Lake Wallenpaupack Real Estate Market

As a REALTOR working in the Lake Wallenpaupack area of Northeast PA, I have been asked the same question numerous times: "So, how's The Market?"

My first reaction is to say "It really depends!" And it does.

From what I have observed - a home that is in good condition, and is reasonably priced for the condition that it is in - will usually sell. If it's in good condition, and priced according to what The Market tells us, and it still hasn't sold, maybe you need to reevaluate the marketing plan.

WEICHERT, REALTORS - Paupack Group recently put a Lake Wallenpaupack home under contract within days of putting it on the market - it was the right price, and a savvy buyer pounced on it (he saw our beautiful yellow sign...). Another one of our office listings recently went under contract after a flurry of activity - because it was priced right.

What many people don't understand about these "national reports" put out by the media, is that real estate is local. What The Market is doing in Detroit, Duluth, Cincinnati, or Hackensack is completely irrelevant to what is going on in Lake Wallenpaupack.

When sellers list at market value -prices that The Market will support - a home is so much more likely to sell in a timely fashion. Listing "high" with the idea of coming down will result in finding higher end buyers who are looking for more amenities and features than your home may have, and you end up missing the boat - as the typical buyers for your home are not looking in a higher price bracket.

Reducing your price later will leave your home still on the market and buyers either assuming there is something wrong with the home, or they may think you're desperate now and will take an even lower offer. Pricing it right the first time will make it more likely to sell for market value.

I do encourage my buyers to look at homes slightly out of their declared price range, simply because they CAN always "make an offer..." but not all buyers are willing to do that.

Interesting tidbit: I noticed that during the last 8 months - the average sold price of homes around Lake Wallenpaupack (in both Pike County and Wayne County) was around $18,000 below list price. And a great deal of listings expire.

Hmm.

If you're planning on selling your Lake Wallenpaupack home, and are interested in finding what The Market says your home is probably worth, I'll be happy to help.

WEICHERT, REALTORS® - Paupack Group "Independently Owned and Operated"

Lake Wallenpaupack Homes & Property - Indian Rocks

Indian Rocks Brings Pocono Charm to Lake Wallenpaupack

Considering that there are over 50 lakefront / lakerights communities on or near Lake Wallenpaupack, it's easy to see why Indian Rocks is sometimes overlooked and ignored, in the shadows of more popular communities such as Wallenpaupack Lake Estates, Spinnlers Point, Tanglwood Lakes, Briar Hill, and others.

Indian Rocks, located on the Wayne County side of the southern tip of Lake Wallenpaupack, is made up of about 400 to 450 homes; some of which are mainly for vacations but more than a few are year-round residences. Many homes overlooking Ledgedale Road have serene view of the Wallenpaupack River as it feeds the big lake.

A quiet community, Indian Rocks does not have a million-and-one activities going on - though one of the fun things on the Calendar of Events this past summer was the Golf Cart / ATV Parade on July 4th. On any given summer day, residents can be seen basking in the sun alongside the in ground swimming pool - always kept invitingly clean. Moms can relax in the sun or under the shady pergola while their little boys and girls play on the playground or shoot some hoops.

Most of the roads in Indian Rocks are paved and well maintained and often patrolled by security vehicles. While homeowners are responsible for their own septic systems, community water is provided so there is no need to obtain a well.

Homes in Indian Rocks are moderately priced - and the association dues can not be beat. Probably the least expensive of comparable developments, dues are only $509 per year. The amenities enjoyed include the in ground pool, playground/park area, road maintenance, use of the community beach, and the right to rent a boat slip for an incredible $250 per season.

Tanglwood Lakes, offering paved roads, a playground/picnic area, clubhouse, and nature trail costs about $800 per year in homeowner dues. There is an indoor pool at the health club - BUT it is only available for club members. Wallenpaupack Lake Estates, considerably larger and more populated than Indian Rocks, costs a homeowner $1339 in dues - there is community central water and waste, more amenities, to be sure...but for some people, all they want is a place to float their boat, take a quick dip in the pool, and then head home to a burgers on the grill in their mountain home. For these people, Indian Rocks is a dream come true.

WEICHERT, REALTORS® - Paupack Group "Independently Owned and Operated"