EASTERN COMMUNITIES OUTDOOR LIVING SPACE HOUSING

Transcription

NEWHOME
FINANCE
Summer 2011
PITTSBURGH’S MORTGAGE MARKET
HOUSING IN PITTSBURGH’S
EASTERN COMMUNITIES
THE EMERGENCE OF THE
OUTDOOR LIVING SPACE
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Summer 2011
06
16
40
46
CONTENTS
05
06
P
ittsburgh’s Mortgage Market
Three years after the financial crisis, banks are healthy
overall and sitting on piles of cash that they would like
to put to work.
16
L ooking To The East
24
Housing Excellence Awards
40
P
roject Profile
46
56
56
Publisher’s Message
63
People moved to Westmoreland County because of the
type of housing, the schools and the lower taxes. That
reasoning remains as valid in 2011 as ever!
The Builders Association of Metropolitan Pittsburgh
recognizes the best work of its members, promoting
home ownership and improvement of the residential
building industry.
Lincoln Hills; A Shuster Built Community
Bob Shuster and his family have built a career dedicated to understanding what makes a quality home.
Builder Profile
Mark Heinauer and Barrington Homes’ reputation and
management approach has paid dividends. They are
currently in some of Pittsburgh’s most desirable neighborhoods, including a few of our region’s limited communities of million dollar homes.
Interiors
Turning Inside Out
The last few years have been a lesson in wise asset
allocation, including how we choose to spend money
on our living space.
New Construction Listings
40
New housing developments in the City of Pittsburgh,
Allegheny, Beaver, Butler, Washington and
Westmoreland Counties.
www.greaterpittsburghnewhome.com
3
Building A New Home?
What Matters To You, Matters To Us.
From
Pittsburgh Builders
Who Care
What can we design for you and your family?
Your home is a reflection of you. Values That Matter™ builders listen carefully to what every member of
your family wants and needs. We build homes according to these criteria, using them as a starting point
to help you plan a home with your distinctive tastes and desires at the heart of it all. Values That Matter™
builders take the time to work with our clients in a way that big builders simply can’t.
Visit Us Online . . .
www.BuildWithValues.com
Publisher’s Message
PUBLISHER
Kevin J. Gordon
[email protected]
EDITOR
Jeff Burd
GRAPHIC DESIGN
Jaimee D. Greenawalt
PRODUCTION
Carson Publishing, Inc
CONTRIBUTING WRITER
Erin Raimondi
Linda Simon
Hank Walshak
CONTRIBUTING PHOTOGRAPHERS
Jan Pakler
Ed Rieker Photography
Barrington Homes
Builders Association of Metropolitan Pittsburgh
RWS Custom Homes
K Morris Landscape Design
Michael Kamon
ADVERTISING SALES DIRECTOR
Carson Publishing, Inc.
James Hilliard
412-548-3823
[email protected]
SPECIAL THANKS
Mark Heinauer, Bob Shuster, The Builders
Association of Metropolitan Pittsburgh, Coldwell
Banker Real Estate, Dollar Bank, Heartland
Homes, Howard Hanna Real Estate Services,
Northwood Realty, Prudential Preferred Realty,
Ryan Homes, Century 21 Real Estate, Primrose
Homes and Westmoreland Professional Builders
Association.
MORE INFORMATION
Greater Pittsburgh’s New Home is published
quarterly by Carson Publishing, Inc., 500
McKnight Park Drive, Suite 506A, Pittsburgh, PA
15237; 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 cannot, 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.
D
uring the first quarter of 2011 in metropolitan Pittsburgh, 495 permits were issued for single-family detached units, up 31.6% from the
same period last year. Attached unit permits increased to a similar degree, with 178 units started compared to 138 during the first quarter of
2010. The overall housing construction market was up about 31%.
This continued improvement of the residential real estate market is proving to
be quite real! According to RealStats, the volume of home sales rose in January,
February and March compared to 2010. Even more encouraging is the data on
sales prices, which showed a 10% increase in the average price of a house compared to last year. For existing homes the average price was $132,067 and for
new homes the average price was up 20.2% to $303,134.
If you are still on the sidelines but thinking about buying, building or remodeling, consider the fact that mortgage interest rates are at or near lows not seen for
50 years! Our mortgage market update helps explain the ups and downs of our
financial industry. Read about new lending conditions and how to take advantage
of these opportunities. There’s a lot of money out there waiting to be used!
In this issue of NEW HOME, Erin Raimondi explains how outdoor living spaces
have gained newfound respect in the design world. It’s clear that this is a
trend that means homeowners can enjoy staying in, while not really staying in at
all! Also, we reintroduce Pittsburgh’s eastern suburbs, its commercial corridors
and steady residential development.
Remember, Greater Pittsburgh’s NEW HOME is required reading. Enjoy and
have a great summer!
ON THE COVER
This Barrington Home’s project was built in
2004, part of the Lake MacLeod development
in Pine Township.
Kevin J. Gordon
Visit us at www.greaterpittsburghnewhome.com
5
PITTSBURGH’S
MORTGAGE
MARKET
6 GREATER PITTSBURGH’S NEW HOME
| Summer 2011
OVER THE PAST FEW YEARS,
INVESTMENTS ALL OVER THE
IT BACK. DURING THE LOW POINT
MOST OF THE UPS AND DOWNS
WORLD. LENDERS WENT TOO
OF THE RECENT RECESSION
THE FINANCIAL INDUSTRY HAS
FAR IN THE DIRECTION OF
MORE THAN 90 PERCENT OF
EXPERIENCED WERE DUE TO
MAKING
AVAILABLE
AMERICANS CONTINUED TO DO
EXCESSES IN THE WAY HOMES
AND IN THE COURSE OF A FEW
JUST THAT, BUT THE RECORD
WERE FINANCED. CREDIT WAS
MONTHS THE WHOLE WORLD
NUMBER OF FORECLOSURES
LOOSE, LENDING CONDITIONS
WAS TURNED ON ITS EAR.
AND THE PLUMMETING VALUE
MONEY
WERE EASY AND THERE WAS
OF HOMES IN MANY REGIONS
LOTS OF DEMAND FOR NEW
AT THE CENTER OF THIS TURMOIL
FORCED A RECORD NUMBER OF
MORTGAGES TO BE TURNED
WAS THE RELATIVELY SAFE BET
BANKS TO CLOSE THEIR DOORS,
INTO
PRODUCTS
THAT PEOPLE WOULD BORROW
AND STILL MORE TO WRITE OFF
THAT COULD BE SOLD AS
MONEY TO BUY A HOME AND PAY
THE VALUE OF A LOT OF DEBTS.
FINANCIAL
7
N
early three years after the financial crisis,
banks are healthy overall and sitting on piles
of cash that they would like to put to work.
When you hear bankers say they are lending
they are telling the truth but the main questions for most Americans are, to whom are they lending?
And how do I get in line for some of those loans?
The answer to the first question is, far less borrowers than
in 2007. Due to a combination of enforced conservatism
and government regulation, lenders aren’t making loans to
people with less than impeccable credit. Federal regulators,
who were mostly absent during the housing bubble are now
scrutinizing banks and setting credit standards much higher
for lenders who want to sell into the secondary market. They
are doing that through tighter standards for Freddie Mac and
Fannie Mae.
... the lower volume
of new homes has
helped existing home
values to appreciate.
Fannie Mae and Freddie Mac are the government sponsored
enterprises (now fully government operated) that are by far
the largest buyers of mortgages that the banks originate,
so their standards for loan underwriting become the industry standards. These entities were the vehicles the Clinton
and Bush administrations used to boost home ownership
by loosening standards. That decision, unfortunately contributed greatly to the crisis that followed. Because of the
enormous portfolio size of these organizations (at their peak
they owned $4.5 trillion of the total $5.5 trillion mortgage
market), the government continued to support Fannie and
Freddie through the financial crisis. Even though neither is
financially healthy, Fannie and Freddie still provide almost all
of the secondary market for banks to sell their mortgages.
And in response to their massive loan losses from earlier in
the decade, the two have become very demanding about the
loans they are buying.
“Everyone talks about how rates are at historically low levels
and how the opportunity to get into a house is the best in
| Summer 2011
decades,” says Dollar Bank’s senior vice president of marketing Joseph Smith. “What runs counter to that is anybody
who does mortgages of more than 10 or 15 years has to
write them to sell to Fannie and Freddie.”
The risk of lending residential mortgages is multiplied by
time. The longer the repayment period, the more exposed to
default a lender is. For 30 year mortgages – which are still
the majority of home loans – banks need to charge enough
to offset the risk of holding them in their portfolios. Doing that makes them uncompetitive and ties up too much of
their money that could be used more profitably elsewhere.
The solution is to sell the mortgages over 15 years and that
means meeting Fannie and Freddie’s standards.
Banks that are willing to keep residential mortgages in their
portfolios do have more flexibility in lending than Freddie
or Fannie may allow, but that carries a price. Lenders that
hold some of their own loans are able to make discretionary
decisions about borrowers or properties that they know well
enough to understand what risks are involved in the decision, but the loans carry a premium in rate or loan costs, or
both. And those kinds of decisions are generally made on
consumer loans or refinancing rather than new construction.
The pinch in new construction finance has had one positive
byproduct, however unintended, in that the lower volume of
new homes has helped existing home values to appreciate.
Without an imbalance in the supply of homes available, sellers are finding that their homes are moving in a reasonable
fashion and at the price they are asking. Another side effect
of the recent recession and the tighter financing conditions
that accompanied it is that the demand for “move up” homes
has been dampened for several years, but Hoddy Hanna
believes that demand won’t remain contained for long.
“The traditional moving pattern of first time buyers is that
they tend to stay about seven years or so and then their lives
change so that they are looking for a bigger house,” says
Hanna, CEO of Hanna Realty Services, the region’s largest
realtor. “We looked at the buyers who bought from 1999 to
2004 recently to track the people who purchased a home
that was $200,000 or less – usually that was a first-time
buyer – and found that a large percentage were in the same
home. Those people would normally have been moving to a
new home in 2008 to 2010, but the dominant buyer during
those years was the first time buyer because of the $8,000
tax credit.”
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The life changes Hanna speaks of – job promotions, having
children, the outgrowing of a home as a family grows – still
occurred at the same rate as usual while the national downturn
occurred, which means the demand for buying up has been
building. While that pent up demand was growing, the homes
that Pittsburghers lived in were appreciating by some five
percent or more, helping homeowners accumulate equity as
they waited for better conditions. With the flood of refinancing
slowed to a trickle, this backlog of move up buyers with equity
may represent the next flood of borrowers.
For people who
borrowed three to five
years ago there will be
quite a difference.
If banks are now lending to first-time buyers with great credit
and existing homeowners who have a track record and equity,
how can you tell if your credit record puts you in line for a
mortgage on a new home.
“The number one thing is to pre-qualify. Realtors and sellers
aren’t anxious to even see buyers who aren’t pre-qualified,”
says Mike Henry, vice president of mortgage production for
Dollar Bank. “Borrowers need to understand their credit score
and that is often not the case. They have to have enough down
payment that is saved, not a loan, and they should have sufficient employment history, at least two years. In many ways the
rules today for borrowing go back to the rules of the 1970’s. ”
“It’s good to check your credit using the free credit reporting
agencies use but consumers must understand that those agencies use different models than banks use to get a FICO score
and the results will be different,” he says. “The differences may
affect the rate a borrower gets or some important loan conditions.”
“The biggest thing now versus year’s past is having all of the
information ready,” explains First Niagara Bank’s Daniel Dintino. “For people who borrowed three to five years ago there will
be quite a difference. My advice to borrowers is ‘be prepared
to disclose.’ Have pay current stubs ready. Make sure you have
current tax filings and if you have a business that includes your
| Summer 2011
business taxes. Don’t be afraid to over-disclose and if there is a
weakness in your finances be ready to tell the story behind it.”
Chris Martin, president of Northwest Savings Bank’s Pittsburgh
region thinks borrowers should know that lenders understand
the recession made it difficult to maintain spotless credit.
“Because of the recent economic problems, most people have
experienced some sort of credit pain, a slow payment, falling
behind for a time,” he explains. “It’s not uncommon but the
borrower needs to be prepared to explain the situation. We’d
love it if the customer told us about it before we pull their
credit and find out.”
Disclosure and explanation is a common thread running
through the advice of all lenders right now. “If you’re a firsttime buyer you’re going to be asked to give more information
about your situation than you expect,” cautions Mars National
Bank’s executive vice president Rob Odom. “My advice is to be
as responsive as possible and don’t be annoyed by all the questions that will be asked.”
Parkvale Savings Bank’s mortgage loan production manager,
Shelly Schweinsberg believes that consumers have come to
understand that more will be asked. “There have always been
customers who don’t like to disclose but I think most people
have heard enough about banking troubles over the past few
years that they are prepared to give us more information than
they expect,” she says. “They hear enough that banks are being
tougher and think that ‘if I want to get a loan I’m going to have
to tell the bank what it wants to know.’”
Explaining your circumstances won’t be limited to your credit
report counsels Rhoan Hernandez, senior vice president and
real estate services manager at First National Bank. “I tell
customers to take an honest look into the mirror about their
employment history,” he says. “You can have gaps in your job
history that are explainable but job hopping from one industry
to another makes you look unstable.”
“Of course, the most important factor is still the credit profile,”
Hernandez says. “Someone considering a mortgage should
come to a lender and pre-qualify; get their credit report and
get their house in order if needed.” Asked what would get a
house in order, Hernandez replied, “First, of course is paying
your bills on time. Make sure you don’t have outstanding collections. Something that has bubbled up now is managing your
credit, making sure your lines of credit or revolving loans aren’t
maxed out. That tells a loan officer that you keep your credit
from getting away from you.”
“A pre-approval review is good for borrowers because it gives
them a good idea of what creditors are saying about them and
allows us to guide them to the right loan product,” explains
George Dillinger, mortgage sales manager for Citizens Bank.
“In the past, a 620 score was good, but now if you have a 620
and 20 percent down there’s a good chance your rate will be
higher. In fact, if you have less than 680 it’s possible you won’t
get a conventional loan approved.” Dillinger pointed out that
one advantage of hearing the bad news in advance of shopping
for a home is to fix the problems. “There are a lot of non-profit
organizations out there who can help a borrower get credit
worthy.”
The extra attention to detail and explanation during the loan
review process is also creating pressure on schedule. First-time
borrowers can be especially susceptible to having unrealistic
expectations about approval time but the fact that the changes
in conditions are recent also catches experienced borrowers
off guard, particularly if they last did a mortgage during easier
credit conditions. Mike Henry says he sees more cases now
of borrowers being unprepared with sufficient funds to close,
often having enough cash but assuming that the source of the
funds isn’t relevant. That leads to unhappy surprises in the end.
“We do a pre-approval but that is just meant to help customers take a peak behind the curtain before they go shopping for
a home,” says Martin. He points out that lenders will still have
a significant amount of paperwork to follow up a pre-approval
with a complete loan application and noted that each individual
bank will have its own points of emphasis. Asked about what
was important to him, Martin had a surprising answer.
“It sounds simple but a properly executed sales agreement
is the first step. If a customer is ready to apply for a loan he
should have a sales agreement, one that includes price, a
timetable for closing and any contingencies that will apply to
the sales.”
Like with the pre-qualification process, formal loan applications will require full income documentation, which will include
the previous year’s W-2, several recent pay stubs, tax returns,
investments statements and full support of any items listed
as income. Many institutions will require that you move cash
equivalent to the closing costs into an account in their bank until the loan is closed. And borrowers should expect much more
scrutiny about the amount and form of the down payment.
11
Our advice to prospective homebuyers is to
make sure they buy a home they can afford.
first-time borrowers – to access the market without savings for
an extended time period.
“While the market has changed, there are also a lot of products out there again,” remarks Marilyn Scripko, senior vice
president for ESB Bank. “PMI has been very tight since 2008
but it is starting to come back into the market for higher loanto-value (LTV) products. There are some products now so that
the buyer can have three percent down but that carries PMI.
It’s not a lot more money but credit has to be very good to
qualify for the high LTV products.” One way lenders avoided
PMI during the middle of the decade was to issue home equity
loans at the time of the mortgage to make up the difference
between down payment and 20 percent. This got a lot of
banks in trouble when values declined, although not so much
in Western PA. Those kinds of products are also returning on a
limited basis, says Scripko.
One myth that has arisen since the financial crisis began is that
loan-to-value ratios are low, meaning that homeowners will
need to have 15 to 20 percent down. No lender would discourage such a level of equity but the reality is that the market
would be stuck at that level and down payment requirements
have come back to normal levels, although at a cost. A number of transaction fees are based on loan value, so those costs
will be higher with a lower down payment. The ongoing cost of
lower equity though, is private mortgage insurance or PMI.
PMI ensures the mortgage for the lender by charging a premium for loans with less than 20 percent equity. The premium
varies with down payment, amount and credit score but is
generally somewhere around one-half percent of the mortgage
balance annually, although the costs can be nearly one percent
on down payments of five percent or less. As an example, the
PMI cost for a $90,000 loan balance with a ten percent down
payment would be around $40 per month. PMI is sort of a
mixed blessing, however, since it allows borrowers – especially
| Summer 2011
“A few years ago there were loan products that allowed 97
percent loan-to-value (LTV) without PMI but now we can do
80-10-10 loans which have ten percent down and a ten percent second mortgage,” she explains. The primary mortgage
then qualifies without PMI, but here again the credit worthiness of the borrower has to be exceptional. Scripko was one of
several lenders who were cautious about premium mortgage
insurance.
“Our advice to prospective homebuyers is to make sure they
buy a home they can afford. We counsel them to limit their
monthly mortgage payment, including taxes and insurance, to
less than 28% of their monthly income” says Rob Odom. “PMI
can be a great tool, particularly for first time homebuyers that
do not have the cash to make a 20% down payment. However,
we caution borrowers not to let the fact that PMI permits them
to finance over 90% of the cost or value of a home to buy
beyond their means. The higher the loan-to-value ratio, the
longer they will have to pay the PMI premium and be subject
to a decline in market value that might erode their initial equity
in the home.”
FNB’s Rhoan Hernandez also talks about caution when describing how his bank works with its customers.
You’re looking for
“The attitude we try to have filter down is
a home in your
to not let customers overspend. Counsel
them. Ask them questions to help them
community.
understand if they are biting off too much,”
he says. “I think that’s what happened to
Why shop for a
the whole residential industry [during the
mortgage halfway
housing bubble]. Consumers thought they
across the country?
could have more; realtors This
showed
is abuyers
proof only. All colors here may or may not match final printed copy exactly. This is an
during
the said
creation of your advertisement. ABC Advertising shall not be held responsible for an
bigger houses, and a mortgage
broker
to identify
changes or to correct errors.
they could find a loan to make
the payment
Should the number of sets of changes requested exceed two, add
work.”
Please verify all a
& indicate al
“We want to see customers have reserves
beyond their down payment and closing costs so they have money in the bank
after they own the home. There should be
money available for home repairs and a few
months’ reserves to cover income in case
of a job loss.”
George Dillinger feels the role of the
loan officer has become elevated over the
past couple of years. “With so, so many
changes in requirements for loans, the loan
officer can be the most important resource
in the whole process,” he notes. “Not only
does the loan officer pull the credit report
and review the pre-approval details but
also asks the borrower important questions
about how much cash they want to put into
the home, what are the sources of their
equity and acts more like a counselor than
loan officer. They can guide the customer
to the right kind of loan product for their
situation.”
Bankers counseling borrowers not to
borrow as much money may sound a little
counter to the stereotype. The popular
portrayal of financial institutions hasn’t
been very flattering over the past few
years, but you shouldn’t get the impression that banks are sitting around fat and
happy on piles of cash. One benefit of the
recent environment is that fewer loans are
being done and lenders have to compete
harder and the tighter competition means
borrowers can get better deals. But there’s
not much evidence that they are getting
careless again.
www.fnb-online.com
800-555-5455
ROTHMAN AWNING CO., INC.
(412) 421-1133
“Reputations are made by many and lost by one.”
Option 2
13
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“With the low rates, we were seeing as many as 50 home equity lines of credit or refinance applications a day in the fall,”
says Joe Smith. “Now we’re down to about half that amount.
The refinance bubble is over.”
The competition isn’t making lenders look at lower quality
credit for volume, however. “Pricing is getting real competitive again,” notes Dintino. “Loan volume is off so pricing is
aggressive, which lowers a borrower’s costs, but no one is
getting aggressive on credit. In the past, many banks competed on credit.”
Today’s more conservative credit standards make sense to
Andy Dodd, who leads Fifth Third Bank’s mortgage lending.
“I tell my loan officers that it’s no different than when I started
in 1981. If they stick to the underwriting standards on four
main things and document it properly, every loan they submit
will be approved,” Dodd says. “We need to know their willingness to pay – that’s their credit history; their ability to pay –
that they have sufficient income to cover their debts. We need
to know the collateral – tell us about the house, the structure,
the value of comparable homes in the neighborhood; and we
need to understand that they have the equity or cash to close
– can they document where the down payment is coming from
or show how much equity is in their home.”
Competition for loans also has lenders tweaking mortgage
products that are geared towards remodeling existing homes,
especially since new residential construction remains a market
that is half the size it was in 2006. These kinds of loans can be
difficult for consumers because they often involve two separate
mortgages or mortgage periods to accommodate the construction component of the loan.
“New construction has always been our forte because we don’t
add onto our rates for new construction,” says ESB’s Marilyn
Scripko. “But we also do a loan or refinance for purchase and
rehabilitation. For that type of product, the borrower picks a
contractor; we appraise the home as it will be after improvements and then base the loan on the improved value.”
“We do both purchase/rehab and refinance/rehab loans to try
and make it easier on the consumer like with new construction,” says Shelly Schweinsberg, “There will be a contractor
involved and we’ll look at the plans and specifications for the
work because we want to base the loan on the completed
value of the home. The consumer has one closing where we
distribute funds for the purchase so they own the home and
We want to see
customers have reserves
beyond their down
payment and closing
costs so they have money
in the bank after they
own the home.
then escrow the construction funds. The customer pays interest only as the funds are distributed during construction.”
That approach allows borrowers to have some comfort in pursuing a fixer-upper in a great neighborhood or even refinancing their existing home to expand it. Construction loans can
be difficult to understand and manage, with draw schedules
that owners often don’t understand. Creating a single mortgage eliminates the need for a permanent loan after construction and can even act as an incentive to manage the project,
since controlling costs can bring the total price below the loan
value, increasing the equity at the start of the loan. With fewer
new construction options, a purchase and remodel mortgage
broadens the market for some of those move-up buyers of
whom Hoddy Hanna speaks.
In the wake of a financial earthquake such as the global markets
experienced in 2008 it’s not surprising that normal lending
conditions haven’t fully returned in 2011. Yet part of that
perception may be on what ‘normal’ will be. Most lenders are
talking about concepts like saving, buying below your means,
polishing credit and fiscal conservatism that have been the
norm for centuries and only changed within the past decade
or so. If you are able to adopt these more time-honored credit
principles, you may like the new normal better than you think.
“We tell prospective borrowers that if they have good credit,
stable income and a good employment history to be encouraged,” says Rob Odom. “There’s a lot of money out there
waiting to be used.” NH
15
Looking To
Housing in Pittsburgh’s
Eastern Communities
| Summer 2011
During the 1990’s and the first half of the past
decade the eastern suburbs – and especially those in
Westmoreland County – experienced a boom of sorts
in new home construction, much like the bedroom
communities in other corners of metropolitan
Pittsburgh. Like most of those communities, the
eastern suburban market slowed down considerably
during the past few years for new construction.
That doesn’t mean that the residential market has
remained slow, however.
“P
eople move to
Westmoreland County
because of the kinds of
housing, the schools and
the lower taxes,” says Greg Hammill,
vice president and regional manager for
Howard Hanna Realty. Those criteria
remain as valid in 2011 as ever.
Most people driving east from Pittsburgh
would have a hard time distinguishing
when they leave Monroeville and enter
Murrysville – which is the westernmost
community in Westmoreland – without
the road signs. The same is true for
drivers traveling from North Versailles in
Allegheny County to North Huntingdon
Township in Westmoreland. The growth
of the commercial corridors has created
a continuous stretch of retail and office
properties along the main highways. And
residential development has followed
those same pathways.
The East
17
One of the major differences between the way the two counties
feel, however, is owed to the sheer size of Westmoreland County. It is the physically largest county in Pennsylvania. More than
its sheer size though, the diversity of topography and geography is impressive. Westmoreland County includes the former
industrial towns like New Kensington or Arnold in the Allegheny
Valley to the north, and the steel towns like Monessen in the
west, on the east side of the Mon Valley. Westmoreland is also
where the Laurel Highlands start. Ligonier was once the summer
home of Carnegie, Mellon and Frick, and today is still home to
rolling estates and one of America’s greatest golf courses, Laurel Valley. To the west lie the suburban bedroom communities
like Murrysville, North Huntingdon and Penn Townships, which
understandably feel more like Pittsburgh than the agricultural
communities just a few miles away.
For residents of Monroeville, Plum or the municipalities of
Westmoreland County, living there means they are never more
than an hour away from great boating on one of three rivers,
skiing at Seven Springs or Hidden Valley, or the amenities of the
city of Pittsburgh. Living in Westmoreland gives you access to
some of America’s most historic sites and its highest technology,
and puts you within commuting distance of one of the nation’s
hottest cities.
The eastern suburbs became a hot commodity when jobs grew
up there. Just a few years ago the threat of lost jobs made a
lot of people nervous about the prosperity of Westmoreland
County. Not only was the threat overblown, but the area is now
smack dab in the middle of the hottest industry in the region.
ENERGY AND INDUSTRY
IN WESTMORELAND
The healthy growth in Westmoreland followed the successful efforts of the Westmoreland County Industrial Development Corp.
(IDC) to create new industrial parks and attract dozens of new
employers to the county. By the beginning of the 21st Century
the jobs from the manufacturers and research businesses that located in Westmoreland created a steady customer base for new
homes. The demand attracted both production builders and
custom homebuilders and volume in the hottest neighborhoods
lifted several municipalities – North Huntingdon, Hempfield and
Penn Townships – regularly into the top ten markets for housing.
In 2007, one of the major employers creating demand for
housing in the east, Westinghouse announced their decision to
build a new corporate campus in Cranberry Township, leaving
Monroeville with what appeared to be a 2,000 person hole in
its employment base. The decision meant that Pittsburgh would
keep Westinghouse but there was fear that the move would be
a blow to housing in the eastern suburbs. Like many gloomy
prognostications, the predictions of a declining housing market
in the east proved to be more hype than reality.
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For starters, a large number of the existing Westinghouse
employees simply chose a longer commute rather than relocating from lifelong homes. Then, just over a year later, UPMC
announced its plans to build a new $200 million hospital in
Monroeville. That facility would bring roughly 1,000 new jobs.
During that same period, Westinghouse’s competitor, Bechtel
Corp. was also expanding because of the growth of nuclear
energy and it purchased the vacant building at 105 Jamison
Lane in Monroeville and invested $12 million to expand, adding
hundreds of more jobs. And healthcare prescription provider
CVS Caremark moved into the former Monroeville ExpoMart,
doubling the space it had taken in Penn Center East. In just a
couple of years the employment base that was feared lost to
Westinghouse’s relocation – which was smaller than predicted –
was replaced. And then there was the natural gas business.
While employers were playing a sort of musical chairs in Monroeville the first blush of the Marcellus Shale exploration was
seen in Washington County, mostly in and around Canonsburg.
Gas industry experts talked from the beginning about how the
exploration would necessitate a wider base of businesses in locations beyond the Washington County fields. By 2010, the trickle
of businesses serving the natural gas industry had grown into a
flood of companies that were looking for secondary sites along
major highways and rail lines that were convenient to the drilling
fields in Washington and Fayette Counties. Many of those sites
are in Westmoreland County.
The Marcellus Shale gets most of the ink but the energy sector
is about other sources of power, sources which will add depth to
the economy in Westmoreland County for generations.
Last year the Regional Industrial Development Corp. of Southwestern PA (RIDC) announced a new plan for the shuttered
Sony video screen plant in New Stanton. Sony was the third
major manufacturer to occupy and later abandon the facility –
after both Chrysler and Volkswagon – and the state was trying
to create a job source by promoting a reuse of the facility for an
alternative fuels plant. The economics of a corn-to-fuel facility
never worked but the RIDC’s efforts to lure multiple tenants in
alternative energy research and manufacturing has much more
promise. West of New Stanton there are plans for a $1 billion new power plant just north of I-70 near Smithton. Tenaska
Energy is in the early stages of developing the plant but hopes
to be operating and hiring by 2014.
The variety of jobs and careers give buyers the opportunity to
put down roots in Westmoreland County and those roots will be
more affordable. Homeowners in Westmoreland have significantly lower property taxes than those in Allegheny County,
often as little as 60% of what a similar home is in Allegheny.
That difference means that buyers can build a bit more home, or
they can build a home that’s more affordable.
Builders Association Of Metropolitan Pittsburgh
Looking for a
new home?
Call on the Region’s
Home Building Experts
2011
September 24, 25, October 1 & 2, 2011
412-434-5690
www.pghhomebuilders.com
19
the districts mentioned above have completed major building
programs recently, and the resources provided are state of the
art. A couple of the districts provide incoming freshmen with
laptops to use during their high school careers.
SOME PLACES TO BE
One characteristic of the Westmoreland County housing market
is that a greater share of the homes built are done by smaller
custom builders so that the demand for housing truly drives the
volume, rather than speculative building. This helps keep values
higher and insures against overbuilding an inventory of homes.
GREAT SCHOOLS
ARE A GREAT DRAW
Of course, a healthy employment market can provide a strong
economic base for a county but what attracts home buyers
more than anything else is the quality of the schools. With the
maturity of the Internet as a resource, most shoppers for homes
can do diligent research about the communities in which they
have an interest and few details are as important to families as
the rankings for schools.
School districts have been held accountable to a much higher
degree over the last decade or so and one of the benefits of that
accountability is the amount of data available to potential residents. Where parents may have been looking to be in specific
school districts 15 years ago, they now have access to enough
rating information to narrow their search to focus on specific
elementary schools. Particularly in today’s residential market,
a buyer can realistically choose their child’s path through their
desired school district and narrow their choice of homes for
sale or builders who are active in the neighborhoods the buyer
selects.
The available information isn’t limited to Westmoreland County
buyers of course, but buyers are often surprised at how many
of Westmoreland’s school districts are among the top rated
districts in the state.
In the Pittsburgh Business Times Guide to Western Pennsylvania
Schools, seven Westmoreland County schools ranked in the top
25 districts in this half of the state. Even more impressive was
the fact that four districts, Franklin Regional, Greater Latrobe,
Greensburg-Salem and Penn-Trafford ranked in the top 50 of
the state’s 500 districts. Three others, Kiski Area, Norwin and
Freeport, ranked in the top 75.
Test scores aren’t the only area where Westmoreland school districts shine. Sports teams from Westmoreland districts regularly
compete for state championships in boys and girls events. All of
| Summer 2011
“Most of the builders in Westmoreland area are smaller in
volume than those in the north or south suburbs,” observes
Thomas Abraham, owner of Abraham Homes and current president of the Builders Association of Metropolitan Pittsburgh.
People who live in the east do so for a wide variety of reasons,
mostly because Westmoreland County’s size allows for a wide
variety of lifestyles. The county includes farmers, residents looking for small town life and commutes looking for the convenience of suburban living. The growth of new construction and
the most consistent home value appreciation, of course, have
followed the communities that are served by the highly rated
school districts. Most of those, not coincidentally, are within a
short drive from the two east-west business corridors, Route 22
and Route 30.
Those popular areas shift in character as you move east from
bedroom communities near the Allegheny County line to population centers for the county’s government seat in Greensburg
and the Route 119 industrial corridor in the center of Westmoreland County.
As might be expected, Murrysville began to develop rapidly in
the 1990’s as infrastructure improvements made the commute
to Pittsburgh more convenient, and as more people discovered the lower taxes and Franklin Regional schools. Already a
Pittsburgh bedroom community before the growth spurt, Murrysville saw new construction of homes that were in the middle
and upper ends of the marketplace. Housing types available in
Murrysville are probably the most varied, with zero-maintenance
condos and townhouses, starter homes and upscale move-up
neighborhoods dotted throughout the municipality. New construction has slowed there in the past few years but the variety
of product has kept sales healthy.
“In new construction we’re continuously selling one-level product in areas like Murrysville,” says Hammill. “Those are usually
in the $200,000 range. For single-family homes we’re seeing a
good market right now in the $300,000 to $400,000 range.”
Murrysville is typical of Westmoreland County in that custom
homebuilders have the largest share of the market instead of
higher producing builders. Companies like Decesare Corp.,
Suncrest Homes, R. A. Snoznik, Waldec Homes and the
Meritage Group are some of the builders who are building in
Murrysville. One sign that there may be a change in direction
of the market is the fact that the region’s biggest builder, Ryan
Homes, has been actively building in the Rolling Ridge and
Westmoreland Farms neighborhoods during the past year. With
almost 70 lots available to build, Ryan should attract more
buyers to the community, which should benefit Murrysville’s
real estate in general.
Just south of Murrysville are Penn Township and Manor. For
residents of eastern suburbs like Penn Hills or Monroeville, the
rolling farms of Penn Township represented conditions similar to
Murrysville, located in close proximity to work in Pittsburgh and
within the Penn-Trafford School District. As that area became
attractive, the new construction was aided by the fact that the
land was formerly farmed and more inexpensive to develop. The
lower lot costs and the fact that the builders in that area were
primarily local and small helped keep new construction more
affordable compared to nearby communities.
One of the more established bedroom communities in the
county is the Irwin/North Huntingdon Township area. The area
has become transformed from a bedroom community for the
Mon Valley steel mills to a commuter neighborhood. With the
close proximity to the Pennsylvania Turnpike exit at Route 30,
North Huntingdon can serve as a base for people working in a
broader circle and can include employees of firms in Pittsburgh
as well as the booming energy sector to the east.
Since the mid-1990’s, North Huntingdon Township has been
consistently among the most active municipalities for new
residential construction, the only municipality ranking in the top
ten most active for the last 15 years. While activity there has
slowed, homebuyer response has warmed this spring.
“The number of inquiries has increased and those that translated into work have been more frequent than the past two years,”
observes Dom Scalise, owner of Scalise Real Estate and Scalise
Homes. “What I saw first was people’s willingness to spend on
additions or finishing a basement but now what I’m seeing is
interest in new housing.”
The Township has been the home to a number of subdivisions,
like Kerber Farms and Chestnut Hill by Ryan Homes and Dartmoor Estates by Maronda Homes, developed by the most active
builders in the region. But North Huntingdon is also the home
of one of Westmoreland’s most expensive neighborhoods, The
Legends, developed by Scalise Homes. And it is also served by
Greensburg and
Latrobe have long been
employment centers in
Westmoreland County ...
a small number of true custom builders, like Keith Parry Homes
and Nyberg Homes, as well as Westmoreland County’s biggest
home-grown builder, RWS Developers.
Bob Schuster started RWS to put into practice some ideas
about how he felt houses should be built. Schuster was an early
proponent of energy efficient housing and has always framed
two-by-six exterior walls and used more insulation and energy
efficient materials. When the state-wide building code came out
a few years ago he didn’t have to upgrade any of his methods.
RWS also owns and operates excavation and foundation equipment, buys and stores its own building materials, and self performs most of the home’s construction trades. Schuster believes
this allows him to build and sell buy-up homes at prices that are
competitive, and the strategy has produced between 50 and
100 new homes each year; in fact, RWS has been the fourth
highest builder of single-family detached homes for all but one
of the last 15 years.
The other active residential real estate market in Westmoreland
County is the Greensburg/Latrobe area. Unlike the suburbs in
the western part of the county, the driving forces behind these
communities are more self-contained. Greensburg is the county
seat, through which two north-south corridors – Route 119 and
the Amos Hutchinson toll road – run. Greensburg and Latrobe
also have an industrial employment base that still exists. Over
the years the two towns have virtually grown together along
Route 30 and most of the residential neighborhoods are actually
in the two townships – Hempfield and Unity – that surround the
older towns themselves.
Greensburg and Latrobe have long been employment centers in
Westmoreland County, and three of the four colleges located in
the county, University of Pittsburgh, Seton Hill and St. Vincent,
are located there. Making the area even more attractive of late
have been the strength of key employers like Excela Healthcare
(formerly Westmoreland Regional and Latrobe Hospitals) and
Kennametal, whose international business has created great
jobs for the region. In addition, both Hempfield and Unity
have been the sites for dozens of new business facilities, and
hundreds of thousand of square feet of new retail space. And a
major new employer, oil and gas driller Baker Hughes Corporation opened the doors to a new 85,000 square foot facility
near New Stanton.
21
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The demand for housing in the central Westmoreland area is a
bit broader, and has made Hempfield and Unity Townships good
locations for larger developments by Ryan Homes, Maronda
Homes, and S & A Homes. But the townships also have as many
new homes built by custom builders who work predominantly in
this submarket. Builders like J. A. S. Construction, Jim Thomas
Construction, Pellis Construction, and R. A. Snoznik have put
up homes in Greensburg’s and Latobe’s many custom home
neighborhoods.
Aside from these bustling bedroom communities, housing
demand in Westmoreland County also results from its natural
beauty and outdoor recreational areas. The renovation of Seven
Springs and Hidden Valley resorts, for example, have sparked
new construction and attracted new buyers to the Donegal area.
The historical sites and gentrified lifestyle of Ligonier also continues to attract buyers as well. Ligonier is surrounded by many
horse farms and estates and is still a weekend getaway for some
of Western PA’s wealthy. And Ligonier Valley School District remains one of the region’s best, making the community attractive
to Westmoreland County residents who don’t mind a little extra
commute time in exchange for the small town and beauty of the
Laurel Highlands.
One other growing aspect of new housing construction that has
caught on in Westmoreland County is building on private lots by
homebuilders. The economics of residential construction have
always favored construction in multi-lot developments so that
each homebuyer only bore a fraction of the costs of bringing
utilities and roads into the neighborhood. Of late, however, a
few builders have entered the Pittsburgh market with the intention of building homes on single lots. For builders like Wayne
Homes and Schumacher Homes, Westmoreland County has
been a friendly market.
“We chose Westmoreland County because of the infrastructure
of community and jobs. It’s a really steady market for us,” says
Mary Schumacher Becker of Schumacher Homes. “The geography is perfect for us because we build on all kinds of lots, from
big neighborhoods to isolated single lots.”
Becker explained that the size and variety of land in Westmoreland County creates the need for an open approach with much
flexibility when talking with a buyer, many of whom own property that is secluded, even though it may be close to one of the
larger towns.
“We customize for every buyer but that’s even more important
in Westmoreland with the challenging topography,” she says.
“Our customers there want to have a home that fits in with
the character of the property and one that expresses their own
individuality and the uniqueness of their lot.”
It’s one of the greenest
counties in the state ...
WESTMORELAND COUNTY
FOR THE FUTURE
The current slower economy has dampened growth in Westmoreland to the same degree as other parts of metropolitan Pittsburgh. Because the county’s housing market is so dominated
by custom builders who build less than ten houses per year, the
pace of new construction tends to slow very quickly behind the
perception of a tighter overall economy. In summer 2011, Tom
Abraham sees a change in the pace for the better.
“I judge the market in two ways: how are the subcontractors and
other builders doing,” he says. “I’ve got a couple of projects
going right now and it seems like most of the builders have a
few things as well. I get a mixed reading from them. Most are
still cautious about how much things are improving but the
subs are another matter. I’m getting turned down by subs who
say they are too busy. That work has to be coming from somewhere.”
Regardless of short term business cycles, the economic leaders
in Westmoreland County remain intent on their long-term strategy of creating desirable industrial sites that will attract lasting
employers, particularly in emerging technologies. Don’t expect
a temporary slowdown to change the course of Westmoreland
County’s development. It’s one of the greenest counties in the
state, yet life in Westmoreland offers access to great schools, a
big city and spectacular recreational facilities. All those amenities will keep living in the east a great choice. NH
23
Each year, the Builders Association
of Metropolitan Pittsburgh (BAMP)
presents its Housing Excellence
Awards to honor outstanding home
building and remodeling in a number
of categories. “The entries were judged
in a number of categories by a panel
of experts,” says Jim Eichenlaub,
Executive Director. “New homes are
judged on such things as value, use
of space, materials, and internal and
external design. Homes involving
remodeling are judged on aspects such
as the use of materials, curb appeal,
interior and exterior design, problem
solving, and craftsmanship.”
Recognizing many different categories,
the winners of the Builders Association
of Metropolitan Pittsburgh Housing
Excellence Awards for 2010 include
the following.
Building Excellence
| Summer 2011
CATEGORY
Best 50+ Housing, Single Family Homes
Over $250,000
Winner: Traditions of America
CATEGORY
Best 50+ Housing, Single Family Homes
Under $250,000
Winner: Traditions of America
The Washington Classic plan of this home has won
national awards based on its flexibility and easy-living
features. An impressive foyer with a dramatic tray ceiling
welcomes you into this home. The open and spacious
kitchen with a large island is great for entertaining and
the separate, formal dining room with decorative half wall
and column creates an overall, downstairs attraction. Add
to this, a charming breakfast nook with abundant, natural light. The large, family room that adjoins the kitchen
and nook creates expansive and convenient living space.
And the gracious, living room can be converted into a
third bedroom or study on the main floor. The master
suite also comes with large closets. Each home like this
comes with an amenity package that includes membership
in the community’s 8,000-square-foot clubhouse and
bar. Residents enjoy everything from, billiards and tennis
courts, a putting green, and community gardens. The
Home Free program of Traditions of America allows buyers to purchase their homes on a 100-percent, no-risk
basis that’s fully contingent on selling their existing home.
And the company helps buyers by managing the resale of
their original home. Suppliers included Kohler, Yorktown
Cabinets, Anderson Windows, and Mannington, Mohawk,
and Shaw.
The welcoming, oversized angled front porch to this
Lincoln home entry creates a memorable feature. The living room and dining room are defined by columns adding
to the feeling of spaciousness. The large, open kitchen
with abundant cabinets, pantry and generous island and
cozy adjoining breakfast nook creates a gathering place
for the entire family. A dramatic bank of windows complements the family room with its cathedral ceiling and a
large, master suite complemented with walk-in closet and
pocket door provides access to the laundry room from
the master bathroom. The company encourages buyers of
its homes to fully customize the interior of their homes.
Each home like this comes with an amenity package that
includes membership the community’s 8,000-square-foot
club house and bar. Residents enjoy everything from billiards and tennis courts, a putting green, and community
gardens. In addition, the community employs a full-time
life-style director who coordinates events that range from
a trip abroad to a bus trip into Pittsburgh. The Home
Free program of Traditions of America allows buyers to
purchase their homes on a 100- percent, no-risk basis
that’s fully contingent on selling their existing homes. Suppliers included Kohler, Yorktown Cabinets, Anderson
Windows, and Mannington, Mohawk, and Shaw.
25
CATEGORY
Best Green/Energy
Efficient Home Under $500,000
Winner: S&A Homes
This two-story, four-bedroom, 2,772-square-foot home
includes a finished basement. The exterior shell comprises
an insulated 2-foot by 6-foot staggered-stud, double-wall
construction that resulted in an 8-inch thick, fully-insulated
exterior wall that eliminates breaks in the thermal envelope of the home. In 2010, IBACOS (Integrated Building
and Construction Solutions), in conjunction with the Best
Practices Research Alliance®, launched its Zero Energy Lab
Home program in Pittsburgh and selected S&A Homes to
build this Pittsburgh lab home, located a few miles north
of Downtown in the Cobblestone community of Ohio
Township. The Alliance’s Zero Energy Lab Home program
is a multi-year, research initiative focused on developing
design, construction, and financial approaches to deliver
affordable, zero-energy homes at the production level
throughout the United States. S&A is a founding member of
the Alliance and builds all of its homes to exceed Energy Star
ratings. The company uses the lab-home project to stay current with the latest technology and construction practices.
CATEGORY
Best Green/Energy Efficient
Home Over $500,000
Winner: Brennan Builders
Brennan Builders went all out to build this home for maximum, energy efficiency. In fact, the home has an overall
5 Star rating, and a HERS index of 66, below the HERS
required rating of 70 or below. The energy efficiency results
from the insulation in the home, the insulation value of the
windows, and the minimization of air infiltration into the
| Summer 2011
home. A home energy rating combines an analysis of a
home’s construction plans onsite to yield an energy analysis
of the home’s design. This analysis yields a projected, preconstruction HERS Index. The rater works with the builder
to pinpoint energy efficiency improvements needed to assure
the house meets Energy Star performance guidelines. A rater
conducts onsite inspections to test the leakiness of the house
and the ducts. Coupled with inputs from the plan review, the
test results generate the HERS Index for the home. Suppliers
included Carrier and Anderson Windows.
CATEGORY
Best Multi-family Home of the Year
Over $250,001 to $500,000
Winner: Brennan Builders
This marks the second year that Brennan Builders has
captured this award for its best-selling, carriage home in
the Village of Treesdale in Butler County. The home is
one of 53 built in the Village. The interior encompasses
a spacious, open-floor design with a first-floor master
suite, and a large, master bath with a Jacuzzi jetted whirlpool tub. The home contains a large, eat-in kitchen with
an island, state-of-the-art appliances, and an open loft
with a railing overlooking the entry and family rooms.
Interior appointments include hardwood, ceramic tile,
and plush carpet. And buyers choose from a basement or
non-basement option. The exterior is maintenance free,
owing to the combination of stone, brick, and siding to
create a neutral, earth-tone look. The home comes with a
two-car, attached garage. Suppliers included Carrier and
Anderson Windows.
CATEGORY
Best Multi-family
Home of the Year
Under $250,000
Winner: S&A Homes
Located on Federal Street on the Northside
of Pittsburgh, S&A Homes designed this
home to blend with the look of other
homes in the neighborhood, many of which
are 50 to 80 years old. The superb floor
plan includes a living room, dining room
and study off the bathroom. The second
floor comprises two bedrooms and a full
bathroom. The third floor includes a loft
with an outdoor deck. The exterior shell of
this 2,351-square-foot home comprises an
insulated 2-foot by 6-foot staggered-stud,
double-wall construction that resulted in
an 8-inch thick, fully-insulated exterior wall
that eliminates breaks in the thermal envelope of the home.
SCAN & LEARN.
energy efficient. eco-friendly.
S&A Homes has combined cutting edge technology and building practices to
offer you a high performance home that is energy efficient, eco-friendly and
healthier, which protects your investment, your family & the environment.
Allegheny County call 412-364-2626
Butler County call 724-538-4900
Westmoreland County call 724-837-6124
SAhomebuilder.com
27
CATEGORY
CATEGORY
Bath Renovation Under $50,000
Winner: Master Remodelers, Inc.
Best Kitchen Renovation Under $50,000
Winner: TK Carpentry
& Construction
This renovation converted an outmoded bathroom into
a green bath with a thoroughly contemporary look and
state-of-the-art energy and water efficiency though the
use of a vessel sink and a high-efficiency toilet. Room
elements included plywood panels made of durable
straw and a vanity composed of FSC wood. LED lighting
transformed a dimly-lit room into one that’s brightly lit
and conserves electricity. Master Remodelers insulated
the walls with energy-efficient, compact, spray-foam
insulation, and completed the room with low-VOC and
low-odor paint. Suppliers contributing to this successful
renovation included Colucci Tile and Marble, Rex Glass,
Crescent Supply, and Kohler.
BEFORE
The family in this home was living with an ultra-small,
8-foot-by-8-foot kitchen when they called TK Carpentry
& Construction. Todd Klippa and his team built an
entirely new, 16-foot-by-20-foot kitchen. An island with
seating for five installed on hardwood flooring with infloor, radiant heating complements the new space and
allows greater freedom of movement. A custom hood
for the built-in cook top makes for easier meal preparation, and granite counter tops make clean up easier than
ever. To round out the construction, TK Carpentry and
Construction refurbished the original kitchen into a whole
new eating space. Suppliers included Trinity Supply,
Colucci Tile and Marble and Prosource.
BEFORE
AFTER
AFTER
| Summer 2011
CATEGORY
Best Kitchen Renovation Over $50,000
AFTER
As a design-build company and certified remodeler, Master
Remodelers produced a modern, green kitchen with ease of
movement for this Squirrel Hill home by working closely with
the buyer to examine a variety of alternatives that respected
the buyer’s budget. Updated 20 years ago, the existing
kitchen was built according to a crescent-shaped floor plan
that created a tripping hazard, owing to the cramped location
of the sink, dishwasher and range. The current renovation
required tearing down a wall and erecting a new one, designing a new floor plan using green techniques such as a cork
floor that’s easy on
the feet and durable,
BEFORE
and included highefficiency windows. In
the process, Master
Remodelers brought
the electricity up
to code. Suppliers
included Colucci
Tile and Marble
and Bertazzoni
Appliances.
W
here Quality & Craftmanship Matter
Winner for 2008 & 2009
TK CarpenTry & ConsTruCTion, inC.
Todd Klippa, Owner
445 Maple Lane • Coraopolis, PA 15108
PA Registration, PA 006101
Phone: 412-600-9099 • Fax: 724-695-3256
www.tkconstructioninc.com • email: [email protected]
29
CATEGORY
Best Room Addition
Under $150,000
The buyers of this addition needed to add a first-floor
powder room to accommodate parents who were coming
to live with them. Given the existing construction of the
home, the new room couldn’t be built within the existBEFORE
ing structure and required an addition to the home to
match its eclectic Tudor style. With the home located on
a corner lot, Mt. Lebanon zoning requirements mandated
that the addition avoid creating the look of two front lots.
Accordingly, Master Remodelers built a 5-foot by 5-foot
addition on the side of the house and extended the front
porch to create a harmony with the addition. Colucci Tile
and Marble, Crescent Supply, and Arthur Wrightmyer were
among the suppliers who participated in this addition.
AFTER
Distinctive Homes
featuring Andersen
Windows and Doors
Jeff L. Martin Custom Builder, CGP
724.831.6650
| Summer 2011
www.PrimroseHomesInc.com
CATEGORY
Best Multi-Room Renovation
Under $300,000
Master Remodelers met this customer’s renovation needs
in a major way. The home had major structural issues.
Water under the foundation, crooked footings, and a
cracked foundation had rotated the home and cracked a
structural beam. But before starting the reconstruction,
the company produced a three-dimensional model that
enabled the customer to make informed choices ahead
KITCHEN
of time about likes and dislikes in design. One thing in
particular: The customer wanted to change the view
directly to a bathroom commode as one entered the front
door. Master Remodelers addressed all the structural
deficiencies and in the process removed the bathroom,
converted the space into a breakfast room, and installed
a see-through fireplace that allowed anyone entering the
home to see through to the breakfast room and beyond
to the back yard with the in-ground pool. New insulation air-sealed the construction, complemented with LED
compact, fluorescent lighting. Suppliers included O’Neal
Custom Cabinetry, Colucci Tile and Marble, and Groll
Ornamental Iron.
FA M I LY
724.865.2929
www.BrennanBuilders.com
Northern Pittsburgh’s
Premier Builder
Visit our website
to learn about
our communities
31
CATEGORY
Best Multi-Room Renovation;
$300,000 to $1,000,000
Winner:
Aspen Valley
Contracting
BEFORE
AFTER
AFTER
BEFORE
CATEGORY
Best Multi-Room Renovation
Over $1,000,000
Winner: Aspen Valley
Contracting
AFTER
AFTER
| Summer 2011
BEFORE
BEFORE
CATEGORY
Best Single Family Home Under $200,000
Winner: Bachman Builders, Inc.
The creative floor plan, wellorganized layout, and open
design of Bachman Builders
perfectly met all the space
needs of its client. She knew
what she wanted, but budget restrictions didn’t allow
everything. Bachman Builders
needed to find the essence
of what she desired and what
she could do without. This
meant thinking outside the
floor plan and the budget
constraints. The home is spacious with 8-foot-high walls
and vaulted ceilings. The
design eliminated hallway
space so that traffic could flow through the rooms. The dining room is blended with the great room, and the centered
light fixtures in the dining room make this area a destination. An artful combination of ledge stone and round stone a
la Seven Springs in the front gives the house a heightened curb appeal and the stone fireplace rounds out the inside.
Suppliers included 84 Lumber, Scott Ware, and Precision Stone Products.
CATEGORY
Best Single Family Home; $200,001 to $250,000
Winner: TK Carpentry & Construction
This 1,800-square-foot
home was built to suit a
husband and wife whose
children had completed
college. At first, they
had wanted a carriage
home, but changed their
minds when they fell in
love with the plan of this
house by TK Carpentry &
Construction that packs a
lot in 1,800 square feet.
The exterior displays a
dramatic curb appeal with
its combination of stone,
brick, and vinyl siding
of different finishes. The interior encompasses an open floor plan that includes a great room and kitchen with granite
counter tops and hardwood floors throughout. A first-floor garage opens into the kitchen as well. The second floor
has two bedrooms, a bathroom, and a catwalk area from which one can view the great room below. Suppliers included
Trinity Supply, Colucci Tile and Marble, Prosource, Allegheny Millwork and 84 Lumber.
33
CATEGORY
Best Single Family Home;
$250,001 to $325,000
Winner: Paragon Homes
This award-winning home is popular
with homeowners because the all-brick
construction and color variety make for
a striking appearance outside and affords
plenty of room inside. The open floor
plan with nine-foot ceilings on the first
floor creates a luxurious sense of space
that includes a large kitchen and informal
dining area. Custom flooring–no vinyl-and designer lighting throughout creates
an at- home feel for the entire family.
Two-piece, crown moulding completes
the finish in the living and dining rooms.
Energy efficiency comes standard owing
to the extensive use of sheeting to cut
thermal loss. The location in the Walker
Ridge community on more than 25
acres adjacent to Nevillewood in Collier
Township enables the family to enjoy the scenic views of the area. Suppliers included Bridgeville Appliance, Rex
Glass and Mirror, Trinity Supply, Rusmur Floors and Ferguson Plumbing Supplies.
CATEGORY
Winner: S&A Homes
This home has an elevated look
and stone columns on the front
porch that lend a distinct appearance with plenty of curb appeal
to this Craftsman-style, Pembroke
home in Saxonburg. The home
is 54-foot wide, making it more
affordable than homes built to a
65-foot width. The Energy Star rating of 68 – well below the Energy
Star mandate of 85 reflects the
high energy efficiency of the home.
| Summer 2011
Stone Surfaces Make Life
More Interesting
Everywhere
The sublime beauty of natural stone moves beyond
the kitchen into every room of the house. It is a
versatile design tool – for stairways, over walls,
on floors, around fireplaces, and for custom-made
countertops. Ultimate Granite is western
Pennsylvania’s finest purveyor of natural surfaces:
granite and marble, quartz, soapstone, limestone
and travertine. And our customer service and
installation teams go beyond expectation. Call
ULTIMATE GRANITE to schedule an appointment
at our showroom in Gibsonia, conveniently located
near Butler Valley Exit 39 of the PA Turnpike.
www.ugsurfaces.com
CATEGORY
Winner: Heartland Homes, Inc.
Heartland Homes combines
a number of differentiating
features in this home generally
found in homes costing more
than $500,000. That’s one
of the reasons why this home
has been one of the company’s
best sellers for the last two
years. The open floor plan
is striking as is the gourmet
kitchen that opens onto a twostory great room. The family
can use the downstairs study
and parlor as is or convert
these areas into playrooms for
children. The large, master
bedroom on the second floor,
generally found in homes costing $700,000 or $800,000
contains a huge seating area and is loaded with custom designed and detailed features. Elsewhere on the second floor,
one finds a Jack and Jill bathroom between two other bedrooms that can be used as guest rooms or as bedrooms for
children. Suppliers included Anderson Windows, Kohler and Heat and Glow.
CATEGORY
Winner: Bachman Builders, Inc.
This home is located on a
cul de sac and overlooks
the Montour Run Valley.
Bachman Builders provided better value here at
an economical price per
square foot. The spatial
design and raised arches
creatively completed
within the client’s budget
gives this home a look
that’s larger than 4,000
square feet. You won’t
usually find a first floor
like this with 10-foot high
walls within this price
range. Built-in book cases personalize the space for the young boys in the family, where they can do
their homework. And vaulted, second-story rooms spell roominess without looking boxy and confined. One of the nicest portions of the home is the large, covered deck in the back. With its curved, iron balustrades, this spacious deck gives the feeling of an older home in the mountains, not a new home.
| Summer 2011
CATEGORY
$650,001 to $850,000
Winner:
Primrose Homes
The floor plan combined with a distinctive combination of design elements and trim details made this
home a sure winner this year. Of
particular note is the master bedroom
on the second floor above the great
room and den. The unusual 12-foot
ceiling gives this room a feeling of
spaciousness without the construction
of a second story. That’s because it
takes just two steps to move up to
enter this room. In addition, the home
includes three other bedroom suites,
each with a full bath and walk-in
closet. A finished lower level contains
theater equipment and has a ten-foot
ceiling. A cedar room, bar, and full
bath completes the structure. The
home includes a hearth room that
makes for a cozy family room adjacent
to the kitchen with its custom-built
cabinets. A two-story, covered front
porch emphasizes the curb appeal of
the home, and an over-size, threecar garage rounds out the package. Suppliers included Heart of the
Home, P.F. Cook, Prosource, Hillman
Appliances, Cardello Electric, Penspan
and Bradley Michael.
37
CATEGORY
Best Single
Family Home;
$850,001 to $1,000,000
Winner:
Sparkle Construction
| Summer 2011
CATEGORY
$1,000,01 to $2,000,000
Winner: Primrose Homes This home by Primrose Homes stands out as a quintessential New England lake home that befits
its location on Lake MacLeod. The detailing is magnificent with more than seven miles of molding
on the interior, custom-built cabinetry, and built-in hutch and breakfast table. No fewer than 30
columns on the inside and outside create a bygone era of unmatched splendor. And the aesthetics
of the design enable one to stand in 70 different places in the home and enjoy as many views. The
Energy Star rating came in at 45 percent, three times better than the minimum required of 15 percent, thanks to the Icynene spray-foam insulation. Suppliers included Architect Tony Stilson, Heart
of the Home, Hillman Appliances, Carlisle Wood Floors, Penspan, and Cardello Electric.
39
Project Profile
Lincoln Hills
| Summer 2011
Project Profile
Nestled idyllically in the western corridor of
Westmoreland County, North Huntingdon
Township has much to offer the potential
homeowner. There’s no denying that North
Huntingdon, with its access to the Pennsylvania
turnpike and other major U.S. routes, sits
enviably close to Pittsburgh while offering a
laid back, pastoral feel. So too, it is within
easy striking distance of Greensburg, the
county seat, and access to points east replete
with recreational destinations including
Seven Springs, Nemacolin Woodlands, Twin
Lakes Park, scenic Ligonier and much more.
Churches, schools and shopping abound,
and quality health care is close to home. The
township boasts moderate taxes and cost of
living compared to surrounding municipalities
and counties along with a crime rate 64 percent
less than the statewide average. All facts not
lost on Robert “Bob” Shuster, president of RWS
Custom Homes, one of the areas most prolific,
and sought after, home builders.
A SHUSTER BUILT
Community
by Linda Simon
Shuster, himself is a native son of North Huntingdon, still lives
on the farm where he was born and reared. His roots run deep
here, and he cares deeply about the quality of life in what is
now being called a Pittsburgh metro community. What also
runs deep is his love of building, passed down from generation
to generation starting with his great grandfather and continuing with his own sons and daughter working within the RWS
Custom Home builder family. Initially working with his father
in construction and the retail lumber business after high school,
Shuster made the decision to begin building homes beyond
that family business some 20 years ago. Starting with homes
in Greensburg, he invested in land and began building what is
now Victoria Estates, an initial 18-lot subdivision located in the
heart of North Huntingdon that quickly expanded. What became
evident, however, was the quality of the build. “Our quality was
different than anybody else’s,” Shuster noted. “Quality materials
and solid construction… we make them [homes] as strong as
possible.” In addition to building the homes, he and his family
live in them. “What he strives to hear is that we’re the best,”
said Skip Majiros, sales and marketing manager, RWS Custom
Homes. “That’s Bob’s goal. He is a man of integrity who has
a passion about what he does.” That passion translates to
an extraordinary consideration regarding how each and every
home is built. Attention is paid to individual building steps that
include full concrete footers and 10-inch thick concrete walls
for the foundation, inside and outside French drains, extensive
waterproofing methods and insulation at the foundation level
and throughout the house, the use of 2 x 6 rafters rather than a
truss system in at least 95 percent of his houses, heating and air
conditioning systems sized for the home, and myriad processes
and construction techniques too numerous to name, all with
Bob and the Shuster family: Left to right, Chrissy, Sally, Bob, Robbie,
Mike, Kim and Michael.
41
Project Profile
the goal of creating a well-built home that lasts a lifetime. But
what also has become the standards for RWS homes are customer satisfaction and trust, something Shuster and his company
believe comes from self-sufficiency and pride in workmanship. “We have made everything as self-sufficient as possible so there
are no delays,” he explained. “From sales and marketing to the
foundations and construction to the roads in the neighborhoods,
we do it all so our customers are satisfied.”
It’s the pride and self-sufficiency that contribute to the quality
of each home built. “Not many people want to work the hours
we do, but we’re compressing 12 months into seven here in
Western Pennsylvania,” he points out. And it doesn’t hurt that
his family is involved in the process. Known as the “First Family
of Custom Homes,” the Shusters and RWS are indeed the largest
family-owned construction company in the county. Oldest son
Michael handles scheduling, framing, quality control and service
while son Robbie does excavation, brick and concrete work in
addition to helping with development. Daughter Christine concentrates on sales and marketing while Sally, his wife of 40 years,
staffs the office, along with daughter-in-law Kim. Even Shuster’s
grandson, Michael has joined the ranks in recent months. In fact,
the family is as emotionally invested in the company as they are
financially. Shuster had Sally name each of the homes, and they
were so anointed with much beloved and treasured family names. Further, he admits proudly that he has a dedicated crew of about
40 workers and well over double that number of subcontractors
who work for RWS, all with a very low turnover rate. But at the
center, it’s Bob and Sally, or, as one customer observed “… 42 GREATER PITTSBURGH’S NEW HOME
| Summer 2011
they are why RWS is a success. They are the heart and soul of
everything.” To say that the RWS home building business is personal is truly an understatement. For Shuster, it’s a way of life. “I want to walk into the subdivision and talk to people without
them thinking I’m the S.O.B. who built their home. I want all my
customers to be happy… it bothers everyone in the company if
someone isn’t happy, if there’s a problem. If they’re unhappy,
I’m unhappy.” Hence, the attention to customer satisfaction. RWS holds the belief that taking care of the customer right up
front, when the issue arises, is key.
In October 2005, Shuster moved on to his next project, –
Lincoln Hills, a seven-phase build encompassing 352 home sites
that include single family homes, villas and luxury townhouses. Currently in the final stages of phase seven, only 20 home sites
remain in what Shuster himself terms “one of the nicest plans I’ve
done.” While purchasing the property and starting the project
just six years ago, Shuster attempted to buy the property for the
past 15 years. Now close to finishing the seven-phase neighborhood in just six short years, Shuster and company are obviously
proud of this plan. “The designs of these homes and the way
they are set into the environment looks like they were always
there.” With its protective covenants, cul-de-sac home sites,
BUILD NEW.
BUILD NOW.
ON OUR LOT
OR YOURS.
poured sidewalks, lamp-lit streets, convenience to shopping, entertainment and
restaurants, and a location just one mile
from the Pennsylvania turnpike entrance,
Lincoln Hills has become a desirable living area for not only young families, but
empty-nesters, career-minded singles, and
couples looking for a defined quality of
life. “Lincoln Hills has integrated single
family living with the Grand Villas in a way
that is flawless,” said Majiros. “That’s the
real gem of this plan. When you drive
through the plan and its transitions, you
don’t realize you’re at the villas.” Credit
Shuster, who made changes in the phases
where the villas are located, with that
dimension of the plan.
RWS Custom Homes works hard to
develop trust, and service buttressed
by flexibility when working with clients. Sometimes accused of building “cookie
cutter” homes, Shuster bristles at the
notion and points to an extensive process
driven by a sophisticated computer-based
program and customer meetings with an
architect to customize each home based
on the customer’s desires and needs. Just
ask the Fallones, now in their second RWS
home in North Huntingdon.
Wanting to move back to Westmoreland
County, Mark and Jill Fallone were casually cruising the western side of the county,
given that Mark worked in Pittsburgh.
Randomly pulling into a driveway of a new
plan to change their young son’s diaper,
they looked up to see what was shaping
up to be a beautiful new home and jotted down the telephone number. Mark
43
Project Profile
“Their professionalism and quality are top notch. They go the extra mile…
The quality of the construction for the cost you pay is unmatched by any
builder we talked to in the area.”
recalls that the first time he spoke with Shuster “I knew I wanted
to work with him.” They ultimately bought the house across
from the now infamous driveway diaper exchange and couldn’t
have been happier. “There are no gray areas with Bob. What
he tells you is what’s going to happen. Working with him was
a happy discovery and a great relationship 20 years later.” But
life didn’t stop there. One child became two, and the family of
four needed more room and wanted a change, not to mention a
piano room for Jill. “Building our second RWS home was certainly as good an experience as the first,” noted Fallone. “It was
interesting to watch the evolution of each generation of Shuster
home. He’s always pushing to find what’s better, to do better,
and to get the biggest bang for the buck.” Once in their new
house, the Fallones felt it was home very quickly, especially with
the new piano room, a custom touch that still brings a chuckle to
Shuster’s face.
“We are proud of our home, and proud of our neighborhood,”
stated Mark Fallone. “Here, we were not necessarily buying a
home but a quality of life − one that sets the tone for your life.” As their children grow and look toward moving on with their own
| Summer 2011
lives, it’s not outside the realm of possibility that the Fallones
would be three-time RWS customers as the soon-to-be-empty
nesters consider one of the Grand Villas.
With the majority of construction occurring in the North
Huntingdon area, RWS decided to expand its operations to Penn
Township, White Oak, Murrysville, Latrobe, Elizabeth Township
and Rostraver Township as well as building custom homes on any
given individual’s own lot. Barry Kemper and his wife wanted a
new home once they married and had purchased a lot outside
of the North Huntingdon area. Having talked with upward to six
builders, they felt the process to be confusing and costly. They
had learned about RWS through word of mouth and community reputation. As president of American Mortgage Finance,
Kemper had worked with many builders over the years and felt
that none had perfected the process that RWS had developed. “The process was unbelievably easy and smooth. Somebody is
always available to answer questions,” he explained. “They have
a detailed checklist and you are contacted by RWS throughout,
letting you know what the next step is and what you have to
select for the house. You meet the contractors throughout the
Project Profile
The process was
unbelievably easy
and smooth...
process to make sure they are meeting your needs and requirements.” More than satisfied with their new home, the Kempers
felt that RWS met and exceeded their every expectation and truly
realized “our dream house”. “Their professionalism and quality are top notch. They go the extra mile… The quality of the
construction for the cost you pay is unmatched by any builder we
talked to in the area.”
At age 66, Shuster sees no signs of stopping, coyly claiming
he’s too young to quit with additional projects already in the
works. He sees the biggest benefits to customers as being the
appreciation of their homes’ value and the pricing stability of his
homes. His advice to folks looking to build a home is to really
look at what they’re buying. “If I was going to hire a builder, I’d
look into their past. You need to know where they came from
because there’s more to buying a house than the numbers.” He
continued that square foot pricing is no way to buy a home,
but look at what you are getting for that money. “People buy
a home for quality and based on trust and we work very hard
to build that trust. Our product standards are high, we have
always done things that are now considered “green”, and our
standards exceed the building code.” It’s what he has stood
for and continues to embrace. Quality, honesty and integrity. Or, as Shuster is inclined to say, “They may not remember my
name, but they’ll know it was done right.” NH
45
Builder Profile
Mark Heinauer and
Barrington
HOMES
| Summer 2011
Builder Profile
HOMEBUILDING IS IN
MANY WAYS FAR REMOVED FROM THE RETAIL TRADE BUT MARK
HEINAUER,
FOUNDER
AND PRESIDENT OF BARRINGTON HOMES BELIEVES HIS COMPANY
HAS PROSPERED DURING
RECESSIONS AND BOOMS
BECAUSE OF A GUIDING
PRINCIPLE THAT GIVES A
NOD TO A LOCAL GROCERY STORE.
“I HAVEN’T ACTUALLY
TOLD THIS TO MANY
PEOPLE BUT I CALL
IT THE ‘FOODLAND
FACTOR’,” LAUGHS HEINAUER. “THERE WAS A
FOODLAND WHERE I
LIVED AND I ALWAYS
MADE SURE I CONDUCTED MYSELF IN BUSINESS
WITH INTEGRITY SO
WHEN I WALKED DOWN
AN AISLE AT FOODLAND,
I NEVER HAD TO AVOID A
CUSTOMER.”
47
Builder Profile
Barrington Homes is a custom homebuilder so
ensuring customer satisfaction would seem a natural impulse,
but executing a “Foodland Factor” is not as easy as it sounds.
Customer’s Wish Lists aren’t always in line with their targeted
price point and builders - even great ones - tend to develop
the skills it takes to put a house together well, not necessarily
the skills needed to meet a homebuyer’s needs. To do that, a
builder must be part designer, part realtor, part contractor and
maybe part psychologist, a combination that is pretty rare. The
real estate professional who
handles Barrington’s sales
thinks Mark Heinauer fits
that bill to a ‘T’.
“Succeeding as a builder
is a price/product/quality
issue,” says Bill Dietrich,
who manages Coldwell
Banker’s residential sales.
“Mark has the experience
of being in real estate and
working for a production
builder, which really helped
him learn what people want
when they are looking for a
new home.”
Heinauer decided in 1989 that he enjoyed building homes
more than anything else and launched Barrington Homes,
focusing on the growth occurring in the southern Allegheny
County suburbs like Jefferson Hills, Bethel Park and Upper St.
Clair. That same year, the Parkway North was opened from
Downtown to Interstate 79, creating opportunities for builders
in new communities from Franklin Park to Cranberry. For Mark
Heinauer the growth meant a new generation of buyers who
were looking for homes that were different from the traditional
center hall Colonial that dominated residential architecture in
metropolitan Pittsburgh.
His experience had shown him
that Barrington Homes could
be successful by building homes
that had attractive features that
could be built in an affordable
way. Because Barrington was
strictly a custom builder the
company wasn’t going to build
inexpensive homes, but Heinauer was determined that they
build homes that were accessible to the market.
“You can design a home that’s
fabulous but if it’s too expensive
For Heinauer, that experino one can afford it,” he says.
ence started in the latter
“There are only so many ways
stages of the real estate
you can put a house together
boom in Houston. He had
but that doesn’t mean you can’t
gone there in 1981, like
do it in a stylish way and a way
many young people chasing
that is cost-effective.”
the prosperity of the oil
boom in the late 1970’s,
Heinauer’s approach to designwhen skyrocketing energy
ing homes is to understand the
prices had created a receslifestyle needs of the buyer and
sion across the globe but
respond with ideas that match
Grant and Mark outside a new construction project in Lake MacLeod.
meant good times in the oil
those needs. While he’s well
patch of southeastern Texas.
known
for
his
kitchen
and
bath
designs, Heinauer knows that
During his time in Houston, Heinauer discovered a knack for
the homeowners’ satisfaction over the long term will depend
designing homes and moved back to Pittsburgh in 1984 as a
on how well the home fits their lifestyle. And doing that means
home designer. Over the next five years he gained experience
paying attention to more than the high profile features.
designing but also got the opportunity to work on residential
development projects and worked as a multi-million dollar top
“I think everyone focuses on the kitchen and bathrooms but
producing realtor.
really there are little things – nuances that are everywhere
throughout the home – that make a difference,” he says.
In the late 1980’s, the Pittsburgh economy was still healing
“Don’t get me wrong. We like to design the splashy things too,
from the loss of the steel industry but the shift from a manubut we’re just as proud of the little things that matter over a
facturing to a service-oriented economy was creating demand
long time in the home.”
for new homes in bedroom communities in the South Hills.
| Summer 2011
Builder Profile
A Barrington Home in the Lake MacLeod development in Pine Township.
“...He’s very attentive and
all that information lets
him be very responsive to
what the homebuyer
is saying, regardless
of the price point.”
“Finding out what customers need is just a matter of talking to
them about what they’re looking for,” Heinauer explains. “An
owner may not know exactly what they want but if you listen
closely enough they will tell you what they really want, even if
they don’t realize it.”
Bill Dietrich says it’s more than just listening closely that sets
Barrington apart. “Mark is amazing with the amount of information he brings to the first meeting,” he says. “He brings floor
plans, samples of materials and carpentry, photos and catalogs.
That’s very respectful of people’s time. He’s very attentive and
all that information lets him be very responsive to what the
homebuyer is saying, regardless of the price point.”
Heinauer also has help in the design phase from a well-trained
resource, his son Grant.
“Grant has been a big part of that process for the past several
years,” he says. “He graduated from Penn State and has a real
knack for learning from customers and designing what they
want. He’s designed some terrific houses that are great selling
49
Builder Profile
homes. It’s not just a help for me but it doubles the personal
attention we can give to our customers.” The capacity for attention has now tripled. Younger son Brock graduated from
Duquesne University this spring and has now joined Barrington
Homes as well.
Creating a legacy business wasn’t necessarily part of the original
plan for Barrington Homes – Heinauer says he didn’t ask either
of his sons to even work for him – but the founder knows the
prospect of passing the business on influenced how the company grew.
“I’ve known that I had two sons for a long time now,” he
laughs. “So my process for building this business was about
creating something lasting for them. It sounds corny but those
are the people that mean the most to you. I always let the kids
know the business was there but never pushed them. I always
told them they had better love it. My father always drilled into
my sisters and me that you should love what you do because
you’re going to do it a lot.”
The extra help is coming at a good time for Barrington Homes
too because the builder is as busy as ever, with 17 homes
currently under contract or under construction at some stage.
Barrington Homes is Proud to Present...
About the Builder
Lake MacLeod
Barrington Homes
Barrinton Homes is a team of dedicated and
respected custom homes professionals led by
President Mark Heinauer, who brings over 28 years
of residential construction experience on over
550 single family custom homes to the Barrington
Homes Team. Outstanding floor plans, unique
custom interiors, and the flair and drama of
their custom personally designed kitchens have
contributed to unparalleled customer satisfaction at
Barrington Homes. Most importantly, Barrington
Homes prides itself in their 100% on-time completion and customer service satisfaction statistics.
• Only 30 homesites remain with packages
starting from $800,000
• Convenient Pine Township location
• 1 + acre lots overlooking a 10-acre lake
• Hiking trails and walking paths
• Over 50 acres of open spaces
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
The Enclave
• Intimate cul-de-sac community
of luxury homes
• Award winning Fox Chapel schools
• 1 acre minimum wooded lots
www.BarringtonHomesPA.com
• Innovative design and custom packages
starting in the $900,000’s
• Conveniently located to the Pittsburgh Field
Club and Fox Chapel Country Club
| Summer 2011
Builder Profile
Construction of new homes has been slowed in the region since
2006, falling drastically during the recent recession but Barrington has built more homes in the past three years than any
other period. Some of that volume can be attributed to being in
great locations – Heinauer took advantage of falling lot prices
to invest in some of the best lots in the city – but the high percentage of repeat clients suggests that other factors are behind
the success.
“We build a lot of homes for people that we built for before,”
Mark Heinauer explains. “We probably build a couple of those a
year but this year we have three going on already.”
Heinauer tells of a customer who bought a spec home of his
in Treesdale a few years ago because he wanted new construction but had to find a home in a hurry. The homeowner called
Barrington after he had the time to live in the area and assess
the best place to build. “He said he called because his wife was
really tough and if I could keep her happy for three-and-a-half
years I was the guy to build his home,” he says. “He ended up
building on the lot across the street from his house.”
Barrington’s spec homes are a big part of their success story.
Heinauer’s prudent management of the company’s finances has
51
Builder Profile
... experience working
for a bigger builder taught
him important lessons about
keeping customers happy.
allowed him to maintain a supply of three specs at most times,
even during the past few years when lenders were reluctant to
finance even a single speculative project. Aside from providing
a ready inventory, the spec homes have ended up serving as
models of a sort. In fact, many of Barrington Homes’ contracts
come from prospective buyers of their customers existing
homes.
“They are doing specs that people really want to buy,” notes
Dietrich. “One house he is building in the Enclave is already
sold and he’s got a contract from another buyer who didn’t get
that one.”
| Summer 2011
Builder Profile
“It’s great when one of the homes we have built goes on the market
as a re-sale because it generates more business for us from the
people who have viewed the home. Barrington Homes has become
synonymous with quality, desirability, and customer service. Therefore, when a realtor advertises a Barrington re-sale, the home sells
quickly and the prospective buyers who missed their opportunity
contact us to build for them. Our brand recognition has helped us
sell as many as four contracts from one re-sale home!”
Barrington Homes is proud of their quality and the many standard
custom features that they provide in their homes, but keeping the customer happy before, during and after is a big part of their
success.
“When I worked in Texas, warranty service was a big business,”
he explains. “There were builders on every corner and our company kept track of the service calls and took it very seriously.” In
new construction, the attention paid to correcting problems in the
warranty period separates good builders from the rest of the field.
First-time buyers of new homes find out soon enough that problems
do pop up and they expect service. “I don’t think people expect a
house will be perfect but when something goes wrong – a drippy
faucet or whatever – if you take care of it in a timely manor they are happy.”
53
Builder Profile
in Pine Township. In fact, at Lake MacLeod, Heinauer recently increased his presence by purchasing
15 more lots, bringing his total share to 25 of that
phase’s 36 lots. Combined with the five homes
under construction or previously built there, Barrington Homes will complete the lion’s share of the
homes in that prestigious neighborhood. There
aren’t many million dollar homebuilders in Pittsburgh and even fewer who are busy, but Barrington
Homes is prospering in that niche.
The reputation of Barrington Homes and Mark Heinauer’s
management approach has paid dividends. The builder is currently in some of Pittsburgh’s most desirable neighborhoods,
including a few of the region’s limited communities of million
dollar homes. In addition to the Enclave in Fox Chapel, Barrington is building at Park Place in Indiana Township, Whispering Creek and Stonebridge in Hampton Township, Scarlett
Ridge in Franklin Park, Indian Meadows and Meredith Glen in
Adams Township, and in Lake MacLeod and North Park Manor
| Summer 2011
Heinauer’s vision for his business - whether to
build a legacy for his family or to remain true to
the ‘Foodland Factor’ - created a homebuilding
company that made decisions with a long horizon
in mind and the market has rewarded his approach.
Like all builders, Mark Heinauer welcomes a return
to better conditions for residential construction, but he’s confident that Barrington Homes will endure regardless.
“I think the recession may have helped our business,” Heinauer
says. “With the drop in home values – even if Pittsburgh didn’t
experience it – customers look more closely at what they are
getting and they like what we’re doing. They like that we make
the homebuilding process fun and easy and they appreciate our
100% on time completion record.” NH
INTERIORS
| Summer
Fall 2010
2011
INTERIORS
The Emergence of the
Outdoor Living Space Experience
Turning Inside
OUT
by Erin Raimondi
Devotees of interior design trend would
be hard-pressed to open any trade
magazine or site these days and not find
copious information about outdoor living
space design. Once considered an afterthought or “perk” of having extra space to
set aside for grilling and al fresco dining,
the space outside of the home has
become a fixture in how we perceive a
dwelling: as a complete living area where
the lines blur between the external and
internal environments where we play,
work, and live.
57
INTERIORS
J
ust how outdoor living spaces
gained their newfound
respect in the design
world has been an interesting
progression. With the economic downturn and more
architects and designers
turning their attention to
green living, it’s clear that
this is a trend we find has
just as much to do with
expanding our options as
it does with padding our
pocket book. The last few
years have been a lesson in
wise asset allocation, and that
includes revamping our concepts
of how we live and how we choose
to spend money on our living space. The
sacrifice of going out less left us with the reality
that we would be spending more hours at home. Building an outdoor space that’s more comfortable for long stretches of time
meant that homeowners could enjoy staying in while not really
“staying in” at all. It also transformed the traditional concept of
a deck or patio merely utilized for informal grilling experiences
into an entertaining space that’s commodious for guests. It’s a lot
of bang for one’s buck, considering that the most wallet-friendly
décor element of all is automatically included: the natural world as
backdrop. More time spent outside also provides the advantage of
saving energy on lighting, heating, and cooling, since we inhabit
the interior of the home for fewer activities and hours.
Keith Morris, President of K. Morris Landscape Design, Inc.,
reminds homeowners that when remodeling or an addition is
not financially feasible, creating another room outside can be the
next best thing. He also believes that doing it right the first time
and getting a designer’s input and expertise is the key to keeping it a sound investment: “I believe, quite simply, that it’s value
added to the real estate. A designer will be able to offer a range
of choices, knowing all of the available products to fit a client’s
lifestyle and budget.” Outdoor living space products have luckily kept up with burgeoning demand by becoming more attractive, less clunky, and requiring less maintenance. Where outdoor furniture may have, at one
time, been an afterthought to the precedence given to interiors,
the options manufacturers are producing today can easily double
as indoor pieces. This isn’t to say that traditional dining sets and
| Summer 2011
lounges can’t be found. They most certainly can. What it does
mean, however, is that the urbanite with a green rooftop garden,
or the family in a mid-century ranch with a small side patio, has
access to more eclectic and space-conscious options in Euro-inspired lines and eye-popping colors. Though once
ubiquitous, highly-stylized wrought iron or
traditional wicker doesn’t necessarily
play up every property’s strengths.
Retailers have also branched
out to include international
vendors. Terry Melcher, a
designer at Linder’s Fine
Furnishings in McKees
Rocks, PA , carries an
impressive breadth of outdoor conversation groups,
including lines from abroad.
Melcher’s favorite pieces
are tables manufactured on
the Almalfi coast of Italy: artists
inlay travertine with hand-painted,
antique terra-cotta tiles. The material
withstands sub-zero temperatures, and she
carries both dining and coffee tables. Overseas
companies also produce some of the most utilitarian café furniture that is aesthetically progressive. European manufacturers like
Emu and Fermob create pieces in colors that draw the eye, but
in proportions that are conducive to rooftop office gardens and
tight spaces that deserve some design T.L.C.
And if consumers are looking to revamp their concept of outdoor living with something more than furniture, weather-resilient
accent pieces create freestanding art installations that don’t
require walls, gallery lighting, or frames. This is also advantageous to the homeowner who wants to switch the art with the
season. Is the trellis too florid for autumn? Replace it with an
artistic and colorful glass panel set in a platform base. Don’t want
to move the high-fired, glazed ceramic planter indoors after season? Keep it outside and plant a dwarf holly so that the eye can
enjoy vegetation even in the dead of a long, Pittsburgh winter.
If the outdoor living space can be seen from the inside, it only
makes sense that the continuation of design is something to pay
attention to because it affects our interior design and decorating
efforts all year long.
As we dedicate more leisure time to the “rooms” outside of
the home, there is an element of flow that should be carefully
considered before the art or furniture is placed. “Landscape architecture is more than just assigning plants,” says Sandra Bolain,
President of 13 Grounds Design based in Pittsburgh, PA. “It is
space planning with the works: organizing flow, selecting paving
choices, designing seating opportunities, establishing furniture
INTERIORS
layout, locating utilities and appliances,
incorporating storage, etc.” An important aspect to consider when building an
outdoor kitchen is traffic pattern: does
the cook have to repeatedly go back and
forth from home to patio, or is there a
way to build a space that is both aesthetically pleasing and functional through the
addition of outdoor refrigerators, sinks,
and prep areas? This also adds another
element of design where a homeowner
can introduce creativity and choice, such
as choosing tile, mosaic, or glass paneling for backsplashes, countertops, and
tabletops.
Melcher is enthusiastic to mention that
she has gleaned positive responses from
clients who have experimented with
materials they may be unfamiliar with,
namely copper and alternative woods
like Ipé from Bolivia. Copper tables from
Copper Instincts are hand-hammered
and display shades of red and brown.
The tops are waxed to prevent a patina,
and the iron bases go through a 6-step
process to prevent rusting and corroding,
even in a salt water environment. Linder’s
Ipé wood furniture by Jensen Leisure is a
maintenance-friendly wood option, boasting a rich, reddish color
and a higher density than teak. It’s important to note that many
manufacturers and retailers will work with a customer who wants
to custom-create a countertop or dining/bar top out of a different material. Some retailers will also aid a client in the installation of such pieces, so it’s worth asking when ordering furniture
for which you have a specific concept in mind.
It’s a complicated brain teaser
that must synthesize tranquility ...
The most important first step in outdoor design is deciding how
the space will most often be utilized. If it’s frequent parties with
a lot of guests, it’s important to consider materials and plant
life that will fare well with traffic and possible heat sources (Tiki
torches, oil lamps, fire pots, fire pits, etc). Décor materials also
have to be modified to compliment the function as well the form
(a red wine spill seems much less dramatic when beading off a
stain-resistant cushion than one made from untreated, natural
fiber). Bolain even makes a point of discussing children and
animals with her clients before planning. Children will necessitate
a safe, enclosed playing yard that can be monitored by adults
from inside the home. The family dog should have a designated
area to conduct his business so as not to produce a minefield
for socializing guests, and even fashionable footwear should be
taken into account. Guests’ high heels on uneven surfaces can
produce pitfalls, embarrassment, and injury.
And what about our urban compatriots whose outdoor living
experiences conjure images of dented metal trashcans, chain
linked fences, and the intimidating din of a neighbor’s family
birthday party? It’s a complicated brain teaser that must synthesize tranquility with an environment that’s anything but; however,
considering outdoor design as one would interior, it doesn’t
make it impossible. “Remember that all rooms have a floor, walls,
ceilings, and hopefully windows,” informs Bolain, “and these can
be achieved in many ways, like creating a canopy of branches or
vines, building a physical wall to block a view, planting a dense,
green hedge to buffer sound, or designing a low and simple
planting area or paving transition that provides separation from
one area to the next.” For the unsightly, but inescapable, blank stare of a foreboding brick wall, a decorative trellis or
weathered, metal wall art can create more appeal. For the
visionary homeowner, a painted mural helps an urban atmosphere maintain its edge and modernity, while providing colors
in areas that lack vegetation.
Whether furnishing a city garden or a suburban patio, it behooves the homeowner to do some research on material.
Often times when we think of outdoor furniture, it’s the highly
designed, heavy-as-a- boulder cast iron we find accompanying
traditional architecture, or the deteriorated and stained white
59
INTERIORS
personal taste, even if the furniture bases are more traditional
or simple in structure. Melcher carries exterior upholsteries that
clients often utilize both indoors and outdoors, which makes
the transition truly seamless: “Many people are now purchasing
outdoor fabrics to use in their interiors because of the materials’
ability to resist stains and fading.” She cites that it’s the upholstery that helps differentiate today’s furniture from that manufactured in the past. Most quality cushions won’t mildew, mold, or
necessitate draining, even if left out in the rain.
wicker set we inherited and promptly threw into the recesses of
our garage. Consider adding a sense of quirkiness or artistry to
your space, especially if it’s limited. Try sleeker shapes with less
bulk and fuss, contemporary designs, and brighter colors. Really commit to being different and retaining the appeal of being
individualistic. With as much scope for the imagination and visual
distraction that nature creates, it’s worth it to be courageous and
to have fun when choosing décor for the outdoors. If you can’t
take big risks inside the house, this is especially appealing.
Fabric provides another wonderful opportunity to express
| Summer 2011
It’s also pivotal to consider our neighbors’ comfort when creating a space. No one wants to live next door to the family whose
outdoor speakers are blasting at 2:00 am, nor do they want the
blazing flood lights illuminating a weeknight barbecue streaming through their bedroom blinds. Strategic placement of large
candles, ceramic oil lamps, and fire pots not only conserves
energy and produces less light pollution, but it extends the hours
one can enjoy outside space, hence maintaining a congenial relationship with the neighbors and the local police department.
Whether urban, suburban, or rural, it is important to remember that design teams, landscapers, and stellar furniture cannot
produce a homeowner’s vision if it’s unrealistic for the climate,
the space available, or not in agreement with the style of the
INTERIORS
home. “Adding a Japanese garden adjacent to a Tudor home may
bring about some conflicts, so help your designer understand
your taste so they can blend your ideas into what is appropriate
for the architecture of your home,” Bolain suggests. And if it’s
color a client wants but the design area does not receive enough
light to support flowering plants, consider other, equally beautiful options: “In an instance where we cannot get the fun candy
store display, we focus on strong contrasts of
textures and varying tones of color to achieve
the same tapestry effect.” Designing should
be about making the most pleasing space out
of what one has to work with, not frustrating
the restrictions of the space, or those working to enhance it.
Outdoor living space can be a joy to come
home to, an outlet to relieve ourselves of the constant stress
of modern living, and a way to expand the use of our homes,
but it can also be a savvy investment decision. Julie Rost, a
top producer with Prudential Preferred Realty, has noticed that
clients and homeowners try to view the costs as something that
will benefit them while living on the property and also at selling time. “Buyers place value on square footage and condition.
The presence of outdoor living space in good condition does
An outdoor living
area improves the
quality of living ...
nothing but increase value,” she says, citing the
fact that some of her current listings have put
an extraordinary amount of effort and planning
into creating an oasis beyond the confines of the
home. “An outdoor living area improves the quality of living, but at the same time, gives you more
square footage without the expense of building
an addition,” says Morris. Many of his clients
have given their outdoor rooms a truer indoor feel by adding
elements such as fireplaces and pergolas to create ambiance and
enclosure.
But is the return on investment what typically drives the decision to design an exterior room? “I find exterior living spaces to
be a very personal expression of one’s interests and taste,” Rost
explains, “Home owners, while cognizant of the expenses, are
61
INTERIORS
... it’s the
need we
each have
to come
home to a
place that
protects
us ...
more set on the intrinsic value that the actual monetary investment adds. The goal most often is to extend the interior to the
outdoor space.”
If “location, location, location,” is the battle hymn of every
realtor across the globe, “environment is everything,” is the
landscape architect’s mantra, says Bolain, because it’s what we
see and experience in our surroundings that matters. This is
good news for those who suspect a limited budget precludes
them from enhancing their outdoor environment. Outdoor living
spaces aren’t a birthright of the rich or those living in sprawling
estates with manicured labyrinths and statuary; they have become
an almost expected amenity straddling the real estate strata. The
time has come when manufacturers have responded in kind, providing consumers with more options and supply than ever before.
They too realize that there is a communal desire to extend the
use of living space beyond that pile of building materials we call
“the home.” In addition to whatever expectation might exist to
help boost the value of the property or the options for utilization,
there is something to be said for humans’ need to escape the
demands of all those responsibilities that take hold of our psyche,
most of which occur indoors: bills, work, chores, and routine. Nature provides respite, and more importantly, eases us back
into the less harried rhythms we lost somewhere in the shuffle of
adulthood. Through wise design and some careful planning, this
can be accomplished.
And it’s not keeping up with the Joneses that fuels such efforts,
rather it’s the need we each have to come home to a place that
protects us from the worries of “out there,” where we spend too
much of our valuable time. “What greets a homeowner when
| Summer 2011
he or she pulls into the driveway after
a long day? Does the vision of their
landscape instantly make them relax just
a bit? It should,” says Bolain. What a
novel idea: coming home to someplace
that feels like, well, a home. Now isn’t
that a breath of fresh air?
Sandra Bolain is Principal/President of
13 Grounds Design located in Pittsburgh, PA. A former Senior Associate
at the International Studio for Burt Hill,
her extensive design accomplishments
include projects for residential, commercial, mixed-use developments, largescale master planning, retail centers,
university campuses, boutique resorts,
public parks, and botanical gardens.
Bolain stresses financial feasibility, effective planning, and a holistic approach to
her assignments. She has national and
international clientele, having worked extensively on projects in Florida, Texas, Mississippi, Pennsylvania,
and Dubai, UAE. www.13groundsdesign.com. 412-708-4746.
Keith Morris is President of K. Morris Landscape Design, Inc.
based in Oakdale, PA. His love affair with art began at an early
age when he devoted his Saturday mornings to visiting museums
and sketching the masterpieces. A graduate of Penn State University, he has spent over twenty years in home and garden design, construction, and remodeling. He offers his clients solutions
to their landscape needs armed with a knowledge of the best
possible products and the latest technology. Keith is a member
of the American Society of Landscape Architects (ASLA). www.
kmorrislandscapedesign.com. 724-693-8663.
Terry Melcher runs the outdoor gallery at Linder’s Fine Furnishings located at 701 Yunker Street, McKees Rocks, PA 15136.
Linder’s carries fine interior and exterior living space options,
and offers fine furniture services and repair. Monthly specials
and updates may be obtained by joining Linder’s blog. Go to
www.lindersfinefurnishings.com for more information, or contact
Melcher at 412-771-2345.
Julie Rost is one of the nation’s top producing realtors for Prudential. A member of various prestigious real estate associations
and societies, her office is located at 5801 Forbes Avenue in
Squirrel Hill. Rost joined Prudential with extensive experience in
marketing and negotiations. She believes in emphasizing honesty
and enthusiasm in every transaction, and is a relocation specialist
for employees moving to Pittsburgh. www.prudentialpreferred.
com. 412-521-5500, ext. 251. NH
RESIDENTIAL
NEW CONSTRUCTION
Custom single-family homes, carriage homes, townhomes or condominiums… new locations
and new homesites. NEWHOME can help you
discover a home to match your lifestyle.
64 City of Pittsburgh
64 Allegheny County
69 Beaver County
69 Butler County
71 Washington County
71 Westmoreland County
63
CITY OF PITTSBURGH
CITY OF
PITTSBURGH
ALLEGHENY COUNTY
Market House
Vista Grande
n
n
Shadyside
Condominiums
PRICED FROM $365,000
SCHOOL DISTRICT City of
Pittsburgh
AGENCY Howard Hanna
Real Estate Services
412-683-1980
n
151 First Side
Downtown Pittsburgh
Condominiums
SCHOOL DISTRIC2 City of
Pittsburgh
AGENCY 151 First Side
412-586-5970
n
n
www.howardhanna.com
www.151firstside.com
Nunnery Hill Overlook
Angel’s Arms
n
City of Pittsburgh
n Condominiums
Pittsburgh
AGENCY Coldwell
Banker Real Estate
Services
412-363-4000 or
412-431-1625
n
www.angelsarms.net
Angel's Arms
Southside
n Condominiums
Pittsburgh
AGENCY Northwood Realty
Services
412-367-3200
n
Bedford Hill
City of Pittsburgh
Single-family homes
Pittsburgh
AGENCY Northwood
Realty
412-367-3200
n
n
www.northwood.com
The Condominiums at
St. Mathews
City of Pittsburgh
n Condominiums
Pittsburgh
AGENCY Coldwell
Banker Real Estate
Services
412-521-2222
n
www.theenclavepgh.com
Crescent Court
Condominiums
Squirrel Hill
n Condominiums
Pittsburgh
AGENCY Howard Hanna
412-421-2153
n
www.howardhanna.com
Federal Hill
City of Pittsburgh/
Northside
Townhomes
Pittsburgh
AGENCY S & A Realty
412-364-2626
n
n
Hilltop Housing Initiative
Beltzhoover
n Single-family homes
Pittsburgh
AGENCY Northwood
Realty
412-367-3200
n
Northside
$180,000
City of
Pittsburgh
AGENCY RE/MAX Select
Realty
412-633-9300 ext. 214
724-309-1758
PRICED FROM
SCHOOL DISTRICT
www.fineviewhomes.com
Oxbridge at South Side
City of Pittsburgh/
South Side
n Townhomes
Pittsburgh
AGENCY Howard Hanna
412-833-3600
n
www.howardhanna.com
The Residences
Pittsburgh
Downtown
Pittsburgh
n Skyhomes
AGENCY Howard Hanna
412-355-0777
n
Riverside Mews
City of Pittsburgh/South
Side
n Contemporary town
homes
Pittsburgh
AGENCY One80 Real Estate
Services LLC
412-318-4139
City of Pittsburgh/
Mt. Washington
n Luxury condominiums
Pittsburgh
AGENCY Coldwell
Banker Real Estate
Services
412-344-0500
www.pittsburghmoves.com
Summerset at Frick Park
City of Pittsburgh/
Squirrel Hill
Traditional Neighborhood
Development
n Single
family homes,
duplexes, townhomes,
condominiums, apartments
Pittsburgh
AGENCY Summerset
Land Development
Associates
412-420-0120
n www.summersetatfrickpark.com
Sweet Briar Village
City of Pittsburgh/
Mt. Washington
Townhomes
Pittsburgh
Coldwell Banker
Real Estate
AGENCY 412-521-2222
n
n
City of Pittsburgh/South
Side
n Contemporary
townhomes - condo
Pittsburgh
AGENCY One80 Real Estate
Services LLC
412-318-4139
Voice: 412-787-8807
Fax: 412-787-0429
email: [email protected]
n
www.one80res.com
Wylie Ave. Homes
East Allegheny / Hill
District
Pittsburgh
AGENCY Northwood
Realty
412-367-3200
Berkeley Square
Monroeville
n Single-family
homes
SCHOOL DISTRICT
Gateway
Howard Hanna
724-856-8300
AGENCY
n
www.northwood.com
ALLEGHENY
COUNTY
Asbury II
Monroeville
Carriage homes
n
www.howardhanna.com
Gateway
Howard Hanna
724-327-5161
AGENCY
www.howardhanna.com
Avonworth Heights
Ohio Township
n Custom
single-family
homes
South Fayette Township
n Townhomes and single-
family homes
Single-family $210,000
$160,000 Town Homes
SCHOOL DISTRICT South
Fayette
AGENCY Ryan Homes
412-914-2057
n
www.ryanhomes.com
Avonworth
AGENCY Prudential
Preferred Realty
724-776-3686
www.prudentialpreferredrealty.com
Barrington Manor
Franklin Park
Custom single-family
homes
SCHOOL DISTRICT North
Allegheny
AGENCY Prudential
Preferred Realty
412-367-8000
n
n
Beechwood
Bethel Park
SCHOOL DISTRICT Bethel
Park
AGENCY Heartland
Homes
724-871-1704
n
www.loveheartland.com
| Summer 2011
n
Park/South Park
Heartland
Homes
724-871-1704
AGENCY
Robinson Township
homes
SCHOOL DISTRICT Montour
AGENCY S&A Homes
412-276-0422
n
n
www.sahomebuilder.com
Burwood Estates
Robinson Township
homes
AGENCY Prudential
Preferred Realty
412-262-4630
n
Berringer Court at
Sonoma Ridge
n
n
Moon Township
Carriage homes
SCHOOL DISTRICT Moon
Area
Heartland
Homes
724-871-1724
AGENCY
n
SCHOOL DISTRICT
Bethel Park/South Park
Single-family homes
n
Burwood Acres
The Berkshires
n
SCHOOL DISTRICT
Brookfield Manor
n
Breckenridge Highlands
Baldwin Borough
Townhomes and single
family homes
townhomes and
$210,000 single family
n
n
SCHOOL DISTRICT
Baldwin-Whitehall
AGENCY Ryan Homes
412-884-3024
www.ryanhomes.com
Briarwood
Franklin Park
Single-family homes
SCHOOL DISTRICt North
Allegheny
n
n
n
Camelot Woods
O’Hara Township
homes
SCHOOL DISTRICT Fox
Chapel
AGENCY Prudential
Preferred Realty
412-782-3700
n
n
Carriage Estates
Franklin Park
Lots
PRICED FROM $80,000
Allegheny
AGENCY Coldwell
Banker Real Estate
Services
412-366-1600
n
n
Heartland Homes
724-871-1716
Castletown
n
AGENCY
Broglie Manor
South Park
Single-family homes
PRICED FROM Low
$160,000’s
Park
AGENCY Prudential
Preferred Realty
412-833-7700
n
n
www.northwood.com
Steve Fink
Windom Hill Place
n
www.one80res.com
Robinson Township
Classic Custom Homes from $500,000 On 2.5 Acres Each
www.VisitParagonHomes.com
Franklin Park
homes
Allegheny
AGENCY Prudential
Preferred Realty
412-367-8000
n
ALLEGHENY COUNTY
Centennial Point
Cobblestone
The Estates at Jefferson
Collier Township
Townhomes
PRICED FROM $150,00
n
n
n
n
n
n
SCHOOL DISTRICT
Chartiers Valley
S&A Homes
412-276-0422
AGENCY
Chartiers Landing
Robinson Township
n Single family homes
AGENCY Prudential
Preferred Realty
412-262-4630
n
Chavelle Estates
Plum Borough
SCHOOL DISTRICT Plum
Borough
AGENCY Howard Hanna
724-733-5390
n
www.howardhanna.com
ricciuticonstruction.com
Cherrington Pointe
Moon Township
Area
AGENCY Howard Hanna
412-262-5500
n
Ohio Township
Single family homes
SCHOOL DISTRICT Avonwarth
AGENCY S&A Homes
412-364-2626
Copper Creek
Marshall Township
Luxury estate custom
homes
PRICED FROM $1,200,000
AGENCY North Allegheny
Eddy Homes
412-221-0400
n
n
www.EddyHomes.com
Estates at the Villa
Hampton Township
Single-family homes
n
n
SCHOOL DISTRICT
Hampton
Coldwell
Banker Real Estate
Services
412-366-1600
AGENCY
Copper Leaf
City of Pittsburgh
n Townhomes
n
SCHOOL DISTRICT
Baldwin Whitehall
AGENCY Ryan Homes
412-884-3024
www.ryanhomes.com
E lane @ Carnegie
Carnegie
n Garden style condominiums
n
SCHOOL DISTRICT Carlton
AGENCY RE/MAX Select
Realty
412-633-9300 ext. 214
724-309-1758
www.elane.biz
Evergreen Place
Ross Township
Townhomes
n
n
SCHOOL DISTRICT
North Hills
AGENCY Coldwell
Banker Real Estate
Services
412-487-0500
Fairwinds
Richland Township
Single-family homes
n
n
SCHOOL DISTRICT
Pine-Richland
AGENCY Ryan Homes
724-444-3177
www.howardhanna.com
www.ryanhomes.com
Fairwinds
Richland Township
n Custom
single-family
homes
n
SCHOOL DISTRICT
L
Pine-Richland
Richland Holdings,
LLC
724-443-4800
AGENCY
Luxury Custom Homes
Moon Township
n Single-family
homes
Area
AGENCY Ryan Homes
412-295-8359
n
www.ryanhomes.com
Cobblestone
Ohio Township
n Single-family
homes
and townhomes
Single-family-homes;
$180,000 townhomes;
n
SCHOOL DISTRICT
Avonworth
AGENCY Ryan Homes
412-367-1927 and 412367-7382
Fayette Farms Estates
North Fayette Township
n Custom
Homes
SCHOOL DISTRICT West
Allegheny
AGENCY Keller Williams
412-787-0888
n
Fayette Farms Meadows
and Towns
n Single-family
homes and
townhomes
Single-family homes
$140,000
Townhomes
Allegheny
AGENCY Heartland
Homes
724-871-1728
n
Fayette Farms Villas
Single-family Villa Homes
Allegheny
AGENCY Paragon
Homes
412-787-8807
n
n
From
Pittsburgh Builders
Who Care
The Enclave Phase III
Fox Chapel Borough
homes
SCHOOL DISTRICT Fox
Chapel
AGENCY Prudential
Preferred Realty
412-782-3700
n
n
English Farms
Pine Township
Custon single-family
homes
n
n
SCHOOL DISTRICT
Pine-Richland
AGENCY S&A Homes
724-538-4900
O’Hara Township
SCHOOL DISTRICT Fox
Chapel
AGENCY Howard Hanna
412-963-6300
n
www.howardhanna.com
Fayette Farms
North Fayette
Single-family homes
n
n
SCHOOL DISTRICT
West Allegheny
AGENCY Ryan Homes
412-498-8120
www.ryanhomes.com
Foxwood Knolls
Moon Township
Single-family homes
SCHOOL DISTRICT Moon Area
AGENCY Ryan Homes
724-249-6835
n
n
www.ryanhomes.com
Franklin Run
n
n
Franklin Park
Single-family homes
SCHOOL DISTRICT
North Allegheny
Heartland
Homes
724-871-1716
AGENCY
Gardens at Fox Hall
O’Hara Township
condos
SCHOOL DISTRICT Fox Chapel
AGENCY Prudential
Preferred Realty
412-782-3700
n
n
Georgetowne
Pine Township
Luxury townhomes
n
n
SCHOOL DISTRICT
Pine-Richland
Prudential
Preferred Realty
412-367-8000
AGENCY
Field Brook Farms
Richland Township
Single-family homes
n
n
Falconhurst Forest
Learn about the Values That Matter
www.BuildWithValues.com
www.ryanhomes.com
www.EddyHomes.com
Cimarron
www.signaturehomesadvantage.com
Jefferson Borough
Single-family homes
AGENCY Coldwell
Banker Real Estate
Services
412-655-0400
SCHOOL DISTRICT
Pine-Richland
Howard Hanna
724-772-8822
AGENCY
www.howardhanna.com
Fields of Nicholson
Franklin Park
Borough
Custom carriage-homes
from $539,900,
Custom villas from
$378,700
Allegheny
AGENCY Prudential
Preferred Realty
724-776-3686
n
n
Forest View
Indiana Township
Single-family homes
SCHOOL DISTRICT Fox
Chapel
AGENCY Howard Hanna
724-772-8822
n
n
Greenbriar Estates
Marshall Township
homes
Allegheny
AGENCY Prudential
Preferred Realty
412-367-8000
n
n www.prudentialpreferredrealty.com
–Hampton Woodlands
n
n
Hampton
Single-family homes
SCHOOL DISTRICT
Hampton
Coldwell
Banker Real Estate
Services
412-487-0500 or
412-860-6625
AGENCY
www.howardhanna.com
65
ALLEGHENY COUNTY
Heritage Estates
Ohio Township
n
SCHOOL DISTRICT
Avonworth
Heartland
Homes
412-364-1020
AGENCY
The Highlands
Plum Borough
Borough
AGENCY Ryan Homes
412-793-4797
n
www.ryanhomes.com
Hickory Heights
n Golf
course community,
single-family homes
Fayette
AGENCY Prudential
Preferred Realty
412-833-7700
n
Hidden Falls
Indiana Township/Fox
Chapel Borough
n Single-level
townhouses
SCHOOL DISTRICT Fox
Chapel
AGENCY Howard Hanna
412-963-6300
n
www.howardhanna.com
HyTyre Farms
West Deer Township
n Carriage
Homes
SCHOOL DISTRICT Deer
Lakes School District
AGENCY Richland
Holdings, LLC
724-443-4800
n
Kings Court
Richland Township
n
SCHOOL DISTRICT
Pine-Richland
AGENCY Coldwell Banker
412-487-0500
Plum Borough
Patio and townhomes
PRICED FROM $179,900s
AGENCY Howard Hanna
724-327-5161
Lenox Place
Pine Township
Single-family homes
n
n
SCHOOL DISTRICT
Pine-Richland
Coldwell
Banker Real Estate
Services
412-487-0500 or
724-625-1277
AGENCY
www.lakemacleod.com
Langdon Farms
Pine Township
n
SCHOOL DISTRICT
Jefferson Estates
AGENCY
Jefferson Borough
Carriage homes
AGENCY Coldwell
Banker Real Estate
Services
412-655-0400
| Summer 2011
Avonworth
Heartland
Homes
724-871-0173
AGENCY
Lake MacLeod
www.howardhanna.com
n
SCHOOL DISTRICT
n
n
Sewickley
n Carriage homes
n
www.kingscourtplan.info
The Isles at The Highlands
n
Legacy Village
Pine-Richland
Coldwell
Banker Real Estate
Services
412-366-1600 or
724-776-2900
Long Ridge
Kennedy Township
Single-family homes
PRICED FROM 1710,000
AGENCY Ryan Homes
412-653-0680
n
n
www.ryanhomes.com
Madison Woods
Finley Township
n Carriage homes and
townhomes
Allegheny
AGENCY Prudential
Preferred Realty
412-262-4630
Moon/Crescent
Township
n Custom
single-family
homes
Area
AGENCY Prudential
Preferred Realty
412-262-4630
www.lenoxplacecondos.com
n
The Links at Deer Run
West Deer
Golf course community,
carriage homes
Lakes
AGENCY Prudential
Preferred Realty
412-367-8000
n
n
n
The Manor at Hartwood
n
n
Indiana Township
Single-family homes
SCHOOL DISTRICT Fox
Chapel
Howard Hanna
412-963-6300
AGENCY
www.howardhanna.com
ALLEGHENY COUNTY
McCaslin Ridge
Hampton Township
Single-family homes
Nevilleside
North Park Manor
Collier Township
Carriage homes and
villas
n
n
n
n
n SCHOOL DISTRICT
Hampton
Coldwell
Banker Real Estate
Services
412-366-1600
SCHOOL DISTRICT
Chartiers Valley
Howard Hanna
412-693-2837
AGENCY
McCormick Farms
Moon/Crescent
Township
n Custom
single-family
homes
PRICED FROM High $400’s
Area
AGENCY Prudential
Preferred Realty
412-262-4630
n
AGENCY
www.howardhanna.com
Newbury
Northtowne Estates
n
n
South Fayette
n Carriage homes
Fayette
AGENCY S&A Realty
412-276-0422
Collier Township
Carriage homes
n
n
SCHOOL DISTRICT
Chartiers Valley
Heartland
Homes
724-871-1710
AGENCY
Oakwood Heights
Park Place
West Deer Township
Single family homes
Lakes
AGENCY S&A Homes
724-538-4900
n
n
n
Harmar Township
Manor homes
n
Marshall Township
n Townhomes
Allegheny
AGENCY Heartland Homes
724-871-1720
n
SCHOOL DISTRICT
Fox Chapel
Howard Hanna
412-963-6300
AGENCY
Newbury
Oakwood Heights
n
n
Paragon Place
n
n
South Fayette
Single-family homes and
towhomes
Fayette
724-871-0175
www.howardhanna.com
West Deer Township
Single-family homes
Lakes
AGENCY Coldwell
Banker Real Estate
Services
724-776-2900
Montour
AGENCY Paragon
Homes
412-787-8807
Parkes Farm Estates
South Fayette
Township
Fayette
AGENCY Ryan Homes
412-914-2057
n
www.ryanhomes.com
Parkview Estates
Robinson Township
n Custom estate
homes
SCHOOL DISTRICT
Indiana Township
Single-family homes
SCHOOL DISTRICT Fox
Chapel
AGENCY Howard Hanna
412-963-6300
n
www.howardhanna.com
The Overlook at
Forest Manor
n
Neville Manor
Pine Township
Single Family Homes
SCHOOL DISTRICT Pine Richland
Real Estate
Services
412-366-1600
n
Richland Township
Single-family and
carriage homes
n
n
SCHOOL DISTRICT
Pine-Richland
Heartland Homes
724-871-0171
AGENCY
We Will Beat Any Written Estimate!
Hardwood
Refinishing
2.99
sq. ft.!
$
With coupon. Not valid with any other
offer. Expires 4/15/11.
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Premium Carpet
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Call for FREE In-Home Consultation
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67
ALLEGHENY COUNTY
Patriot Pointe
Saddlebrook Farms
Sonoma Ridge
Jefferson Hills
Borough
n Single-family
homes &
townhomes
single-family; $220,000
townhomes with first
floor owner’s suite
n
n
n
n
n
SCHOOL DISTRICT
Jefferson Hills
Ryan Homes
412-653-0680
Bethel Park
homes
Park
AGENCY Prudential
Preferred Realty
412-833-7700
Moon Township
Village single-family
homes and estate homes
Area
AGENCY Heartland
Homes
724-871-1724
AGENCY
Springer Manor
Scarlett Ridge
www.ryanhomes.com
Moon/Crescent
Township
n Custom
villas
Area
AGENCY Prudential
Preferred Realty
412-262-4630
n
Franklin Park
n Custom single-family
Allegheny
AGENCY Prudential
Preferred Realty
724-776-3686
n
Pine Hollow
Pine Township
Single-family homes
SCHOOL DISTRICT Pine
Richland
AGENCY Ryan Homes
724-940-4051
n
n
ww.EddyHomes.com
Stonebridge
The Summit
Hampton Township
n Single-family homes,
carriage homes
PRICED FROM: $500,000
single-family homes;
$289,000 Custom
carriage homes
SCHOOL DISTRICT: Hampton
AGENCY: Century 21 Town
& Country Real Estate
Services
724-779-2101
n
n
www.PghPropertyOnline.com
Marshall Township
Single-family homes
Allegheny
AGENCY Coldwell
Banker Real Estate
Services
412-366-1600
n
Trotwood Acres
Robinson Township
Luxury townhomes
n
n
SCHOOL DISTRICT
Montour
Heartland
Homes
724-213-3800
AGENCY
Village at Pine
www.ryanhomes.com
Pine Township
Townhomes
NEW VILLAGE COMING
FALL 2011
SCHOOL DISTRICT PineRichland
AGENCY Ryan Homes
724-940-4051
n
homes across all western Pa Communities from $300,000
Private Acreage
n
South Fayette
Single family homes
Fayette
AGENCY Paragon Homes
412-787-8807
n
n
www.ryanhomes.com
The Village at
Sweetwater
Sewickley
Townhomes
SCHOOL DISTRICT Quaker
Valley
Providence Pointe
n
Marshall Township
Allegheny
AGENCY Heartland
Homes
724-871-1716
n
n
Heartland
Homes
724-871-1716
AGENCY
Rabold Fields
The Village of North
Meadows
Picky People PICK Paragon
Pine Township
n
Wexford/
McCandless Township
Luxury villas
Allegheny
AGENCY Howard Hanna
724-933-3340
n
M
any 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.
SCHOOL DISTRICT
Pine-Richland
Coldwell
Banker Real Estate
Services
412-366-1600
AGENCY
n
www.howardhanna.com
Villages at Neville Park
The Reserve at Fox Chase
Fox Chapel Area
n Patio
and carriage homes
Collier Township
Townhomes with first
floor owner’s suite
n
n
n
C a l l T o d ay :
SCHOOL DISTRICT
Allegheny Valley
Dennis
Associates
412-828-7606
Riverwatch at
O’Hara Woods
Fox Chapel
SCHOOL DISTRICT Fox
Chapel Area
AGENCY Coldwell
Banker Real Estate
Services
412-963-7655
n
412.787.8807
SCHOOL DISTRICT
w w w. v i s i t p a r a g o n h o m e s . c o m
AGENCY
Chartiers Valley
Ryan Homes
412-276-0644
AGENCY
SSSSSSSSSSSSSSSSSSSSSSSS
Stonecrest
Silver Pines
Staunton Heights
www.ryanhomes.com
n
n
Pine Richland Townships
Single-family homes
SCHOOL DISTRICT Pine
Richland
AGENCY Howard Hanna Real
Estate Services
412-934-3400
Sky Mark Farm
Sewickley Area/Bell
Acres
n Custom
single-family
homes
Valley
AGENCY Prudential
Preferred Realty
412-741-6312
n
Moon / Crescent
Townships
n Multi-family homes
$299,900
SCHOOL DISTRICT Moon Area
Estate Services
n
Pine Township
n
SCHOOL DISTRICT
Pine-Richland
Heartland
Homes
724-871-1700
AGENCY
www.howardhanna.com
Walkers Ridge
Collier Township
Single-family homes
n
n
SCHOOL DISTRICT
Chartiers Valley
Paragon
Homes
412-787-8807
AGENCY
Sterling Ridge
n
Sturbridge Court
n
n
South Fayette
Single-family homes
Fayette
AGENCY Coldwell
Banker Real Estate
Services
412-344-0500
Wexford/Franklin
Park
Single-family homes
Allegheny
AGENCY Howard Hanna
412-772-8822
n
www.howardhanna.com
Walnut Ridge
Emsworth
Condominiums
n
n
SCHOOL DISTRICT
Avonworth
Coldwell
Banker Real Estate
Services
412-363-4000
AGENCY
www.walnutridgecondos.info
| Summer 2011
ALLEGHENY COUNTY
Washington Park
Mt. Lebanon
Condominiums
SCHOOL DISTRICT Mt.
Lebanon
AGENCY Coldwell
Banker Real Estate
Services
412-343-1620
Clearwater Estates
Franklin Township
Carriage homes
SCHOOL DISTRICT Riverside
AGENCY Coldwell
Banker Real Estate
Services
724-776-2900 or
724-752-0383
n
n
n
n
www.washingtonparkcondos.com
BUTLER COUNTY
BEAVER COUNTY
Traditions of America at
Liberty Hills
New Sewickley
Township/ Economy
Borough
n 55+ Lifestyle Living/
Single-family and
garden homes/
Maintenance Free
n
PRICED FROM
$200,000s
Traditions of
America
724-869-5595
Blackthorn
n
Penn Township
Single family home sites/
Single family homes
n
PRICED FORM
$66,000/$379,900
South
Butler
AGENCY Northwood
Realty 724-282-1313
SCHOOL DISTRICT
www.northwood.com
AGENCY
Whispering Creek
Hampton Township
homes
SCHOOL DISTRICT: Hampton
Services
724-779-2101
n
Willowbrook
Fayette
AGENCY Heartland
Homes
724-871-0177
n
Woods of Sewickley
Sewickley Hills
Custom single-familyhomes
Valley
AGENCY S&A Realty
412-364-2626
n
n
Woods of Sewickley Hills
Sewickley Hills
n Single-family estatehomes
Valley
AGENCY Ryan Homes
724-325-2367
n
www.ryanhomes.com
Elysium on the Park
Beaver County
n Condominiums
SCHOOL DISTRICT Beaver Area
AGENCY Howard Hanna
724-775-5700
n
Garden View Estates
Center Township
Single-level homes and
villas
SCHOOL DISTRICT Center
Area
AGENCY Howard Hanna
724-378-4479
n
n
www.howardhanna.com
Goldenrod Meadows
North Sewickley
Township
n
SCHOOL DISTRICT
Riverside
Northwood
Realty
724-776-9705
AGENCY
www.northwood.com
www.TraditionsofAmerica.com
n
n
Chippewa Township
Carriage homes
SCHOOL DISTRICT
Blackhawk
AGENCY Howard Hanna
724-728-4600
www.howardhanna.com
Woodbridge Villas
Center Township
Townhomes or condos
SCHOOL DISTRICT Center
Area
AGENCY Howard Hanna
724-775-5700
n
n
www.howardhanna.com
BUTLER
COUNTY
Acton
Nottingham
Ellwood City
Townhomes and
patiohomes
SCHOOL DISTRICT Riverside
Beaver County
724-776-2900
n
n
Franklin Township
Single-family lots
PRICED FROM $39,000
SCHOOL DISTRICT Slippery
Rock Area
AGENCY Northwood
Realty
724-282-1313
n
Seven Oaks
East Allegheny-Hill
District
n Single-family
homes
SCHOOL DISTRICT Pittsburgh
412-367-3200
n
BEAVER
COUNTY
Chippewa Heights
Chippewa Township
n Single-family,
townhomes
and ranch style patiohomes
single-family, $190,000
townhomes and
$215,000 patio-homes
n
SCHOOL DISTRICT
Blackhawk
AGENCY Coldwell
Banker Real Estate
Services
724-774-2900
Brighton Township
Golf-course
community
with single-family
custom homes and
triplex carriage homes
SCHOOL DISTRICT Beaver
Area
AGENCY Prudential
Preferred Realty
724-774-2222
n
n
Shenango Woods
Chippewa Township
Single-family homes
SCHOOL DISTRICT Blackhawk
AGENCY Ryan Homes
724-847-1659
n
n
www.ryanhomes.com
Carriage Manor
Cranberry Township
Single-family homes
SCHOOL DISTRICT Seneca
Valley
AGENCY Coldwell
Banker Real Estate
Services
724-776-2900
n
n
Adams Township
n Carriage homes
SCHOOL DISTRICT Mars
Area
AGENCY Coldwell
Banker Real Estate
Services
412-366-1600 or
724-444-4663
www.adamscrossing.com
Belle Vue Park
Cranberry Township
n Traditional single
family homes
PRICED FROM $250,000 neotraditional and $350,000
estates
Valley
AGENCY Prudential
Preferred Realty
724-776-3686 X328
n
Cranberry Township
Townhomes
Valley
AGENCY Ryan Homes
724-772-3645
n
n
Heritage Creek
Adams Township
homes, Townhomes with
first floor master suite,
Two-Story Townhomes
single-family homes;
$280,000 townhomes
with first floor master
suite; $230,000 twostory townhomes
SCHOOL DISTRICT: Mars Area
Services 724-779-2101
n
n
Adams Township
homes
Agency: Century 21 Town
Services 724-779-2101
n
n
Chatham Court
Adams Township
Luxury carriage homes
Area
AGENCY Prudential
Preferred Realty
724-776-3686
n
n
Cherrywood Springs
n
Center Township
Single-family home sites
n
PRICED FROM $39,900
SCHOOL DISTRICT Butler
Area
Northwood
Realty
724-282-1313
AGENCY
John Quincy Adams
Estates
Adams Township
homes
Area
AGENCY Prudential
Preferred Realty
724-776-3686
n
n
Kaufmann Run
Ehrman Farms
Cranberry Township
Valley
AGENCY Howard Hanna
724-538-4858
n
Foxmoor
Cranberry Township
Condominiums and
townhomes
Valley
AGENCY Re Max
724-933-6300 X207
n
n
The Gables at
Brickyard Hill
Adams Township
Custom Carriage Homes
Services 724-779-2101
n
www.northwood.com
n
Belle Vue Park
n
Indian Meadow
Adams Crossing
n
Wylie Ave. Homes
Adams Township
Single-family homes
Area
AGENCY S&A Homes
724-538-4900
n
n
www.northwood.com
Cranberry Township
Custom townhomes and
carriage homes
PRICED FROM Low
$300,000
Valley
AGENCY Prudential
Preferred Realty
724-776-3686
n
Brookstone
n
The Village at
Timberwood Trace
Georgetowne Square
Adams Township
Townhomes and singlefamily homes
townhomes; $220,000
single-family homes
Area
AGENCY Ryan Homes
724-776-5610 and
724-776-7222
n
n
www.ryanhomes.com
Lakeview at Treesdale
Adams Township
Townhome community
Area
AGENCY Prudential
Preferred Realty
724-776-3686
n
n
www.ryanhomes.com
69
BUTLER COUNTY
Leslie Farms
Napa Ridge at Brandywine
Connoquenessing
Township
n Single-family and carriage
homes
PRICED FROM $210,000 single
family and $225,000
carriage
SCHOOL DISTRICT Butler Area
724-776-2900
n
n
Connoquenessing
Township
n Townhome community
Area
AGENCY Prudential
Preferred Realty
724-776-3686 or
724-283-0005
The Preserve West
Cranberry Township
homes
SCHOOL DISTRICT: Seneca
Valley
Services
724-779-2101
n
Stratford Heights
The Village at Treesdale
Center Township
n Single-family
homes
Area
AGENCY Prudential
Preferred Realty
724-283-0005
n
n
Cranberry Township
homes
Valley
Services 724-779-2101
n
The Oaks
Redmond Place
n
n
Buffalo Township
Single-family homes
SCHOOL DISTRICT Freeport
Area
412-366-1600
n
www.homesattheoaks.com
Orchard Park
n
Cranberry Township
Single family homes
Valley
AGENCY Ryan Homes
724-538-5239
n
n
www.ryanhomes.com
Cranberry Township
Traditional neighborhood
development single-family homes, townhomes,
condos, rentals, retail
Valley
AGENCY Northwood
Realty
724-776-1863
n
n
Forward Township
Single family homes
Valley
AGENCY S&A Homes
724-538-4900
n
n
n
n
Adams Township
Single-family homes
PRICED FROM the $330’s
Area
S&A Realty
724-538-4900
AGENCY
Park Place
Meadow Ridge
Seaton Crest
Shadow Creek
Cranberry Township
homes
Valley
Services
724-779-2101
n
Meadows Ridge
Park Place
Meredith Glen Estates
Adams Township
n Custom
single-family
homes
Area
AGENCY Prudential
Preferred Realty
724-776-3686
Traditional Neighborhood Development
www.cranberryparkplace.com
Northwood Realty Services
n
The Vineyards at
Brandywine
Adams Township
homes
PRICED FROM: mid $400,000
AGENCY: S&A Realty
724-538-4900
Plantation at Saxonburg
n Clinton Township
Park Place.indd
1
Single-family lots and
homes
PRICED FROM $65,000 lots
$399,000 homes
Butler
724-295-9090
n
Myoma Woods
Adams Township
n
ingle-family homes
S
Agency Heartland Homes
724-871-1700
n
Mystic Ridge
Cranberry Township
Single-family homes
Valley
n
n
Heartland Homes
724-871-1716
AGENCY
n
Plantation at Saxonburg
Clinton Township
n Single-family
and
carriage homes
PRICED FROM Singlefamilies $250,000
Carriage homes priced
from $190,000’s
Butler
AGENCY S&A Realty
724-538-4900
n
| Summer 2011
www.howardhanna.com
Connoquenessing
Township
n Custom
single-family
homes
n
SCHOOL DISTRICT
Butler Area
Prudential
referred Realty
P
724-776-3686 or
724-283-0005
AGENCY
Taylor Ridge
Adams Township
homes
PRICED FROM: mid $400,000
Services
724-779-2101
n
Timber Ridge
Lancaster Township
homes
Valley
AGENCY Prudential
Preferred Realty
724-776-3686
n
n
Timberlee Farms
Connoquenessing
Township
n Custom
single-family
homes
Area
AGENCY Prudential
Preferred Realty
724-776-3686
Village at Camp Trees
Adams Township in
Butler County and Pine
Township in Allegheny
County
n Custom
Single family
SCHOOL DISTRICT Mars Area
Shady Lane Farms
and Pine-Richland
n Center Township
2/15/10
12:31:09
PM
AGENCY Prudential
n Custom
single-family
Preferred Realty
homes
Area
The Village at
AGENCY Prudential
Sarvers Mill
Preferred Realty
n BuffaloTownship
724-283-0005
n Custom
townhomes and
cottage homes
SCHOOL DISTRICT Freeport
Shannon Mills
n Connoquenessing
Area
AGENCY Howard Hanna
Township
724-353-2223
www.howardhanna.com
Area
AGENCY Howard Hanna
724-282-7903
724-776-1863
Prudential
Preferred Realty
724-776-3686
Taylor Ridge
n
Forward Township
Valley
724-871-1714
n
Area
AGENCY
n
Cranberry Township
Valley
724-871-1712
Marshall Heights
Cranberry Township
n Custom Carriage Homes
Valley
Services
724-779-2101
Adams Township
Custom carriage homes
PRICED FROM Low $300’s
n
Madison Heights
n
n
The Vineyards at
Brandywine
Connoquenessing
Township
homes
n
n
SCHOOL DISTRICT
Butler Area
S&A Homes
724-538-4900
AGENCY
Wakefield Estates
Cranberry Township
Custom single family
homes
Valley
AGENCY Prudential
Preferred Realty
724-776-3686
n
n
Walkers Ridge
Worth Township
Farmlettes
PRICED FROM $74,900
SCHOOL DISTRICT Slippery
Rock
724-458-8800
n
n
www.northwood.com
Weatherburn Heights
n
n
Middlesex Township
Single family homes
SCHOOL DISTRICT Mars Area
AGENCY Ryan Homes
724-776-7222
www.ryanhomes.com
Woodbrook Meadows
Oakland Township
2 plus acre lots
PRICED FROM $34,900
n
n
SCHOOL DISTRICT
Butler Area
Prudential
Preferred Realty
724-283-0005
AGENCY
WASHINGTON COUNTY
WASHINGTON
COUNTY
Alto Piano
Cecil Township
Single-family homes
n
n
SCHOOL DISTRICT
Canon-McMillan
Howard Hanna
412-302-2304
AGENCY
www.howardhanna.com
Anthony Farms
Peters Township
n Single family homes
Estate Services
412-276-5000
n
www.howardhanna.com
Brookwood Manor
Peters Township
Luxury custom estate
homes
SCHOOL DISTRICT Peters
Township
AGENCY Century 21 Frontier
Realty
724-941-8680
n
n
www.EddyHomes.com
Brookview
eters Township
P
n Carriage Homes
Township
AGENCY Keller Williams
412-831-3800
n
The Brookview Villas
Custom villa homes
Township
AGENCY Paragon Homes
412-787-8807
n
Great Meadows
Peters Township
Township
AGENCY Ryan Homes
412-835-1869
n
www.ryanhomes.com
Peters Township
n Single-family
homes
Township
Estate Services
724-941-8800
Heartwood Farms
ecil Township
C
Single-family homes and
carriage homes
SCHOOL DISTRICT CanonMcMillan
724-871-1706
n
Hiddenbrook
P
eters Township
V
illa homes
n
n
$270,000
SCHOOL DISTRICT Peters Township
724-871-1738
PRICED FROM
Hill Station Manor
Cecil Township
n Townhomes or condos
n
SCHOOL DISTRICT
Canon-McMillan
Howard Hanna
724-873-7355
AGENCY
Cameron Estates
Chadwick Estates
Peters Township
Single-family homes
Township
724-871-1736
n
n
Concord Green
orth Strabane Township
N
724-871-1730
n
The Crossings
n P
eters Township
n Luxury custom villa homes
Township
AGENCY Century 21 Frontier
Realty
724-941-8680
Oakbrooke Estates
Cecil Township
Single-family homes
724-871-1706
n
n
n
Majestic Hills
outh Strabane Township
S
Single-family
and carriage homes
SCHOOL DISTRICT Trinity
724-871-0179
n
n
North Strabane Township
Single-family homes
n
n
SCHOOL DISTRICT
Canon-McMillan
Ryan Homes
724-745-6410
AGENCY
www.ryanhomes.com
Maple Ridge
Cecil Township
n Townhomes
Orchard Hill
Peters Township
Township
AGENCY Ryan Homes
412-835-1869
n
Peters Township
Township
AGENCY Ryan Homes
412-835-1869 and
724-941-5809
Partners, Inc.
724-223-1844
www.ryanhomes.com
The Overlook
Peters Township
Single-family homes
n
Peters Township
AGENCY Howard Hanna
724-941-8800
Canon-McMillan
Ryan Homes
724-745-6064
AGENCY
www.ryanhomes.com
McMurray Highlands
Peters Township
homes
Township
AGENCY Prudential
Preferred Realty
412-833-7700
n
Carriage homes
n
n
SCHOOL DISTRICT
Canon-McMillan
Coldwell Banker
412-344-0500
AGENCY
North Franklin Township
SCHOOL DISTRICT: Trinity
AGENCY: Keith Homes
724-223-0285
www.keithhomes.net
Timber Run
n
n
Cecil Township
SCHOOL DISTRICT
Canon-McMillan
Ryan Homes
724-745-6410
AGENCY
www.ryanhomes.com
www.northwood.com
Cherry Knoll
Delmont
Single-family Homes
PRICED FROM $225.000
SCHOOL DISTRICT Franklin
Regional
AGENCY ReMax Realty
412-856-2000
Cherry Wood Estates
Mt. Pleasant Township
homes
SCHOOL DISTRICT Mount
Pleasant
AGENCY Prudential
Preferred Realty
724-838-3660
n
n
Weavertown Village
N
orth Strabane Township
n
arriage homes and
C
luxury townhomes
AGENCY Heartland
Homes
724-871-1732
n
Carriage homes
n
n
SCHOOL DISTRICT
Canon-McMillan
Northwood
Realty
724-743-4300
North Huntingdon
Township
n Single-family
homes
SCHOOL DISTRICT Norwin
AGENCY Ryan Homes
724-863-3506
Clearview Estates
Murrysville
Single-family homes
Regional
AGENCY Howard
Hanna Real Estate
Services
724-327-5161
n
n
Acropolis Heights
Unity Township
homes
SCHOOL DISTRICT Greater
Latrobe
AGENCY Prudential
Preferred Realty
724-838-3660
n
n
Allegheny Woodlands
Allegheny Township
and carriage homes
carriage homes
SCHOOL DISTRICT Kiski
Area
AGENCY Howard Hanna
724-568-9903
n
Chestnut Hill
www.ryanhomes.com
WESTMORELAND
COUNTY
n
n
Weavertown Woodlands
www.northwood.com
n
Rostraver Township
Carriage homes
SCHOOL DISTRICT Belle
Vernon Area
AGENCY Northwood
Realty 724-929-1370
n
n
Sycamore Reserve
www.northwood.com
n
Waterdam Farms
The Ridge at Spring
Meadows
n
ottingham Township
N
Single-family homes
SCHOOL DISTRICT Ringgold
724-871-1730
n
AGENCY
www.ryanhomes.com
n
n
Walnut Ridge
www.howardhanna.com
Peters Township
n Single-family
homes
Township
AGENCY Ryan Homes
412-835-1869
South Greensburg
Single-family homes
SCHOOL DISTRICT Greensburg
AGENCY Northwood
Realty 724-838-9643
n
n
n
SCHOOL DISTRICT
Brickyard Commons
Cedar Hills
www.ardenmills.com
n
n
SCHOOL DISTRICT
$180,000
DISTRICT Chartiers Houston
AGENCY Hawthorne
www.ryanhomes.com
Overlook
Chartiers Township
Single-level carriage
homes featuring private
exterior courtyards
PRICED FROM
n
www.howardhanna.com
n
Peters Township
n Single-family
homes
Township
AGENCY Prudential
Preferred Realty
412-833-7700
n
WESTMORELAND COUNTY
Villas of Arden Mills
Hamlet of Springdale
www.visitparagonhomes.com
n
Meadow Ridge
www.howardhanna.com
Foxfield Knoll
n
Unity Township
homes
n
PRICED FROM
$289,900–$580,000
Greater
Latrobe
AGENCY Scalise Real
Estate
724-539-3525
SCHOOL DISTRICT
www.howardhanna.com
www.EddyHomes.com
71
WESTMORELAND COUNTY
Foxtail Court at
Rolling Ridge
Harrington Way at
Wendover
n
n
Murrysville
n Single-family
homes
Regional
AGENCY Howard
Hanna Real Estate
Services
724-327-5161
www.howardhanna.com
Hempfield Township
Hempfield Township
Golf course community
patio homes
n
n
SCHOOL DISTRICT
Hempfield Area
AGENCY Prudential
Preferred Realty
724-838-3660
Glenn Aire
Unity Township
homes
Latrobe
AGENCY Prudential
Preferred Realty
724-838-3660
n
n
Grandview Commons
North Huntingdon
n Single-family
homes
and townhomes
AGENCY Howard
Hanna Real Estate
Services
724-327-5161
n
www.howardhanna.com
Greenfield Estates
Unity Township
n Custom
single-family
homes
Latrobe
AGENCY Scalise Real
Estate
724-539-3525
n
Hampton Heights
(Formerly Carradam
Golf Course)
n North Huntingdon
Township
n One acre homesites
AGENCY RWS Custom
Homes
724-861-0571
Oak Farm Estates
Rolling Ridge
Hempfield Township
n Patio homes
n
Penn Township
n Single-family
homes
SCHOOL DISTRICT PennTrafford
AGENCY Prudential
Preferred Realty
724-838-3660
n
n
SCHOOL DISTRICT
Hempfield Area
Howard Hanna
724-832-2300
SCHOOL DISTRICT
Hempfield Area
AGENCY Northwood
Realty
724-327-5600
www.northwood.com
Heritage Estates
Gleneagles at
Cherry Creek
Lindwood Crest
Murrysville
Single-family homes
Regional
724-327-0123
n
n
AGENCY
www.howardhanna.com
Mallard Landing
Oakton Manor
Murrysville
Single-family homes
Regional
AGENCY Howard
Hanna Real Estate
Services
724-327-5161
n
n
www.howardhanna.com
North Huntingdon
724-327-0123
n
Palmer Place
Unity Township
Latrobe
AGENCY Prudential
Preferred Realty
724-838-3660
n
Kingsbury
North Huntington
Township
n Two-four acre estates
AGENCY RWS Custom
Homes
724-861-0571
n
MarRose Estates
n
n
Hempfield
Single-family homes
SCHOOL DISTRICT Hempfield
Area
Ryan Homes
724-836-1804
www.ryanhomes.com
AGENCY
www.rwscustomhomes.com
Marquis Place
Murrysville
Luxury condominiums
Regional
AGENCY Kacin
Companies, Inc.
724-327-7700
Laurel View Place
n
Derry Township
n Single-family
lots
PRICED FROM $49,900
SCHOOL DISTRICT Derry
Area
AGENCY Northwood
Realty Services
724-537-0110
n
n
www.northwood.com
The Legends
North Huntingdon
AGENCY Scalise Real
Estate Inc.
n
724-864-5500
Meadowlane Heights
Hempfield Township
PRICED FROM $170,000’s
n
SCHOOL DISTRICT
Hempfield Area
AGENCY S & A Realty
724-837-6124
Moreland Manor
Allegheny Township
Single-family homes
SCHOOL DISTRICT Kiski
Area
AGENCY Howard
Hanna Real Estate
Services
724-733-5390
Lincoln Hills
n
North Huntington
Township
n Single family homes,
townhomes and grand
villas
PRICED FROM mid$300,000 single family,
$239,900 townhomes
and $289,900 grand
villas
AGENCY RWS Custom
Homes
724-861-0571
n
n
www.howardhanna.com
Northpointe
Hempfield Township
homes
n
n
Hempfield Area
Prudential
Preferred Realty
724-838-3660
AGENCY
| Summer 2011
www.ryanhomes.com
Salem Ridge Village
Rostraver Township
Single family
Vernon Area
AGENCY Prudential
Preferred Realty
724-838-3660
n
n
Sinan Farms
Murrysville
Single-family homes
Regional
724-327-0123
n
n
Park Lane
Stonegate
Greensburg
n Patio
homes and
townhomes
n
AGENCY
Rostraver Township
Multi-family homes
Vernon
AGENCY Howard Hanna
www.howardhanna.com
Tinstman Estates
n
SCHOOL DISTRICT
Greensburg-Salem
Howard Hanna
724-850-7249
n
www.howardhanna.com
Scottdale
Single-family home lots
PRICED FROM $35,900
n
The Reserve at Lago
Greensburg
Patio homes
n
n
SCHOOL DISTRICT
Hempfield
Howard Hanna
724-850-7249
n
SCHOOL DISTRICT
Southmoreland
Prudential
Preferred Realty
724-838-3660
AGENCY
AGENCY
www.howardhanna.com
The Trails
Level Green
Patio homes and
single-family homes
AGENCY Howard Hanna
724-327-5161
n
Rivendell
Penn Township
Single-family homes
AGENCY S & A Homes
724-837-6124
n
n
Rolling Hill Farm
SCHOOL DISTRICT
Murrysville
Single-family homes
Regional
AGENCY Ryan Homes
412-325-2367
n
Rostraver Township
Vernon Area
AGENCY S & A Homes
724-872-8403
n
n
www.howardhanna.com
Victoria Highlands
Unity Township
Single Family Homes
SCHOOL DISTRICT Latrobe
AGENCY Bob Shuster
Realty
724-864-8884
n
n
OTHER COUNTIES
WESTMORELAND COUNTY
Village at Foxfield
Unity Township
PRICED FROM $210,000’s
n
SCHOOL DISTRICT
Greater Latrobe
AGENCY S & A Homes
724-837-6124
The Village at Ligonier
Ligonier Borough
Carriage homes
SCHOOL DISTRICT Ligonier
Valley
AGENCY Howard Hanna
724-836-3660
Westmoreland
Community Action
Westmoreland Human
Opportunities
n
n
Jeannette
Single-family homes
PRICED FROM $75,000
SCHOOL DISTRICT Jeannette
City
AGENCY Northwood
Realty
724-838-9643
n
www.northwood.com
n
n
www.howardhanna.com
The Village at Stonegate
Penn Township
n Villas
AGENCY Prudential
Preferred Realty
724-838-3660 or
724-327-0444
n
Westmoreland
Community Action Reed
Avenue
Jeannette
Single-family homes
PRICED FROM $63,000
SCHOOL DISTRICT Jeannette
City
AGENCY Northwood
Realty
724-838-9643
n
n
www.northwood.com
OTHER COUNTIES
n
Clarion County
SCHOOL DISTRICT
Fairway Estates
Foxburg
n Single family lots
n
SCHOOL DISTRICT
Monessen
Northwood
Realty
724-838-9643
AGENCY
SCHOOL DISTRICT:
Allegheny Clarion
AGENCY: Northwood
Realty Services
724-282-1313
www.northwood.com
Westwind Estates
Hempfield Township
Single-family homes
SCHOOL DISTRICT Hempfield
Area
AGENCY Ryan Homes
724-836-1804
www.ryanhomes.com
n
www.northwood.com
Greene County
n
Franklin Township
Single-family homesites
n
Unity Township
Patio homes
Latrobe
AGENCY Prudential
Preferred Realty
724-838-3660
n
Woodhaven Ridge
Hempfield Township
n Townhomes
n
North Huntington
Townhomes and grand
villas
and $289,900
AGENCY RWS Custom
Homes
724-861-0571
n
n
Westmoreland Farms
www.northwood.com
Murrysville
Regional
AGENCY Ryan Homes
724-327-9330
www.ryanhomes.com
Westmoreland Farms
Murrysville
Single-family homes
and villas
villas
Regional
AGENCY Howard Hanna
724-387-4300
n
n
The Villas at Grayhawk
Unity Township
Villa style condominiums
Latrobe
AGENCY Cedar Ridge
Realty
724-832-3501
n
n
www.thevillasatgrayhawk.com
www.howardhanna.com
www.northwood.com
Pulaski Township
Single family lots
n
n
SCHOOL DISTRICT:
Wilmington Area
Northwood
Realty Services
724-658-6645
AGENCY
Lawrence County
www.northwood.com
New Castle
n Condominiums
PRICED FROM
Mercer County
$179,900
Legends of Grove City
SCHOOL DISTRICT
Pine Township
Villas, patio homes and
single family homes
Neshannock
AGENCY Howard Hanna
Real Estate
Services
724-654-5555
n
www.howardhanna.com
SCHOOL DISTRICT
Villas at Glen Arbor
AGENCY
n
New Castle
Single-family villas
n
PRICED FROM
$184,900
Grove City
Northwood
Realty 724-458-8800
www.northwood.com
PRICED FROM
$130,000
Hempfield
Howard
Hanna Real Estate
Services
724-850-7249
SCHOOL DISTRICT
AGENCY
n
Wilmington Area
Northwood
Realty Services
724-658-6645
Valleyview Heights
Waynesburg
AGENCY Northwood
Realty
724-627-4300
n
SCHOOL DISTRICT
The Villas of Willow
Estates
n
n
n
First Floor Master Suites
Maintenance Free Exterior
Customized to Your Family’s Lifestyle
724-838-3660 or 724-327-0444
Pulaski Township
Single family lots
PRICED FROM $35,000
n
PRICED FROM
Rose Hill
Wimmerton Place
Carriage Hills
Colonial Place
SCHOOL DISTRICT
www.howardhanna.com
www.northwood.com
AGENCY
$28,000
Willow Glenn/Willow
Heights
Wilmington Area
Northwood
Realty
724-658-6645
AGENCY
SCHOOL DISTRICT
n
North Huntingdon
AGENCY Howard
Hanna Real Estate
724-863-3300
Penn Township
Washington Township
Single-family home sites
PRICED FROM $27,900
n
Monessan
n Single-family
homes
PRICED FROM $70,000
single-family;
n
Volant Highlands
Union Township
Howard Hanna
724-654-5555
AGENCY
www.howardhanna.com
www.howardhanna.com
Woods of Brandywine
Manor Borough
Single-family homes
AGENCY Coldwell
Banker Real Estate
Services 412-327-0123
n
n
Yok Wood Ridge
Unity Township
Single-family homes
Latrobe
AGENCY Prudential
Preferred Realty
724-838-3660
n
n
The Legends at Grove City
Single Family Homes
Carriage Style Homes
www.LegendsAtGroveCity.com
Northwood Realty Services
Legends classified ad.indd 1
724-458-8800
2/15/10 12:30:24 PM
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EASTERN COMMUNITIES OUTDOOR LIVING SPACE HOUSING

Transcription

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