Hi

I've made a few posts on here before. I'm a first time homebuyer looking for a house in South Philly. A lot of the stuff in my price range is around Dickinson Square park. There's a lot of stuff for sale on the 500 block of Cross St., and one house I liked on Orkney St. between Tasker and Morris.

What's the deal with this area and/or these blocks? Things seem to get dicey around 5th street, but it's also near Pennsport, and a lot of people who care about the area seem to be buying around there. My realtor tells me 4th street is now considerred Pennsport. I think the area has potential.

Also, is there anyplace to get crime statistics about a specific block or area?


Thanks a lot

We had our problems with the 400 and 500 block of Cross Street. It is better now than it was years ago, but I couldn't give you my approval. Just my opinion.

The realtor can tell you that the area is now considered Society Hill, it doesn't make it so.

__________________
"Simply put it is possibe to have convenience if you want to tolerate insecurity, but if you want security, you must be prepared for inconvenience"
General Benjamin W. Chidlaw December 12, 1954

Thanks for the reply, O.H. It definately seems like it is an up-and-coming area. i've driven by a lot to check out the area, and it seems ok, but i guess you don't know until you really spend time there. how long ago did you have problems there?

4th Street is still the dividing line of sorts in terms of safety, run down homes, etc. There are new homes on 5th & Pierce selling for the upper 300's, but really, I'd never buy there, and I'm just on the other end of that block, at 4th! I find my house on 'the edge'. 4th St. is fine though, and the park has a great Friends organization, and is collaborating with many organizations to improve it, and it shows in the two years + that I've been here. New homes are being built, slowly. There are new homes on Orianna bet. 4th & Moyamensing, a stone throw from me, going for the 400-range. I've seen zoning notices for more around the area as well, so if you find something reasonably priced, it's not to late to get in!

I can walk to South St. in 18 minutes, Target in 13 minutes. Good public transportation access as well.

Some of the 400 blocks are okay I think, especially north of Tasker. Those 500 blocks though...looked there myself and it may be improving a bit, but it's got a while to go I think.

There's a nice on recently redone next door to me, for 289--- I think. 4th & Pierce, next to the empty lot with the wooden fence. That's painted like the side of the house, unfortunately. (the builder did that, grrr!) But the house is very nice, big backyard, deck, central air, 2 BR, exposed brick....

The 500 block of cross st gets a bit dicey.

The 400 block, however, has seen some significant improvement in the past two years. Several rehabs, loads of people moving in--check the board of revision of taxes website. Good block.

It has been over 4 or 5 years since we could set up and be successful every time. So I guess it is slowly improving.

__________________
"Simply put it is possibe to have convenience if you want to tolerate insecurity, but if you want security, you must be prepared for inconvenience"
General Benjamin W. Chidlaw December 12, 1954

I have always seen the 500 block of Cross relatively quiet. IF you check the BRT you can see that several new people have moved in. There is also a lot of homes for sale on that block.

I would highly recommend waiting for the summer time to buy in that area so that you can see what the place is really like. The neighborhoods can drastically change in some parts. Noise can be a significant issue. Your standard SP welfare and "disability" folks will be raising hell on some streets...real gems. Drug activity in that area isn't under control. The cops and the neighbors all know about it but don't/can't do much to stop it. Just be careful. It's definitely up and coming and probably a good investment, but it's certainly not for everyone. You'll be living around a lot of pieces of $h!t for at least several years.

Thanks for the replies

I got pre-approved for $125k. I've looked at 30+ houses, and from what I can see, that puts me in the "a bit dicey" areas of south philly. I've lived in SP for three years, and what i considered sketchy when i first moved here i might not consider sketchy now. However, trashy people are one thing, dangerous people are another. I've studied the philly inquirer homicide and shootings maps ( http://www.philly.com/inquirer/special/violence/ ) and gunplay is definately what i want to stay away from.

I think in my price range i can buy in an area that is improving that is near an area that is being gentrified, like Pennsport.

All the replies were about 5xx Cross st., anyone have anything to add about 16xx Orkney? Everytime i've driven by, it's very quiet, and the block seems very clean.


Thanks,
bjd

p.s. - Philthadelphia, i've gone month-to-month on my apartment, i can't wait til summer!

Why should you worry about gun play and shootings, Mayor Nutter is gonna change everything???? These 2 streets are ROUGH. Keep looking!!!!!