Nh spring 2015 lowres by Jaimee Greenawalt

NEWHOME Spring 2015

Regional Housing’s Economic Forecast Technology Sprawl in Home Entertainment Residential Finance

An Opportune Time to Purchase a Home

Dan Ryan Builders

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what’s inside NEW HOME 0

SPRING 2015

Publisher’s Message

Housing’s Big Picture, 2015 NEW HOME’s economic forecast.

Home Entertainment and Automation In today’s world, you have options. In fact, maybe you have too many options. Entertainment specialists help us make sense of this crowed market.

Residential Finance Now seems to be a great time to purchase a home in the Pittsburgh region based on both government action and local development.

Builder Profile Dan Ryan Builders Home building is what Ryans do; it’s in their blood! Not only do they build quality homes, but they also build quality of life!

Residential New Construction Listings New residential developments, locations and home sites. New construction listings to help you discover a home to match your lifestyle.

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Paragon Homes has been building custom homes designed around our clients for nearly 30 years. We utilize a client friendly process that provides an easy custom building experience that is uncomplicated and cost effective. With lots available all across Western PA, in our communities or on your site, you should see what Paragon can do for you!

Call Paragon Homes Today! 412.787.8807 Or visit us at www.VisitParagonHomes.com www.facebook.com/ParagonHomesPittsburgh 5949 Steubenville Pike, Robinson Twp., PA 15136

Publisher’s Message

PUBLISHER

Kevin J. Gordon kgordon@carsonpublishing.com GRAPHIC DESIGN

Jaimee D. Greenawalt PRODUCTION

Carson Publishing, Inc. design@carsonpublishing.com CONTRIBUTING WRITERS

Jeff Burd Linda Simon Melissa McKrell Mary-Kaylor Hanger CONTRIBUTING PHOTOGRAPHERS

Jan Pakler Photography Northern Audio / Control4 Weaver Homes Barrington Homes Costa Homebuilders Dan Ryan Builders Peter Perkins Carson Publishing, Inc. Jason Corna / Kacin Companies Eddy Homes Nationwide Insurance ADVERTISING SALES

Kevin J. Gordon 412-548-3823 X202 kgordon@carsonpublishing.com SPECIAL THANKS

Tim Ciccone from Theater Xtreme, Fred Hartman and Mark Mawhinney from Northern Audio, Char Kurihara from Dan Ryan Builders, Dave Green of First National Bank, Bill Eiler of Huntington Bank, Builders Association of Metropolitan Pittsburgh, Coldwell Banker Real Estate, Dollar Bank, Heartland Homes, Howard Hanna Real Estate Services, Northwood Realty, Ryan Homes and Berkshire Hathaway HomeServices. MORE INFORMATION

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

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NEW HOME’S ECONOMIC FORECAST

he housing market in Pittsburgh is currently in a very healthy position, at least from the perspective of the homeowner. Home values continue to climb at a pace that is well above historic norms. Homes that are priced fairly in desirable neighborhoods are getting multiple offers at or above the asking price. Foreclosures are at record low levels. Our apartment market is booming, with almost no vacancies and rents that are climbing every year. Underlying all this good news about our housing market, however, are some fundamental issues that are making things difficult for realtors, builders and home buyers. Read why these conditions are creating a housing market that is expanding painfully for those involved in it. Perhaps the best news about Pittsburgh’s housing market is that whatever difficulties are being experienced are growing pains and that is much better than the alternative. Pittsburgh appears to be heading towards a more prosperous future than anyone would of predicted just a few years ago. It appears opportunities for jobs will exist at all levels and housing types will also exist across a broader spectrum. Given the conservative nature of Pittsburgh’s business community, it’s likely that a housing shortage will become a problem sooner than a housing decline. When it comes to home entertainment decisions, modern buyers have their work cut out for them. Home automation is a promise, not a prediction. You have options. In fact, you may have too many options. But there is good news to this technology sprawl: it has pushed elite technology into homes at non-elite prices. This technology is more visually and audibly precise than ever. Televisions and projector screens are incredible; sound is lifelike. We no longer have to be in the room, or even in the city, to control what happens in our homes. Also in this issue of NEW HOME, let me introduce you to Dan Ryan Builders. Headquartered in Frederick, Maryland, Dan Ryan grew his business to include six states, with Pennsylvania among them. While the transition from a small, local homebuilder to a large regional provider created opportunity for growth, Ryan continues to maintain that feel of hometown intimacy for his organization. Don’t forget. Before you buy, build or remodel, Greater Pittsburgh’s NEW HOME is required reading. Talk to you soon!

About the cover: Home theater, home automation image supplied by Control4, compliments of Northern Audio.

Kevin J. Gordon

www.greaterpittsburghnewhome.com

Home built by Barrington Homes Inc.

6 GREATER PITTSBURGH’S NEW HOME

| Spring 2015

ECONOMIC FORECAST Pittsburgh’s Housing Market The housing market in Pittsburgh is in a very healthy condition as spring of 2015 approaches, at least from the perspective of the homeowner. Home values continue to climb at a pace that is well above historical norms. Homes that are well-positioned in the market – that is, priced fairly in desirable neighborhoods – are getting multiple offers at or above the asking price. Foreclosures are at record low levels. The apartment market is booming, with almost no vacancy and rents that are climbing each year. Underlying all the good news about the housing market, however, are some fundamental issues that are making things less than rosy for realtors, builders and home buyers. “Inventory in most of our markets is still way down, even though the market is stronger today than it was a year ago,” notes Howard “Hoddy” Hanna III, CEO of Howard Hanna Realty Services, the region’s largest realtor. “Rates are lower than a year ago; consumer confidence is way up; job growth is up. There is a lot of pent-up demand.”

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A variety of factors – some of which are the “once in a lifetime” type – have created some unusual challenges for participants in Western PA’s housing market. There are not enough available lots. Financing for new residential development is still tight. Competition for land is driving prices higher. A homebuilding giant is dominating new construction. People are moving back to the region – and especially the city itself – at a pace that is faster than new construction. There is pent-up demand but not enough people want to sell their houses. Some of these market conditions don’t typically happen at the same time but this isn’t a typical market. Throw all of these ingredients together in the same market and what you get is a housing market that is expanding painfully for those involved in it. Perhaps the best news about Pittsburgh’s housing market is that whatever difficulties are being experienced are growing pains and that is much better than the alternative.

The National Outlook While Pittsburgh’s economy recovered much earlier than the rest of the country, the regional economy got healthier as the national economy improved. At the national level, 2014 turned out to be the year that a real recovery kicked into gear. The year’s biggest economic surprise had to be the robust level of activity in the second half of 2014, especially that of the third quarter. After initial estimates of gross domestic product (GDP) for July through September showed 3.9 percent growth, the final tally for the quarter ended at 5.0 percent. The growth coincided with a weakening global economy and a much stronger dollar, which limited U. S. exports. What drove the economic engine was the U. S. consumer, who was showing more confidence in the economy and the future. An optimistic consumer drives a healthy housing market.

Consumers also continued to reduce their debt leverage, dropping the percentage of debt to income to levels that haven’t been experienced for more than 30 years. Foreclosures continued to fall, declining to 41,000 per month according to the latest CoreLogic report on foreclosures. That’s still nearly double the monthly average that CoreLogic calculates for the 20002008 period, but the current foreclosure rate is down 65 percent from the September 2010 peak. Even with gasoline prices climbing by about 30 cents per gallon since January 1, consumers are still looking at even more upside potential to support pent-up demand. Thus far, the improved consumer balance sheet hasn’t translated into significantly increased investment in construction. The most direct link to improved household finances would be an uptick in new home construction. For all of the economic improvement in 2014, there were only 1.01 million total housing starts. While that is

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the highest annual total since 2007 and up almost nine percent from 2013, total housing starts remain significantly below the average pace of about 1.5 million units during the 20 years prior to the housing crisis.Â That rate is also well below the household formation rate. One possible explanation for the continued tepid new construction market is the transition in the housing market itself, which is seeing a slowdown in apartment starts for the first time since the end of the recession. January saw a 4.5 percent increase in the number of singlefamily permits from December and a 19 percent jump in starts from January 2014. Most new home construction growth cycles have been preceded by a slowdown in apartment starts. Given the pent-up demand and lack of existing home inventory for sale, the single-family permit jump could indicate the start of more construction. Construction of single-family units remains held back by muted growth in

household formations, continued regulatory burdens that can slow first-time buyers and a slowed response to the economic recovery by residential developers. The Census Bureau estimates that the number of new households will increase by 1.1 million in 2015, a significant increase over the 20082013 period but some 400,000 fewer households than were formed annually between 2000 and 2007. Some of the variance can be attributed to more conservative attitudes about home ownership, as well as the disproportionate burden that the recession placed on college graduates. Data shows that Millennials were slower than previous generations to leave home and form independent households, a trend that is only now slowly changing. Robert Denk, senior vice president for forecasting for the National Association of Homebuilders (NAHB), predicted that the economic expansion and job creation would continue to

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Having tapered down its residential mortgage-backed bond buying during 2014, the Federal Reserve governors were looking for signs that the economy was strong enough to withstand more normalized rates. push housing construction higher. NAHB sees the pent-up demand, move-up buyers and what it calls “decoupling” of Millennials from shared living, as factors driving single-family housing much higher. The NAHB forecast for 2015 is 802,000 singlefamily starts, a 26 percent increase, and 1.1 million units in 2016.

tions affecting the practice of residential lending kicked in. These regulations pushed tougher ratios for income and debt onto the market. Dodd-Frank also pushed the liability for banks lending outside these tighter new regulations much higher, creating risk of non-conformance much higher and making credit a bit tighter again.

Mortgage Market Outlook

The irony of this implementation in 2014 was that the regulations were applied to an industry and a market that had finally healed itself after the devastation of summer and fall 2008. While it meant that more of a bank’s resources were spent making sure it was following the rules, the advance warning of the regulatory changes gave lenders plenty of time to adjust. As

For those in the residential mortgage business, the year 2014 was one in which the reaction to the financial crisis of 2008 finally peaked. Although the Dodd-Frank Act was signed into law in July 2010, its most wide-ranging impact was felt on February 18, 2014, when a series of regula10 GREATER PITTSBURGH’S NEW HOME

| Spring 2015

a result, mortgage lending in 2014 was impacted less by regulation and more by the lack of borrowing. Record-low interest rates had driven a tsunami of re-financing starting in 2010. Rates fell enough, in fact, that it was common for banks to re-finance mortgages that had been re-financed only a few years earlier. By 2014, the re-finance wave was done and a recovering housing market couldn’t make up the difference. Mortgage originations plunged about 40 percent. Like with the coming regulations, bankers saw the decline coming and adjusted in advance of the market shift. That leaves banks with lots of free cash and anxious

to lend it. Fannie Mae and Freddie Mac – the government-sponsored enterprises that buy most of the mortgages in America – have created mortgage products and standards that allow first-time home buyers to put as little as three percent down. The remaining uncertainty in the mortgage market at the start of 2015 was what the Federal Reserve Bank was going to do about interest rates, a question that was answered during the Fed’s March 18 Open Markets Committee (FOMC) meeting. Having tapered down its residential mortgagebacked bond buying during 2014, the Federal Reserve governors were looking for signs that the economy was strong enough to withstand more normalized rates. The sharp increase in GDP in the second half of 2014 and the decline in unemployment to 5.5 percent in February 2015 were enough for the FOMC to declare that it would raise rates slowly, beginning as early as June. Investment markets responded favorably to the news, especially the part that showed that the FOMC was looking at a slow, multiyear increase. Bankers were also pleased, since the low rate environment has been tough on banks. Most bankers, in fact, were less concerned about how the Fed would raise rates than the uncertainty about when it would begin to happen. “Raising rates has to have some impact but the fear of it happening actually pushed rates higher,” observes Mike Henry, senior vice president of residential mortgage lending for Dollar Bank. “When the Fed announced the end of QE3 rates went up to the four’s but by now the economic data has pushed them back into the three’s.”

Henry is speaking of the spike in rates above four percent last spring when the Fed’s decision to end the monetary stimulus by tapering its monthly bond buying went into effect. As the tapering evolved, the strength of the U. S. economy became more apparent and the lack of competition from other bonds kept U. S. mortgage-backed securities and Treasury notes attractive, pushing rates down. Bond buyers happily accepted two percent (often less) for bond yields that were backed by the U. S. government or U. S. home buyers. “What happens [going forward] will depend on the economic data. Inflation is under control. European bond rates are under one percent so it makes U. S. Treasury bills that much more attractive,” reminds Henry. Low interest rates are tougher on the business of banking than a higher rate environment. Low rates make it harder for banks to compete with each other, causing more intense competition on spreads, fees or terms. That’s good for the borrower but it isn’t a sustainable recipe for a good borrowing environment. History has shown that such hyper-

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of easy lending – such as sub-prime mortgages – were a global financial crisis. Many of those borrowers who were approved for mortgages that should not have been eventually lost their homes. And millions of people lost significant amounts of their personal wealth. competitive markets lead to bad decisions by the most competitive banks. With all banks offering low costs to borrow, one area to use as a differentiating factor will become the underwriting criteria, meaning that loan approval becomes easier. Again, that’s good for the borrower in the short term but eventually looser credit conditions lead to credit crises. That’s what happened in 2007, when the consequences

Those consequences were hardly worth the limited advantages of having more people own homes. Operating in a low-rate environment also increases the time value risk for banks. Borrowers have grown accustomed to having the chance to borrow for as long as 30 years. In many ways, the 30-year mortgage fueled the growth of the American middle

class. Banks have to look at the risk that the loan made today will be at a rate that makes no sense in 10 years. The chances get slimmer each year that interest rates will remain low for many more years, so the risk goes up that a 30-year mortgage will be worth much less to the lender in the future. That’s the reason that long-term guarantors like Fannie Mae and Freddie Mac exist. Most lenders can find a silver lining in the current environment with the activity that low rates fosters. In fact, history suggests that the increase in prime lending rates should spark more borrowing, especially if the rate increase is as small as expected. Many buyers will sit on the sidelines as rates fall, trying to catch the market at the bottom. Once rates go up, borrowers don’t want to risk the next rate hike and will often rush to get the loan they have been delaying. Henry thinks that phenomenon has happened. “My sense is that people aren’t waiting around to finance,” he says.

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Given the turmoil that the housing market has experienced since 2004, it’s hard to say what is “normal” anymore. As many uncertainties might still exist in the minds of potential home buyers in 2015, mortgage availability is one area that won’t be a drag on the market.

Given the turmoil that the housing market has experienced since 2004, Regional Outlook it’s hard to say what is In metropolitan Pittsburgh, the same “normal” anymore. As problem is plaguing both new construction and existing home sales, keeping many uncertainties might volumes down in an environment with high demand for both. still exist in the minds of As has been told many times, the potential home buyers in Pittsburgh housing market survived the Great Recession with few bruises compared to the rest of the country. In 2015, mortgage availability desirable sub-markets, like Downtown, Upper St. Clair or Hampton Townships, is one area that won’t be a home values even managed to creep up during the downturn. Since the economdrag on the market. ic recovery began, demand for housing of all sorts has taken off in Pittsburgh,

but supply remains pinched for a variety of reasons. Hanna sees the supply/demand imbalance most exaggerated at the two ends of the demographic spectrum, which not coincidentally, make up the two largest demographic groups. The Baby Boomers were the largest generation ever born into this country until their children came along. The latter group – the so-called Millennials – came of age just as the mortgage crises was infecting the world’s financial systems. That experience is a factor in why younger Americans are less anxious to own a home than previous generations. As Millennials have begun to approach their 30s, however, they are looking at buying for the first time and finding that their choices are more limited. “There are two product segments that have very little inventory: the Millennial buyer – the first-time buyer – and the right-size buyer, the buyer looking to downsize,” says Hanna. “I don’t see a change in that any time soon. People are going to have

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to compromise or not buy. This is one of the reasons why there is such demand for apartments. A large part of the demand is pent-up demand for housing from these two groups.” The numbers back up Hanna’s assertion. During 2014, there were 37,952 homes sold in Greater Pittsburgh compared to 39,019 in 2013. As would be expected, the price of the homes sold went up. The average sale price in 2014 was $173,477, an increase of three percent from 2013. It took less time to sell a home in 2014, which is also consistent with a seller’s market. The average days on the market fell from 89 to 82 days. Tight inventory and rising sales prices are usually the best drivers for new construction. While most people would enjoy having a newly-built house in which to live, there are some inconveniences to new construction that make buying an existing home the more prevalent choice. There

14 GREATER PITTSBURGH’S NEW HOME

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Housing construction last year declined significantly from 2013, with that variance being primarily in the multi-family sector. Singlefamily construction declined almost nine percent year-overyear, although the difference was less than 200 homes.

tend to be more options for buyers to find an affordable home in a desirable location within existing communities. When fewer homes are on the market than there are buyers for existing homes, the relief valve for the excess demand becomes new construction. This is especially true when existing home prices start to approach those of new homes. That’s the case in Pittsburgh for the past couple of years; however, new construction is not booming. Housing construction last year declined significantly from 2013, with that variance being primarily in the multi-family sector. Single-family construction declined almost nine percent year-over-year, although the difference was less than 200 homes. New single-family construction remains depressed compared to the pre-recession levels. The average number of new homes built during the 2000-2006 period was roughly 2,800 per year. Since the recession started, however, new construction of homes has fallen to an average of about

1,800 homes annually. The total number of single-family detached units started in 2014 was 1,971, just slightly more than half the total of 2004, which was the peak of new construction over the previous 20 years. Construction of multi-family apartments spiked in 2013 – with 3,838 units of attached dwellings – and the volume in 2014 was predictably off of that peak. Some 2,902 units of attached units were permitted in 2014, with 2,109 of those built as apartments. Although the number of units declined by roughly 25 percent, the volume of apartments started was still higher in 2014 than any other year in the past 20. With some 4,200 units in the planning or entitlement pipeline at the beginning of 2015, the apartment market is poised for another strong year of construction or for the start of overbuilding, depending on who is assessing the market.

Experts from real estate appraiser and consultant Integra Realty Resources (IRR) presented a forecast of apartment hypersupply beginning in 2015-2016. IRR sees absorption slowing from an annual average of 3,004 units (from 2011 to 2014) to 1,643 units. Paul Griffith, IRR’s managing director in Pittsburgh, sees the slowdown in job creation in 2013-2014 translating into slower demand for apartments. At the same time, forecasts for job growth over the rest of the decade are for accelerating employment, with between 15,000 and 20,000 additional jobs each year. The number of households in Pittsburgh correlates almost one-to-one with the number of jobs. Assuming that relationship holds true, the additional jobs will create demand for many more new households – meaning many more housing units – than are being created. With much of this job growth showing up in the younger age group and in the urban core of the region, the stage will be set for more apartments in the City of Pittsburgh. It will also set the stage for robust suburban construction. Therein lays the problem.

When the world plunged into recession in 2008 and 2009, the exploration of the Marcellus Shale formation for natural gas went into a higher gear. What that meant for landowners in Western PA was a financial windfall and a way to make money from land that didn’t require sale or development. Investors became interested in land around Pittsburgh for its gas royalty income potential, creating competition for the same land that residential developers may have also wanted. That pushed the prices of land up. The income potential also took land off the market, according to one home builder. “Oil and gas definitely hurt us. It paid for the farm so owners didn’t have to sell,” explains Jeff Costa, president of Costa Custom Homebuilders. Costa says that farmers or landowners who couldn’t make the economics of holding the land work could make enough from royalties and leasing to keep the land, removing that many more acres out of inventory. Development costs also climbed during that same time period. Prices for diesel fuel skyrocketed in 2008 and didn’t fall

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until mid-2014. The number of residential developers also dwindled. Pittsburgh has relatively few developers and a few simply closed their doors or ceased doing largetract development during the downturn. The remaining developers are busier, even though fewer subdivisions are in the pipeline, and their fees for developing have escalated. Add the challenging Western PA topography to this mix and you have a recipe for expensive lots. With single-family development costs pushing new construction prices up and current demographics supporting renters, the short-term outlook still favors the multi-family project. “I don’t know if it’s strictly land prices or if it’s a combination of land prices, high development costs and the difficulty of financing,” observes Hanna. He notes that lending for residential land development is still limited, especially compared to multi-family projects. “It’s still tough to get financing [for home development] but you

16 GREATER PITTSBURGH’S NEW HOME

can get a loan for an apartment building even if you’ve been in the business about two months,” he jokes. For at least the balance of 2015, the sources of capital for multi-family apartments will continue to pursue investment opportunities aggressively. Virtually all of the life insurance companies, Real Estate Investment Trusts and Fannie Mae have increased their allocations for apartment lending in 2015. Developers will not have trouble finding financing for their projects but the clock is also ticking on the apartment boom. Apartments are also one segment of the construction market that always overbuilds. For reasons of demographics or economic cycles, conditions tend to favor renting over buying every couple of decades. That pushes new construction higher until too many developers build apartments, which has often happened just as the pendulum swings back towards home buying. There is growing evidence that such a pendulum swing is beginning.

| Spring 2015

When that market preference hits Pittsburgh, there is one other headwind to new single-family construction that is unique to this market. Pittsburgh has historically been home to many small custom builders and few production builders. Until 2012, in fact, the market has had two production builders that had roughly 40 percent of the market. For a generation, the leading homebuilder in Pittsburgh has been Ryan Homes. In the early 2000s, Heartland Homes began expanding rapidly and overtook rival Maronda Homes as the second fiddle in home building. In December 2012, NVR Inc. (Ryan’s parent company) acquired Heartland Homes. The merged Ryan/Heartland juggernaut now builds more than 60 percent of the new homes for sale in metropolitan Pittsburgh. With its market dominance and marketing prowess, NVR can influence new development and make it more difficult for other builders to do more patient projects, except at the very high end of the market.

Jeff Costa has seen NVR’s impact increase recently as lots have become scarcer. “There are definitely not more available lots,” he says. “NVR is definitely doing great. They are aggressively pursuing land and paying a premium for land. They are hiring the developer instead of having the developer buy the land. That’s great for NVR. That’s even more control for them.” Costa says he has remained successful by working hard to purchase individual lots in unfinished subdivisions in what he considers to be good neighborhoods like Mt. Lebanon, Peters Township, McCandless and Hampton Township. That gives him an opportunity to serve a customer looking to build new in those communities. For a prospective customer who wants to be in one of the up-and-coming areas, Costa is less optimistic. “If someone calls and says they want to live in North Strabane, there isn’t much out there,” Costa says.

All of the market factors together are pointing towards a different housing market in Pittsburgh in the coming decade. If, as promised, the gas industry evolves into a rejuvenated industrial economy in Western PA, there will be renewed opportunities for development of the areas in and around the smaller communities that were the backbone of the region thirty years ago. These towns and areas further away from the city will likely be where the starter home neighborhoods of the future will pop up. Higher development costs and topography will also likely push the single-family product more towards townhomes and other attached products. Market conditions will also probably change every couple of business cycles, rather than remaining static as things remained for many years. Pittsburgh appears to be heading towards a more prosperous future than anyone would have predicted just a few years ago. It appears that opportunities for jobs will exist at all levels and housing types will also exist across a broader spectrum. Given the

conservative nature of Pittsburgh business people, it’s likely that a housing shortage will become a problem sooner than a housing decline. If the laws of economics hold true, such a shortage will attract more competitors to the housing market, which will dilute some of the influence that Ryan/ Heartland currently wields. Such conditions will be very good for owners of homes, especially those who have owned homes for a while. Values will climb to levels that are more on a par with new construction, which should in turn boost new construction. Millennials will start families, which will probably shift home ownership back towards the suburbs again. Or, the economic promise could fizzle out and a new set of market conditions will take hold. Regardless of the economic future, the Pittsburgh housing market is set for change rather than the status quo. NH

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18 GREATER PITTSBURGHâ&#x20AC;&#x2122;S NEW HOME

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Advice For The Discriminating Buyer

hen it comes to home entertainment decisions, modern buyers have their work cut out for them. There is the technology itself, with layers of complex science. But then there is the market: so fastpaced that products outdate themselves as often as their competition does. A surplus of companies are chopping up the tech waters, from big fish like Comcast, Apple, and Amazon to the smallest and nimblest start-ups. New Home Magazine asked Pittsburghâ&#x20AC;&#x2122;s diehard entertainment specialists to help us make sense of the crowded market. They shared their most exciting predictions for home theater and automation, but then they did something rareâ&#x20AC;&#x201D;they gave us the history behind every new product, so that you can decide what matters. Read on for a clear-eyed look at the biggest trends inside your door.

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20 GREATER PITTSBURGH’S NEW HOME

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Your Home Is About to Get a Brain for a Low Monthly Fee Don’t lose your smartphone anytime soon. You’re going to need it to turn on the oven during your drive home. Or unlock your front door for the neighbor who’s watering your plants while you’re away. Or adjust your thermostat, dim the lights, and tinker with your home sound system—just a few of the activities that numerous companies are building an app to control. Home automation is a promise, not a prediction. But how do you judge its timing in an industry that never stops talking about what’s ahead? When does the promise become a reality? Now, says Matt Hertel. Hertel distributes electronics to dealers across six states in the mid-west for The Dorrance Supply Company in Youngstown, Ohio. He has watched the industry drive steadily toward digital convergence, the phenomenon in which all of your electronic entities share a common platform and are built to communicate. “I’ve been in this business now for 18 years, and all anyone has talked about has been convergence,” he says. “We’ve been like the mountain climber in The Price is Right, climbing and climbing while the music plays. But after [the 2015] Consumer Electronics Show in Las Vegas, we’re ready to jump off the cliff. The next five years are going to be pretty amazing!” New Home’s sources have an endless supply of opinions on convergence, which touches every part of the media ecosystem. www.greaterpittsburghnewhome.com

To understand the state of home automation, savvy consumers need to travel ten years into its past, when it was an exclusive option. If you wanted to automate your home, you paid a custom integrator thousands of dollars to install a softwarebased solution, likely from industry leader Crestron Electronics. Dan Hoffman, owner of Elemental Home Theater in the North Hills, remembers, “In the past, the problem was that if the computer programmer developing your code wasn’t the best in the country, you’d hit the button for the lights and your thermostat would come on,” says Hoffman. A few players making windfall profits— that was home automation until three or four years ago, when network-based automation circumvented software-based automation. That opened the floodgates for out-of-the-box applications available to the masses. Now, partnerships are common between manufacturers of smart appliances and devices (like Sony or Samsung) and the network giants that provide the backbone (Microsoft and Google).

“When automation went on the network, it became cheaper and more accessible,” says Hoffman.

the business in the next six months, because integration is truly something that is provided by specialty retailers.”

Yet right now, network-level automation is unstoppable. The reason is simple: companies who build the most popular applications will gain loyal customers who pay ongoing subscription fees. This recurring revenue model is irresistible to home automation newcomers like Comcast, which struggles with customer churn, and security company ADP.

How to Choose Your Home Automation Package

While these companies are new to automation, they have the deep pockets to market their solutions to millions. But that’s not enough to convince custom integrators like Mark Mawhinney that they will succeed. “This really is not their sandbox,” says Mawhinney, who owns Northern Audio in Aspinwall and the North Hills. “They just don’t understand the service backbone that home automation takes, and they can’t support that business model. I think you’ll see many of those players get out of

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f e at u r i n g

How do you decide between specialty automation or an out-of-the-box solution? Bottom line: if your needs are unique and your list is long, visit a custom integrator. More often than not, these audiovisual experts will also sell and install your home entertainment models, from quality starter equipment to high-end devices. Take Mawhinney, who uses his 36 years of A/V experience as the backbone of his core focus, home automation for the upper echelon. Or Tim Ciccone, the owner of Theater Xtreme in Cranberry. While he reaches a broad swath of customers, many of his projects install everything on a customer’s wish list, from multi-room audio and television to a state-of-the-art home theater.

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You can sum up home television advances in two words: pixel density. Television manufacturers are packing more pixels per screen to create a smoother, lifelike picture, following an identical trend in cameras and computers ( just think of Apple’s super-crisp retina display). Custom integrators like Mawhinney and Ciccone have a talent for producing the most advanced home entertainment setups. But if this is your route, make sure to ask how you can control and maintain the technology once it’s yours. Whether that’s by offering a universal remote or an advanced software system, the question is essential in an industry that is notorious for its quirks. Sometimes, you might find the integrator after you’ve found the system. Mawhinney is an authorized dealer of Control4, a powerful platform that creates an app and one-remote solution for home devices. Control4 connects to its own products

or any networkable appliance that it has a driver for, including products made by Nest, Honeywell, Guardian, and Lutron. (It still depends on the network, so Mawhinney installs back-up power supplies in the event of an outage.) “Control4 is the most perfect add-on system,” says Mawhinney. “You could come to me tomorrow and start out with a basic package that will control your home theater and a few lights within that room, then grow the system over time to control all your lighting, heating, and security. It’s just like a building block.”

But he cautions, “This is not a consumergrade product where you’re going to walk into Best Buy and hook it up yourself. It has to be programmed by a certified dealer.” Ciccone, also an authorized Control4 dealer has seen his home automation business grow significantly in the past few years. “Control4 has done a great job of continuing to expand the capabilities of their system by adding control features that today’s homeowners find valuable” says Ciccone, “and the true custom home builders we work with are now installing home automation systems in the vast majority of their new homes.”

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Shopping for Your Dream Screen? Take Your Time, and Take Your Pick You can sum up home television advances in two words: pixel density. Television manufacturers are packing more pixels per screen to create a smoother, lifelike picture, following an identical trend in cameras and computers (just think of Apple’s supercrisp retina display). The latest pixel count is 8 million, the number behind the 4K or ultra-HD TVs that have entered the market.

24 GREATER PITTSBURGH’S NEW HOME

Is 8 million pixels excessive? Can consumers even see the difference between the current 1080p high-definition standard with 2 million pixels, and a TV with nearly four times that count? Yes, they can—but it’s all relative to the size of the TV. When 1080-pixel resolution was introduced, the number of pixels was sufficient for the top television size on the market, 65 inches. But as 70-, 80-, and even 90-inch televisions became common, those pixels began to stretch with the screen until they were noticeable to the naked eye.

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But according to Hertel, “Does it look better?” isn’t as good of a question as “What TV size and viewing distance makes sense for 4K?” “I believe that the value of 4K starts at 55 inches and up, but it’s based on viewing proximity to the TV as much as the pixel count,” he explains. “The further back you are, the less noticeable it is that the pixels are big. My personal association is that you get some benefit out of 4K in a 55-inch size at a 10-foot distance. But if you’re looking at a 42-inch TV above the bar and you’re 10 feet away, does 4K make

sense? Probably not.” In pitching 4K to consumers, the television industry has a much bigger hurdle than pixel count: the lack of 4K content. Some content is on its way: Comcast, DirectTV, and Dish Network are coming out

customers the significant difference a 4K TV can make even when viewing non-4K content. If superior picture quality is your numberone priority, consider purchasing an OLED (organic light-emitting diode) TV. On an LG OLED TV, each pixel has the ability to produce any color or to shut itself off, producing the deep, inky blacks that were the hallmark of plasma sets. This puts it leaps and bounds above current LED models, which function by pushing white light through an LCD panel to create the picture.

In Cranberry, Ciccone’s movie theater showrooms are a constant surprise to customers who think the projector is a bulky contraption you wheel in on a cart. Not so of his projectors, which display crisp, vivid images worthy of any commercial movie theater. “If you want size and scale without breaking the bank, and something that will give you that true theater feel that’s 100 inches or larger, the projection systems are better than any TV you can get,” Ciccone says. “And even when you have an open space, a projection screen can be a great option and can lend itself to viewing from multiple locations, whether that’s a bar, pool table, or something else.” Companies like Elemental Home Theater and Theater Xtreme build solid home theaters that start in the $15,000 to $20,000 range. Of course, sometimes the sky is the limit. “We’re working on a home theater at a lakehouse in Deep Creek, MD that would just blow anyone away,” says Ciccone. “It’s going to be a showpiece. We’re using a Sony true 4K projector, SI Black Diamond screen, and Triad custom speakers — what I consider to be a premier set-up.”

with a 4K box, and Ultra-HD Blu-Ray discs will hit the market in late 2015. Netflix, Amazon Prime, and YouTube offer 4K streaming options which, according to a February 2015 CNET review, testers couldn’t conclusively see the improvement delivered by 4K. There are also mixed reviews about how well 4K televisions up convert standard content—that is, whether customers can see the work 4K does to enhance non-4K images. When in doubt, test it yourself in the store or showroom. At Ciccone’s Theater Xtreme showroom, one can see both 4K and 1080p televisions on display and Ciccone indicated that by having both, he has been able to demonstrate to many

Is 8 million pixels excessive? “You can try to clamp down on the white light, but some of it still bleeds through,” says Hertel. “So it’s very difficult to produce that ultimate contrast, which is the way we see the world with our eyes. But with OLED, each individual pixel can produce any color and can shut itself off.” He continues, “If you’re watching the classic Star Wars galaxy scene on LED, it will look washed out because you’re forcing light through the panel. But on OLED it looks unbelievable. It’s totally black, and the stars are just little pinpoints, like you’re in space yourself.” Of course, there’s another way to step into the frame: go big with a projector.

In today’s tech world, you have options. In fact, you may have too many options. But there is a gleam to our technology sprawl: it has pushed elite technology into homes at non-elite prices. And for media enthusiasts, this technology is more visually and audibly precise than ever. Televisions and projector screens are stunning; sound is lifelike; we no longer have to be in the room, or even in the country, to control what happens inside our homes. Now, technology is so big that some of the questions about it are quite small. We’re asking ourselves whether the human eye can detect a difference between a 4K and 1080p TV if they’re not side-by-side, or which mobile app solves our home security needs. Not “Can it be done?” but “How can I make this work for me?” And with this second question, we illustrate our great fortune. NH

www.greaterpittsburghnewhome.com

26 GREATER PITTSBURGH’S NEW HOME

| Spring 2015

Looking for your first home? Finally switching over from renting, or simply need a change of scenery? You’ve heard the tired “never been a better time” phrase on plenty of commercials. With a combination of developments in the housing market—whether rising interest rates from the Fed, lower interest rates from the Federal Housing Association

(which can also affect home equity loan interest, if you already own a home!), or lower down payment requirements from mortgage lenders—now seems to be the opportune time to purchase a home in the Pittsburgh region based on both government action and local development.

RESIDENTIAL FINANCE There’s never been a better time ...

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Federal Reserve Rates Rising You may not often think of the Federal Reserve as impacting our daily lives (other than being smack dab in the midst of tax season), but if you’re ready and looking to buy a house, paying attention to reports and projections from the Federal Reserve can be not only smart and protective, it’s just common sense. Couple that with the fact that the Fed will likely raise the interest rate by the end of the year, and you’ve got a bullseye for tackling the analytics of rate changes and market shifts. While they haven’t raised the interest rate since 2008, Janet Yellen, Federal Reserve spokeswoman, recently released a statement that indicated rates could rise as early as June, and most likely would before the end of 2015. After Yellen’s statement, several financial analysts speculated that June would be too swift; in all likeliness, interest rates would increase after the Fed’s September meeting. Taking all of this into account, over what quite possibly will be several years, the Fed would be moving the interest rate up by several percentage points, and in turn, banks would then need to increase mortgage interest to homebuyers. A small shift in mortgage interest percentage may not sound drastic or seem consequential (especially to those who are looking to finance and buy their first home, or those with little to no mortgage experience) but there are definite consequences to a small increase in the numbers.

the neighborhoods. Instead of downgrading your expectations and dreams for the house you want to be able to finance, considering other neighborhoods with lower average costs of housing could be exceptionally advantageous. For example, simply looking across a river in one of the city regions rather

... Pittsburgh’s housing market is notable in the make-up of the neighborhoods. Instead of downgrading your expectations and dreams for the house you want to be able to finance, considering other neighborhoods with lower average costs of housing could be exceptionally advantageous.

How will, or should, this impact your purchase of a home? For starters, you may need to shift your expectations of what you can afford to purchase. According to David Green of First National Bank, “It’s a good rule of thumb that buyers may have to reduce expectations by $10,000 to $20,000 for every .5 percent movement in rate. So, say a couple was looking for a 4 bedroom, 3 bathroom home. With a rate raise they would potentially need to consider a 3 bedroom, 2.5 bath option.” While this may seem like a big step to those set on their dream set up, Pittsburgh’s housing market is notable in the make-up of

28 GREATER PITTSBURGH’S NEW HOME

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than the North or South Hills, or investigating houses nearer the airport or east of the city could save thousands of dollars on the price of a home. Though interest rates could rise in the coming months, the Federal Housing Administration (FHA), along with governmentbacked mortgage finance companies Fannie Mae and Freddie Mac, are putting first-time homebuyers in a position to afford a home. A good thing to keep in mind is that the government isn’t looking out only for the first-time buyer; instead, analysts have found how advantageous it is to make rates affordable for low to middle-income buyers looking to move or relocate. It’s also important to keep in mind that the “if-I-wait-the-pricemight-go-down” mentality that occasionally is advantageous in car buying does not work in the housing market. Instead, waiting on the housing market can be disastrous. It seems clear that especially in Pittsburgh, it’s currently, and perhaps only fleetingly, a buyers’ market.

FHA, Fannie Mae, and Freddie Mac: Lower Down Payment Requirements In mid-2014, a survey released by the Federal Reserve revealed that approximately 45% of first-time homebuyers had delayed purchasing a home due to lack of savings for a down payment. Whether one waits for 6 months or 2 years, the effects of waiting to buy in order to balance your savings with the housing market’s pricing does not actually act in the advantages of the buyer. Fortunately, long gone are the days of having to save 20% of a house’s cost. No longer does an individual--or a family--have to front the payment equivalent at times to a year’s salary. Current mortgage practices allow individuals and families to get more bang for their buck in a market such as Pittsburgh. Coupled with development and revitalization in areas such as Garfield, Highland Park, Bloomfield, and Lawrenceville, as well as the attempt to increase visibility and business prospects, smaller neighborhoods within the Pittsburgh city school district are flourishing. The city has clearly committed to a reestablishment of time, energy, and funds in neighborhoods where

www.greaterpittsburghnewhome.com

ance premium (MIP) decrease to .85%. For first time homebuyers, this could translate into an annual decrease of approximately $900. It also may be a good time to refinance your FHA mortgage if you have been considering it; this interest decrease will apply to refinanced mortgages as well. An FHA mortgage is not only beneficial for first time homebuyers. Those who may have fair to moderate credit history or have lower incomes than average homebuyers often encounter road blocks or trouble securing a decent rate, but can benefit from the FHA. This potential growth of the housing economy will boost local economies, putting more money back into the community where houses are purchased.

Already own a home? You can benefit, too. attention is needed. This can be seen from government funded renewal programs to an increase in business ventures throughout what were some of the poorest city areas. To boost home sales, mortgage finance moguls Fannie Mae and Freddie Mac reevaluated what they could do for potential homebuyers with good credit. The result? Both Fannie Mae and Freddie Mac (and, it’s important to note that you shouldn’t write them off immediately based on the ’08 crash; things are looking up) rolled out a 3% down payment option, significantly lower than their previous minimum down payment of 5%. While some analysts have speculated that this low down payment is risky, Fannie Mae executives have assured them that this shift in payment is only offered to financially responsible borrowers. Fannie Mae’s new down payment program began in December 2014 with Freddie Mac’s a bit behind, beginning this March. To qualify for Freddie Mac’s program, you must be a first-time homebuyer and be willing to participate in homeownership literacy classes. While all of these modifications shift prices down, they are balanced by the rules and regulations governing responsible home ownership and credit practices.

30 GREATER PITTSBURGH’S NEW HOME

Don’t close this window just yet—these requirements aren’t as big of a commitment as it may sound. Actually, it is quite a small price to pay in exchange for beginning to build equity through purchasing a home: if your home is $150,000, your down payment would be reduced from $7,500 to $4,500. Though you will have to take out a larger mortgage, the ability to purchase now may outweigh the small amount of interest you will add to the overall cost of your home, and with acting now such a viable and impressive advantage to waiting, any negative or questionable reasons towards swift action diminish quickly. As the current median list price in Pittsburgh is $149,900, this is a very reasonable estimate of a down payment figure. If you may not qualify for Freddie Mac or Fannie Mae’s programs for borrowers with good credit, don’t worry--a FHA loan may still allow you to become a homeowner. For these loans, a down payment of 3.5% is required; for the same $150,000 home, your down payment would be $5,250.

Obama and FHA’s New Interest Rate Prior to January, the FHA’s mortgage interest rate was 1.35%; early in the year, Obama directed a new, lower annual mortgage insur-

| Spring 2015

Current homeowners can also benefit through recent changes in the financial sector—through home equity loans. Consider this for repairing or upgrading your home. Also, upgrading or repairing adds significant value to your home, if you do decide to make a switch in the future. Keep in mind that most home equity loans need to be repaid in full after 15 years. Green cautions, “When tapping into home equity, it is important that borrowers remain cognizant of where the market could go in terms of depreciation. It’s best to keep the exposure limited to an amount the borrower is confident he or she can pay down regardless of economic trends.” Having said that, if you are upgrading before you sell, the amount gained from your new sale value could be used to pay down the home equity loan (as long as it’s before the 15 year repaid in full deadline). Before making this decision, consult with financial experts whom you trust. For instance, Green explains that at First National Bank, they “sit down with all of our borrowers to review their full financial picture to give them the best opportunities to enhance their buying power and improve their financial stability.” Stable and experienced financial advice is key in any monetary decision as large as home ownership.

Tapping into home equity may safeguard for future resale; in the last quarter of 2014 alone, over 1,200 homes in the Pittsburgh region sold. More than 700 of these were in Allegheny County. Consider such renovations as attic bedrooms, an additional bathroom, landscape alteration, or finishing a basement or storage area—all of these will increase the value of your home, and may be worth the small interest you will pay on the loan.

year than the national median income. This combines to provide our city with an average mortgage-to-income ratio close to 20%, which is far lower than other major metropolitan areas. National median mortgageto-income ratios reach nearly 38% in several studies. Through lower down payments, lower FHA interest rates, and action before a probably Fed interest rate increase, this is a perfect

storm of opportunity. As a lower-to-moderate income homebuyer, you can purchase a home in the coming months, resulting in money being put back into the Pittsburgh community. As Pittsburgh continues to experience its renaissance, committing to buying a home as soon as possible is clearly the best and most logical choice at this point in time, especially with the increase in available homes on the market in the Pittsburgh metropolitan region. NH

What’s it to Pittsburgh? The FHA mortgage interest decrease is anticipated to assist over 2 million homebuyers over the next 3 years; with a lower Freddie Mac or Fannie Mae down payment, or an $80 average decrease in monthly payment through FHA, you do not need to have an immense amount saved in order to purchase a home. Realtor.com referenced the Pittsburgh housing market as a “bright spot” in their February housing summary, which certainly is accurate. Previously referenced average listing price of $149,000 in Pittsburgh is far lower than the national average—which currently hovers around $209,000, according to the National Association of Realtors. Keep in mind that this is just the average list price; the median sale figures rest closer to $101,000. Pittsburgh home values have increased 2.6% in the past year, which provides even more reason to build or buy now—both before list prices rise, and in order to ensure that, should you ever sell your house, you profit from its resale. There’s also certainly no shortage of homes, no matter your desired sale price: in the past year, the number of homes for sale in the Pittsburgh region increased by 3.6%. These changes may create an increase in home buying but, more than likely, they will alter how much home you can buy. In Pittsburgh, known for its reasonably-priced housing market (Nationwide Insurance recently touted Pittsburgh as the healthiest housing economy in the country; see page 29), you may now be able to afford even more house. Though Pittsburgh’s median list and sale prices for homes are well below the national average, our median income is not. In fact, it’s only about $1,000 less per

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Builder Profile

A BUILDER WITH PASSION FOR QUALITY AND CUSTOMER SERVICE

prolific home builder in southwestern Pennsylvania and beyond, Dan Ryan embraces his home building pedigree enthusiastically, noting that “Home building is what we Ryans do; it’s in the blood.” And that bloodline threads through three generations, starting with his grandfather, who owned a home building company in Castle Shannon more than 75 years ago. His uncle, Edward Ryan, was the well-known founder of Ryan Homes (circa 1948) and later, his father, Jim Ryan followed suit after moving his family from Pitts32 GREATER PITTSBURGH’S NEW HOME

burgh to Columbia, Maryland in 1967, starting his own company – Ryland Homes, which is among the nation’s largest home building companies. His brothers were bitten by the home building bug, older brother Jim, who heads Ryleigh Homes, and younger brother Pete, who owns Ryan Legacy Homes. After graduating from James Madison University in Harrisonburg, Virginia, where he majored in business, Dan Ryan realized early on that home building would play heavily in his future. As the “last, true Ryan” to work at Ryan Homes

| Spring 2015

in various capacities, he struck out on his own in 1990, forming Dan Ryan Builders, with its parent company DRB Enterprises headquartered in Frederick, Maryland. Based on a mission that boasts the “best value in home ownership” the business grew to include six states, with Pennsylvania among them. While the transition from a small, local homebuilder to a large, regional provider created great opportunity for growth,

Builder Profile

Ryan perpetuated the feel of hometown intimacy for his company. A sentiment that continues to attract customers who have come to expect the personal attention and service that the company has long cultivated. Dan Ryan Builders has built some 10,000 homes since his company’s inception, all meeting the tenets he holds dear: recognized quality, affordable pricing, excellent service and satisfying value. Dan Ryan Builders

On the local scene, Dan Ryan Builders has centered home building primarily along the north/south Interstate 79 corridor, a popular tract of land in the southwestern Pennsylvania market. Selecting home building sites shapes up to be a careful, and thoughtful consideration, one based on various lifestyle criteria. “Those selections are determined by one or more of those criteria,” Ryan explained. “They include school system

high $100,000s to the $400,000s. His current top selling communities have few remaining sites/homes available, a testament to the popularity of his homes. Cases in point include, for example, the Georgetown Square project in Cranberry Township, a town home community ranging from $227,900 to $262,075 with ample square footage (1,881 to 2,096 square feet featuring three bedrooms/two plus bathrooms) to single

has received the “Builder of Integrity Award” from Quality Builder’s Warranty Corporation (QBW) consecutively since 2008; is ranked by Builder’s Magazine as #39 on the “Builder’s Top 100” list, and is a “Top 20 Private Homebuilders” in the nation.

proficiency, commuting convenience, daily conveniences, local tax structure, affordability and overall amenities available in a given community or the surrounding area.” Most recently, Dan Ryan Builders is pursuing a number of ventures in the area from town homes to single family dwellings, ranging from the

family homes in Old Hickory Highlands in Zelienople, ranging from $299,900 to $349,900 (2,492 to 3,012 square feet featuring three to four bedrooms/two plus bathrooms), both with few homes/ sites remaining.

www.greaterpittsburghnewhome.com

Builder Profile The “Nut and Bolts” of Dan Ryan Builders With some 250 employees, Dan Ryan Builders offers an array of floor plans that incorporate today’s styles and meets the needs of today’s families. Since Dan Ryan Builders does not bill itself as a custom

home builder, it does offer a wide range of choices for personalizing its home plans, including the structural layout of the home, the exterior look and interior finishes, which Ryan says “really appeals to our home buyers.” Continuing, he noted that “… we do not build all ‘spec’ homes per se. We often have one or two of our

most popular homes started and under construction for those who need to move quickly.” While Dan Ryan Builders has served as the developer in a few of their communities, typically they buy finished home sites from a third party developer. Beyond his core of employees, he uses local subcontractors in the varied markets. “We

With some 250 employees, Dan Ryan Builders offers an array of floor plans that incorporate today’s styles and meets the needs of today’s families.

34 GREATER PITTSBURGH’S NEW HOME

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Builder Profile see this as helping the economy in the areas where we build,” he added. Additionally, Dan Ryan Builders utilizes in-house architects who, along with executive leadership and the allimportant customer feedback, design the home plans. “The basic tenets of design are ensuring that each home is modern and designed for the way today’s families live their lives, along with practical square footage, good closet space, and lots of windows for natural light,” said Char Kurihara, Corporate Vice President, Sales and

What’s New From Dan Ryan Builders Current and Upcoming Projects in the Pittsburgh Surrounds New town home and single-family home plans abound from this ambitious builder and include: • STRABANE MANOR South Strabane Township – Luxury Town Homes High $100,000s to low $200,000s • KENNEDY HIGHLANDS Kennedy Township – Town Homes Mid to high $100,000s • DUTCH CREEK Jackson Township – Single Family Homes Mid to high $200,000s • THE LINKS AT CRANBERRY Cranberry Township – Upscale Town Homes And Estate Single Family Homes Town Homes from the low $200,000s Estate Single Family Homes from low to mid $300,000s • ARDEN FARMS Chartiers Township – Luxury Town Homes Starts in the high $100,000s • ALDERWOOD Pine Township – Coming Soon – Estate Single Family Homes Starts in the $400,000s Other, more established neighborhoods with limited offerings include Fieldcrest, a single family home community located in Bridgeville; The Preserves, single family homes in McDonald; Georgetown Square, with limited town homes and home sites available in Cranberry, and Old Hickory Highlands with two single family homes available in Zelienople.

Dan Ryan Marketing. “We do not build any plans but our own Dan Ryan Builders’ homes.” According to Kurihara, the number of home plans available in a given community depends largely on the topography of the land, existing and new home designs in the market, and regional customer preferences. “Most single family communities offer six to eight home choices, with additional front elevation and structural options available,” she added. “We also offer many current color selections so the customer can personalize interior finishes further.” The company also has preferred lenders who they trust and who they know offer competitive rates and superior service.

It’s All About the Customer Dan Ryan, from all reports, is all about the customer, taking a keen interest in the communities he builds visiting them, walking through the homes, and meeting customers face-to-face, thereby living his philosophy of superior home building not only through quality materials and processes but in his company’s focus on customer needs. Earning the “Quality Builder of Integrity” awards served as concrete acknowledgement that “… Dan Ryan Builders has the values of quality construction, excellence in customer service, and a low complaint ratio,” values that are espoused and exemplified throughout the organization.

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Builder Profile

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| Spring 2015

Increasing the focus on quality in 2012, Ryan initiated a second quality measure that focused the company’s included features, from not just interior finishes but to what is “behind the walls.” “We know that building a home is one of the biggest investments a buyer makes,” he said. “We want those buyers to be happy in their homes today, tomorrow, and for many years to come. So we spend more money behind the walls, where quality really counts.” Some of those features include the standard use of 2x6” boards for the exterior walls; higher insulation; the use of Typar House wrap, the strongest house wrap available and the best at keeping out moisture and air infiltration; and Weyerhauser “Gold” sub-flooring, a top-of-the-line product that is more moisture resistant and less prone to warping, to name a few, ensuring that the homes are, according to Ryan, absolute best from the foundation up. “Our homeowners enjoy the potential for lower power bills, more comfort, and reduced maintenance costs with a new, better built home,” he added. He also states that it costs more to build a Dan Ryan Builder home, subsequently they may not be the lowest priced but “we are always the best value.” And while not labeled a “green builder,” Dan Ryan Builders has partnered with companies and brands that value green initiatives. Using Sherwin Williams paints (who has low VOC paints and takes steps to protect the environment) and Certainteed Roofing (who recycles close to 90% of its production waste into asphalt products used for road construction, among other green tactics), are just two examples of the national vendors used who embrace green methods. Finally, Dan Ryan Builders invests thousands of dollars each year to engage a third party quality inspection for every home it builds. “Currently, 2M Quality performs our inspections,” Ryan shared. “They take a thorough look at all the finish details of our new homes from an informed customer perspective to assure the workmanship is top notch.” Not only does Dan Ryan and Dan Ryan Builders build quality homes, they also help to build quality of life. The Dan Ryan Foundation donates more than $150,000 annually to local causes and charities. In 2014, Dan Ryan and his father Jim attended the WDVE Children’s Hospital Annual Radio-thon as sponsors of the event. He believes that what sets his company apart, besides being privately held, is that in the areas where they build, “we become part of the larger community.” NH

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CITY OF PITTSBURGH

CITY OF PITTSBURGH 151 First Side Downtown Pittsburgh Condominiums Priced from: $500,000 School district: City of Pittsburgh Agency: 151 First Side 412-586-5970 151firstside.com Angel’s Arms Southside Condominiums Priced from: $199,900 School district: City of Pittsburgh Agency: Northwood Realty Services 412-367-3200 Bedford Hill City of Pittsburgh, Homewood Single-family homes Priced from: $130,000 School district: City of Pittsburgh Agency: Northwood Realty 412-367-3200 northwood.com Columbus Square North Side Single family Priced from: $179,000 to $289,000 School district: City of Pittsburgh Agency: Fourth River Development LLC 412-231-4444 ColumbusSquarePittsburgh.com Hatfield + Home Lawrenceville Single-family homes Priced from: $300,000 to $420,000 School district: City of Pittsburgh Agency: RE/MAX Select Realty Christa Ross 724-779-1437 www.hatfieldandhome.com Hilltop Housing Initiative Beltzhoover Single-family homes Priced from: $89,900 School district: City of Pittsburgh Agency: Northwood Realty 412-367-3200 northwood.com

ALLEGHENY COUNTY

Jailhouse Commons Southside Townhomes Priced from: $399,900 School district: City of Pittsburgh Agency: Howard Hanna Real Estate Services 412-833-3600 howardhanna.com Riverside Mews City of Pittsburgh/South Side Contemporary townhomes Priced from: $545,000 School district: City of Pittsburgh Agency: One80 Real Estate Services LLC 412-318-4139 one80res.com

Summerset at Frick Park City of Pittsburgh/ Squirrel Hill Traditional Neighborhood Development Single-family homes, duplexes, townhomes, condominiums, apartments Priced from: $300,000 School district: City of Pittsburgh Agency: Summerset Land Development Associates 412-420-0120 summersetatfrickpark.com Sweetbriar Village City of Pittsburgh/Mt. Washington Townhomes Priced from: $240,000 School district: City of Pittsburgh Agency: Coldwell Banker Real Estate 412-521-2222 liveatsweetbriarvillage.com Vista Grande City of Pittsburgh/Mt. Washington Condominiums Priced from: $525,000 School district: City of Pittsburgh Agency: Howard Hanna Real Estate Services 412-481-0000 howardhanna.com Washington’s Landing City of Pittsburgh Contemporary Townhouses Priced from: $345,000 School district: Pittsburgh Agency: RE/MAX Select Shadyside 724-933-6300 X110 Wylie Ave. Homes East Allegheny /Hill District Single-family homes Priced from: $140,000 School district: City of Pittsburgh Agency: Northwood Realty 412-367-3200 northwood.com

ALLEGHENY COUNTY Altmyer Fields Marshall Township Courtyard single living Priced from: $330,000 School district: North Allegheny Agency: Weaver Homes 877-836-5320 weaverhomes.com Autumn Woods Moon Township Custom single-family homes Priced from: $330,000 School district: Moon Area Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com Avonworth Heights Ohio Township Custom single-family homes Priced from: $425,000 School district: Avonworth Agency: Berkshire Hathaway HomeServices 412-367-8000 thepreferredrealty.com

Bedner Estates Upper Saint Clair Single-family homes Priced from: $420,000 School district: Upper Saint Clair Agency: Heartland Homes 724-871-1712 HeartlandLuxuryHomes.com The Berkshires South Fayette Township Single-family homes and townhomes Priced from: $229,990 single-family, $189,990 townhomes School district: South Fayette Agency: Ryan Homes 412-914-2031 ryanhomes.com Blackburn Heights Sewickley Custom single-family homes School district: Avonworth Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com Brandywine Elizabeth Township Single-family homes Priced from: $170,000 School district: Elizabeth Forward Agency: Maronda Homes, Inc 412-896-1845 www.marondahomes.com Camp Trees Pine Township Single-family homes Priced from: $410,000 School district: Pine Richland Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com Castletown Franklin Park Custom single-family homes Priced from: $650,000 School district: North Allegheny Agency: Berkshire Hathaway HomeServices 412-367-8000 thepreferredrealty.com Castletown Franklin Township Single-family estate homes Priced from: $650,000 School district: North Allegheny Agency: Brennan Builders Real Estate Services 724-865-2929 Brennanbuilders.com

Centennial Point Collier Township Townhomes and carriage homes Priced from: $210,000 townhomes, $250,000 carriage homes Chartiers Valley Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com Chapel Harbor Fox Chapel Carriage homes, townhomes and single-family homes Priced from: $249,900 School district: Fox Chapel Area Agency: Coldwell Banker Real Estate Services 412-963-7655 liveinchapelharbor.com Chapel Hill Estates Marshall Township Single family homes Priced from: $800,000 School district: North Allegheny Agency: Achieve Realty Chapel Pointe Fox Chapel Condominiums Priced from: $300,000 School district: Fox Chapel Area Agency: Howard Hanna Real Estate

Services

412-963-6085 howardhanna.com Chartiers Landing Robinson Township Single-family homes Priced from: $375,000 School district: Montour Agency: Berkshire Hathaway HomeServices 412-262-4630 thepreferredrealty.com Cimarron Moon Township Single-family homes Priced from: $249,990 School district: Moon Area Agency: Ryan Homes 412-264-5029 ryanhomes.com Cobblestone Ohio Township Single-family homes Priced from: $301,990 School district: Avonworth Agency: Ryan Homes 412-367-1927 ryanhomes.com

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| Spring 2015

Cobblestone Ohio Township Single-family homes Priced from: $320,000 School district: Avonworth Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com Copper Creek Marshall Township Luxury estate custom homes Priced from: $1,200,000 School district: North Allegheny Agency: Eddy Homes 412-221-0400 EddyHomes.com Courtyards at The Preserves North Fayette Township Detached carriage, patio homes Priced from: $237,900 School district: West Allegheny Agency: Epcon Homes and Communities 412-548-3298 www.epconcommunities.com Cross Creek Hampton Township Single-family homes Priced from: $333,990 School district: Hampton Agency: Ryan Homes 724-443-0190 ryanhomes.com Deerfield Ridge South Fayette Township Custom single-family homes Priced from: $375,000 Agency: Paragon Homes 412-787-8807 VisitParagonHomes.com Della Strada South Park Single-family homes Priced from: $229,990 School district: South Park Agency: Ryan Homes 412-945-3641 Ryanhomes.com Edgewater at Oakmont Oakmont Single-family homes, condos, townhomes, duplexes and apartments Priced from: $396,900 School district: Riverview Agency: KACIN 412-877-1055 www.KACIN.com E lane @ Carnegie Carnegie Garden style condominiums Priced from: $194,900 School district: Carlton Agency: RE/MAX Select Realty 412-633-9300 ext. 214 724-309-1758 elane.biz Emerald Fields Pine Township Single-family homes Priced from: $590,000 School district: Pine Richland Agency: Berkshire Hathaway HomeServices 724-776-3686 thepreferredrealty.com

Emerald Fields Pine township Single-family homes Priced from: $550,000 School district: Pine Richland Agency: Heartland Homes 724-871-1702 HeartlandLuxuryHomes.com

Fayette Farms North Fayette Townhomes Priced from: $191,990 School district: West Allegheny Agency: Ryan Homes 724-218-1015 ryanhomes.com

English Farms Pine Township Custom single-family homes Priced from: $460,000 School district: Pine-Richland Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com

Fayette Farms Estates North Fayette Township Custom Homes Priced from: $400,000 School district: West Allegheny Agency: Keller Williams 412-787-0888

The Estates at Jefferson Jefferson Borough Single-family homes Priced from: $275,000 Agency: Coldwell Banker Real Estate Services 412-655-0400 pittsburghmoves.com /estatesatjefferson

Field Brook Farms Richland Township Single-family homes Priced from: $500,000 School district: Pine-Richland Agency: Howard Hanna Real Estate Services 724-772-8822 howardhanna.com

Fields of Nicholson Franklin Park Borough Custom carriage-homes from $553,900, Custom villas from $469,900 School district: North Allegheny Agency: Berkshire Hathaway HomeServices 412-367-8000 thepreferredrealty.com Forest Oaks at Wexford Wexford Single-family Priced from: $199,900 School district: North Allegheny Coldwell Banker Real Estate Services 412-366-1600 pittsburghmoves.com /forestoaksatwexford Forest View Indiana Township Single-family homes Priced from: $500,000 School district: Fox Chapel Agency: Howard Hanna Real Estate Services 724-772-8822 ricciuticonstruction.com howardhanna.com Foxwood Knolls Moon Township Single-family homes Priced from: $259,990 School district: Moon Area Agency: Ryan Homes 412-264-5029 ryanhomes.com

Fair Acres Upper St. Clair Custom single-family homes Priced from: $600,000 School district: Upper St. Clair Agency: Prudential Preferred Reality 412- 833-7700 www.fairacresusc.com

Foxwood Knolls Moon Township Single-family homes Priced from: $220,000 School district: Moon Area Agency: Maronda Homes, Inc 412-287-6256 www.marondahomes.com

Granite Ridge South Fayette Township Townhomes and single-family homes Priced from: $150,000 School district: South Fayette Agency: Maronda Homes, Inc 412-523-1547 and 724-307-3079 www.marondahomes.com

Georgetowne Pine Township Luxury townhomes Priced from: $529,000 School district: Pine-Richland Agency: Berkshire Hathaway HomeServices 412-367-8000 thepreferredrealty.com

Hampton Woodlands Hampton Township Single-family homes Priced from: $490,000 School district: Hampton Agency: Coldwell Banker Real Estate Services 412-487-0500 www.pittsburghmoves.com/ HamptonWoodlands

Grace Manor Robinson Township Townhomes Priced from: $170,000 School district: Montour Agency: Maronda Homes, Inc 412-329-7017 www.marondahomes.com

Hartman Farns Franklin Park Single-family homes Priced from: $490,000 School district: North Allegheny Agency: Heartland Homes 724-949-0079 HeartlandLuxuryHomes.com

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ALLEGHENY COUNTY

The Enclave Fox Chapel Single-family homes Priced from: $950,000 School district: Fox Chapel Area Coldwell Banker Real Estate Services 412-963-7655 pittsburghmoves.com/TheEnclave

Falconhurst Forest Fox Chapel Single-family homes Priced from: $700,000 School district: Fox Chapel Area Agency: Howard Hanna Real Estate Services 412-963-6300 howardhanna.com

ALLEGHENY COUNTY

The Heights of North Park Pine Township Custom single-family Priced from: $900,000 School district: Pine-Richland Agency: RE/MAX Select 724-779-7072 The HeightsofNorth Park.com

Highpointe II Scott Township Luxury Townhouses Priced from: $274,900 School district: Chartiers Valley Agency: Howard Hanna Real Estate Services 412-833-3600 howardhanna.com

Lake MacLeod Pine Township Single-family homes Priced from: $750,000 School district: Pine-Richland Agency: Coldwell Banker Real Estate Services 412-487-0500 or 412-366-1600 lakemacleod.com

Hunters Fields Jefferson Hills Borough Single-family homes Priced from: $200,000 School district: West Jefferson Hills Agency: Maronda Homes, Inc 412-405-9470 www.marondahomes.com

Langdon Farms Pine Township Single family homes Priced from: $725,000 School district: Pine-Richland Agency: Achieve Realty 412-720-9033 barringtonhomespa.com

Highland Country Club Ross Township COMING SOON Single-family homes School district: North Hills Agency: Ryan Homes 724-249-6835 ryanhomes.com

HyTyre Farms West Deer Township Carriage Homes Priced from: $224,000 School district: Deer Lakes Agency: Richland Holdings, LLC 724-443-4800

Legacy at Nevilleside

The Highlands Plum Borough Single-family homes Priced from: $249,990 School district: Plum Borough Agency: Ryan Homes 412-793-4797 ryanhomes.com

Jefferson Estates Jefferson Borough Carriage homes Priced from: $199,000 Agency: Coldwell Banker Real Estate Services 412-655-0400 pittsburghmoves.com/jeffersonestates

Hidden Falls Fox Chapel Carriage Homes Priced from: mid $500,000 School district: Fox Chapel Area Agency: Howard Hanna Real Estate Services 412-963-6300 howardhanna.com

Lake MacLeod Pine Township Single-family homes PRICed from: $900,000 School district: Pine-Richland Agency: Achieve Realty 412-720-9033 barringtonhomespa.com

Collier Township Carriage homes Priced from: $311,990 School district: Chartiers Valley Agency: Ryan Homes 724-693-8140 ryanhomes.com Lenox Place Finley Township Villas and townhomes Priced from: $211,900 School district: West Allegheny Agency: Berkshire Hathaway HomeServices 412-262-4630 thepreferredrealty.com

The Links at Deer Run West Deer Golf course community, carriage homes Priced from: $220,000 School district: Deer Lakes Agency: Berkshire Hathaway HomeServices 724-776-3686 thepreferredrealty.com Long Ridge Kennedy Township Single-family homes Priced from: $202,000 School district: Montour Agency: Maronda Homes, Inc 412-458-0678 www.marondahomes.com Longvue Ross Township Townhomes Priced from: $217,990 School district: North Hills Agency: Ryan Homes 412-837-2623 ryanhomes.com Madison Woods Moon/Crescent Township Custom single-family homes Priced from: $350,000 School district: Moon Area Agency: Berkshire Hathaway HomeServices 412-262-4630 thepreferredrealty.com

The Manor McCandless Custom single-family Priced from: $575,000 School district: North Allegheny Agency: RE/MAX Select Realty 724-779-7072 ManorCustomHomes.com McCandless Crossing McCandless Township Townhomes Priced from: $289,990 School district: North Allegheny Agency: Ryan Homes 412-364-0414 ryanhomes.com McCormick Farms Moon/Crescent Township Custom single-family homes Priced from: High $400’s School district: Moon Area Agency: Berkshire Hathaway HomeServices 412-262-4630 thepreferredrealty.com McCormick Farms Robinson Township Single-family homes Priced from: $240,000 School district: Montour Agency: Maronda Homes, Inc 412-788-3646 www.marondahomes.com The Meadows at Hampton Hampton Township First floor living homes Priced from: $399,000 School district: Hampton Agency: RE/MAX Select Realty 724-779-7070 MeadowsAtHampton.com

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North Park Manor Pine Township Single-family Homes Priced from: $800,000 School district: Pine Richland Agency: Achieve Realty 412-720-9033 barringtonhomespa.com

Newbury South Fayette Single-family homes and townhomes Priced from: $390,000 townhomes, $330,000 School district: South Fayette Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com

Oakridge Estates Harrison Township Townhomes and single-family homes Priced from: $140,000, $170,000 single-family School district: Highland Agency: Maronda Homes, Inc 724-895-3876 www.marondahomes.com

Newbury South Fayette Single family estate homes Priced from: $629,000 School district: South Fayette Agency: KACIN 724-327-6694 www.KACIN.com

Oakwood Heights West Deer Township Single-family homes Priced from: $219,900 School district: Deer Lakes Agency: Coldwell Banker Real Estate Services 724-776-2900 pittsburghmoves.com/ oakwoodheights

Noble Woods Moon Township Townhomes Coming Soon! School district: Moon Area Agency: Ryan Homes 724-249-6835 ryanhomes.com

Paragon Place Robinson Township Custom estate homes Priced from: $500,000 School district: Montour Agency: Paragon Homes 412-787-8807 VisitParagonHomes.com

Park Place Indiana Township Single-family homes Priced from: $750,000 School district: Fox Chapel Agency: Howard Hanna Real Estate Services 412-963-6300 howardhanna.com Parkview Estates Richland Township Single-family homes Priced from: $307,990 School district: Pine-Richland Agency: Ryan Homes 724-443-0190 ryanhomes.com Pleasant Ridge Pine Township Single-family homes Priced from: $390,000 School district: Pine-Richland Agency: Heartland Homes 724-871-1702 HeartlandLuxuryHomes.com Prestley Heights Carnegie Townhomes Priced from: $183,990 School district: Carlynton Agency: Ryan Homes 412-429-1490 ryanhomes.com

Private Acreage South Fayette Single-family homes Priced from: $300,000 School district: South Fayette Agency: Paragon Homes 412-787-8807 VisitParagonHomes.com Raintree Manor Hampton Township Townhomes Priced from: $225,000 School district: Hampton Agency: Minnock Construction Company 412-366-4770 Reddington Place Pine Township Single-family homes Priced from: $600,000 School district: Pine-Richland Agency: Berkshire Hathaway HomeServices 412-367-8000 thepreferredrealty.com The Reserve at Fox Chase Fox Chapel Area Patio and carriage homes Priced from: $299,900 School district: Allegheny Valley Agency: Dennis Associates 412-828-7606 The Ridge at Manor Pine Township Single-family homes Priced from: $850,000 School district: Pine-Richland Agency: Howard Hanna Real Estate Services 724-772-8822 howardhanna.com

Ridge Forest Franklin Park Single-family homes and townhomes Priced from: $353,990 single-family, $247,990 townhomes School district: North Allegheny Agency: Ryan Homes 724-933-3162 singles 724-934-5822 townhouses ryanhomes.com The Rivers Edge at Oakmont Oakmont Single-family, duplexes, condominiums and apartments Priced from: $500,000 School district: Riverview Agency: Howard Hanna Real Estate Services 412-427-0654 howardhanna.com Sangree Farms Ross Township Custom single-family homes Priced from: $500,000 School district: North Hills Agency: Minnock Real Estate Services 412-369-7253 Seabright North Fayette Township Single-family homes Priced from: $190,000 School district: West Allegheny Agency: Maronda Homes, Inc 412-874-9764 www.marondahomes.com

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ALLEGHENY COUNTY

Millennium Woods Bethel Park Coming Soon School district: Bethel Park Agency: Ryan Homes 724-249-6835 ryanhomes.com

ALLEGHENY COUNTY

Sewickley Heights Manor Aleppo Township Custom single-family homes Priced from: $300,000 School district: Quaker Valley Agency: Minnock Construction Company 412-366-4770 Silver Pines Pine Richland Townships Single-family homes Priced from: $850,000 School district: Pine Richland Agency: Howard Hanna Real Estate Services 412-934-3400 Stafford Park Robinson Township Single-family homes Priced from: $350,000 School district: Montour Agency: Heartland Homes 724-871-1734 HeartlandLuxuryHomes.com

BEAVER COUNTY

Steeplechase Whitehall Townhomes and carriage homes Priced from: $275,990 School district: Baldwin Whitehall Agency: Ryan Homes 724-249-6835 ryanhomes.com Stonebridge Hampton Township Single-family and estate homes Priced from: $430,000 School district: Hampton Agency: Heartland Homes 724-871-1708 HeartlandLuxuryHomes.com Stonebridge Hampton Township Single-family homes, carriage homes Priced from: $500,000 single-family homes; $289,000 Custom carriage homes SCHOOL district: Hampton Agency: Century 21 Town & Country Real Estate Services 724-779-2101 PghPropertyOnline.com

BUTLER COUNTY

Sturbridge Court Wexford/Franklin Park Single-family homes Priced from: $550,000 School district: North Allegheny Agency: Howard Hanna Real Estate Services 412-772-8822 howardhanna.com Summerfield at North Park Pine Township Single-family homes Priced from: $950,000 School district: Pine-Richland Agency: Achieve Realty, Inc. 724-933-1980 X667 The Summit Marshall Township Single-family homes Priced from: $800,000 School district: North Allegheny Agency: Coldwell Banker Real Estate Services 412-366-1600 pittsburghmoves.com/ thesummit

Traditions of America at Sewickley Ridge Ohio Township Single-family homes, 55+ Priced from: mid $200,000 School district: Avonworth Agency: Traditions of America 412-534-4232 SewickleyLiving.com

Whispering Creek Hampton Township Custom single-family homes Priced from: $450,000 School district: Hampton Agency: Century 21 Town & Country Real Estate Services 724-779-2101 PghPropertyOnline.com

Tuscany Ridge Collier Township Single-family homes Priced from: $215,000 School district: Chartiers Valley Agency: Maronda Homes, Inc 412-200-2781 www.marondahomes.com

Willow Farms Fox Chapel Borouth Single-family homes Priced from:$1,200,000 School district: Fox Chapel Area Agency: Coldwell Banker Real Estate Services 412-963-7655 www.pittsburghmoves.com/ WillowFarms

Venango Trails Marshall Township Townhomes and single-family homes Priced from: $280,000 School district: North Allegheny Agency: Heartland Homes 724-871-1720 HeartlandLuxuryHomes.com Venango Trails Marshall Township Single-family homes Priced from: $390,000 School district: North Allegheny Agency: S & A Realty 1-855-SAHOME1 sahomebuilder.com Venango Trails Marshall Township Single-family homes Priced from: $430,000 School district: North Allegheny Agency: Brennan Builders 724-865-2929 Brennanbuilders.com Village At Marshall Ridge Marshall Township Townhomes Priced from: $229,990 School district: North Allegheny Agency: Ryan Homes 724-933-4030 ryanhomes.com Village at Pine Pine Township Single-family homes and townhomes Priced from: $332,990 single family, $250,990 townhomes School district: Pine-Richland Agency: Ryan Homes 724-940-4052 ryanhomes.com Walkers Ridge Collier Township Single-family homes Priced from: $270,000 School district: Chartiers Valley Agency: Paragon Homes 412-787-8807 VisitParagonHomes.com Washington Square Jefferson Hills Borough Single-family homes Priced from: $239,990 School district: West Jefferson Hills Agency: Ryan Homes 412-945-3641 ryanhomes.com

42 GREATER PITTSBURGHâ&#x20AC;&#x2122;S NEW HOME

| Spring 2015

Wiltshire Estates Moon Township Townhomes Priced from: $150,000 School district: Moon Area Agency: Maronda Homes, Inc 412-474-3529 www.marondahomes.com Wood Creek Manor Findlay Township Townhomes and carriage homes Priced from: $160,000 School district: West Allegheny Agency: Maronda Homes, Inc 412-474-3529 www.marondahomes.com

BEAVER COUNTY Ashley Ridge Brighton Township Single-family homes Priced from: $249,990 School district: Beaver Area Agency: Ryan Homes 724-218-1015 ryanhomes.com Aspen Field Brighton Township Single-family homes Priced from: $200,000 School district: Beaver Agency: Maronda Homes, Inc 412-287-6256 www.marondahomes.com Barclay Hill Estates Brighton Township Villas Priced from: $226,900 School district: Beaver Area Agency: Berkshire Hathaway HomeServices thepreferredrealty.com Clearwater Estates Franklin Township Carriage Homes Priced from: $168,000 School district: Riverside Agency: Howard Hanna Real Estate Services 724-846-5440 howardhanna.com Goldenrod Meadows North Sewickley Township Single-family homes Priced from: $250,000 School district: Riverside Agency: Howard Hanna Real Estate Services 7224-775-5700 howardhanna.com

Deerfield Ridge

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Hickory Woods Chippewa Township Single-family homes Priced from: $270,000 School district: Blackhawk Agency: Coldwell Banker Real Estate Services 724-776-2900 www.pittsburghmoves.com/HickoryWoods Seven Oaks Brighton Township Golf-course community with single-family custom homes and carriage homes Priced from: $229,900 School district: Beaver Area Agency: Berkshire Hathaway HomeServices 724-776-3686 thepreferredrealty.com Sweet Brier Hopewell Township Single-family homes Priced from: $180,000 School district: Hopewell Agency: Maronda Homes, Inc 412-287-6256 www.marondahomes.com Traditions of America at Liberty Hills New Sewickley Township/ Economy Borough 55+ Lifestyle Living/ Single-family and garden homes/ Maintenance Free Priced from: $200,000s Agency: Traditions of America 724-869-5595 TraditionsofAmerica.com The Village at Timberwood Trace Chippewa Township Carriage Homes Priced from: $168,000 School district: Blackhawk Agency: Howard Hanna Real Estate Services 724-775-5700 howardhanna.com Villas of Economy Economy Borough Condos, Townhomes and Single-family homes Priced from: $249,900 School district: Ambridge Area Agency: Coldwell Banker Real Estate Services 412-366-1600 pittsburghmoves.com/villasofeconomy

Whispering Pines Economy Borough Single-family homes Priced from: $190,000 School district: Ambridge Area Agency: Maronda Homes, Inc 412-287-6256 www.marondahomes.com

BUTLER COUNTY Amherst Village Adams Township Single-family homes Priced from: $306,990 School district: Mars Area Agency: Ryan Homes 724-625-4050 ryanhomes.com BelleVue Park Cranberry Township Traditional and estate single family homes Priced from: $300,000 School district: Seneca Valley Agency: Berkshire Hathaway HomeServices 724-776-3686 Blackberry Heights Adams Township Single-family homes Priced from: $286,990 School district: Mars Area Agency: Ryan Homes 724-898-1800 ryanhomes.com Blackthorn Penn Township Single-family home sites/Singlefamily homes Priced from: $66,000/$379,900 School district: South Butler Agency: Northwood Realty 724-282-1313 northwood.com Blossom Ridge Butler Township Single-family homes Priced from: $300,000 School district: Butler Agency: Coldwell Banker Real Estate Services 724-776-2900 www.pittsburghmoves.com/BlossomRidge

Carriage Manor Cranberry Township Single-family homes Priced from: $700,000 School district: Seneca Valley Agency: Coldwell Banker Real Estate Services 724-776-2900 pittsburghmoves.com/ carriagemanor Chatham Court Adams Township Luxury paired villas Priced from: $650,000 School district: Mars Area Agency: Berkshire Hathaway HomeServices 724-776-3686 thepreferredrealty.com Cherrywood Springs Center Township Single-family log homes .5 to 10 acre lots School district: Butler Area Agency: Northwood Realty 724-282-1313 northwood.com Ehrman Farms Cranberry Township Single-family homes Priced from: $600,000 School district: Seneca Valley Agency: Howard Hanna Real Estate Services 724-452-1150 howardhanna.com Foxmoor Cranberry Township Townhomes and carriage homes Priced from: $230,000 townhomes; $310,000 carriage homes School district: Seneca Valley Agency: S & A Realty 1-855-SAHOME1 sahomebuilder.com Foxwood Estates Cranberry Township Single-family homes Priced from: $850,000 School district: Seneca Valley Agency: Coldwell Banker Real Estate Services 412-366-1600 pittsburghmoves.com/foxwoodestates Fulton Criossing Adams Township Single-family homes Priced from: $410,000 School district: Mars Area Agency: Heartland Homes 724-949-0079 HeartlandLuxuryHomes.com

ALLEGHENY COUNTY

Camp Trees Adams Township Single-family homes Priced from: $410,000 School district: Mars Area Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com

The Gables Adams Township Carriage Homes Priced from: $370,000 School district: Mars Area Agency: Howard Hanna Real Estate Services 724-934-3400 howardhanna.com The Gables at Brickyard Hill Adams Township Custom carriage homes Priced from: $300,000 School district: Mars Area Agency: Century 21 Town & Country Real Estate Services 724-779-2101 PghPropertyOnline.com Georgetown Square Cranberry Township Townhomes and carriage homes Priced from: $250,000 School district: Seneca Valley Agency: Georgetown Square Associates 412-366-4770 Indian Meadow Adams Township Custom single-family homes Priced from: $600,000 School district: Mars Area Agency: Century 21 Town & Country Real Estate Services 724-779-2101 PghPropertyOnline.com Jackson Crossing Jackson Township COMING SOON Single-family homes School district: Seneca Valley Agency: Ryan Homes 724-249-6835 ryanhomes.com John Quincy Adams Estates Adams Township Single family homes Priced from: $649,000 School district: Mars Area Agency; Achieve Realty Kingsridge Adams Township Single-family homes Priced from: $312,990 Agency: Ryan Homes 724-432-3989 ryanhomes.com Kingsridge Adams Township Custom single-family homes Priced from: $330,000 School district: Mars Area Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com Lakeview Adams Township Townhomes Priced from: $245,000 School district: Mars Area Agency: Howard Hanna Real Estate Services 724-934-3400 howardhanna.com

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Leslie Farms Connoquenessing Borough Single-family Priced from $200,000 School District: Butler Coldwell Banker Real Estate Services 724-776-2900 Pittsburghmoves.com/ LeslieFarms Leslie Farms Connoquenessing Borough Single-family homes Priced from: $220,000 School district: Butler Area Agency: S & A Realty 1-855-SAHOME1 sahomebuilder.com 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 PghPropertyOnline.com

BUTLER COUNTY

Marshall Heights Cranberry Township Single-family homes Priced from: $250,000 School district: Seneca Valley Agency: Maronda Homes, Inc 724-538-3911 www.marondahomes.com Meadow Ridge Forward Township Single-family homes Priced from: $250,000 School district: Seneca Valley Agency: Coldwell Banker Real Estate Services 724-776-2900 pittsburghmoves.com/meadowridge Meredith Glen Estates Adams Township Custom single-family homes Priced from: $850,000 School district: Mars Area Agency: Berkshire Hathaway HomeServices 724-776-3686 thepreferredrealty.com Oak Trace Penn and Butler Townships Single-family homes Priced from: $350,000 School district: South Butler Agency: Coldwell Banker Real Estate Services 724-776-2900 www.pittsburghmoves.com/ OakTrace The Oaks Buffalo Township Single-family homes Priced from: $350,000 Agency: Northwood Realty northwood.com

44 GREATER PITTSBURGHâ&#x20AC;&#x2122;S NEW HOME

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The Oaks Buffalo Township Single-family homes Priced from: $299,900 School district: Freeport Area Agency: Coldwell Banker Real Estate Services 412-366-1600 homesattheoaks.com

Redmond Place Cranberry Township Custom carriage homes Priced from: $370,000 SCHOOL DIstrict: Seneca Valley Agency: Century 21 Town & Country Real Estate Services 724-779-2101 PghPropertyOnline.com

Park Place Cranberry Township Townhomes COMING SOON: single-famiky-homes Priced from: $219,990 townhomes School district: Seneca Valley Agency: Ryan Homes 724-778-9946

Sarvers Mill Buffalo Township Single-family homes Priced from: $250,000 School district: Freeport Area Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com

Park Place Cranberry Township Traditional neighborhood development single-family homes, townhomes, condos, rentals, retail Priced from: $350,000 School district: Seneca Valley Agency: Northwood Realty 724-776-1863 Plantation at Saxonburg Clinton Township Carriage homes Priced from $210,000â&#x20AC;&#x2122;s School district: South Butler Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com

Seaton Crest Adams Township Single-family homes Priced from: $360,000 School district: Mars Area Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com Shadow Creek Cranberry Township Custom single-family homes Priced from: $500,000 School district: Seneca Valley Agency: Century 21 Town & Country Real Estate Services 724-779-2101 PghPropertyOnline.com

Plantations Lancaster Township Single-family homes Priced from: $410,000 School district: Seneca Valley Agency: Brennan Realty 724-687-9097

Shady Lane Farms Center Township Custom single-family homes Priced from: $300,000 School district: Butler Area Agency: Berkshire Hathaway HomeServices 724-283-0005 thepreferredrealty.com

The Pointe At Adams Ridge Adams Township Townhomes Priced from: $229,990 School district: Mars Area Agency: Ryan Homes 724-776-5610 ryanhomes.com

Shannon Mills Connoquenessing Township Single-family homes Priced from: $329,000 School district: Butler Area Agency: Howard Hanna Real Estate Services 724-282-7903 howardhanna.com

Poplar Forest Slippery Rock Borough Single-family homes Priced from: $250,000 25 lots from.6 to 5 acres Agency: Northwood Realty northwood.com

Sonoma Valley Connoqenessing Township Patio and courtyard homes Priced from: $230,000 School district: Butler Agency: Weaver Homes 877-836-9177 weaverhomes.com

The Preserve West Cranberry Township Custom single-family homes Priced from: $550,000 School district: Seneca Valley Agency: Century 21 Town & Country Real Estate Services 724-779-2101 PghPropertyOnline.com

Timber Ridge Lancaster Township Single-family-homes Priced from: $430,000 School district: Seneca Valley Agency: Brennan Builders 724-687-9097 Timberlee Connoquenessing Township Single-family-homes Priced from: $300,000 School district: Butler Area Agency: Brennan Builders 724-865-2929 Brennanbuilders.com.com

Timberlee Farms Connoquenessing Township Single-family-homes Priced from: $300,000 School district: Butler Area Agency: Brennan Realty 724-687-9097 The Village at Treesdale Adams Township Custom carriage homes Priced from: Mid-$300â&#x20AC;&#x2122;s School district: Mars Area Agency: Howard Hanna Real Estate Services 412-687-0157 howardhanna.com The Village at Treesdale Adams Township Carriage Homes Priced from: $350,000 School district: Mars Area Agency: Brennan Builders 724-865-2929 Brennanbuilders.com The Vineyards Connoqenessing Township Single family homes Priced from: $300,000 School district: Butler Agency: Weaver Homes 877-279-1043 weaverhomes.com

Weatherburn Heights Middlesex Township Single-family homes New Phase COMING SOON School district: Mars Area Agency: Ryan Homes 724-249-6835 ryanhomes.com

Vista Ridge Adams Township Single family homes Priced from: $350,000 School district: Mars Area Agency: Weaver Homes 877-839-1578 weaverhomes.com

Wilsons Ridge Single-family homes Priced from: $210,000 School district: Seneca Valley Agency: Maronda Homes, Inc 724-538-3911 www.marondahomes.com

Wakefield Estates Cranberry Township Custom single-family homes Priced from: $575,000 School district: Seneca Valley Agency: Berkshire Hathaway HomeServices 724-776-3686 thepreferredrealty.com Walden Pond Cranberry Township Estate Homes Priced from: $710,000 School district: Seneca Valley Agency: Heartland Homes 724-949-0079 HeartlandLuxuryHomes.com Walkers Ridge Worth Township Farmlettes Priced from: $74,900 School district: Slippery Rock Agency: Northwood Realty 724-458-8800 northwood.com

Winterwood Butler Southwest Single-family homes Priced from: $300,000 Six wooded lots available Agency: Northwood Realty northwood.com Wyncrest Estates Butler Township Single-family homes Priced from: $250,000 School district: Butler Area Coldwell Banker Real Estate Services 412-366-1600 pittsburghmoves.com/wyncrestestates

WASHINGTON COUNTY Anthony Farms Peters Township Single-family homes Priced from: $650,000 Agency: Howard Hanna Real Estate Services 412-276-5000 howardhanna.com Apple Hill Canonsburg Single-family homes Priced from: $190,000 School district: Canon-McMillan Agency: Maronda Homes, Inc 724-873-7455 www.marondahomes.com Bridgeview North Strabane Township Townhomes Priced from: $200,000 School district: Canon-McMillan Agency: Howard Hanna Real Estate Services 412-748-9470 howardhanna.com Bradford Run South Strabane Township Townhomes and carriage homes Priced from: Townhomes, $200,000; carriage homes, $290,000 School district: Trinity Area Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com

Brookwood Manor Peters Township Luxury custom estate homes Priced from: $900,000 School district: Peters Township Agency: Century 21 Frontier Realty 724-941-8680 EddyHomes.com Brookview Peters Township Carriage homes Priced from: $349,900 School district: Peters Township Agency: Keller Williams 412-831-3800 The Brookview Villas Peters Township Custom villa homes Priced from: $350,000 School district: Peters Township Agency: Paragon Homes 412-787-8807 visitparagonhomes.com The Crossings Peters Township Luxury custom villa homes Priced from: $300,000 School district: Peters Township Agency: Century 21 Frontier Realty 724-941-8680 EddyHomes.com

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BUTLER COUNTY

Village of Harmony Junction Jackson Township Townhomes Priced from: $150,000 School district: Seneca Valley Agency: Maronda Homes, Inc 724-538-3911 www.marondahomes.com

Vista Ridge Adams Township Custom Single-family homes Priced from: $340,000 School district: Mars Area Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com

Evergreen Village Peters Township Villas Priced from: $400,000 School district: Peters Township Agency: Howard Hanna Real Estae Services 724-941-8800 howardhanna.com Fair Acres Upper St. Clair Custom single-family homes Priced from: Lots, $650,000 School district: Upper St Clair Agency: Berkshire Hathaway HomeServices 724-833-7700 thepreferredrealty.com Ironwood II Cecil Township Single-family homes Priced from: $480,000 School district: Canon McMillan Agency: Heartland Homes 724-871-1738 HeartlandLuxuryHomes.com

WASHINGTON COUNTY

Legacy at Sunset Pointe North Strabane Township 1st floor living, single-family homes and carriage homes Priced from: $329,990 School district: CanonMcMillan Agency: Ryan Homes 724-745-3120 ryanhomes.com Majestic Hills North Strabane Township Single-family homes Priced from: $279,990 School district: CanonMcMillan Agency: Ryan Homes 724-745-6410 ryanhomes.com Meadow Ridge Peters Township Single-family homes Priced from: $685,900 School district: Peters Township Agency: Berkshire Hathaway HomeServices 412-833-7700 thepreferredrealty.com Mission Hills Cecil Township Carriage and villa homes Priced from: $228,500 School district: CanonMcMillan Agency: Epcon Homes and Communities 724-223-1844 epconcarriagehomes.com Oakbrooke Estates Cecil Township Single-family homes Priced from: $259,990 School district: CanonMcMillan Agency: Ryan Homes 724-873-3595 ryanhomes.com

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Orchard Hill Peters Township Single-family homes Priced from: $299,990 School district: Peters Township Agency: Ryan Homes 724-873-3595 ryanhomes.com The Overlook at Peters Peters Township Single-family homes Priced from: $450,000 School district: Peters Township Agency: Howard Hanna Real Estate Services 724-941-8800 howardhanna.com The Overlook/ Legacy Villaage At Southpointe Cecil Township Single-family homes and carriage homes Priced from: $319,990 single-family, $295,990 carriage homes School district: CanonMcMillan Agency: Ryan Homes 724-745-5083 ryanhomes.com Overlook at Southpointe Cecil Township Single-family homes Priced from: $350,000 School district: Canon McMillan Agency: Heartland Homes 724-949-0079 HeartlandLuxuryHomes.com Piatt Estates Chartiers Township Single-family homes Priced from: $650,000 School district: Chartiers/ Houston Agency: Howard Hanna Real Estae Services 724-222-6040 howardhanna.com Piatt Estates Chartiers Township Single-family homes Priced from: $290,000 School district: Chartiers/ Houston Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com Sandy Brae Meadows North Strabane Township Townhomes Priced from: $190,000 School district: CanonMcMillan Agency: Maronda Homes, Inc 724-873-7455 www.marondahomes.com Strabane Manor South Strabane Township Townhomes Priced from: $160,000 School district: Trinity Agency: Maronda Homes, Inc 724-229-1470 www.marondahomes.com

Summerbrooke North Strabane Township Single-family homes Priced from: $340,000 School district: Canon-McMillan Agency: Heartland Homes 724-871-1719 HeartlandLuxuryHomes.com

North Strabane Township Single-family homes Priced from: $500,000 School district: Canon-McMillan Agency: Howard Hanna Real Estae Services 724-941-8800 howardhanna.com The Summit Chartiers Township Single-family homes Priced from: $190,000 School district: Chartiers-Houston Agency: Maronda Homes, Inc 724-873-7455 www.marondahomes.com Tuscany Estates Union Township Townhomes, single-family and patiohomes Priced from: $130,000 $180,000 single-family School district: Ringgold Agency: Maronda Homes, Inc 724-348-6472 www.marondahomes.com Walnut Ridge South Fayette Township Single-family homes Priced from: $319,990 School district: South Fayette Agency: Ryan Homes 412-319-7329 ryanhomes.com

Weavertown Pointe Cecil Township Townhomes Priced from: $209,990 School district: Canon-McMillan Agency: Ryan Homes 724-514-6852 ryanhomes.com Weavertown Woodlands North Strabane Township Carriage homes Priced from: $300,000 School district: Canon-McMillan Agency: Howard Hanna Real Estate Services 724-222-6040 howardhanna.com

Allegheny Woodlands Allegheny Township Custom single-family and cottage villas Priced from: low $200,000 single-family and $180,000 cottage villas School district: Kiski Area Agency: Howard Hanna Real Estate Services 724-339-4000 howardhanna.com Augusta Penn Township Single-family homes Priced from: Lots, $53,900 School district: Penn-Trafford Agency: Berkshire Hathaway HomeServices 724-327-0444 thepreferredrealty.com Blackthorne Estates Penn Township Single-family homes Priced from: $405,990 School district: Penn Trafford Agency: Ryan Homes 724-863-2542 ryanhomes.com Cedar Hills Rostraver Township Condominiums and villas Priced from: $217,500 School district: Belle Vernon Area Agency: Berkshire Hathaway HomeServices 724-929-7228 thepreferredrealty.com Cherry Knoll Delmont Single-family homes Priced from: $225.000 School district: Greensburg Salem Agency: ReMax Realty 412-856-2000 rasnoznik.net Cherry Wood Estates Mt. Pleasant Township Custom single-family homes Priced from: $225,000 School district: Mount Pleasant Agency: Berkshire Hathaway HomeServices 724-838-3660 thepreferredrealty.com Everview Estates Ligonier Township Single-family homes Priced from: $299,900 School district: Ligonier Valley Angency: Howard Hanna Real Estate Services 724-832-2300

Glenn Aire Unity Township Custom single-family homes Priced from: $350,000 School district: Greater Latrobe Agency: Berkshire Hathaway HomeServices 724-838-3660 thepreferredrealty.com Greenfield Estates Unity Township Custom single-family homes Priced from: $250,000 School district: Greater Latrobe Agency: Scalise Real Estate 724-539-3525 Hampton Heights (Formerly Carradam Golf Course) North Huntingdon Township One acre homesites Priced from: $400,000 School district: Norwin Agency: RWS Custom Homes 724-861-0571 rwscustomhomes.com Harrington Way at Wendover Hempfield Township Single-family homes Priced from: $249,900 School district: Hempfield Area Agency: Northwood Realty 724-327-5600 northwood.com Hawk Valley Allegheny Township Townhomes Priced from: $120,000 School district: Kiski Area Agency: Maronda Homes, Inc 724-895-3876 www.marondahomes.com Legacy at Sunset Pointe Canonsburg Single-family-homes Coming soon Laurel View Place Derry Township Single-family lots Priced from: $49,900 School district: Derry Area Agency: Northwood Realty Services 724-537-0110 northwood.com Lincoln Hills North Huntington Township Single-family homes, townhomes and grand villas Priced from: mid-$300,000 Single-family, $239,900 townhomes and $289,900 grand villas School district: Norwin Agency: RWS Custom Homes 724-861-0571 rwscustomhomes.com

Lindwood Crest Hempfield Township Patio homes Priced from: $189,900 School district: Hempfield Area Agency: Howard Hanna Real Estate Services 724-832-2300 howardhanna.com

Serenity Pointe Murrysville Single-family homes Priced from: $500,000 School district: Franklin Regional Agency: Howard Hanna Real Estate Services 724-417-1772 howardhanna.com

Mallard Landing Murrysville Single-family homes Priced from: $470,000 School district: Franklin Regional Agency: Howard Hanna Real Estate Services 724-327-5161 howardhanna.com

Siena Ridge Murrysville Single-family homes Priced from : $500,000 School district: Franklin Regional Agency: Howard Hanna Real Estate Services 724-327-5161 howardhanna.com

Meadowlane Farm Estates Hempfield Township Single-family homes Priced from: $229,990 School district: Hempfield Area Agency: Ryan Homes 724-216-5737 ryanhomes.com

Summerhill Murrysville Patio townhomes, stacked flats School district: Franklin Regional Priced from: $249,900 Agency: Howard Hanna Real Estate Services 724-327-5161 howardhanna.com

Meadowlane Heights Hempfield Township Single-family homes Priced from: $220,000â&#x20AC;&#x2122;s School district: Hempfield Area Agency: S & A Realty 1-855-SAHOME1 sahomebuilder.com Northpointe Hempfield Township Custom single-family homes Priced from: $270,000 School district: Hempfield Area Agency: Berkshire Hathaway HomeServices 724-838-3660 thepreferredrealty.com

Victoria Highlands Unity Township Single-family homes Priced from: $290,000 School district: Latrobe Agency: Bob Shuster Realty 724-864-8884 rwscustomhomes.com Village At Foxfield Unity Township Single-family homes School district: Greater Latrobe Agency: S&A Realty 1-855-SAHOME1 sahomebuilder.com

Palmer Place Unity Township Custom single-family Priced from: $650,000 School district: Greater Latrobe Agency: Berkshire Hathaway HomeServices 724-838-3660 thepreferredrealty.com

The Village at Palmer Place Unity Township Custom villas Priced from: $349,000 School district: Greater Latrobe Agency: Howard Hanna Real Estate Services 724-832-2300 howardhanna.com

Renaissance Heights Rostraver Township Single-family homes Priced from: low $200,000 School district: Belle Vernon Area Agency: Maronda Homes, Inc 724-872-7017 www.marondahomes.com

The Village at Stonegate Penn Township Villas Priced from: $324,900 School district: Penn-Trafford Agency: Berkshire Hathaway HomeServices 724-838-3660 or 724-327-0444 thepreferredrealty.com

Rivendell Penn Township Single-family homes Priced from: $310,000 School district: Penn-Trafford Agency: S & A Realty 1-855-SAHOME1 sahomebuilder.com Rolling Hill Farm Rostraver Township Single-family homes Priced from: $210,000 School district: Belle Vernon Area Agency: S & A Realty 1-855-SAHOME1 sahomebuilder.com

Villages at Totteridge Greensburg Villas and manor homes Priced from: Villas, $349,000 and manors, $259,000 School district: Greensburg/Salem Agency: Howard Hanna Real Estate Services 724-327-5161 howardhanna.com The Villas at Grayhawk Unity Township Villa style condominiums Priced from: $219,850 School district: Greater Latrobe Agency: Cedar Ridge Realty 724-832-3501 thevillasatgrayhawk.com

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WESTMORELAND COUNTY

Waterdam Farms North Strabane Township Carriage homes Priced from: $300,000 School district: Canon-McMillan Agency: Coldwell Banker Real Estate Services 412-833-5404 pittsburghmoves.com/ waterdamfarms

Acropolis Heights Unity Township Custom single-family homes Priced from: $620,000 School district: Greater Latrobe Agency: Berkshire Hathaway HomeServices 724-838-3660 thepreferredrealty.com

Foxtail Court at Rolling Ridge Murrysville Single-family homes Priced from: $600,000 School district: Franklin Regional Agency: Howard Hanna Real Estate Services 724-327-5161 howardhanna.com

WASHINGTON COUNTY

Summerbrooke

WESTMORELAND COUNTY

The Villas of Willow Estates North Huntington Townhomes and grand villas Priced from: $239,900 and $289,900 School district: Norwin Agency: RWS Custom Homes 724-861-0571 rwscustomhomes.com Weatherton Farm Estates Unity Township Single-family haomes Priced from: $250,000 School district: Greater Latrobe Agency: ReMax 412-856-2000 rasnoznik.net Westmoreland Community Action Jeannette Single-family homes Priced from: $75,000 School district: Jeannette City Agency: Northwood Realty 724-838-9643 northwood.com

WESTMORELAND COUNTY

Westmoreland Community Action Reed Avenue Jeannette Single-family homes Priced from: $63,000 School district: Jeannette City Agency: Northwood Realty 724-838-9643 northwood.com Westmoreland Human Opportunities Monessan Single-family homes Priced from: $70,000 School district: Monessen Agency: Northwood Realty 724-838-9643 northwood.com Willow Estates North Huntington Single-family homes Priced from: $280,000 School district: Norwin Agency: S & A Realty 1-855-SAHOME1 sahomebuilder.com The Woods of Brandywine Penn Township Single-family homes Priced from: $264,990 School district: Penn Trafford Agency: Ryan Homes 724-863-2542 ryanhomes.com Yok Wood Ridge Unity Township Single-family homes Priced from: $190,000 School district: Greater Latrobe Agency: Berkshire Hathaway HomeServices 724-838-3660 thepreferredrealty.com

48 GREATER PITTSBURGHâ&#x20AC;&#x2122;S NEW HOME

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