Hello Phillybloggers,



We are relocating to Philly early next year and Phillyblog has become our best resource to learn about the neighborhood. First an introduction about ourselves. We will both work at UPenn and we have a three year old child. University city is one our four options (center city, main line, swarthmore/wallingford) and we really like the convenience of commute and the diversity in the area. I recently found out that there are development plans along 4500 block of the Sansom street and there are three and four bedroom townhouses currently on the market for sale. The pictures of the interior of the house look nice. Can our Philly friends please make a comment on the value of the houses, the immediate neighborhood and whether you will live there with a young child? We live in the west coast and can't come to check out the place. Thank you very much!!



Sincerely,

ct3g



links to the properties:

http://www.prufoxroach.com/search/search_results_p rofile.cfm?propID=06c69e0a-ea71-4566-9965-4dfc1a6c69bc&propNo=20



http://www.prufoxroach.com/search/search_results_p rofile.cfm?propID=ae3d600e-53ce-40c0-a5a0-e2389d1e3743&propNo=6

I don't have small children but at this point I wouldn't live there. The block itself is getting redone but it's a house by house thing. I think 5 or 6 are done and look decent but one block either way is pretty run down as is walnut and chestnut. Additionally, last time I was on the block, not all the houses had been sold to the rehabbers so you'll probably have some houses on the block that are still run down and not taken care of.

One slight thing I've noticed while looking for a house. If they show you pictures of the interior but not the exterior, that tends not to be a great sign.

With a child, you would want to be in the Sadie Alexander Catchment area as it's a very good public school in the area. (I don't know how old your child is but it's still something to think about.) Only the Southern side of sansom is in the catchment area I think.

Good luck!

Agree with Odragon. I live not far from there. This block may be 'up and coming' but I'd say it's not quite there yet. As a fairly recently transplanted New Yorker, my suggestion to you would be to do your level best to spend a little time here before plunking down your money if you can. In my opinion, Philadelphia is a block-by-block kind of town, meaning -- while the particular block you're interested in might not be the best, you may find a gem just 3 or 4 blocks away.

All the best,

__________________
- We must be the change we wish to see in the world -
Mahatma Gandhi

When I last visited the 4500 block of Sansom earlier this year, there will still drug sales occurring out of the smaller rowhomes at the 46th Street end of the block. My guess is this will dissipate with time. If you're willing to be a pioneer, you might make a "low ball" offer on the "Renaissance at Spruce Hill" houses on the 4500 block. I don't think they will get anywhere close to asking on the first few sales, but, as the block evolves, they will do better, not unlike what has happened on the 4400 block.

I would also like to second the other poster's suggestion that you look within the Sadie Alexander School catchment area. The south side of the 4500 block (even numbers) are within the catchment area, but not the north side (odd numbers).

Thank you, thank you, thank you (odragon, fivetonine, sharkfood)!!

It is a really good lesson. I will wait and certainly check out the area before we make any offer to buy a house. Is there any trustworthy buyer's real estate agent you will recommend?

ct3g

You should DEFINITELY look within the Alexander School catchment, as it's one of the best public elementary schools in the city. However, expect prices to go up significantly within that area.

there's only one reason why i wouldn't live there, and that is the fact that you are right on the other side of the penn alexander school catchment area. this means that not only can you NOT send your kid to school there, but the price you pay for your house may be similar to the very expensive homes that are in the catchment area. also, the block behind it will be the future home to a homeless shelter, as a described in another thread:

http://phillyblog.com/philly/showthread.php?t=9154

personally, i WOULD live on this block if it were in the penn alexander school area and i had a kid.

O'Donnell Real Estate
4534 Baltimore Ave.
215-222-9500

Glad to help. Personally I've not had much luck with Realtors in the area. They tend to help for a little, then disappear. I've had a couple not return calls, etc. I do think they're all about the same though and any of the neighborhood ones will help you.

Just as a thought, why not use prudential, you are using their website. Pay them back for it by letting them help you. They have the best, most detailed website of all the people in the area. (Just as an aside, most of the local places have websites with basic info and sometimes more pictures so often I'll look at pru's website, then check out the local website to see if I really want to see it).

You're more than welcome. If you're gonna spent upwards of $400k on a house, seems to me you should be able to get just about all of your 'needs' and as many of your 'wants', as possible.

Again, good luck!

__________________
- We must be the change we wish to see in the world -
Mahatma Gandhi