbers show because the extreme cold and severe winter weather have kept buyers from looking for new homes since the first of the year. David B. Green, senior vice-president and director of mortgage services for First National Bank, sees the weather-induced decline in sales and new construction as a tempo-rary thing.

“Refinance is off about 60 percent nation-ally and the purchase transactions are off 17 percent year-over-year. That’s the feed-back we get from the Mortgage Bankers Association (MBA),” Green says. “What we are expecting on a national basis for 2014 is for purchase transactions to be up about 1.7 percent and or refinance to be down 60 percent. So the market thus far is off 30 percent or more from where we expect it to be.”

What gives Green and the MBA confi-dence that the demand for homes and loans will grow in 2014 is improvement in the overall economy. Macroeconomic trends point to a more robust economy for 2014-2015. The job creation num-bers for the past three months have been erratic but have washed out after Febru-ary’s upbeat surprise and are following a trend towards more hiring. The share of home sales that were short sales or bank REO properties fell to roughly 17 per-cent at year’s end, about half the share


at the trough of the recession. Similarly, American households have significantly de-leveraged since the height of the credit bubble. Household debt service has fallen to 10 percent of annual income, a level that is the lowest since before 1990; and the ratio of total liabilities-to-income has fallen from 1.4 to 1.1 times income. At the same time, consumer credit has begun climbing again. Taken together, the data suggests that Americans are borrowing more but paying more back as well. That typically bodes well for consumer demand.

The supply of homes has finally begun to climb again in response to the higher demand. During the recession, the excess inventory of homes on the market kept sellers from listing homes. Even as more homes are being offered, the inventory of homes on the market is still roughly 1.5 million, down more than a half-million from the depths of the foreclosure crisis in 2011.

This better balance of supply and demand has helped prices recover. A measure that

showed continued improvement at the end of 2014 was the share of homes that were “under water.” Zillow Inc. reported that the percentage of homes with mortgages that had negative equity dropped to 19.4 percent from 23.8 percent in the second quarter. Zillow forecasts that share to decline further in 2014, falling to just over 17 percent of all homes. Continued price appreciation should boost the numbers of ‘move up’ buyers, one of the key consum-ers of new construction.


Another potential source of demand for new homes that exists is the so-called ‘boomerang buyer.’ These buyers would be homeowners who went through foreclosure or sold to de-leverage after the housing crisis and are poised to return to the mar-ket. That cohort numbers in the millions of households but what is unknown is the share that is both willing and qualified to finance a home again.

All things being equal, the consumer should be ready to buy or move up again after a half-decade of pent up demand. With very limited inventory of new homes and little overhang left from the crisis, the conditions are ripe for a robust housing construction market.

The most basic measure of economic strength is still the strength of the job market. Using that simple barometer it’s easy to see how much better the Pittsburgh economy is faring than the rest of the country.

The improvement shown in the Labor Department’s March 7 jobs report also

contained better-than-expected employ-ment news for Pennsylvania and Pitts-burgh. January’s data showed more than six million Pennsylvanian’s working for the first time since January 2009, pushing unemployment down 40 basis points to 6.4 percent. The growth in employment was

15,000 net jobs but the drop in jobless-ness was also boosted by a decline in the workforce of 8,000. While the latter can be from exhausted job seekers, data from late 2013 suggests that Pennsylvania’s Baby Boomers are finding it possible to retire at a faster clip than the demographic group in general.

Data on metro area unemployment showed unemployment in Pittsburgh had fallen to 6.0 percent in February, down from 6.3 percent in January. On the other side of the coin, the number of people working also declined 2,400 and the number of people in the workforce declined by 6,900. None of the data was seasonally adjusted, however, meaning that winter’s impact was not pulled out of the figures.

At the county level, Allegheny (5.6 percent), Butler (5.2 percent) and West-moreland (5.8 percent) all had unemploy-ment levels below that of the metro area. Washington Co. was even with the metro at 6.0 percent. The biggest declines in unemployment occurred in Fayette, which saw the jobless rate fall from 10.2 percent to 7.1 percent. The housing market overall remains in a very strong demand position in the region. The increase in jobs in metro Pittsburgh during the past few years has pushed demand for housing higher than normal while at the same time, the supply of available houses for sale has remained limited. These kinds of conditions should be catalysts for new construction but the hangover from the mortgage crisis and increased regulations have buying and building tougher; and the dynamics of residential development have discouraged new construction. Rising home prices and limited lot inventory coming into 2013 acted as a stronger incentive for new construction of single-family homes and more new development has gone through the entitlement stages. Like with most other northern markets, Pittsburgh’s winter weather has made it tougher to judge how much demand has changed.

Two regional banking executives with new construction expertise say they are see-ing the thaw in the long winter having an impact on mortgage applications.


All things being equal, the consumer should be ready to buy or move up again after a

half-decade of pent up demand. With very limited inventory of new homes and

little overhang left from the crisis, the conditions are ripe for a robust housing

construction market.

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“Historically, the first quarter typically shows slower lending volume,” observes Chris Martin, president of Northwest Savings Bank’s Southwest Region. “We are seeing activity pick up now which, in my opinion, can be attributed to a few things: Construction and home improve-ments typically increase with improve-ment in weather; and there is now a better understanding of the newly implemented regulations.”

“It has been very quiet for several months but [since March] it has been very busy for new construction. We’ve seen a pickup in all plans and all price ranges,” notes Marilyn Scripko, senior vice president at ESB Bank. Scripko reports that ESB saw 20 new construction loan applications during the previous month or so, a number that is above the norm for any time of year.

Through the first two months of 2014, new construction is lagging the activity in 2013. During January and February of 2013, there were 264 single-family detached homes started. For the same

two months in 2014, only 232 units have started. It’s very likely that the number of homes started year-to-date would be higher if normal winter conditions were present in 2014 but a more accurate as-sessment of the market won’t be possible until June or July.

By that time, it may also be that Royal Dutch Shell will have at last announced its decision about the construction of a new

ethane cracker and petrochemical facility in Monaca PA. Originally announced as a preferred site in spring 2012, the former Horseheads Corp. zinc plant has been abuzz with increasing activity as 2013 wound down. Although Shell chose to extend its option to purchase the site for another six months until June 30, this ex-tension carried with it the right to demol-ish the Horseheads plant. Shell is paying Horseheads Corp. to manage the demoli-tion and work on the project is underway. Despite corporate decisions by Shell to pare back its capital expenditures globally in 2014, the activities and investment in adjacent properties has elevated optimism that the project will get a green light by summer.

The cracker plant will cost at least two billion dollars to build and will require al-most a decade of construction. That means some 10,000 construction workers earning paychecks for some time to come; but the more important economic impact will be from the location of dozens of companies that will use the cracker plant’s finished


Apartments have been a healthy slice

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product – ethylene – as a feed stock for their own manufactur-ing. If the projections are correct, the decade of the 2020’s will see a rejuvenation of manufacturing jobs in Western PA. That will drive another wave of construction for new homes.

One of the housing segments that have received a lift from the natu-ral gas exploration is apartments. The apartment market in Pitts-burgh is as tight as it has been in decades, sparking construction of thousands of new units. Should Shell decide to move forward with its chemical facilities, the boost in employment will be a further boom to the multi-family market.

Apartments have been a healthy slice of the housing market for an extended period in metro Pittsburgh. For the most part, apartment owners have benefitted from

relatively affordable rents and a limited number of new units built every year. In recent years, the portion of the population that typically supports apartment living – adults under age 30 and over age 55 –

has been growing; and the change in the economy and demographic attitudes have accelerated the size of the pool of renters.For several years following the housing crisis in 2008, qualifying for mortgages

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became very difficult. Even after the lenders recovered, tighter regulations and higher standards for down payment kept the number of home buyers lower than normal. In addition to these market forces, there is growing evidence that the so-called Millennial generation that is coming of age and forming new households is choosing to rent rather than own in greater number. Add these factors to the fact that Pittsburgh’s population is climbing again for the first time in a generation and the result is a need for housing that is greater than expected.

Occupancy in apartments is extremely high in Pittsburgh, easing a bit in 2013 with new supply to “only” 96.8 percent. That ranked tenth best in the nation. As would be expected, the low vacancy rate pushed rents up three percent again from 2013 to 2014, with the average rent top-ping $900 per month.

In the multi-family category it is unexpect-ed demand that is pushing rents and new construction higher, even as single family prices rebound and the overhanging inven-tories shrink. During past housing cycles such a rebound in home values spurred more buying and new construction; how-ever, the rate of household formations is currently working against the need for new home construction.

Apartments continue to be a booming market in Western PA. Last year’s 133.6

percent increase in new apartments is likely to be a high-water mark in metropol-itan Pittsburgh, but some 2,000 additional units are still in the pipeline. Of specific interest are the developments that are in the early stages of planning in Beaver County. The boom in apartments has largely missed Beaver County (fewer than 50 units were started in 2013); however, projects in excess of 600 units are being proposed in areas that are in proximity to the Monaca exit of I-376.

The outlook for job creation should con-tinue to support new apartment develop-

ment. A survey of a variety of forecasts for the regional economy in coming years shows economists expect there to be between 10,000 and 20,000 new jobs in greater Pittsburgh through 2017. Because these jobs will be driven by growth in natural gas, banking, medicine, education and hospitality, the demand for additional housing should not be temporary. That means new multi-family projects will find renters. That also should mean that a stronger demand for new single-family homes should follow.

Virtually every economic factor that tends to influence housing is trending positively in early 2014. The single biggest prob-lem for the national housing market – the overhang of distressed inventory – really wasn’t a problem in Western PA during the recession; and, for more than two years it has been possible to make the argument that the inventory of available homes was too low. Today, too few homes are on the market to meet the demand from prospec-tive buyers. Of course, that’s good news for sellers and for everybody’s home value.

Employment growth is solid, if not spec-tacular, in greater Pittsburgh. Wage growth is strong. According to the Census Bureau, more people are moving into Pittsburgh than are moving out or dying, so more houses will be needed. The stage should be set for a boom in new home construc-tion but the reality will likely be less than a boom.

One of the reasons that new home con-struction isn’t booming at the moment is that lenders are still being limited by regulations. For a few years after the fi-nancial crisis, banks needed to use profits to write off bad loans on their books and as might be expected, were reluctant to make many new loans. By 2013, however, the lenders had healed their balance sheets and the obstruction to lending was regulatory. Parts of the Dodd Frank bill kept lenders from using discretion in some of their conditions – like loan-to-value or debt ratios – that made borrowing more difficult. Starting in January 2014, ad-

In the multi-family category it is unexpected demand

that is pushing rents and new construction higher, even as single

family prices rebound and the overhanging

inventories shrink.

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ditional restrictions on debt-to-income ratios will make mortgage credit a bit tighter still. The good news is that there are programs being developed to make lending on new construction, which often more is confusing to borrowers than a conventional purchase mortgage, easier for homebuilders to market.

“The increased documentation require-ments have been more of a burden on the consumer as lenders are required to document all of the borrower’s income to prove their ability to repay their loans,” says Martin. “As for the appraisal require-ments that call for institutions to provide appraisals and property evaluations to borrowers under certain loan situations, Northwest has decided to provide ap-praisals and/or property evaluations to all borrowers.”

New construction lending can be a little quirky for borrowers to understand unless the builder absorbs the entire financ-ing package. Permanent mortgages can’t be written until the home is ready for occupancy so during construction, there must be a loan done that pays the builder a percentage of the cost as the home progresses. Upon completion, a permanent mortgage takes out the cost of the con-struction, plus the interest accrued during construction. For most homeowners, the

details of builder draws and loan take-outs are beyond their experience.

Dollar Bank has introduced a new loan that creates a seamless transition from building to owning. The bank doesn’t elim-inate the draws and interest during con-struction but it has arranged the loan so that it relies upon the homeowner’s credit and has one closing at the end of construc-tion. During construction, the builder draws payments as the home is completed and the cost of carrying the loan – which accrues interest only during construction – is rolled into the final mortgage. Other lenders are also creating new construction products.

“ESB will do an 80-10-10 loan on new construction. We’re probably the only bank on Earth that still does them,” chuckles Scripko. The loan to which Scripko refers covers 80 percent of the new home’s value, with the buyer putting 10 percent down

and the remainder being covered by a 10 percent home equity loan. ESB also offers what Scripko calls a “blanket loan” for existing homeowners with high equity who are building a new home. The bank covers that full amount of the new construction, and then deducts the proceeds from the buyer’s home when it sells and re-amor-tizes the loan. That arrangement provides security for homeowners concerned about timing the sales of their home with the construction of their new home.

“We just released a new loan with a one-time close that you can lock in a rate for the life of the loan prior to construction and pay interest only while the home is being built,” says Green. “We also offer the same product for renovations. It helps with those who want to buy an old home

that needs a big investment in renovations.”

Lending products that are geared to new construction eliminate an impediment to the growth of new construction that should be underway; but in Pittsburgh, there are market forces that are also headwinds to development. Heading into the recession there was a slowdown in subdivision development. It may have seemed counterintuitive at the time, but most builders were concerned as

early as 2009 about a coming lot shortage. That shortage is upon us in 2014 and the competitive dynamics of homebuilding in Western PA are exaggerating the problem.

For more than two decades, the leading builder in metropolitan Pittsburgh has been Ryan Homes, which consistently built 500 or more new homes each year. During most of that time, there were a couple of other “production” builders that built another 400 or so homes between them. Because Pittsburgh wasn’t a market with much new home volume, other production builders weren’t attracted to the city. The top three builders made up roughly 40 percent of the market share. That changed after the housing crisis.The downturn that began in Pittsburgh in 2007 was especially hard on the small custom builder and the imbalance between the top builders and the rest widened. At the trough of the recession, the top three


builders were responsible for almost 70 percent of the homes started. Then, at the end of 2012, NVR acquired Heartland, merging the two largest builders under one roof.

Those new market dynamics had the big-gest influence on the way new construction is being developed. Land developers were accustomed to new custom home neighbor-hoods that would be built out profitably for the developer in three-to-five years. When custom builders slowed precipitously seven years ago, Ryan and Heartland eagerly snapped up as much land as pos-sible. Both firms are excellent sales and marketing organizations that threw sales muscle behind new construction. Develop-ers found that a new community of 75 or even 100 lots could be absorbed in much less time if the project was a Ryan or Heartland community. Developers profited quicker. Banks were happier lenders. But the marketplace changed dramatically for the custom homebuilder.

“I’m afraid it’s going to be a crisis within 18 months. I don’t know where custom guys are going to build,” notes Jeff Martin, owner of Primrose Homes. “In the north I don’t know of a single custom home plan that is poised to come out of the ground.”

Primrose is a custom homebuilder, with projects between $600,000 and $3,000,000. Martin is a relative newcomer to home construction, starting Primrose just over a decade ago. He’s thrived by focusing on homes over $1 million and by building in a wider area. Primrose’s new community is actually in Chartiers Township of Washington County, where it is building the 34 custom homes in Piatt Estates. Martin says that he has had to move to find custom communities. While he wishes more land was available for firms like his, he understands the develop-ers’ plight.

“It’s not just the faster takedown schedule [that Ryan and Heartland have] but NVR will write a check for 10 or 15 percent of

the land value to help fund the develop-ment,” explains Martin. Unlike smaller custom contractors, NVR has the financial wherewithal to put down bulk lot deposits in advance, which can function like a cash infusion for the developer.

So while the demand for new homes should be truly building, there are actually fewer options for buyers than there were in 1999, for example. With land costs rising, it’s difficult for builders to offer homes at the entry level. For the foreseeable future, new home construction is going to be limited by supply. Expect another good year for new construction growth in 2014 but the volume of single-family detached homes should remain well below the highs of the middle of the last decade, reaching perhaps 2,400 units. NH

New Construction

Home Renovation

Purchase

Refinance


DOWNTOWN

Re-sales are Coming!

With limited space and a finite number of residences,

Pittsburgh’s Downtown is slated to experience steep competition over existing

condos on the re-sale market. New construction can’t keep up

with demand; people want to live Downtown, and they want

to live there NOW.

The Golden Triangle is Preparingfor the Next Revolution:

As little as ten years ago, the Golden Triangle would

progressively enter ghost town status as nightfall crept near; a film noir scene of steam escaping manholes and light forming awkward shadows in alleyways. Past a certain hour, there’d be virtually no one there to witness the transformation from epicenter to eerily lonely stage scene. On any given evening, perhaps one or two of the restaurants would stay open for a few regulars taking their usual seats around 5:30pm. They’d be ensconced in the dim lighting of the windowless bar while the hostess awaited a trickle of patrons to arrive as she shuffled menus in anticipation. The regulars would have a

few drinks, talk old Pittsburgh politics, new Pittsburgh politics, sports, and the dilapidated factories that now lined the riverbanks, memories recalling their fathers, and their father’s fathers, and their fathers before them. Then, after a few hours of reminiscing or silent reflection after a hard day at work, these regulars would step out into the dark, cold night to welcome a deserted street with nothing but scant lighting and the distant rumble of a train down by the river. Minutes later, they’d be home in their cul-de-sacs and tree-lined streets beyond the confines of the triangular cement hive that in a short while, would be humming with workers again after it took a nightly slumber of its own.



Now, imagine a Tuesday in May 2014. It’s 7:00pm and the sun is casting a harsh sliver of light along the corridor of Penn Avenue. The saplings lining the street of-fer some kindly shade to a group of young professionals in business suits waiting for an outdoor table. They laugh and talk loudly, only parting to allow a mother with her baby carriage to pass by on her way to Point State Park for an evening by the fountain. A jogging group stag-gers themselves and adjusts their pace to share space with walkers making their way toward a gallery’s opening night show. And while the night wears on and the crowds change as the outdoor tables turn over for another seating of patrons, the music from an open window a few stories above syncopates the springtime air with Bossa Nova drums. It must certainly be the ac-companiment to a tenant’s cocktail party because nothing harkens warm weather like a steady beat from a country that will never know winter.

What sparked the massive residential renaissance Downtown over the last de-

cade? How exactly did Downtown become a working city by day to a thriving social center by night? Who is responsible for breathing life back into the city when for so long, it was lights out at 5:00pm? A few real estate pioneers believed in what Downtown had to offer residents and renters. They came, staked their claim, de-manded luxury properties worthy of their investments and lifestyles, remained loyal to the improving landscape, and are today responsible for the incredible increase in re-sales, new construction, and events that happen in this unique section of the city.

Downtowners Investin a Lifestyle

Lisa Solomon, an Associate Broker with Coldwell Banker Real Estate Services, has lived in Gateway Towers for the past seven years. Her office is located in her condo building, and after 36 years working in the industry, she’s seen everything the Greater Pittsburgh region has to offer buyers. The community which she holds in the highest

esteem, however, is her own. “Some people just love living in the center of the ‘hustle and bustle’ of Downtown. I personally always said that I could move to New York in a heartbeat! In my opinion, Pittsburgh has become the little NYC.”

Solomon credits the boom in re-sales Downtown to the fact that present rent-ers have expiring leases, and since many are young professionals, they are ready to be first time home buyers in the city center and build equity in the community they’ve come to love for its convenience and social options. Many retired profes-sors, professionals, and empty-nesters are buying Downtown for a more vibrant scene that relieves the need for commuting to cultural events and restaurants. For those living in rural or suburban communities, it’s a perfect pied-a-terre for season ticket holders, too. For those frequenting Steel-ers, Penguins, or Pirate games, a luxury downtown condo or apartment is a second, even a third, residence. They stay there af-ter sporting events, business meetings that run a little too late, and fireworks. It’s also


not unheard of to allow friends or visitors to utilize these condos for visits to town, or for special evenings of their own.

But who are these people, really? Are they native Pittsburghers? Transients? CEOs? Artists? Well, the answer is: all of the above. “Living Downtown is a lifestyle choice,” says Racheallee Lacek, sales agent with Market Real Estate. As the founder, and blogger, behind www.savvyreagent.wordpress.com, Lacek has her finger on the pulse of who’s who and who’s buying in the Golden Triangle. Like Solomon, she lives Downtown herself, and stresses that the prestige associated with doing so is an investment. “Living Downtown is not cheap! You’re buying a new way of life, and it comes at a price, but the benefit of condos is that there’s an association. They take care of all maintenance related to the unit and the building. This condo fee is on top of taxes and the mortgage.” These HOA fees, paid by all condominium owners, help to maintain a beautiful, clean, safe space, and in full-service buildings like Gateway

Towers, Solomon and her neighbors have some amazing amenities at their finger-tips that make the expense well worth it. “It includes TONS of amenities in my building, such as a doorman, concierge, outdoor piazza for entertaining, an herb garden, 24/7 security, gym, his/her sau-nas, residents lounge, party/social room, billiard room, and a bike storage room. All utilities except electric are included in the monthly HOA fees at Gateway Towers. There is optional, integral valet parking within the building at a reduced residential rate.”

HOA fees vary from building to building, depending on the age of the building, the size, and if owners are benefiting from the ten-year tax abatement. The homeowners’ association (HOA) may also impose an assessment fee on top of monthly fees for unforeseen emergencies like roof repair or tree removal on the premise. As stated above, the HOA fees can include some amenities and utilities, but the associa-tion must always keep ample money in reserve for a rainy day. The monthly fees are usually based on the square footage of the space. Gateway Towers, being a slightly older building with full service amenities and no tax abatement, charge residents a slightly higher HOA fee ($.59 per square foot), whereas newer construc-tion like Piatt Place is $.26 per square foot. Exactly who comprises the HOA board? There’s a formal application pro-cess through which a resident can submit a resume to the existing board. A board committee then interviews applicants and once accepted by the committee, the residents vote on the new board members. So, in addition to being a tightly-knit community that shares space and enjoys regular social gatherings like cookouts and wine socials, it truly is a democratic process as far as resident representation is concerned, as well.

As pricey as residential real estate is becoming Downtown, it’s not deterring buyers at all; it’s actually fueling interest and causing a flurry of re-sales. Hom-eowners who bought in the $550,000 range a few years ago are now able to sell their homes for practically double what they paid. If there were any doubts as to whether Pittsburgh could sustain a luxury market, there’s no question about it now.

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The Powers That Be who foresaw a strong future for our market were wise to begin building when they did. “The fact that the Fairmont, a 5-Star hotel, built in the heart of Downtown and put nine floors of residential property in the building, is tes-tament to the fact that the residential pres-ence in Downtown is strong and growing: they wouldn’t build here if it wasn’t,” says Lacek. The current sales rate for re-sales is about $1,000 per square foot. Since cur-rent owners know there’s profit to be made, they aren’t shy about claiming it—many are cashing in on this good news. Buyers realize that though they’re paying a pre-mium for the convenience and panache of Downtown, rates are only escalating yearly, and they too will benefit from the annual, and steady, 5% sales increase. Those who came and conquered first are enjoying the victories of the spoil, but Solomon notes that some are moving on for unforeseen circumstances, not because they are dis-satisfied with the community: “Most of my sellers are leaving for reasons such as a job transfer, the death of a spouse or partner, a marriage, or a divorce.” Taking advantage of these fresh vacancies are out of town transplants, CEOs, executives working for Pittsburgh’s stalwart compa-nies, celebrities and entertainers, sports players, and wise real estate investors.

The Charm of Re-sale, the Need for New

Since the first residents stepped foot in Piatt Place in 2009, Mark Jennings, Bro-ker at Millcraft Realty Services, has only closed one re-sale transaction and had one re-sale listing until January of 2014. The building has retained residents with un-precedented success for five years, which may have surprised skeptics considering it’s a luxury, downtown residence built above busy eateries Capital Grille and Mc-

Cormick & Schmick’s. In addition to this, sales prices have only appreciated at Piatt Place, despite the fact that the developer is still selling new properties there. For those interested in buying, Piatt currently has listings that range from $525,900-$898,000; very impressive numbers considering four spaces for new homes are still up for grabs in the building, too.

Both Solomon and Lacek are back-logged with potential buyers for downtown list-ings, and are looking to developers to help satisfy demand. “Properties are being swept off of the market, especially since spring season has arrived,” says Solomon. “I need more inventory and supply!” Lacek projects that price points will sky-rocket as soon as two years from now, due to the com-pletion of PNC’s new building. Along with Solomon, Lacek is hoping new residences are built to ease the long list of buyers try-ing to live in the Golden Triangle. “Re-sale is strong right now, but it’s slim pickings…this is pretty impressive considering Down-town wasn’t even on the residential radar ten years ago. I’m encouraging developers to convert vacant office buildings into resi-dential space. We really need it.” Solomon agrees, and stresses that those who buy now will enjoy a massive return on investment when they decide to sell, because projec-tions unanimously point to a sharp increase under five years’ time.


But if given the luxury of choice, which do most buyers opt for: new or existing con-struction? That depends on the needs and preferences of the buyers, but downtown re-sale sometimes provides a more satisfy-ing experience. “Re-sales offer old world charm and character,” says Solomon. “Most often, you get more value for the dollar with a re-sale, too.” For the impatient, new construction isn’t the immediate fix they’re looking for. Dealing with an onslaught of choices immediately upon purchase can be overwhelming for a lot of people and couples. Also, there’s the opportunity to choose one’s own contractor that makes an existing downtown condo an attractive option. Solomon believes that buying a re-sale property sometimes provides the buyer with greater artistic license: “Buying an existing condo lets buyers be their own designer or decorator, and customize their property around their living needs. It’s fun, and it’s instant gratification! You don’t have to wait for the product to be built or finished as you would in a newly constructed building.”

Jennings notes that re-sales at Piatt Place introduce a rash of unique floor plans back into the market, many of which were reserved exclusively for penthouse living. “Rooftop decks, skylights, and fireplaces that are not typically available in condo living are now available at Piatt Place.” This is certainly a finite opportu-nity, as most savvy buyers are realizing that it’s now or never for purchasing a home Downtown in the current price range, as prices are due to change relatively quickly. There’s also the added benefit of estab-lished parking, retail, and restaurants in the vicinity or on lower levels, which may not yet be in operation in buildings of new construction.

Not Just a Neighborhood: A Partnership

It’s a rare city that is concerned enough about its image and residents to find volunteers to clean its streets daily, let alone send out weekly social invitations to bring the community together. Pittsburgh just happens to be one such city, and the Pittsburgh Downtown Partnership (PDP) does exactly that.

Jeremy Waldrup, CEO of the Pittsburgh Downtown Partnership, believes that living Downtown comes with a sense of pride and pioneering. As a result, the PDP has adopted the mission to provide all who visit the Golden Triangle, a clean, fun, safe, and convenient environment. They are also responsible for some of the most popular events and programming taking place Downtown every season, like Light up Night and the Farmers Market in Mar-

ket Square which runs from May through October every year.

Since Downtown has become such a hot-spot for entertaining and living, it’s crucial that its image keep up with its new reputa-tion. Buyers paying a premium for condos have come to expect a community of like-minded individuals who take pride in their real estate investments. This is another reason why so many people are now trying to get in: interest groups and organizations like the PDP stake their every effort on making Downtown a pleasurable place to be.

The PDP was founded on the premise that everyone, not just those living in the city, should come into the city outside of working hours, on evenings and weekends. That’s why they continue to host and sup-port events that attract crowds to the area. Currently, there are 250 PDP members, 25,000 Twitter followers, and 10,000 indi-viduals who receive their weekly newsletter outlining news and upcoming gatherings. Individual PDP members and employees of corporate members enjoy networking and insider events usually closed to non-members.

For those living in the city, a car is often unneeded, which is obviously part of the attraction. But until recently, walking and cycling has been risky, as cars are unfa-miliar navigating a plethora of pedestrians and bicyclists. The PDP took this matter very seriously, researching the ten most dangerous intersections Downtown and working with the city to make these busy walkways safer; cycling is also encour-aged, as Waldrup urges businesses to offer facilities like bike parking and the use of

freight elevators for those bringing a bike to the workplace. But, during those times when residents encounter a need for a car, they can have whatever they desire, from a Mercedes Benz sedan to a pick-up truck, in as little as a few minutes. Thanks to the PDP, Pittsburgh’s most vocal advocate for multi-modal transportation, Zipcar entered our market, and just in time. The popular car-share program had no inten-tion of offering vehicles here, however, that all changed when the PDP invited Zipcar to think about Pittsburgh as a pos-sible market. When they agreed, the PDP subsidized the steady growth of a Zipcar fleet for residents in need of transporta-tion at a moment’s notice. Though they no longer have an affiliation with Zipcar, they


were responsible for putting this region’s residents on the company’s map.

Part of a “multi-modal” community means that public transportation is still the lynch-pin of moving massive groups of people in the most efficient, cost-effective way to places of work daily. The Pittsburgh Down-town Partnership not only supports the use of public transportation, but they work at the political level to make sure that buses are available for the Pittsburgh workforce (54% of people take the bus to work Downtown). This directly benefits those living Downtown, obviously, but it’s also something that the PDP does to help com-muters since parking prices have become somewhat cost-prohibitive and space is severely limited. “I’m constantly wondering how we can support better transit, and how the circulation route can be more efficient. Without a vibrant transportation system, we lose because there are not enough parking spaces,” says Waldrup. They’ve even pushed for better rider amenities like bike racks on buses and covered bus stops so that riders aren’t made to wait for transportation without the option of a seat or overhead shelter. Another success was their proposal for T-riders to enjoy free fare on buses running from North Shore parking lots to Downtown.

And if you happen to see do-gooder individuals sweeping the sidewalks and emptying trash cans along the city’s cor-ridors, you can thank the PDP for that, too. Waldrup is honoring his organization’s mission by keeping the landscape attrac-tive for those who live and play here. “The Pittsburgh Downtown Partnership was founded to support a clean and safe Down-town—we need to cultivate the belief that it’s an appealing environment because that is essential to its growth.”

The Welcome Wagon Goes Cosmopolitan

Like most residents Downtown, Lisa Solomon doesn’t have to go very far to find something to do on any given day. “The people in my condo building are engaged in outdoor piazza parties, social meet-and-greets for residents, resident book clubs, and restaurant committees that we formed. We will even walk, bike, run, dine, and socialize together.” The mix of retirees and young professionals creates a compre-hensive social scene and a more dynamic social landscape than even bigger cities where entire buildings are disproportion-ately inhabited by certain age groups or de-mographics. Pittsburgh has neighborhood associations that are keen to get residents

out and about, often with one another, to build a community that’s focused on the amazing advantages of living Downtown. Lacek, a resident of the Carlyle, is an active participant in her neighborhood association, promoting the activities they host and encouraging city residents to take advantage of the amazing restaurant discounts and resident happy hours every Tuesday. She tells potential buyers about the running, cycling, and yoga clubs that were created so that condo residents could exercise and get out together. “It’s the absolute best way to know your neighbor.” And if you happen to see her enjoying cocktails outside at a local eatery, it’s a safe bet that the PDP had something to do with it. “We wanted to activate street life, so we advocated for restaurants to get more outside seating. The PDP has incentivized 90% of the outdoor seating in this city,” says Waldrup.

Pittsburgh currently has about 3,400 people living Downtown. In Waldrup’s words, “it’s a village.” This lends itself to the feeling residents have that they are part of an elite club who has stumbled upon a very remarkable secret. Not only do they have spectacular living spaces close to work, they can leave their doorstep and traverse down a clean sidewalk to buy


theater tickets, catch a cabaret show, eat at an award-winning restaurant, see the regatta (and not have to park), catch an independent film, or go to a neighborhood association event at the local yoga studio. What’s better than having all of this at one’s fingertips? Residents don’t even have to seek it out: the Pittsburgh Downtown Partnership takes it upon themselves to keep residents abreast of what’s going on in the area.

Waldrup and the PDP do their best to keep that village as beautiful as possible, thanks to the Paris to Pittsburgh Sidewalk Activa-tion and Façade Grant Program funded by the Colcom Foundation. The program gives grant money to business owners to fix their building facades. This doesn’t necessarily mean original restoration, as that can be very costly. Rather, it’s a way to support the image of a beautiful Downtown, whether that involves a return to the original façade, a completely new façade, or simply the clean-ing and repair of the existing architecture. So far, 59 Paris to Pittsburgh projects have been approved for funding. Private funding thus far totals $3,754,486, and grants expended/approved totals $1,321,872. It’s a 1.8 to 1 ratio of private funding to grant funding, which is a very clear indication that Pitts-burghers are excited to improve the aesthet-ics of their city, whether they live within its confines or not. The repercussions have extended far beyond more inviting corridors; they’ve caused people to take notice of what Downtown really represents: a revitalized “village” that is an ideal place to work, enjoy culture, be by nature and water, spend time with neighbors or friends, raise children, and live in a luxurious, safe space that welcomes its residents.

With this in mind, it’s no wonder that agents are urging buyers to get in now before prices sharply surge. For those who are selling their existing residences, it’s hopefully to build or buy in the city again, for once gone, it’s likely that they’ll miss the opportunity that living Downtown provides. Lacek believes that the re-sales basically sell themselves because those who want to be here do their best to get here. “It’s not for everybody, but when you come here and build a life, you see where the city takes you every day—it’s right then, at that point, that you know where you want to live.” NH


SENiOR LiFESTYLES

First off, let’s do away with the mis-conception that aging has anything to do with apathy, complacency, and settling for a life of boredom, isola-tion, and quietude. As Traditions of America Director of Operations

David Biddison explains, the “most common misconception is that 55+ communities are similar to assisted living or independent living com-munities. Nothing could be further from the truth.”


America has always been a country that prides itself on independence. Our values have been built upon the philosophy of hard work, taking calculated risks, and breaking away from the pack in or-der to lead. But what happens when the unavoidable nature of aging kicks in? We soon realize that a strong social support system and an active, enjoyable lifestyle are equally important for a well-rounded living experience. This is why 55+ communities aren’t only serving the practical property needs of middle-aged Americans, but their wellness, social, and experiential needs as well.

An Active Approach to Living

According to a recent AARP article, 55+ living has nothing to do with professional retirement at all, and it is a myth that residents in such communities spend their days playing shuffleboard and quietly doing crossword puzzles. Older Americans espouse the prospect of remaining physically active, cerebrally engaged, and socially connected. In other words, they believe in fun, and they are taking advantage of a living format that provides them with the time and opportunities to do exactly that.

Biddison stresses that at some Traditions of America (TOA) communities, “more than half of the residents work full or part-time.” The allure of a 55+ community for a non-retiree is that there is more time to devote to one’s professional pursuits and career when there is no longer the need to rake leaves, shovel snow, or find a roofer. Since so many of these residential communities promote wellness and an “active” approach to living, it stands to reason that they offer amenities that pre-

clude the need to go elsewhere in search of sport or leisure. This too is an attrac-tive option to someone who works full days and has little time left over to

battle traffic and parking in the search for a gym or a masseuse. When a sports facility or spa is yards away from one’s front door, there is

less excuse making and much more action.

et the games begin!


Shelli Sommariva, Marketing Man-ager at St. Barn-abas Retirement Communities in Gibsonia and Valencia, believes that on-campus

facilities are what make modern-day retirement communities appealing to more and more prospects. St. Barnabas has gone to great lengths in building a reputation for their on-site facilities that are state-of-the-art and quite unique. An indoor mall, multiple restaurants, credit unions, ATM’s, salons, auditoriums, gift shops, stores, a wood shop, billiards, putting greens, bocce ball courts, fishing ponds, walking trails, and an indoor conservatory pool are any-thing but banal on-site attractions. Such facilities definitely do not conjure ideas of inactive, complacent living, which may be why more and more people in their middle age are attracted.

There are also professional and financial advantages for “younger” residents, espe-cially when still in the workforce. Many 55+ communities are located near major highways and transportation corridors, making access to Downtown and the airport easier, quicker, and more straightforward. Also, buying the “retirement” home earlier in life allows one to accumulate more equity in what could be your last owned property. It’s a consideration that is best made when not under the pressure of immediate need.

The Simple Life

“If you’re working, travel-ing, and very busy, main-tenance free is the way to go,” says John Deklewa of Deklewa Builders in Bridgeville, PA. Though not all who are looking for 55+ housing will choose to move into an age-restricted com-munity, there is something to be said for taking the first step towards making life

easier, and that would be downsiz-ing and one-level living. “Pitts-burgh has a large older population, so buying a home with a first floor master bedroom is a huge draw, as is the fact that by living on a single level, it’s so much easier to clean and maintain your home.” Deklewa believes that it’s not only those in the 55+ category that find mainte-nance free neighborhoods and plans alluring.

This is an ideal living situation for anyone who does not have the time to put effort into their home (young working professionals find low maintenance options especially at-tractive these days), or for someone who wants the freedom to maintain their property without the head-ache of finding service companies. “People can do the extra work if they want, like planting flowers and trimming shrubs,” Deklewa explains, “but once a year, all the shrubs and trees get pruned, fresh mulch is put down, and the grass is always cut.” During the winter months, low maintenance residents leave the plow-ing and shoveling of roads, driveways, and sidewalks up to the community.

It’s a matter of practicality: if a family is looking to downsize and take responsibil-ity off the agenda, single level living in a low maintenance community (townhomes, condos, etc.) is useful. Think of all of the time spent traversing stairways alone. Though single-level living is ubiquitous in states like Florida, Pittsburgh’s topography

makes it more difficult to find land flat enough to accommodate a moderately-sized single-level foundation. Frost and weather-related issues are unique unto our region as well, and we’ve grown ac-customed to basements. This adds to the limited number of single-level residences and housing plans in the area, but it also stands as testament that there are build-ers who are receiving demand for such structures, and who are aiming to satisfy those needs for consumers, “young” and “old” alike.

Lastly, there is the very im-portant issue of safety. “The Home Owners Association has every homeowner’s emergency contact information on file, so when a resident is traveling, he knows that his house has a community watching over it. Living in such close proxim-ity, neighbors look after one another’s investments,” says Deklewa. No matter what one’s age or living situation, it’s good to know that low maintenance living comes with a heightened sense of investment protection and neighborly camaraderie.


Determining the Community that is

Right for You

If a buyer prefers something more involved than single-level, low maintenance living, then an age-restricted retirement community should be considered. Get to know the different options, however. Terms like “assisted living” or “retire-ment community” are often used interchangeably, but they all stand for distinctly different living formats. To determine what kind of community is right for a homeowner’s needs, one must be careful to acknowledge these differences and to be aware of what each offer.

Retirement Communities reference home plans that are restricted to homeowners 55 years of age and older. This can be a single-family home, condominium, duplex, townhome, or any other housing structure that also employs on-site amenities for its residents’ enjoyment (e.g. spas, gyms, clubhouses, outdoor pools, etc.). A maintenance fee is usu-ally collected to maintain the grounds and the facilities. Retirement communities are not health-related communi-ties, and do not offer medical assistance or care. It is similar in concept to a “shelter” model housing plan.

In many 55+ communities, including Traditions of Ameri-ca’s Sewickley Ridge, specific architectural standards are upheld, which protects market value and prevents aesthetic unsightliness. When living in a 55+ community, there is economy of scale as well. Biddison sees 55+ living as a

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direct financial advantage to those seek-ing low maintenance living for the best possible price. “The association is able to contract for landscaping and snow removal services at a lower cost than an individual homeowner might purchase on his own. Residents enjoy luxurious amenities—heated swimming pools, saunas, whirlpool spas, fitness centers, Pilates studios, etc.—at a fraction of the price they would pay for a club membership.”

Continuing Care Retirement Communities (CCRC) offer a spectrum of living op-tions that include medical care if needed. Assisted living and independent living fall within this category. Individuals can take advantage of meal plan options, linen service, and medical care. A resident can enter at the independent living level, but graduate to higher levels of assistance if needed, (i.e. a skilled nursing facility on site).

Jill Gordon, Director of Marketing at Friendship Village in the South Hills, believes that CCRCs give people a chance

to move to a community they can comfort-ably remain in as they age. Moving once, and only once, is a huge draw to those who want to eschew the hassle of packing up and transporting their lives when they need more aggressive medical care or su-pervision. Financially, Friendship Village makes sense for those looking to receive a return on their investment, when in most assisted or skilled nursing facilities, this isn’t an option. “Because we are not-for-profit, we offer return of capital plans that protect an asset while simultaneously protecting the estate from the high costs of nursing care. Residents here can choose from a 90% return or a 50% return plan, and that asset is returned to them via their estate, or if they move.”

When potential residents come to Friend-ship Village, they are often surprised by the amenities offered. Friendship Village is backed by Lifespace Communities, Inc., and all 12 of the Lifespace Communi-ties throughout the region espouse a “Fit Six Program.” The program includes the promotion and encouragement of health in

“Because we are not-for-profit,

we offer return of capital plans

that protect an asset while

simultaneously protecting the

estate from the high costs of

nursing care.”

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various aspects of a resident’s daily life, namely the areas of social, intellectual, vo-cational, physical, spiritual, and emotional well-being. A personal trainer is available for assessments and to lead classes across five different activity levels. In conjunc-tion with their active lifelong learning program, weekly day and overnight trips, cruises, and out-of-state excursions, a CCRC becomes an attractive option for people who want recreational amenities and medical intervention available at all times, as well as those who want to prevent the need to move again.

Different communities will have different payment options, so if a potential resi-dent fears being locked into a long term contract, there are some CCRCs that offer alternatives. UPMC’s Senior Communities, such as the complete CCRC at Cumber-land Woods Village, offer month-to-month contracts if an individual is uncomfortable with making a front-loaded investment for his retirement housing. In general, administration understands that plans may change, so they’ve devised contracts that

cater to this common concern. Regardless, the benefits seem to outweigh the contrac-tual fears, and Gordon finds that residents are happy to have a broader plan in place for the future. “They can pre-plan for their healthcare for the rest of their lives at a greatly reduced cost.”

Power in Numbers

It has been proven that a strong social network contributes to a healthier and longer life. Friends are more than a means of entertainment or diversion: they can reduce the risk of dementia, keep your brain functioning strategically and nimbly, contribute to a sense of well-being and serenity, positively affect your exercise routine, and be the greatest source of heal-ing during times of mental, emotional, or physical pain or anguish. Some research has found that spending time with friends can add as much as 10 years to an individ-ual’s lifespan. Gone is the notion of sed-entary, solitary individuals rocking away on a porch and longingly recalling their halcyon days of youth. 55+ communities

Some research has found that spending time

with friends can add as

much as 10 years to an

individual’s lifespan.


and CCRCs emphasize living a life that combats depression and isolation. “This is very true for individuals after losing a spouse,” says Nanci Case, Vice President of Sales and Marketing for UPMC’s Senior Communities. “People start to retreat in this case, and it’s our priority to help them actively build a social network.”

Michael Haye, Executive Director of Longwood at Oakmont, finds that people are shocked at the level of activity and interaction amongst residents. “The big-gest surprise for people comes when they observe how much is going on: socializa-tion, life-long learning, and engaged and interactive living on a regular basis.” Perhaps the biggest advantage that hom-eowners find from living in a 55+ commu-nity is the extremely strong social aspect. Residents generally have more direct contact with their neighbors than they would if living in a traditional single-family home. Because the home, activity centers, and most of the facilities used on a daily basis are within the boundar-ies of the community, it is likely that the repeated encounters with peers lead to very deep, long-term friendships. Bid-dison considers this “an extended family” concept. “They travel abroad together, exercise together, and get together so-cially. They reach out to each other when one is in need.” In some TOA locations, there have even developed niche support

groups for widowed women.Strong activities planning also serves as the proverbial glue that keeps neighbors socially engaged. Sommariva refer-ences the perpetual action and entertainment options on St. Barnabas’ campuses, includ-ing opportunities for residents to interact with the public. At St. Barnabas’ well known Kean Theatre (a 350-seat theatre that is also open to the general pub-lic), plays, musicals, concerts, oldies music events, murder mystery dinner theatre, and the Kean Quest amateur talent contest take place.

Often, the sense of belonging is greater than it had been for residents coming from tradi-tional single- family homes. Many who live in 55+ commu-

nities create bonds with their neighbors over the experience of similar lifetime milestones. If a 60-year-old couple is sur-rounded by a plan of homes inhabited by newlyweds, it’s difficult to build empathy over events like the birth of a new grand-child or a parent’s death. This isn’t to say that having neighbors of vastly different ages isn’t opportune, but it’s convenient and preferable for many individuals in their middle-age and beyond to be sur-rounded by people who get what they’re going through and who can connect with them on a level that is unique unto their generation.

Age Is Truly a State of Mind

Many of us have grown up with the mindset that by 60, we’ve paid our dues, done our part, and must make way for the “new” generation. Luckily, this doesn’t have to be the case. With people now liv-ing longer than they ever have in history, making the move to a 55+ community or CCRC isn’t a concession, rather it’s choosing to make the most out of one’s current life stage. That’s anything but apathetic and compromising.

By delegating some daily responsibil-ity to professionals if we so choose, a plethora of opportunities are presented

Often, the sense of belonging is greater than it had been for residents coming from traditional single- family homes. Many who live in 55+ communities create bonds with their neighbors over the experience of similar lifetime milestones.

to get out and live more than a person in her 30’s could. It’s this level of convenience that retirement communities strive to uphold.

Case stresses the importance of maximizing one’s life so that true enjoyment is experi-enced as one ages. She is passionate about the programs and options that those living in UPMC’s Senior Communities have at their fingertips every day. “For those who choose not to drive, we have transportation to cul-tural events Downtown, malls, restaurants, and social events.” At Cumberland Woods, residents are given access to health seminars through the UPMC network, many of which bring in well-respected speakers and offer unmatched education. “Our Legacy Theater at Cumberland Woods offers performances, movies, seminars, UPMC speakers, and educational opportunities for residents and the general public. The Heinz History Center and Breast Cancer Society have also gotten involved with Legacy programming.”

Much of the success residents find living in these communities relies on their ability to add perspective to the situation. Most of us living on the outside aren’t familiar with the programming and social activity that occurs within these neighborhoods, so we have drawn conclusions that are often incorrect. To take the best of what life and a commu-nity can offer an individual at every stage in their life is at the core of finding sustaining happiness. Age is truly a state of mind.

The Intangibles

“There is no possibility of going back to the off-campus lifestyle,” says Elaine and Rob-ert Rak, residents at Traditions of America, Mechanicsburg, PA. The Raks, like many of their peers in 55+ housing plans, do not miss the tedium of yard work, the isolation from neighbors, or living far away from major shopping and entertainment destinations.


To take the best of what life and a community can offer an individual at every stage in their life is at the core of

finding sustaining happiness. Age is truly a state of mind.


They chose a TOA location that allows them to make day trips to visit their grandsons in D.C., and also avoid sum-mer beach crowds in coastal communi-ties. Their current home is a single floor layout with a loft for visitors.

Like most residents and marketing staff who are familiar with what retirement liv-

ing communities offer, the Raks consider their relationships with neighbors price-less and unsurpassed. “We were looking for an intangible reflected in the person-ality of the folks we initially met at TOA. There is a kinship with our neighbors…we are all relatively the same age and have common interests. We participate in many activities like weekly happy hour

and game night, pot luck dinners, and other scheduled events. We have time for each other and we enjoy being together.”

Residents at Friendship Village agree that leaving their current amenities is a non-option because the format has become an integral part of their daily existence. “I get security, companion-

Moving to a new community is a big step, especially when your prospective neigh-bors will become a monumental part of your daily living experience. When all of the amenities and facilities you need are centrally located, you spend less time driving to remote locations, and more time enjoying life in the same environment in which you live. This also means that you want to have a solid idea of what the philosophy, rules, future plans, and people are like on campus before signing on the dotted line. The first thing you should do when visiting a 55+ community is contact the marketing department. They will have the materials and the knowledge to answer your preliminary ques-tions. A visit to the site should follow, as well as an in-depth interview and a few sit-downs with residents. Here are a few basic, but vital, questions to ask:

What is the financial security of the community? These are questions that an established CCRC or 55+ community will be able to answer. “Any continuing care retirement community will have a disclo-sure statement with a financial report for prospective residents. Take the time to read it carefully because it will highlight the stability of the residence you’re consid-ering.”

Is the community for-profit or not-for-prof-it? Gordon suggests that potential residents ask this question because it will lay the groundwork for policy and operations in the community. Since Friendship Village is not-for-profit, there are some financial advantages, such as the asset protection program that gives 50% or 90% return on

the residents’ investments. Longwood at Oakmont, which is non-profit, has created a benevolent care fund for residents who may run out of resources. “The fund makes sure that a resident’s needs are addressed if they happen to run out of funds. A for-profit may not offer such services,” Haye explains.

Meet the natives. College-bound students visit a university campus before sign-ing the acceptance letter. This is just as important for a 55+ or CCRC hopeful. A

visit to “campus” is a must, and many programs now offer weekends, or extended visits, when potential residents can get a better feel for the community. Traditions of America offers opportunities for prospec-tives to meet current residents and join in activities. Biddison finds that most people who visit for a brief meeting with the mar-

keting team usually end up staying the entire day on campus. “We offer on-site design selections with our professional designer and a full time lifestyle director. Visitors may have only stopped for a brochure, but when they begin to consider the lifestyle they desire, they spend the afternoon.”

Make sure it’s a fit. If you’re looking for a community that has medical services on site, then a CCRC (Continu-ing Care Retirement Community) will be a

more appropriate fit than a 55+ commu-nity. If continuing care is not a concern at present, then it opens up the possibilities of a strictly age-restricted community that has amenities and facilities, but no clinical staff. Haye does suggest that those seeking a CCRC or 55+ community take medical intervention into deep consideration before moving, since it will determine the need for future relocation and medical decision-making.


ship, stimulation, and all of my needs met,” one resident proclaims. “There is so much to do and a variety of things to choose from—I am much busier.” Since Friendship Village is a CCRC, my future medical care needs are virtually pre-planned, and nursing care is immediately available.

Both communities are agreeable to their respective residents for different reasons, but the common denominator is the relief of responsibility. There is much to be said for walking away from the drudgery of home maintenance to make free time for pleasure and pas-times that are difficult to pursue when working long work weeks and raising a family. “People may believe that mov-ing to a community is somehow giving in to the idea of aging; however, the lifestyle only serves to enhance one’s enjoyment of living and to maintain, or create, a true sense of well-being,” says Gordon. Haye agrees that plan-ning for one’s future is the greatest gift that an individual can give themselves and their family members. Many of his residents make decisions for continu-ing care so that their children will be saved from that responsibility. “Moving to a CCRC or a retirement community is not an act of defeat, it’s actually giving yourself an improved quality of life.”

Biddison projects that the attraction of 55+ living will continue to gain popularity with prospective residents in their middle age. “Every day for the next 20 years, 10,000 Americans will turn 60. With today’s increasingly har-ried pace of life and fragmented social fabric, low maintenance communities for people 55+ serve the mature home-buyer best.” Now, with such housing opportunities cropping up across the nation, specifically in the central and western regions of Pennsylvania, aging populations have a wider variety than ever to choose from. “We believe the future is bright for these communities and their residents.” NH

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Spring 2014

Downtown LivingSenior Lifestyles Let the Games Begin!

Peter Perkins Home Builder

New Home’s Economic ForecastHouSiNG’SBiG PicturE

Image courtesy of Shea and Simone Architects.

B u i l d e r P r o f i l e

Premiere Home Builder Peter Perkins




A ttention to detail, high quality craftsmanship, and extraordinary customization serve as the foundation for Peter Perkins’ home building

philosophy. As the president of Peter Perkins Inc., this high end home builder exhibits a deep commitment to quality in every construction project he touches in and around the Pitts-burgh area. Similarly, clients readily embrace his impeccable customer service and willingness to explore the unique and challenging elements of a new construct. With his company based in Aspinwall, Perkins builds his luxury homes primarily in Fox Chapel as well as Upper St. Clair, Sewickley and in the city itself, among other areas.

Taking Home Building to

New Heights


Generally priced over $1.5 million, the homes are well suited to the needs and desires of clients, be they sports person-alities, executives, attorneys, business professionals or a myriad of others looking for inventive spaces ranging from 5,500 to 15,000 square feet. “We strive to be the best in the market in terms of quality,” Perkins said. “We have an organized sys-tem of checks and we also offer a one-year warranty, but we truly stand behind our work.” And that work principally comes from referrals, which Perkins humbly at-tributes to his objective of “trying to make people happy.”

Laying the Foundation for

a Home Building Business

Perkins first embarked on his home build-ing career some 25 years ago, but that’s only part of the story. Having worked for Koppers Company in their Architectural Building Products Division along with five years of experience garnered through a management position with a large commer-cial development and construction firm, Perkins may have come by his innate love of building from his parents. According to Perkins, his parents reveled in “buying and fixing things,” particularly old homes. Some years later, he began to build homes for himself and his family, finding he enjoyed the process. “While working for others, I would build my own home, live in it, and then sell it,” he noted. After some

time, his thoughts turned to building homes for a living.

With a penchant for an older, more traditional look, Perkins’ homes range in styles that capture the aesthetic of a given client. “Most of our homes are architecturally designed,” he said. “We work with a number of architects from the Pittsburgh area to develop plans, or other times, clients will have a plan in mind and then we work together to achieve it.” After a design plan has been devised, the

home is priced and, once the price is agreed upon, the work begins. Perkins added that the design phase usually takes several months, depending on the number of plan iterations needed and the com-plexity of the design, but a typical time frame for completion of the home resides near 14 months. While having built in a few developments, Perkin’s homes are more typically seen on “tear down” lots in established neighborhoods, large semi-rural and free standing properties. Often, clients find a piece of property and then engage in the home building process.

One such client was Mike Bozzone, who found just the right property and em-

barked on a home building journey that served as testimony to Perkins’ dedication to customer service. Bozzone and his wife had just returned from a trip to France, which inspired their home design but “we wanted to use someone local” to build the French Country style home to be set on their 140-acre stretch of verdant land in Indiana Township. Recommended to the Bozzones by close, respected friends, Per-kins struck them as the builder with whom they could realize their dream home. “We had talked with other builders, but we wanted to try different things and Pete was willing to do just that,” Bozzone explained. “We learned together.” Bozzone had also talked with others whose homes were built by Perkins and had taken note of the opinions of top-notch architects. “He is not a production builder,” he continued. “He likes unique challenges and we had a uniquely challenging site.” Further, Bozzone had a professed “weakness” for green technology, something he wanted to incorporate into the build. Lastly was the desire for the home to have that Old World flare but with all the modern conve-niences. The result: “We put a windmill on the property for electricity,” Bozzone offered. “And we did ground source heat pumps for the HVAC (heating- ventilation-air conditioning) system, which uses in-floor, water-to-water heat.” Twenty-six wells were drilled on the property, each 20 feet deep, with tubing dropped down and routed into the home for purposes of heating and cooling. “Some people may only want radiant heating in a bathroom,” he said. “We did it throughout the entire home.” To accomplish the charm they sought, Perkins fashioned the window sills in the home from materials found in an old downtown Pittsburgh building. Likewise, he took trees from the property to fash-ion tables and interior doors. “He even experimented with several types of stone until we settled on one,” Bozzone added, some of which were included in a few of the six fireplaces that grace the home, all supporting the integrity of the French Country style.

One of Perkins’ hallmarks is his use of stone and slate, expertly shaped by his bevy of stone masons, some of whom have been with him for more than 20 years. Nor would it be unusual to spy Perkins


“We strive to be the best in the market

in terms of quality,” Perkins said. “We

have an organized system of checks

and we also offer a one-year warranty, but we truly stand behind our work.”


scouring the countryside, looking for old buildings, farms or abandoned properties in his search for interesting, usable stone and other materials for his clients. “If I see an old barn, I knock on the [owner’s] door,” he offered. “We’ve torn down sev-eral barns or bought free-standing founda-

tions I’ve discovered through my travels.” All of which served as materials he may use to achieve just the right look and feel for particular clients. Also among his repertoire is the use of copper, hand-hewn beams, detailed trim work and more while enjoying access to and experience with a

wide range of specialty suppliers.Perkins general approach to home build-ing is to build a client’s home “as if it were my house.” Always seeking to maintain high quality, he has become a master of combining the more traditional look with all the modern amenities that many people


Images courtesy of Shea and Simone Architects.


“I would recommend Pete to others,” he continued. “We journeyed through

this process and now, I consider him to be one of my better friends. Building a home at times can be an agonizing

process but he’s as easy going as it gets.”


Images courtesy of Shea and Simone Architects.


want. To that end, Perkins refurbished a log cabin out-building on Bozzone’s prop-erty after Bozzone convinced his wife of the value of the renovation. “Pete restored it as close to its original state as possible,” he said. Today, the cabin stands as a haven for periodic male camarade-rie among Bozzone’s friends

away from the bustle of the main house. “I would recommend Pete to others,” he continued. “We journeyed through this process and now, I consider him to be one of my better friends. Building a home at times can be an agonizing process but he’s as easy going as it gets.”

Reputation and attention to detail may be what captured the hearts and minds of Ste-ven and Janet Hellberg, who began con-struction of their home in 2004. “Growing up, I knew who Pete was and as young married couples, we developed a friend-

ship,” Steve Hellberg said. “My wife and I knew other friends for whom he had built an addition and we loved his style, some-thing we didn’t see much of in Pittsburgh.” The couple also admired an addition he had done for them early on and when the Hellbergs purchased property in Sarver, Pa., they turned to their friend for the home build. Finding their 60 acre plot of land with “great potential”, the home they wanted to build was “right up Pete’s al-ley.” Janet Hellberg, co-owner of a small interior design company in Fox Chapel, yearned for a traditional stone country manor, with clapboard sections that gave the appearance of an addition to the home. “Our greatest compliment is when people say ‘How old is this house,’” she said. With its used slate roof and other older products, the home design echoes an original farmhouse one might see in Penn-sylvania or Virginia but with all current amenities including whole house radiant heat. “In an old home, you wouldn’t see heating vents or radiators, which we do not

have,” noted Steve Hellberg. The family room boasts flagstone flooring underfoot with old hand hewn beams from an Amish farm house supporting the ceiling, giving the room a comfortable, inviting feel, one that exemplifies the livability of the entire home. On cold winter evenings, the floor-to-ceiling stone fireplace, one of three in the residence, spreads warmth with its oversized 5 foot by 4 foot arched opening with a keystone at its center and a hearth stone “stolen from my wife’s garden.” As is typical of Perkins’ stone masons, each stone in the fireplace was pointed with a pick ax for an authentic, rustic look. “We saw a stone mantle in a magazine and his stone masons replicated it for us,” he added. Given her design background, Ja-net Hellberg worked closely with Perkins to achieve the “old farmhouse” look the couple desired. “There was an old, origi-nal farmhouse on the property and when it was torn down, the stone foundation re-mained,” she explained. “Pete and I used this stone in the front hall walls of the house, furthering the kind of appearance we wanted.” And Perkins welcomed her involvement. “He was really receptive to my involvement and I kept one step ahead of him,” she noted. “He is very well expe-rienced in building and, as long as we kept giving him the information he needed, he kept things moving along,” Steve Hellberg added. The couple also credit his group of subcontractors who were easy to work with and accessible. “He definitely has a lot of good contacts,” Janet Hellberg said. “If you want to get something ‘crazy’ done, he knows where to go and how to get it done.”

“For the project we undertook and to do it in the time period we wanted with the high quality that we received really says a lot about him,” Steve Hellberg concluded. “He’s a premiere builder who is unique. You can expect a lot … and he’ll deliver.” Summing up their experience: “We’ve done a lot of renovations in our lives, and he’s invaluable.” NH


43 CityofPittsburgh

43 AlleghenyCounty

46 BeaverCounty

47 ButlerCounty

48 WashingtonCounty

49 WestmorelandCounty

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151 First Side�Downtown PittsburghCondominiumsPriced from: $500,000School district: City of PittsburghAgency: 151 First Side 412-586-5970151firstside.com Angel’s ArmsSouthsideCondominiumsPriced from: $199,900School district: City of PittsburghAgency: Northwood Realty Services412-367-3200

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Bedford HillCity of Pittsburgh, HomewoodSingle-family homesPriced from: $130,000School district: City of PittsburghAgency: Northwood Realty412-367-3200northwood.com

Columbus SquareNorth SideSingle familyPriced from: $179,000to $289,000School district: City of PittsburghAgency: Fourth River Development LLC412-231-4444ColumbusSquarePittsburgh.com

Federal HillCity of Pittsburgh/ NorthsideTownhomesPriced from: $140,000School district: City of PittsburghAgency: S & A Realty412-364-2626

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Hilltop Housing InitiativeBeltzhooverSingle-family homesPriced from: $89,900School district: City of PittsburghAgency: Northwood Realty 412-367-3200northwood.com

Riverside MewsCity of Pittsburgh/South SideContemporary townhomesPriced from: $449,000School district: City of PittsburghAgency: One80 Real Estate Services LLC412-318-4139one80res.com Summerset at Frick Park��City of Pittsburgh/ Squirrel Hill Traditional NeighborhoodDevelopment �Single-family homes,duplexes, townhomes, condominiums, apartmentsPriced from: $300,000School district: City of PittsburghAgency: Summerset Land Development Associates 412-420-0120summersetatfrickpark.com Sweetbriar VillageCity of Pittsburgh/Mt. WashingtonTownhomesPriced from: $240,000School district: City of PittsburghAgency: Coldwell Banker Real Estate412-521-2222liveatsweetbriarvillage.com

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Washington’s LandingCity of PittsburghContemporary TownhousesPriced from: $345,000School district: PittsburghAgency: RE/MAX Select Shadyside724-933-6300 X110 Windom Hill Place�City of Pittsburgh/South Side�Contemporary townhomes - condoPriced from: $699,000School district: City of PittsburghAgency: One80 Real EstateServices LLC412-318-4139one80res.com Wylie Ave. HomesEast Allegheny /Hill DistrictSingle-family homesPriced from: $140,000School district: City of PittsburghAgency: Northwood Realty 412-367-3200northwood.com

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Autumn WoodsMoon TownshipCustom single-family homesPriced from: $330,000School district: Moon AreaAgency: S&A Realty412-276-0422sahomebuilder.com

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Hunters FieldsJefferson Hills BoroughSingle-family homesPriced from: $200,000School district: West Jefferson HillsAgency: Maronda Homes, Inc412-405-9470www.marondahomes.com

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The Isles at The HighlandsPlum BoroughPatio and townhomesPriced from: $199,900 School district: PlumAgency: Howard Hanna Real Estate Services 724-327-5161howardhanna.com

Jefferson EstatesJefferson BoroughCarriage homesPriced from: $199,000Agency: Coldwell Banker Real Estate Services 412-655-0400pittsburghmoves.com/jeffersonestates

Lake MacLeodPine TownshipSingle-family homesPriced from: $750,000School district: Pine-RichlandAgency: Coldwell Banker Real Estate Services412-487-0500 or 412-366-1600lakemacleod.com Lenox PlaceFinley TownshipVillas and townhomesPriced from: $211,900School district: West AlleghenyAgency: Prudential Preferred Realty412-262-4630prudentialpreferredrealty.com

The Links at Deer RunWest Deer�Golf course community,carriage homesPriced from: $199,900School district: Deer LakesAgency: Prudential Preferred Realty 724-776-3686prudentialpreferredrealty.com

Long RidgeKennedy TownshipSingle-family homesPriced from: $220,000School district: MontourAgency: Ryan Homes412-771-1456ryanhomes.com

Long RidgeKennedy TownshipSingle-family homesPriced from: $202,000School district: MontourAgency: Maronda Homes, Inc412-458-0678www.marondahomes.com


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LongvueRoss TownshipComing Spring 2014Agency: Ryan Homes724-249-6835ryanhomes.com

Madison Woods�Moon/CrescentTownship�Custom single-family homesPriced from: $350,000 School district: Moon AreaAgency: Prudential Preferred Realty 412-262-4630prudentialpreferredrealty.com

The ManorMcCandlessCustom single-familyPriced from: $575,000School district: North AlleghenyAgency: RE/MAX Select Realty724-779-7072ManorCustomHomes.com The Manor at HartwoodIndiana TownshipSingle-family homesPriced from: $900,000 School district: Fox ChapelAgency: Howard Hanna Real Estate Services 412-963-6300howardhanna.com

McCandless CrossingMcCandless TownshipTownhomesPriced from: $260,000School district: North AlleghenyAgency: Ryan Homes412-852-0677ryanhomes.com McCormick Farms Moon/Crescent Township Custom single-family homesPriced from: High $400’s School district: Moon AreaAgency: Prudential Preferred Realty 412-262-4630prudentialpreferredrealty.com

McCormick FarmsRobinson TownshipSingle-family homesPriced from: $240,000School district: MontourAgency: Maronda Homes, Inc412-788-3646www.marondahomes.com

The Meadows at HamptonHampton TownshipFirst floor living homesPriced from: $399,000School district: HamptonAgency: RE/MAX Select Realty724-779-7070MeadowsAtHampton.com

NevillesideCollier TownshipCarriage homesPriced from: $290,000School district: Chartiers ValleyAgency: Ryan Homes724-693-8140ryanhomes.com

NewburySouth FayetteCarriage homes and single-family homesPriced from: $300,000 carriage, $370,000 single-familySchool district: South FayetteAgency: S&A Realty724-272-9716sahomebuilder.com

NewburySouth Fayette TownhomesPriced from: $280,000School district: South FayetteAgency: Heartland Homes724-871-0175HeartlandLuxuryHomes.com

Noble WoodsMoon TownshipTownhomesComing Soon!School district: Moon AreaAgency: Ryan Homes412-595-8292ryanhomes.com

North Park ManorPine TownshipSingle-family HomesPriced from: $600,000School district: Pine RichlandAgency: Coldwell Banker Real Estate Services412-366-1600pittsburghmoves.com/northparkmanor

Oakridge EstatesHarrison TownshipTownhomes and single-family homesPriced from: $140,000, $170,000 single-familySchool district: HighlandAgency: Maronda Homes, Inc724-895-3876www.marondahomes.com

Oakwood HeightsWest Deer TownshipSingle-family homesPriced from: $219,900 School district: Deer Lakes Agency: Coldwell Banker Real Estate Services 724-776-2900pittsburghmoves.com/oakwoodheights

Oakwood HeightsWest Deer TownshipSingle-family homesPriced from: $280,000School district: Deer LakesAgency: S&A Realty724-352-5006sahomebuilder.com

Paragon PlaceRobinson TownshipCustom estate homesPriced from: $500,000School district: MontourAgency: Paragon Homes412-787-8807VisitParagonHomes.com

Park PlaceIndiana TownshipSingle-family homesPriced from: $750,000School district: Fox ChapelAgency: Howard Hanna Real Estate Services 412-963-6300howardhanna.com

Parkview EstatesRichland Township�Single-family homesPriced from: $310,000 School district: Pine-RichlandAgency: Ryan Homes724-444-3177ryanhomes.com

PinecrestPine TownshipSingle-family homesPriced from: $430,000School district: Pine-RichlandAgency: Heartland Homes724-871-1702HeartlandLuxuryHomes.com

Prestley HeightsCarnegieTownhomesPriced from: $140,000Agency: Ryan Homes412-595-8292ryanhomes.com

Private AcreageSouth FayetteSingle-family homesPriced from: $300,000School district: South Fayette Agency: Paragon Homes412-787-8807VisitParagonHomes.com Raintree ManorHampton Township TownhomesPriced from: $225,000School district: HamptonAgency: Minnock Construction Company412-366-4770

Raintree ManorHampton Township TownhomesPriced from: $210,000School district: HamptonAgency: Heartland Homes724-871-1710HeartlandLuxuryHomes.com

Reddington PlacePine TownshipSingle-family homesPriced from: $600,000School district: Pine-RichlandAgency: Prudential Preferred Realty412-367-8000prudentialpreferredrealty.com The Reserve at Fox ChaseFox Chapel Area�Patio and carriage homesPriced from: $299,900School district: Allegheny Valley Agency: Dennis Associates412-828-7606

The Ridge at ManorPine TownshipSingle-family homesPriced from: $850,000School district: Pine-RichlandAgency: Howard Hanna Real Estate Services724-772-8822howardhanna.com

Ridge ForestFranklin ParkSingle-family homes and townhomes Priced from: $340,000 single-family, $220,000 townhomesSchool district: North AlleghenyAgency: Ryan Homes724-933-3162 singles724-934-5822 townhousesryanhomes.com

The Rivers Edge at OakmontOakmontSingle-family, duplexes, condomini-ums and apartmentsPriced from: $399,900School district: RiverviewAgency: Howard Hanna Real Estate Services412-427-0654howardhanna.com

Sangree FarmsRoss TownshipCustom single-family homesPriced from: $500,000School district: North HillsAgency: Minnock Real Estate Services412-369-7253

SeabrightNorth Fayette TownshipSingle-family homesPriced from: $190,000School district: West AlleghenyAgency: Maronda Homes, Inc412-874-9764www.marondahomes.com

Sewickley Heights ManorAleppo TownshipCustom single-family homesPriced from: $300,000School district: Quaker ValleyAgency: Minnock Construction Company412-366-4770

Silver PinesPine Richland TownshipsSingle-family homesPriced from: $850,000School district: Pine RichlandAgency: Howard Hanna Real Estate Services412-934-3400

Stafford ParkRobinson TownshipSingle-family homesPriced from: $350,000School district: MontourAgency: Heartland Homes724-871-1734HeartlandLuxuryHomes.com

StonebridgeHampton TownshipSingle-family and estate homesPriced from: $480,000School district: HamptonAgency: Heartland Homes724-871-1708HeartlandLuxuryHomes.com

StonebridgeHampton TownshipSingle-family homes, carriage homes Priced from: $500,000 single-family homes; $289,000 Custom carriage homesSchool district: HamptonAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Sturbridge CourtWexford/Franklin ParkSingle-family homesPriced from: $550,000School district: North AlleghenyAgency: Howard Hanna Real Estate Services 412-772-8822howardhanna.com

Summerfield at North ParkPine TownshipSingle-family homesPriced from: $950,000School district: Pine-RichlandAgency: Achieve Realty, Inc.724-933-1980 X667 The SummitMarshall TownshipSingle-family homesPriced from: $800,000School district: North AlleghenyAgency: Coldwell Banker Real Estate Services 412-366-1600pittsburghmoves.com/thesummit

Traditions of America atSewickley RidgeOhio TownshipSingle-family homes, 55+Priced from: mid $200,000School district: AvonworthAgency: Traditions of America412-534-4232SewickleyLiving.com

Tuscany RidgeCollier TownshipSingle-family homesPriced from: $215,000School district: Chartiers ValleyAgency: Maronda Homes, Inc412-200-2781www.marondahomes.com

Venango TrailsMarshall TownshipTownhomesPriced from: $270,000School district: North AlleghenyAgency: Heartland Homes724-871-1720HeartlandLuxuryHomes.com

Venango TrailsMarshall TownshipCarriage Homes and single-family homes$330,000 carriage homes, $370,000 single-familySchool district: North AlleghenyAgency: S & A Realty724-778-3322sahomebuilder.com

Venango TrailsMarshall TownshipSingle-family homesPriced from: $430,000School district: North AlleghenyAgency: Brennan Builders724-865-2929Brennanbuilders.com

Village at Camp TreesPine TownshipSingle-family and estate homesPriced from: $480,000School district: Pine RichlandAgency: Heartland Homes724-949-0079HeartlandLuxuryHomes.com

Deerfield RidgeSouth FayetteLots Now SellingLarge 1/3 to 1/2 acre lotsUnique Home Designs • Custom Builder Quality

Voice: 412-787-8807email: [email protected]

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Village At Marshall RidgeMarshall Township�TownhomesPriced from: $220,000School district: North AlleghenyAgency: Ryan Homes724-933-4030ryanhomes.com

Village at PinePine Township�TownhomesPriced from: $240,000School district: Pine-RichlandAgency: Ryan Homes 724-940-4051ryanhomes.com

Villages at Neville ParkCollier Township�TownhomesPricing coming soon School district: Chartiers ValleyAgency: Ryan Homes 412-595-8292ryanhomes.com

Vineseian PlaceWilkins Township�Single-family, single level living, quite cul-de-sac neighborhoodPriced from: $375,000School district: Woodland HillsAgency: One80 Real Estate Services412-318-4139one80res.com

Walkers RidgeCollier TownshipSingle-family homesPriced from: $270,000 School district: Chartiers ValleyAgency: Paragon Homes412-787-8807VisitParagonHomes.com

Washington SquareJefferson Hills BoroughSingle-family homesPriced from: $230,000School district: West Jefferson HillsAgency: Ryan Homes724-945-3586ryanhomes.com

Waterford PlaceMcCandless TownshipSingle-family homesPriced from: $330,000Agency: Ryan Homes412-852-0677

Whispering CreekHampton TownshipCustom single-family homesPriced from: $450,000School district: HamptonAgency: Century 21 Town & Country Real Estate Services724-779-2101PghPropertyOnline.com

Willow FarmsFox Chapel BorouthSingle-family homesPriced from:$1,200,000School district: Fox Chapel AreaAgency: Coldwell Banker Real Estate Services412-963-7655www.pittsburghmoves.com/WillowFarms

Wiltshire EstatesMoon TownshipTownhomesPriced from: $150,000School district: Moon AreaAgency: Maronda Homes, Inc412-474-3529www.marondahomes.com

Wood Creek ManorFindlay TownshipTownhomes and carriage homesPriced from: $160,000School district: West AlleghenyAgency: Maronda Homes, Inc412-474-3529www.marondahomes.com

Woods of SewickleySewickley HillsCustom single-family homes Priced from: $420,000 School district: Quaker ValleyAgency: S&A Realty 724-538-5001sahomebuilder.com

BEAVER COUNTY

Ashley RidgeBrighton TownshipSingle-family homesPriced from: $220,000School district: Beaver AreaAgency: Ryan Homes412-771-1456ryanhomes.com

Aspen FieldBrighton TownshipSingle-family homesPriced from: $200,000School district: BeaverAgency: Maronda Homes, Inc412-287-6256www.marondahomes.com

Barclay Hill EstatesBrighton TownshipVillasPriced from: $226,900School district: Beaver AreaAgency: Prudential Preferred Realtyprudentialpreferredrealty.com

Goldenrod Meadows�North Sewickley TownshipSingle-family homesPriced from: $250,000School district: RiversideAgency: Howard Hanna Real Estate Services 7224-775-5700howardhanna.com

Hickory WoodsChippewa TownshipSingle-family homesPriced from: $270,000School district: BlackhawkAgency: Coldwell Banker Real Estate Services724-776-2900www.pittsburghmoves.com/HickoryWoods

Seven OaksBrighton Township�Golf-course community with single-family custom homes and carriage homesPriced from: $229,900School district: Beaver AreaAgency: Prudential Preferred Realty724-776-3686prudentialpreferredrealty.com

Shenango WoodsChippewa TownshipSingle-family homes Priced from: $210,000 School district: BlackhawkAgency: Ryan Homes 412-771-1456ryanhomes.com

Sweet BrierHopewell TownshipSingle-family homesPriced from: $180,000School district: HopewellAgency: Maronda Homes, Inc412-287-6256www.marondahomes.com

Traditions of America at Liberty Hills�New SewickleyTownship/ Economy Borough55+ Lifestyle Living/ Single-family and garden homes/ Maintenance FreePriced from: $200,000s Agency: Traditions of America724-869-5595TraditionsofAmerica.com The Village at Timberwood TraceChippewa TownshipCarriage homesPriced from: $155,900 School district: Blackhawk Agency: Howard Hanna Real Estate Services 724-775-5700howardhanna.com

Villas of EconomyEconomy BoroughCondos, Townhomes and Single-family homesPriced from: $249,900School district: Ambridge AreaAgency: Coldwell Banker Real Estate Services412-366-1600pittsburghmoves.com/villasofeconomy

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Whispering PinesEconomy BoroughSingle-family homesPriced from: $190,000School district: Ambridge AreaAgency: Maronda Homes, Inc412-287-6256www.marondahomes.com Woodbridge VillasCenter TownshipTownhomes or condosPriced from: $175,900School district: Center Area Agency: Howard HannaReal Estate Services 724-775-5700howardhanna.com

BUTLER COUNTY

Amherst VillageAdams TownshipPriced from: $310,000Agency: Ryan Homes724-625-2073

BelleVue ParkCranberry TownshipTraditional and estate single family homesPriced from: $300,000School district: Seneca ValleyAgency: Prudential Preferred Realty724-776-3686

Blackberry HeightsAdams TownshipSingle-family homesPriced from: $270,000School district: Mars AreaAgency: Ryan Homes724-898-1800ryanhomes.com

BlackthornPenn Township�Single-family home sites/Single-family homesPriced from: $66,000/$379,900School district: South ButlerAgency: Northwood Realty 724-282-1313northwood.com

Blossom RidgeButler TownshipSingle-family homesPriced from: $300,000School district: ButlerAgency: Coldwell Banker Real Estate Services724-776-2900www.pittsburghmoves.com/BlossomRidge

BrookstoneAdams TownshipSingle-family homesPriced from: $280,000School district: Mars AreaAgency: S&A Realty724-778-3322sahomebuilder.com

Carriage ManorCranberry TownshipSingle-family homesPriced from: $700,000School district: Seneca ValleyAgency: Coldwell Banker Real Estate Services 724-776-2900 pittsburghmoves.com/carriagemanor

Chatham Court�Adams Township�Luxury paired villasPriced from: $599,900School district: Mars Area Agency: Prudential Preferred Realty 724-776-3686prudentialpreferredrealty.com

Cherrywood SpringsCenter Township�Single-family log homes.5 to 10 acre lotsSchool district: Butler AreaAgency: Northwood Realty 724-282-1313northwood.com

Ehrman FarmsCranberry TownshipSingle-family homesPriced from: $600,000 School district: Seneca Valley Agency: Howard Hanna Real Estate Services 724-452-1150howardhanna.com

FoxmoorCranberry TownshipTownhomesPriced from: $220,000School district: Seneca ValleyAgency: S & A Realty724-538-5001sahomebuilder.com

Foxwood EstatesCranberry TownshipSingle-family homesPriced from: $850,000School district: Seneca ValleyAgency: Coldwell Banker Real Estate Services412-366-1600pittsburghmoves.com/foxwoodestates

Franklin CrossingCranberry TownshipSingle-family homesPriced from: $430,000School district: Seneca ValleyAgency: Heartland Homes724-949-0079HeartlandLuxuryHomes.com

Fulton CriossingAdams TownshipSingle-family homesPriced from: $470,000School district: HamptonAgency: Mars Area724-949-0079HeartlandLuxuryHomes.com

The GablesAdams TownshipCarriage HomesSchool district: Mars AreaAgency: Howard Hanna Real Estate Services724-934-3400howardhanna.com

The Gables at Brickyard HillAdams TownshipCustom carriage homesPriced from: $300,000School district: Mars AreaAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Georgetown SquareCranberry TownshipTownhomes and carriage homesPriced from: $250,000School district: Seneca ValleyAgency: Georgetown Square Associates412-366-4770 Indian MeadowAdams Township�Custom single-family homesPriced from: $600,000School district: Mars Area Agency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com Kings RidgeAdams TownshipComing Summer 2014Agency: Ryan Homes724-249-6835ryanhomes.com

LakeviewAdams TownshipTownhomesPriced from: $245,000School district: Mars AreaAgency: Howard Hanna Real Estate Services724-934-3400howardhanna.com

Leslie FarmsConnoquenessing BoroughSingle-familyPriced from $200,000School District: ButlerColdwell Banker Real Estate Services724-776-2900Pittsburghmoves.com/LeslieFarms

Leslie FarmsConnoquenessing BoroughSingle-family homesPriced from: $190,000School district: Butler AreaAgency: S & A Realty724-538-5001sahomebuilder.com

Madison HeightsCranberry TownshipCustom single-family homesPriced from: $700,000School district: Seneca ValleyAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Marshall HeightsCranberry TownshipSingle-family homesPriced from: $250,000School district: Seneca ValleyAgency: Maronda Homes, Inc724-538-3911www.marondahomes.com

Meadow RidgeForward TownshipSingle-family homesPriced from: $250,000School district: Seneca ValleyAgency: S&A Realty724-538-5001sahomebuilder.com

Meadow RidgeForward TownshipSingle-family homesPriced from: $250,000School district: Seneca ValleyAgency: Coldwell Banker Real Estate Services724-776-2900pittsburghmoves.com/meadowridge

Meredith Glen EstatesAdams Township�Custom single-family homesPriced from: $850,000School district: Mars AreaAgency: Prudential Preferred Realty 724-776-3686prudentialpreferredrealty.com

Myoma Woods�Adams Township� Single-family homesPriced from: $410,000School district: Mars AreaAgency: Heartland Homes 724-871-1700 HeartlandLuxuryHomes.com

Mystic Ridge�Cranberry Township�Single-family homesPriced from: $450,000School district: Seneca ValleyAgency: Heartland Homes 724-871-1716HeartlandLuxuryHomes.com

Oak TracePenn and Butler TownshipsSingle-family homesPriced from: $350,000School district: South ButlerAgency: Coldwell Banker Real Estate Services724-776-2900www.pittsburghmoves.com/OakTrace

The OaksBuffalo TownshipSingle-family homesPriced from: $350,000Agency: Northwood Realtynorthwood.com

The OaksBuffalo TownshipSingle-family homesPriced from: $299,900School district: Freeport AreaAgency: Coldwell Banker Real Estate Services 412-366-1600 homesattheoaks.com

Park Place Cranberry Township�TownhomesPriced from: $210,000School district: Seneca ValleyAgency: Ryan Homes 724-778-9946

Park Place Cranberry Township�Traditional neighborhood development single-family homes, townhomes, condos, rentals, retailPriced from: $350,000School district: Seneca ValleyAgency: Northwood Realty 724-776-1863

Plantation at Saxonburg Clinton Township�Single-family and carriage homes Carriage homes priced from $180,000’sSchool district: South ButlerAgency: S&A Realty 724-352-5006sahomebuilder.com

PlantationsLancaster TownshipSingle-family homesPriced from: $410,000School district: Seneca ValleyAgency: Brennan Realty724-687-9097

The Pointe At Adams RidgeAdams Township�TownhomesPriced from: $210,000School district: Mars AreaAgency: Ryan Homes724-776-5610ryanhomes.com

Poplar ForestSlippery Rock BoroughSingle-family homesPriced from: $250,00025 lots from.6 to 5 acresAgency: Northwood Realtynorthwood.com

The Preserve WestCranberry TownshipCustom single-family homesPriced from: $550,000School district: Seneca ValleyAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Redmond PlaceCranberry TownshipCustom carriage homesPriced from: $370,000School district: Seneca ValleyAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Sarvers MillBuffalo TownshipSingle-family homesPriced from: $230,000School district: Freeport AreaAgency: S&A Realty724-352-5006sahomebuilder.com

Seaton Crest Adams TownshipSingle-family homesPriced from: $350,000School district: Mars AreaAgency: S&A Realty724-625-0050sahomebuilder.com Shadow CreekCranberry TownshipCustom single-family homesPriced from: $500,000School district: Seneca ValleyAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com


Shady Lane FarmsCenter Township�Custom single-family homesPriced from: $300,000 School district: Butler AreaAgency: Prudential Preferred Realty 724-283-0005prudentialpreferredrealty.com

Shannon Mills�Connoquenessing TownshipSingle-family homesPriced from: $299,000School district: Butler AreaAgency: Howard Hanna Real Estate Services 724-282-7903howardhanna.com

Taylor RidgeAdams TownshipSingle-family estate homesPriced from: $420,000School district: Mars AreaAgency: Ryan Homes724-625-2073ryanhomes.com

Timber RidgeLancaster TownshipSingle-family-homesPriced from: $450,000School district: Seneca ValleyAgency: Brennan Builders724-687-9097

TimberleeConnoquenessing TownshipSingle-family-homesPriced from: $300,000School district: Butler AreaAgency: Brennan Builders724-865-2929Brennanbuilders.com.com

Timberlee FarmsConnoquenessing TownshipSingle-family-homesPriced from: $300,000School district: Butler AreaAgency: Brennan Realty724-687-9097

Village at Camp TreesAdams TownshipSingle-family and estate homesPriced from: $520,000School district: Mars AreaAgency: Heartland Homes724-949-0079HeartlandLuxuryHomes.com

The Village at TreesdaleAdams TownshipCustom carriage homesPriced from: Mid-$300’sSchool district: Mars AreaAgency: Howard Hanna RealEstate Services412-687-0157howardhanna.com

The Village at TreesdaleAdams TownshipCarriage HomesPriced from: $350,000School district: Mars AreaAgency: Brennan Builders724-865-2929Brennanbuilders.com

The Vineyards at Brandywine�Connoquenessing Township�Custom single-family homesPriced from: $240,000School district: Butler Area Agency: S&A Realty724-538-5001sahomebuilder.com

Village of Harmony JunctionJackson TownshipTownhomesPriced from: $150,000School district: Seneca ValleyAgency: Maronda Homes, Inc724-538-3911www.marondahomes.com

Vista RidgeAdams TownshipCustom Single-family homesPriced from: $350,000School district: Mars AreaAgency: S&A Realty724-625-0050sahomebuilder.com

Wakefield Estates�Cranberry Township�Custom single-family homesPriced from: $525,000School district: Seneca ValleyAgency: Prudential Preferred Realty724-776-3686prudentialpreferredrealty.com

Walkers Ridge�Worth Township�FarmlettesPriced from: $74,900School district: Slippery RockAgency: Northwood Realty724-458-8800northwood.com

Weatherburn HeightsMiddlesex TownshipSingle-family homesPriced from: $310,000School district: Mars AreaAgency: Ryan Homes724-898-0010ryanhomes.com

Wilsons RidgeSingle-family homesPriced from: $210,000School district: Seneca ValleyAgency: Maronda Homes, Inc724-538-3911www.marondahomes.com

WinterwoodButler SouthwestSingle-family homesPriced from: $300,000Six wooded lots availableAgency: Northwood Realtynorthwood.com

Wyncrest EstatesButler TownshipSingle-family homesPriced from: $250,000School district: Butler AreaColdwell Banker Real Estate Services412-366-1600pittsburghmoves.com/wyn-crestestates

WASHINGTON COUNTY

Alto PianoCecil TownshipCustom single-family homesPriced from: $500,000School district: Canon-McMillanAgency: Prudential Preferred Realty 724-941-3000prudentialpreferredrealty.com

Anthony FarmsPeters TownshipSingle-family homesPriced from: $600,000Agency: Howard Hanna Real Estate Services412-276-5000howardhanna.com

Apple HillCanonsburgSingle-family homesPriced from: $190,000School district: Canon-McMillanAgency: Maronda Homes, Inc724-873-7455www.marondahomes.com

BridgeviewNorth Strabane TownshipTownhomesPriced from: $200,000School district: Canon-McMillanAgency: Howard Hanna Real Estate Services412-748-9470howardhanna.com

Brookwood ManorPeters TownshipLuxury custom estate homesPriced from: $900,000School district: Peters TownshipAgency: Century 21 Frontier Realty724-941-8680EddyHomes.com

Brookview Peters Township Carriage homesPriced from: $349,900School district: Peters TownshipAgency: Keller Williams412-831-3800

The Brookview Villas Peters TownshipCustom villa homesPriced from: $350,000School district: Peters TownshipAgency: Paragon Homes412-787-8807visitparagonhomes.com

Cameron Estates South Strabane Township Single-family and carriage homesPriced from: $240,000School district: TrinityAgency: Heartland Homes724-871-0179HeartlandLuxuryHomes.com

The Crossings Peters Township Luxury custom villa homesPriced from: $300,000School district: Peters TownshipAgency: Century 21 Frontier Realty724-941-8680EddyHomes.com

Evergreen VillagePeters TownshipVillasPriced from: $400,000School district: Peters TownshipAgency: Howard Hanna Real Estae Services724-941-8800howardhanna.com

Fair AcresUpper St. ClairCustom single-family homesPriced from: Lots, $650,000School district: Upper St ClairAgency: Prudential Preferred Realty724-833-7700prudentialpreferredrealty.com

HighcroftCecil TownshipSingle-family homesPriced from: $260,000Agency: Ryan Homes724-745-6410ryanhomes.com

Ironwood IICecil TownshipSingle-family homesPriced from: $500,000School district: Canon McMillanAgency: Heartland Homes724-871-1738HeartlandLuxuryHomes.com

Majestic Hills�North Strabane TownshipSingle-family homesPriced from: $260,000School district: Canon-McMillanAgency: Ryan Homes 724-745-6410ryanhomes.com

Meadow Ridge�Peters Township�Single-family homesPriced from: $685,900 School district: Peters TownshipAgency: Prudential Preferred Realty 412-833-7700prudentialpreferredrealty.com

Mission Hills�Cecil Township�Carriage and villa homesPriced from: $228,500School district: Canon-McMillanAgency: Epcon Homes and Communities724-223-1844epconcarriagehomes.com

Oakbrook EstatesCecil TownshipSingle-family homesPriced from: $240,000Agency: Ryan Homes724-745-5083ryanhomes.com

Old TrailPeters TownshipSingle-family homesPriced from: $460,000School district: Peters TownshipAgency: Heartland Homes724-949-0079HeartlandLuxuryHomes.com

Orchard HillPeters TownshipSingle-family homesPriced from: $310,000School district: Peters TownshipAgency: Ryan Homes412-835-1869ryanhomes.com

The Overlook at PetersPeters TownshipSingle-family homesPriced from: $450,000School district: Peters TownshipAgency: Howard HannaReal Estate Services 724-941-8800howardhanna.com

The Overlook At SouthpointeCecil TownshipSingle-family homesPriced from: $290,000School district: Canon-McMillanAgency: Ryan Homes724-745-5083ryanhomes.com

Overlook at SouthpointeCecil TownshipSingle-family homesPriced from: $390,000School district: Canon McMillanAgency: Heartland Homes724-949-0079HeartlandLuxuryHomes.com

Piatt EstatesChartiers TownshipSingle-family homesPriced from: $625,000Agency: Howard Hanna Real Estae Services724-222-6040howardhanna.com

Piatt EstatesChartiers TownshipSingle-family homesPriced from: $270,000School district: Chartiers/HoustonAgency: S&A Realty724-272-9716sahomebuilder.com

Sandy Brae MeadowsNorth Strabane TownshipTownhomesPriced from: $190,000School district: Canon-McMillanAgency: Maronda Homes, Inc724-873-7455www.marondahomes.com

Strabane ManorSouth Strabane TownshipTownhomesPriced from: $160,000School district: TrinityAgency: Maronda Homes, Inc724-229-1470www.marondahomes.com

Summerbrooke

North Strabane TownshipSingle-family homesPriced from: $360,000School district: Canon-McMillanAgency: Heartland Homes724-871-1719HeartlandLuxuryHomes.com

Summerbrooke

North Strabane TownshipSingle-family homesPriced from: $400,000School district: Canon-McMillanAgency: Howard Hanna Real Estae Services724-941-8800howardhanna.com

The SummitChartiers TownshipSingle-family homesPriced from: $190,000School district: Chartiers-HoustonAgency: Maronda Homes, Inc724-873-7455www.marondahomes.com

Timber RunCecil TownshipSingle-family homesPriced from: $230,000School district: Canon-McMillanAgency: Ryan Homes724-745-6410ryanhomes.com

Tuscany EstatesUnion TownshipTownhomes, single-family and patio-homesPriced from: $130,000$180,000 single-familySchool district: RinggoldAgency: Maronda Homes, Inc724-348-6472www.marondahomes.com

Walnut RidgeSouth Fayette TownshipSingle-family homesPriced from: $330,000School district: South FayetteAgency: Ryan Homes412-914-2031ryanhomes.com

Waterdam Farms�North Strabane TownshipCarriage homesPriced from: $300,000School district: Canon-McMillanAgency: Coldwell Banker Real Estate Services 412-833-5404 pittsburghmoves.com/waterdamfarms

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Weavertown PointeCecil TownshipTownhomesPriced from: $190,000Agency: Ryan Homes724-745-3680ryanhomes.com

Weavertown Woodlands�North Strabane TownshipCarriage homesPriced from: $300,000School district: Canon-McMillanAgency:Howard HannaReal Estate Services 724-222-6040howardhanna.com

WESTMORELAND COUNTY

Acropolis HeightsUnity Township�Custom single-family homesPriced from: $620,000 School district: Greater LatrobeAgency: Prudential Preferred Realty 724-838-3660prudentialpreferredrealty.com Allegheny WoodlandsAllegheny Township�Custom single-family and cot-tage villasPriced from: low $200,000 single-family and $180,000 cottage villasSchool district: Kiski Area Agency: Howard Hanna Real Estate Services 724-339-4000howardhanna.com

The Armory at LigonierLigonierTownhousesPriced from: $295,000School district: Ligonier ValleyAgency: Prudential Preferred Realty724-238-7600prudentialpreferredrealty.com

AugustaPenn TownshipSingle-family homesPriced from: Lots, $53,900School district: Penn-TraffordAgency: Prudential Preferred Realty724-327-0444prudentialpreferredrealty.com

Bianca RoseMurrysvilleSingle-family homesPriced from: $395,000School district: Franklin RegionalAgency: Howard Hanna Real Estate Services724-327-5161howardhanna.com

Blackthorne EstatesPenn Township�Single-family homesPriced from: $360,000School district: Penn TraffordAgency: Ryan Homes724-216-5737ryanhomes.com

Cedar HillsRostraver TownshipCondominiums and villasPriced from: $197,500School district: Belle Vernon AreaAgency: Prudential Preferred Realty724-929-7228prudentialpreferredrealty.com Cherry KnollDelmontSingle-family homesPriced from: $225.000School district: Greensburg Salem Agency: ReMax Realty412-856-2000rasnoznik.net

Cherry Wood EstatesMt. Pleasant Township�Custom single-family homesPriced from: $225,000 School district: Mount PleasantAgency: Prudential Preferred Realty 724-838-3660prudentialpreferredrealty.com Everview EstatesLigonier TownshipSingle-family homesPriced from: $299,900School district: Ligonier ValleyAngency: Howard Hanna Real Estate Services724-832-2300 Foxtail Court at Rolling RidgeMurrysville�Single-family homesPriced from: $600,000 School district: Franklin RegionalAgency: Howard Hanna Real Estate Services 724-327-5161howardhanna.com

Glenn AireUnity Township�Custom single-family homes Priced from: $350,000 School district: Greater LatrobeAgency: Prudential Preferred Realty 724-838-3660prudentialpreferredrealty.com

Greenfield EstatesUnity Township�Custom single-family homesPriced from: $250,000 School district: Greater LatrobeAgency: Scalise Real Estate 724-539-3525

Hampton Heights(Formerly Carradam Golf Course)North Huntingdon TownshipOne acre homesitesPriced from: $400,000School district: NorwinAgency: RWS Custom Homes724-861-0571rwscustomhomes.com

Harrington Way at WendoverHempfield TownshipSingle-family homesPriced from: $249,900School district: Hempfield AreaAgency: Northwood Realty 724-327-5600northwood.com

Hawk ValleyAllegheny TownshipTownhomesPriced from: $120,000School district: Kiski AreaAgency: Maronda Homes, Inc724-895-3876www.marondahomes.com

Laurel View Place�Derry Township�Single-family lotsPriced from: $49,900School district: Derry AreaAgency: Northwood Realty Services724-537-0110northwood.com

Lincoln HillsNorth Huntington TownshipSingle-family homes, townhomes and grand villasPriced from: mid-$300,000 Single-family, $239,900 townhomesand $289,900 grand villasSchool district: NorwinAgency: RWS Custom Homes724-861-0571rwscustomhomes.com

Lindwood CrestHempfield TownshipPatio homesPriced from: $189,900School district: Hempfield AreaAgency: Howard Hanna Real Estate Services724-832-2300howardhanna.com

Mallard LandingMurrysville�Single-family homesPriced from: $470,000 School district: Franklin RegionalAgency: Howard Hanna Real Estate Services 724-327-5161howardhanna.com

Marquis PlaceMurrysvilleLuxury condominiumsPriced from: $275,000School district: Franklin Regional Agency: Kacin Companies, Inc.724-327-7700

Meadowlane Farm EstatesHempfield TownshipSingle-family homesPriced from: $220,000School district: Hempfield AreaAgency: Ryan Homes724-216-5737ryanhomes.com

Meadowlane HeightsHempfield TownshipSingle-family homesPriced from: $180,000’sSchool district: Hempfield AreaAgency: S & A Realty724-872-8403sahomebuilder.com

NorthpointeHempfield Township�Custom single-family homesPriced from: $270,000 School district: Hempfield Area Agency: Prudential Preferred Realty724-838-3660prudentialpreferredrealty.com

Palmer PlaceUnity TownshipCustom single-familyPriced from: $650,000 School district: Greater LatrobeAgency: Prudential Preferred Realty 724-838-3660prudentialpreferredrealty.com Renaissance HeightsRostraver TownshipSingle-family homesPriced from: low $200,000School district: Belle Vernon AreaAgency: Maronda Homes, Inc724-872-7017www.marondahomes.com

RivendellPenn TownshipSingle-family homesPriced from: $290,000School district: Penn-TraffordAgency: S & A Realty724-872-8403sahomebuilder.com Rolling Hill FarmRostraver TownshipSingle-family homesPriced from: $180,000School district: Belle Vernon AreaAgency: S & A Realty724-872-8403sahomebuilder.com Serenity PointeMurrysvilleSingle-family homesPriced from: $500,000School district: Franklin RegionalAgency: Howard Hanna Real Estate Services 724-417-1772howardhanna.com

Siena RidgeMurrysvilleSingle-family homesPriced from : $600,000School district: Franklin RegionalAgency: Howard Hanna Real Estate Services724-327-5161howardhanna.com

SummerhillMurrysvillePatio townhomes, stacked flatsSchool district: Franklin RegionalPriced from: $249,900Agency: Howard Hanna Real Estate Services724-327-5161howardhanna.com

Victoria HighlandsUnity TownshipSingle-family homesPriced from: $290,000School district: LatrobeAgency: Bob Shuster Realty724-864-8884rwscustomhomes.com Village at FoxfieldUnity TownshipSingle-family homesPriced from: $210,000’sSchool district: Greater LatrobeAgency: S & A Realty724-872-8403sahomebuilder.com

The Village at LigonierLigonier BoroughVillasPriced from: $208,900School district: Ligonier ValleyAgency: Prudential Preferred Realty724-238-7600prudentialpreferredrealty.com

The Village at Palmer PlaceUnity TownshipCustom villasPriced from: $349,000 School district: Greater LatrobeAgency: Howard Hanna Real Estate Services724-832-2300howardhanna.com

The Village at StonegatePenn Township VillasPriced from: $324,900 School district: Penn-TraffordAgency: Prudential Preferred Realty 724-838-3660 or 724-327-0444prudentialpreferredrealty.com

Villages at TotteridgeGreensburgVillas and manor homesPriced from: Villas, $349,000 and manors, $259,000School district: Greensburg/SalemAgency: Howard Hanna Real Estate Services 724-327-5161howardhanna.com

The Villas at GrayhawkUnity Township�Villa style condominiumsPriced from: $219,850School district: Greater LatrobeAgency: Cedar Ridge Realty 724-832-3501thevillasatgrayhawk.com

The Villas of Willow EstatesNorth HuntingtonTownhomes and grand villasPriced from: $239,900 and $289,900School district: NorwinAgency: RWS Custom Homes724-861-0571rwscustomhomes.com

Weatherton Farm EstatesUnity TownshipSingle-family haomesPriced from: $250,000School district: Greater LatrobeAgency: ReMax412-856-2000rasnoznik.net Westmoreland Community ActionJeannette�Single-family homesPriced from: $75,000 School district: Jeannette CityAgency: Northwood Realty724-838-9643northwood.com

Westmoreland Community Action Reed AvenueJeannette�Single-family homesPriced from: $63,000 School district: Jeannette CityAgency: Northwood Realty724-838-9643northwood.com

Westmoreland Human OpportunitiesMonessan�Single-family homesPriced from: $70,000 School district: MonessenAgency: Northwood Realty724-838-9643northwood.com

Westwind EstatesHempfield TownshipSingle-family homesPriced from: $240,000School district: Hempfield AreaAgency: Ryan Homes724-216-5737ryanhomes.com

Willow EstatesNorth HuntingtonSingle-family homesPriced from: $270,000School district: NorwinAgency: S & A Realty724-872-8403sahomebuilder.com

The Woods of BrandywinePenn TownshipSingle-family homesPriced from: $240,000School district: Penn TraffordAgency: Ryan Homes412-793-4797ryanhomes.com

Yok Wood RidgeUnity Township�Single-family homesComing soon School district: Greater LatrobeAgency: Prudential Preferred Realty724-838-3660prudentialpreferredrealty.com W

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Customize your kitchen.Perk up the patio.

2.99%APR*

Home Equity Line of Credit

1.99Fixed rate

for 6 monthsPrime-based rate

after 6 months

%APR*

Prime - 0.26% for the life of the line.

Only a $10,000 minimum line amountMake home improvements at your convenience

Dollar Bank makes sprucing up your home more affordable. So go ahead...Liven up the living room.

Restore your roof. Shape up the siding.

To apply, visit any office or dollarbank.com.

Or, call 1-800-242-BANK

HEL174_14

��

Equal Housing Lender. Member FDIC. Copyright © 2014, Dollar Bank. Federal Savings Bank.Rate shown is accurate as of 3/1/14, subject to change without notice and isavailable only with any one of several qualifying checking accounts.Qualifying checking accounts are subject to certain terms and conditions thatmay change after account opening. Rate is fixed for the 6-month introductoryperiod. Afterward, rate is variable based on Prime and is for maximum ratiosof 80% loan-to-value and 40% debt-to income. The maximum APR is equalto the initial rate plus 10.00%. Available for first lien position and 1-4 familyowner-occupied property only. Property insurance is required. An appraisalmay be required. If required, the appraisal fee will range from $75-$400.Other closing costs will range from $270 to $430. The $50 annual fee will bewaived in the first year. Subject to Dollar Bank underwriting guidelines.

*

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