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NewHome Spring 2011

Buying, Building or Remodeling

Housing’s Big Picture!

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CONTENTS

05 06 16

Publisher’s Message

Housing’s Big Picture Pittsburgh’s economy still supports residential real estate appreciation.

esidential Development in R Pittsburgh’s Northern Communities Great schools, rising home values and low unemployment.

26 36

Project Profile

Spring 2011

16 06 26

Building With Values Custom builders that joined forces as the exclusive Pittsburgh area builders for Values That Matter.

Builder Profile Primrose Homes Jeff Martin of Primrose Homes drives value into every home he builds.

44

New Construction Listings New housing projects in the City of Pittsburgh and Allegheny, Beaver, Butler, Washington and Westmoreland Counties.

36 40 www.greaterpittsburghnewhome.com

3

310 Commerce Park Drive • Cranberry Twp, PA 16066 724.779.9393 www.hillmonappliance.com

Pittsburgh at 5958 Baum Blvd: 412.661.7550 Upper St. Clair at Norman Center II: 412.835.2300 Canonsburg at 2335 Washington Road: 724.916.0100 Service Department: 866.544.1711 www.donsappliances.com

Publisher’s Message Publisher

Kevin J. Gordon kgordon@carsonpublishing.com Editor

Jeff Burd Graphic Design

Jaimee D. Greenawalt Production

Carson Publishing, Inc Contributing Writer

Hank Walshak Contributing Photographers

Ed Rieker Photography Weaver Master Builders Jan Pakler

Housing’s Big Picture

Advertising Sales Director

Carson Publishing, Inc. James Hilliard 412-548-3823 milfordbay@comcast.net Special Thanks

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 and Primrose Homes.

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.

www.greaterpittsburghnewhome.com

As you know, there were many complicated things going on in the residential finance business in the mid-2000’s. A simple explanation for the outcome was that too many people had mortgages they couldn’t repay and too many banks had obligations based on everyone repaying. A correction was inevitable.

For the past three years, the result of this bad judgment has been a flood of foreclosures nationally. These foreclosures hurt many families but they were also a way to resolve the problem and hopefully return to normalcy.

One important thing to remember is that the record high number of foreclosures (2.9 million homes in 2010) is being driven by a relatively small number of bad markets. The good news, Pittsburgh is NOT one of them. In fact, California, Florida, Illinois, Michigan and Arizona accounted for 51% of the nations foreclosures last year. At the same time, foreclosures in the Greater Pittsburgh area dropped. The number of foreclosures in Allegheny County fell to 469 last year, a level that is lower than in 2005.

These numbers help us understand why, in the face of an extended decline in home values nationally, homes continue to appreciate in our Pittsburgh region. For the past three years, which included the bursting of the housing bubble and the current recession, houses in Pittsburgh have appreciated 11.6 percent!

In our Housing, Big Picture feature, Jeff Burd explains the key factors of our home value appreciation and why Western Pennsylvania should experience many positives for 2011.

Also in this issue of NEW HOME, learn why our North Hills housing market continues to flourish, offering lifestyle amenities and essentials that homeowners desire and why a group of successful custom home builders joined forces to create the “Build With Values” partnership.

Remember, before you buy, build or remodel, Greater Pittsburgh’s NEW HOME is required reading. Enjoy!

www.greaterpittsburghnewhome.com

5

Buying, Building or Remodeling

Housing’s If you are not involved in residential real estate, it is possible that you may be under the impression that the housing market is in a mess like never before. While there is some truth to that assessment, what hasn’t been true during this difficult recession is that the housing industry stopped. For many Americans, the past few years have been a tough time to sell a house and builders have seen their world shift, but here in Western Pennsylvania a number of factors have kept residential real estate insulated from the worst conditions.

6 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

Big Picture!

www.greaterpittsburghnewhome.com

7

B

efore we get into too many details about the housing market, there are a couple of things you should think about. First among these is to ignore or steeply discount the media reports and daily economic data. Trends develop over long periods of time and monthly data is pretty inconsequential until you have the chance to look at an extended period, except that they can feed both fears and euphoria (remember 2006) and distract you from truly objective analysis of conditions. So click off the Marketwatch report about today’s new housing starts or the Time. com story on this week’s pending home sales data, and take a calm look at where the market is in the winter of 2011.

The housing crisis – as the media portrays it – is largely a result of an excess of financing supply and the over exuberance of financial institutions to create products backed by mortgages that shouldn’t have been written. The explosion of the demand for these financial instruments led lenders to be less and less cautious about whom they were lending to, and led financial institutions to make assumptions about the neverending appreciation of home values that weren’t sustainable.

In the final analysis, there were a lot of complicated and unsound things going on in the residential finance business in the mid-2000’s. The simple explanation for the outcome is that too many people had mortgages they couldn’t repay and too many banks had obligations based on everyone repaying.

A correction was inevitable.

Keeping a New Construction Balance For the past three years, the result of this bad judgment has been a flood of foreclosures nationally. The foreclosures have hurt many families but they are also the only way to heal the problem so normalcy can return. And there are some important things to remember about all that foreclosure news. First is that the record high number of foreclosures (2.9 million homes in 2010) is being driven by a relatively small number of bad markets. Pittsburgh is not one of them. In fact, California, Florida, Illinois, Michigan and Arizona accounted for 51% of the nation’s foreclosures last year. At the same time, foreclosures in metropolitan Pittsburgh dropped – again. In fact the number of foreclosures in Allegheny County fell to 469 last year, a level that is lower than in 2005.

Nothing suppresses value and the demand for new construction so much as an overhang in the supply of homes on the market, especially a glut of distressed or foreclosed homes.

8 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

These figures make it easier to understand why in the face of an extended decline in home values nationally, homes continue to appreciate in metro Pittsburgh. Last year the price of the average home in the Pittsburgh region increased by 2.7 percent. And for the past three years, which included the bursting of the housing bubble and the Great Recession, houses in Pittsburgh have appreciated 11.6 percent, according to the December 2010 report by RealStats.

Behind this reliable level of home value appreciation are several key factors. Key among them is the healthy job market.

Pittsburgh’s unemployment rate (7.6%) has risen during the past few years, but much less than the rest of Pennsylvania’s (8%) and the national rate (9.4%). Moreover, the economic drivers of this region – healthcare, higher education/technology and now, energy – don’t track as well at the Department of Commerce; so there is anecdotal evidence that unemployment may be declining at an even faster rate.

The regional homebuilders have also helped buoy the housing market by not building as demand slowed. Western Pennsylvania lenders have tightened credit for speculative homes and builders have shown little appetite for introducing spec homes into a less robust market. Pittsburgh’s most active builders – Ryan Homes and Heartland Homes – also have a practice of starting homes with contracts rather than building specs and selling them hard.

Finally, the record low interest rates and tax credits helped boost interest in home buying during the lowest points of the recession. While such incentives did not create a groundswell of home buying, they did remove barriers of entry for a significant number of potential buyers.

Market conditions helped encourage buyers who may have been reluctant. Low borrowing rates made housing as affordable as any time in a century. Builders reduced new construction activity as early as 2007. Foreclosures in the metropolitan area have stayed within the historical norms. All these ingredients make up a recipe for steady, if unspectacular growth because supply and demand stay in equilibrium.

“Balanced is the word I use for the Pittsburgh market,” says Heartland Homes CEO Marty Gillespie. “Westinghouse in the north and Marcellus Shale in Southpointe are driving demand and our regional business leaders have done things to make Downtown and the city more attractive. We had our highest volume ever in 2010 and we see conditions getting a little bit better in 2011.”

Gillespie’s optimism is echoed by another builder. “I’m getting a little more optimistic each year,” says Chris Cinker,

general manager for S & A Homes in Mars. “Last year there was still a lot of caution early but the spring went well and that carried over into the summer and then the fall. You can call it a hunch but I feel like 2011 will be a good year.”

Homebuilders continued to keep a lid on building plans in 2010, however. At year end the Pittsburgh Homebuilding Report listed 2,767 total dwelling units started, a 1.4 percent decline compared to the 2,807 started in 2009. Traditional detached units showed a 23 percent increase, but the drop-off of nearly 400 units of attached or multi-family units dragged the total into negative territory. The forecast for 2011 is for improvement in the attached home and multifamily categories, and continued recovery in detached homes but that volume for new construction that is restrained by historical standards.

“Home value is the biggest positive in the market here,” says Hanna Realty Services CEO, Howard ‘Hoddy’ Hanna III. “That should have a positive impact on new construction if financing loosens up. We see appreciation near five percent this year, which should further close the gap between new construction prices and those of existing homes that are newer construction.”

The gap Hanna refers to is one of the reasons new home construction has been muted in a fairly solid market. The buyers of new construction have traditionally been willing to pay a premium for new construction. As prices for existing homes have continued to rise, that premium has shrunk. The moveup buyer has been very cautious since 2008, a fact that has slowed demand for new housing and kept new product from becoming inventory. Hanna thinks the improved perception about the overall economy could be a tipping point.

“I feel there is a lot of pent up demand for people who were planning a move up to their second or third home but who took themselves out of the market because of concern about their job security or the stock market,” he says.

Moving Up by Staying Put Economic upheavals like we recently experienced tend to chill the market differently across the spectrum of housing available. Tighter credit conditions make it much harder for

We see appreciation

near five percent this year ... first-time buyers to qualify for mortgages, so even with an $8,000 tax credit the demand for new starter housing really dropped off. Recessions tend to put a chill on the move up buyer as well, since the move up depends on selling the existing home and maintaining the higher income level that usually motivates the upgrade. These kinds of buyers drive the need for new construction, which explains the reduced number of new homes in recent years.

Conditions have been better for the homeowner who is interested in moving up by expanding or improving the house he or she occupies. Since the 1970’s, the volume of new construction and improvements has essentially moved in lock step, equally dependent upon good economic conditions to drive volume. The economy has dented homeowner confidence significantly since 2008 and for many owners it has made more sense to invest in the home in which they have been building equity.

This dynamic has been especially true in Pittsburgh, where homeowners can feel justifiably confident about improving a home that is continuing to appreciate. Another boost for home improvement is the fiscal conservatism of the lenders and borrowers historically in Western Pennsylvania. That conservatism restrains growth during ‘go-go’ periods but it also results in higher equity levels in homes regionally, making it easier to qualify for second mortgages or refinancing to pay for that new kitchen or family room addition.

www.greaterpittsburghnewhome.com

9

Remodeling an existing home is something that should be thought through and thoroughly planned with experts, regardless of what the economy is like. One of the most common mistakes that homeowners make is to assume that all dollars invested in a home are equal in their return. This is the critical issue with renovating, especially in evaluating the investment with the owner’s expectations for his or her time remaining in the house. If the homeowner expects to remain in the home for another 20 years, almost any renovation will make sense. But if the homeowner plans to move within five or ten years, some projects will have a better justification.

What we’re talking about here is improvements rather than repairs. Upgrading the house’s electrical system or replacing a roof can have little or no impact on the home’s value, but the need to avoid a fire or water damage outweighs any value consideration. Renovations that improve the convenience, functionality or appearance of the home should be considered first, along with any addition or renovation that adds to the living space. Remodeling areas that get the most usage, like kitchens or family rooms, or that appeal to the woman of the house, like bathrooms and kitchens, will bring the highest return on investment in the quickest time.

The proof of the pudding is in the numbers. The National Association of Remodeling Industry reported increased volume in remodeling projects and dollars spent in 2009 and 2010.

In part, the increased spending on existing homes was due to the loosening of credit for homeowners. Another factor were the tax incentives for renovations that increased energy efficiency or that added alternative energy sources – like solar panels or windmills – to homes. A third factor was the shift in perception about the economy, which gave buyers confidence to purchase existing homes – many of which were dramatically reduced in price – that could be remodeled or expanded to add significant value.

The latter factor seemed to be most evident in Greater Pittsburgh. Remodeling was up especially in the communities where home values and appreciation remained higher and older homes were available for purchase and renovation. Activity was brisk in places like Mt. Lebanon, Sewickley, Aspinwall and Pittsburgh neighborhoods like Shadyside and Squirrel Hill.

10 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

In all cases, remodeling should not be undertaken without consulting with a qualified remodeling contractor or designer first.

These professionals can bring their experience to bear on your project, evaluating the specific characteristics of your home and recommending what projects will make the most sense for your lifestyle and your expectations about resale.

Looking for the Clouds to Clear It has been a stormy few years for the housing market, even in a market like Pittsburgh that had fewer thunderclaps. Consumer activity at the recent holidays is the first strong suggestion that buyers may be feeling comfortable about the future. If that is so, better days lie ahead for residential construction and real estate. With a global economy that seems to be healing as well, there are reasons for optimism that Pittsburgh’s improved housing conditions are permanent; however, there are a couple of clouds that bear watching in 2011.

One problem area that is carrying over is the tightness of credit. It is true that banks have enormous cash balances right now and pressure to lend, but there are still unanswered questions about many of the regional banks’ real estate portfolios and their need for higher reserves for bad loans. This uncertainty,

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If the global economy begins to grow at a more rapid pace in 2011, one of the possible outcomes is across the board inflation. which isn’t true for all lenders, will keep lending standards conservative in 2011. Don’t expect loans to be approved for more than 80% of the value of the home or for more than the historical ratios of debt-to-income. Expect FICO credit scores of less than 700 to disqualify a borrower more often than not and expect that documentation of income and obligations will be extensive.

The other potential hurdle is the threat of higher costs and inflation. Several commodities that are used extensively in construction – diesel fuel, copper and steel – have experienced price increases of more than 20 percent in 2010. Government intervention in the monetary markets during the financial crisis greatly increased the amount of money in circulation, a condition that has preceded high inflationary periods in the past.

If the global economy begins to grow at a more rapid pace in

2011, one of the possible outcomes is across the board inflation. This would make building or improving a house much more expensive. In Pennsylvania, 2011 also marks the beginning of mandated fire sprinklers in new homes, a system that is adding $5,000 to $15,000 to the cost of new construction.

“I would certainly hope that 2011 is finally better for new housing,” says Jim Eichenlaub, executive director of the Builders Association of Metropolitan Pittsburgh. “A lot of what will happen depends on what the financial markets are like and whether or not inflation begins to drive up the cost of construction. At this point I just don’t know.”

That uncertainty extends to the lenders as well, who are very interested parties to the housing market. “We’re really not sure,” chuckles Mike Henry, vice president of residential lend-

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ing at Dollar Bank, one of Pittsburgh’s leading mortgage lenders. “We know that this market didn’t experience the troubles that many others did and that overall there has been some appreciation in home prices, but there have also been some valuation problems.”

“Dollar is optimistic about 2011. We think it will be a decent year, but we still expect the volume to be on the lower end of average,” Henry says.

The problems in the mortgage market started in 2007, so you’d be reasonable to think that conditions were improving but that isn’t the case right now.

“Overall the residential mortgage market continues to get tighter,” observes Dan Dintino, vice president in charge of First Niagara’s mortgage business. “That’s not because First Niagara is getting tighter.

It’s set by Fannie and Freddie.”

Dintino refers to the government sponsored enterprises (now fully government operated) Fannie Mae and Freddie Mac. Fannie and Freddie 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 provide almost all of the secondary market for banks to sell their mortgages. Because they have tightened their standards dramatically, lenders have to follow suit.

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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. www.greaterpittsburghnewhome.com

13

New construction heavily serves first-time buyers, who often don’t have the 20 percent saved, and move-up buyers, who often have the equity accrued to exceed the down payment threshold. The problem for move-up buyers is that homeowners had less confidence that they could start building a new home and have their existing one sell in a timely fashion.

Mortgage insurance presented lenders and borrowers an opportunity to bridge the gap until the existing home sold. Without it, many potential new homebuyers held back from selling.

“We try not to portfolio residential loans because that usually leads to a higher rate for the borrower,” explains Chris Martin, president of Northwest Savings Bank’s Pittsburgh region.

“If we keep the loan we take on the risk and that can mean a quarter or half point more in rate but the fact that we can portfolio a loan allows us to service more customers.”

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. Those kinds of decisions are generally made on consumer loans or refinancing rather than new construction.

“Construction financing has also dried up because lenders no longer can do construction loans with a single closing and a single rate,” says Dintino. Lenders have typically done new construction deals by offering a rate during construction that rolled over into the mortgage at one closing when the home was completed. Again, the secondary market is uncomfortable now with construction loans with durations of more than three or four months, which doesn’t allow for completion of most houses in Western Pennsylvania.

“Another of the problems for new construction has been how hard is to get mortgage insurance for the past two years,” explains Dollar’s Henry. Premium mortgage insurance allows buyers with less than 20 percent down payment to still borrow at the most favorable conditions. The upheaval in the housing economy was especially true for new construction in the worst markets, which caused mortgage insurers to run from the risk guarantee business. “We met with a mortgage insurer [in midJanuary] and I was pleased to hear that they were coming back into new construction,” he says.

14 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

If the climate for new construction does turn stormy because of higher costs or tight credit, it will also mean that the market for existing homes will be better. Pittsburgh has a mature and varied stock of existing housing, improving employment and more people moving in than moving out. These conditions are good for new construction, but in a market where new construction is limited by other factors the current economic conditions in Greater Pittsburgh will be that much more favorable for existing homes.

Northwest’s Chris Martin hasn’t seen any reason to be pessimistic about the overall demand. “In our region we did more productive consumer lending in 2010 than in any of the previous five years and we had a higher volume of mortgages than in any of the previous five years,” he says. “Loan volume hasn’t been a problem.”

The year 2011 seems likely to be marked by continuing economic question marks for the national and global economy, but for Western Pennsylvania the coming year should have many more positives. While the news for all parts of the housing market may not be so great, Pittsburgh’s economy will support residential real estate appreciation. And demand for more homes will be real in metropolitan Pittsburgh. The question marks are for how that higher demand will be met, rather than whether or not there will be demand.

It’s a good time to tune out the noise of the 24 hour news cycle and focus on Western Pennsylvania’s housing market.

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Year in and year out, North Hills communities are among the most active in construction of new homes in the metropolitan area.

Beginning with the September 1989 opening of I-279, also known as the Parkway North, municipalities like Cranberry and Adams Township in southern

Butler County and Pine Township and Franklin Park in northern Allegheny County, have been in the ‘Top Five’ areas for new construction almost every year.

Since the early 1990’s the North Hills has been the strongest housing sub-market for new construction in Pittsburgh.

The North Hills Housing Market 16 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

The impetus for the construction in the far northern suburbs has been the ease of commuting that resulted from the completion of I-279, but the sustained growth in the North Hills, especially in the smaller southern Butler municipalities, has been the steady development of businesses based in the Cranberry Township to Wexford areas. More than two million square feet of office space and hundreds of thousands of square feet of flex space has been added in Cranberry due to the expansion of businesses there and the relocation of the rapidly growing Westinghouse Electric. And more than one million square feet of retail space, dozens of restaurants and a half-dozen new hotels have been added during the past decade alone.

Pittsburgh’s northern suburbs now serve as bedroom communities for commuters going in all directions, as thousands

of jobs have been created near the intersection of I-79 and the Pennsylvania Turnpike. The offices Downtown are nearly full and the central business district has spilled over to the North Shore, creating another easy destination for commuters from the north. And with businesses responding to Westinghouse being fully operational in Cranberry Woods, and the natural gas industry making Cranberry its second ‘hub’, the incentive to locate in the North Hills to be near one’s employment has never been greater.

As the economic pain of the recent recession appears to be fading, the North Hills market seems to be poised for another round of increased new construction.

www.greaterpittsburghnewhome.com

17

Why North?

There are so many success stories associated with the new businesses – especially energy related ones – that have located in the office and industrial parks in the north that it is easy to forget that the primary attraction to the North Hills is still its proximity to the city.

THE NORTH HILLS HOUSING MARKET

“Even after all these years, it’s still about access to the city,” says Chris Cinker, general manager for S & A Homes in Mars (and North Hills native). “Every other success story in the north still rolls off of that. With all the growth that occurred, the North Hills remains so convenient to the regional attractions.

I live on the Butler/Allegheny County line and it takes me 25 minutes to get to the stadiums.”

An examination of the infrastructure of the North Hills reveals that the ease of access goes beyond the I-79 and I-279 highways.

While these roads allow for high-speed driving without traffic lights into Downtown and beyond, it is the east-west system of roads that makes getting around so easy. Perhaps no other part of our region benefits so much as the north from the outdated, often ridiculed, roadway belt system. Like in all parts of Pittsburgh, the ‘belts’ wind from one road to another in the north, often requiring 90 degree turns to remain on the same belt. Yet, a driver working his or her way north on Route 8 can turn west on any of the four northernmost belts and within 15 minutes intersect the Parkway North or I-79. This consistency makes for convenient travel and the belts serve as logical spots for commercial businesses and schools to locate.

Follow the Green Belt from Route 8 and you’ll come within a few hundred yards of UPMC Passavant Hospital, LaRoche College, the northern end of the McKnight shopping district and meet I-279 at the Camp Horne Road exit. A few miles to the north, the Yellow Belt takes you past the entrance to Hampton Township’s middle and high school campus, through North Park, past a couple of North Allegheny schools and on to the Mt. Nebo Road exit of I-79. Next up, the Orange Belt winds its way through the heart of the planned residential communities that exploded in the 1990’s in Richland, Pine and Franklin Park, meeting I-79 at the Wexford exit. And the Red Belt meanders past Pine-Richland’s elementary, upper school and high school campus before leading drivers to the Warrendale exit of I-79 and the gateway to Cranberry’s office parks.

18 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

Having so many schools along those infamous ‘belts’ is important in the North Hills because those suburban school districts are another reason the northern suburbs are going strong.

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

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

The marriage of great schools with great employers is another reason why the North Hills has remained a strong market. No matter whether you look at it from the perspective of jobs created or the employment of residents, the North Hills as a submarket is behaving as though no recession happened.

Regional leaders have been justifiably proud of the jobs created in Pittsburgh to help cushion the blow from economic downturns. Pittsburgh’s unemployment rate is 7.6% compared to 8.4% for Pennsylvania or the national 9.4% rate, but it pales in comparison to the communities in the North Hills. Unemployment remains near 5% in Ross Township, McCandless, Franklin Park, Pine Township, and Hampton Township.

Those low levels of unemployment may help explain why the retailers in the North Hills have felt less pain during this recession. In fact, the North Hills’ signature retail space, Ross Park Mall has gone through a renaissance during the past few years,

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and a steady market for new construction. There are factors working against another boom in new housing but the market should be improved over last year.”

adding stores that have made the mall their only Pittsburgh location. Retail brands like Tiffany’s, Nordstrom’s, Crate & Barrel and L. L. Bean have made Ross Park a regional shopping destination.

From the perspective of jobs located in the north, the data is even better. As of January 2010, the new Westinghouse facility has resulted in 4,500 jobs in Cranberry and Marshall Townships, more than half of those were new jobs created. The Turnpike and I-79 junction has also been a magnet for some of the engineering and administration for the booming natural gas industry. Three new buildings have been built exclusively for gas exploration firms in 2010. In fact, the buildings that pack the interstate intersection have virtually no vacancies. Westinghouse’s buildings are already overcrowded; Cranberry Business Park has no vacancy; Cranberry Woods is 98 percent occupied and planning another new building in 2011; The Keystone Summit Business Park has less than 10 percent vacancy (after being 50 percent vacant three years ago); and even the original office park, RIDC’s Thorn Hill Industrial Park is 97 percent occupied.

That’s a lot of employment in one concentrated area and it makes for a steady economic base that goes well beyond supporting the Cranberry shopping district.

Northwood Realty’s Mary Anne Gibson believes the strong employment picture supports a strong housing market in the north. “Realtors in the north haven’t seen the slowdown that others have; in fact, some Cranberry realtors had very good years in 2010,” she says. “I believe we’ll have steady growth 20 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

One of the factors Gibson is talking about is the lot pricing in many parts of the North Hills, which limits the product that can be built. When places like Cranberry and Adams Township were seeing several hundred new homes each year, home prices that were affordable for first-time buyers were an essential part of the mix.

“With lot prices that are $90,000 in many communities, it has to influence the cost of the home quite a bit upward,” she says.

A combination of the higher entry point of new homes, tighter financing and the specific employers in Cranberry area have given an enormous boost to the rental market, however. Apartment and townhouse vacancies are virtually non-existent, and in many cases the rental acts as an entrée into the market that will lead to future sales.

“I can’t keep rental units when I have them,” says Donna Essey, manager of Adams Ridge, a massive planned community in Adams Township. “If I’m taking back ten units at the end of the month I have eight of them filled before I can even market them.”

Asked where the demand is coming from, Essey points to the new businesses entering the local market. “We have a significant number of Westinghouse people here but it’s also employees from Marcellus Shale companies drilling the area. We have 20 or so corporate units that are fully furnished – with bedding, towels, everything included – and those are full of Westinghouse and gas company employees.”

Where Can You Buy? One significant difference between now and 1999 is in the available lots for new construction. The pace of development has been steady in the North Hills since the 1990’s, but very few large-scale new developments have gone through

the approval process. With housing volume down and uncertainty about the economy, homebuilders have not been able to commit to take down schedules of new home lots that make the developments financially viable for developers.

The Westinghouse announcement motivated developers to add somewhat to the approved subdivisions. More than 300 units are planned in Pine Township, and another 450 or so are being reviewed or approved in Cranberry, but none of these have started construction. Approximately 2,500 lots are available from I-79 to Route 8 between Ross Township and Evans City,

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While lots are more limited, buyers don’t actually lack for places to look. At the entry point, new townhouses have been very popular during the past couple of years. Townhomes selling between $125,000 and $250,000 are available from Heartland Homes, Ryan Homes, Maronda Homes and Deklewa Home in communities like Foxmoor, Bellevue Park in Cranberry Township, Village at Pine in Pine Township, Kaufman Run in Adams Township, Willow Ridge in Richland Township, Village at Harmony Junction in Jackson Township, Whispering Pines in West Deer, Northtowne Estates in Marshall Township, and Legacy Village in Ohio Township, Among the more creative developments are two of the first large-scale Traditional Neighborhood Developments (TND) in suburban Pittsburgh. The concept of a TND is a hot development trend in other regions (Celebrations in Florida is an example), and is favored by communities because of the blend of housing and walkable neighborhood retail businesses, and the more human scale of the architecture. The two communities, Bellevue Park and Park Place, are both in Cranberry Township.

The first of these is Park Place, a larger scale community developed by Creative Real Estate that features 779 homes between

THE NORTH HILLS HOUSING MARKET

but 60 percent of those are lots in Cranberry and Adams that are overhanging from the past decade. While that potential lot shortage is worrisome to realtors, who like to see the widest variety in product available, the shorter supply is another factor keeping prices going up.

$299,000 and $700,000. The neighborhood includes a wide range of traditional architecture and home styles, including attached quads, detached single-family traditional homes and estate homes. Park Place will have a handful of parklets sprinkled throughout the neighborhood and will connect by sidewalk to the township’s massive new Graham Community Park. Homes are being offered by A. Allen Homes, Deklewa Home, Distinguished Builders, Kaclik Builders and Signature Homes.

Bellevue Park is the other TND currently under construction in Cranberry Township. Developer Weaver Master Builders is building 104 single-family attached housing units that offer no-maintenance, open floor plans. Weaver has also begun construction on 104 detached single-family homes that will appeal to families interested in a more urban style of living with the advantages of North Hills living. Bellevue Park is also home to 81 townhouses built by Ryan Homes.

Another ground-breaking community in Ohio Township is Cobblestone. Like the TND’s in Cranberry, Cobblestone offers 300 traditional single-family homes and low-maintenance attached units, but builder S & A Homes is providing a twist: a zero-energy home. S & A Homes is one of the builders, along with Ryan Homes, of the single-family detached homes, but the company is also using Cobblestone as a proving ground for green building. S & A brands its EnergyStar homes as E-Homes and through a partnership with IBACOS (Integrated Building and Construction Solutions) the builder is constructing lab homes with the aim of operating with net zero energy use.

www.greaterpittsburghnewhome.com

21

THE NORTH HILLS HOUSING MARKET

in Sewickley Hills.

Originally planned as an estate home community priced between $700,000 and $1,000,000, The Woods is being developed by Frank Pelly to meet the middle market needs. Ryan Homes and S & A Homes will build the homes in The Woods, which is in one of the premium locations in the north, sitting above I-79 and accessible to Mt. Nebo Road within a couple of minutes.

IBACOS is a research consultant dedicated to reducing home energy usage and S & A Homes was interested in pushing the envelope in energy efficient homes by proving that net zero homes were possible on a production scale. The home will be operated for three years to test the engineering and construction.

For buyers interested in a more traditional but energy efficient home, Cobblestone will have the EnergyStar homes built by Ryan Homes and S & A, plus 40 attached homes in the Courtyards at Cobblestone section from builder Hawthorne Partners.

A little further east in Adams Township is the North Hills newest neighborhood, called the Village at Camp Trees. Developed

by Weaver Master Builders, the project includes 43 single-family lots in its first phase that began this year. Joining Weaver in the project are custom builders Brennan Builders, Hendolhurst Homes, Primrose Homes and Wellington Homes. Camp Trees straddles the Allegheny/Butler County border and adjoins the Treesdale Country Club’s golf course.

Also this past year, the first lots were built in the Woods of Sewickley Hills, a 37-lot neighborhood built off Mud Hollow Road

22 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

An area to the north on I-79 that has been quiet the past few years, but may be poised to pop next year is the Zelienople/Harmony area. Located mostly in Lancaster Township between Route 68 and Route 422 in western Butler County, this sub-market was the site of nearly 1,000 lots of planning just a few years ago. The recession took some momentum away but a major infrastructure improvement is about to be started.

“I expect that area to really open up once the interchange is completed at Seneca Valley High School,” predicts Bob Brennan, president of Brennan Builders in Evans City.

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The I-79/Route 68 exit is one of those famous two-way interchanges that haunt our region, but the construction of the remaining north/south ramps is to begin in 2011. “We’re seeing people looking for nice homes like they can get in Cranberry but who want something more than a one-third acre lot.

In Lancaster Township our homes are sitting on one-acre lots.

Over the next ten years, I think this [northern 19 corridor] will become what Route 228 corridor has become.”

Park community, and in Pine Township, where its Stonecrest neighborhood has only a few lots remaining.

Heartland Homes has fueled its exceptional growth during the past five years by expanding into the North Hills. Once exclusively a South Hills builder, Heartland has committed to building in the north to the extent that many buyers aren’t aware the firm still builds half its houses in the south. The company has had great success in its first ventures in Ohio Township, Legacy Village and Heritage Estates. Currently the company is building in Cranberry Township, with only 22 lots unsold in its Orchard

For buyers looking at the high end of the market, the North Hills still offers a number of neighborhoods on both sides of the county lines. Whether in established subdivisions like The Estates at the Villa in Hampton Township, The Heights of North Park or North Park Manor in Pine, or in newer neighborhoods like Lake MacLeod in Pine or Meredith Glen Estates in Middlesex and Adams Township, the North Hills has options.

More options may be a key ingredient that is keeping new

“The north has been very good for us,” says Heartland CEO Marty Gillespie. “Westinghouse coming to Cranberry is driving demand for new construction in that area. We’re looking at another development in Cranberry Township and at creating a new community in Hampton Township.”

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| Spring 2011

construction from going into a higher gear in the north. Neither bank-financed nor self-financed builders have been able or willing to build spec homes in the numbers that helped drive the market during the past two decades. Now that the economy is rebounding, construction of additional spec homes could boost demand.

Chris Cinker has seen evidence that Gibson is right recently.

“We can’t keep a spec right now, especially in Butler County,” he says. “We typically like to have a couple spec homes in each of our communities but I can’t remember finishing a spec anywhere recently except for one in Cobblestone.”

The home construction industry must overcome a number of structural hurdles before it can start churning out speculative homes again. Lending standards still have to loosen; buyers have to regain confidence; and new sprinkler regulations in

Buyers are attracted to the North Hills in 2011 for the same reasons as in the past. Today’s buyer is a more sophisticated, better informed consumer. Many prospective customers meet their realtor for the first time already armed with research about school districts and comparative pricing, and the North Hills fares well in comparisons of lifestyle amenities and essentials that homeowners want. As has been true for a couple of decades, the North Hills attracts a high number of relocating new residents who are drawn to the high percentage of new construction in the north. And most of the North Hills communities have track records of holding home values that outstrip the norm. For new residents, the ease of access and the track record of quick and profitable resale make North Hills communities too attractive to pass up.

THE NORTH HILLS HOUSING MARKET

“It’s difficult for buyers to walk through a house of two-by-four framing and visualize what it will look like so builders ought to have several specs to let buyers see what is possible,” says Mary Anne Gibson. “I think if there were more spec homes they would sell right now but getting additional specs financed is very difficult, even for established builders.”

Pennsylvania have to be worked with to gauge what the cost impact is on new construction. One hurdle that isn’t present in Pittsburgh’s North Hills is a lack of demand.

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Project Profile

Dan Sosso – Signature Homes, Bill Fink – Paragon Homes, Michael Kamon – Signature Homes, Vanessa DeLucia – R. A. Snoznik Construction, Ray Snoznik – R. A. Snoznik Construction, Steve Fink – Paragon Homes and Jon Moritz – Eddy Homes, Pittsburgh Builders Who Care.

BUILDING with

Values

26 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

Project Profile

O

ne of the by-products of the consumer driven, competitive global marketplace that produces bigger and faster stuff for less money, is that the value of the product sometimes gets diluted. Over the period of a few decades, our expectations about values such as craftsmanship, durability and customization have taken a back seat to our expectations of getting more for our buck.

This shifting of values may seem obvious when we’re talking about consumer electronics or household appliances, but it has also changed the way buyers think about new homes.

As America boomed as an economic power, the concept of home ownership became pervasive. Homebuilding shifted from being a designed and built process to one where homes were produced. Greater volume created the opportunity for builders to run their businesses like large manufacturers, mass-producing homes. These new builders had economies of scale and resources that made bigger and bigger homes available to more of the market. The custom builder became a smaller player in the marketplace and buyers came to perceive them as being less competitive in what they offered.

Alan Trellis is a guy who thinks a lot about value. He happens to also spend a lot of time thinking about how he can help homebuilders and home buyers come together.

“I try to think about what matters to today’s customer, who doesn’t really differentiate between process and product anymore,” explains Trellis. “We help communicate those values and give builders the resources that allow them to create those values for their customer.”

His more than 40 years of experience has led him to create a business – known as Values That Matter - which helps builders who share his vision about what is important to customers, reach value-driven buyers. Along with Knudson Gloss Architects from Boulder, CO and Group Two Marketing in Philadelphia, Trellis has crafted designs that respond to consumer lifestyle needs and effectively communicates the differences Values That Matter brings to the marketplace, and he’s now brought those concepts to Pittsburgh.

This past fall, custom builders Signature Homes, Eddy Homes, Paragon Homes and R. A. Snoznik Construction Inc., all very active members of local, state and national builders associations, joined forces to act as the exclusive Pittsburgh area builders for Values That Matter (VTM), branding themselves, Build With Values. Each firm will operate their businesses separately in four different quadrants of our metropolitan area, but each will operate within the standards that Values That Matter has established, values that each of the From four had clung to as they built their Pittsburgh Builders own businesses.

Who Care

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27

Project Profile The partnership developed after Al Trellis spent two days in Pittsburgh last winter talking to members of the Builders Association of Metropolitan Pittsburgh (BAMP).

Signature Homes’ owner Michael Kamon had known Trellis for almost two decades and convinced BAMP’s board that Trellis could Al Trellis help inspire the custom builders to think about homebuilding differently as they struggled to meet the challenges of difficult market conditions. Whether or not Trellis inspired BAMP’s members isn’t so easy to observe yet, but he did inspire several of them to take action.

“After the meetings I sent an email suggesting that we work together to every builder who listened to Al those two days,” Kamon recalls. “I got a quick response from three of them asking why I hadn’t called them already.”

The message Trellis gives is that the small builder has to be able to connect with customers in ways that the bigger builders cannot. Production builders have the resources to roll out a wide variety of models at square foot costs that are difficult for custom builders to meet, but their size also makes it more difficult to create a process for identifying the needs of an individual customer and managing the process of construction to match those needs as they develop during the construction.

Big companies can manage their supply chain and squeeze efficiencies in distribution and subcontracting in ways that custom builders often choose not to because they believe it weakens the quality of the finished home. But their most effective managers end up farther away from the customer. These dynamics helped to create the impression that a buyer should go to a custom builder when he could ‘afford’ to. That’s a perception Al Trellis works to shatter.

His study of buyers’ needs resulted in what he considers to be five central values that should be intrinsic in all homes:

28 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

“The ideas presented in the VTM program are concepts that we have worked toward and believed in for the past forty years,” notes Matt Moritz of Eddy Homes.

Aesthetics. This involves architectural design, interior details and better materials.

Sustainability. This includes energy efficiency, recycled

materials, water conservation and environmentally responsible construction practices.

Affordability. Trellis emphasizes efficiency in construc-

tion and planning, low maintenance materials and cost saving appliances, and a home that retains the highest value rather than is less expensive.

Family Lifestyle. Technology and 21st Century habits inform planning for complete Internet access, wireless networking, study areas and docking stations for I-Pads and other digital devices.

Functionality. The focus is on right-sizing for the family’s style of living, areas of group and individual activity, efficient layouts and abundant storage.

When he presented his concepts behind Value That Matters, Trellis had a business model of working with individual builders on an exclusive basis. When each of the partner firms heard the presentation, however, the values resonated in a way that the two-day meeting became the genesis of a new model.

“The ideas presented in the VTM program are concepts that we have worked toward and believed in for the past forty

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Project Profile

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years,” notes Matt Moritz of Eddy Homes. Moritz is one of the next generation of ownership at Eddy Homes, a firm his grandfather founded. His father, David, had done projects with Michael Kamon in the past, and the Moritz’s shared Kamon’s belief that they couldn’t continue to do the same things in the same way and expect to get better at serving the market.

Steve Fink is also the next generation at Robinson Townshipbased Paragon Homes. He also places a premium on the access to Values That Matter’s experience. “They do lots of national research to see that the home is designed around how a family uses the house – where kids study, how much storage, how to use new technology,” Fink says.

“We believe the same things that Al believes, and working with his group gives us the input and experiences of thousands of customers about what works for them and what doesn’t. These shared experiences make this program extremely valuable for custom home builders and provide us access to a vast amount of resources we otherwise may not have,” he says.

“The biggest reason we joined the partnership was that we had common ground with the other custom builders,” he explains.

“These are builders who really take time to focus on the client.

That’s important because this group focuses on the builders taking time for the client and making sure the client can meet with anyone who is working on the house.”

30 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

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Project Profile competitive advantage – the customer attention – is a value that he brings to bear with his clients. Having four builders partnering adds an extra layer of complexity to the equation since four different firms must uphold the values of the brand, but the extra companies also add capabilities.

“When you hire one of these builders you get the experiences of all four,” contends Trellis.

“They can self police to pick up the best practices. They are already getting more efficient every day from talking to each other and to me to get better.”

When asked if he feels the group is competing amongst themselves, Ray Snoznik, President of R.A. Snoznik Construction, Inc., replied, “We do compete with each other I guess, but we all have something in common in that we compete with the production builder, who is gaining more market share every year.

Build With Values is our way of trying to act like a bigger builder, pooling our resources, our marketing dollars and learning experience from each other on how to build what the customer wants.”

The willingness to engage directly with the client is an important component of the Values That Matter program.

Trellis sees his role as making it possible for the little guy to compete with the big guy, but he can only provide resources to help them compete with the production builders’ economies of scale. The custom builder has to ensure that his main

32 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

The Build With Values partnership is about more than research and home plans. Unlike other partnerships that focus mostly on joint marketing, Build With Values is also adopting VTM’s technical standards. Trellis’s organization has established architectural and design standards over the years and plans are reviewed to ensure they meet them. All of their partner firms are still independent custom builders and therefore free to build whatever they wish, but they can only use the Values That Matter brand on approved designs. Standards like EnergyStar are viewed as minimum requirements.

Project Profile

“VTM is actually just as much about the construction of the home,” says Steve Fink.

“There are quite a few metrics of requirements for the performance of the home and how it’s put together. For example, energy efficiency is very important for return on investment but also for comfort of living in the home. There are steps that some builders take to meet EnergyStar for instance, that aren’t being as efficient as possible, as efficient as we at VTM expect for the comfort of our homeowners.”

Because of the building season, Build With Values was formed in the fall of 2010.

The partners have been

© All rights Reserved, KNUDSON GLOSS ARCHITECTS

www.greaterpittsburghnewhome.com

33

Project Profile focused on marketing and informing the realtors about Values That Matter. Kamon believes realtors will play an important role in promoting the value of the partnership to prospective buyers. He also feels that the four builders have come upon Values That Matter at a very good time.

“I was at the National Association of Homebuilders annual convention in Florida this January and nearly every speaker talked about values, no matter what the specific subject matter was,” he says.

Ray Snoznik agrees that the time is right to promote a different concept in housing.

“We have a new consumer to worry about, what we call the ‘recovery buyer’,” he says. “It may be someone who got burned in the stock market or who has a house to sell that is worth less than they thought, but that buyer is now thinking about the house as a place of shelter again instead of a way to build a nest egg. We’re trying to say to the new buyer that we’re already there. The

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Project Profile plans Al has developed reflect how people are now living and the Values That Matter brand helps us talk about those little things. I love the concept of the ‘pocket study’ or the ‘brain space’ and other ideas that communicate niches in the design that meet consumers’ needs.”

Build With Values’ partners feel comfortable with each other’s capabilities and share Kamon’s feeling that they are on to something. “We’re definitely excited about it,” says Matt Moritz. “I’m anxious for the start of spring to start putting this into action.”

Al Trellis is also comfortable about the shared responsibility for the VTM brand in Pittsburgh, the first multi-builder program he tried. “The four builders are diverse in the geography they serve and can blanket the whole market. It’s a nice mix of styles and personalities. As the housing market recovers, I think they will look to develop some properties together.” NH

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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: tk@tkconstructioninc.com

www.greaterpittsburghnewhome.com

35

Builder Profile

Driving

36 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

Builder Profile

Jeff Martin, owner of Primrose Homes, Inc. didn’t start out to be a custom homebuilder.

He first began building homes as a hobby when he was still in the business of wholesale steel distribution.

Into Every Home It Builds www.greaterpittsburghnewhome.com

37

“I

Builder Profile

had a friend,” he says, “ whose family was running out of room, and needed larger space. I offered to help him build his house. They came to live with us until they sold their house. We built his house together, and I really fell in love with the process of home building.”

Martin was hooked, and decided to build a third house, this one on spec that he subsequently sold. By this time, he was out of the hobby phase and into the business phase of home building. He built that home in the new American architecture style with four bedrooms and 3.5 baths in Preserve East in Cranberry.

“Later, when my wife and I wanted to downsize, I started looking for a smaller home, but couldn’t find anything. “The same friend I had built a home for said, ‘Why don’t we build one for you?’ “And I said maybe we should. And we did.” After that,

“When I built this house back in 2003, I decided to incorporate,” he says, “but I still only wanted to build two or three homes a year. We gave the company the name of Primrose Homes after the name of the street where our first apartment was located.”

Martin’s vision of building only two or three homes a year didn’t last long. As word-of-mouth referrals kept coming, his business continued to prosper. And by 2009, Primrose Homes was hitting its stride.

“When it comes to residential construction, we’re running counter to the trend,” Martin says. “Our first, best year was 2009. Then 2010 came along, and it was an even better sales year. And in 2011, were going to do better than 2010 with what we’ve already got sold.”

38 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

Builder Profile The market for Primrose Homes is home building in the $700,000-plus range. “At least 75 percent of our work is custom homes over $1 million. In fact, we’ve done about 15 projects over $1 million and have more coming up,” says Martin.

Primrose Homes is also expanding its marketing base. The geographic market for the company has historically been the North Hills, but Primrose Homes recently tore down an existing home in Shadyside, and is building a new home in its place. Looking ahead, the company has plans to build homes in Sewickley, Fox Chapel, and in the City of Pittsburgh in and around the Universities. “Green building is especially relevant to this area where people don’t have to use their cars and have access to public transportation.”

“I’ve embraced green home building because of the value it drives into our product for homeowners,” says Martin. A green-built home is necessarily a well-built home. We follow the best techniques and practices and buy the best materials and products. Green home building offers our customers lower maintenance, lower costs, and more comfort in their living environment.

Among other things, Primrose uses low-volume water fixtures, toilets, and shower heads to conserve water. Assuring indoor air quality is integral to its home building. “We seal our homes to prevent toxics from entering the home from the garage. We use spray foam instead of Fiberglas insulation, locate furnaces in heated areas to boost efficiency, and use paints, caulks, and sealants low in volatile organic compounds (VOCs),” he says.

Even while building, Martin follows a green process. He and his team do a lot of preplanning to eliminate waste on the job

www.greaterpittsburghnewhome.com

39

Builder Profile All of which ties back to Martin’s insistence on building the highest quality homes for buyers. “I’ve worked hard to establish a great team of subcontractors and suppliers, and I’ve given them a lot of autonomy. My subcontractors have only one, quality criterion: Build every home as if you were the owner and you were going to live in it for 25 years,” he says. “This is their golden rule, and they live by this. They don’t cut corners and don’t cheap on anything. We sell homes based on the quality of our work. And quality is timeless,” he says.

A good example is a Primrose spec home that was originally budgeted for two, HVAC systems. Martin’s subcontractor said to him,” If I were going to live here, I’d have three HVAC systems in place.” Primrose could have built the home with only two systems, but instead, built it with three. The family who eventually bought the home ended up loving it for the comfort the three, HVAC systems provided them.

Creatively tailoring the details of a new, custom home stands as a hallmark for Primrose Homes. The company’s craftsmen customize each home with intricate tile work, beautiful fireplaces, and custom woodworking including cabinetry, ornate trim, and moldings. They customize lavish in-home theaters, outdoor entertainment areas, pubs, dens, bathrooms, and kitchens to suit each buyer’s tastes.

and to use materials that contain recyclable content. Less material usage means less waste to throw into the dumpster.

“We committed to Energy Star many homes ago,” says Martin.

He points out that to earn the Energy Star, a home must meet guidelines for energy efficiency set by the U.S. Environmental Protection Agency. These homes are at least 15 percent more energy efficient than homes built to the 2004 International Residential Code (IRC), and include additional energy-saving features that typically make them 20-30% more efficient than standard homes.

“We go even further than that,” says Martin. “Primrose Homes typically exceeds the code by 45 to 50 percent. Doing this takes more planning and money, but the homeowner gets a better product.”

40 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

On a further note, Martin has started his own custombuilding cabinet company, called Heart of the Home Design. “We build all our own cabinets, bars, and built ins for dens and family rooms,” he says. “This is a way for us to control costs, to improve quality, and to drive more money into a home owner’s pocket.”

In today’s home-building market, banks are becoming more selective with spec home building and are requiring home builders to put more capital into the homes they build. Fortunately, Martin stands in good stead with lending institutions and can access the capital he needs.

“We’re proud of our company’s financial performance and banks are quite satisfied with it,” he says. “And my books are open to my clients, because I want them to know they’re dealing with a builder who pays his bills.”

Why is Martin held in high regard by lending institutions? For a number of reasons. “Jeff is a solid individual and he builds very good projects. What’s more, he understands the demands of

Builder Profile the marketplace and segments his market,” says Rich Eichner, Director of Retail Lending at Westview Savings Bank.

Also, Bill Harker, Vice President at Washington Financial echoes this positive appreciation of Martin’s work as well.

As for what Martin loves about the home-building business, it’s this: Nothing is more gratifying for him than building a house for a couple who then turn it into a home and achieve their dreams. “We’re a family business and we know what families need,” he says. “My son- in- law, Adam Stickle, runs the day-to-day business as Operations Manager. And the vast majority of my subcontractors are family-owned businesses.”

Martin tries to make things as easy as he can for homebuyers by continually improving planning. “We understand that people don’t want to be house poor. We try to drive value into the project in any way and try to understand a home owner’s budget, dreams, and wish lists right from the start,” he says.

“We’re not perfect, but we try to make every home we build better than the last one. We’re continually working on our business and in our business. We work to get better and better systems in place all the time. At the end of the day, the only thing that matters is referrals from customers who are happy home owners.

How Primrose Homes Satisfies Even the Most Demanding Buyer To say that Jonathan Iams recently purchased a new home from Primrose Homes doesn’t begin to tell the story of his working relationship with Jeff Martin.

That’s because Iams knows more about new home construction than most builders will ever encounter in a home owner.

His company, Iams Consulting, LLC, installs commercial and residential engineering environments, from HVAC, plumbing, and fire protection to electrical and green engineering.

“We try to drive value into the project in any way and try to understand a home owner’s budget, dreams, and wish lists right from the start, ...”

Iams came across Jeff Martin because Martin had built a Victorian home in the same plan Iams’s house was in.

www.greaterpittsburghnewhome.com

41

Builder Profile

“I feel we got exactly what we wanted ... Even when we made owner changes and mentioned that something didn’t look right, he and his team took care of it.”

Other contractors he spoke with liked the quality of the Primrose Homes construction.

Right from the start, Iams was involved with Martin every step of the way on Iams’s new home at Lake McLeod in the North Hills, described by Iams as “a farm house Victorian.”

The structure is complex with rooms that have round turrets, smaller turrets in the bathroom, and a large rotunda in the center. “I did all the plans from the architectural side, and designed all the electrical and plumbing systems. I was like the buyer of the home, the architect, and the engineer all rolled into one,” says Iams.

42 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

Other home builders might have found Iams’s involvement intrusive, but not Martin. “He came off with a great personality,” says Iams. “There’s this easiness about him, and he took on the challenge.”

“When you work with people the first time, you don’t know how they’re going to be. The sale may be good, but then the follow through isn’t so good,” says Iams. “But everything Jeff sold to me, I felt is what I got. Even when we got into stuff that was very detailed, he and Adam Stickle worked very hard to make sure we got what we wanted. They’re very straightforward people, and Jeff’s been very accommodating with me throughout the process.”

Builder Profile The home contains a host of green features. The heating, water, and the radiantfloor heating throughout is driven off a geothermal system. An elaborate lightingcontrol system in the house automatically turns lights on and off to conserve energy.

And a Crest Tron building-management system handles all the audio-visual and the HVAC system. Equally important, the envelope is spray foamed to keep the house tight and combined with high-efficiency windows provides R-value of 40 in the roof and an R-value of 24 in the walls.

“I feel we got exactly what we wanted from Martin,” says Iams. Even when we’ve made owner changes and mentioned that something didn’t look right, he and his team took care of it.

“I’d be happy to have Martin do another house for me, if I ever Right now, Iams plans to take occupancy of his new home in March, after Primrose Homes completes the kitchen installation. do another one,” he says. NH

Distinctive Homes featuring Andersen Windows and Doors

Jeff L. Martin Custom Builder, CGP

724.831.6650

www.PrimroseHomesInc.com www.greaterpittsburghnewhome.com

43

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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.

46 City of Pittsburgh 46 Allegheny County 50 Beaver County 50 Butler County 53 Washington County 54 Westmoreland County

www.greaterpittsburghnewhome.com

45

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 Priced from $500,000 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 Priced from $259,000 School District City of Pittsburgh Agency Coldwell Banker Real Estate Services 412-363-4000 or 412-431-1625 n

www.angelsarms.net

Angel's Arms Southside n Condominiums Priced from $199,900 School District City of Pittsburgh Agency Northwood Realty Services 412-367-3200 n

Bedford Hill City of Pittsburgh Single-family homes Priced from $150,000 School District City of Pittsburgh Agency Northwood Realty 412-367-3200 n n

www.northwood.com

The Condominiums at St. Mathews City of Pittsburgh n Condominiums Priced from $350,000 School District City of Pittsburgh Agency Coldwell Banker Real Estate Services 412-521-2222 n

www.theenclavepgh.com

Crescent Court Condominiums

Squirrel Hill n Condominiums Priced from $375,000 School District City of Pittsburgh Agency Howard Hanna Real Estate Services 412-421-2153 n

www.howardhanna.com

Federal Hill City of Pittsburgh/ Northside Townhomes Priced from $140,000 School District City of Pittsburgh Agency S & A Realty 412-364-2626 n

n

Hilltop Housing Initiative Beltzhoover n Single-family homes Priced from $108,000 School District City of Pittsburgh Agency Northwood Realty 412-367-3200 n

Northside n Single-family homes

$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 Priced from $349,000 School District City of Pittsburgh Agency Howard Hanna Real Estate Services 412-833-3600 n

www.howardhanna.com

The Residences Pittsburgh Downtown Pittsburgh n Skyhomes Priced from $514,500 Agency Howard Hanna Real Estate Services 412-355-0777 n

Riverside Mews City of Pittsburgh/South Side n Contemporary town homes Priced from $435,000 School District City of Pittsburgh Agency One80 Real Estate Services LLC 412-318-4139

City of Pittsburgh/ Mt. Washington n Luxury condominiums Priced from $500,000 School District City of 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 Priced from $300,000 School District City of Pittsburgh Agency Summerset Land Development Associates 412-420-0120 n

www.summersetatfrickpark.com

Sweet Briar Village City of Pittsburgh/ Mt. Washington Townhomes Priced from $240,000 School District City of Pittsburgh Coldwell Banker Real Estate Agency 412-521-2222 n n

www.pittsburghmoves.com

City of Pittsburgh/South Side n Contemporary

townhomes - condo Priced from $679,000 School District City of Pittsburgh Agency One80 Real Estate Services LLC 412-318-4139

Voice: 412-787-8807 Fax: 412-787-0429 email: Steve@VisitParagonHomes.com

n

www.one80res.com

Wylie Ave. Homes East Allegheny / Hill District n Single-family homes Priced from $140,000 School District City of Pittsburgh Agency Northwood Realty 412-367-3200

Berkeley Square Monroeville n Single-family

homes Priced from $280,000 School District

Gateway Howard Hanna Real Estate Services 724-856-8300

Agency

n

www.northwood.com

allegheny county Asbury II

Monroeville Carriage homes Priced from $229,900 n

www.howardhanna.com

Gateway Howard Hanna Real Estate Services 724-327-5161

Agency

www.howardhanna.com

Avonworth Heights

Ohio Township n Custom

single-family homes Priced from $400,000

South Fayette Township n Townhomes and singlefamily 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 Priced from $500,000 School District North Allegheny Agency Prudential Preferred Realty 412-367-8000

n

n

www.prudentialpreferredrealty.com

Beechwood Bethel Park n Single-family homes Priced from $240,000 School District Bethel Park Agency Heartland Homes 724-871-1704

n

www.loveheartland.com

| Spring 2011

n

Priced from $220,000 School District Bethel

Park/South Park Heartland Homes 724-871-1704

Agency

www.loveheartland.com

Robinson Township Custom single-family homes Priced from $320,000 School District Montour Agency S&A Homes 412-276-0422 n

n

www.sahomebuilder.com

Burwood Estates Robinson Township Custom single-family homes Priced from $385,000 School District Montour Agency Prudential Preferred Realty 412-262-4630 n

Berringer Court at Sonoma Ridge n n

Moon Township Carriage homes

Priced from $240,000 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

www.loveheartland.com

Breckenridge Highlands Baldwin Borough Townhomes and single family homes Priced from $160,000 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 Priced from $320,000 School District North Allegheny n n

n

Camelot Woods O’Hara Township Custom single-family homes Priced from $500,000 School District Fox Chapel Agency Prudential Preferred Realty 412-782-3700 n

n

www.prudentialpreferredrealty.com

Carriage Estates Franklin Park Lots Priced from $80,000 School District North Allegheny Agency Coldwell Banker Real Estate Services 412-366-1600 n n

www.pittsburghmoves.com

Agency Heartland Homes 724-871-1716

Castletown

www.loveheartland.com

n

Broglie Manor

South Park Single-family homes Priced from Low $160,000’s School District South Park Agency Prudential Preferred Realty 412-833-7700 n n

www.prudentialpreferredrealty.com

www.northwood.com

46 GREATER PITTSBURGH’S NEW HOME

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 Custom single-family homes Priced from $650,000 School District North Allegheny Agency Prudential Preferred Realty 412-367-8000 n

www.prudentialpreferredrealty.com

allegheny county The Estates at Jefferson

Centennial Point

Cobblestone

Collier Township Townhomes Priced from $150,00

n

n

n

n

n

n

School District

Chartiers Valley S&A Homes 412-276-0422

Agency

www.sahomebuilder.com

Chartiers Landing Robinson Township n Single family homes Priced from $295,000 School District Montour Agency Prudential Preferred Realty 412-262-4630 n

Chavelle Estates Plum Borough n Single-family homes Priced from $285,000 School District Plum Borough Agency Howard Hanna Real Estate Services 724-733-5390 n

www.howardhanna.com ricciuticonstruction.com

Cherrington Pointe Moon Township n Single-family homes Priced from $700,000 School District Moon Area Agency Howard Hanna Real Estate Services 412-262-5500 n

Ohio Township Single family homes Priced from $260,000 School District Avonwarth Agency S&A Homes 412-364-2626 www.sahomebuilder.com

www.signaturehomesadvantage.com

Jefferson Borough Single-family homes Priced from $275,000 Agency Coldwell Banker Real Estate Services 412-655-0400 www.pittsburghmoves.com

Copper Creek Marshall Township Luxury estate custom homes $1,200,000 North Allegheny Eddy Homes 412-221-0400 www.EddyHomes.com

Estates at the Villa Hampton Township Single-family homes Priced from $600,000

n

n

School District

Hampton Coldwell Banker Real Estate Services 412-366-1600

Agency

Copper Leaf

City of Pittsburgh n Townhomes Priced from $170,000 n

School District

Baldwin Whitehall Agency Ryan Homes 412-884-3024 www.ryanhomes.com

E lane @ Carnegie

Carnegie n Garden style condominiums n

Priced from $194,900 School District Carlton Agency RE/MAX Select

Realty

412-633-9300 ext. 214 724-309-1758 www.elane.biz

www.pittsburghmoves.com

Evergreen Place Ross Township Townhomes

n n

Priced from $220,000 School District

North Hills Agency Coldwell Banker Real Estate Services 412-487-0500 www.pittsburghmoves.com

Fairwinds n

Richland Township Single-family homes

n

Priced from $260,000 School District

Pine-Richland Agency Ryan Homes 724-444-3177

www.howardhanna.com

www.ryanhomes.com

Fayette Farms Estates North Fayette Township n Custom

Homes Priced from $400,000 School District West Allegheny Agency Keller Williams 412-787-0888 n

Fayette Farms Meadows and Towns

North Fayette Township n Single-family

homes and townhomes Priced from $160,000 Single-family homes $220,000 Townhomes School District West Allegheny Agency Heartland Homes 724-871-1728 n

www.loveheartland.com

Fayette Farms Villas

North Fayette Township Single-family Villa Homes Priced from $190,000 School District West Allegheny Agency Paragon Homes 412-787-8807 n

Fairwinds Richland Township Custom single-family homes Priced from $270,000

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n

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School District

Pine-Richland Agency Richland Holdings, LLC 724-443-4800

Luxury Custom Homes www.EddyHomes.com

Learn about the Values That Matter www.BuildWithValues.com

Cimarron Moon Township n Single-family

homes Priced from $210,000 School District Moon Area Agency Ryan Homes 412-295-8359 n

www.ryanhomes.com

Cobblestone Ohio Township n Single-family

homes and townhomes Priced from $240,000 Single-family-homes; $180,000 townhomes; n

School District

Avonworth Agency Ryan Homes 412-367-1927 and 412367-7382 www.ryanhomes.com

www.prudentialpreferredrealty.com

Falconhurst Forest O’Hara Township n Single-family homes Priced from $700,000 School District Fox Chapel Agency Howard Hanna Real Estate Services 412-963-6300

n

The Enclave Phase III Fox Chapel Borough Custom single-family homes Priced from $750,000 School District Fox Chapel Agency Prudential Preferred Realty 412-782-3700 n

n

www.howardhanna.com

Fayette Farms North Fayette Single-family homes Priced from $180,000

n

www.prudentialpreferredrealty.com

n

English Farms

School District

Pine Township Custon single-family homes Priced from $380,000 n n

School District

Pine-Richland Agency S&A Homes 724-538-4900 www.sahomebuilder.com

Moon Township Single-family homes Priced from $220,000 School District Moon Area Agency Ryan Homes 724-249-6835 n n

www.ryanhomes.com

Franklin Run n n

Franklin Park Single-family homes

Priced from $330,000 School District

North Allegheny Heartland Homes 724-871-1716

Agency

www.loveheartland.com

Gardens at Fox Hall O’Hara Township Custom single-family condos Priced from $780,000 School District Fox Chapel Agency Prudential Preferred Realty 412-782-3700 n n

Georgetowne

Pine Township Luxury townhomes Priced from $449,000 n n

School District

Pine-Richland Prudential Preferred Realty 412-367-8000

Agency

Field Brook Farms

Richland Township Single-family homes Priced from $500,000 n n

www.prudentialpreferredrealty.com

School District

From

Pittsburgh Builders Who Care

n

Foxwood Knolls

West Allegheny Ryan Homes 412-498-8120

Agency

Pine-Richland Howard Hanna Real Estate Services 724-772-8822

Agency

www.howardhanna.com

Fields of Nicholson

Franklin Park Borough Custom carriage-homes from $539,900, Custom villas from $378,700 School District North Allegheny Agency Prudential Preferred Realty 724-776-3686 n

n

www.prudentialpreferredrealty.com

www.ryanhomes.com

Forest View Indiana Township Single-family homes Priced from $500,000 School District Fox Chapel Agency Howard Hanna Real Estate Services 724-772-8822 n n

Greenbriar Estates Marshall Township Custom single-family homes Priced from $400,000 School District North Allegheny Agency Prudential Preferred Realty 412-367-8000 n

n

www.prudentialpreferredrealty.com

–Hampton Woodlands n n

Hampton Single-family homes

priced from $450,000 School District

Hampton Coldwell Banker Real Estate Services 412-487-0500 or 412-860-6625

Agency

www.pittsburghmoves.com

ricciuticonstruction.com www.howardhanna.com

www.greaterpittsburghnewhome.com

47

allegheny county Heritage Estates

Lake MacLeod

Ohio Township n Single-family homes Priced from $240,000 n

School District

The Links at Deer Run

Pine Township n Single-family homes Priced from $750,000 n

School District

Pine-Richland Coldwell Banker Real Estate Services 412-487-0500 or 724-625-1277

Avonworth Heartland Homes 412-364-1020

Agency

Agency

www.loveheartland.com

Hickory Heights South Fayette Township n Golf

course community, single-family homes Priced from $460,000 School District South Fayette Agency Prudential Preferred Realty 412-833-7700

Long Ridge

Langdon Farms Pine Township Single-family homes Priced from $600,000 n n

School District

Pine-Richland Coldwell Banker Real Estate Services 412-366-1600 or 724-776-2900

Agency

www.prudentialpreferredrealty.com

Hidden Falls Indiana Township/Fox Chapel Borough n Single-level

townhouses Priced from $540,000 School District Fox Chapel Agency Howard Hanna Real Estate Services 412-963-6300

www.prudentialpreferredrealty.com

www.lakemacleod.com

n

n

West Deer n Golf

course community, carriage homes Priced from $239,900 School District Deer Lakes Agency Prudential Preferred Realty 412-367-8000 n

Kennedy Township Single-family homes Priced from 1710,000 School District Montour Agency Ryan Homes 412-653-0680 n n

www.ryanhomes.com

McCaslin Ridge Hampton Township n Single-family homes Priced from $500,000 n

School District

Hampton Coldwell Banker Real Estate Services 412-366-1600

Agency

www.pittsburghmoves.com

McCormick Farms

Moon/Crescent Township n Custom

single-family homes Priced from High $400’s School District Moon Area Agency Prudential Preferred Realty 412-262-4630 n

www.prudentialpreferredrealty.com

Newbury

South Fayette Carriage homes Priced from $360,000 School District South Fayette Agency S&A Realty 412-276-0422 n n

www.sahomebuilder.com

Newbury

South Fayette Single-family homes and towhomes Priced from $200,000 School District South Fayette Agency Heartland Homes 724-871-0175 n n

www.loveheartland.com

North Park Manor n n

www.pittsburghmoves.com

homes across all western Pa Communities from $300,000

Pine Township Single Family Homes

Priced from $600,000 School District Pine

Richland Agency Coldwell Banker Real Estate Services 412-366-1600 www.pittsburghmoves.com

www.howardhanna.com

Northtowne Estates

Marshall Township Townhomes Priced from $200,000 School District North Allegheny Agency Heartland Homes 724-871-1720 n

The Highlands

n

Plum Borough Single-family homes Priced from $220,000 School District Plum Borough Agency Ryan Homes 412-793-4797 n n

www.loveheartland.com

Oakwood Heights

www.ryanhomes.com

n n

HyTyre Farms n

West Deer Township Carriage Homes

Picky People PICK Paragon

n

Priced from $224,000 School District Deer

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.

Lakes School District Richland Holdings, LLC 724-443-4800

Agency

The Isles at The Highlands

Plum Borough n Patio and townhomes Priced from $179,900s School District Plum Agency Howard Hanna Real Estate Services 724-327-5161 n

C a l l T o d ay :

www.howardhanna.com

w w w. v i s i t p a r a g o n h o m e s . c o m

Jefferson Estates Jefferson Borough Carriage homes Priced from $199,000 Agency Coldwell Banker Real Estate Services 412-655-0400

412.787.8807

West Deer Township Single-family homes

Priced from $275,000 School District Deer

Lakes

Coldwell Banker Real Estate Services 724-776-2900

Agency

www.pittsburghmoves.com

Oakwood Heights West Deer Township Single family homes Priced from $270,000 School District Deer Lakes Agency S&A Homes 724-538-4900 n n

www.sahomebuilder.com

The Overlook at Forest Manor

Harmar Township Manor homes Priced from $500,000

SSSSSSSSSSSSSSSSSSSSSSSS Neville Manor Madison Woods Legacy Village

n n

www.pittsburghmoves.com

n

Sewickley Carriage homes Priced from $210,000 n n

School District

Moon/Crescent Township n Custom

single-family homes Priced from $350,000 School District Moon Area Agency Prudential Preferred Realty 412-262-4630 n

n

Avonworth Heartland Homes 724-871-0173

n

www.loveheartland.com

School District

Lenox Place

www.prudentialpreferredrealty.com

n

Finley Township Carriage homes and townhomes Priced from $189,000 School District West Allegheny Agency Prudential Preferred Realty 412-262-4630

The Manor at Hartwood

n

n

www.lenoxplacecondos.com

www.howardhanna.com

Kings Court Richland Township Single-family homes Priced from $200,000 Pine-Richland Coldwell Banker Real Estate Services 412-487-0500

Agency

www.kingscourtplan.info

n

Agency

48 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

Indiana Township n Single-family homes Priced from $800,000 School District Fox Chapel Agency Howard Hanna Real Estate Services 412-963-6300

Collier Township Carriage homes Priced from $200,000 n

School District

Fox Chapel Howard Hanna Real Estate Services 412-963-6300

n

Agency

School District

Chartiers Valley Heartland Homes 724-871-1710

Agency

www.howardhanna.com

www.loveheartland.com

Paragon Place Robinson Township Custom estate homes Priced from $550,000 n

Nevilleside Collier Township Carriage homes and villas Priced from $333,900 n

n

School District

Chartiers Valley Howard Hanna Real Estate Services 412-693-2837

Agency

www.howardhanna.com

n

School District

Montour Paragon Homes 412-787-8807

Agency

www.VisitParagonHomes.com

allegheny county Park Place

Indiana Township Single-family homes Priced from $550,000 School District Fox Chapel Agency Howard Hanna Real Estate Services 412-963-6300 n n

The Reserve at Fox Chase Fox Chapel Area Patio and carriage homes Priced from $299,900 n

n

School District

Allegheny Valley Dennis Associates 412-828-7606

Agency

www.howardhanna.com

Parkes Farm Estates South Fayette Township n Single-family homes Priced from $250,000 School District South Fayette Agency Ryan Homes 412-914-2057 n

www.ryanhomes.com

Riverwatch at O’Hara Woods Fox Chapel Single-family homes Priced from $400,000 School District Fox Chapel Area Agency Coldwell Banker Real Estate Services 412-963-7655 n n

Moon Township n Village

single-family homes and estate homes Priced from $240,000 School District Moon Area Agency Heartland Homes 724-871-1724 n

www.loveheartland.com

Springer Manor Moon/Crescent Township Custom villas Priced from $325,000 School District Moon Area Agency Prudential Preferred Realty 412-262-4630 n

n

www.prudentialpreferredrealty.com

www.pittsburghmoves.com

Parkview Estates

Richland Township Single-family and carriage homes Priced from $250,000 n

n

School District

Pine-Richland Heartland Homes 724-871-0171

Sturbridge Court Wexford/Franklin Park n Single-family homes Priced from $450,000 School District North Allegheny Agency Howard Hanna Real Estate Services 412-772-8822 n

www.howardhanna.com

Agency

www.loveheartland.com

Jefferson Hills Borough n Single-family

homes & townhomes Priced From $190,000 single-family; $220,000 townhomes with first floor owner’s suite

n

Saddlebrook Farms

Staunton Heights

School District

n

n

n

Jefferson Hills Ryan Homes 412-653-0680

Agency

www.ryanhomes.com

Pine Hollow Pine Township Single-family homes Priced from $310,000 School District Pine Richland Agency Ryan Homes 724-940-4051 n n

www.ryanhomes.com

Private Acreage South Fayette Single family homes Priced from $300,000 School District South Fayette Agency Paragon Homes 412-787-8807 n n

www.VisitParagonHomes.com

Providence Pointe

Marshall Township Single-family homes Priced from $270,000 School District North Allegheny Agency Heartland Homes 724-871-1716 n n

www.loveheartland.com

Rabold Fields Pine Township Single-family homes Priced from $400,000 n n

School District

Pine-Richland Agency Coldwell Banker Real Estate Services 412-366-1600

Bethel Park n Custom

single-family homes Priced from $321,900 School District Bethel Park Agency Prudential Preferred Realty 412-833-7700 www.prudentialpreferredrealty.com

Scarlett Ridge Franklin Park Custom single-family Priced from $500,000 School District North Allegheny Agency Prudential Preferred Realty 724-776-3686 n n

ww.EddyHomes.com

Silver Pines n

Pine Richland Townships

Single-family homes Priced from $850,000 School District Pine Richland Agency Howard Hanna Real Estate Services 412-934-3400 n

Sky Mark Farm

Sewickley Area/Bell Acres n Custom

single-family homes Priced from $850,000 School District Quaker Valley Agency Prudential Preferred Realty 412-741-6312 n

www.prudentialpreferredrealty.com

Moon / Crescent Townships n Multi-family homes $299,900 School District Moon Area Agency Howard Hanna Real Estate Services www.howardhanna.com

South Fayette Single-family homes Priced from $320,000 School District South Fayette Agency Coldwell Banker Real Estate Services 412-344-0500 n

www.pittsburghmoves.com

Stonebridge

Robinson Township n Luxury townhomes Priced from $180,000 n

School District

Montour Heartland Homes 724-213-3800

Agency

www.loveheartland.com

Hampton Township Single-family homes, n 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

Pine-Richland Heartland Homes 724-871-1700

Agency

Avonworth Coldwell Banker Real Estate Services 412-363-4000

Agency

www.walnutridgecondos.info

Mt. Lebanon Condominiums Priced from $359,900 School District Mt. Lebanon Agency Coldwell Banker Real Estate Services 412-343-1620 n n

n

www.ryanhomes.com

The Village of North Meadows

Wexford/ McCandless Township n Luxury villas Priced from $253,400 School District North Allegheny Agency Howard Hanna Real Estate Services 724-933-3340

Hampton Township Custom single-family homes Priced From: $450,000 School District: Hampton Agency: Century 21 Town & Country Real Estate Services 724-779-2101 n

www.PghPropertyOnline.com

n

Villages at Neville Park

School District

School District

Whispering Creek

Pine Township Townhomes NEW VILLAGE COMING FALL 2011 School District PineRichland Agency Ryan Homes 724-940-4051

Stonecrest Pine Township Single-family homes Priced from $330,000

Emsworth Condominiums Priced from $160,000 n

n

www.howardhanna.com

n

www.VisitParagonHomes.com

n

www.PghPropertyOnline.com

n

Chartiers Valley Paragon Homes 412-787-8807

Agency

www.washingtonparkcondos.com

Village at Pine

n n

School District

Washington Park

Trotwood Acres

n

www.loveheartland.com

www.pittsburghmoves.com

www.pittsburghmoves.com

Sterling Ridge

n

n

Marshall Township Single-family homes Priced from $800,000 School District North Allegheny Agency Coldwell Banker Real Estate Services 412-366-1600

Patriot Pointe

Collier Township Single-family homes Priced from $270,000 n

Walnut Ridge

The Summit n

Walkers Ridge

Willowbrook

South Fayette Township Single-family homes Priced from $240,000 School District South Fayette Agency Heartland Homes 724-871-0177 n n

www.loveheartland.com

Collier Township Townhomes with first floor owner’s suite Priced from $200,000 n

n

School District

Chartiers Valley Ryan Homes 412-276-0644

Agency

www.ryanhomes.com

Woods of Sewickley

Sewickley Hills Custom single-familyhomes Priced from $410,000 School District Quaker Valley Agency S&A Realty 412-364-2626 n n

www.sahomebuilder.com

Sonoma Ridge www.greaterpittsburghnewhome.com

49

allegheny county Woods of Sewickley Hills

Sewickley Hills Single-family estatehomes Priced from $360,000 School District Quaker Valley Agency Ryan Homes 724-325-2367 n n

www.ryanhomes.com

Clearwater Estates Franklin Township Carriage homes Priced from $170,000 School District Riverside Agency Coldwell Banker Real Estate Services 724-776-2900 or 724-752-0383 n n

East Allegheny-Hill District n Single-family

homes Priced from $131,000 School District Pittsburgh Agency Northwood Realty 412-367-3200 n

beaver county Chippewa Heights Chippewa Township Single-family, townhomes and ranch style patiohomes Priced from $274,000 single-family, $190,000 townhomes and $215,000 patio-homes n

n

School District

Blackhawk Agency Coldwell Banker Real Estate Services 724-774-2900 www.pittsburghmoves.com

n

Traditions of America at Liberty Hills

n

n

Nottingham

Ellwood City Townhomes and patiohomes Priced from $160,000 School District Riverside Beaver County Agency Coldwell Banker Real Estate Services 724-776-2900

New Sewickley Township/ Economy Borough n 55+ Lifestyle Living/ Single-family and garden homes/ Maintenance Free Priced from

Elysium on the Park

Seven Oaks

Beaver County n Condominiums Priced from $299,900 School District Beaver Area Agency Howard Hanna Real Estate Services 724-775-5700

n

$200,000s Traditions of America 724-869-5595

n

www.TraditionsofAmerica.com

www.pittsburghmoves.com

Wylie Ave. Homes

BUTLER county

BEAVER county

www.pittsburghmoves.com

Agency

n

Garden View Estates

Center Township n Single-level

homes and villas Priced from $210,000 School District Center Area Agency Howard Hanna Real Estate Services 724-378-4479 n

www.howardhanna.com

Goldenrod Meadows North Sewickley Township n Single-family homes Priced from $250,000 n

School District

Riverside Northwood Realty 724-776-9705

Agency

www.northwood.com

50 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

Brighton Township Golf-course community with single-family custom homes and triplex carriage homes Priced from $269,900 School District Beaver Area Agency Prudential Preferred Realty 724-774-2222 www.prudentialpreferredrealty.com

The Village at Timberwood Trace Chippewa Township n Carriage homes Priced from $155,900 n

School District

Blackhawk Howard Hanna Real Estate Services 724-728-4600

Agency

www.howardhanna.com

Shenango Woods

Chippewa Township n Single-family homes Priced from $180,000 School District Blackhawk Agency Ryan Homes 724-847-1659 n

www.ryanhomes.com

Woodbridge Villas Center Township Townhomes or condos Priced from $175,900 School District Center Area Agency Howard Hanna Real Estate Services 724-775-5700 n n

www.howardhanna.com

butler county Acton Franklin Township Single-family lots Priced from $39,000 School District Slippery Rock Area Agency Northwood Realty 724-282-1313 n n

www.northwood.com

Adams Crossing Adams Township Carriage homes Priced from $239,900 School District Mars Area Agency Coldwell Banker Real Estate Services 412-366-1600 or 724-444-4663 n n

www.adamscrossing.com

Belle Vue Park Cranberry Township Traditional single family homes Priced from $250,000 neotraditional and $350,000 estates School District Seneca Valley Agency Prudential Preferred Realty 724-776-3686 X328 n n

BUTLER county Chatham Court Adams Township Luxury carriage homes Priced from $649,900 School District Mars Area Agency Prudential Preferred Realty 724-776-3686 n

n

Adams Township Classic American Carriage Homes Heritage Single-LevelCreek Living Custom Single Family Homes deklewahome.com &724-444-4663 Townhomes

Belle Vue Park n

Townhomes

Priced from $180,000 School District Seneca

Valley Agency Ryan Homes 724-772-3645 www.ryanhomes.com

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

www.prudentialpreferredrealty.com

Cherrywood Springs

Center Township Single-family home sites priced from $39,900 Deklewa HOME www.PghPropertyOnline.com School District Butler Area Agency Northwood The Gables at Heritage Creek Brookstone Realty n Adams Township Brickyard Hill ads.indd 2 1/22/10 3:50 PM 724-282-1313 Deklewa NewConstrucListing 1/22/10 3:50 PM n Adams Township n Custom single-family n Adams Township www.northwood.com n Single-family homes n Custom Carriage Homes homes, Townhomes with Priced from $270,000 first floor master suite, Priced From: $300,000 Ehrman Farms School District Mars Two-Story Townhomes School District: Mars Area n Cranberry Township Area Priced From: $300,000 Agency: Century 21 Town n Single-family homes Agency S&A Homes single-family homes; & Country Real Estate 724-538-4900 Priced from $480,000 $280,000 townhomes Services 724-779-2101 School District Seneca www.sahomebuilder.com with first floor master www.PghPropertyOnline.com Valley suite; $230,000 twoAgency Howard Hanna Carriage Manor story townhomes Real Estate Services n Cranberry Township Georgetowne Square School District: Mars Area 724-538-4858 n Single-family homes Agency: Century 21 Town n Cranberry Township Priced from $600,000 & Country Real Estate n Custom

Foxmoor townhomes and School District Seneca n Cranberry Township Services 724-779-2101 carriage homes Valley n Condominiums and www.PghPropertyOnline.com Priced from Low Agency Coldwell townhomes $300,000 Banker Real Estate Priced from $130,000 School District Seneca Services School District Seneca Valley 724-776-2900 Valley Agency Prudential www.pittsburghmoves.com Agency Re Max Preferred Realty 724-933-6300 X207 724-776-3686

724-779-2101 Deklewa HOME www.PghPropertyOnline.com Deklewan Cranberry NewConstrucListing ads.indd 1 Township

Cranberry Township Town Homes Gated Community Heritage Creek Maintenance-Free Living Custom Single Family Homes deklewahome.com & Townhomes 724-538-0073 724-779-2101

n

n

www.prudentialpreferredrealty.com

Feathers

Indoor/Outdoor Rugs

5408 Walnut Street | ShadySide | 412.621.4700 shopatfeathers.com www.greaterpittsburghnewhome.com

51

BUTLER county Indian Meadow

Adams Township n Custom

single-family homes Priced From: $600,000 School District: Mars Area Agency: Century 21 Town & Country Real Estate Services 724-779-2101 n

www.PghPropertyOnline.com

John Quincy Adams Estates

Adams Township Custom single-family homes Priced from $500,000 School District Mars Area Agency Prudential Preferred Realty 724-776-3686 n

n

www.prudentialpreferredrealty.com

Meadow Ridge

Plantation at Saxonburg

Shady Lane Farms

Forward Township n Single family homes Priced from $240,000 School District Seneca Valley Agency S&A Homes 724-538-4900

n

www.sahomebuilder.com

Clinton Township n Single-family

lots and homes priced from $65,000 lots $399,000 homes School District South Butler Agency Northwood Realty 724-295-9090

Meadows Ridge

Plantation at Saxonburg

Forward Township Single-family homes Priced from $230,000 School District Seneca Valley Agency Heartland Homes 724-871-1714

n

n

n n

www.loveheartland.com

Meredith Glen Estates Adams Township Custom single-family homes Priced from $750,000 School District Mars Area Agency Prudential Preferred Realty 724-776-3686 n

n

Clinton Township n Single-family

and carriage homes priced from Single families $250,000 Carriage homes priced from $190,000’s School District South Butler Agency S&A Realty 724-538-4900

www.sahomebuilder.com

Center Township Custom single-family homes Priced from $300,000 School District Butler Area Agency Prudential Preferred Realty 724-283-0005 n

www.prudentialpreferredrealty.com

Adams Township n Townhomes

and singlefamily homes Priced From $170,000 townhomes; $220,000 single-family homes School District Mars Area Agency Ryan Homes 724-776-5610 and 724-776-7222 n

www.ryanhomes.com

Lakeview at Treesdale

Adams Township n Townhome community Priced from $229,000 School District Mars Area Agency Prudential Preferred Realty 724-776-3686 n

www.prudentialpreferredrealty.com

Leslie Farms Connoquenessing Township n Single-family and carriage homes Priced from $210,000 single family and $225,000 carriage School District Butler Area Agency Coldwell Banker Real Estate Services 724-776-2900 n

Madison Heights Cranberry Township Custom single-family homes Priced From: $700,000 School District: Seneca Valley Agency: Century 21 Town & Country Real Estate Services 724-779-2101 n n

www.PghPropertyOnline.com

Marshall Heights Cranberry Township Single family homes Priced from $250,000 School District Seneca Valley Agency Ryan Homes 724-538-5239

www.prudentialpreferredrealty.com

Myoma Woods Adams Township n ingle-family homes S Priced from $340,000 School District Mars Agency Heartland Homes 724-871-1700 n

www.loveheartland.com

Napa Ridge at Brandywine Connoquenessing Township Townhome community Priced from $239,900 School District Butler Area Agency Prudential Preferred Realty 724-776-3686 or 724-283-0005 n

n

www.prudentialpreferredrealty.com

The Oaks

Buffalo Township Single-family homes Priced from $299,900 School District Freeport Area Agency Coldwell Banker Real Estate Services 412-366-1600 n n

The Preserve West Cranberry Township n Custom single-family homes Priced From: $550,000 School District: Seneca Valley Agency: Century 21 Town & Country Real Estate Services 724-779-2101 n

www.PghPropertyOnline.com

Connoquenessing Township n Single-family homes Priced from $280,000 School District Butler Area Agency Howard Hanna Real Estate Services 724-282-7903 n

www.howardhanna.com

Stratford Heights Center Township n Single-family

homes Priced from $290,000 School District Butler Area Agency Prudential Preferred Realty 724-283-0005 www.prudentialpreferredrealty.com

Adams Township Custom single-family homes Priced From: mid $400,000 School District: Mars Area Agency: S&A Realty 724-538-4900 n n

Cranberry Township n Custom Carriage Homes Priced From: $370,000 School District: Seneca Valley Agency: Century 21 Town & Country Real Estate Services 724-779-2101 n

www.PghPropertyOnline.com

www.sahomebuilder.com

Taylor Ridge Adams Township Custom single-family homes Priced From: mid $400,000 School District: Mars Area Agency: Century 21 Town & Country Real Estate Services 724-779-2101 n n

Seaton Crest

Adams Township Single-family homes Priced from the $330’s School District Mars Area Agency S&A Realty 724-538-4900 n n

www.sahomebuilder.com

www.PghPropertyOnline.com

Park Place

Traditional Neighborhood Development www.cranberryparkplace.com Northwood Realty Services

724-776-1863

www.loveheartland.com

www.ryanhomes.com

n

www.howardhanna.com

The Village at Treesdale

Adams Township Custom carriage homes Priced from Low $300’s School District Mars Area Agency Prudential Preferred Realty 724-776-3686 n n

www.prudentialpreferredrealty.com

The Vineyards at Brandywine Connoquenessing Township Custom single-family homes Priced from $229,000 n

n

The Vineyards at Brandywine Connoquenessing Township n Custom

single-family homes Priced from $240,000 n

School District

Butler Area S&A Homes 724-538-4900 Agency

Shadow Creek

n Cranberry Township Cranberry Township n Traditional

n Custom neighborhood Park Place.indd 1 single-family development single-famhomes ily homes, townhomes, Priced From: $500,000 condos, rentals, retail School District: Seneca priced from $350,000 Valley School District Seneca Agency: Century 21 Town Valley & Country Real Estate Agency Northwood Services Realty 724-779-2101 724-776-1863 www.PghPropertyOnline.com n

BuffaloTownship Custom townhomes and cottage homes Priced from $200,000 School District Freeport Area Agency Howard Hanna Real Estate Services 724-353-2223 n

www.prudentialpreferredrealty.com

n

Park Place

The Village at Sarvers Mill

Butler Area Prudential Preferred Realty 724-776-3686 or 724-283-0005

n n

www.prudentialpreferredrealty.com

Agency

Orchard Park Cranberry Township Single-family homes Priced from $300,000 School District Seneca Valley Agency Heartland Homes 724-871-1712

Adams Township in Butler County and Pine Township in Allegheny County n Custom

Single family Priced from $500,000 School District Mars Area and Pine-Richland Agency Prudential Preferred Realty n

School District

www.homesattheoaks.com

n

Village at Camp Trees

n

Taylor Ridge

Redmond Place

Connoquenessing Township n Custom

single-family homes Priced from $300,000 School District Butler Area Agency Prudential Preferred Realty 724-776-3686 n

www.prudentialpreferredrealty.com

Shannon Mills

n

Kaufmann Run

Timberlee Farms

Timber Ridge

www.sahomebuilder.com

Lancaster Township 2/15/10 12:31:09 PM n Custom

single-family Wakefield Estates homes n Cranberry

Township Priced from $450,000 n Custom

single family School District Seneca homes Valley Priced from $500,000 Agency Prudential School District Seneca Preferred Realty Valley 724-776-3686 Agency Prudential www.prudentialpreferredrealty.com Preferred Realty 724-776-3686 n

www.prudentialpreferredrealty.com

52 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

BUTLER county

WASHINGTON county Oakbrooke Estates

Walkers Ridge

Cecil Township Single-family homes Priced from $210,000 School District CanonMcMillan Agency Heartland Homes 724-871-1706 n

Worth Township Farmlettes Priced from $74,900 School District Slippery Rock Agency Northwood Realty 724-458-8800 n

n

n

Peters Township Carriage Homes Single-Level Living Maintenance-Free Living deklewahome.com 412-831-3800

www.northwood.com

Weatherburn Heights Middlesex Township Single family homes Priced from $250,000 School District Mars Area Agency Ryan Homes 724-776-7222 n n

www.loveheartland.com

n n

Oakland Township n 2 plus acre lots Priced from $34,900 n

School District

Butler Area Agency Prudential Preferred Realty 724-283-0005 www.prudentialpreferredrealty.com

washington county Alto Piano Cecil Township n Single-family homes Priced from $400,000 n

School District

Canon-McMillan Agency Howard Hanna Real Estate Services 412-302-2304 www.howardhanna.com

Anthony Farms Peters Township Single family homes Priced From $600,000 Agency Howard Hanna Real Estate Services 412-276-5000 n n

www.howardhanna.com

Brookwood Manor Peters Township n Luxury custom estate homes Priced From $900,000 School District Peters Township Agency Century 21 Frontier Realty 724-941-8680 n

www.EddyHomes.com

Brookview

eters Township P Carriage Homes Priced From $349,900 School District Peters Township Agency Keller Williams 412-831-3800 n n

The Brookview Villas

Custom villa homes Priced From $350,000 School District Peters Township Agency Paragon Homes 412-787-8807 n

www.visitparagonhomes.com

outh Strabane Township S Single-family and carriage homes Priced From $200,000 School District Trinity Agency Heartland Homes 724-871-0179 n n

www.loveheartland.com

Chadwick Estates Peters Township n Single-family homes Priced from $350,000 School District Peters Township Agency Heartland Homes 724-871-1736 n

www.loveheartland.com

n

3:51 PM Overlook

n

$280,000 School District Peters Township Agency Heartland Homes 724-871-1738 Priced From

www.loveheartland.com

Hill Station Manor

Cecil Township Townhomes or condos Priced from $254,900 n n

School District

Canon-McMillan Howard Hanna Real Estate Services 724-873-7355

Agency

www.howardhanna.com

Concord Green

orth Strabane Township N Single-family homes Priced From $220,000 School District CanonMcMillan Agency Heartland Homes 724-871-1730

The Overlook Peters Township Single-family homes Priced from $500,000 n n

School District

Peters Township Agency Howard Hanna Real Estate Services 724-941-8800 www.howardhanna.com

School District

n

Canon-McMillan Agency Ryan Homes 724-745-6410

n

Maple Ridge Cecil Township Townhomes Priced From $160,000 Canon-McMillan n

Walnut Ridge

ottingham Township N Single-family homes Priced From $210,000 School District Ringgold Agency Heartland Homes 724-871-1730 n

Peters Township Single-family homes

Waterdam Farms

North Strabane Township Carriage homes Priced from $300,000 n n

School District

Canon-McMillan Coldwell Banker Real Estate Services 412-344-0500

www.pittsburghmoves.com

Weavertown Village N orth Strabane Township n

arriage homes and C luxury townhomes Priced From $160,000 School District CanonMcMillan Agency Heartland Homes 724-871-1732 n

www.loveheartland.com

Priced from $250,000 School District Peters

Township Ryan Homes 412-835-1869

Agency

www.ryanhomes.com

n

School District

Canon-McMillan Ryan Homes 724-745-6064

Agency

www.EddyHomes.com

Peters Township n Single-family homes Priced from $250,000 School District Peters Township Agency Ryan Homes 412-835-1869

www.ardenmills.com

Agency

The Ridge at Spring Meadows

Great Meadows

Partners, Inc. 724-223-1844

www.ryanhomes.com

n

www.ryanhomes.com

$180,000

District Chartiers Houston Agency Hawthorne

www.loveheartland.com

Majestic Hills

The Crossings n P eters Township n Luxury custom villa homes Priced From $300,000 School District Peters Township Agency Century 21 Frontier Realty 724-941-8680

Priced from

n

n

North Strabane Township n Single-family homes Priced from $220,000

Chartiers Township Single-level carriage homes featuring private exterior courtyards

Peters Township Single-family homes Priced from $270,000 School District Peters Township Agency Ryan Homes 412-835-1869 and 724-941-5809 n

n

www.loveheartland.com

n

n

www.ryanhomes.com

www.ryanhomes.com

Woodbrook Meadows

Peters Township Single-family homes

Priced from $280,000 School District Peters

Township Agency Ryan Homes 412-835-1869

Hiddenbrook 1/22/10 P eters Township V illa homes

n

Orchard Hill

Deklewa HOME

DeklewaCameron NewConstrucListing Estatesads.indd 3

Villas of Arden Mills

www.ryanhomes.com

n

www.ryanhomes.com

Hamlet of Springdale

Peters Township Single-family homes Priced from $560,000 School District Peters Township Agency Howard Hanna Real Estate Services 724-941-8800 n n

Heartwood Farms

ecil Township C Single-family homes and carriage homes Priced From $220,000 School District CanonMcMillan Agency Heartland Homes 724-871-1706 n n

www.loveheartland.com

McMurray Highlands

Peters Township Custom single-family homes Priced from $575,000 School District Peters Township Agency Prudential Preferred Realty 412-833-7700 n

n

www.prudentialpreferredrealty.com

Weavertown Woodlands

Sycamore Reserve North Franklin Township n Single-family homes n

Meadow Ridge

Peters Township Single-family homes Priced from $774,900 School District Peters Township Agency Prudential Preferred Realty 412-833-7700 n n

www.prudentialpreferredrealty.com

Priced from $250,000 School district: Trinity Agency: Keith Homes

724-223-0285 www.keithhomes.net

North Strabane Township Carriage homes Priced from $280,000 n n

School District

Canon-McMillan Northwood Realty 724-743-4300

Agency

www.northwood.com

Timber Run Cecil Township Single-family homes Priced from $190,000 n n

School District

Canon-McMillan Ryan Homes 724-745-6410

Agency

www.ryanhomes.com

www.greaterpittsburghnewhome.com

53

westmoreland county westmoreland county Acropolis Heights

Unity Township Custom single-family homes Priced from $550,000 School District Greater Latrobe Agency Prudential Preferred Realty 724-838-3660 n

n

www.prudentialpreferredrealty.com

Clearview Estates

Greenfield Estates

MarRose Estates

n

n

Unity Township n Custom

single-family homes Priced from $250,000 School District Greater Latrobe Agency Scalise Real Estate 724-539-3525

Hempfield n Single-family homes Priced from $190,000 School District Hempfield Area Agency Ryan Homes 724-836-1804 www.ryanhomes.com

Harrington Way at Wendover

Marquis Place n

Park Lane

Hempfield Township n Single-family homes Priced from $249,900

n

n

Murrysville Single-family homes Priced from $450,000 School District Franklin Regional Agency Howard Hanna Real Estate Services 724-327-5161 n

www.howardhanna.com

Foxfield Knoll n

Unity Township Custom single-family homes

n

Allegheny Woodlands Allegheny Township n Custom

single-family and carriage homes Priced from $170,000 single-family; $222,600 carriage homes School District Kiski Area Agency Howard Hanna Real Estate Services 724-568-9903 n

www.howardhanna.com

Brickyard Commons

South Greensburg n Single-family homes Priced from $187,000 School District Greensburg Agency Northwood Realty 724-838-9643 n

www.northwood.com

Cedar Hills

Rostraver Township Carriage homes Priced from $179,900 School District Belle Vernon Area Agency Northwood Realty 724-929-1370 n n

www.northwood.com

Priced from

$289,900–$580,000 School District Greater Latrobe Agency Scalise Real Estate 724-539-3525

Foxtail Court at Rolling Ridge

Murrysville n Single-family

homes Priced from $600,000 School District Franklin Regional Agency Howard Hanna Real Estate Services 724-327-5161 n

www.howardhanna.com

Gleneagles at Cherry Creek Hempfield Township Golf course community patio homes Priced from $211,500 n

n

School District

Hempfield Area Prudential Preferred Realty 724-838-3660

Agency

Cherry Knoll Delmont Single-family Homes Priced from $225.000 School District Franklin Regional Agency ReMax Realty 412-856-2000 n

www.prudentialpreferredrealty.com

n

ricciuticonstruction.com

Cherry Wood Estates Mt. Pleasant Township n Custom

single-family homes Priced from $210,000 School District Mount Pleasant Agency Prudential Preferred Realty 724-838-3660 n

www.prudentialpreferredrealty.com

Chestnut Hill North Huntingdon Township Single-family homes Priced from $240,000 School District Norwin Agency Ryan Homes 724-863-3506 n

n

Glenn Aire Unity Township Custom single-family homes Priced from $390,000 School District Greater Latrobe Agency Prudential Preferred Realty 724-838-3660 n

n

School District

Hempfield Area Northwood Realty 724-327-5600

Agency

www.northwood.com

Heritage Estates Murrysville Single-family homes Priced from $250,000 School District Franklin Regional Agency Coldwell Banker Real Estate Services 724-327-0123

Grandview Commons North Huntingdon Single-family homes and townhomes Priced from $159,900 School District Norwin Agency Howard Hanna Real Estate Services 724-327-5161 n

54 GREATER PITTSBURGH’S NEW HOME

| Spring 2011

n

www.prudentialpreferredrealty.com

Murrysville Luxury condominiums Priced from $275,000 School District Franklin Regional Agency Kacin Companies, Inc. 724-327-7700

Greensburg Patio homes and townhomes Priced from $174,900 n

School District

Greensburg-Salem Howard Hanna Real Estate Services 724-850-7249

Agency

Meadowlane Heights Hempfield Township Single-family homes Priced from $170,000’s n n

www.howardhanna.com

The Reserve at Lago

School District

Hempfield Area Agency S & A Realty 724-837-6124

n

www.sahomebuilder.com

School District

www.pittsburghmoves.com

Laurel View Place Derry Township n Single-family

lots Priced from $49,900 School District Derry Area Agency Northwood Realty Services 724-537-0110 n

www.northwood.com

North Huntingdon n Single-family homes Priced from $450,000 School District Norwin Agency Scalise Real Estate Inc. n

724-864-5500 Lindwood Crest

Hempfield Howard Hanna Real Estate Services 724-850-7249

Moreland Manor Allegheny Township Single-family homes Priced from $200,000 School District Kiski Area Agency Howard Hanna Real Estate Services 724-733-5390 n

ricciuticonstruction.com www.howardhanna.com

www.howardhanna.com

Rivendell Penn Township Single-family homes Priced from $290,000 School District PennTrafford Agency S & A Homes 724-837-6124 n n

www.sahomebuilder.com

Northpointe

Hempfield Township Custom single-family homes Priced from $270,000 n

The Legends

Greensburg Patio homes Priced from $229,000 n

Agency

n

n

School District

Hempfield Area Prudential Preferred Realty 724-838-3660

Agency

www.prudentialpreferredrealty.com

Rolling Hill Farm Rostraver Township Single-family homes Priced from $170,000 School District North Allegheny Agency S & A Homes 724-872-8403 n n

www.sahomebuilder.com

n

Oak Farm Estates

n

n

n

n

n

Hempfield Township Patio homes Priced from $170,000

www.howardhanna.com

Penn Township Single-family homes Priced from $250,000 School District PennTrafford Agency Prudential Preferred Realty 724-838-3660

Mallard Landing

Oakton Manor

School District

Hempfield Area Howard Hanna Real Estate Services 724-832-2300

Agency

Murrysville n Single-family

homes Priced from $400,000 School District Franklin Regional Agency Howard Hanna Real Estate Services 724-327-5161 n

www.howardhanna.com

www.ryanhomes.com

Unity Township Custom single-family Priced from $650,000 School District Greater Latrobe Agency Prudential Preferred Realty 724-838-3660 n

n

n

www.howardhanna.com

Palmer Place

n

n

www.prudentialpreferredrealty.com

n

www.prudentialpreferredrealty.com

North Huntingdon n Single-family homes Priced from $259,000 School District Norwin Agency Coldwell Banker Real Estate Services 724-327-0123

Rolling Ridge

Murrysville Single-family homes Priced from $360,000 School District Franklin Regional Agency Ryan Homes 412-325-2367 www.ryanhomes.com

Salem Ridge Village

Rostraver Township Single family Priced from $249,900 School District Belle Vernon Area Agency Prudential Preferred Realty 724-838-3660 n

n

n

www.pittsburghmoves.com

www.prudentialpreferredrealty.com

other counties

westmoreland county Sinan Farms

Woods of Brandywine

n

n

Murrysville Single-family homes Priced from $500,000 School District Franklin Regional Agency Coldwell Banker Real Estate Services 724-327-0123

Manor Borough n Single-family homes Priced from $320,000 School District PennTrafford Agency Coldwell Banker Real Estate Services 412-327-0123

n

www.pittsburghmoves.com

www.pittsburghmoves.com

Penn Township

Stonegate n

The Villas at Grayhawk Scottdale Single-family home lots Priced from $35,900 n n

School District

Southmoreland Prudential Preferred Realty 724-838-3660

Agency

Unity Township n Villa

style condominiums Priced from $239,900 School District Greater Latrobe Agency Cedar Ridge Realty 724-832-3501 n

www.thevillasatgrayhawk.com

www.prudentialpreferredrealty.com

The Trails Level Green n Patio

homes and single-family homes Priced from $254,500 School District PennTrafford Agency Howard Hanna Real Estate Services 724-327-5161 n

Westmoreland Community Action

Jeannette Single-family homes Priced from $75,000 School District Jeannette City Agency Northwood Realty 724-838-9643 n

n

www.northwood.com

www.howardhanna.com

n

Westmoreland Community Action Reed Avenue

n

n

Village at Foxfield Unity Township Single-family homes Priced from $210,000’s School District

Greater Latrobe Agency S & A Homes 724-837-6124 www.sahomebuilder.com

The Village at Ligonier Ligonier Borough Carriage homes Priced from $209,900 School District Ligonier Valley Agency Howard Hanna Real Estate Services 724-836-3660

Jeannette n Single-family

homes Priced from $63,000 School District Jeannette City Agency Northwood Realty 724-838-9643 www.northwood.com

n n

www.howardhanna.com

The Village at Stonegate Penn Township n Villas Priced from $264,900 School District PennTrafford Agency Prudential Preferred Realty 724-838-3660 or 724-327-0444 n

www.prudentialpreferredrealty.com

Westmoreland Farms Murrysville n Single-family homes Priced from $210,000 School District Franklin Regional Agency Ryan Homes 724-327-9330 www.ryanhomes.com n

Westmoreland Human Opportunities

Priced from

$130,000 School District

Union Township Howard Hanna Real Estate Services 724-654-5555

Agency

www.howardhanna.com

Volant Highlands

n

n

Washington Township Single-family home sites Priced from $27,900 n

School District

Wilmington Area Northwood Realty 724-658-6645

Agency

www.prudentialpreferredrealty.com

www.northwood.com

Monessan Single-family homes Priced from $70,000 single-family;

other counties

n

Clarion County

Pulaski Township Single family lots Priced from $35,000

Fairway Estates

School District

Foxburg n Single family lots Priced from: $39,900

Agency

n

Monessen Northwood Realty 724-838-9643

Agency

School District:

Westwind Estates Hempfield Township n Single-family homes Priced from $220,000 School District Hempfield Area Agency Ryan Homes 724-836-1804 www.ryanhomes.com n

Allegheny Clarion Northwood Realty Services 724-282-1313

www.northwood.com

www.howardhanna.com

www.prudentialpreferredrealty.com

Hempfield Township Townhomes Priced from $114,900 n

Wilmington Area Northwood Realty Services 724-658-6645

Agency

Franklin Township Single-family homesites

n

www.northwood.com

Priced from

$28,000 School District

Waynesburg Northwood Realty 724-627-4300

Agency

Mercer County Legends of Grove City n

Pine Township Villas, patio homes and single family homes

n

Wimmerton Place

Unity Township n Patio homes Priced from $195,000 School District Greater Latrobe Agency Prudential Preferred Realty 724-838-3660

Pulaski Township Single family lots Priced from: $35,000 n

School District:

www.northwood.com

n

Valleyview Heights n

Greene County n

North Huntingdon n Single-family homes Priced from $270,000 School District Norwin Agency Howard Hanna Real Estate 724-863-3300 n

www.northwood.com

Agency:

Colonial Place

Willow Glenn/Willow Heights

n

Wilmington Area Northwood Realty Services 724-658-6645

n

www.northwood.com

Woodhaven Ridge

Carriage Hills n

School District

Murrysville n Single-family

homes and villas Priced from $229,900 single-family; $224,500 villas School District Franklin Regional Agency Howard Hanna Real Estate Services 724-387-4300 www.howardhanna.com

New Castle Single-family villas

n

Westmoreland Farms n

n

n

Unity Township Single-family homes Priced from $200,000 School District Greater Latrobe Agency Prudential Preferred Realty 724-838-3660

www.howardhanna.com

Tinstman Estates

n

Yok Wood Ridge

First Floor Master Suites Maintenance Free Exterior Customized to Your Family’s Lifestyle 724-838-3660 or 724-327-0444

Rostraver Township Multi-family homes Priced from $199,900 School District Belle Vernon Agency Howard Hanna Real Estate Services n

Villas at Glen Arbor

Priced from

Lawrence County Rose Hill n n

$184,900 School District

Grove City Northwood Realty 724-458-8800

New Castle Condominiums

Agency

Priced from

www.northwood.com

$179,900 School District

Neshannock Howard Hanna Real Estate Services 724-654-5555

Agency

www.howardhanna.com

School District

Hempfield Howard Hanna Real Estate Services 724-850-7249

Agency

www.howardhanna.com

The Legends at Grove City Single Family Homes Carriage Style Homes www.LegendsAtGroveCity.com Northwood Realty Services

724-458-8800

www.greaterpittsburghnewhome.com Legends classified ad.indd 1

55

2/15/10 12:30:24 PM

other counties Pebble Creek Villas Hermitage Township n Condos n

Priced from

$219,000 School District

Hermitage Northwood Realty 724-981-9771

Agency

www.northwood.com

Somerset County

Parson Run

Green Tee

n

n

Hidden Valley Resort

Hermitage Township n Single-family homes n

Priced from

$350,000 School District

Hermitage Agency Northwood Realty 724-981-9771

$175,000

School District

Priced from

Somerset Agency Northwood Realty 1-800- 228-2270

School District Somerset Agency Northwood

www.northwood.com

North Summit Pierce Bluffs

Somerset Township n One-level townhomes

n n

Hidden Valley Resort Condominiums

Priced from

$325,000 School District

Somerset Agency Northwood Realty 1-800- 228-2270 www.northwood.com

www.northwood.com

56 GREATER PITTSBURGH’S NEW HOME

Realty Services 814-443-4858 X143

www.northwood.com

WestView Hidden Valley Resort Single Family homes Priced from $469,900 n n

School District:

Somerset

Agency Northwood

Realty Services 800-228-2270

www.northwood.com

| Spring 2011

state of West Viginia Morgantown The Summit at Cheat Lake Morgantown Single-family homes Priced from $260,000 n n

School District

Monongalia Heartland Homes 724-871-1726

Agency

www.loveheartland.com

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