greater pittsburgh's new home magazine summer 2012

NEWHOMENEWHOMESummer 2012

Residential Real Estate in PittsburghHot Market, Handle With Care!

Finance Showing Signs

of Strength

Northern ExposureResidential Development in our Northern Communities

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Festival ofHomes 2012

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Contents

Housing’s BIG PictureNEW HOMES annual insight into Pittsburgh’s housing market. At a time when most industry experts and observers had given up on a return to normal, unexpected positive trends have emerged.

Finance, the Story of our SuccessPeople are again showing signs that they have

enough confidence in the future to invest in housing. The money is here, may the

borrowers come!

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ABOUT THE COVER

(left to right) Ron Croushore, Prudential Preferred Realty; Tom Hosack, Northwood Realty Services; George Hackett, Coldwell Banker Real Estate and Hoddy Hanna from Howard Hanna Real Estate Services discuss Pittsburgh’s residential real estate market.

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

Kevin J. [email protected]

EDITOR

Jeff Burd

GRAPHIC DESIGN

Jaimee D. Greenawalt

PRODUCTION

Carson Publishing, [email protected]

CONTRIBUTING WRITERS

Erin O’DonnellLinda Simon

CONTRIBUTING PHOTOGRAPHERS

Jan Pakler PhotographyTraditions of AmericaHeartland Homes Northwood RealtyColdwell Banker Builders Association of Metropolitan Pittsburgh

ADVERTISING SALES

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

SPECIAL THANKS

Builders Association of Metropolitan Pittsburgh, Coldwell Banker Real Estate, Dollar Bank, Heartland Homes, Hoddy Hanna, George Hackett, Ron Croushore, Tom Hosack, Prudential Preferred Realty, Northwood Realty and Howard Hanna Real Estate Services.

MORE INFORMATION

Greater Pittsburgh’s New Home is published quarterly by Carson Publishing, Inc., 500 McKnight Park Drive, Suite 506A, Pittsburgh, PA 15237; www.greaterpittsburghnewhome 412-548-3823.

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

This is the best market we’ve had in a half dozen years,” or “We’re selling houses faster than we can put them on the market.” How about “We’re 50% ahead of last year already!”

Our Housing’s BIG Picture feature contacted the BIG Four realtors, Hoddy Hanna, George Hackett, Ron Croushore and Tom Hosack to help us analyze our regional market.

First of all, it’s important to differentiate between the “housing market” and the market for houses in Greater Pittsburgh. Throughout the mortgage and financial crisis, conditions for new and existing homes in southwesten Pennsylvania showed very little similarities (thankfully) to the massive problems that most major markets endured. That said, there are some common threads that link all markets and therefore had a negative impact on home sales and residential construction in Pittsburgh.

On our local home front, however, improving market conditions have been a reality for more than a year! Read what these realtors have to say and some of the data on the first months of 2012 to verify these good feelings about our market. Thus far, the numbers support this upbeat outlook.

Also in this issue of NEW HOME, you will see how increased consumer confidence and improved jobless claims help builders and real estate agents rejoice. Our financial community weigh in on these factors and how they affect our ability to buy, borrow and sell.

Year in and year out, discover why Pittsburgh’s northern communities are among the most active in home sales and construction. Municipalities like Cranberry and Adams Townships, Franklin Park and Pine Township continue to show why the North Hills has been the strongest housing sub-market since the early 1990’s.

Enjoy your Summer and remember; Before you buy, build or remodel, GreaterPittsburgh’s NEWHOME is a must read!

Kevin J. Gordon

What’s Working Welland Why

6 GREATER PITTSBURGH’S NEW HOME | Summer 2012

HOUSING’SBIG

PICTURELike a phoenix r i s ing f rom the ashes of

subpr ime mortgage and forec losure , the

hous ing market i s beg inn ing to soar aga in .

Wel l , perhaps the phoenix ana logy i s overdone.

And soar ing might be a b i t more than a s l ight

exaggerat ion. But , a t a t ime when most

industry experts and observers had g iven up a

return to normal for the hous ing market some

unexpected pos i t i ve t rends have emerged.



First of all, it’s important to differentiate between the “housing market” and the market for houses in

metropolitan Pittsburgh. Throughout the mortgage and financial crises, the conditions for new and existing homes in southwestern PA bore very little resemblance – thankfully – to the dire circumstances that most regional markets endured. That said, there are some common denominators that link all markets and therefore had a negative impact on home sales and residential construction in Pittsburgh, even as the economy in this region rebounded and moved back into growth mode in 2010.

Some of those common factors are pretty obvious, such as the tightening of credit standards and available mortgages or the more conservative appraisals that followed the mortgage crisis. But other problems arose during and after the recession that held back even good markets like Pittsburgh. The fear that shocked global markets in 2008 and 2009 kept consumers wary for several years, a fact that kept many people from marketing their homes when they might otherwise had wanted to move. The lower consumer confidence also kept many

potential move-up buyers in their homes longer than normal, constraining demand for the middle and upper ends of the mar-

ket. And the more depressed conditions in other regions held back relocations, as homeowners in poor markets couldn’t afford to take the losses that would have occurred when they (eventually) sold their homes.

For roughly half a year, the noise from the front lines of the nation’s residential real estate market has been decidedly better. Home values continue to bump along at multi-year lows but the most recent months have shown repeated increases in sales price nationally. Homebuilder con-fidence has also rebounded, albeit only to mediocre levels. May’s National Associa-tion of Homebuilders Housing Market Index (HMI) bounced back to 29 after a decline in April that was the first such decline in seven months. Although 29 is well below the normal market level of 50, the HMI has not been as high since May 2007. Even the most troubling result of the recession – the high number of homes in foreclosure – is showing improvement. Foreclosure filings and activity declined significantly in April, falling to a level that was lower than any month since July 2007.

On our local home front, however, improv-ing market conditions have been a reality

for more than a year. From the begin-ning of 2011, prices for homes have been up steadily, rising more than 10 percent in a number of areas throughout the seven-county metro-politan area. That trend continues into summer 2012. Similarly, sales of homes are up briskly in 2012 after a solid 2011. On the heels of a protracted tough market, few real estate professionals seemed to want to speak out about the improved conditions last year but the market is getting to be hard to ignore.

“This is the best market we’ve had in a half dozen years,” says Coldwell Banker president George Hackett. “You have to have been on vaca-tion to not be participating in what’s going on. We’re 50 percent ahead of last year already and last year was a record year.”

On our local home front, however, improving

market conditions have been a reality for more than a year. From the

beginning of 2011, prices for homes have been up steadily, rising more than 10 percent in a number

of areas throughout the seven-county metropolitan area.

The Housing Market Index is beginning to trend higher, a development that has historically preceded new construction.


What’s Working Well and Why

As Hackett indicates, the residential real estate business was actually very healthy in Southwestern PA during 2011. After a slow start to that year, the improving regional economy attracted more and more jobs and encouraged more buyers off the sidelines. By mid-year, the inventory of unsold homes was falling rapidly and home prices continued to edge upward. At year’s end, sellers of homes were getting about three percent more for their homes than sellers did in 2010 and the market has been off to the races ever since.

Ron Croushore is president of Pru-dential Preferred Realty and also serves as president of the West Penn Multi List. His take on the state of the business is positive from both perspectives.

“Our market’s going really well right now,” he says. “I see the numbers from the 13 counties [in West Penn Multi List’s territory] and sales are moving at a brisk pace all over. Sellers are getting multiple offers on properties, which is a new thing around here!” Croushore says that the good conditions aren’t confined

to Metro Pittsburgh. “I just got back from the National Association of Realtors regional meeting in Washington DC and things are picking up in a lot of regions.”

Of course realtors are by nature optimistic people so it’s worth looking at some of the data on the first months of 2012 to corrobo-rate the good feelings about the market. Thus far, the numbers support the upbeat outlook.

Results from the most recent months show a market that has moved past recovery to robust. According to research firm Real-STATS, there were 1,919 homes sold in the five county metropolitan area in April, an 11 percent increase over April 2011. The average home price also rose 11 percent. The results from May were even stron-ger, according to West Penn Multi List, which lists homes in a broader geography surrounding Pittsburgh. West Penn’s data showed a 19.6 percent increase over May 2011, with a 10.6 percent rise in price. Their May data also included the number of new listings, which fell 2.5 percent.It’s that last bit of data that is one of the keys to why the market is behaving so well – and it’s important to remember that

sustained double-digit sales and price growth is highly unusual in Pittsburgh. In addition to the swelling demand from buyers, there have been a steady or falling number of houses put on the market. When supply falls behind demand for any length of time, prices will go up. If supply lags demand sig-nificantly, meaning many more buyers than sellers, then sellers will get offers from more than one buyer. While the Pittsburgh market isn’t exactly seeing bidding wars, the incidence of multiple offers is increasing.

“It’s hard to believe that we had such an inventory of houses and now a shortage of product so quickly,” says Howard “Hoddy” Hanna III, CEO of the region’s largest realtor. “We’re now doing training classes for our agents on how to negotiate multiple offers.”

“It’s a little unbelievable. The

problem isn’t that there isn’t enough buyers; it’s that there aren’t

enough sellers.”

George Hackett, president of Coldwell Banker.

Ron Croushore, president of Prudential Preferred Realty.


All of the real estate executives point to the strength of the regional economy and its job creation, record low rates and the influx of employees working for the natural gas and energy industries as important

factors behind the growth in buyers. They also were unani-mous about what the biggest problem facing their business would be in the coming year: a shortage of homes to sell.

“It’s a little unbelievable. The problem isn’t that there isn’t enough buyers; it’s that there aren’t enough sellers,” re-marks Tom Hosack, president of Northwood Realty Services. Hosack makes the point that it’s not just a perception problem. “Five years ago there were 18,000 listings on the West Penn Multi List and today there are 12,000.”

“We’re selling houses faster than we can put them on the market. There are tons of buyers but we need more houses to sell,” explained Hackett. “Sellers need to understand that if they put their house on the market and price it right they will likely be seeing multiple offers.”

“Our sales are up 30 percent year-over-year but that could be higher if we had more inventory,” agreed Croushore.

A shorter supply is understandable. After all, Pittsburghers are generally more con-servative and word of a hot housing market would spread somewhat more slowly. But the declining inventory is a phenomenon that is approaching a year old and the nor-mal response to a seller’s market – more new construction – isn’t occurring. The lack of new construction has also been a problem for half a decade but the current market conditions need the safety valve that new homes would provide to keep the market from overheating.

“There is a shortage of new construction, very little inventory of starts and new con-struction is kind of an impulse buy,” says Hoddy Hanna. “We should have five to six thousand starts based on history and have had only three thousand or less over the past few years. That’s what is missing from the market.”

Hanna’s estimates for the demand from housing may actually be a bit conservative. Even though Pittsburgh was a market that saw no housing bubble there was a very steady flow of new construction throughout the early to middle part of the last decade, with roughly 5,000 new units of housing delivered into the market through 2006. Since that year, however, less than 3,000 units per year has become the new pace. And while that volume wouldn’t keep pace

with the historical rate of household creations, the new household forma-tion rate has been going higher. New households can be formed by a nucle-ar family growing up and the children moving out to start their own families, but more often than not household formation is a function of population – and employment – growth. By the Census Bureau’s estimate the Pitts-burgh region had 26,700 more jobs at the end of 2011 than existed in 2010, bringing the total non-farm payrolls to 1.18 million. New jobs mean new households, which in turn create demand for more housing. Using historical rates of household creation, it appears that the new jobs in the region last year will support more than 25,000 new people and create the demand for more than 11,000 new dwelling units. That’s three times more houses than were built.

Tom Hosack (left) president of Northwood Realty Services and Keith Herrington of Northwood’s Washington office.

Howard “Hoddy” Hanna III, CEO of Howard Hanna Real Estate Services.


Tom Hosack is concerned that the limited supply of houses to sell could mean more than just limited sales opportunities for his agents. “If you go into WalMart and there’s nothing on the shelves you can’t buy any-thing,” he says. “If the message doesn’t get out that you can sell your house at a good price this recovery could fizzle out.”

The realtors feel that the conservative nature of Western Pennsylvanians and a lack of accurate information – or too much misinformation – is the culprit behind this tight inventory. The average Pittsburgher is not in the real estate or residential construction business. They do, however, watch television and read the paper or Internet. With four years of headlines about falling housing prices and housing woes across the nation burned into their consciousness, it would be understandable if the average Joe was at least a bit worried about the value of his home in Pittsburgh, even though the reality is quite different here. Homeown-

ers hear that prices are down and decide to wait a while longer to put their home on the market.

Without some unforeseen economic prob-lem – and that scenario is unlikely in Pittsburgh – a housing shortage is loom-ing in Southwestern PA and new con-struction is not going to be the answer.

The New Construction Problem

Like in other parts of the U. S., home-building has been a tough business since 2008 in Pittsburgh. As our economy re-covered, homebuilding has not kept pace and there are two main reasons why.

First, there are some realities about the kinds of businesses that build homes. Builders are often much better at design and construction than they are at run-ning a business. The risk associated with homebuilding is greater than most businesses so the industry attracts risk takers. The circumstances surrounding the recent recession created unusual emotional reactions and many builders closed their doors or scaled back opera-tions. Here in Pittsburgh, the market is dominated by many custom homebuild-ers who build less than half of the total houses started each year. The demo-graphics of that group worked against a

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recovery too, since most of the builders were older than 50.

“If you think about the whole housing and residential development business it’s very entrepreneurial and seat of the pants in nature,” explains Hanna. “The question is: do you have those kinds of risk/reward people coming into the busi-ness for the future? Even if you do, there hasn’t been the financing to develop new product.”

Limited financing has been the other key drag on new construction. For a few years, the tighter lending conditions af-

fected both potential buyers and build-ers but that has eased significantly for the homeowner by 2012. For developers of new homes, however, the market is still tight. In part, the problem is that lenders are still carrying an unusually high number of lots on their books from the years of the recession. As you might imagine, this makes banks reluctant to fund new development and even re-luctant to finance the spec homes that custom builders really need to move new construction.

The other significant factor slowing development is the hangover from the


New construction in Pittsburgh has remained at half the normal level since 2008.

The other significant factor slowing

development is the hangover from the

housing crisis that is making appraisers more conservative.

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housing crisis that is making appraisers more conservative. Because overly opti-mistic appraisals helped fuel the housing bubble, regulators are requiring apprais-ers to discount the number of homes that developers estimate will be sold in a new development. That estimate – also known as the take down rate – is critical to the planning for new construction. Since the risk of new development is in the upfront investment needed to create roads, lots and sewers, the estimate on how quickly those sales will pay back the investment can often make or break a deal. Even a slight discount in that estimate can make the risk of a new development go from acceptable to undesirable.

Even if the lending conditions were to change favorably in the coming months the reality is that developers will need time to react and plan new neighbor-hoods. “Even if a developer thinks the market is getting good it will take almost two years to get through the approvals and get lots to the market,” reminds George Hackett. So for the next couple of years the Pittsburgh market is stuck with what was almost unthinkable just two years ago: a lot shortage.

A shortage of new construction lots doesn’t mean that there aren’t lots avail-able, however. To make smooth condi-tions for new construction there needs to be several years of lot inventory to accommodate builders because most want to work within a few neighbor-hoods, often within a short distance from the builder’s office and shop. The current conditions don’t allow for that comfort but there are still thousands of lots avail-able. Until conditions return to normal, smart builders are responding by adapt-ing to find the buyers with lots.

Marty Gillespie is CEO of Heartland Custom Homes, the region’s second-larg-est homebuilder and has been working at expanding his company’s land positions over the past few years to get ahead of the problem.

“We have over 1,000 lots available to us over the next two years. Over the past couple of years I tried to make sure that we had communities and locations that were desirable so that we could continue to sell 50-plus homes each month,” he explains. “We don’t see a lack of op-portunity for new construction. Over the past 18 months we’ve seen an increase in opportunities. I think Pittsburgh is really in a great position to grow.”

Gillespie noted that Heartland has been able to sell in the neighborhood of 50 homes, as has his competitor Ryan Homes, which has been closing roughly another ten homes beyond that mark. For those two firms, maintaining ample lot supply has been a critical part of their strategy, especially since financing


conditions are limiting new development for smaller builders. That steady sales volume is also a powerful incentive to developers who appreciate the take down schedules that the two biggest builders can manage.

“Of the five developers we may have worked with in the past, only two are still in the business now so we had to adjust internally to travel farther to build houses,” notes Jeff Costa, owner of Costa Enterprises. “We were designed to build

within a one hour radius of our office. Now we can work in a two hour radius so that we can get access to more lots.”

Costa Homes had historically worked in developments in Jefferson Hills, Peters Township, Upper St. Clair and the far southern suburbs but today is building in more than ten communities, often on a single owner-controlled lot. Jeff Costa says he’s building on single lots in out of the way places like Nemacolin Wood-lands and in markets like Pine Township and Cranberry Township, where he had not worked before. The change in strat-egy wasn’t painless. Changing processes to expand his territory was an invest-ment, especially in the area of increased marketing costs, but the investment

has paid off. Even in the challenging conditions, Costa Homes started 26 new homes last year and ranked seventh in activity among the region’s homebuild-ers. Costa looks to continue his new approach and is dealing with the lot shortage by adjusting how he searches for sites.

“We’re looking for more partner devel-opers, even a farmer with land, that are doing smaller projects,” he says. “We’re hunting for land with maybe 25 lots, but

we’re happy to find even seven to ten lots right now.”

The Multi-Family Solution

One sector of the housing market that is booming in summer 2012 is apartments. With limited existing home inventory for sale and even fewer new homes on the market, apartments are the only other place that demand can be met in a rising market like Pittsburgh. Using the historical mix of renters to homeowners as a guide, the need for those 11,000 new dwelling units that the new jobs have created would mean roughly 3,000 new apartment units. Unlike the financ-ing conditions in single-family building, developers of new apartments are finding

favorable lending conditions. Starting in 2011, in fact, big institutional lenders have been eagerly looking for multi-family projects as investments.

With demand up and little new construc-tion, the vacancy rates in apartment projects have plummeted all around the country. In Pittsburgh, where occupancy remained fairly stable during the reces-sion, vacant apartments have become scarce.

Multi-Family Executive listed the multi-family occupancy rate for metropolitan Pittsburgh as the high-est in the U. S. at 97.8 percent when 2011 ended. Integra Realty Re-sources showed the market at 3.86 percent vacant, a level unmatched by any city except New York City. That’s a great situation for landlords and for new construction. National multi-family consultant MPF Re-search found that the average rent increase in Pittsburgh was 6.8 percent, a rate that puts the metro-politan area in the top seven cities for rent growth. The fundamentals are ripe for new construction of apartments and developers have responded by putting forward plans for more than 2,500 units of multi-family to be built over the coming two or three years. That’s five times the normal rate of construction.

One important result from this boom in the apartment market is that it sets the stage for a fundamental boost to the single-family housing market as well. Part of the change in psychology concerning home ownership during the recession is the lower confidence in the reliability of home appreciation and equity accumulation, two pillars of home ownership. With home values rising steadily again, the Pittsburgh housing market should rebuild that confidence more quickly than in other regions. As-suming that the Pittsburgh economy re-mains solid, renewed confidence in home ownership will turn those new apartment dwellers into new homeowners.

Almost universal apartment occupancy is a sign that Americans who were living


at home or sharing a place are now looking for a place of their own. If history is a reliable indica-tor, those renters will be looking for a new home to buy in a couple of years.

There are a number of fundamen-tal questions that have plagued the housing industry across the country for almost five years and although those questions come on the heels of a housing crisis, the answers to the questions are fundamental to the health of any housing market. Are people being hired? Are jobs being created? Are new people moving into the region? Are existing homes selling quickly? Are home prices rising? Are there fewer homes on the market than there are buyers? If more of these questions can be answered yes than no, the resi-dential real estate market will be healthy.

As summer 2012 approaches, the answer to all of these questions about the Pittsburgh market is yes. With little new construction supplementing the low inventory of homes for sale, there is likely going to be continued higher-than-normal appreciation for residen-tial real estate. And, as the econo-my in Southwestern PA continues to expand with the growth of our energy and healthcare industries, the only missing ingredient from a full-scale housing boom is the rea-sonable availability of financing. If the bankers are correct, that ingredient is beginning to ripen.

There are still warning signs to look for in the housing market but at least one of them reads, “Hot market, handle with care.” NH

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If the last seven years could be considered a prolonged economic earthquake, it is safe to say that we are only sheepishly peering through

the shutters to see if it’s over yet. The crash of the real estate market, the collapse of major banks, the euro crisis, and unemployment woes: the world has grown accustomed to hearing less than savory news when it comes to finance and housing. As we are bombarded with the diversion of reality television shows, glossy gossip rags, sports championships, the “newest” technology, and celebrity blunders, there is a common thread that has infiltrated our daily lives. It’s the insidious feeling of uncertainty. Will I have my job tomorrow? Can I afford my house this month? Can the kids go to college? How does this affect my portfolio? Will we have enough to simply survive? These are difficult realities that we have faced day after day for nigh a decade. The struggle has practically become the expectation. But in the midst of the storm, there are indicators that perhaps things can, and will, soon get better. As we keep our optimism checked and plod along toward what we hope is a brighter tomorrow, we cling to what “those who know” tell us: for every “dip,” there is a “peak.” As we assess the landscape from our proverbial fallout shelters, we’re just looking for an answer to one burning inquiry: is it over yet?


www.greaterpittsburghnewhome.com 17

How the American Housing

Market is Showing Signs of

Strength This Summer

By Erin G. O’Donnell

THE STORY OF

OUR SUCCESS


In the last issue of New Home, a dis-turbing slew of truths about the pos-sible future of lending legislature was revealed. Measures that would

virtually cripple growth were exposed, and it was becoming a grim reality that the re-emergence of our economy was be-coming slowly tainted by laws that could prevent the average American home buyer from ever owning his or her own property. The American dream of owning land had become seriously compromised, and our individual hopes for economic stability and freedom were putty in the hands of time, fate, and bureaucrats.

Since then, news has brightened. At the turn of the new year, statisticians sup-ported what may be the beginning of a slow upward trend. Many warn that any rapid sign of growth is a cop out, quickly fading to resume a bleaker reality; how-ever, there are many who attribute the rise of consumer confidence, a rosier employ-ment climate, and healthy refinancing and mortgage purchasing to the possibility of an economic ice age finally beginning to melt.

SIGNS OF GROWTH

According to Forbes, surveys indicate that in the very least, our personal perceptions have improved: consumer confidence is clocking in at a four-year high, and jobless claims have improved, presently down to 367,000 as of early May, 2012. The laws of economics teach us that when we believe times are good, we hold the purse strings a little looser, and pump much-needed money back into the economy. From there, things begin a self-sustaining cycle that helps us to breathe a little easier, even when we’re spending more. Retail responds in kind, new businesses open their doors (figuratively or literally), and builders and real estate agents rejoice. According to Fannie Mae’s May 7th Na-tional Housing Survey, 37% of us believe that the economy is promising, showing signs of reparation and growth. This is the highest consumer confidence rate in the last two years. Even more encourag-ing, 23% of responders saw an increase in their personal incomes in the last 12 months.

But how does this good news translate to the housing market? It’s one thing to support the local economy and to spend more on services, but there is also a sticky underside to the good news. Though incomes have increased for a portion of participants, 36% of participants have found their expenses increased. With the volatility of oil prices, we hang in a bal-

ance which affects energy and fuel pricing, and subsequently, the cost of basic neces-sities like food. For those in our nation who have yet to jump on the positiv-ity bandwagon, and who have not seen increases in their salaries, we can look at the housing market to see how lenders are assessing buyers and refinancers to see if this is merely the luck of a few, or a trend that will be helping the average American purchase and keep their home.

WHERE DID THE MONEY GO?

According to those in the Pittsburgh bank-ing community, the money has always been there—it was regulation that prevented anyone from accessing it. “There was never a shortage of funds to lend to buyers, or to homeowners wanting to refinance their residential properties,” says Marilyn Scripko, CRA Officer and Senior Vice President of Retail Lending at ESB Bank. “The problem was requirements for higher credit scores and a tightening of private mortgage insurance.” It was the classic “water, water everywhere, and not a drop to drink” scenario. In addition, Scripko mentions that government programs intended to help first time homebuyers with the down payment or closing costs got cold feet when buyers needed them most. Fortunately, ESB Bank has developed products that bridge the gap between the

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loan amount and the down payment or closing costs, helping a sizeable segment of homebuyers make ownership a reality. This is also good news for banks who want to see their customers succeed in secur-ing a loan, but who are getting increas-ingly frustrated because of extremely tight regulations. Since the crisis, it has become commonplace to expect anywhere from 20% - 30% down payment for a home. As the private lenders see the economy slowly heal, they are becoming slightly more willing to release funds to those with a little less down payment or refinancers with less equity. Be forewarned, however: the climate for acquiring mortgage insur-ance is still difficult, and there is a lot of hoop-jumping that buyers have to sustain before being cleared. For those seeking to build a home, mortgage insurance for a construction loan would only cover 90% of the loan’s value until recently. Scripko says that she has begun to see insur-ance companies loosen these guidelines somewhat, securing construction loans with only 5% down payment from buyers with credit scores of 660 or higher. Some costs, like premiums for FHA mortgage insurance have actually gone up, however, but despite this, purchase mortgages and the number of refinances have increased during the second quarter of 2012.

WHAT WILL IT TAKE?

They’ve told us once, twice, a million times, and luckily, nothing has changed: the requirements for owning a home haven’t budged much over the last year

or so. Though down payment percentages have seen a spike, credit bureaus and lenders are still looking for the same crite-ria before lending anyone cash, and these factors existed before the crisis even hit. Monica Hamlin of Washington Financial in McMurray, PA stresses that it wasn’t the banks to blame for the difficulty securing loans or refinancing these last few years. “Our qualifying requirements or products never changed. As long as a customer has the required down payment and qualifies, it’s business as usual.” Where things will probably remain difficult for some time is the sub-prime market. Hamlin does want buyers to realize that new guidelines re-quire more effort and time, though. “There may be a few additional required docu-ments and/or steps in verifying personal information disclosed at application.” As simple as this may seem, it can cause the collapse of an entire transaction. Ask any embittered real estate agent at closing how he feels when things fall apart at the table for qualified buyers because of a lost docu-ment or a seemingly trivial matter that never would have been a consideration be-fore the market soured. Lenders and insur-ers aren’t handing out money willy-nilly; however, bankers stress the responsibility that buyers have always had to assume on their side of the equation.

If there are words to take away from this, they are these: “As long as a customer has good credit, a down payment, and debt to income ratios within mortgage guidelines, they can obtain mortgage financing,” says Hamlin. Joe Smith of Dollar Bank agrees that buyers need to be prepared for the

new regulatory guidelines, but that not much will change on the buyer’s behalf. “The answer to this question is the same as it has always been: good credit and equity.” It was never an issue of the money not being there that prevented so many from being able to secure financing. The banks, ready to lend, had hands that were tied with red tape.

Though factors like guidelines and restric-tions are subject to change depending on economic realities or fluctuations, the one thing that banking professionals want con-sumers to understand is that credit is one of the most important criteria that lenders consider, and that now is the time to keep our scores as high as possible. Proof of steady employment, low debt to income ra-tios, and cash for a down payment are still important as well, and it would behoove those seeking a loan to know exactly how the three credit bureaus create a credit score. Many factors are out of our control, but those which we can affect (e.g. credit scores) remain constant, and it is impor-tant to keep them optimal.

SIGNS OF IMPROVEMENT

Across the nation, signs are pointing to a slow, but steady, upswing. According to Freddie Mac’s Primary Mortgage Market Survey, the average fixed mortgage rate hit a new low recently: the 30-year fixed mortgage rate was below 4% as of early May, and the 15-year fixed mortgage (popular with refinancers) was down to 3.04%. The refinance index was up 3.4%, and mortgage requests were up by 1.7% as of May 4, 2012.

The salvation of the housing market is just as much a product of consumers acting on incentives as it is lenders giving them the opportunity to do so. If an individual or family with good credit, a down payment, and employment are sitting on their heels waiting for things to get “better,” they should consider this: homes are the most affordable they’ve been in two decades, according to CNN Money. In the first quar-ter of 2012, 78% of homes were affordable to those with a median national income of $65,000. Home prices are down 36%,

Some costs, like premiums for FHA mortgage insurance have actually gone up, however, but despite this, purchase mortgages and the number of refinances have increased during the second quarter of 2012.


while median incomes are up 10%. Of course, mortgage availability and insurance remain the variables that af-fect our ability to use these statistics to our advantage, but people have begun to take ac-tion, and our economy is now bolstered as a result. An unfortunate fly in the ointment is that foreclosures are still occurring at a moderately high rate; however, there appears to be improvement on that front, as well. New mortgage delinquen-cies, or payments that are one payment past due, are at the lowest they’ve been since 2007. Delinquencies, which are over three payments past due are also down to the lowest they’ve been since 2008.

CAUGHT IN THE WEB

As we look for indicators of improvement and repair, we have to beware of a myopic mindset. “Global financial uncertainties impact our housing market as consumer

confidence ebbs and flows with world events,” says Smith. This means that unsafe drinking water half a world away, politi-cal upheaval, unemploy-ment rates in the Medi-terranean, and the cost of grain in Sri Lanka affect our ability to own land, buy gas, and keep a roof over our head.

Try to open a newspa-per these days without reading about the Euro zone crisis. It has been a quickly unraveling thread that is affecting the world one collapsing economy

at a time. How this affects our local and national housing markets is hard to deci-pher at a cursory glance, but boiled down to its lowest common denominator, it’s un-deniable that it does. Catherine Pampell, a blogger for the New York Times, explains that there are three main reasons why this


is so: If Europe continues to experience economic crisis, they will be unable to purchase our exports, and concurrently, our exports become less attractive because the dollar will be stronger, causing our ex-ports to rise in cost; our stock markets are

correlated—when the Euro market dips, so does ours. And when the U.S. market is rocky, people respond emotionally. Confi-dence tanks, people start unloading stock, and consumers spend less: all factors which negatively affect our economy.

Another problem with our inextricable bond to foreign markets is debt. Bluntly put, Europe owes us money. If European countries start a default domino effect, we’re left vulnerable. Defaults that climb to record numbers also mean that lenders stop lending, exacerbating the problem and preventing growth. Healthy credit markets are the lifeblood of a modern economy, and that economy is affected by its global neighbors.

Smith suggests that Americans also pay attention to domestic markets for an idea of what’s ahead. “If demand for U.S. Treasuries is strong and interest rates decline, housing demand increases; if demand for U.S. Treasuries is weak and rates rise, housing demand decreases.” It’s Economics 101, but as we strive to make ends meet on a day-to-day basis, it’s easy to become swept up in the microcosm and lose sight of the enormous governing fac-tors that affect our ability to buy, borrow, and sell.

THE GREAT UNKNOWN

Time seems to evaporate when it comes to economic change. At the drop of a hat, or at the commencement of one global event, economies can crumble like a house of cards. Everything is in “real time,” and as we watch what experts call “false” crests, we are starting to see a sluggish, but assured, recovery. With rates the lowest they’ve ever been and employment numbers that appear more promising than a year ago, demand for mortgages and refi-nancing products has begun to rise, which speaks volumes of how we perceive the fu-ture. Resources are reticent to comment on what is to come, and speculation is highly suspect; however, Scripko and her col-leagues are looking to us for the answers of what the future will bring our economy and the housing markets. “I think the real story is that people are again showing signs that they have enough confidence in the future to invest in housing, whether new or old, and this is good for our state and our country. The money is here—may the borrowers come.”

THE CONSTRUCTION INDUSTRY HOPES

TO REBUILD

The building industry has taken a severe hit over the last decade, and it has affected everything from employment rates to suppliers and distribution companies. Though residential buyers are able to secure money for new construction, build-ers continue to be denied loans at an alarming rate, and the percent-ages of projects which they must fund themselves is at an all-time high, making it nearly impossible for smaller firms or newcomers to secure the funding necessary to do their job.

In Pittsburgh, we are fortunate: there is still speculative financing taking place. Because our market didn’t take the proverbial beating that so many markets in the U.S.

With rates the lowest they’ve ever been and employment

numbers that appear more promising than a year ago, demand

for mortgages and refinancing

products has begun to rise, which speaks volumes of how we perceive the future.


suffered, we have managed to continue on a path of commercial, and slight residen-tial, growth. Smith has seen Dollar Bank lend for new housing and construction in the city, specifically in areas like East Lib-erty, Bloomfield, and the Northside. Wash-ington and Butler County lead the way for real estate development in the region, but the smaller, custom homebuilders are still having difficulty securing loans for their projects in the city or elsewhere. Scripko explains that builders are still considered a plausible risk to lenders. “Only the most experienced and financially strong build-ers and developers will be able to secure financing,” she explains. “While banks are seeing an upturn in the market for new homes, many banks are still stinging from the low demand of the last few years. The custom builders have suffered the most.”

Former 84 Lumber CFO Dan Wallach is presently looking to be answer to this growing problem. Wallach’s company,

Shepherd’s Finance, LLC, is currently raising $700 million to fund loans for companies wanting to build in the United States. Having worked for 84 Lumber for 11 years and originating billions of dollars for construction loans, he understands that there is a need for builders to have someone to give them the funding they so desperately need. “The traditional avenues for these types of financing are constrict-ed…many banks lost money on specula-tive construction loans, because the values they had lent on dropped tremendously and their customers [builders] were strug-gling as well. Banks and their regulators tend to shy away from things that hurt, so this type of lending is difficult to come by these days.”

Wallach’s average client is a seasoned builder who is currently building and could benefit from a spec house. “If a builder can build five houses a year with no spec home, how many could he build

with a spec home? Our customers see the benefit of additional sales from having a spec home,” he explains. Though he will not comment on the future of growth in the Pittsburgh region, he understands that the market, and companies like his, must be prepared for an increase or a decrease. Wallach will admit, however, that the Pittsburgh economy has been more stable than most of its peers’, so the demand for loans has remained more robust than in other U.S. cities. He also explains the small number of national homebuilders in our market has contributed to keeping overbuilding at bay, which in turn, has controlled our supply.

Shepherd’s Finance is in the initial stages of capitalizing the company, and has filed an S-1 with the U.S. Securities and Exchange Commission and many states to offer fixed rate notes of one to four year durations to the public. NH

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DEVELOPMENT


RESIDENTIAL

in Pittsburgh’s Northern CommunitiesYear in and year out, North Hills communi-ties are among the most active in home sales and new construction in the metropolitan area. For more than two decades, municipal-ities like Cranberry and Adams Township in southern Butler County and Pine Township

and Franklin Park in northern Allegheny County have been in the ‘Top Five’ areas for new construction almost every year. Since the early 1990’s the North Hills has been the strongest housing sub-market for new construction in Pittsburgh.


P ittsburgh’s north-ern suburbs now serve as bedroom communities for commuters going in all directions, as thousands of jobs have been created

near the intersection of I-79 and the Penn-sylvania Turnpike.

Now with a new economic base reviving the Pittsburgh region, sales of homes in the North Hills are helping realtors set records. Homeowners in a number of the municipalities to the north found they were able to sell homes with appreciating values even during the recession, but now the properties are often getting multiple offers. Like the Pittsburgh Steelers, North Hills real estate is successful because of the same basic fundamentals for decades: great schools, great amenities, and conve-nience to jobs and attractions. It’s boring stuff, unless you own a home in the North Hills!

THE DRAW OF THE NORTH

For all the positive things that draw people to the north, at the root of the popularity of the North Hills is the convenience of its location. Whether you want convenient access to downtown, Cranberry Township’s business district, shopping or just less hassle getting to your kids’ schools, it’s easier getting around the roadways in the North Hills than in most of the region.

“I wish I could come up with some new and exciting reason why the North Hills is so popular but it’s been the same thing for a lot of years,” laughs Chris Cinker, gen-eral manager for S & A Homes in Mars. “There are a lot of great communities with great schools that are still only a half hour away from the heart of Pittsburgh.”

The boom in the north originated in the late 1980’s after the opening of the Park-way North, or I-279 and the intersection of Interstate 79 and the Turnpike helped drive the growth of Cranberry shortly thereafter. It’s equally convenient to work your way around the North Hills on its township and county roads. Route 19 was the major north-south corridor prior to the construction of the interstate highways and many of the main destinations of the North Hills are still located on that spine. From the McKnight Road shopping district – with its expanded and upscale Ross Park Mall – to the Wexford Flats and Cranberry shops, traveling Route 19 is a convenient way to find stores, schools (LaRoche, North Allegheny High School), Passavant Hospital and the county’s North Park.

The major east-west arteries around the north are also comfortable roads to travel for commute or leisure, but in addition those roads also link to many of the schools in the North Hills. Since schools are an important reason for the popularity of the North Hills, having the Belt system run directly by so many schools and the junior and senior high campuses of both Hampton Township and Pine-Richland School Districts adds to the convenience.

Those same Green, Yellow, Orange and Red Belts also allow North Hills residents to get from Route 8 to the I-79/279 exits in 15 to 20 minutes.

Of course, easy access to schools is more important if the schools are desirable. Pittsburgh is home to four of the Com-monwealth’s top ten school districts, as rated by the PA Department of Education, and two of those – North Allegheny School District and Hampton Township School District – are located in the North Hills. The districts achieved their ranking based on the academic performance of their stu-dents, especially in Advanced Placement courses, the investment made per student, and the quality of the teaching faculty. These two, along with up and coming Pine-Richland School District give North Hills residents the choice of three of the state’s most highly regarded school systems.

While the property tax structure in Butler County is lower than in Allegheny the school districts there have also garnered accolades and invest handsomely in the education of their children. Seneca Valley and Mars Area schools have shed the per-ceptions that they are more rural districts, as their students achieved higher results and their teachers received statewide recognition. These districts encompass the fast growing municipalities of Cranberry and Adams Township respectively, and are two of the main reasons that buyers are drawn to southern Butler County.

The marriage of great schools with great employers is another reason why the North

P


Hills has remained a strong market. No matter whether you look at it from the per-spective of jobs created or the employment of residents, the North Hills as a submar-ket was generally immune from the effects of the recession and has been in recovery mode for at least two years.

Regional leaders have been justifiably proud of the jobs created in Pittsburgh to help cushion the blow from economic downturns. As of the May report from the Labor Department, Allegheny County’s unemployment rate is 6.7 percent and Butler County’s is 6.9 percent compared to the 8.4 percent national rate. Even those improved county rates pale in comparison to the communities in the North Hills. Unemployment remains near five percent in Ross Township, McCandless, Franklin Park, Pine Township, and Hampton Town-ship.

Those are healthy employment statistics for North Hills residents yet the news is even better about the jobs being created in the North Hills. The relocation of West-inghouse to new facilities in Cranberry and Marshall Townships has resulted in 4,500 jobs, more than half of those new jobs created. The Turnpike and I-79 junction has also been a magnet for some of the engineering and administration for the booming natural gas industry. Three new buildings have been built exclusively for gas exploration firms since 2010. In fact, the buildings that pack the interstate intersection have virtually no vacancies. Occupancy levels in Cranberry Township and the surrounding areas are at 95 per-

cent, but no contiguous space more than 7,000 square feet is available. Prospects for expansion and new employment are so strong that more than two million square feet of new office space is under construc-tion or in planning. That’s enough office space to fill both the One Oxford Centre and PPG Place high rises.

“I still think there’s a lot of momentum from the Westinghouse move and all the companies that have followed them into the area,” says Bill Weaver, president of Weaver Homes. “We’re still getting buyers at Bellevue Park [in Cranberry] who are working on contract at Westinghouse.” Weaver also sees the impact from other corporate growth. “There are still people relocating from out of town and executives moving up into the area.”

Coldwell Banker president George Hack-ett echoes Weaver’s observation about Westinghouse and sees another growing influence. “We have sold dozens and dozens of homes to people moving from the east with Westinghouse but the natural gas industry is certainly having an impact too and will continue in the future.”

MANY NEIGHBORHOODS, MANY CHOICES

One significant difference between now and 1999 is that there are fewer homes for sale and available lots for new con-struction. Approximately 2,500 lots are available from I-79 to Route 8 between Ross Township and Evans City, but 60 percent of those are lots in Cranberry and Adams that are overhanging from the past decade. While that potential lot shortage is worrisome to realtors, who like to see the widest variety in product available, the shorter supply is another factor keeping prices going up.

While lots are more limited, buyers don’t actually lack for places to look. At the en-try point, new townhouses have been very popular during the past couple of years. Townhomes selling between $175,000 and $300,000 are available from Heartland Homes, Ryan Homes, Maronda Homes and S & A Homes in communities like Foxmoor, Bellevue Park in Cranberry Township, Village at Pine in Pine Town-ship, Kaufman Run in Adams Township, Willow Ridge in Richland Township, Village at Harmony Junction in Jackson

Unemployment

remains near five

percent in Ross

Township, McCandless,

Franklin Park, Pine

Township, and

Hampton Township.


Township, Whispering Pines in West Deer, Northtowne Estates in Marshall Township, and Legacy Village in Ohio Township.

At the other end of the spectrum, the sales of homes in some of the priciest neighbor-hoods in the region have also been brisk. Communities like The Estates at the Villa in Hampton Township, The Heights of North Park, North Park Manor and Lake MacLeod in Pine or Meredith Glen Estates in Middlesex and Adams Township have seen houses sell as quickly as they are listed, many over the $1 million price point.

The higher-priced end of the market has been very good to custom builders Barrington Homes. The builder typically works between $600,000 and $900,000 but currently has 17 homes under con-struction ranging in price from $500,000 to $2 million. Mark Heinauer, Barrington’s president says that the North Hills was one of his two main markets in the early 1990’s and the shift in his business to the north became a self-fulfilling prophecy of sorts.

“We started building more houses in the North Hills than the South Hills and we settled into working in that area. Once we got knee deep in that market it was inevi-table that we were going to stay there,” he says. “The highways in the north make things much more attractive, especially for transferees. That’s kind of natural for people relocating to the area.”

The North Hills has been home to a style of development that is relatively new to Pittsburgh and to suburban development in general. Traditional Neighborhood Developments (TND) have succeeded within the city of Pittsburgh but have not been tried on large scale in a traditional suburban setting. The concept of a TND is a hot development trend in other regions (Celebrations in Florida is an example), and is favored by communities because of the blend of housing and walkable neigh-borhood retail businesses, and the more human scale of the architecture.

The first of these projects is Park Place, a larger scale community developed by Creative Real Estate that features 779 homes between $299,000 and $700,000. The neighborhood includes a wide range of traditional architecture and home styles, but has been adapting its original plan to meet the demands of the home buyer today. Recently, the project has been expanded to include the development of 252 units of upscale apartments, to be built by developer Morgan Management. The neighborhood also includes detached homes built by A. Allen Adams Homes, Deklewa Home and Signature Homes.

Bellevue Park is the other TND currently under construction in Cranberry Township. Developer Weaver Homes is building 104 single-family attached patio homes that offer no-maintenance, open floor plans in quad-plexes, along with 104 single-family detached homes. Weaver is also plan-ning for construction of similar lifestyle communities in two other Butler County municipalities.

“We’re almost through with Bellevue Park for the quads and we’re getting a lot of interest in the remaining neo-traditional and estate homes,” explains Weaver. “Our next projects are 76 quad units in Sonoma Valley in Connoquenessing Township and 58 lots in a plan called Vista Ridge, which

“Our next

projects are 76

quad units in

Sonoma Valley

in Connoquenessing

Township and 58 lots

in a plan called Vista

Ridge, which is in

planning in Adams

Township.”

The two most active suburban markets, plus half the top 15 markets, over the past five years have been North Hills communities.

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Bill Weaver points out that he’s see-ing a return of more normal condi-tions from the market in the North Hills, even if the land availability and pricing isn’t normal. One pat-tern of the housing market that was missing during the recession was the normal turnover period for move-up buyers. He says that his prospects are often residents of townhome communities like Adams Ridge who are looking to move to a larger or different style of home.

Homebuilder Jeff Costa says that dynamic has helped his business as he looked beyond his traditional South Hills markets.

“As we began to market to let people know we were open for busi-ness in several neighborhoods in the North Hills, we started getting more

and more calls from buyers who were looking for our type of home,” he says. Costa Homes builds a home tradition-ally in the $350,000 to $500,000 range. The company was the seventh biggest builder in 2011, with 42 homes under construction throughout the year. “As we expanded, we have followed the school districts that people want and the North Hills has some of the schools that people still want.”

Pittsburgh’s second-largest home-builder, Heartland Custom Homes, is another company that has grown their business by expanding into the North Hills, although that transition took place a decade ago when CEO Marty Gillespie took the reins of the company. Heartland has had success with neigh-borhoods in most of the hot areas in the North Hills, like Cranberry and Adams Township but has also done well build-ing along the I-79 or I-279 corridors in Franklin Park, Marshall and Ohio Townships.

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“I think Pittsburgh is going to grow mainly in two directions along the interstate, in the South Hills and the North Hills,” says Gillespie. “The Cranberry area is going to continue to expand and grow as the economy grows in Pittsburgh.” Heartland recently backed up that opinion by inking a deal to develop homes on the 118 acres of the former Highland Country Club in Ross Township, an area that had seen slower new construction over the past decade.

Another area that has been quiet the past few years but has been the beneficiary of a major transportation improvement is the Zelienople/Harmony area along I-79 north of Cranberry Township. Located mostly in Lancaster Township between Route 68 and Route 422 in western Butler County, this sub-market was the site of nearly 1,000 lots of planning just a few years ago. The communities are served by the I-79/Route 68 exit that was one of those famous two-way interchanges that haunt our region. This past spring, construction

of the remaining north/south ramps was completed, an improvement that allows access and exits in all four directions, al-lowing convenient transportation to Seneca Valley Schools and the northern part of Cranberry Township without navigating the heavy traffic of the Route 19 and Route 228 corridors.

“The new interchange [at Seneca Valley High School] has really heated up traffic already,” says Bob Brennan, president of Brennan Builders in Evans City. “We’ve had two new contracts in Timber Ridge [in Lancaster Township] since the interchange opened and lots of interest. We’ve always stayed near the I-79 corridor and there’s growth there again. I don’t want to deviate too far from that market”

One of the I-79 corridor projects Brennan is building is in Venango Trails, a new TND-style development that will be on the site of the former golf course that sat along Freeport Road in Marshall Township just east of the I-79 and Route 19 interchange.

The project is designed to have a total of 473 units, most of which will be in a vil-lage setting on the lower elevations of the property. On the ridges above the village there will be detached homes, including larger estate homes on Venango Trails’ highest elevation. As planned, 299 of the units will be detached homes and 177 will be attached homes or townhouses.

Heartland Homes will be building the townhomes. The attached homes that are garden and cottage style units will be built by S & A Homes and the estate homes, called Artisan homes will be built by Brennan Builders.

Venango Trails has been several years in the making and one of the differences that have resulted from the extended period of planning is the attention to architecture. Homes will be of traditional American ar-chitectural styles, but with floor plans and low-maintenance materials that acknowl-edge the tastes of the modern buyer. Bob Brennan believes the planning shows in

To schedule a personal home building consultation with a professional at Barrington Homes, call 412-655-8999 or visit us online at www.BarringtonHomesPA.com

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the final product and he is optimistic about the project.

“What’s different about Venango Trails from most developments is the thought that went into the planning process. I’m really pleased with the architectural consistency throughout,” he says. “I’m very excited about that one. Venango Trails has access to everything that a buyer wants. It’s still too early to tell but we have already signed our first contract last week.”

Marketing of Venango Trails got underway in a somewhat understated way in late May. There was an ‘open house’ of sorts – there are no model homes yet – but details like final pricing of all the models are still being worked out. Even so, the market-

ing efforts have attracted traffic and the project has seen 12 home sales in the first three weeks since the ribbon cutting.

“Venango Trails has already been very busy, although we’re still working out final pricing before we make any sales,” explains S & A’s Chris Cinker. “I can’t imagine how it’s not going to do very well. It’s a great location. There neighborhood is in North Allegheny School District. The architecture is beautiful, with Hardiplank and stone exterior. The homes will be very energy efficient and healthy for the envi-ronment. The project really just is a higher quality of home than most communities.”

S & A Homes, along with Ryan Homes, is involved in another project that has

pushed the envelope on energy efficiency. That community, called Cobblestone is in Ohio Township between the I-79 and Parkway North exits for Mt. Nebo Road. Each of the builders is building its Ener-gyStar rated home in Cobblestone and S & A is even building several ‘zero en-ergy’ homes as part of a multi-year experi-ment to judge how energy-neutral homes can be put into higher production. That’s the kind of groundbreaking neighborhood that is usually targeted for a more urban setting but is now available in two com-munities in the North Hills.

The variety of homes and options in the North Hills reflects the area’s changing character as its growth cycle enters a third decade. Northwood Realty Services’ presi-dent Tom Hosack points out that it’s really not accurate to think of the North Hills as one market.

“It’s not as homogenous a market as it used to be in the north,” he says. “We’re seeing better results in some areas than others. For example, Pine-Richland and Marshall Township are very different from the older Ross and McCandless areas.”

Buyers are attracted to the North Hills in 2012 for the same reasons as in past. Today’s buyer is a more sophisticated, bet-ter informed consumer. Many prospective customers meet their realtor for the first time already armed with research about school districts and comparative pricing, and the North Hills fares well in compari-sons of lifestyle amenities and essentials that homeowners want. As has been true for a couple of decades, the North Hills attracts a high number of relocating new residents who are drawn to the new construction in the north. And most of the North Hills communities have track re-cords of holding home values that outstrip the norm. For new residents, the ease of access and the track record of quick and profitable resale make North Hills com-munities too attractive to pass up.

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ENOUGH TO AREA ATTRACTIONS

FOUND IN UPSCALE CRANBERRY

AND DOWNTOWN PITTSBURGH.

KNOWN AS LIBERTY HILLS,

THIS ACTIVE 55+ RETIREMENT

COMMUNITY DEVELOPED BY

TRADITIONS OF AMERICA BOASTS

A DISTINCT WAY OF LIFE ONE

REPLETE WITH AMENITIES,

ACTIVITIES AND ADVANTAGES

RARELY DISCERNED ELSEWHERE,

ALL AT THE HOMEOWNER’S BECK

AND CALL.

Customer Satisfaction



One Home at a Time


Formed as a real estate company in 1985 by partners Tim McCarthy and J.B. Reilly, Tradi-

tions of America began as a success-ful developer of multi-family apart-ments, historic restorations and high rises in and around Philadelphia. But by 1997, the company turned its focus on active adult living, having watched the demographic wave rise for those 55 and older. “We noticed that there weren’t good housing op-tions available for active seniors even before the ‘90s,” explained Tim Mc-Carthy, managing partner, Traditions of America. “The Sun Belt Florida, Arizona, Nevada had a history of senior retirement living, but we found that more and more empty nesters wanted carefree and maintenance free living much closer to their homes. So that became our niche.” With the footprint of their business firmly stamped in Pennsylvania, Delaware

and New Jersey, McCarthy and company developed resort-style communities to fit the bill. “Here, for active seniors, children and grandchildren could visit more easily and established relationships, such as those with a doctor, a church, friends, and in some instances, work, could still remain within reach. In essence, folks weren’t relocating and starting their lives over.”

Pennsylvania served as a prime area for Traditions of America with availability in five active senior communities located in Bethlehem, Lancaster, Mechanicsburg, State College and Pittsburgh. A good choice given that Pennsylvania “… offers unusually generous exclusions from state income tax on a wide range of retirement income” nor does it tax Social Security benefits or any type of public and private pensions, ultimately ranking third among the 10 tax-friendly states for retirees 2011 according to Kiplinger.com. Further, Pennsylvania trails only Florida and West Virginia in the percentage of residents over age 65. Financial Advisor: Knowledge for the Sophisticated Advisor, March 2011, further reports that “Pennsylvania officials

project that by 2020, the number of residents age 60 or older will increase by 9 percent to 2.6 million people.” A fact not lost on McCarthy and company.

The summer of 2007 saw ground-breaking for the Liberty Hills com-munity, situated just five minutes from Cranberry Township in the North Hills. “We opened in the middle of the great recession but you’d never know it,” commented McCarthy. “We were the first to bring that quality of a lifestyle community to the Pittsburgh area.” The 224 home community sold almost 200 of those homes in the last four years with 30 remaining and expected to be sold in the next six to eight months. “The number one rea-son we have sold so many, so quickly is the sense of community at Liberty Hills,” explained David Biddison, di-rector of operations, Pittsburgh. “Res-idents have a tremendous amount of activities including social, edu-cational and fitness, a whole host of

things along with neighbors to enjoy and be active with if desired, serving as an added plus. But the 8,000 square foot clubhouse, featuring a heated pool, billiard room, great room, card room, bar, sauna, fitness center, locker rooms, catering kitchen and more, is truly the centerpiece of the community, a place where residents can gather. Outside there are tennis courts, hiking and biking trails and a community garden.” Similarly attractive is the fact that residents are not bogged down with the exterior maintenance of their property, leaving them time to do the things they want to do. Biddison further elaborated that the close proximity to retail locations for shopping and dining, along with favorable taxes in the township, make for an ideal situation.

Why Liberty Hills Could Be The Last Home

Page and Keith Schwab aren’t quite retirees but when his company moved to the Cranberry area, they chose to go with it. Schwab, who works as an engineer for


“... we found

that more and

more empty

nesters wanted

carefree and

maintenance

free living

much closer to

their homes.

So that became

our niche.”

Managing partners Timothy McCarthy and J.B. Reilly.


Westinghouse, and his wife, liked the model homes in Liberty Hills and the number of options available. Hav-ing lived in Murrysville for many years, their nearly one acre property was beginning to become too much to manicure and the commute to Cran-berry could be tiresome. Their search for single level living with the option of adding an upstairs for visiting chil-dren made Liberty Hills all the more appealing. After residing there for just three months, they feel that “One of the things that was really nice was the clubhouse.” Page Schwab continued that “The social amenities really at-tracted us and those aspects are so or-ganized.” They explored other places in which to live, but none matched the clubhouse amenities found here. With an on-site Lifestyle Director, the Schwabs were sold. “Cindie, who is the director, has the perfect personality for that position,” Schwab said. Page Schwab sensed that they were imme-diately part of the whole community. “We haven’t met anyone here we didn’t like. We all get along well and the neighbors have been very welcoming.” They were also impressed with the look of the development since the custom-ization allowed for each home to look different. “It’s unique, a standout from others that were more ‘cookie-cutter.” After the building process began, the Schwabs arrived for their 60-day walk through in which upward to 90 percent of the “minor” details were taken care of quickly. With the construction manager encouraging them to come up as often as they liked to view progress on their home, the Schwabs took pic-tures of the progress and enjoyed the firsthand view of their build. A second walk through to identify any issues will occur after a year of living in their home. “They really have the system set up to please the home owner. They re-ally go out of their way to make things right,” Page said. And while their two adult sons lamented the “loss” of their family home, once they saw the new home, “they were happy for us and enjoy coming here.” The Schwabs also

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enjoy a broader selection of restaurants and shopping just minutes from their home and the commute to Keith’s job is “super.” Is this the last place they’ll live? “We hope so,” they acknowledge. “We wanted a home theatre installed and got everything wired so it wouldn’t be seen. The whole process of home design and sales were good. They really stayed in touch with us.” As homes are going quickly, the Schwabs believe that people owe it to themselves to take a look here.

It’s All About the Buyer

Single-family homes in Liberty Hills start in the mid-$200,000s with attached garden homes somewhat lower, in the $200,000 bracket. Sizes are flexible but vary with the buyer; the smallest measuring 1,250 square feet with the average size coming in at 2,300 square feet. Traditions of America offers 13 base floor plans, but that’s just the beginning. Customization is king for this company, and each home can be fully

customized both inside and out. “We strive to be customer-focused,” McCarthy said. “Most builders say they customize homes, but they truly don’t. They may have pack-ages where items can be added or changed somewhat, but not to a great degree. And, with the recent building downturn, many builders have become stricter. Our focus is the exact opposite. If you can dream it, we can design it.” McCarthy’s philoso-phy speaks to giving customers what they want. “We want this to be the best home, we don’t want to limit the customer with constraints. We’ll work on the customer’s dream together.” Biddison concurs. “We allow the customer to fully customize the home. We maintain a full time designer in each community to help and advise with anything from moving rooms and walls to designing kitchens and bathrooms to selecting counter top finishes and cabinetry and choosing colors, and elevations to the exterior. Customers can virtually design their own homes. They know what they want and are excited that we can provide what they want.” Higher end brands used in the Liberty Hills homes include Kohler, Whirlpool, Shaw carpeting, Mannington floors, and others. Perhaps a testament to the customization process can be summed up in four words, Janis and Harley Allen.

Deciding their current 3,300 square-foot home in Gibsonia, with six bedrooms for just two people, was too much, the couple “wanted something we could ‘lock and leave’ when the mood suits us.” So the rela-tively young retired teachers spent three years searching for the ideal active retire-ment community in Pennsylvania, parts of New Jersey, and Delaware. “We truly wanted to stay in Pennsylvania because of the quality of health care and to be close to my mother,” explained Janis Allen. The more they searched, the more Liberty Hills began to make sense. “We looked at condo-miniums in other states and they only had a few options, such as changing a door if we wanted or something similar. Also, we wanted a single family home shaped to suit the way we wanted it, but most didn’t have single homes that could be highly custom-ized,” she added. Selecting the “Washing-ton” model was just the beginning of their




home build. They began by moving the living room, adding space to the front bedroom and turning 7.5 feet of space into a walk-in pantry. Upgrading cabi-netry in some of the rooms and viewing a wide range of samples were done in the design center. Further, they changed the position of the bathroom and added two feet across the back of the house, all through a process that was orga-nized. “We literally altered the floor plan,” noted Janis Allen. Addition-ally, they added and changed the win-dows to become triples, “to afford a lot more light, even adding windows to the lower level,” Harley Allen added. Even though the Allen’s home is a one-story dwelling, it features a basement, two-thirds of which is finished living space with one-third reserved for storage pur-poses, which suits them perfectly. “I would say that many of the homes here have basements, which is a rarity in this type of living,” he said. Being the first home built by the couple, they have no regrets. “Because we had changed so much of our home through their Custom Home program, the architect completed drawings for all the changes made,” Harley Allen noted. “To have a set of blue prints in front of you furnished by an architect was very reassuring. It in-spired confidence in us that we would end up with exactly what we wanted. They create a good product, and they want you to be happy with it so they go out of their way to do so,” Janis Allen added. “Most people build a very tradi-

Cindie Phillips, Liberty Hills Lifestyle Director.



tional home. Our house is very contemporary inside, which was a big advantage for us. We found many offer-ings to suit our taste.” The couple agrees that the clubhouse is su-perior by far to many they had seen with its full time Lifestyle Director and country club feel. “The oppor-tunities are amazing,” he added. “I like to say it’s a college lifestyle but you don’t have to go to class!”

Helping to Solve Problems

Despite the downturn in the housing mar-ket, Liberty Hills and other Traditions’ Pennsylvania projects were ratcheting up, begging the question “How can this type of home and community meet with suc-cess. For McCarthy, the answer is easy. “We want to build high quality communi-

ties with high customer satisfaction. By be-ing disciplined in how we grow, we haven’t become obsessed with how many commu-nities we open.” Traditions also seeks to use the best architects and designers in the country, having won awards such as the Na-tional Association of Home Builders Silver Award for Best Attached Homes up to 1,800 square feet and more than 1,800 square feet

as well as the Silver: Best For-Sale Com-munity (Liberty Hills) with more than 200 homes; the 2011 Best Retirement Commu-nity (for Liberty Hills two years running) by the Best of State College; and the Build-ers Association of Metropolitan Pittsburgh Housing Excellence Awards 2011 for the Best 50+ Housing Single Family Attached Home under $250,000 just to name a few. More importantly, Traditions and McCarthy seek to take the worry out of building a new home. “The consumer has a lot of worries, but the most important thing we can do is to consider what they are worried about and determine how we can help them as well as how the recession is affecting them and how we can help solve their problems.” In light of those questions, the company has developed programs to address customer needs including the Home Free program, the Home Plus program and Home Assist along with a price protection plan.

Through the Home Free program, Tradi-tions completely manages the sale of the buyer’s current home as the buyer selects

the new home in the plan. The customer signs a contract that if

Traditions is unable to sell the home, the customer does not

have to buy their home, making it a risk-free proposition. “Quite sim-ply, if we don’t sell your home, you don’t have to buy ours,” explained McCarthy. “Addition-

ally, we have an insurance feature that, if we lower

the price, we split the cost of the markdown 50/50.” Work-

ing with Metropolitan Life, Home Plus serves as a home equity conversion

program by which they finance loans that get sold to FHA as a way to bridge any financial gaps. “Here, people can get cash for closing costs and an annuity for the balance of the life term. It’s been a savior to folks who were set back by the decline of the housing market.” With Home Assist, the buyer takes some risk but is rewarded with an extra discount. Similar to the Home Free program, Traditions manages the sale of a buyer’s current home, but

“ We want to build high

quality communities with

high customer satisfaction.”

Harley and Janis Allen in their gorgeous new kitchen.

Keith & Page Schwab in their beautiful sunroom.


without the contingency plan. “If you come to us and buy a house, we’ll manage the sale but, if the buyer’s home doesn’t sell, you would still buy our home or lose the deposit.” But as McCarthy puts it, “When the market was falling apart, we could still sell all our customer’s homes at a reasonable price.”

A further incentive for buyers comes in the form of “price protection” since McCarthy contends that some people are afraid of home buying in the cur-rent market. “Under our protection plan, let’s say you buy the Washington model for $270,000. We issue a price guarantee that we will not reduce that price, but, if we do, you get the savings.” Con-versely, if the price goes up, the buyer is locked into the original price. The good news for those in the Liberty Hills plan: home values continue to climb. Finally, each community has a dedi-cated customer service representative on site with extensive programming during construction so that the customer is involved in the building process. “We want to ensure that each home is a home the customer can be proud of,” said Biddison. Could anyone ask for more? NH


P r o j e c t P r o f i l e




If you’re interested in a new home, a new home community, or simply want to refresh the look of your current home, look no further than the upcoming Festival of Homes 2012. To be held over two, early autumn weekends, September 22/23 and September 29/30, the Festival seeks to educate consumers about the many, varied home styles, options and types available in the Western Pennsylvania market as well as spotlight new home communities. As a joint effort among the members of the Builders Association of Metropolitan Pittsburgh (BAMP), the Festival of Homes has come to be known as Western Pennsylvania’s annual showcase of new residential homes and communities, last year featuring some 40 communities and 60 homes. Working in cooperation with BAMP is the Home Builders Association of Washington County, a sister organization, the Festival highlights offerings in Allegheny, Beaver, Butler, Washington and Westmoreland Counties and has, at times, expanded further to include Somerset County

and other areas of interest. Known in the more distant past as the “Parade of Homes,” today’s revamped “Festival of Homes” brings to the fore the region’s builders and remodelers, including members of BAMP and non-members, new communities and the latest home designs, features, products and more.

Fall Festivalof Homes

Features Wide Range of Options



Consumer Benefits It’s A Matter Of Choice

The Festival of Homes is significant for any number of reasons, none of which are lost on Jim Eichenlaub, executive director of BAMP. According to Eichenlaub, the public has the opportunity to view a variety of homes and communities, find a new home, or gather ideas about renovations, colors and designs for their existing home. Jeff A. Martin, of Richland Holdings, LLC, and co-chairperson for the 2012 Festival of Homes, echoes that same sentiment and more. “There is a great deal of exposure for the builder and developer. But this event also opens up developments of which the consumer may or may not be aware,” he said. “Now, consumers can start to see and visit places they didn’t know existed.” Matt Moritz, vice president of Eddy Homes and co-chairperson of the Festival, sees the big-gest benefit to consumers as one of choices and option recognition. “Consumers can see a tremendous variety of styles, varia-tions and more,” he explained. “There is a lot of opportunity in a short amount of time in a very organized fashion.” He contin-ued that in viewing and touring the sites throughout the Festival, people can get a good idea of what they truly like and want.To stay relevant, the Festival has changed with the demands of the times, both from a design standpoint as well as from an economic one. “About three years ago, we added the renovation and remodeling por-tion of the show,” Eichenlaub noted. “We have also changed the format. Formerly, all homes in the Festival had to be for sale. Now builders are offering contracts to potential customers.” He added that some builders feature a model or “spec” home or a ready-to-buy home to be marketed at various stages of construction so the potential buyer can choose things like carpeting, tile, and other, similar features to

make it their own. Martin holds that many individuals, couples and families may be more interested in the remodeling aspect rather than selling their current home and purchasing another. “Economic times are dictating what consumers might choose to do.” Moritz has also observed that add-ing a remodeling component has contrib-uted to the growth of this event, “adding another dimension for potential consumers to consider while broadening the Festival’s appeal.”

Print and On-Line Resources Support the

Savvy Home Seeker

Among the “tools” produced by BAMP for the Festival, serving as a consumer resource and a builder’s boon, is its maga-zine listing the Festival’s locations, maps, directions, builders, remodelers and more. Social media, too, has been introduced to spread the word further, making it more accessible to consumers, local and other-wise, to explore home buying options and building possibilities. Through Twitter and Facebook, the Festival has promoted a “Community of the Week,” “Builder of the Week,” and “Product of the Week” all catering to the special needs of vari-ous buyers. Consumers, too, can become “Friends of the Show,” which serves as a tracking tool of consumers and their trends. Consumers who attend the show can also participate in prize drawings, keeping the festivity in the Festival. “People, those from the southwestern Pennsylvania area are targeted along with others who are look-ing to relocate to this area,” said Eichen-laub. “Many who are coming to the region due to job transfers and for other reasons, use these resources as a way of finding a builder, among other things.”

With the recent trend of people return-ing to the Pittsburgh area or coming in as new movers, the Web site also serves as a helpful guide. “If you can’t get out to the Festival of Homes on its designated week-ends to see the sites personally, the Festival Web site is extremely useful,” said Moritz. Martin continued, “If you’re out there look-ing, the Festival of Homes is a perfect place to start. You can see what colors and styles are up and coming.” But he also suggests picking up the magazine as a take-away to ponder after visiting the homes, citing that it tells the individual where everything is located along with directions, maps and in-formation for future reference. “Customers have come to our properties with this book in hand from two or three years ago. Many were ‘just looking’ back then but later, down the road, they may have changed their minds.” Moritz has had similar experi-ences. “Two or three years ago, maybe the time wasn’t right [for a new home build], but people revisit the magazine and bring it to us with a particular home or design in mind. We work with that person to create that vision for them.”

Sponsors for the Festival of Homes are still being compiled but historically have encompassed the real estate community, 84 Lumber, and many of BAMPs builder-members. The Festival of Homes is free to the public with hours on both fall weekends from noon to 5 p.m. An online listing of maps and homes, to be located at www.pghhomebuilders.com/pittsburghfestivalof-homes, will be made available in early September so that people can do their homework before attending the event. For tips and information about building a new home or remodeling, visit the Builder’s As-sociation of Metropolitan Pittsburgh’s Web site or call the downtown Pittsburgh office at 412-434-5690. NH

A PUBL ICAT ION OF CARSON PUBL I SH ING INC . • 500 MCKNIGHT PARK DRIVE • PITTSBURGH, PA 1 5 2 3 7 • 4 1 2 - 548 - 3 8 2 3

NEWHome Media Kit:New Home Media Kit 07 9/28/11 11:39 AM Page 4


INTERIORS

WHAT LIES

BENEATH


INTERIORS

There are very few places on Earth where people are as inclined to study the floors beneath their feet as much as they are the majesty of what’s above. A few places, local and foreign, come to mind, however: the beautiful stone etchings on the sanctuary floor in a Shadyside church; the handcrafted, vegetal arabesque and geometric floors of the Alhambra in Spain; and the carved “flower-like” designs underfoot at the Taj Mahal.

New Flooring Trends are

Functionality’s Finishing Touch

By Erin G. O’Donnell

As our lives become synony-mous with chronic move-ment and constant motion, we give no thought as to what we tread upon, racing

towards the next practice, meeting, or gathering. And though the first thing to catch our attention in a room is usually all of those items and accoutrements at eye-level, manufacturers have created a plethora of possibilities for creating taste-ful and design-conscious flooring that take wear, tear, and the occasional cocktail party maltreatment.

Finding Value in Vinyl

As the economy took a nosedive and hom-eowners’ tastes adjusted accordingly, one flooring requirement quickly trumped the rest: value that didn’t compromise style. Floors would have to withstand a beating, but not show it. They would have to be

very easy to clean, come in a variety of stylish options, and be stain resistant, for a very, very long time.

Enter vinyl, an often underestimated contender for “tasteful” modern floor-ing thanks to the lingering stigma of its less-developed progenitor prototype from decades past. But today’s vinyl flooring is resilient, comfortable, and comes in a texture to match any interior design concept. Michele Smith of Larry Lint Flooring highly recommends it for these reasons, suggesting that clients seriously consider new luxury vinyl tile, or “LVT” as it’s known in the industry. As natural tile materials become more expensive to produce and ship, LVT provides a viable design option.

Don’t be fooled, however. Vinyl is not syn-onymous with low-grade. “Decent, good quality vinyl is priced on par with porce-

lain tile and some hardwoods,” says David Grove from Paracca Flooring. “The draw to vinyl isn’t necessarily the price, rather it’s the attractiveness of very low maintenance and flood-friendly material.”

Manufacturers are also getting better at disguise. It’s becoming virtually impos-sible to distinguish good vinyl flooring or tile from natural materials like wood plank and ceramic tile. Quality products are still considered “middle of the road” options, but they do save consumers a considerable amount when compared to the price of real stone or tumbled marble.

Magic Carpet

Kids. Pets. Red wine. At one time, carpet didn’t stand a chance. Today, however, manufacturers have gone out of their way to make sure that homeowners purchas-ing carpet have an easier time of keeping


INTERIORS


it softer underfoot and looking like new. Accounting for roughly 60% of all retail flooring purchases, some carpet has also become synonymous with “green” living, thanks to the ability to produce it using recycled materials. It is also one of the most cost-conscious options, costing less to replace than exotic woods or marbles.

“Suburban clients are doing more carpet, and it’s one of the least expensive choic-es. So, if someone has kids running around, falling, and spilling things, this is prob-ably the best choice. You can replace it with new carpet once the kids are older,” says Smith.

Mohawk Industries, one of the most repu-

table manufacturers of residential carpet-ing, now provides buyers with fibers made from corn sugar, versus traditional nylon. “The Silk line of carpet from Mohawk is an exciting new option, too” says Grove. “It’s extremely soft, but durable and still stain-resistant.”

Other lines have started to use post-consumer drink and food containers in their textiles, as well. Area rugs are also an option for hard floors that need some softening or a design element added for tonal or textural diversity. Colorful outdoor rugs made from recycled flip flops, like those from Hipcycle, and doormats made from recycled plastic bottles, are easy to clean and add an eco-dynamic edge to any porch, deck, or mudroom.

Greener Pastures

As commercial operations are pushing to benefit from LEED-certified status for buildings, hotels, and public centers, residential buyers are presented with more affordable green options as a result of in-creased production. Most “green” products are comprised of recycled materials, and many are surprisingly design-forward, adding quirky touches and character.

INTERIORS

Magnewood floors are a creative mix of wood pulp and stone dust that eliminate the need for a plywood base. It’s durable and 75% recycled. The Forest Steward-ship Council also certifies wood flooring that has been harvested from forests under strict management and environmental care, many varieties of which can be bought for as little as $7.00 or $8.00 per square foot.

Grove’s customers are becoming increas-ingly interested in all hardwoods in general, especially hand-scraped, pre-distressed, and wide-plank products. He also informs those purchasing hardwood that regulations have been instilled so as not to compromise our national resources. “All hardwood harvesting is government regulated, and replanting measures are now protocol.”

Fontenay’s Vintage Barrel Collection is a 100% reclaimed product that adds

personality to even the stuffiest of rooms. The flooring is made from white-oak wine barrels. Every few feet of plank is the unaltered, emblazoned black script typi-cally found on the sides of barrels. Though it is a strong addition to any transitional interior, it also works well with traditional decor. For those looking to make a state-ment, this is a subtle and sustainable way to do so, even in more modern kitchens where simplicity is sought.

And with this sustainable “wine” produc-tion trend, cork begs an explanation as one of the most popular choices amongst buy-ers. Cork is leading the way in antimicro-bial and antibacterial modern flooring. It is non-toxic and comes from the cork oak tree. Because its bark grows back rapidly, it can be safely and sustainably harvested. US Floors has begun to add cork to its linoleum products, resulting in a marriage of two popular, durable materials known as Corkoleum.

Stone Cold

Natural stone adds an element of sophis-tication and timelessness, which is why so many homeowners and designers reserve it for exclusive projects and high-end clients. Of course, the spectrum of stone is expansive: there are grades and types that are simply out of the price range of most consumers. The complication of installa-tion, the weight of the product (especially in vertical applications), and the inability to maneuver curved surfaces make it a choice for very stringent parameters. Luckily, Daltile created Slimlite Slate & Quartzite which addresses the afore-mentioned challenges. Linnea Graves, a Daltile manager in Anaheim, explains how they have managed to develop a dynamic indoor and outdoor stone that adheres to a multitude of surfaces like aluminum, cement, gypsum, ceramic, MDF/HDF, concrete, etc.


INTERIORS

Fontenay’s Vintage Barrel Collection.


“Slate and quartzite stones are sliced into very thin layers and then are bonded to fiberglass/polyester backing to create a strong, yet pliable, piece of stone. This process allows Slimlite Slate & Quartzite to be used as an interior and/or exterior facade for installations over existing surfaces.”

Slimlite Slate and Quartzite products are light, slender, and can be custom-made to solve any design challenge. Each tile weighs less that 0.5 lbs. per square foot, and is roughly 1/8 in. thick. Panels up to 35” x 94” can be special ordered, and Daltile offers six colors to choose from.

Color Blocked

Looking for slip-resistant, easily-main-tained, hypoallergenic flooring that is easy on effort and worthy of award-winning de-sign acclaim? Modularity Flooring has the bases covered. Offered in 17 colors, these

1ft x 1ft vinyl tiles come in die-cut shapes that are mixed and matched to create thousands of patterns. Looking for bright and cheerful? Dramatic and geometric? Subdued and sophisticated? Signature Flooring devised this line of fun tile for clientele that had high expectations, and even grander visions.

Modularity Tiles are considered semi-permanent, permanent, and even tempo-rary options for those looking to add flair and high-design to any surface in any room of the house. For those who prefer to do it themselves, the application process is as simple as utilizing adhesive strips. Removal is just as simple. Professionals relish the opportunity to give their clients a cost-effective way to modernize floors that also allows for easy modification if necessary. The company based in New York City also produces wall-coverings that offer the same style and affordability as their cutting edge vinyl floor products.

INTERIORS

Corkoleum from US Floors.

Another PublicAtion from

Carson Publishing Inc.• Print & electronic Publishing

• Graphic Design • Website Design • Print & Production

500 mcKnight Park Drive • Suite 506APittsburgh, PA 15237 • 412-548-3823


City Mouse, Country Mouse

“City customers are still buying in-dustrial and hard surfaces, and sub-urbanites want soft, resilient carpet,” says Smith. Environment, lifestyle, priorities, budget, aesthetics all play a part in how we choose our floors. As the age of industrial kitchens has ushered in an acceptance of concrete floors to maintain that ascetic feel, some pros warn that concrete isn’t a DIY job, no matter how easy they make it seem on television. Also, concrete can be very tiring on the legs, so those looking to use this for a work surface should consider purchasing special floor mats that absorb shock while standing for long periods of time.

Regardless of what a homeowner may think she wants, nothing beats touching the materials and seeing it without the filter of technology. Smith agrees that only so much can be de-termined over a computer screen. “It would be best to do some research before shopping, but most people do better when they can touch the prod-uct and the colors for themselves.” Perform the necessary due diligence, but professionals and retailers are going to help steer customers to what will work for their needs while introducing new things to consider, like maintenance requirements and installation restrictions.

Though we do not live in an era of hand-crafted tiles placed painstak-ingly one by one along the corridors of architectural masterpieces, we do live in an era where ready-made products are available to satisfy a roster of specific needs. The latest flooring trends allow for creativ-ity and vision, while respecting the consumer’s budget and need for do-it-yourself application. It literally doesn’t get more down to earth than that. NH

Regardless

of what a

homeowner

may think she

wants, nothing

beats touching

the materials

and seeing

it without

the filter of

technology.

INTERIORS


54 City of Pittsburgh

54 Allegheny County

57 Beaver County

58 Butler County

59 Washington County

61 Westmoreland County

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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

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

The CarlyleCity of PittsburghCondominiumsPriced from: $308,900School district: City of PittsburghAgency: Prudential Preferred Realty412-367-8000prudentialpreferredrealty.com Columbus SquareNorth SideSingle familyPriced from: $179,000to $289,000School district: City of PittsburghAgency: Fourth River Development LLC412-231-4444ColumbusSquarePittsburgh.com

The Condominiums at St. MathewsCity of Pittsburgh CondominiumsPriced from: $350,000School district: City of PittsburghAgency: Coldwell Banker RealEstate Services 412-521-2222theenclavepgh.com Crescent Court CondominiumsSquirrel HillCondominiumsPriced from: $375,000School district: City of PittsburghAgency: Howard HannaReal Estate Services 412-421-2153howardhanna.com Federal HillCity of Pittsburgh/ NorthsideTownhomesPriced from: $140,000School district: City of PittsburghAgency: S & A Realty412-364-2626

Hilltop Housing InitiativeBeltzhooverSingle-family homesPriced from: $89,900School district: City of PittsburghAgency: Northwood Realty 412-367-3200northwood.com Market House�ShadysideCondominiumsPriced from: $350,000School district: City of PittsburghAgency: Howard HannaReal Estate Services 412-683-1980howardhanna.com The MetropolitanShadysideCondominiumsPriced from: $950,000School district: City of PittsburghAgency: Howard Hanna Real Estate Services412-683-1980howardhanna.com

Nunnery Hill OverlookNorthsideSingle-family homesPriced from: $180,000School district: City of PittsburghAgency: RE/MAX Select Realty412-633-9300 ext. 214724-309-1758fineviewhomes.com The Residences Pittsburgh�Downtown PittsburghSkyhomesPriced from: $514,500Agency: Howard HannaReal Estate Services 412-355-0777

Riverside MewsCity of Pittsburgh/South SideContemporary town homesPriced 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 Sweet Briar VillageCity of Pittsburgh/Mt. WashingtonTownhomesPriced from: $240,000School district: City of PittsburghColdwell Banker Real EstateAgency: 412-521-2222liveatsweetbriarvillage.com

Vista Grande�City of Pittsburgh/Mt. Washington Luxury condominiumsPriced from: $500,000School district: City of PittsburghAgency: Coldwell Banker RealEstate Services 412-344-0500vistagrandepgh.com Windom Hill Place�City of Pittsburgh/South Side�Contemporary townhomes - condoPriced from: $679,000School 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

ALLEGHENY COUNTY

Asbury IIMonroevilleCarriage homesPriced from: $229,900School district: GatewayAgency: Howard Hanna Real Estate Services 724-327-5161howardhanna.com

Avonworth HeightsOhio Township�Custom single-family homesPriced from: $375,000School district: AvonworthAgency: Prudential Preferred Realty724-776-3686prudentialpreferredrealty.com

Barrington ManorFranklin Park �Custom single-family homesPriced from: $500,000 School district: North AlleghenyAgency: Prudential Preferred Realty412-367-8000prudentialpreferredrealty.com Beechwood Bethel ParkSingle-family homesPriced from: $240,000School district: Bethel ParkAgency: Heartland Homes724-871-1704loveheartland.com

Berkeley SquareMonroeville�Single-family homesPriced from: $329,000 School district: Gateway Agency: Howard HannaReal Estate Services 724-856-8300howardhanna.com

The BerkshiresSouth Fayette TownshipSingle-family homesPriced from: $190,000School district: South FayetteAgency: Ryan Homes 412-914-2057ryanhomes.com Berringer Court at Sonoma RidgeMoon TownshipCarriage homesPriced from: $230,000School district: Moon AreaAgency: Heartland Homes724-871-1724loveheartland.com Breckenridge HighlandsBaldwin BoroughSingle-family homesPriced from: $190,000School district: Baldwin-WhitehallAgency: Ryan Homes724-218-1328ryanhomes.com

BrandywineElizabeth TownshipSingle-family homesPriced from: $170,000School district: Elizabeth ForwardAgency: Maronda Homes, Inc412-896-1845www.marondahomes.com

BriarwoodFranklin ParkSingle-family homesPriced from: $350,000School district: North AlleghenyAgency: Heartland Homes 724-871-1716loveheartland.com

Brookfield Manor�Bethel Park/South ParkSingle-family homesPriced from: $240,000School district: Bethel Park/South ParkAgency: Heartland Homes724-871-1704loveheartland.com

Burwood AcresRobinson Township�Custom single-family homesPriced from: $290,000School district: MontourAgency: S&A Homes412-264-9200sahomebuilder.com

Carriage EstatesFranklin ParkLotsPriced from: $80,000School district: North AlleghenyAgency: Coldwell Banker Real Estate Services412-366-1600pittsburghmoves.com CastletownFranklin Park�Custom single-family homesPriced from: $650,000 School district: North AlleghenyAgency: Prudential Preferred Realty 412-367-8000prudentialpreferredrealty.com

Centennial PointCollier Township�Townhomes and single-family homesPriced from: $150,000 townhomes, $230,000 single-familyChartiers ValleyAgency: S&A Homes 412-276-0422sahomebuilder.com

Chapel HarborFox ChapelCarriage homes, townhomes and single-family homesPriced from: $249,900School district: Fox Chapel AreaAgency: Coldwell Banker Real Estate Services412-963-7655liveinchapelharbor.com

Chartiers LandingRobinson TownshipSingle-family homesPriced from: $375,000School district: MontourAgency: Prudential Preferred Realty412-262-4630prudentialpreferredrealty.com Chavelle EstatesPlum BoroughSingle-family homesPriced from: Mid-$200,000School district: Plum Borough Agency: Howard Hanna Real Estate Services 724-327-5161howardhanna.comricciuticonstruction.com CimarronMoon Township�Single-family homesPriced from: $190,000School district: Moon AreaAgency: Ryan Homes412-264-5029ryanhomes.com

Steve FinkVoice: 412-787-8807 Fax: 412-787-0429

email: [email protected]

Robinson TownshipClassic Custom Homes from $500,000 On 2.5 Acres Each

www.VisitParagonHomes.com

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CobblestoneOhio Township�Single-family homes and townhomes Priced from: $270,000 Single-family-homes; $210,000 townhomes;School district: AvonworthAgency: Ryan Homes412-364-1897 and 412-367-1927ryanhomes.com

CobblestoneOhio TownshipSingle-family homesPriced from: $270,000School district: AvonworthAgency: S&A Homes412-364-2626sahomebuilder.com

Copper CreekMarshall TownshipLuxury estate custom homesPriced from: $1,200,000School district: North Allegheny Agency: Eddy Homes412-221-0400EddyHomes.com

The Courtyards of CobblestoneOhio Township�Single-family carriageand villa homesPriced from: $234,400School district: AvonworthAgency: Epcon Homes andCommunities412-548-3298epconcarriagehomes.com Deerfield RidgeSouth Fayette TownshipCustom single-family homesPriced from: $375,000Agency: Paragon Homes412-787-8807VisitParagonHomes.com

E lane @ Carnegie CarnegieGarden style condominiumsPriced from: $194,900School district: CarltonAgency: RE/MAX Select Realty412-633-9300 ext. 214724-309-1758elane.biz

EdgewaterOakmontTownhomes and courtyard homesPriced from: $250,000School district: RiverviewAgency: Heartland Homes724-871-1722loveheartland.com

The EnclaveFox ChapelSingle-family homesPriced from: $800,000School district: Fox Chapel AreaColdwell Banker Real Estate Services412-963-7655pittsburghmoves.com/TheEnclave

English FarmsPine TownshipCuston single-family homesPriced from: $390,000School district: Pine-RichlandAgency: S&A Homes724-934-2858sahomebuilder.com

The Estates at Jefferson Jefferson Borough�Single-family homesPriced from: $275,000 Agency: Coldwell Banker Real Estate Services412-655-0400pittsburghmoves.com /estatesatjefferson

Evergreen Place�Ross TownshipTownhomesPriced from: $220,000 School district: North HillsAgency: Coldwell Banker Real Estate Services 412-487-0500pittsburghmoves.com FairwindsRichland Township�Single-family homesPriced from: $270,000 School district: Pine-RichlandAgency: Ryan Homes724-444-3177ryanhomes.com Falconhurst ForestO’Hara TownshipSingle-family homesPriced from: $750,000School district: Fox Chapel Agency: Howard Hanna Real Estate Services 412-963-6300howardhanna.com

Fayette FarmsNorth FayetteSingle-family homesPriced from: $190,000 School district: West AlleghenyAgency: Ryan Homes 724-218-1328ryanhomes.com Fayette Farms EstatesNorth Fayette Township�Custom HomesPriced from: $400,000 School district: West AlleghenyAgency: Keller Williams412-787-0888 Fayette Farms Meadows and TownsNorth Fayette Township�TownhomesPriced from: $150,000 School district: West AlleghenyAgency: Heartland Homes724-871-1728loveheartland.com

Fayette Farms VillasNorth Fayette Township�Single-family villa homesPriced from: $190,000 School district: West AlleghenyAgency: Paragon Homes412-787-8807

Field Brook FarmsRichland TownshipSingle-family homesPriced from: $500,000 School district: Pine-RichlandAgency: Howard Hanna Real Estate Services 724-772-8822howardhanna.com

Fields of Nicholson�Franklin Park Borough�Custom carriage-homes from $542,400, Custom villas from $434,400 School district: North AlleghenyAgency: Prudential Preferred Realty 724-776-3686prudentialpreferredrealty.com

Forest Oaks at WexfordWexfordTownhomesPriced from: $199,900School district: North AlleghenyColdwell Banker Real Estate Services412-366-1600pittsburghmoves.com /forestoaksatwexford

Forest ViewIndiana TownshipSingle-family homesPriced from: $500,000 School district: Fox ChapelAgency: Howard Hanna Real Estate Services 724-772-8822ricciuticonstruction.comhowardhanna.com

Foxwood KnollsMoon TownshipSingle-family homesPriced from: $210,000School district: Moon AreaAgency: Ryan Homes412-264-5029ryanhomes.com

Foxwood KnollsMoon TownshipSingle-family homesPriced from: $220,000School district: Moon AreaAgency: Maronda Homes, Inc412-287-6256www.marondahomes.com

Franklin RunFranklin ParkSingle-family homesPriced from: $340,000School district: North AlleghenyAgency: Heartland Homes 724-871-1716loveheartland.com

Gardens at Fox HallO’Hara TownshipCustom single-family condosPriced from: $850,000School district: Fox ChapelAgency: Prudential Preferred Realty412-782-3700

GeorgetownePine TownshipLuxury townhomesPriced from: $529,000 School district: Pine-RichlandAgency: Prudential Preferred Realty412-367-8000prudentialpreferredrealty.com

Grace ManorRobinson TownshipTownhomesPriced from: $170,000School district: MontourAgency: Maronda Homes, Inc412-329-7017www.marondahomes.com

Granite RidgeSouth Fayette TownshipTownhomes and single-family homesPriced from: $150,000School district: South FayetteAgency: Maronda Homes, Inc412-523-1547 and 724-307-3079www.marondahomes.com The Heights of North ParkPine TownshipCustom single-familyPriced from: $900,000School district: Pine-RichlandAgency: RE/MAX Select724-779-7072The HeightsofNorth Park.com

Hidden Falls�Indiana Township/Fox Chapel Borough Single-level townhousesPriced from: $540,000 School district: Fox Chapel Agency: Howard Hanna Real Estate Services 412-963-6300howardhanna.com

The HighlandsPlum BoroughSingle-family homesPriced from: $210,000School district: Plum BoroughAgency: Ryan Homes412-793-4797ryanhomes.com

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

HyTyre FarmsWest Deer Township�Carriage HomesPriced from: $224,000School district: Deer Lakes Agency: Richland Holdings, LLC 724-443-4800

The Isles at The HighlandsPlum BoroughPatio and townhomesPriced from: $189,900s 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

Jordan EstatesUpper St. ClairSingle-family homesPriced from: $440,000School district: Upper St. ClairAgency: Heartland Homes724-781-1715loveheartland.com

Kings CourtRichland TownshipSingle-family homesPriced from:$200,000School district: Pine-RichlandAgency: Coldwell Banker Real Estate Services412-487-0500kingscourtplan.info

www.signaturehomesadvantage.com

Avonworth Heights • Ohio Township • Custom single-family homeswww.signaturehomesadvantage.com

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

Deerfield RidgeSouth FayetteCustom Building Lots Coming Soon!Unique Home DesignsCustom Builder Quality

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Lake MacLeodPine TownshipSingle-family homesPriced from: $750,000School district: Pine-RichlandAgency: Coldwell Banker Real Estate Services412-487-0500 or 724-625-1277lakemacleod.com Langdon FarmsPine TownshipSingle-family homesPriced from: $600,000 School district: Pine-RichlandAgency: Coldwell Banker Real Estate Services 412-366-1600 or 724-776-2900pittsburghmoves.com/langdonfarms

Legacy VillageSewickleyCarriage homesPriced from: $210,000School district: AvonworthAgency: Heartland Homes724-871-0173loveheartland.com

Lenox PlaceFinley TownshipVillas and townhomesPriced from: $200,000School district: West AlleghenyAgency: Prudential Preferred Realty412-262-4630prudentialpreferredrealty.com

The Links at Deer RunWest Deer�Golf course community,carriage homesPriced from: $239,900School district: Deer LakesAgency: Prudential Preferred Realty 724-776-3686prudentialpreferredrealty.com

Long RidgeKennedy TownshipSingle-family homesPriced from: $190,000School district: MontourAgency: Ryan Homes412-771-1456ryanhomes.com

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

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 McCaslin RidgeHampton TownshipSingle-family homesPriced from: $500,000 School district: Hampton Agency: Coldwell Banker Real Estate Services 412-366-1600pittsburghmoves.com/mccaslinfarms

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

Neville ManorCollier TownshipCarriage homesPriced from: $220,000School district: Chartiers ValleyAgency: Heartland Homes724-871-1710loveheartland.com

NewburySouth FayetteCarriage homesPriced from: $360,000School district: South FayetteAgency: S&A Realty412-276-0422sahomebuilder.com

NewburySouth FayetteSingle-family homes and towhomesPriced from: $210,000School district: South FayetteAgency: Heartland Homes724-871-0175loveheartland.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: $229,900 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 Homes724-934-2858sahomebuilder.com

One River RoadO’Hara TownshipTownhomesPriced from: $620,000School district: Fox Chapel AreaAgency: Prudential Preferred Realty412-782-3700prudentialpreferredrealty.com The Overlook at Forest ManorHarmar TownshipManor homesPriced from: $500,000 School district: Fox ChapelAgency: Howard Hanna Real Estate Services 412-963-6300howardhanna.com

Paragon PlaceRobinson TownshipCustom estate homesPriced from: $550,000School district: MontourAgency: Paragon Homes412-787-8807VisitParagonHomes.com

Park PlaceIndiana TownshipSingle-family homesPriced from: $850,000School district: Fox ChapelAgency: Howard Hanna Real Estate Services 412-963-6300howardhanna.com Parkview EstatesRichland Township�Single-family and carriage homesPriced from: $260,000 School district: Pine-RichlandAgency: Heartland Homes724-871-0171loveheartland.com

Patriot Pointe�Jefferson Hills Borough�Single-family homes & townhomes with first floor owner’s suitePriced from: $210,000 single-family; $220,000 townhomes School district: Jefferson HillsAgency: Ryan Homes412-914-2059ryanhomes.com

PinecrestPine TownshipSingle-family homesPriced from: $350,000School district: Pine-RichlandAgency: Heartland Homes724-871-1702loveheartland.com

Prestley HeightsCollier TownshipTownhomesPriced from: $150,000School district: Chartiers ValleyAgency: Ryan Homesryanhomes.com

Private AcreageSouth FayetteSingle-family homesPriced from: $300,000School district: South Fayette Agency: Paragon Homes412-787-8807VisitParagonHomes.com

www.v i s i t p a r a g o n h o m e s . com

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homes across all western Pa Communities from $300,000

Call Today : 4 12 . 7 87 . 8 807

Picky People PICK ParagonMany home buyers think that custom equals expensive, but at Paragon we

would love to make your dream home a reality whether your budget is $300,000 or over $2,000,000 At Paragon, we have a simple philosophy: build a great home designed around the customer’s needs and dreams. Contact us today and put our buyer-friendly process to work for you, after all, they are Your Dreams, Your Home, and should be built Your Way.

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Rabold FieldsPine TownshipSingle-family homesPriced from: $400,000 School district: Pine-RichlandAgency: Coldwell Banker RealEstate Services412-366-1600pittsburghmoves.com Raintree ManorHampton TownshipTownhomesPriced from: $225,000School district: HamptonAgency: Minnock Construction Company412-366-4770

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

Ridge ForestFranklin ParkSingle-family homes and townhomes (coming soon)School district: North AlleghenyAgency: Ryan Homes724-249-6835ryanhomes.com Riverwatch at O’Hara WoodsFox ChapelSingle-family homesPriced from: $400,000School district: Fox Chapel AreaAgency: Coldwell Banker RealEstate Services 412-963-7655pittsburghmoves.com/riverwatch Saddlebrook FarmsBethel Park�Custom single-family homes Priced from: $321,900 School district: Bethel ParkAgency: Prudential Preferred Realty 412-833-7700prudentialpreferredrealty.com Sangree FarmsRoss TownshipCustom single-family homesPriced from: $500,000School district: North HillsAgency: Minnock Real Estate Services412-369-7253

Scarlett RidgeFranklin ParkCustom single-familyPriced from: $600,000School district: North AlleghenyAgency: Prudential Preferred Realty724-776-3686ww.EddyHomes.com

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

Sonoma RidgeMoon Township�Village single-family homes and estate homes Priced from: $260,000 School district: Moon AreaAgency: Heartland Homes724-871-1724loveheartland.com Springer Manor�Moon/Crescent Township�Custom villasPriced from: $325,000 School district: Moon AreaAgency: Prudential Preferred Realty 412-262-4630prudentialpreferredrealty.com

Staunton HeightsMoon / Crescent TownshipsMulti-family homesPriced from: $299,900School district: Moon AreaAgency: Howard Hanna Real Estate Serviceshowardhanna.com

SteeplechaseWhitehallCarriage homesPriced from: $230,000School district: Baldwin-WhitehallAgency: Heartland Homes724-871-1719loveheartland.com

Sterling RidgeSouth FayetteSingle-family homesPriced from: $320,000School district: South FayetteAgency: Coldwell Banker Real Estate Services 412-344-0500pittsburghmoves.com/sterlingridge

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

StonecrestPine TownshipSingle-family homesPriced from: $340,000School district: Pine-RichlandAgency: Heartland Homes724-871-1700loveheartland.com Sturbridge CourtWexford/Franklin ParkSingle-family homesPriced from: $550,000School district: North AlleghenyAgency: Howard Hanna Real Estate Services 412-772-8822howardhanna.com The SummitMarshall TownshipSingle-family homesPriced from: $800,000School district: North AlleghenyAgency: Coldwell Banker Real Estate Services 412-366-1600pittsburghmoves.com/thesummit

Trotwood AcresRobinson TownshipLuxury townhomesPriced from: $180,000School district: MontourAgency: Heartland Homes724-213-3800 loveheartland.com

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

Venango TrailsMarshall TownshipCarriage Homes and single-family homes$330,000 carriage homes, $360,000 single-familySchool district: North AlleghenyAgency: S & A Homes724-934-2858sahomebuilder.com

Village at PinePine Township�Townhomes and single-family homes$210,000 townhomes and $260,000 single-family homesSchool district: Pine-RichlandAgency: Ryan Homes 724-940-4051ryanhomes.com

The Village at Sweetwater�Sewickley�TownhomesPriced from: $410,000School district: Quaker ValleyAgency: Heartland Homes 724-871-1716loveheartland.com

Villages at Neville ParkCollier Township�TownhomesPriced from: $180,000 School district: Chartiers ValleyAgency: Ryan Homes 412-276-0644ryanhomes.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 Walnut RidgeEmsworthCondominiumsPriced from: $160,000 School district: AvonworthAgency: Coldwell Banker Real Estate Services 412-363-4000walnutridgecondos.info

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

WillowbrookSouth Fayette TownshipSingle-family homesPriced from: $240,000School district: South FayetteAgency: Heartland Homes724-871-0177loveheartland.com

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 412-741-3657sahomebuilder.com

Woods of Sewickley HillsSewickley HillsSingle-family estate homes Priced from: $370,000 School district: Quaker ValleyAgency: Ryan Homes 724-741-8905ryanhomes.com

BEAVER COUNTY

Ashley RidgeBrighton TownshipSingle-family homesPriced from: $240,000School district: Beaver AreaAgency: Ryan Homes724-847-1659ryanhomes.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 Realty724-774-2222prudentialpreferredrealty.com

Chippewa Heights

Chippewa Township Single-family, townhomes and ranch style patio-homesPriced from: $274,000 single-family, $190,000 townhomes and $215,000 patio-homesSchool district: BlackhawkAgency: Coldwell Banker Real Estate Services 724-774-2900pittsburghmoves.com

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

www.VisitWalkersRidge.com

Walkers RidgeNew Cul-de-sac lots just approved.Adjacent to NevillewoodGreat Collier location minutesfrom Robinson and the South Hills

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Clearwater EstatesFranklin TownshipCarriage homesPriced from: $170,000 School district: RiversideAgency: Coldwell Banker Real Estate Services 724-776-2900 or 724-752-0383pittsburghmoves.com

Goldenrod Meadows�North Sewickley TownshipSingle-family homesPriced from: $250,000School district: RiversideAgency: Northwood Realty 724-776-9705northwood.com NottinghamEllwood CityTownhomes and patiohomesPriced from: $160,000School district: RiversideBeaver CountyAgency: Coldwell Banker RealEstate Services724-776-2900pittsburghmoves.com/nottingham

Seven OaksBrighton Township�Golf-course community with single-family custom homes and triplex carriage homesPriced from: $269,900School district: Beaver AreaAgency: Prudential Preferred Realty724-776-3686prudentialpreferredrealty.com

Shenango WoodsChippewa TownshipSingle-family homes Priced from: $200,000 School district: BlackhawkAgency: Ryan Homes 724-847-1659ryanhomes.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

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

ActonFranklin TownshipSingle-family lotsPriced from: $39,000 School district: Slippery Rock AreaAgency: Northwood Realty 724-282-1313northwood.com Amherst VillageAdams TownshipSingle-family homesPriced from: $270,000School district: Mars AreaAgency: Heartland Homes412-945-1367loveheartland.com

Belle Vue ParkCranberry TownshipTraditional single family homesPriced from: $255,900traditional and $350,000 estatesSchool district: Seneca ValleyAgency: Prudential Preferred Realty724-776-3686

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

BrookstoneAdams TownshipSingle-family homesPriced from: $270,000School district: Mars AreaAgency: S&A Homes724-538-4900sahomebuilder.com Carriage ManorCranberry TownshipSingle-family homesPriced from: $600,000School district: Seneca ValleyAgency: Coldwell Banker Real Estate Services 724-776-2900 pittsburghmoves.com/carriagemanor Chatham CourtAdams Township�Luxury carriage homesPriced from: $575,000School district: Mars AreaAgency: Prudential Preferred Realty 724-776-3686prudentialpreferredrealty.com Cherrywood SpringsCenter Township�Single-family home sitesPriced from: $39,900School district: Butler AreaAgency: Northwood Realty 724-282-1313northwood.com

Ehrman FarmsCranberry TownshipSingle-family homesPriced from: $550,000 School district: Seneca Valley Agency: Howard Hanna Real Estate Services 724-452-1150

FoxmoorCranberry TownshipTownhomesPriced from: $220,000School district: Seneca ValleyAgency: S & A Homes724-538-4900sahomebuilder.com

Foxwood EstatesCranberry TownshipSingle-family homesPriced from: $800,000School district: Seneca ValleyAgency: Coldwell Banker Real Estate Services412-366-1600pittsburghmoves.com/foxwoodestates

The Gables atBrickyard 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 Heritage CreekAdams TownshipCustom single-family homes, townhomes with first floor master suite, two-story townhomes Priced from: $300,000 single-family homes; $280,000 townhomes with first floor master suite; $230,000 two-story townhomes School district: Mars AreaAgency: Century 21 Town & Country Real Estate Services724-779-2101PghPropertyOnline.com

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

Kaufmann RunAdams Township�TownhomesPriced from: $190,000 School district: Mars AreaAgency: Ryan Homes724-776-5610ryanhomes.com

Leslie FarmsConnoquenessing BoroughSingle-family homesPriced from: $190,000School district: Butler AreaAgency: S & A Homes724-538-4900sahomebuilder.com

Leslie FarmsConnoquenessing BoroughSingle-family homesSchool district: Butler AreaAgency: Ryan Homes724-249-6835ryanhomes.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 Homes724-538-4900sahomebuilder.com

Meadow RidgeForward TownshipSingle-family homesPriced from: $240,000School district: Seneca ValleyAgency: Heartland Homes 724-871-1714 loveheartland.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: $750,000School district: Mars AreaAgency: Prudential Preferred Realty 724-776-3686prudentialpreferredrealty.com

Myoma Woods�Adams Township� Single-family homesPriced from: $350,000School district: Mars AreaAgency: Heartland Homes 724-871-1700 loveheartland.com

Mystic Ridge�Cranberry Township�Single-family homesPriced from: $360,000School district: Seneca ValleyAgency: Heartland Homes 724-871-1716loveheartland.com

Napa Ridge at Brandywine�Connoquenessing TownshipTownhome communityPriced from: $239,900School district: Butler AreaAgency: Prudential Preferred Realty 724-776-3686 or 724-283-0005prudentialpreferredrealty.com The OaksBuffalo TownshipSingle-family homesPriced from: $299,900School district: Freeport AreaAgency: Coldwell Banker Real Estate Services 412-366-1600 homesattheoaks.com Orchard ParkCranberry TownshipSingle-family homesPriced from: $310,000School district: Seneca ValleyAgency: Heartland Homes724-871-1712loveheartland.com

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YPark 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 lots and homesPriced from: $65,000 lots$399,000 homes School district: South ButlerAgency: Northwood Realty 724-295-9090

Plantation at Saxonburg Clinton Township�Single-family and carriage homesPriced from: Single- families $270,000 Carriage homes priced from $190,000’sSchool district: South ButlerAgency: S&A Realty 724-352-5006sahomebuilder.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

Seaton Crest Adams TownshipSingle-family homesPriced from: the $330’sSchool district: Mars AreaAgency: S&A Realty724-538-4900sahomebuilder.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: $280,000School district: Butler AreaAgency: Howard Hanna Real Estate Services 724-282-7903howardhanna.com Stratford HeightsCenter Township�Single-family homesPriced from: $290,000 School district: Butler AreaAgency: Prudential Preferred Realty 724-283-0005prudentialpreferredrealty.com Taylor RidgeAdams TownshipCustom single-family homesPriced from: mid $400,000School district: Mars AreaAgency: S&A Realty724-538-4900sahomebuilder.com

Taylor RidgeAdams TownshipSingle-family homesPriced from: $370,000School district: Mars AreaAgency: Ryan Homes724-898-0010ryanhomes.com

Timber RidgeLancaster Township�Custom single-family homesPriced from: $450,000 School district: Seneca Valley Agency: Howard Hanna Real Estate Services412-687-9097howardhanna.com

TimberleeButler AreaSingle-family-homesPriced from: $300,000School district: Butler AreaAgency: Howard Hanna Real Estate Services 724-687-0157howardhanna.com Village at Camp Trees�Adams Township in Butler County and Pine Township in Allegheny County�Custom single-familyPriced from: $550,000School district: Mars Area and Pine-RichlandAgency: Prudential Preferred Realty724-776-3686prudentialpreferredrealty.com

The Village at Sarvers MillBuffalo Township �Custom townhomes and cottage homes Priced from: Low-$200,000School district: Freeport AreaAgency: Howard Hanna Real Estate Services 724-353-2223howardhanna.com

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

The Vineyards at Brandywine�Connoquenessing Township�Custom single-family homesPriced from: $279,000School district: Butler Area Agency: Prudential Preferred Realty 724-776-3686prudentialpreferredrealty.com

The Vineyards at Brandywine�Connoquenessing Township�Custom single-family homesPriced from: $240,000School district: Butler Area Agency: S&A Homes724-538-4900sahomebuilder.com

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

Wakefield Estates�Cranberry Township�Custom single-family homesPriced from: $500,000School 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: $270,000School 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

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

WASHINGTON COUNTY

Alto PianoCecil TownshipSingle-family homesPriced from: $500,000School district: Canon-McMillanAgency: Howard Hanna Real Estate Services 412-302-2304howardhanna.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

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: $200,000School district: TrinityAgency: Heartland Homes724-871-0179loveheartland.com Chadwick EstatesPeters TownshipSingle-family homes Priced from: $350,000School district: PetersTownshipAgency: Heartland Homes724-871-1736loveheartland.com

Concord Green North Strabane TownshipSingle-family homesPriced from: $230,000 School district: Canon- McMillanAgency: Heartland Homes724-871-1730loveheartland.com

The Courtyards At Arden MillsChartiers TownshipSingle-family carriage and villa homesPriced from: $239,900School district: Chartiers HoustonAgency: Epcon Homes and Communities724-223-1844epconcarriagehomes.com

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

Great MeadowsPeters TownshipSingle-family homesPriced from: $280,000School district: Peters TownshipAgency: Ryan Homes412-835-1869ryanhomes.com

Park PlaceTraditional Neighborhood Development

www.cranberryparkplace.comNorthwood Realty Services

724-776-1863

Park Place.indd 1 2/15/10 12:31:09 PM

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Hamlet of Springdale�Peters Township�Single-family homesPriced from: $679,000School district: Peters TownshipAgency: Howard Hanna Real Estate Services724-941-8800

Heartwood Farms Cecil Township Single-family homes and carriage homesPriced from: $230,000School district: Canon-McMillanAgency: Heartland Homes724-871-1706 loveheartland.com

Hiddenbrook Peters Township Villa homesPriced from: $280,000 School district: Peters TownshipAgency: Heartland Homes724-871-1738loveheartland.com

Hill Station ManorCecil TownshipTownhomes or condos Priced from: $249,900 School district: Canon-McMillanAgency: Howard Hanna Real Estate Services 724-873-7355howardhanna.com

Majestic Hills�North Strabane TownshipSingle-family homesPriced from: $230,000School district: Canon-McMillanAgency: Ryan Homes 724-745-6410ryanhomes.com

Maple RidgeCecil Township�TownhomesPriced from: $190,000 School district: Canon-McMillan Agency: Ryan Homes724-745-6064ryanhomes.com

McMurray HighlandsPeters Township Custom single-family homesPriced from: $575,000 School district: Peters TownshipAgency: Prudential Preferred Realty 412-833-7700prudentialpreferredrealty.com

Meadow Ridge�Peters Township�Single-family homesPriced from: $774,900 School district: PetersTownshipAgency: Prudential Preferred Realty412-833-7700prudentialpreferredrealty.com

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

Oakbrooke EstatesCecil TownshipSingle-family homesPriced from: $230,000School district: Canon-McMillanAgency: Heartland Homes724-871-1706loveheartland.com

Orchard HillPeters TownshipSingle-family homesPriced from: $270,000School district: Peters TownshipAgency: Ryan Homes412-835-1869ryanhomes.com

OverlookPeters TownshipSingle-family homesPriced from: $270,000School district: Peters TownshipAgency: Ryan Homes412-835-1869ryanhomes.com

The OverlookPeters TownshipSingle-family homesPriced from: $399,900School district: Peters TownshipAgency: Howard HannaReal Estate Services 724-941-8800howardhanna.com

Paxton GroveChartiers TownshipSingle-family-homesSchool district: Chartiers-HoustonAgency: Howard HannaReal Estate Services 724-222-6040howardhanna.com

The Ridge at Spring MeadowsPeters Township�Single-family homes Priced from: $270,000School district: Peters TownshipAgency: Ryan Homes412-835-1869ryanhomes.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: $310,000School district: Canon-McMillanAgency: Heartland Homes724-871-1719loveheartland.com

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

Sycamore ReserveNorth Franklin TownshipSingle-family homesPriced from: $250,000School district:TrinityAgency:Keith Homes724-223-0285keithhomes.net

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Timber RunCecil TownshipSingle-family homesPriced from: $190,000School 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 Ridge Nottingham Township Single-family homesPriced from: $220,000School district: RinggoldAgency: Heartland Homes724-871-1730loveheartland.com

Waterdam Farms�North Strabane TownshipCarriage homesPriced from: $300,000School district: Canon-McMillanAgency: Coldwell Banker Real Estate Services 412-344-0500 pittsburghmoves.com/waterdamfarms

Weavertown Village North Strabane Township Carriage homes and luxury townhomesPriced from: $190,000School district: Canon-McMillanAgency: Heartland Homes724-871-1732loveheartland.com

Weavertown Woodlands�North Strabane TownshipCarriage homesPriced from: $280,000School 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 cottage villasPriced from: $200,000 single-family and $220,000 cottage villasSchool district: Kiski Area Agency: Howard Hanna Real Estate Services 724-339-4000howardhanna.com

The Armory at LigonierLigonierTownhousesPriced from: $275,000School district: Ligonier ValleyAgency: Prudential Preferred Realty724-238-7600prudentialpreferredrealty.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: Franklin Regional Agency: ReMax Realty412-856-2000ricciuticonstruction.com

Cherry Wood EstatesMt. Pleasant Township�Custom single-family homesPriced from: $225,000 School district: Mount PleasantAgency: Prudential Preferred Realty 724-838-3660prudentialpreferredrealty.com Chestnut Hill�North Huntingdon Township�Single-family homes Priced from: $230,000School district: NorwinAgency: Ryan Homes724-863-3506ryanhomes.com

Everview EstatesLigonier TownshipSingle-family homesPriced from: $299,900School district: Ligonier ValleyAngency: Howard Hanna Real Estate Services724-832-2300

Foxfield KnollUnity Township�Custom single-family homesPriced from: $289,900–$580,000School district: Greater LatrobeAgency: Scalise Real Estate 724-539-3525 Foxtail Court at Rolling RidgeMurrysville�Single-family homesPriced from: $600,000 School district: Franklin RegionalAgency: Howard Hanna Real Estate Services 724-327-5161howardhanna.com Gleneagles at Cherry CreekHempfield Township�Golf course community patio homesPriced from: $218,000 School district: Hempfield AreaAgency: Prudential Preferred Realty 724-838-3660prudentialpreferredrealty.com

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Glenn AireUnity Township�Custom single-family homes Priced from: $390,000 School district: Greater LatrobeAgency: Prudential Preferred Realty 724-838-3660prudentialpreferredrealty.com

Grandview EstatesHempfield TownshipSingle-family homesPriced from: $180,000School district: Hempfield AreaAgency: Ryan Homesryanhomes.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

KingsburyNorth Huntington TownshipTwo-four acre estatesPriced from: $450,000School district: NorwinAgency: RWS Custom Homes724-861-0571rwscustomhomes.com

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

The LegendsNorth HuntingdonSingle-family homes Priced from: $450,000School district: NorwinAgency: Scalise Homes724-864-5500www.scalisehomes.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: $180,000School district: Hempfield AreaAgency: Howard Hanna Real Estate Services 724-832-2300howardhanna.com

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

MarRose EstatesHempfieldSingle-family homesPriced from: $190,000School district: Hempfield AreaAgency: Ryan Homes724-836-1804ryanhomes.com

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

Meadowlane HeightsHempfield TownshipSingle-family homesPriced from: $180,000’sSchool district: Hempfield AreaAgency: S & A Realty724-837-6124sahomebuilder.com Moreland ManorAllegheny TownshipSingle-family homesPriced from: $200,000 School district: Kiski Area Agency: Howard Hanna Real Estate Services 412-478-1002ricciuticonstruction.comhowardhanna.com

NorthpointeHempfield Township�Custom single-family homesPriced from: $270,000 School district: Hempfield Area Agency: Prudential Preferred Realty724-838-3660prudentialpreferredrealty.com Oak Farm EstatesPenn Township�Single-family homesPriced from: $250,000 School district: Penn-TraffordAgency: Prudential Preferred Realty724-838-3660prudentialpreferredrealty.com

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Palmer PlaceUnity TownshipCustom single-familyPriced from: $650,000 School district: Greater LatrobeAgency: Prudential Preferred Realty 724-838-3660prudentialpreferredrealty.com Park LaneGreensburg�Patio homes and townhomesPriced from: $174,900 School district: Greensburg-SalemAgency: Howard Hanna Real Estate Services 724-327-5161howardhanna.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 Homes724-837-6124sahomebuilder.com Rolling Hill FarmRostraver TownshipSingle-family homesPriced from: $180,000School district: Belle Vernon AreaAgency: S & A Homes724-872-8403sahomebuilder.com Rolling Ridge�MurrysvilleSingle-family homes Priced from: $370,000School district: Franklin RegionalAgency: Ryan Homes724-327-9330ryanhomes.com Salem Ridge Village�Rostraver Township�Single-familyPriced from: $225,000School district: Belle Vernon AreaAgency: Prudential Preferred Realty724-838-3660prudentialpreferredrealty.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 RegionalAgency: Howard Hanna Real Estate Services724-327-5161howardhanna.com

Tinstman EstatesScottdaleSingle-family home lotsPriced from: $35,900 School district: SouthmorelandAgency: Prudential Preferred Realty 724-838-3660prudentialpreferredrealty.com

The TrailsLevel Green�Patio homes and single-family homesPriced from: $288,500School district: Penn-Trafford Agency: Howard Hanna Real Estate Services 724-327-5161howardhanna.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 Homes724-837-6124sahomebuilder.com

The Village at LigonierLigonier BoroughCarriage homesPriced from: $199,900School district: Ligonier ValleyAgency: Howard Hanna Real Estate Services724-836-3660howardhanna.com

The Village at LigonierLigonier BoroughVillasPriced from: $208,900School district: Ligonier ValleyAgency: Prudential Preferred Realty724-238-7600prudentialpreferredrealty.com The Village at StonegatePenn Township VillasPriced from: $264,900 School district: Penn-TraffordAgency: Prudential Preferred Realty 724-838-3660 or724-327-0444prudentialpreferredrealty.com

The Villas at GrayhawkUnity Township�Villa style condominiumsPriced from: $239,900School district: Greater LatrobeAgency: Cedar Ridge Realty 724-832-3501thevillasatgrayhawk.com

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

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 FarmsMurrysvilleSingle-family homesPriced from: $220,000School district: Franklin RegionalAgency: Ryan Homes724-327-9330ryanhomes.com

Westmoreland FarmsMurrysville�Single-family homes and villasPriced from: $229,900 single-family; $176,900 villas School district: Franklin RegionalAgency: Howard Hanna Real EstateServices 724-327-5161howardhanna.com

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

Westwind EstatesHempfield TownshipSingle-family homesPriced from: $230,000School district: Hempfield AreaAgency: Ryan Homes724-836-1804ryanhomes.com

Willow EstatesNorth HuntingtonSingle-family homesPriced from: $260,000School district: NorwinAgency: S & A Homes724-837-6124sahomebuilder.com

Woodhaven RidgeHempfield TownshipTownhomesPriced from: $114,900School district: HempfieldAgency: Howard Hanna Real Estate Services 724-850-7249howardhanna.com

Yok Wood RidgeUnity Township�Single-family homesPriced from: $190,000 School district: Greater LatrobeAgency: Prudential Preferred Realty724-838-3660prudentialpreferredrealty.com

OTHER COUNTIES

Clarion CountyFairway EstatesFoxburgSingle-family lotsPriced from:$39,900School district: Allegheny ClarionAgency: Northwood Realty Services724-282-1313northwood.com

Greene CountyColonial PlaceFranklin Township�Single-family homesitesPriced from: $28,000School district: WaynesburgAgency: Northwood Realty 724-627-4300northwood.com

Volant HighlandsWashington TownshipSingle-family home sitesPriced from: $27,900School district: Wilmington AreaAgency: Northwood Realty 724-658-6645northwood.com

Carriage HillsPulaski TownshipSingle-family lotsPriced from:$35,000School district: Wilmington AreaAgency: Northwood Realty Services724-658-6645northwood.com

Valleyview HeightsPulaski TownshipSingle-family lotsPriced from: $35,000School district: Wilmington AreaAgency: Northwood Realty Services724-658-6645northwood.com

Mercer CountyCamelot EstatesHermitage�Single-family homesPriced from: Lots starting at $29,900Agency: Northwood Realty724-458-8800northwood.com

Legends of Grove CityPine Township�Villas, patio homes and Single-family homesPriced from: $184,900School district: Grove CityAgency: Northwood Realty724-458-8800northwood.com

Pierce BluffsHermitageSingle-family homesPriced from: Lots starting at $40,000Agency: Northwood Realty 724-458-8800northwood.com

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greater pittsburgh's new home magazine summer 2012

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